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Home My WebLink About01252018 - packet CITY OF UKIAH DESIGN REVIEW BOARD AGENDA CONFERENCE ROOM 3 300 Seminary Avenue Ukiah, CA 95482 Thursday, January 25, 2018 3:00 p.m. The Design Review Board encourages applicants and/or their representatives to be available at the meeting to answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information. 1. CALL TO ORDER 2. ROLL CALL 3. CORRESPONDENCE: 4. APPROVAL OF MINUTES: The minutes from the December 14, 2017, meeting. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The City of Ukiah Design Review Board welcomes input from the audience. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 6. NEW BUSINESS: a. Tackroom Mixed-Use. Request for Review and Recommendation on a Site Development Permit to allow for the construction of a two-story mixed use building including two apartments and commercial space at 1294 N. State Street. APN 001-370-36 & 37, File No.: 3069-SDP-PC. b. Ukiah Senior Apartments. Request for Review and Recommendation on a Use Permit and Site Development Permit to allow for the construction of a 31-unit, three-story multi-family senior housing development at the northeast corner of S. Oak Street and W. Gobbi Street. APN 003-301-54. File No.: 3248-UP/SDP-PC. c. Electric Utility Operations Facility. Request for Review and Recommendation on a Site Development to allow renovation of an existing±14k sf structure, as well as grading and several site improvements to house administrative and engineering offices, and vehicle and ware storage. APN 180-070-19. File No. 3308-SDP-PC. 7. MATTERS FROM THE BOARD: 8. MATTERS FROM STAFF: 9. ADJOURNMENT ADA ACCOMODATION: If you plan on attending the public hearing and need a special accommodation because of a sensory or mobility impairment/disability, or have a need for an interpreter, please call Cathy Elawadly at the City of Ukiah at (707) 463-6752 to arrange for those accommodations to be made. Page 1 of 1 CITY OF UKIAH DESIGN REVIEW BOARD MINUTES Conference Room #3 300 Seminary Avenue Ukiah, CA 95482 December 14, 2017 3:00 p.m. 1. CALL TO ORDER Chair Liden called the Design Review Board meeting to order at 3:00 p.m. in Conference Room No. 3, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. Chair Tom Liden presiding. 2. ROLL CALL Present: Member Hise, Hawkes, and Chair Liden Absent: Member Nicholson and Morrow Staff Present: Adele Phillips, Associate Planner Cathy Elawadly, Recording Secretary Others present: Dan MacKinney, Agent, via telephone Julie Price, Project Planner 3. CORRESPONDENCE None was received. 4. APPROVAL OF MINUTES The Minutes from the October 19, 2017 meeting are available for review and approval. M/S Hise/Hawkes to approve October 19, 2017 meeting minutes, as submitted. Motion carried by the following roll call vote: AYES: Member Hise, Hawkes, and Chair Liden. NOES: None. ABSTAIN: None. ABSENT: Member Nicholson and 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 a. Request for Review and Recommendation on a Major Site Development Permit and Permit to allow the construction of a Wireless Communication Facility (WCF) including a 60+ foot tall monopole at 923 Mazzoni Street. APN 002-040-48. File No.: 3145-UP/SDP- PC. Adele Phillips, Associate Planner introduced City Planning Consultant Julie Price. Julie Price, Project Planner presented the project as specifically outlined in a planning staff inemorandum, dated December 14, 2017 and noted: Page 1 of 3 Minutes of the Design Review Board, December 14, 2017, Continued: • The proposed project involves a WCF and corresponding new 60-foot painted monopole tower structure that includes five additional feet for a grand total of 65 feet with the antennas and lighting rod. • The project is located at the Daniel Steel site on Mazzoni Street and consists of 3.37 acres. • The project is a standard monopole tower structure on a 2,500 sq. ft. area, located on the NE corner of the subject property. • The property is zoned Manufacturing (M) such that there are no rear yard setback requirements. • The maximum height limit is 50 feet in the M zoning district. Since the proposed monopole is over 50 feet, a use permit is required. • Clarified while the project application was submitted on behalf of Wireless Site Technology, LLC, the applicant is US Cellular. • The applicant desires to increase the fence height to 7 feet, not including the barbed wire. • Minor revisions have been made to the site plans in response to the City Electric Department comments regarding the meter bank pedestals and/or other electric- related issues. (See sheets Z-1 and Z-2) DRB questions/comments: • Requested clarification the applicant is leasing from the property owner. • Is a request for a variance necessary for the seven-foot high fence? Requested clarification there is a State ordinance/standard that allows for a seven-foot fence height. It appears the fencing will exceed the seven-foot height restriction with the barbed wire at the top of the fence. • Inquired about the diameter of the monopole at the base. • Referred to page 27 of the project description in the staff report�VI�PQF-I�RZFiI� ( �i�ICQQ.IZ LC111�/�L�FFXl.O�,PoI Dan MacKinney, Agent, Wireless Site Technology, LLC: • Confirmed the applicant will lease from the property owner the area where the monopole tower structure is located that also includes an easement for access and utility purposes. • Related to the revised site plan, sheet Z-2, indicates the plans for the NE corner of the fenced area have changed where the area has essentially been �TXDIiHG�I I�IID • Would be amenable to reevaluating the fence height should it exceed the height limitation/restriction. • The diameter of the tower is approximately three feet at the base. As such, related to the tower elevation, there is a below-grade square concrete pad with a circular concrete pier extending upward where the pier itself is five-feet, six inches, which essentially calculates to approximately a 40-inch diameter that can effectively support a 70-foot high monopole. Member Hise: • Finds the aforementioned calculation concerning the diameter of the base corresponds with the site plan in terms of scale. Page 2 of 3 Minutes of the Design Review Board, December 14, 2017, Continued: Associate Planner Adele Phillips: • Acknowledged the City has adopted a new fence ordinance that allows for a seven- foot height such that all corresponding front, side, and rear yard setback requirements in the ordinance provisions must be met accordingly. • Planning staff will research how the barbed wire component of the fence will be calculated for consistency with the fence ordinance requirements. There was discussion about the various aesthetic design concepts for WCF towers and appropriate placement thereof. Motion/Second Hise/Hawks to recommend Planning Commission approve the construction of a Wireless Communication Facility including a 60+ foot tall monopole at 923 Mazzoni Street, as presented. Motion carried by the following roll call vote: AYES: Member Hawkes, Hise, and Chair Liden NOES: None. ABSENT: Member Nicholson and Morrow. ABSTAIN: None. 7. MATTERS FROM THE BOARD The Board members requested staff inform them of their term limits for serving. 8. MATTERS FROM STAFF Staff advised of an upcoming project the DRB will review in January. 9. ADJOURNMENT There being no further business, the meeting adjourned at 3:30 p.m. Cathy Elawadly, Recording Secretary Page 3 of 3 AGENDA ITEM NO. 6a Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com TO: Design Review Board FROM: Adele Phillips, City of Ukiah, Associate Planner Julie Price, Crawford &Associates, Project Planner DATE: January 17, 2018 SUBJECT: Tackroom Mixed-Use. Request for Review and Recommendation on a Site Development Permit to allow for the construction of a two-story mixed use building including two apartments and commercial space at 1294 N. State Street. APN 001-370-36 & 37, File No.: 3069-SDP-PC. BACKGROUND The subject property consists of two parcels, APN 001-370-37 (23,854 sf) and 001-370-36 (15,419 sf). It is currently the site of a 4200 sf commercial building that houses Honey Fluff donut shop, U Top It frozen yogurt store, TJ's Nail and Spa II and House of Styles salon. The south portion of the property is vacant where the Jim's Sporting Goods & Liquor building formerly stood. The 39,264 sf property is zoned Community Commercial (C1). The project is surrounded by the following uses and zoning districts: North: Empire Drive, Heavy Commercial (C2)— McDonald's South: Outside City limits—commercial uses East: Outside City limits— North State Street, Carl's Jr. West: Residential (R1)— Empire Gardens subdivision PROJECT An application was received from Nash Munes on behalf of owner, Elias Tannous, for approval of a Site Development Permit for the construction of a new two-story building to replace the former Diamond Jim's building. Construction would include commercial space on the first floor and apartments on the second floor. The site is visible from the intersection of Empire Street and North State Street, and surrounding commercial businesses. From the west, the back of the property is visible from several private single-family residences. The Project will include construction of a two-story building that will abut the south side of the existing building; installation of new pavement including a drive- through lane; and replacement landscaping. AGENDA ITEM NO. 6a Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com The building will have a footprint of 3261 sf with a total floor area of 7461 sf. The first floor will contain two separate commercial spaces, each with a bathroom and access from the east(front) and west (rear) sides of the building. The space on the south side of the building contains two drive-through windows with an adjacent 12-ft wide drive-through lane. Circulation through the travel lane is one direction from west to east. The second floor of the building will contain two 2-bedroom apartments, each with a balcony on the east side. Development of the drive-through lane will result in 3767 sf of new asphalt-concrete pavement. There are currently two driveways that access North State Street. According to the agent, the north driveway will be removed and replaced with landscaping. A total of forty-four (44) parking spaces will be provided, including four (4) spaces for the two residential units and two (2) ADA spaces. Parking is located on the east and west sides of the buildings. The commercial use type of the drive-through space is unknown at this time. Project development will result in the following lot coverage: Building 7,461 19.00% A/C Pavement 20,849 53.10% Landscaping 5,024 12.80% Other (walkways, etc.) 5,930 15.10% TOTAL COVERAGE 39,264 100.00% The maximum building height is 32'2' from the floor line to the top of roof. The stucco building will have a red tile roof and stone veneer accents. Paint colors provided on the sample board are tan/taupe and grey/blue. Some of the existing landscaped areas within and around the perimeter of the site will be replanted with primarily California native trees, shrubs and grasses according to the landscape plan. Some landscaping will be removed and some new landscape areas will be developed. There is no exterior lighting proposed. A sign above each of the two store fronts is proposed, however sign detail is not provided. The applicant is planning to provide sign details at the DRB meeting. A trash enclosure is provided in the southwest corner of the property. AGENDA ITEM NO. 6a Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com STAFF REQUEST Staff is requesting the Design Review Board review the project for Design and make a recommendation to the Planning Commission. ATTACHMENTS 1. Project Application: project plans dated 08/10/17, including site plan, floor plans, elevations, grading plan, landscape plan, sample palette 2. Ukiah City Code Division 9 Chapter 2 Article 7 Community Commercial 3. Design Guidelines— Commercial Projects Outside the Downtown Design District 6a. ATTA�I M�'�T�� 0 Planning & Community Development Department 300 Seminary Avenue /7s,�I, � �1Gf� Ukiah,CA 95482 V�� y �•�•►� Email: plannins�(aacitvofukiah.com web:www.citvofukiah.com RECEIVED P�anning Services �EP 13 2017 Phone: (707)463-6203 Fax: (707) 463-6204 ClT'l�oF tnct�l $IIII,DING/PLANNTING DEpAR Plannin Permit A lication o� PRQIECT NAME: T�E % �U i►�► G A z 61 PROJECTADDRESSICROSS STREETS: . O�UM^ER(S)�'C7—3 6 " O C7 . S7'ATE .s i ,, S. Ert P�� R. ' 3; APPLICANTIAUTHORIZED AGENT: P NE N0: FAX N0: E-MAIL ADDRESS: A s N G-�rv ��9 z-9 c4 — , M APPLICANTIAUTHORIZED AGENTADDRESS: CITY: STATE/ZIP: � �9� aaacEq sr�E�� w ��`►Ts g349 � PROPERN OWNER IF OTHER THAN APPLICANTIAGENT: PHONE N� FAx No: E-MAIL ADDRESS: /SS BO �c..I �L I A TA NN u� �� — 2 - L�tanna�S �a.�l .Co PROPERTY OWNER ADDRESS IF OTHER iHAN APPLICANT CfTY: STA IP: /S�- s An/A avA I/J�ND s o� 9 5 32 HAS YOUR PROJECT RECENED A PRELIMINAFtY REVIEW7 ❑YES ❑NO ❑AIRPORT LAND USE COMM. � ❑REZONING � ❑USE PERMIT—AMENDMENT � DE7ERMiNA71oN 100.0800.611.003 100.0800.611.001 100.0400e449.001 ❑ANNEXATION � ❑REZONING—PUNNEDDISTRICT a O USEPERMIT—MAJOR § 100.0800.611.001 100.0800.61 I.001 100.0400.449.001 ❑APPEAL � ❑SRE DEVELOPMENT PERMIT— a ❑USE PERMIT—MINOR S 100.0400.449.001 AMENDMEN7 100.0400.449.001 100.0400.449.001 ❑BOUNDARYLINEADJUSTMENT a ❑SREDEVELOPMENTPERMIT— a ❑VARIANCE—M/UOR a 100.0600.610,001 Mn.l 00.0400.449 001 100.0400.449.001 ❑GENERALPUWAMENDMENT a �SREDEVELOPMENTPERMIT— � ❑VARUWCE—MINOR a 100.0800.6t 1.001 MINOR 100.0400.449.001 100.0400.449.001 ❑MURALPERMIT � CJ SPECIFIC/MAS7ERPLAN � ❑ZONINGAMENDMENT—MAP s 100.0400.449 001 (00.0800.611.003 100.0800.611.001 ❑PRELIMINARY REVIEW(PC) � ❑SUBDNISION EXCEPTION a ❑ZONING AMENDMENT—TEXT � 100.0800.61 L003 100.0800.610e001 100.0800.611.001 ❑PRELIMINARY REVIEW(PRC) a ❑TENTATNE PARCEL MAP (4 OR � O OTHER � ]00.0800.611.003 FEWERLOTS 100.0800.610.001 ❑PRELIMINARY REVIEW(STAFF) � ❑ TENTATNE SUBDNISION MAP a ❑OTHER a 100.0800.611.003 (5 ort MORE�rn's)100.0800.610.001 COUNTY CE�A FILING FEE: a MAJOR PERMIT DEP0.SR: a FILING DATE: CHECK PAYABLE TO MENDOCINO C0. COUNTY CEOA(NEG DEC)FEE: S MINOR PERMIT FEE: � TOTAL AMOUNT PAID:$ CHECK PAYABLE TO MENDOCINO C0. CouNrr CEQA(EIR)Fee: a TOTAL FEE: S RECEIPT NUMBER: CHECK PAYABLE TO MENDOCINO C0. APPLICATION NUMBER(S): Recommendation:Prior to submitting an appliption,discuss your project with Staff to discover what fees(sewer, water,in-lieu parlc fees,traffic impact fees,etc.)may be required for your project.Also,ask about street tree requirements, required sidewalk repairs,drainage issues,frontage improvements,etc. 6a. ATTACHMENT 1 PLANNING&COMMUNITY DEVELOPMENT DEPARTMENT-CITY OF UKIAH,CALIFORNIA Project Description The purpose of the project description is to assist Staff in understanding the project. Providing complete information will help expedite the project review process and in determining what additional information, if any, related to the project and required environmental review is required. Environmental Review and Reports Please be aware that projects are required to comply with the California Environmental Quality Act(CEQA). Projects will be reviewed by Staff for compliance with CEQA and Staff will determine the appropriate CEQA document to prepare for the project (exemption, negative declaration, etc.). In order to make this determination, specific reports (traffic,arborist,soils,etc.)and or additional information may be required. Use Information Please rovide the followin information related to the use of the site and buildin : Descri tiori of Buildin �Site Parcel Sfze: Buflding Slze: Number of Floora: Use of Bullding(check all that apply) Descrlptlon Square Footage Number of Un(talSuitea ❑ Offlce(buslness/professlonal) ❑ Offlce(medlcal/dental) Retafl G 1` 2 �/M 1 � �6 � Z— o Lfght Industrlal Residentlal 2 N� 7- S .� �Z o Other: O eratin Characteristics Days and Hours of Operatlon: Number of Sh(fts: Days and Hours of Shffts: ,� qM yt Number of Employees/Shlft: �G,�--�Q M ��,/E Loading Facilftles: es o No Type/Vehicle Size: ,p p � (Z VG/�c,� Delfveries: � Type: Number(day/week/month): Time(a)of Day: ❑Yes ❑ No Outdoor areas associated wtth use� Sales area: Unloading of dellverles: Storage: (check all thayapply) a Yes �No ❑Yes ❑ No �s ❑ No Q O ❑Yes �'Fwo S uare Foota e: S uare Foota e: S uare Foota e: � Notse Generatfng Uae? ❑Yes ❑No Deacrlptlon: To Be Com leted b Staff General Plan DeslgnaUon: Zontng DIsV(ct: Atrport Land Use Deslgnatlon: Clty's Archltectural 8 Hlstorlc Age of Bullding: Demolklon Pollcy: Inventory: ❑YEs No N� N l� H(Ilslde: Ftood Deslgnatlon FIRM Map: Flood Destgnatlon Ftoodway Map: o Yes �crvo N� Tree Policies General Plan Open 3pace Conservatlon Community Forest Management Plan o No ❑YES GoAUPouCY#: ❑No ❑YeS GoA�./POLICv#: Landscaping and Streetscape Destgn Guldellnes Commerclal Development Destgn Gu(deltnes ❑NO o YES GUIDELINE#: o NO ❑YES GUIDELINE#: Tree Protectlon and Enhancement Pollcy Tree Planting and Malntenance Poltcy ❑No ❑Yes NOTEs: ❑No o Yes NOTES: UCC:Street Tree Pollcy,Purpose and Intent Other: ❑No o YEs No7Es: Notes 6a. ATTACHMENT 1 PLANIVING&COMMUNITY DEVELOPMENT DEPARTMENT-CITY OF UKIAH,CALIFORNIA I,_ G � �A � ��N/✓�/ v S , ne authorize $ M (f��,5 to act on my behalf for this project and I have read and agree all of the above.(Application must be signed by owner). � / ""� ` / PRO . Y OWNER SIGNATURE DATE �. , am the ❑owner / ❑ authorized agent of the property for which the development is proposed. The above information and attached documents are true and accurate to the best of my knowledge. I have read and agree with all of the above. I hereby authorize employees of the City of Ukiah, the City's authorized agents, and persons with review or decision making authority for the project to enter upon the subject property, as necessary, to inspect the premises, post notices, and process this application. I understand that conditions of approval m�y be placed on my project by the city of Ukiah and it is my responsibility to fully understand the conditions and as uestions about them before action is taken on my planning permit. � 0 � - � 3 - � � ❑OWNER / AUTHORIZED AGENT DATE � INDENINIFICATION AGREEMENT As part of this application,the applicant agrees to defend, indemnify, and hold hartnless the City of Ukiah, its agents, officers,council members, employees, boards, commissions or Council from any claim,action or proceeding brought against any of the foregoing n individuals or entities, the purpose of which is to attack, set aside, void, or annul any approval of the application or related decision, or the adoption or ce�tification of any environmental documents or negative declaration which relates to its approval. This indemnification shall include, but is not limited to, all damages, costs, expenses, attorney fees or expert witness fees that may be awarded to the prevailing party arising out of it or in connection with the approval of the application or related decision,whether or not there is concurrent, passive, or active negligence on the part of the City, its agents, officers, council members, employees, boards, commissions of Council. If for any reason, any portion of this indemnification agreement is held to be void or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall remain in full force and effect. The City of Ukiah shall have the right to appear and defend its interests in any action through its City Attomey or outside counsel. The applicant shall not be required to reimburse the City for attomey's fees incurred by the City Attorney of the City's outside counsel if the City chooses to appear and defend itself in the litigation. I have read and agree to all of the above. ❑PROPERTY OWNER / DAUTHORIZED AGENT (PLEASE PRINT NAME) ❑PROPERTY OWNER / ❑AUTHORIZED AGENT DATE (SIGNATURE� Revised 12/3/2012 6a. ATTACHMENT 1 Kevin Thompson FW:Project Description Tack Room November 17,2017 at 6:58 AM Hi—they did send this project description that was cut and pasted from the plans I suspect. From: Nash Munes [mailto:nash.munes@gmail.com] Sent: Monday, November 06, 2017 7:58 PM To: Kevin Thompson Subject: Project Description Project Description: APN 001-370-36-00 AND APN 001-370-37-00 ZONING: G2 COMMERCIAL JOB ADDRESS: 1294 NORTH STATE STREET, UKIAH CA 95482 LEGAL OWNERS: ISSA& ELIAS TANNOUS 2350 NORTH STATE STREET UKIAH CA 95482 NO. OF STORIES TWO STORY CONSTRUCTION TYPE V N FULLY SPRINKLERED OCCUPANCY B PROPOSED USE FIRST FLOOR MULTI-TENANT COMMERCIAL SECOND FLOOR RESIDENTIAL PROPOSED NEW COMMERCIAL BUILDING: 3261 SF PROPOSED TWO RESIDENTIAL UNITS: UNIT A: 1172 SF UNIT B: 1140 SF PARKING REQUIRED 1 PARKING SPACE PER 250 SQ.FT OF MULTI-TENANT SPACE COMMERCIAL UNITS = 30 SPACES RESEDENTIAL L7NITS = 4 SPACES TOTAL PARKING REQUIRED = 34 SPACES PARKING PROVIDED 9'X20' PARKING SPACES = 42 SPACES 9'x20' ADA PARKING = 2 SPACE TOTAL PROVIDED = 44 SPACES AREA TABULATION SiTE AREA 6a. ATTACHMENT 1 APN 001-370-37 = 23854 SQ.FT. APN 001-370-36 = 15419 SQ.FT. TOTAL SITE AREA = 39264 SQ.FT. BUILDING AREA EXISTING BUILDING = 4200 SQ.FT NEW CONSTRUCTION FIRST FLOOR AREA = 3261 SQ.FT. SECOND FLOOR AREA = 3261 SQ.FT. BUILDING COVERAGE AREA = 7461 SQ.FT. % BUILDING COVERAGE = 19.00 % A.C. PAVING PARKING AREA EX. AC PAVING = 17082 SQ.FT. NEW A.C. PAVING = 3767 SQ.FT. TOTAL A.C. PAVEING AREA = 20849 SQ.FT. % A.C. PAVING = 53.10 % LANDSCAPING AREA(PROVIDED) = 5024 SQ.FT. LANDSCAPING PERCENT = 12.80 % MISC. WALKS, ETC. = 5930 MISC. PERCENT = 15.10 % THANKS NASH MUNES On Thu, Nov 2, 2017 at 2:49 PM, Kevin Thompson <kthompson@ciryofulciah.com> wrote: Hi Nash, Can you send a written description of the project? Square footage, use, etc..... Thanks, Kevin From: Nash Munes [mailto:nash.munes@gmail.com] Sent: Sunday, October 22, 2017 3:06 PM To: Kevin Thompson Subject: Re: Tackroom Ukiah Hi Kevin 6a. 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ATTACHMENT 1 N DESIGN ENGINEER � ARCHITETCURE � 24091 AZALEA STREET � WILLITS, CA 95490 � TEL : 760-792-9875 \ nash.munes�gmail.com � � \ Q�OFESS��N ap �O I S Sq '�� M F O � �.� G� �c� Se EII�IPIRE DRl l/E Q � Z� ,. . - �� m � w � `��``''-'� � ^ � N0. 67518 � � s P � � '9�. CIV 1� ��\ 6, ., � � F�F CAL�F� �9 �t9 �`�`9 � � 24.0' � 24.0' � J Q REVISION BY I � � F� ,q�0/ ,� Q o T� � 0 0 � 8 - �s�j I � � J , 8� • � � o O N 1 00 � � 6,, 1� � � Z o � � 2 J � � Y � I� � � � � Q � 26.0 � Q � v �� I � EXISTING BUILDING � � � � , 4200 SF 2�•� d- o o = � v, !1 1 .0 " z , r� Q ��0, z 1 6.0 I O Q 5.0 5.0' � s � � � _ Y 1 � � ��J � o _ � Q( 673 ) ;� — , a �� w �� 3� 5 � � � �_-'"�-- I� � ~ � , � � — � o � -� , _ � w � a � _ - � � ° Q � _ z �j � � i , o Y � Z o � � � "� � 1� � i � � � � � � , �0 1 a � � 72.5 _ �. - 6, o N � '� o o � � , �� — — � S_9s / � . � / �6��1 . � � N 6.4 ' P R O P O S E[� l V E W B U I L D l N 6" � Q � �� 12•� z 3261 S.F o 6'J ) � �� ,,� D � �.—� � 6,� � � �. . Q � z> cr / ,`� J � � %V // N � � �� TR,4s-_�-H!`� � ' � PARCEL NUMBER APN 0408-171 -07 t ENCL OSURE ' /�• � 5 �. �- - i-� i i i,� �� ZONING C-2 COMMERCIAL � /' �03.4' N , 6'�J � `� 2.0' � �2 w�DE DRII/E THROUGH CONSTRUCTION TYPE V—N FULLY SPRINKLERED OCCUPANCY B � N0. OF STORIES TWO STORY EXISTING BUILDING � 6��J PROPOSED USE W FIRST FLOOR MULTI—TENANT COMMERCIAL SECND FLOOR RESIDENTIAL � � AREA TABULATION � SITE AREA °j APN 001-370-37 = 23854 SQ.FT. v APN 001-370-36 = 15419 SQ.FT. TOTAL SITE AREA = 39264 SQ.FT. Q � BUILDING AREA � � EXISTING BUILDING = 4200 SQ.FT Z � NEW CONSTRUCTION W FIRST FLOOR AREA = 3261 SQ.FT. Q � SECOND FLOOR AREA = 3261 SQ.FT. BUILDING COVERAGE AREA = 7461 SQ.FT. Q � � BUILDING COVERAGE = 19.00 % � � A.C. PAVING PARKING AREA 4 Z EX. AC PAVING = 17082 SQ.FT. W Q Z L E G�I L O�1/I V E R L E G E I V D.� NEW A.C. PAVING = 3767 SQ.�. TOTAL A.C. PAVEING AREA = 20849 SQ.FT. Z Q o ISSA &� ELIAS TANIVOUS PAR K I N G R EQ U I R E D % A.C. PAVING = 53.10 % o v�', N 2�350 /VORTH STA TE STREET 1 PAR K I N G S PAC E P E R 2 5 0 S Q.FT � AC PA l/EMEIV T LANDSCAPING AREA(PROVIDED) = 5024 SQ.FT. UKIAH CA 95482 0 F M U LTI-TENANT S PAC E LANDSCAPING PERCENT = 12.80 % SCALE � EX. BUILDIIVG � � ��=20� P�1RCE� IVUMBER COMMERCIAL UNITS = 30 SPACES MISC. WALKS, ETC. = 5930 IVEVI/ CDIVSTRUCTIDIV MISC. PERCENT = 15.10 � DATE APIV D0 � -`370-�36-DD RESEDENTIAL UNITS = 4 SPACES C 08/10/2017 APIV D0 � -`370-�37-DD TOTAL PARKING REQUIRED = 34 SPACES � LAIVOSCAPE AREA DESIGNER PARKING PROVIDED � N� JOB �IDORESS 9;X20' PARKING SPACES = 42 SPACES � COIVCRETE ENGINEER �294 /VORTH STATE STREET 9 x20 ADA PARKING = 2 SPACE ��LK �� y � N� UKIAH CA 95482 TOTAL PROVIDED = 44 SPACES � DRAWN BY CDM REVIEWED BY CNM � JOB No SHEET SP - 01 6a. ATTACHMENT 1 N DESIGN ENGINEER � ARCHITETCURE � 24091 AZALEA STREET 0 WILLITS, CA 95490 � TEL : 760-792-9875 \ nash.munes�gmail.com � � � Q�pFESS/�� pQ �O I S Sq '9� O ��,��.2� '�(%G F�,G� � z� ��n q — ;, z C� .. 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W �ti T /� .`�` � � ��\\ � W ,�, � —� � ,y - / ��t�%ZIN�I SV`� W W .�-W I — � / � . � / �� W W • \� � 6.4 W � PROPOSE[�/� NEW BUILDIN�" .� ��/// C /7 W — ` Z /1/i T �L V/ S.F �� W W W W ' / 1 � �/ W � � �O W W W W / / II W W �� / l� �z � W ♦. � 6'', � � � W W � z Q � � �� : � SCALE O � W � � i � W W I��"•r-�� j �� 19.�' � / W W ry W FLO� •• O � 9 9 �0 ' � � W TRASH W W W W / W W W W � W ,� W W W W W ) / W W v W W � W t,ENCL OSURE + W W W W W W j�/ // / 5 � W W W W •. � � W � � O j W W FLOW � FLOW �� ✓ W W , W•�• Z I.. J.� W W .� N 12' WIDE ORII/E T,HROUGH J .� W W W W �. z �; W W W W W W W l\ . W W W W W W W W W � � N W W W W W W W W W W W W W W W W W W W W W � � W W W N W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W ��+� I/'1 I.. �/J �V Q J � � 6>2 J W �n � � � zo w QZ z o � � N C SCALE 1 "=20' CDATE 08/10/2017 DESIGNER C N"" J ENGINEER CO �ICEPTUA � RAD �l � P A � N� DRAWN BY CDM� REVIEWED BY CNM � JOB No SHEET GP - 01 6a. ATTACHMENT 1 N DESIGN ENGINEER � ARCHITETCURE � 24091 AZALEA STREET 0 WILLITS, CA 95490 � TEL : 760-792-9875 \ nash.munes�gmail.com � � � Q�pFESS/�� pQ �O I S Sq '9� O ��,��.2� '�(%G F�,G� So EII�PIRE ORl l/E Q � z� �� r� �� N m w � ��'°;� � � N0. 67518 S P � 9�. CIVIL �� FCAL�F� W 24.0' 24.0' Q REVISION BY � F ,r �q�,D/ .. 1 ...................................... . � 0 . . . .. . O� "� . . . . . .. . . .. p . . Q . 0 � 1 . . I B + � :. � •� _ _ — . . � - — . . — — •�. 81 • � _ _ _ o - - o N 1 QO '.' � � . . 1 � ,,,-� �: O � � 0 0 0 0 � � 1 CO ` O � � I . . � o00 � Y � � �a. �� o000 0 � "� "� U 26• � • - � 1 0� � � EXISTING BUIL DING 2 O �� o � •,• � , 4200 SF �- � � _ . o� � �� .0 _ - _ - - - 6.0' � � `:.:` "j Y +;� 20 � z � a _ _ _ _ _ _ Q 5.0 ::.::: 5.0' � � � •!• Y , _ . . _ . . _ . 0 W o W � :• � � - - - 3� 5' � w . . O i � � w •�:- �- , o000 � � � o000 ;:: �— o �- _ cn '. o00 , � .::: . I o � — — � � � •.• � a o — � � � Q . . � � � • . z v� •�:� ' � � o Y O . . � 0 o Q � O � � •` 1 ' � N �:. � U � O •, 1 — $. i �- O . . _ �� o (J� � o o z ... - - 18g � m � � .•: �. o z �, . .'- , Cs � �::: • � N PROPOSED NEW BUIL DING � o � � Q � �•�• 12'� � -� 3261 SF . o . . � . .� � � ;�, w��..,.� � !-n Q � -P Z Q �� O � � .�.� � N •`• __-.----""� .. � . ..�._.r--- , o N W • • E. TRASH � w. �ENCLOSURE �o o � J v I ; ` 65.4' s-=`�'I � .•.:� //r o ' SN Iw�jy�, Q . . . . . 103.4 . . . . . . �L � �+ '�'� � +'� 2.0' N �2' WIDE ORII/E T,yROUGH •.` '. ..` •.` � . .'.'.'.'.'.'. . . .'. - . . . . . . . . . . . .'.'.'.'.'.'.'.'.'.'.'.' '.'.'.'. W E .�. . . . . . . � . . . . . .' .'.'.'.'. .'.' '.'. . . . . . . . . . . . . . . . . . . ... . . � n . . . �� . -�_ ` ,.;. `-•- �� ti LJ J ',. . � � � � `�2�1'��2INC-5�� ,;__ � .S � � � sc�LE � � � 1 99 — �O ' � z Q � j O � W Q � � � Q � LANDSCAPING LEGEND: � w � o � SYM. BOTANICAL NAME COMMON NAME AREA (SFT) N�• � Z O O FRAXIIVUS LATIFOLIA OREGON ASH (15 GAL. IN A 24" BOX) 13 '-'-' � Z z � � � CRATAEGUS LAEI/IGATA DOUBLE WHITEENGLISH HAWTHORNE (15 GAL. IN A 24" BOX) �p � � N BACCHARIS PlLUL4RlS COYOTTE BUSH 5 GALLON �2°, o.�. �ANDSCAP NG AREA(PRO�IDED) = 5024 SQ. FT. SCALE ROSA CALIFORNICA CALIFORNl,4 ROSE 1 GALLON 36 O.C. � ............ ' DANTHONl.4 CALIFORIVICA CALIFORNl.4 OATGRASS 1 GALLON 12" O.C. 1 "=20' . . . . . . . �� EUTH,4MlA OCCIDENTALIS WESTERN G'OLDENBERG 1 GALLON 12" o.�. �A N D S CA P N G P E R C E N T = 12.U O /o C DA08/1 O/201 7 vvvvvvvvvv - - - - - - - ASCLEPIAS FASCICULARIS N,4RROW LEAF MILKWEED 1 GALLON 242" O.C. DESIGNER C N"" J ENGINEER C N"' J DRAWN BY CDM� REVIEWED BY CNM � JOB No SHEET Ls — o1 6a. ATTACHMENT 1 M � � DESIGN O � ENGINEER � ARCHITETCURE Q 24091 AZALEA STREET n� WILLITS, CA 95490 \ TEL : 760-792-9875 nash.munes�gmail.com � � QROFESS/�� q ��,o issq �� G�� Z� � Z T I! C� .•�' ��,>>`� fT1 � wa, ,:;�,.�' � � s� N0. 67518 \�. "9T C�VIL �� - � F�FCAL�F� -•.••••• � cs q � REVISION BY j � NM �, �' � 64' —5 � 0 � 0 8 � � IJ N � � �_ o 0 I r � � I 0 � r� I PROPOSED IVE� BUI� DlIV G � z � Q �326 � S� � w zw Q � � o � oN � w � � � 16' —� W Q o i' v��, � I � � o � O � � UM � � O � � Q � �8» �, J � � U � � 6' -0 � � o � � _ a �P � � NY C5� Q � � � � -O„ p� � � Ny � 6 � RUSS Ag�VE o S T� CARRY T O � oSTs AN� BEAM W � 6x P , 0 � � � -P --_ N � � ] � � � � � � N � V ] �/ / L� � � � » � �' -8 � � z Q � j O � W Q � I ~ �n J QW J � W � � � � zo w QZ � QO � � N C SCALE 1/4"=1 ' C DATE N 08/20/2015 65�-�J�� DESIGNER � � NA� N ,�, J ` �� S� E�'. �� '� �A� ENGINEER C N� W E �, �� DRAWN BY �� ti� � pM� ��IN[�RIN�. �= � REVIEWED BY s C NM � JOB No SHEET A-01 6a. ATTACHMENT 1 M � � DESIGN O � ENGINEER � ARCHITETCURE Q 24091 AZALEA STREET n� WILLITS, CA 95490 \ TEL : 760-792-9875 nash.munes�gmail.com � � QROFESS/�� q ��,o issq �� G�� Z� � —O» � w ''�t�F' m 6� � � .'�: �7 � s� N0. 67518 \�. "9T C�VIL �� - � F�FCAL�F� -•.••••• � — Q REVISION BY � NM _5,� 0 6Q, - �2' -�" � � � � I � � f� Q � � O e � 1 � _ �� .. � � � oJ � BEDROOII�I Q ^� � o „ � �- o �2' _0 � z � w O o w � U � = o � i N Q o � (� � W � S TOR�I GE �l (�lVl T �l �� a o � L�SET � a � 26`3 SF � � 72 SF � � Q � N , l l�l. B E D R O O I I� �, � Z � Q N �, � n � � � � � L� a � � rn W V I � Q .. � �V � O o � � W m o I � � _ ,� 6? � ,j� � � � Y 24' -� . �, � � -' C5? � Q `�' � �� '� 0 0 -_ � � I � w � `� ll�Ie BEDROOII�I L� _-- . � o � � -� �o oJ v j � � � 1 � 1 �OJ O� �V � �N�T B � Z � � � � 4 0 SF v O � � ��oSEr o Q � � i _ m � � � �� v o� L/ J z � ,. ,� �� STOR�I GE �l � � z � 4, _3„ � z W 2 � 7 SF 1 � `; � � � �� 12,_9„ � � � BEDRO OII�I �_ � � � � � w � � o � oz z � o w Qz v 12, _�,� o � � N C SCALE 65'-5" �/4»=� ' C DATE N 08/20/2015 DESIGNER � � NA� N ,�, J ` �� S� E�'. �� '� �A� ENGINEER C N� W E �, �� DRAWN BY �� ti� � pM� ��IN[�RIN�. �= � REVIEWED BY s C NM � JOB No SHEET A-02 6a. ATTACHMENT 1 M � � DESIGN �� ENGINEER ARCHITETCURE Q 24091 AZALEA STREET n� WILLITS, CA 95490 �� TEL : 760-792-9875 \ nash.munes�gmail.com � O QROFESS/�� q ��,o issq �� G�� Z� tP Z �J w ,..�, m � � �d�:r � � s� N0. 67518 \�. 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'.. , . . . ,. ;.:'..:. , 1 BISCAYNE X 14496(BASE 100) ,.: .:.. .:.: , ..: � � : ,. CROWM MOULDING W/EIFS FOAM CORNICE , ,... : . . , ., ...... ,�,..:,: :. ,., .. •; - . .. ... . . . � X 63148 SANDESTIN(BASE 100) � EAGLE TILE ROOF C� PRODUCT NO 9822 BOOSTED CAPiSTRANO � I � STONE VENEER BY CULTURED STONE p�j FL00 R LI N E - 5 AccE T sTu co coLox-�is^sTucco FiNisx v �+) O O O HACIENDA X-82(BASE-200) Z � 24'x48"SKYLIGHT �Q MATCH ROOF TILE COLOR � j � � W Q � EAST ( FRONT) ELEVATION �- �, Q � J � W � � � � zo w QZ � QO � � N C SCALE 1/4"=1 ' CDATE 08/20/2015 DESIGNER C N� ENGINEER C N� DRAWN BY CDM� REVIEWED BY CNM � JOB No SHEET A-03 6a. ATTACHMENT 1 M � � � � � � � � DESIGN � ENGINEER � ARCHITETCURE TO P 0 F R 0 0 F w��Ts, CA 95490 24091 AZALEA STREET �+> 32�-2�� TEL : 760-792-9875 \ nash.munes�gmail.com � O QROFESS/�� TOP OF ROOF 2 . : . . . . . . q �,o issq q� � M�, F ,. . . . , ,. . .. . .. �� , „ :. .... .. . . ... v� � � . ;.. ... � / , , .. ... 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REGULATIONS IN COMMUNITY COMMERCIAL (C-1) DISTRICTS� SECTION: §9080: Purpose And Intent §9081: Allowed Uses §9082: Permitted Uses §9083: Building Height Limits §9084: Building Site Area Required §9085: Required Yard Setbacks §9086: Required Parking §9087: Additional Requirements §9088: Determination Of Appropriate Use §9080 PURPOSE AND INTENT The purpose of the Community Commercial Zoning District is to provide a broad range of commercial land use opportunities along the primary transportation corridors within the City. It is intended to promote, and provide flexibility for commercial development, and to encourage the establishment of community-wide commercial serving land uses. The Community Commercial (C- 1)Zoning District is consistent with the Commercial (C) General Plan land use designation. (Ord. 1006, §1, adopted 1998) §9081 ALLOWED USES The following uses are allowed in the Community Commercial (C-1)Zoning District: Accessory uses to any of the uses allowed in this District. Community care facility which provides service for six (6) or fewer persons, with the residents and operators of the facility being considered a family. Condominiums. Hotels, motels, and bed and breakfast establishments. Personal improvement and personal service establishments. Places of religious worship, assembly or instruction. Professional offices and banks. Public or private schools. Restaurants. Retail stores. Second dwelling units as allowed in the R-1 districts in section 9016 of this chapter. Small family child daycare home, which provides care for eight(8) or fewer children, including children under the age of ten (10) years who reside at the home. Small homeless facilities, pursuant to section 9171 of this chapter. (Ord. 1006, §1, adopted 1998; Ord. 1047, §1, adopted 2003) §9082 PERMITTED USES The following uses require approval of a use permit pursuant to the provisions contained in section 9262 of this chapter: Auto repair shop, auto body and painting shop, car wash, auto service (gas) station, and new and used car sales. Bar, dance hall, live entertainment establishment and nightclub. Billiard parlor, amusement arcade, and bowling alley. Cabinet shop. Community care facility for more than six (6) persons, but not more than twelve (12) persons. Large family child daycare home for a minimum of seven (7)to fourteen (14) children inclusive, including children under the age of ten (10) years who reside at the home. Large homeless facility, pursuant to section 9171 of this chapter. Machine shop. Mini/convenience storage. Mixed residential and commercial land uses on one parcel provided they are found to be compatible. Outdoor sales establishments that occur for no more than thirty(30) days within a twelve (12) month period may be considered by the zoning administrator. All other applications shall be heard by the planning commission. A. All outdoor sales establishments shall comply with the following criteria: 1. Parking: Parking shall be designated for a minimum of three (3)automobiles, located off the public right of way with no automobile maneuvering permitted in the public right of way. The use permit may require additional parking, depending on the nature of sales proposed. 2. Signage: A maximum of twenty five percent (25%)of the largest side of the vehicle or structure used in the sales operation. In addition, one sandwich board or A-frame sign pursuant to subsection 3227A5 of this code. 3. Utilities: The need for sanitary sewer, water, and electrical services shall be determined through the use permit process, and all hookups shall comply with this code. 4. Business License: Business license must be prominently displayed at all times, and the operator shall have proof of board of equalization sales permit. Parking lot. Single-family dwelling, duplex, multiple-family residential units, and mobile home park. Social halls and lodges. Theater. Veterinarian. (Ord. 1006, §1, adopted 1998) §9083 BUILDING HEIGHT LIMITS The maximum height of any building in a community commercial (C-1)district shall be fifty feet �❑� lsD�]--C�❑�UbIG,998) §9084 BUILDING SITE AREA REQUIRED No minimum building site area except for residential development which shall be as follows: A. For each building or group of buildings a minimum of six thousand (6,000) square feet in area and a minimum width of sL�H�YdID❑�lR❑ LdP�[�I�I-M�❑��D-O� ��❑❑�lTmlWmH��IN-D�❑C�ID[�L�P � �L�[�I�I-M1�11-I-�d��F�l-�2�:1J0/❑ B. For each family unit intended to occupy any building or group of buildings a minimum of one thousand five hundred (1,500)square feet of site area. The total number of residential units allowed in mixed use projects may be based on an average of one unit per one thousand five hundred (1,500)square feet over the entire project site including the portion devoted to commercial uses. C. For each mobile home park a minimum of two (2) acres. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008) §9085 REQUIRED YARD SETBACKS In community commercial (C 1) districts, yards shall be required in the following minimum widths: A. Front yards for single story buildings: The front setback line shall be a minimum of five feet ��F-W-l1HGJAH�P �hi�l1AFFMJ�ll❑d1�1�D�H[1�1AZ7❑�/CF❑C�6'•1� ❑[ffRlD-1-��1A��PoI❑1RRV�II7❑ vision triangle may be required for traffic safety. B. Front yards for multiple story buildings: The front setback line shall be a minimum of five feet ��F-W-l1HGJAH�P �hi�l1AFFMJ�ll❑d1�1�D�H[1�1AZ7❑�/CF❑C�6'•1�H❑F�ID�H.❑❑�Fi�-IGJ-i�l❑ VLC�-Q D�L� ❑[ffRl�D�I❑m�❑�sion triangle may be required for traffic safety. C. Rear and side yards: None required except where the rear or side of a lot abuts on an R 1, R 2, or R 3 district, in which case such rear or side yard shall be that of the adjoining zone. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008) §9086 REQUIRED PARKING The minimum parking area required in the community commercial (C-1)zoning districts shall be as follows: A. Retail Stores, Professional Offices, And Business Offices: One parking space for each three hundred (300) square feet of gross leasable floor area. B. Personal Services And Personal Improvement Facilities: One parking space for each three hundred fifty (350)square feet of gross leasable floor area. C. Commercial Recreation And Public Assembly: One parking space for each four(4) person capacity. D. Restaurant: One parking space for every three (3)seats, with a minimum of four(4)spaces. An additional parking space for each two (2) employees at maximum shift. E. Bicycle Parking: Safe bicycle parking facilities shall be provided in all commercial developments, where it is determined that the use would attract bicyclists. The number of bicycle parking spaces required shall be not less than ten percent(10%) of the number of required off street automobile parking spaces. Such safe bicycle parking shall be located convenient to the entrance(s)to the use. F. Downtown Parking District: All parcels within the downtown parking district no. 1 are not subject to the C 1 zoning district parking standards. These parcels shall comply with the provisions of the downtown parking improvement program. G. Other Uses: All other uses are subject to the provisions contained in article 17 of this chapter. H. Exceptions: Relief from the parking requirements in the C 1 zoning district may be approved through the discretionary review process, provided a finding is made that there is a unique circumstance associated with the use or property that results in a demand for less parking than normally expected. (Ord. 1006, §1, adopted 1998) §9087 ADDITIONAL REQUIREMENTS The following additional requirements are applicable in the community commercial (C-1) zoning district: A. A site development permit shall be required for development projects in the community commercial (C-1)zoning district, pursuant to the requirements of subsection 9261 B of this chapter. B. Second story development shall be designed to preserve the privacy of adjoining property owners. C. Repealed. D. All development projects in the C-1 zoning district requiring discretionary review shall include a proposed landscaping plan commensurate with the size and scale of the proposed development project. Landscaping plans shall be submitted as a required component of all site development and use permits at the time of application filing. Properties within the downtown master plan (DMP) area are exempt from the landscaping requirements. 1. All proposed landscaping plans shall comply with the following standards: a. Landscaping shall be proportional to the building elevations. b. / D❑C3�iFD6H��d�H�6A�M�dF❑�IH�Z�FI�[�ND❑��C�PoI�L��i extensive irrigation. Native species are strongly encouraged. c. All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature appearance can be attained in a reasonably short amount of time. d. Deciduous trees shall constitute the majority of the trees proposed along the south and west building exposures; nondeciduous street species shall be restricted to areas that do not inhibit solar access. e. Parking lots with twelve (12)or more parking stalls shall have a tree placed between every four(4) parking stalls within a continuous linear planting strip, rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of fifty percent (50%)over all paved areas within ten (15) years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process. f. Parking lots shall have a perimeter planting strip with both trees and shrubs. g. Parking lots with twelve (12)or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process. h. Street trees may be placed on the property proposed for development instead of within the public right of way if the location is approved by the city engineer, based upon safety and maintenance factors. i. All new developments shall include a landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be unreasonable. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live plantings. j. Landscaping plans shall include an automatic irrigation system and lighting plan. k. All required landscaping for commercial development projects shall be adequately maintained in a viable condition. I. The planning director, zoning administrator, planning commission, or city council shall have the authority to modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of the development project. E. No fence shall be constructeQR11-�6dl1FHmFF��-L��❑�WTd11HQI1 f� area. F. Existing development as of the date of this article inconsistent with the provisions listed herein, shall be considered legal nonconforming, provided that they were legal at the time of their creation, and shall be subject to the nonconforming provisions contained in this chapter. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008) §9088 DETERMINATION OF APPROPRIATE USE Whenever a use is not listed in this article as a use permitted by right or a use subject to a use permit in the C-1 zoning district, the planning director shall determine whether the use is appropriate for the zoning district, either as a right or subject to a use permit. In making this determination, the planning director shall find as follows: A. That the use would not be incompatible with other existing or allowed uses in the C-1 zoning district. B. That the use would not be detrimental to the continuing development of the area in which the use would be located. C. In the case of determining that a use not articulated as an allowed or permitted use could be established with the securing of a use permit, the planning director shall find that the proposed use is similar in nature and intensity to the uses listed as permitted uses. All determinations of the planning director regarding whether a use can be allowed or permitted in the community commercial (C-1)zoning district shall be final unless a written appeal to the city council, stating the reasons for the appeal, and the appeal fee, if any, established from time to time by city council resolution, is filed with the city clerk within ten (10) days of the date the decision was made. Appeals may be filed by an applicant or any interested party. The city council shall conduct a duly noticed public hearing on the appeal in accordance to the applicable procedures as set forth in this chapter. At the close of the public hearing, the city council may affirm, reverse, revise or modify the appealed decision of the planning director. All city council decisions on appeals of �i��d.❑❑ mL=D�Rl�l�1Fi�Iffi lQ�❑-�ZID❑�UMOZLC❑❑❑ 1 Ord. 793, §2, adopted 1982; Ord. 921, §2, adopted 1991; rep. by Ord. 1006, §1, adopted 1998. 6a. 6b. 6c. ATTACHMENT 3 � � � " � � � � � � � � e � � � � � � ` Purpose & Intent On May 20, I 992,the Ukiah Redevelopment Agency adopted Design Guidelines for the Downtown Deslgn District. Three years later,in 1995,[he City adopted a new General = Plan,which called for the adoption of Design Guidellnes for all commercial development within the City limits. After considerable discussion, it was decided that the most appropriate way to proceed was to simply augment the existing Downtown Design Guidelines for application to commercial development projeCts outside the existing � '�, Downtown Deslgn District. The existing Design Guidelines for the downtown area remain unchanged and are included in this document as they were adopted in 1992. They will continue to be applied within the Downtown Design Districras they have since their formal adoption. New guidelines more applicable to the outlying commercial areas and commercial gateways have been prepared and are included as a separate chapter in this document. : The purpose of the Design Guidelines for projects outside the Downtown Design District is I) to implement the goals and policies of the Community Design Element of the General Ptan; 2) to provide design guidance and criteria for commerciai development; 3) to provide site planning and architectural excelience,as well as unity and integrity in the commercial urbanscape outside of the Downtown core;and�I) to provide attractive commercial areas along the major transportation corrldors outside the downtown that will stimulate business and city-wide ecanomic development. 5) to provide property owners, developers,architects,and project designers with a comprehensive guide for '� buifding design. ' The Design Guidelines are intended to address the concerns expressed by the Planning Commission and City Council regarding a lack of design guidelines for commercial development within the City, and ro fulfil the direction contained in the Community Design Element of the Uklah General Plan. , The Design Guidelines are applicable to all commercial development outside the existing Down[own Design Distrtrt, and are intended to be applied in a fair and reasonable manner, taking into consideration the size,configuratian,and location of affected and surrounding parcels,as well as the size,scope,and purpose of the individual development • ;� projects. Architects, project designers,and/or project applicants are expected to make a strong and sincere effort to comply with the Design Guidetines and contribute to the improvement of the City's physical image. Project applicant's,w[th the assistance of the[r architects and building designers,are expected to put forth a convincing creative effort when planning development and designing buildings. .�g_ 6a. 6b. 6c. ATTACHMENT 3 Site Pl�nni�g Natural Site Features Compatibility With Generally, a designer should plan a project to fit a site's Surrounding Development natural conditions,rather than aiter a site to accommodate The placement and layout of buildings, parking areas, a stock building plan. landscaping, exterior lighting, and other site design features should be compatible with surrounding land uses Significant existing site features such as mature trees/ and architecture from both a functionai and aesthetic landscaping, lot size and configuration, topography, and standpoint. the relationship to surrounding development should be compelling factors in determining the development capacity Development should not create unattractive views for and design of projects. neighbors or traffic corridors. All exposed elevations maintain consistent architectural character. Service areas, All required Grading and Drainage Plans shall be prepared trash enc(osures, utility meters, and merhanical and by a registered civil engtneer or other qualified professional electrical equipment should be screened from view. acceptable to the City Engineer. Parking Property owners are strongly encouraged to develop The number of parking stalls and overall parking lot design sl�ared facilities such as driveways, parking areas, shall generally comply with the requirements of the Ukiah pedestrian walkways, and outdoor living areas to Municipal Code (UMC). Deviation from the parking maximize usable areas and create unique design requirements of the UMC can be approved through the opportunities. discretionary review process provided a finding is made that there is a unique circumstance associated with the use of the Setbacks for new development should consider the ro e that results in a demand for less character of existing frontages. Setbacl<s deeper than the p p rty parking than minimum requlred are encouraged only in order to allow normally expected. These circumstances may include uses for sidewalk widening or the creation of special pedestrian that would attract young teenagers, bicyclists, or a high areas such as entryways, courtways, outdoor cafes, and number of drop-off patrons. other features intended to enhance the pedestrian environment. Parking facilities shall be aesthetically screened and shaded with shrubs, trees, and short walls and fences according to guilding Design the requirements of the Zoning District in which the property is located. Architecture Monotonous box-like structures devoid of variety and The visual prominence of parking areas should be de- distinctiveness,and without openings and changes in wall emphasized by separating parking areas into small components. The practice of placing the majority of parking P�anes are discouraged. Architectural features such as areas between the building(s) de-emphasized by separating arches,raised parapets,decorated cornices,eaves,windows, parking areas into small components. The practice of placing balconies,entry insets, a variety of roof angles and pitches, the majority of parking areas between the building(s) and the and the inclusion of relief features in wall surfaces primary street frontage should be avoided(see page 22). are strongly encouraged when tied into a comprehensive design theme. Pedestrian Orientation j pedestrian walkways should be included that directly link all Building Colors parking areas with building entrances, off-site transportation The use of strong or loud colors, especially those with no facilities, established sidewalks, and adjacent public rights-of- tradition of local usage, should be reviewed in context with way. They should also be consistent with uses and the overall aesthetics of the area. architecture from both a functional and aesthetic standpoint. Colors should be compatible with adjoining buildings. Color Outdoor pedestrian spaces should be landscaped and include Work on the side and rear walls should be compatible with the such features as planters along sidewalks, pedestrian oriented colors on the front or street side walls. Decoration and trim signs, attractive street furniture, low-level lighting, and should be painted in order to call attention to it. outdoor seating areas. ,,�.,� ___ _ - .----- _._ __.,_ _ _�._. _ __ _.... _._ _ _� ._.. _. _.�_,.._z_. _ -- _ _ - 19- 6a. 6b. 6c. ATTACHMENT 3 Sl�e P��'illlll� (Cont.) Building Materldls Sandwich board signs shali conform to the requirements The creative use of wood, stucco, masonry (brick, stone, tile), of the Ukiah Municipal Code, and shall be tastefully and recycled materials are strongly encouraged. designed�vith subdued colors, minimal sign copy,and a creative appearance. Every sign should be designed in The use of inetal buildings is discouraged, unless they are scale and proportion �vith the surrounding built designed in a creative and unique way, that meets the purpose environment. Signs should be designed as an integral and intent of the Design Guidelines. architectural element of the building and site to which it principally relates. Concrete block and exposed concrete are generally The colors, materials, and lighting of every sign should be acceptable building materials, provlded they are treated, restrained and harmonious with the building and site. No te�ctured, painted, and/or used in a pleasing aesthetic way sign shall be placed within the public right-of-way without consistent with the design guidelines. Materials should Ue the securement of an Encroachment Permit. selected to create compatibility behveen the building and adjoining bulldings. Fe11CeS � Wa��S Lighting All sides of perimeter fencing exposed to public viewJshould Exterior lighting should be subdued. It should enhance be finished in a manner compatible with a project's building deslgn and landscaping,as well as provide safety materials, finishes, colors,and architectural styling. Large and security.Exterior Ilghting should not spill out and create blank fence walis, and fences and walls that create high glare on ad�oining properties, and should not be directed vlsual barriers are strongly discouraged. All proposed towards the nlght sky. unpainted wood surfaces should be treated or stained to Li ht standard hei hts shouid be preserve and enhance their natural colors. g g predicated on the lighting need of the particular location and use. Tall No portion of a wall or fence should be used for advertising or lighting fixtures that illuminate large areas should be avoided. display. No barbed wire, concertina wire, or chain link should be used as fencing material if the fence is visible from the Lighting fixtures, standards, and atl exposed accessories public right-of-way (see page 22). should be harmon[ous with building design,and preferably historic and innovative in style. All pedestrian and building qll Fencing and walls shall comply with the provlsfons of access areas should be adequately lighted to provide safety, the llkfah Municipa)Code.No fencing or wall shall obstruct security,and aesthetic quality. the sight dtstances of motorists,as determined by the City Engineer. Energy Conservation 6oth active and passlve solar design are encouraged.Natural ventilation and shading should be used to cool buildings Outdoor Storage & Service Areas whenever possible. -- Storage areas should be limited to the rear of a site, and Sunlight should be used for dlrect heating and iilumination from public view with a solid fence or wall using concrete, whenever possible. wood,stone,brick,or other similar material and should be Solar heating equipment need not be screened, but should screened.All outdoor storage areas and enclosures should be as unobtrusive as possible and complement the bullding be screened,when possible,with landscaping. design. Every effort should be made to integrate solar paneis � into the roof design,flush with the roof slope.(see page 22). If trash and recyclingareas are required in the discretionary � review process, they shall be designed to harmonize with SIgfIS the bullding and landscaping,and shall be consistent with - - • -•� w the requirements of the Ukiah Municipal Code. The amount, type, and loration of signage on a site shall generally comply with the requirements of the Ukiah Where common mailboxes are provided, they should be MunicipalCode. However,signprogramsshouldbedesigned located close to the front entrance of building(s). tastefully and in a way where the overall signage does not The architectural character should be similar in form, dominate the site. materials, and colors to the surrounding buildings. -20- 6a. 6b. 6c. ATTACHMENT 3 �.andsCaping All landscaping shall comply with zoning code requirements. Landscaping shall be proportional to the building elevations. Parkl119 LOtS Landscape plantings shall be those which grow well in Ukiah's Parking lots with twelve(I2)or more parking stalls shall have a climate without extensive irrigation. Native, habitat-friendly tree placed between every four (4) parking stalls with a flowering plants are strongly encouraged. continuous linear planting strip, rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily All plantings shall be of sufficient size, health and intensity so be deciduous species, and shall be designed to provide a tree that a viable and mature appearance can be attained in a canopy coverage of fifty percent (50%) over all paved areas reasonably short amount of time. within ten (10)years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved Deciduous trees shall constitute the majority of the trees through the discretionary review process. proposed along the south and west building exposures; non- deciduous street species shall be restricted to areas that do not parlcing lots shall have a perimeter planting strip with inhibit solar access on the project site or abutting properties. both trees and shrubs. The planting of lawn areas with the trees and shrubs is acceptable, provided they do not All new developments shall include a landscaping coverage of dominate the planting strips. twenty percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be Parking lots with twelve(�2)or more parking stalls shall unreasonable. A minimum of fifty percent (50%) of the have defined pedestrian sidewalks or marked pedestrian landscaped area shall be dedicated to live plantings. facilities within landscaped areas and/or separated from automobile trave) lanes. Based upon the design of the Projects involving the redevelopment/reuse of existing parking lot,and the use that it is serving, relief from this buildin s shall requirement may be approved through the discretionary g provide as much landscaping as feasible. review process. Landscaping Plans shall include an automatic irrigation system and Lighting Plan. All required landscaping for commercial Street trees are required. They may be placed on the development projects shall be adequately maintained in a property proposed for development instead of within the viable condition. public right-of-way if the location is approved by the City Engineer, based upon safety and maintenance factors. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority Species of street trees shall be selected from the Ukiah to modify the required elements of a Landscaping Master Tree List with the consultation of the City staff. Plan depending upon the size, scale, intensity, and All street trees shall be planted consistent with the location of the development project. Siandard Planting Detai!on file with the City Engineer. -21 - 6a. 6b. 6c. ATTACHMENT 3 Parking- Screening ��,.��,,.,.�,N�„�.�w��.�U��.��,�� - � ��.�,N��,��,,_.. E RECOMMENDED ? �.�.,.�k�._�a..m,�.r..�.....�.fr �`.�.� � � � �., y �y � O � Rear Delivery i� I �2 I ' ! Commercial Noise Screening — — — Around Air Conditioners �r� Building Landscaping—� Pleasant Signs C� n � ll Parallel Parking � � ,� . Energy`Conserva�ion- �creening Solar Equipment RECOMMENDED NOT O ! O RECOMMENDED I i i � � � n n — s � Solar collector cannot Solar collector be seen from street. is visible from street_ ��g:'3fiAWM.S,dt��Fi*�'�XfnS*..�-4XnFiItN�X�+,niRi�aFil�Yr�FiliCto.'+F.�R&��,�H%5'/f.'�'R�(yRiPFaQtlh94YA(Pf.e'%.T1V.��£N(Qfifib:i&9�a'rX,'�'.;.R4W�i'�F.IRGT'o-" .F,Y�V�.a.S.8FM47dIlliX4'7r�.bQ[8'51�F.ANANdifFB(h3Fi7[%b'LTLR9(.�8��'.lk�� Fences &Walls Acceptable for Street Side Not Acceptable for Street Sides � ,, - - � � . �-_-: •.r` � 1,: �,=� • :�t=- _ �;�—'�-.� :�_ Picket Chain ink � - - -- - - _ .��;�_=� ��_ � Picket � Wood �re � _ �-t!,� . l;� �st"_}__"�. ,,: �.,- f Wroug t Iron � Post&Rail -22- 6a. 6b. 6c. ATTACHMENT 3 P�e-Approv�l Considera�i�ns Now that you have reviewed the guide,apply these questions to your proposed plans before you submit your application. If you can answer yes to all of these questions,your plans have a very good chance for approval.If you have to answer no to any of these questions, you may want to reevaluate your plans in light of the goals and criteria of the Commercial Development Guide. We encourage your design creativity and look forward to working with you. I J Do your plans relate favorably co the surrounding Yes ❑ NO ❑ area? 2.) Do your plans contribute to the improvement of the Yes ❑ NO ❑ overall character of the City7 3.) Do your plans fit as much as is reasonable with the Yes❑ NO ❑ building's original design? 4.) Are the changes or new construction proposed in your Yes ❑ NO ❑ plans, visible to the public and architecturally interesting7 5.) Does your project propose a use consistent with YeS ❑ NO ❑ surrounding uses and businesses? 6.) Are all materials proposed in your plans appropriate Yes ❑ NO ❑ to the neighborhood7 7.} Do your plans include landscaping and design to Yes ❑ No ❑ enhance the pedestrian environment? � s.) Have your plans been designed in accordance with Yes ❑ No ❑ ' the guidelines set forth in this booldet7 i 9.) Are you aware that Ukiah is in Seismic Zone 4 and Yes � NO ❑ what that means to your project? - 23- 6a. 6b. 6c. ATTACHMENT 3 City of Ukiah - Commercial Development Design Guidelines Project Review Checklist COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT The Planning Commission on June 27, 2007 adopted the following Checklist which is intended to assist developers, staff, policy boards and the public in determining project consistency with the Commercia/ Deve/opment Design Guidelines for the Downtown Design District. Please refer to the Guidelines for the full text and illustrations, as the Checklist does not supersede or substitute for the Guidelines. The information in parentheses provides examples of ways to achieve the desired effects, recognizing that it is impossible to reduce the art and practice of design into a checklist of individual elements. "Architects, project designers and applicants are expected to make a strong and sincere effort to comply with the Guidelines and contribute to the improvement of the City's physical image. Project applicants, with the assistance of their architect and building designees, are expected to put forth a convincing and creative effort when planning development and designing buildings." (Guidelines, page 1). Discussion of Desiqn Elements: Applicants are requested to discuss the following issues in their project application submittal. 1. How does the project design contribute to the improvement of the City's physical image? How does the project exhibit creativity? 2. What architectural style(s)/period is represented by the project design, if any? 3. After completing the checklist below, explain how the project complies with the various factors below. 4. Are any of the criteria below not met? If so, why not? COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable Site features (p. 6) ❑ ❑ ❑ Site design is compatible with the natural environment, and incorporates the major existing features (trees, landscaping, city creeks, riparian habitat, lot shape, size, relationship to surrounding area). Coordination (p. 6) ❑ ❑ ❑ Facilities (driveways, parking, pedestrian plazas, walkways) are shared with adjacent properties (maximize useable area;increase pedestrian features and landscaping; improve design). ❑ ❑ ❑ Uses are functionally compatible (offices near residential, retail with office or housing above or behind, street level businesses emphasize walk-in traffic:retail, restaurants, personal services). 23-1 6a. 6b. 6c. ATTACHMENT 3 COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT Yes No N/A Yes-consistent; No- Not consistent or more information needed; N/A- not applicable Setbacks (p. 6) ❑ 0 ❑ Setback are compatible with the character of adjacent frontages and the block. ❑ O ❑ Setbacks reflect properfy uses; vary setbacks to enhance pedestrian scale and interest (reduced setbacks enhance pedestrian views of store window displays; increased setbacks accommodate sidewalks, entries, courtyards, outdoor cafes). Pedestrian access (p. 6, 11, 14, 16) ❑ � ❑ Pedestrian-friendly design and orientation is emphasized. ❑ ❑ ❑ Facilities are integrated into and compatible with architectural quality of the site and area. ❑ ❑ ❑ Pedestrian spaces are conveniently located, well-marked, safe and lighted (pedestrian spaces visible for safety, low level lighting adequate for security accented to site design, spaces shaded from sun and elements, especially in parking lots). ❑ ❑ ❑ Pedestrian elements are attractive and functional, to increase interest in walking and gathering in outdoor spaces (landscaping, outdoor cafes, benches, seating, kiosks, displays, newsstands). � � � Walkways to parking are functional and safe (walkways link parking to building entrances and other walkways; design features demark or separate walkways from traffic: textured or raised surfaces, grade variations, landscaped berms, low walls). Parking lots (p. 6, 16) ❑ ❑ ❑ Decrease visual prominence and reduce heat island effect (locate behind buildings, divide into smaller lots, avoid large unbroken expanses of paving; emphasize screening, shading, landscaping). ❑ ❑ O Adequate directional signage for vehicles and pedestrians. ❑ ❑ O Bicycle parking close to building entries for security; covered if possible, Landscaping (p. 6, 16-17) ❑ ❑ ❑ Scale and nature of landscape materials is appropriate to, complements, and accents the site, building design and dimensiors (color accents, annual plantings, window box plantings on overhead projections, landscaping does not obscure walkways or visual corridors). ❑ ❑ O 20% of gross lot area landscaped /50% live plantings. (Plants are oftype, spacing and sizing to reach maturity within reasonable time. Hardy, drought tolerant, low maintenance species adapted to Ukiah climate are emphasized;parking lots trees a/so withstand heat, pollutants. Deciduous trees on south and west. Groundcover compatible with trees. Street trees selected from Ukiah Master Tree List/plantings per Standard Planning Detail required on private lot or public righf of way.) ❑ ❑ � Parking areas with 12 or more stalls: 1 tree per 4 stalls, continuous linear strips minimum 5 feet wide; 50% shading within 10 years; automatic irrigation systems required. Signs (p. 12-13) ❑ ❑ ❑ Signs are compatible with architectural character of buildings (historic period, style, location, size, configuration, materials, color-harmonize with design, do not obscure architectural features). ❑ ❑ ❑ Sign program minimizes visual clutter (reduce large and multiple signs, sign area is minimum necessar to identif business, window signs not exceedin 25%of window 23-2 6a. 6b. 6c. ATTACHMENT 3 COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable area, sandwich boards have subdued color/minimal copy/located outside ROW, size of signs on converted residential buildings minimized, signs over public right of way: minimum 8 feet above grade). � � � Preferred commercial sign types: Painted on band above windows on sfuccoed building, painted window signs, narrow/flat signs hung from stationary canopies, flat signs flush-mounted on building fronts, projecting signs attached to building front, exposed neon tube signs integrated into building design, signs on awnings. Detached freestanding signs for structures on sidewalk line not allowed. Lighting (p. 14-16) ❑ ❑ ❑ Lighting harmonizes with site, building design, architecture and landscaping (lighting form, function, character, fixture styles, design and placement;lighting does not interfere with pedestrian movement). ❑ O ❑ Lighting minimizes effects on adjacent properties, auto and pedestrian movement, and night-time sky (downcast and shielded, ground/low level, low intensity, nonglare). Visual appearance (p. 6-7) ❑ ❑ ❑ Buildings are visually cohesive, compatible and complementary (scale, proportion, design, style, heights, mass, setbacks). ❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly monotonous designs, or strong contrast with adjacent buildings). ❑ ❑ ❑ Buildings exhibit high quality design and construction, with functional design solutions. ❑ ❑ ❑ Site and buildings are visually attractive from neighboring properties, traffic and corridors, and public spaces (service areas and devices screened, integrated and compatible with site features;above criteria is applied to areas visible to public view;rear and side views are visually interesting, coordinated and well-maintained). ❑ ❑ ❑ Building exteriors compatible with surrounding properties (compatible or better quality, compatible with natural materials, coordinated but not the same as surrounding properties, avoid more than one vivid or bright color per building, avoid concrete block on visible exterior walls:if used then creative design and surface treatments required). Reconstruction, repair, alterations (p. 7) ❑ ❑ ❑ Preserve original character of site (use original materials present on the site, avoid damage to brick surfaces or match original character if brick must be replaced, preserve original character of residential site if converted to commercial use). ❑ ❑ ❑ Protect historical structures and sites �NO1e'�; indicate applicability of State Historic Building Code, address pre-1972 construction and unreinforced masonry issues. Roofs and rooflines (p. 8) ❑ ❑ ❑ Roofs and rooflines visually compatible with building design and surrounding area (roof and rooflines compatibility; diverse parapet wall shapes, consistent historical roof forms and decorations, neutral roof colors;form, color and texture are integral part of building design; rooftop apparatus screened). Facades and entryways (p. 8- 11) � ❑ ❑ Facades are varied and articulated (cornice lines, parapets, eaves, cloth awnings, balconies, signs, entry insets, trellises, overhangs, planter boxes, 3-dimensional articulation; avoid long, straight facades without change in planes or openings, maximize 23-3 6a. 6b. 6c. ATTACHMENT 3 COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable windows along commercial frontage;building entryways have strong architectural definition) ❑ ❑ ❑ Facade improvements are compatible with historical background. ❑ ❑ ❑ Rear and side entries and elevations are attractive and visually coordinated with others within same viewshed. Maintenance (p. 7) ❑ ❑ ❑ Demonstrate consideration of site and building maintenance. Note 1: Architectural and Historical Resources Inventory Report, Ukiah California 1984-1985—available at City of Ukiah; also documents at Held-Poage Memorial Home and Library, 603 W. Perkins Street. Other Considerations A variety of site and building design issues have increased in importance to the public and policy boards since the Guidelines were written in the early/mid 1990s. Some of those are expressed below. The Checklist will be modified from time to time. Yes No N/A OTHER CONSIDERATIONS Walkable and bikeable communities ❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding community (provides walking/biking facilities on the site, connects to nearly walking/biking facilities, provides shortcuts for walkers/bikers, project is located within 1/4- 1/2 of other p/aces to walk). ❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks sufficiently wide, without obstruction; curbs, shade, lighting provided;buffers between walkers and traffic provided; safe and direct street crossings for walkers). ❑ ❑ ❑ Entrances provide convenient access (entrances adjacenf to sfreet, minimal setback, routes and accessways are well marked, sidewalks provided uninterrupted access to entrances, safe bike parking is located close to entrances). Green building (incorporating green building elements)* ❑ ❑ ❑ Sustainable site ❑ ❑ ❑ Water efficiency ❑ ❑ ❑ Energy ❑ ❑ ❑ Materials and resources � � � Indoor environmental quality Visitability and universal design (the site and its elements are accessible to people � � � at differing stages, ages and circumstances of life:accessible primary and interior entrance and routes, accessib/e kitchen and bath space and devices, for dwellings- accessible bedroom, common room, and devices). `See Green Building Council LEED and other guidelines for detailed measures: http://www.usgbc.orq/DisplavPaqe.aspx?Cateqorvl D=19 http://www.nrdc.org/build inggreen/strategies 23-4 6a. 6b. 6c. ATTACHMENT 3 City of Ukiah - Commercial Development Design Guidelines Project Review Checklist COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT The Planning Commission on June 27, 2007 adopted the following Checklist which is intended to assist developers, staff, policy boards and the public in determining project consistency with the Commercial Development Design Guidelines. Please refer to the Guidelines for the full text and illustrations, as the Checklist does not supersede or substitute for the Guidelines. The information in parentheses provides examples of ways to achieve the desired effects, recognizing that it is impossible to reduce the art and practice of design into a checklist of individual elements. "Architects, project designers and applicants are expected to make a strong and sincere effort to comply with the Guide►ines and contribute to the improvement of the City's physical image. Project applicants, with the assistance of their architect and building designees, are expected to put forth a convincing and creative effort when planning development and designing buildings." (Guidelines, page 1). Discussion of Desiqn Elements: Applicants are requested to discuss the following issues in their project application submittal. 1. How does the project design contribute to the improvement of the City's physical image? How does the project exhibit creativity? 2. What architectural style(s)/period is represented by the project design, if any? 3. After completing the checklist below, explain how the prnject complies with the various factors below. 4. Are any of the criteria below not met? If so, why not? COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A-not applicable Site features (p. 19) ❑ ❑ ❑ Site design is compatible with the natural environment, and incorporates the major existing features (trees, landscaping, city creeks, riparian habitat, lot shape, size, relationship to surrounding area). Coordination (p. 20 ) ❑ ❑ ❑ Facilities are shared and coordinated with adjacent properties. ❑ ❑ ❑ Setbacks are compatible with character of adjacent frontages. � ❑ � Setbacks are minimized to enhance the pedestrian environment. Pedestrian access (p. 19 ) ❑ ❑ ❑ Site has pedestrian orientation, consistent with uses, design and architecture. � ❑ O Pedestrian elements are attractive and functional (walkways link parking to building entrances and other walkways;planters, street furniture, outdoor seating, pedestrian oriented signs, low level lighting provided). 23-5 6a. 6b. 6c. ATTACHMENT 3 COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT Yes No N/A Yes-consistent; No- Not consistent or more information needed; NIA- not applicable ❑ ❑ ❑ Parking areas with 12 or more stalls: defined sidewalk or marked pedestrian facilities in landscaped areas or separated from traffic lanes required. Parking lots (p. 22 ) ❑ ❑ ❑ Decre�se visual prominence and reduce heat island effect (locate behind buildings, divide into smaller lots, avoid large unbroken expanses of paving; emphasize screening, shadin , /andsca in . Landscaping (p. 22 ) ❑ ❑ � Scale and nature of landscape materials is appropriate to the site and structures. ❑ ❑ ❑ 20% of gross lot area landscaped /50% live plantings; landscape redevelopment or reuse projects to extent feasible (Plants are of type, spacing and sizing to reach maturity within reasonable time. Hardy, drought tolerant, low maintenance species adapted to Ukiah climate are emphasized, parking lots trees also withstand heat, pollutants. Deciduous trees used on south and west. Automatic irrigation required for new commercial development. Street trees selected from Ukiah Master Tree List/ plantings per Standard Planning Detail required on private lot or public right of way.) ❑ ❑ ❑ Parking areas with 12 or more stalls: 1 tree per 4 stalls within continuous linear strips. Perimeter planting strips use trees and shrubs. Focus on deciduous trees achieving 50% shading within 10 years. ❑ ❑ ❑ Parking lots generally: Perimeter planting strips, Street trees selected from Ukiah Master Tree List required. Signs (p. 21) . ❑ ❑ ❑ Signs are compatible with architectural character of buildings (signage does not dominate site, uses compatible colors and material, lighting is restrained and harmonious, sandwich boards are creative/subdued color/minimal copy). Lighting (p. 20) ❑ ❑ � Lighting harmonizes with site, building design, architecture and landscaping (lighting form, function, character, fixture styles, design and placement;lighting does not interfere with pedestrian movement). Energy conservation (p. 21) ❑ ❑ ❑ Active and passive solar and other renewable energy design and devices are used (building orientation, landscaping, lighting, heating and cooling, photovoltaic system-ready or installed). O ❑ ❑ Devices are unobtrusive and complement design (so/ar panels flush with roo�. Visual appearance (p. 20) ❑ ❑ ❑ Buildings are visually cohesive, compatible and complementary (scale, proportion, design, style, heights, mass, setbacks). ❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly monotonous designs, or strong contrast with adjacent buildings, creative use of natural and recycled materials;metal discouraged unless creative and consistent with Guidelines) � � � Variety of architectural features encouraged tied to comprehensive design theme (arches, raised parapets, cornices, eaves, windows, balconies, entry insets, roof angles and pitches, wall relief features). � ❑ ❑ Building exteriors compatible with surrounding properties (compatible materials, colors, ualit , coordinated but not the same as surroundin ro erties, avoid stron or 23-6 6a. 6b. 6c. ATTACHMENT 3 COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable vivid colors unless they fit within local context, concrete blocWexposed concrete on visible walls finished in aesthetic manner). � � ❑ Visible fences compatible with project and visually attractive (compatible colors, materials, styles; wire fences, high barriers and use for advertising discouraged). � � � Site and buildings are visually attractive from neighboring properties, traffic and corridors, and public spaces (service areas and devices screened, integrated and compatible with site features; common mailboxes architecturally consistent and/ocated close to building; above criteria is applied to areas visible to public view;rear and side views are visually interesting, coordinated and well-maintained). Maintenance (p. 22 ) ❑ ❑ ❑ Demonstrate consideration of site and building maintenance. Other Considerations A variety of site and building design issues have increased in importance to the public and policy boards since the Guidelines were written in the early/mid 1990s. Some of those are expressed below. The Checklist will be modified from time to time. Yes No N/A OTHER CONSIDERATIONS Walkable and bikeable communities ❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding community (provides walking/biking facilities on the site, connects to nearly walking/biking facilities, provides shortcuts for walkers/bikers, projecf is locafed within 1/4- 1/2 of other places fo walk). ❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks sufficiently wide, without obstruction;curbs, shade, lighting provided;buffers between walkers and traffic provided; safe and direct street crossings for walkers). � ❑ ❑ Entrances provide convenient access (entrances adjacent to street, minimal setback, routes and accessways are well marked, sidewa/ks provided uninterrupted access to entrances, safe bike parking is located close to entrances). Green building (incorporating green building elements)'" ❑ ❑ � Sustainable site ❑ ❑ ❑ Water efficiency ❑ ❑ ❑ Energy ❑ ❑ ❑ Materials and resources � � � Indoor environmental quality Visitability and universal design (the site and its elements are accessible to people � � � at differing stages, ages and circumstances of life: accessible primary and interior entrance and routes, accessible kitchen and bath space and devices, for dwellings- accessible bedroom, common room, and devices). *See Green Building Council LEED and other guidelines for detailed measures: http://www.usqbc.org/DisplayPaqe.aspx?CateqorvlD=19 * http://www.nrdc.org/buildinggreen/strategies 23-7 6a. 6b. 6c. ATTACHMENT 3 Project Review Process Flow Chart Project Review Process At A Glance � . - e- � . . e• �. -� -. . � . . . ..• •� •� 4 O- ��; Define praject,gather info and receive direcUon at the City Planning&Community Development Department 0q�1 �';� �o I�'d - ��, F. � Z _ Schedule Schedule pre- pre-application review application review with with City Planning Staff City Redevelopment Staff p D Submit Site Development Submit Facade Improvement Permit application to City Permit Application to the City Planning &Community Planning&Community Development Deparfinent Development Department e .I D , , City Planning Commission Redevelopment Agency i review of project Design Review Board review of project -24- 6a. 6b. 6c. ATTACHMENT 3 Local Examples of Desirable Design Elements � ,:� P '��e S: � . E , r�_� � � : : � �esidenticzl �:ortversi�n :��i�111 i ��tt. � Jsx�i�nf�le 1 - � � �� . m r . �- �� i f�� ,� -a� . . � � ` .�. '� �, 2� ��r`� . . � . . ' . '_ . . �.� � � �� , .. . .._..._ � � . _.. . .� • .�� .. ...__:.._.,.. '.. 7 . . . . .- � _- . _...�. �i 1� '� i �` ,-�; liesiderc�ictl G`onversion '� Gxa�nple 2 � �_ ..:. ; , _ . . . . . . �,<�/ �.._r_ �� a�� 1 � ; ��,.,. �� :a � � _ � �� l�esidenti�xl Conversiora � L'xcarraplc .3 -25- 6a. 6b. 6c. ATTACHMENT 3 Local Examples of Desirable Design Elements � �� _ _.. _. _ � �. � ➢��► � ' ! .. I . �Ilsic�h Val,ley �; . � ' �'' �� ` y, (aonfere,tce �e�ater 0 f ` _a:;�. �., °ri ' �. �~� � Sc�in,t, Mary�S �;'rzt�aolic C'hurch � ,. �� .i_� uul.�i�,!lii�li!Illt�il�(i��11�11L�111� � �� 1�1�1�1�1�1�I Iil11I[[�� { ��,��;;�,tii!I`I) �1��'�� ' I�everly's F'txbric ' - and Cr�zfts St,orc � - Beverl 's : ��.y= :::;�,.�-�.�;i,.� _ -26- AGENDA ITEM NO. 6b Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com TO: Design Review Board FROM: Adele Phillips, City of Ukiah, Associate Planner Julie Price, Crawford &Associates, Project Planner DATE: January 17, 2018 SUBJECT: Ukiah Senior Apartments. Request for Review and Recommendation on a Use Permit and Site Development Permit to allow for the construction of a 31- unit, three-story multi-family senior housing development at the northeast corner of S. Oak Street and W. Gobbi Street. APN 003-301-54. File No: 3248- UP/SDP-PC. BACKGROUND The subject property consists of a vacant corner lot, APN 003-301-54, formerly the site of Rite Aid. The Rite Aid building was demolished and rebuilt on the adjacent lot to the east. The 38,768 sf(0.89 acre) parcel is zoned Community Commercial (C1).A new address of 763 S. Oak Street has been assigned to the site. The project is surrounded by the following uses and zoning districts: North: High Density Residential (R3)— Multi-family residential South: Community Commercial (C1)— Gobbi Street, Chase Bank parking lot East: Community Commercial (C1)— Rite Aid West: Medium Density Residential (R2)— single and multi-family residential PROJECT An application was received from Cameron Johnson of AMG & Associates, LLC on behalf of owner, Thrifty Payless, Inc., for approval of a Use Permit and Site Development Permit for the construction of a new 3-story, 31-unit multi-family senior housing development. Construction would include (27) 607 sf one-bedroom units, (4) 805 sf two-bedroom units, and a 1,820 sf community center. The lot is located on the corner of S. Oak Street and W. Gobbi Street. The site is visible from W. Gobbi Street and S. Oak Street, Rite Aid and surrounding residences. The Project will include construction of a lighted monument sign at the entrance to the development at S. Oak Street, six-foot wide sidewalks along drive aisles and 28 parking spaces, including 6 accessible spaces. The existing sidewalks and street trees on S. Oak and W. Gobbi will remain, excepting one tree and a curb section that will be removed to create access into the housing development from S. Oak Street. A section of existing curb will also be removed at the southeast corner of the property to create an emergency access through the Rite Aid parking AGENDA ITEM NO. 6b Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com lot. A trash enclosure is provided at the northeast corner of the building. An elevator will be located at the eastern middle portion of the building, with access to floors one through three. The building will have a footprint of 10,666 sf and a maximum height of 40 feet. The building will be set back 15 feet from the west property line and six feet from the south property line, both considered to be front yards. Construction type is wood frame supported by perimeter foundations. The exterior will be a combination of vinyl lap and shake siding with composite roof shingles and stone veneer accents. The color palette consists of light yellow and gray siding with accents in natural tones of gray, ivory and terra cotta. The impervious area will increase from 0 to 29,239 sf. As a result, Low Impact Development (LID)elements have been incorporated into the project design. LID elements include permeable pavers in the parking lot, a vegetated swale and bioretention cells. In addition to the existing street trees planted around the perimeter of the site, trees will be planted within the housing development. Trees are located between every four parking spaces. Vegetated swale and biofiltration areas planted with grasses will be constructed on the west and south sides of the development. The landscape plan further specifies shrubs, perennials, vines and groundcovers in planting beds around the building and parking lot. Information about exterior lighting was not provided in the project plans. STAFF REQUEST Staff is requesting the Design Review Board review the project for Design and make a recommendation to the Planning Commission. ATTAC H M ENTS 1. Project Application: project plans dated 09/17/17, including site plan, floor plans, elevations, grading/drainage/LID plans, landscape plans, renderings. 2. Ukiah City Code Division 9 Chapter 2 Article 7 Community Commercial 3. Design Guidelines— Commercial Projects Outside the Downtown Design District 6b. ATT,�4C�ilV�lyZ1 e u— �f�033 2 Plan�ing&Community Development Department 300 Seminary Avenue Ukiah,CA 95482 Email:planning@�cityofukiah,com • . Web:www.cityofukiah.com ��y ��' Ukiah phone:(707)463-6203 Fax:(707)463-6204 Planning Permit Application � 3� �1� ��: �k,�� .��. ;o� �QA�a �,-�-� � PRWECT ESS1Cnoss , APNuAet"R(8): (r S, E L o�C-��b1�� S�. ah� S. G wk ��. aoa - 30� -Sy - aa � AaauawrlAun�owgn A�rrt: P►iare No: F�x No: E�w�AooRess: Caw�u� ��1�►�Sd� 1 �a�aa G o�hso� a�aw, 1u,�.a. ►�. APPLICANT1AUi}IORI2ED CIfY� �` STA7E/ZAIP� I��p�3 V�h,�rh 1�/d STE tol Lr1Gl�a C.+� C�� PROPERTY IFOTHERINIWAPPLICANflAGENT; PFIONENO: FAXNO: E�INLADORE88; ?� �Y�G . �1�.'1 l�1. "I Il.q"15. PROPEKiY OWMER AnoREss IF OTNER 7FUW APPLM�INT CrtY: STAtF1LP: '?O.�..T' 311�Q 5 -I�p.��Sbv� �-1�O`�J H119 YOUR PROJECT RECENED A PpELNINARY REVIEYI(� YES O NO ❑Alt�aar WaoUsECoMM. s o RFsarnro S o UsEP�tr-A�Nr S DE7ETtNN+RqN 100,0800.611.003 l00,0800.611.001 100.0400.419.00 ❑ANtExA71a1 s oReaoNirx�-PuNNEooiarnar S �u9EPERMrt-MAatt S 100.0800.61 I.OD1 100.0800.611.001 1 .OIOO.�N9.001 O APPFJIL s O 3rte D�tar►�r PQtMir- S O Use Per+Mrr-MwoR s t00.0100,M9.001 A�t�oeErrt t00.M00.419.001 10�.0400.M9.00) ❑BOUNa1RYUNEADJUBTMENT S �8rteDeVELoaMENTPERMR- s O VWeUwce-MA,pp s 100.0800,6L0.001 MI►loA IOO.Oq00.M9.001 IOD.0400.M9.001 �GENERALPuWlWEND6tENi S 0 srrED��oaAErrrPeaM�r- S 0 V�awicE-Muaa s lOD.0800.611.001 Maoa 100.0400.4q9.001 100.0000.449.001 O Mur�nLPEarr S ❑spEc�irJM�slvtPUw s O ZaNNoA6ENDY�IT-MAP s 100.W00.449.001 100.0800.611.00] IOO.D800.611.001 O PRELIMINARYREVEW(PC) S ❑SUBDWI810N EXC�TION S ❑20NNOAU�N�AIENf-TDR s 100.0800.611.003 100.0800.610.001 100.0800.61 I.001 O PitB.IhpW�RY REVEw(PRC) f ❑TENfATNE PARCEI.MAP (4 oR � ❑O�q s 100.0800.6t 1.003 FEWEft LOTB 100.0800.610.001 O PRELIhWIMY REv�1N STAFF S O TBIU7NE SUBDM91oN MAP S ��R S 100.0800.61l.003 ( } (sonMORe[.are)100,0800.610,001 Caurtr CEQA FiuNo F� s M�ua+P�wR D�roslr: s FKwo Deh: CNECK PAYABlETO MQIpp(�110 C0. �� TorK l�o�r P�ro;S CFIECKPAYABLETOaDEMElOOCMIOCO. s ��RFEE: S ro CouNn CEQA(EIR)F�: S Tariu FeE: s ��: pEqf PAYABIE TO AIFJIDDCMIO C0. APPLICATION NUMBER(S): ReComfn9ndatlon: P�lor fo submltting an applk;ation, diacuss your pro)ect with Steff b discover whet fees (sewer,water,In-Ileu park fees,trafflc Impact fees,etc.)may be requ�red tor your proJect.Also,ask about street tree requlrements, requlred sidewelk repalrs, drelnage issues, stortn water mitigatbn requlrements, irontage Improvements,etc. 6b. ATTACHMENT 1 Project Description The purpose of the proJeot descdpNon Is to essist Staff In understanding lhe proJed.Provlding complete iniortnatlon wlll help expedlte the project revlew process and in determin(ng whet addfUonal fnformatlon, if any, related to the project and requlred envlronmental review(s required. V u��+-.�} �l�,r.� - ��►a S� T Environmental Review and Reports Please be aware that proJecfs are required to compty with the Calitomia Environmental Qualfty Act(CEQA).ProJects wlll be reviewed by Staff for compllance with CEQA and Staff wlll determine the appropr(ate CEQA document to prepare for the proJect(exempdon, negaUve declaraUon,etc.). In order to meke thts detertnlnadon,spedflc repotts (tratBc,arb rist,soNs,eta. end or addltlonal formedori may be quired. (�Il�`eA�c��x�� p�ef C.4��r�.,�h [y r��G � �i"�Z o1 �N- �� '—L�se Infonnatlon Please rovide the tollowi Informatlon related to the use oi the site and bulldi : Descri tlon cf Buildin 8 Site Paresl Sls�: Bulldlnp Size: N�mber of Floors: Use of Bulldlnp(check eU lhet apply) wacn�tion Squen Feotage Number oi UnitslSuibs o OfHca(busln�sa/profaulonal) ❑ Otflcs(medlcaUdental) o lfatall ❑ Lipht InduaMal �( Ra�idertdal f N O � M o Olher. O eratin Characterietics oaya and Noun ot opara�lon: Number of 8hiRs: � Daye and Houra of Shifb: Numbar of Emplayevsl8 Hi: Loading Facilitts�s: o Yea No Ty�eNehleU Slse: �°��+ � TYP�: Numbar(day�weewmor�th): Tlme�s)ot Day: o Yes No utdoor aroas associated wlth uae Ssle�aroa: Unlosding�of ellvarl�s: ragr. (chedc ell that apply) o Yes dC No ❑Yes iYNo o Yes �1'No � o Yea c No uere Foota ; 3 uere Foo �r e; I Nolse Generatinp Use7 o Yes }(No De�criptkon: _ i To Be Com leted b Statf � Grn�ral Pfan Daslgnadon: 2oning Dlslrlet AlrpoK Land Uea Daaignatlon: Clty's Arehlbctural d�Hislcric /1Be oi Bull n8� Demolltlon Pollcy: Inwntory: a YEa a No H Isidr. Flood D�gn�don FlRM M�p: Flood Des{gnatEon Fbodway Map: oYEs oNo Tree Policles neral Plan Open Spacs Conservation CommunHy Forost Mar�sa�ns.n!Plan a No o YEs GoqUPoucY�; o No o Yes Go�UPoucr#: 4 nq and h�tscspa pn GuideUnsa merdal�avelopment Dealgn f3uidolinea o No a Yea GUIDEUNE#: o No o YEs GuroeuNe#: Troe ProteeUon and Enhanaom�nt Polfey Troe Plandng and Mal�enance Polley o NO o YEe NorEs o No o Y[s No�s• US�8treet ree o11oy,Purpose end Mtent er. o No a YES NOTEB: Notes 6b. ATTACHMENT 1 Submittal Requirements 1. Items marked(X)are requlred for a complete appllcsHon unless thely deletion ls approved by stefl. 2. Olher information mav be reaulred at the dlscretlon of steff in order to fully eveluate the proJect end/or to conduct required envlronmental revlew tor the proJect. 3. Please revlew the applicatlon packet p�lor to submittal to the City.Appllcedon packeta that do not include the requ(red meterials may not be eccepted for prooeasing or may be deemed'Incomplete." Submittal p►PP�j�tion Type Document LLA GPA PRELIM REZ REZ-PD SDP TPM TSM UP VAR �� X X X X X X X X X X eunding X X X X X Elevatlais 1 Fb°'�ta" X X X X X Grading and X X X X Dralnege Plen and SUSMP I.andscape P�en X X X X X �2� coNcevr SNe Plen(3) X X X X X X X X Defeiie— X aa,nea�rei �eta0s—Fence x X X oemils—Slgn X X X sfte contours(4� X X X X X Street 3edbna X X � TeMetive Map(B) X X I Prelirtdnary X X X X � nua Re colas a Materlals X X X X �b CONCEPT Numbe�oi Plan Sets—In'rtlal 3ubmUtel 6 (q BuAding Elevatlone.Drawing muet include ell e�evaUons(troM,rear,and sides)and Idendfy materials and c�lora.One ael of colored drawings b requlred. (2) Landap�pe Plan.Plan muat show a!I proposed trees,shntba,and g�ound cwvers,Locatbn,sae and epedes musl be indfcaled. (3) 8fte Plan.Must be prepared to scale and Indu�:a natli arrow,ell property Ilnes,adJofnfng etraets,cxeeks,Ponds,dteinage ditchea, existlne curb�9uder,and eidewalk�e�dstlng end propased bu0dings(with squere footage notedl,Per��B$Pa�s�all exlsNng treea,exisdng end proposed fenoes,lwfldings on a�acent paroels,exisHng flre hydrents within 600-feet,acoess and utllity easemenb(with widlhs),lacatlon an d width of�I easements(aoceas,dralnege,u�ity,etc.} locatlon of existlng end proposed Uash endosures,and the pe�centege of average sbpe of the P�PertY.SNe oontoura may also be requ(red(see teble abovej. (4) Sfh Contours.VYhen requked,site contours should be G�d�aled on Ihe site plan and grading plan,A separate sNe wntour plan is not required. (� Slafl wlll determtne fhe number of plens needed for the InlUal submNtel.Once tl�e applk�Uon is complete,the number af plans sets required(or Ihe pubtic hearing wlll be detemdned by aleff,Plens are requlred to be pmvMed prlor to fhe hearing. (� See Mina Subdivlabn Submittal RequlremeMs or MaJor Subc6v�lon Subm(dal Requlraments handout for Tenta�ve Mep requiremerds. (7) SUSMP—Standerd Urban Stam Water MKigation Plan—Required unless sped8caqy exempl(�+!+�k wilh P�blic Waks SfeN1 BLA—Boundary Line AdJusUnenl GPA•Oeneral Plan Amendrnenl Prellm—Prellminary Revlew REZ—Rezoning REZ PD-Rezoning to Plaro�ed Development SDP—Ske Devebpment Permk TPM—TentaUve Parcel MaplMlnor SubdNision TSM-Tenfedve Subdlviebn MeplMeJor Sut�dlvislon UP—Uae PermR VAR—Vadance 6b. ATTACHMENT 1 �. h p s ' • � ��18f 9U�101�Z8 r N to ect on h�y behalf for this proJect a d I have read and gr wfth all of the above.(Apppcatlon must be slgned by owner). `�,�►,.�p�l�ss� z� . �� : ��Iaq�1� PROPER Y O SIGNATURE DATE I, Wl dh �o�►� e� am the�owner / �autlrorized agent of the property for which the devebpment Is proposed.The above(nfamedon and atteched documents are true and accurete to the best of my knaMedge. . I have read a�epree wlth ell of the abova. I hereby euthorize employees of the Cihr of Ukleh,the Citys authorized agents,and persa�s wlth revlew or deoision mekinp eutharity for the proJect to e�er upon the subJeat property. as necessary, to inapect the premi�, poat natkea,and prooesa this applicaelon. I undarelend that oonditlorre of approval mey be placed on my proJect by tfie dty oi Uklah and R Is my responsibillty to fupy underotand fhe condiUons nd eak questior�s about them before adia�is talcen on my plannir�g permft. �` � i 0 OWNER / [1TR D AGENT DATE INDEMNIFICATION AGREEMENT As paR of this appNcatlon,fhe appNoent egrees to defend,IndemNty,and hold harmless tl�e CMy of Ukieh,its apents, cFticers,aourx�l members,employeea,boards,commlaslons or Councll from amr delm,ecHon or proceeding brought against any of the foregoi�g n Indivlduals or endNes,lhe purpose o(whlch Is to Bt�dC�eet$gi�e,void,or annul any apP�l of the appilca�on or related deolsion, or the adopdon or ceRificatlon of eny emrlronmental documente or �epaUve declaraYon whtch relates to Ib approval. Thls indemniflcatlon shall IRclude, but Is not Iimibed to, all damages,oosts,expensea,atbomey fees or expert wltnesa feea that may be awarded tp(he prevalling party a�sh� i out of It or In connectlon with the approval of the applicadon or related decision,whether or rtat there is concument, passive, or aative negNgence on fhe pa�t of the City� tts agente, office�s� coundl members� e►nPbYees, boards, commtasfons of Couru:il. N for any reason, eny port�on of this indemniflca8on agreement Is held to be vold or unenforoeable by a court of competant Judsdfcdon, the remainder of ths egreert�ent ehall remain In tull foroe end eBect. The City of Ukiah shall have the rlght b appear end defend Its intereste in any ection through ks Gty Attomey or oulelde cou�sel. The appllcant shaN not be requlred to reimbwse the Cfly for aaomeys fees Incurted by the City Attomey of the City'a outside counsel If the Clty ohoosea to eppear and defend itself M the Iltlgadon, I have read and agree to all of the above. O PROPERTY OWNER / ORIZED AGENT (PLSASB PRIIVTNAIvIB) . ` �� O PROPERTY OWNER / UTHOWZED AGENT DA L I (siax�zvas) 1 � Revised 05/13/2015 � PAC I F I C 6b. ATTACHMENT 1 WEST ARCHITEGTURE 430 E.State St.,suite 100 L ETT E R O F T RAN S M I TTA L Eagle, ID 83616 (208)908-4871 (208)392-1269 FAX DATE JOB NO. 12/1/2017 AMG 17-21 ATTENTION TO: City of Ukiah Planning 8�Community Development RE: Ukiah Senior A artments 300 Seminary Avenue Ukiah, CA 95482 WE ARE SENDING YOU � Attached ❑ Under separate cover via the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION 3 12/01/17 Sets Architectural, Civil, & Landscape Drawings for Site Development Permit 1 12/01/17 Site Development Permit Application 1 12/01/17 12 x 18 Color/Material Board 1 12/01/17 Check#18910 ($3,000.00) THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit Copies for approval � For your use ❑ Approved as noted ❑ Submit Copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return Corrected prints ❑ For review 8�comment ❑ ❑ Uncategorized Transmittal ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS: COPY TO SIGNED: If enclosures are not as noted,kindly notify us at once 6b. ATTACHMENT 1 Ukiah Senior Apartments Project Description The proposed project, Ukiah Senior Apartments, is a 31-unit senior new construction project located on approximately .49 +/- acres of a .89 acre parcel of land. It is located in the City of Ukiah within close proximity to Ukiah's downtown core. With a mix of 27 one-bedroom units (607 gross sq. ft.) and 4 two-bedroom units (805 gross sq. ft.), the proposed project will target seniors earning up to 60% of the area median income for the Mendocino County. Parking will consist of 28 total spaces, 6 of which will be accessible. The units will be newly constructed apartments in one, three story residential building with an elevator and a community center. The type of construction will be wood frame supported by perimeter foundations. This type of construction allow the building to conform to the natural terrain with only mild amounts of grading. The exterior will be a combination of vinyl lap and shake siding with Class A composite roof shingles and stone veneer accents. Architectural accents will be incorporated, providing an aesthetically appealing exterior that blends with the character of the surrounding neighborhood and the community of Ukiah. Minimum construction standards will be adhered to in order to assure that a quality senior housing development is provided. The building will be oriented appropriately on the site with the intent to create a community concept for seniors to enjoy while remaining social and active. The development will include a large community center (approximately 1,820 sq. ft.) with accessible common spaces including an office space, a computer room and an exercise room. An on-site manager will provide assistance and management while residing in a two bedroom unit. Primary access to the project will come off of South Oak Street with Emergency access coming from the Rite Aid parking lot. RECEIVED DEC 13 2017 CITY OF UKIAH g�JII,DiNGI PLANNING DFPARTMENT 6b. 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ATTACHMENT 1 W LY � H -- V L,L � w V � = � W � a � a � � � I I I �, �, � � 0 � � � I o I � ❑ ❑ ❑ ❑ I ° � ❑ ❑ � � ❑ ❑ � I ❑ ❑ � � ❑ ❑ ---�___� � _-- ��---J .4 _;_ I�� I I I I II I� i �I I I I� �I I �---� I II II II II II II - - �� I I I II� �II II� �II - � __ � �_ I I I oo ao oa oo _ _ �___ O O O O I � I I o 0 0 0 0 0 0 0 - I I I ° o= �❑ I °- I O 0 I I =__�___ 0 0 0 0 0 ___ �__= o 0 0 0 0 I I - ,',''�___ : �___ � � O � --- �___ I I a- °�__= 0 00 00 0 0 00 �0 0 �0 0 --- �__= ii� �ii ii� �ii �ii I I � ii ii ii ii ii ii ii ii� �ii ii� �ii �ii I I ❑ ❑ ❑ ❑ o �� i o a ❑ � ❑ ❑ � ❑ ❑ � ❑ ❑ � ❑ � � ❑ I ° � � � � � � I O ° I ❑- �- � � U 6b. 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Y .�� _ �... _ �`_-7� �li:lli]:��j�li II �' �'' _� � " I] �Il: ��.W'= ��Y�f II . I ��^ • ^�� a � _ f � �� '��, � �� - ��= _��--:=�:o � � �. �\�� '::. . . � —__::::_ �� l . � — _—:::�-- a..� ;�. � =:� � � — _ _ � . � � � _ _ ��_-_ � �. - _ _ � � � _�:: �a �� _ ��o : � � � _ � ` — _ ..� � —::::_—_ � � -: _ . � _ _::::_ _ _ _; . - _ _ __ � _ _ _ _ � _ .� , : ;� _ � � :� _ � _� � _ ;�„ ,� :_ _ � ;_ .�_ _ _ _ - � - -�—V � _ � � - —_-:::- �i �� C � ; ; . � _� _ _ �� . ��_� �� r � l� �ev:=w.--,_„� �_��. _. - � � - �_ � �� __ _ [�� , :� �_ _ _. �� I �- ^-- ,� I ^�-° - -_ � , _ � � 6b. ATTACHMENT 1 � � LEGEND � � ---- PROPERTY LINE � � � W u, EX. M/�JOR CONTOUR ELEVATION U � � � N �1 � EX. SPOT ELEV�TION � (J] � / � rn � o � r� u �n i EX. 5D PIPE �� ° °1 0 � � / � Uf � O '� X � pcs' �0 '�� / � pcs� -+p ��p � EX. SEWEf2 MAIN O � � �, o � •� Z'� � �CD�' y�� C� � Cp F' o � W r� +� `.� � a, No�`�m° w��3�° � � � � � � ZNo�� O w��Z o � � (� W � �, �j o 0 � O3�o �. �m� � � � � 03�0 �.��m�'� � Ex. W�TER Z � � � �'m• N�Z� i / / CP'(�• NCPZ i / T op � M � � �Z w9 � / i � i I � �Z w9 � � / � / EX. W�TER VA�LVE � Z � s � o o � � , , Q� W v o � � � O i j � i / i EX. SIGN � � o � � �� . � / i / / EX. UTILITY POLE Q � "' � / � � � 1 � � � � � U 1 � � , � � � � � � � � 1 EX. GUY WIRE/ANCHOR � � , , � � � , FS d � � � � � � � � � � EX. TREE j / i i �� i � , � � � , � � i i � t ' �� ' X , - � 1 F5 lN� �N �� p EX. TREE TBR 1 i � � � � � �� N� � � �N� � / i / � �N��- o FL N� �� g0 Z I a� PROP05ED DI�AINAGE Dlf2ECTlON / J � � i / ; i F\ � � 1 � � � FSOS PROPOSED ELEVA�TION �� p � Z � 1 Ex esw � � � / � �s � J PROPOSED GRADE BREAK � � � MATCH FL � 4 O � 1 I \ Fs (N)s� PROP05ED SD PIPE 3 � FS z - �� 12 � � . �� . PROP05ED SIDEUJ�LK 0 � � � • � EX. OVEI2LA�I�ID � F5 °a .. . � � DI�A�lN1�GE 1 I ' FS .� ' . 1 ^ FL � D1RECT10N, TYP 13 F5 . P FS 1 � �NG�NEER ,♦ � Ex esw : ' ' �o Fs 1 P2�L 1 Mll�l�� P�� o . . ^ � MATGH � , � � � COI�lST1�UCTl01�1 I�fOT�s: ~ ° 'e �' P,� ° lo � � (�/� � � �Q 1 , , . ' • esw ; Z�� 4� z w � � � �- � - � 1 esw ,, . . 6�� p I 6" YERTICAL CURB, TYP. Q d�� z ��, 1 � � Bsw ' „ �" �P a 2 �F � � FS 2. C�' UJIDE SIDEUJALK, TYP. U ��S��3a �� ' • e � � � B5w FS 1 a� 3. AY�PHALT CONCRETE PAVING, 0 11-10-17 Br-vUJ F5 ;- '� ' 21TE AlD � E AecH � sw . '. 4, 6" NON PERFORaTED 5D PIPE � � , � . . , , .. , 21TE AlD � A�P�1: 002-301-055 � , . F5 � / 5. C�" PERFOR/�TED 5D PIPE Z � 0.8� ac 1 FF F� Z � Ex asw . J �I � C�. ARE/� DR/�IN � MATGH . ° e °a p. 6u gQ � ( � ,. ' ��, e ' + �. STORM DR/�IN CLEANOUT 1 1 1 t.e . �o ^ Q--i . I � �Z� ✓ � S. UNDER 51DEUJl�LK DRl�IN � h' . � � 1 � ° � 9. 4' UJIDE VALLEY GUTTEI� W � �� , F5 1 FS ' , �� `'' ` � I � 3 10. PEDESTRIAN I�AMP WITH r . � 1 � ��1 . � T2UNCATED DOMES � L—� �n � �1 BLDG FF = 616.40 FS I O II. CALTI�ANS STD. AS�A, CASE A, �j � v 1 � � � � �1 � Bsw °, ^ 1 `� 1 DI�IVEWAY APPROACH �--� rT, z1 s. � � ��I�� I r�� . • ' �� FS 12. T2A5H ENCLOSURE, SEE � � � ,� 6�� 5D ^ � AI�CHITECTUI�AL PLANS � � � �I FF ° .� � �I H� � � 1 1 5 n 13. MONUMENT SIGN, SEE Q � l 1 � � s� , '' AI�CHITECTUI�AL PLANS � �J ,.' .. LI� �. � ° � O � � � ' ' � `� 0 14. 4' UJIDE CURB CUT Q ,� ,� o FS � F5 n � �� 15. EMERGENCY A�CCE55 GATE � I—�--I �/'� � � � � I r I FF � MA CH �I V 1 � . I '� 16. REMOVE 40 LF VERTICA,L �I � � � � � � � 5w esw ' � CURB '� � � � 1 Fs 16 � '� �, 1 1 � , � ,., � � I� �y �1 z `J I--`I � � J�� i a i i � 6" 5D 15 EX F5 � 0 � � � �I '� MATG}i �� Cr1 � �-�r] � 2 � 1 � ' , �1 �T� a a � � � FS " FL '� Q � � � �1 , FS —� � I�'� � ", — � �/� � � � ' k V L � � � 1 1� 6 GR �� . ( _ _��y�� s �J ' / 1�I r0 (/ 1 ' `N� ., I � ��1 GR FF ) � Y � � e . 1 / �1 / � / � � � 11 � / / � I � � � / � / � ' FL �'/ � S - �--� O � , 1�"� ►— _ e ' / � �` � � � � `� �I--I � � � �J ��N� � 5 GR 6 � / �� / � � ' � —v� � � � � EX B51ll \ �� MA7CH / � � �� EX B5W � � � �g,� 8 MaTc� � �g'�,� I—I , /�o�B� /�o��z � , � , � � � ; / ; / � � / 20 O 20 40 60 � � / ��CISTII�IC COI�IDITIOI�IS F�f�OPOSED COI�ID1TlOI�IS SCALE: I" =20' 17-704 gll 1 of 2 6b. ATTACHMENT 1 � � PERMEABLE PAVERS O � 5EE MANUFACTURES SPECIFICATlONS FOR JOINT SPACING � MATERIAL [n W � � � � ' / 2" BEDDiNG LAYER OF NO. S STONE -r , � V � o0 ��, � �4.A � 4" B�SE LAYER OF NO. 5� STONE � � N � � 'c� , � o � CURB � ` °i o Za�'cs�r p N�?�m Z p � ' SIDEUJALK 6" OPEN GRADED BASE LAYER OF NO. W � v � o � om3�o w��p� 2 S T O N E W R A P P E D I N F I L T E R F A B R i C. � � � o � � o � ��,. �,�Z� � � SUJ LlD SUMM�I�Y: � � � �Z�, �'9 ,` � F L U S H C U R B, E X T E N D r o" i N T O O � �� o � .i � 5EE BMP UJORKSHEET FOR �LL 51ZlNG CALCUL�lTIONS. SUBGRADE BEYOND AGGREG�TE B�SE rn W N � `.� � a� O W � � � o � DM� I: A�SPHA�LT PA,VING OVER � Z � N v � � A�GGREGA�TE BA�SE � ° M � BUILDING ROOFTOP AREA DIRECTED TO PERME�lBLE • . � CJ PAVERS VIA UNDER 51DEWALK DRAlNS FOR TREATMENT. • n� � s � o � ALL PAVED �lREAS lN DM�! �RE PERMEABLE UJITH � : •: W W v � � 1 , ;;� / PERFORATED UNDERDR�INS. UNDERDRAINS �lRE � o ;� � �� f CONNECTED TO DMA 3 AREA DRAIN FOR OYERFLOW � � � � � � � � � �•.�, i� � ; m � �� 6 U �,= � � \ PURPOSES o 0 0 0 0 0 0 0 0 0 ' ' �� `� DMA 3 � � ;T� �� O \ 15,229 sf DMA 2: 4" PERFORA,TED =�� ` BUILDING ROOFTOP AREA DIRECTED TO VEGETATED ='�� \ �� OO SWALE FOR TREATMENT. UNDERDRAIN CONNECTED TO PVC PIPE TO � �� \ D1v�A 4 �, �� AREA DRAIN WITH UNDSIDEWALK DRAIN TO GOBBI STREET AREa DRA,IN \ � \ 2,246 sf �\ FOR OVERFLOW. � OUTFA�LL , � \\ \`� �� - � � DMA 3: D�T�1� �� \`;, \ �� OO � \ PAVED AREA DIRECTED TO Bl0-RETENTION AREA VlA ��M�� /��cJ ' � VALLEY GUTTER AND CURB OPENING. PERFORATED PIPE EX. SIDEUJA�LK � � CONNETECT TO AREA DRAIN WITH UNDER5IDE WALK DRAIN �� TO GOBBI STREET FOR OVERFLOW MIN � \ 2�-5� U DMA 4: --- i� \ PERMEABLE PAVERS WITH PERFORATED UNDERDRAIN. C' UJ1DE SUJA�LE 2' MIN � e .. e UNDERDRAINS ARE CONNECTED TO DMA 3 AREA DRAIN FOR OVERFLOW PURPOSES 2:1 M�4X , � ► � z . P ' . ' 1 BUILDING FF O : ' � � 5lU LlD I�IOT�S• � 2:1 MAX � . , � 2�-5� BUILDING � � . ° ° � . �� A� PERMEABLE PAVERS, 5EE DETAIL "A" 2' MIN. PERIMETER U . .. • ' ' , A � BOTTOM GRA,DE, � �NG�NEER * ' _ ► I B VEGETA�TED SW�LE, 5EE DETA�IL "B" WIDTH FF-S � o�PQ�,� � � o . � � J � a s � C Bl0-RETENTION CELL, 5EE DETl�IL "C" �' > Z wJ " � � � ` ` �� o �o D Bl0-RETENTION CELL, SEE DETAIL "D" 10 MIL PL1�5TIC � `� ° � M015TURE BARRIER ALONG U ��5��a �S�P'� . . , ', .. �� ! 1 2lTE A�1D �� BUILDiNG 51DE OF SWALE � � ' � � �� 0 � � , 1 IS" LAYER PERMEABLE LL 11-10-17 . � 12" LAYER CL�55 Il PL/�NT1NG M/�TERIl�L , ° � � P, WASHED DRAIN � � . ° ' �� 1 � ROCK WRAPPED Q . e ' � IN FILTER FABRIC 6" PERFORATED PYC PIPE z � TO AREA DRAIN OUTFALL � I� ` 1 � �� ' D�T�IL ��8�� ,� � � • � � � '9 � 1 1/�C�T�T�D S(.U�L� a 1� DMA 1 1 � 11,256 sf 1 . ' 1 � 11� , YA,RIES 5EE PLaN O � 1 DMA 2 . � 2' I' I—I V 1 � 1 9,389 sf g' �v� 1 MIN. MIN E-I 1 ' BUILDiNG FF A,REA� DRA�IN PROP05ED � � � �� .• ° •� 1 a� BUILDING . 51DEWALK ' k � �T� I � � P M T � `J ^ ° a ERI E ER w � 1 � . GRA�DE, 2 MIN. � � 1 . � BOTTOM c� [—I � u �� '1 FF-S o�0o WIDTH o 0�00�0 �O MIL PLASTIC ~� p � 1 . �' �� 1� �> °° �� c'o�c'o�c'o c'o�c'o�c'o c'o c'o�c'o�c'o�c'o M015TURE BARRIER � � � �-7 � 1 oC'ooC'ooC'o�oC'o�1.50�0�0�0� o o�o�o�o � � �� v �� y p� � , � �� 1 ° � STRUCTURA�L �� w O � � 1 � � � o�o�o 0 oc'o c'ooc'ooc'ooc'ooc'o 0 oc'ooc'ooc'oo w � � 1 B ' SOIL � �� . � o o�o�o�o��o�o�o�o� o o�o�o�o � � 6" PERFOR�TED PVC � �� /-� �v � o�o�o�o�o�<�' �'��o�o�o�o� o�o�o�o � � V 1 a � � PIPE CONNECTED TO ��3.00�� 1 AREA DRAIN o�o�o�o�o�o��o�o�o�o� o�o�o�o � � � �1�1 a �� 1 ��O��O��O��O��O��O�0�� ///�� 10 MIL PL�STIC �o�o�o�o�o�o• o��o o�o ��o � ( � �j � � � MOlSTURE B�RRIER �^ �� 1 EXTEND C�PTURE � O � � ^ ° � �REA TO �DJ�CENT � ,� 1 ___ . - �� ' C _ Bl0-RETENTION O � 1� 1� 1� °, �-�� D�T�IL ��C�� CELL, WHERE SHOWN � � Il�� ' �1 �` m `� f�10- 2�T�I�l T 101�l C�L L ON PLAN � w 1 ) � � ��I .e� � %%' -�-i � � � �� \\ � � 4' UJIDE OPENING 1N � �\\�`_ _ �-- VERTICaL CURB I' EX. CURB, M � � � �_ � � GUTTER � I-�-I _v MlN �, I' SIDEUJALK � � �--I PARKING LOT ARE1� DR1�IN Mt� � I—I O VALLEY GUTTER i 2 y 2' MIN� - - - - 2r� I � • ►. ' '; �— � �g.�� ,. . ' . .:. . O� BOTTOM � — — r'1 S ' � I—I ,�� WIDTH �� y � �� „ �� 4" UNDER w �COBB R ��5O,�� 51DEW�LK DR�IN � LE �� o o � � �� FOR OVERFLOW � 20 O 20 40 60 STRUCTURA,L o o�o�o 0 0 0 0 0�0 ,-�-i 501L ��c� ��cb �O MlL PLASTIC � SCALE: I" =20' 6" PERFORATED PYC PIPE CONNECTED TO �� MOlSTURE BARRIER � �� 3.00_�� AREA, DRA,IN ��o ��o 10 MIL PL�STIC o�o�o�o�o�o� o�o�o�o� MOlSTURE B�RRIER �� 0 0 0 0 0 0 0 0 0 0 DET�1L "D" 810-��TEI�I T101�l C�LL 17-704 gll 2 of 2 6b. ATTACHMENT 1 REVISIONS c�� r�o-rEs: fi L,4NT L�C��Np � P�. The landscape plans will comply with the req,uirements of Key Botanical Name - Gommon Name Size QUP�. PF�� Symbol / the water efficient landscape ordinance (WELO): tREES � Elements of the Landscape Documentation Package: � � (a) The Landscape Documentation Package shall include TI Magnolia grandiflora 'Little Gem' - Little Gem Southern Magnolia #15 L / � the following six (6) elements. (�� , � / � (I) proJect information; T2 ,4cer rubrum 'Red Sunset' - Red Sunset Maple #IS M � + ++ `, 1 i / i / �A) date T3 Platanus x acerifolia 'Yarwood' - London Plane Tree #15 M � + + +�,. � ', � / (B) project applicant + + +�'+ �- / (G) pro�ect address (if available, parcel and/or lot T4 Quercus lobata - Red Oak #IS L I + + +��'+ +�- / + + + .,r- + � + + . � number(s)) + + + ±� + + + + � (D) total landscape area (sq,uare feet) COPYRIGHTDATE + �� + � 1 � + + ++ + �+��++ + � / + , (�) project type (e.g., new, rehabilitated, public, SHRUBS Size QUP�. PF��Symbol 9/15/17 1 � private, cemetery, homeowner-installed) � + + + + -' �� '" � +++++ / d + � (�) water supply type (e.g., potable, recycled, welU SI �rctostaphylos densiflora 'Howard McMinn' - Manzanita #5 L O DRAWNBY + + + %� -�� ;; + + and identify the local retail water purveyor if the 52 Heteromeles arbutifolia - Galifornia Toyon #5 L � THP + + + =-��; -� � - � + �+ + applicant is not served by a private well 53 Gercis occidentalis - Western Redbud #5 L � + ++++ + �++ , �\ ,� ,�\ \` ++ + ; (6) checkl ist of a l l documents in Landscape 54 Berberis ac�u ifo l ium 'Gompacta'- Gompact Oregon Grape #5 M Q PROJECT# ++++ + � + . , �' ` \ � + ; Documentation Package 55 Nandina domestica '6ulf Stream' - 6ulf Stream Heavenl Bamboo #5 L � � + + + � . ��'' � + �' \ � + y AMG17-21 1 + + + � --' � �; + � �., — QQ + -- (H) project contacts to include contact information 56 Gistus X Purpureus - Purple Spot Rock Rose #5 L Q+ � � + + +..� \ --'\ �r- ' , ,+ �� for the pro,ect applicant and property owner S� Pittosporum tobira '�/ariegata' - Varigated Pittosporum #5 L � �, ��J + +u-� + ,--� /, �\ .,= � \++ + (U applicant signature and date with statement, ml SS .Juniperus scopulorum 'Whichita Blue' - Golumnar Blue Juniper #5 L � ,� �++ + ++ - ,� \ ` � + , agree to comply with the req,uirements of the water Sa Rhaphiolepis indica 'Ballerina' - Dwarf Pink India Hawthorne #5 L Q W �°�Z��W 1 + + ++ " � �� % — � � � + efficient landscape ordinance and submit a SIO Rosa x 'Noare' - Red Flower Garpet Rose #2 M � � �'o=�o°_ �� I + + -�+ + �� , + GOfYI lete Landsca e Documentation Packa E � � # x =cn�w o o U � + + �. �p � � � + p p 9 SI I I lex vomitoria Nana - Dwarf Yaupon Hol ly 5 M 0 � �m�_� � ; , + + + �� + •+ + + � � + (2) W a t e r E f f i c i e n t L a n d s c a e W o r k s h e e t; � ��z z z w z w � + + i \ p 5 1 2 T e u c r i u m f r u i t i c a n s - G e r m a n d e r #5 � Oj t} � _�o 0 0�Q � � (A) h ydrozone information table U z�°Q w m� � OQ�Zzpm � � � � + i + � � ++` (B) water budget calculations PERENNIALS � � � �?J o o�o `-'� 1� ` � + \++� I. Maximum Applied Water Allowance (MAWA) PI �gapanthus africanus 'Peter Pan' - Dwarf Lily of the Nile #I M � ��1 �} _ �o�Z Z�Z ¢� � ;� �� 2. �stimated Total Water Use (ETWU) P2 Dietes ve eta - Fortni ht Lil � V W °LL o o w�,c� �� 9 9 y #I L zo�� m� '�, � � + + � (3) soil management report; P3 Hemerocallis 'Stella D'Oro' - Dwarf Yellow Day Lily #I M 0 Q U �}°�"Z`� O= y �� R + _ �� ++ (4) landscape design plan; P4 Tulbahgia violacea 'Variegata' - �/ariegated Society C�arlic #I L � � � � Q a�o�� =a �� + +, �' (5) irrigation design plan; and Q , + + + � � + � � + + + f + + (6) grading design plan. C�RASSES z°�Z w�Z � Oao}�� r Wzxxz a , 1 + � + + + GI Festuca ovina 'Eli�ah Blue' - Eli�ah Blue Fescue #I h'1 � � c�}N�w~o ° �� + + +, + + ` � + � + Note: ,4uthor(ty Gited: Section 655a5 Government Gode. G2 Muhlenbergia rigens - Deer Grass #� M O ��°o�o� � +�'++++' + +++++ + +++ + + � � ��z�m� � . � Reference: Sectlon 655q6, Government Gode. 63 Nassel la tenuissima - Mexican Feather Grass #I M Q o a Q Q�-� + + + + + + + + + + + + ` + ��ZaO�Z EX. STREET TI�EE TO + + - + + ' + + + + ,+ _�� ' �+ � + + �--r + + + + + � � + �a ~ o BE RE1�OVED �- �-;��`l + + + ` + + �� E This Plan is intended to satisfy the specific req.uirements of VINES � � � � + + + + + + �� ,+ 'ORD�R NO. RI-2015-0030, NPDES NO. G/�0025054 \(I Parthenocissus tricuspidata - Boston ivy #5 M �� ' � �\ �� _+ ++ + ++ ' + ,++ N/�TION/�L POLLUTf�NT DISGHARGE ELIMINf�TION SYSTEM � �- + + + +' + � ' ` + ��, c�s� ; +1+, + + + + + � , (NPDES) PERMIT ,4ND WAST� DISGH,4RGE REQUIREMENTS FOR C�ROUND COVERS S + + + + +�, __� �,+ DISGHARG�S FROM THE MUNIGIPAL SEPARATE STORM NDSCqp � �� + + + , � ` + `. + ; SEWER SYSTEMS.' Additional design req.uirements imposed by �P F � - �� + � + + ' � �+ � Governin A encies, such as local radin ordinances, GAL GGI #I L ,4rctostaphylos densiflora 'Pt. Reyes' - Manzanita �,o PHF ��, + + a� ` ; 9 9 9 9 Plant I al. � 36" o.c. �� '' �A 'y� � + ,+ � Green, GEQA, 401 permitting, and hydraulic design for flood 9 �, 5 s � + +++++.� + �1 `:�+ ; control still apply as appropriate. GG2 #I L Lantana mantevidensis 'Purple' - Purple Trailing Lantana _; oP � �, L� 1 � --� � ' �+ � Plant I gal. � �6" o.c. � N / ` I 1 �t � Signature #I L Rosmarinus officinalis 'Prostratus' - Trailin Kosemar os/3i/is � � + + � ` + , �' � \ � It t � ��'� , W �G� 9 y Renewal Date � � �+'+ ++++� � �,+ Plant I gal. � �6" o.c. � � EX. LP�NDSGAPE TO REM�IN s�, Date �P + +� � + % � , � �+ vvvvvvvv � � , `�� ` -�� ` + GG4 °°��°°°°° Place 2" depth �" crushed rock over landscape fabric TF p� \ � .�j �+ "I have complied with the criteria of the Model Water �fficient v°v°v°v°v°v°v°v°v �F CA1-�F O \ 1 : ,+ �� ; Landscape Ordinance (MW�LO) and applied them for the efficient use ' ` :+ of water in the landscape design plan" � '� �'��'�. ``� _+ , , r+ � VECxEtAtED SWALES � BIO-FILtRAtION SOD �--� �: '�, �� ,�•�:':�1:�'; ++ -�� + DELTA BLUE6RA55 GOMPANY � � ��.: :.'•{-: _ Molate fescue - Festuca rubra '� � •1�.•.•}:• + % `++ . . . . . �20q) 46q 7q7q � -.�.:. ..�.�: ` + + , r Galifornia barley - Hordeum californicum I-800-63�1-88�13 � �� + + .� + Pur le needle rass - Nassella ulchra F,4X: (20a) 46q-7a78 = c� '� � �� + + + � `� p 9 p � o z 1 � � -:.:.: :.�:1�'. � � � + Meadow barley - Hordeum brachyantherum � � o z � . '� s � �'1:�,: I :+ Q � � , — o .::�� +++ � � � , � ; �-� -:�'��' + + , ` + Q � z i :.:.. .. .�. + ,, . � ! / '1-:-.-:�:� -. �.v . ;+ _ � � ' � '•\•;• •;��•, �1 � p ¢ (.� � 'i � :{•:•'•.:�• �� ; a� w+ Note: * Gontractor to verify all c�uantities from plan. Plant legend is for reference only. Q o z i 1 � �:-:-.-:�:�.�: ` + � � , �� o� _ _ t � , � � `�+ Note: P�: WUGOLS IV Species �valuation List-2014; North Gentral Goastal, GA WUGOLS Region I, 5unset Zone 14 � � � Q '�'�'�.'�' � + lEilEilE J Q � �1, �` �i • -. -�• + Note: No substitutions unless approved of by the Landscape f�rchitect, in wr(ting, prior to delivery to the pro�ect site � O � � '�'�'� �+ + � U � s . , � • 'A•�.• � + L 2 �( 1� ': `* + � �, � QQ � 1 �'� I t++ ++ �1 � �--� Z � � i �� + + + + r � , NOTES• � o z _ I -� �'�L� + � '� � 1 � ��.�.�-' � +++ + +'++ '� �� o Q a u�i i, j •�:: :�:{�._ + � A. 0 P l a c e Z d e p t h � S o n o m a G o l d c r u s h e d r o c k o v e r l a n d s c a p e f a b r i c u n d e r s t a i r w a y s a n d u t i l i t y V w � Q � � j ��:: ::�:••.. , `' �J � access areas. Ins ta l l 'Perma loc G lean Line' �" x 4" a luminum e dging wi t h mi l l finis h (M F), be tween crus he d � � Q � ' � ; ��:�: :��{1.: � rock and ad�acent shrub bed. Q c�n o � o � / •. .•. ..1;. . �--r N Y ` �� ::: ::�:1�� + � ' B. 0 Place 4-6" size river washed cobble over landscape fabric where indicated. � w C° Q a o � � ::: ::�:1: - � � � � Qa � ? ::: ::j:�: �� G. � �� P l a c e m o 5 s r o c k b o u l d e r s, v a r y s i z e a p p r o x i m a t e l y I S-3 6" (s c a l e a s i n d i c a t e d o n p l a n). B u r y � � O N M Y `� � � � � I, ' �--� �� _. :.{:l: + _= ' `+ " +- _, b o u l d e r � m i n i m u m o r t o t h e e x i s t i n g s o i l l i n e o n t h e b o u l d e r. V Q o o � � o � z •l:�: . + � ; + + +�_, � H — r .-. ¢ I, � � •�:•. :{•:l: + ; y" + ,'�� i i u u � w � o i _ ••�•:• •:{:• •. + + + , � D. Install Permaloc Glean Line � x 4 aluminum ed gin g with mill finish (MF), between rock, lawn and ad�acent �V ,,,_; � ^N 1 :�:.:. .:•� + � . . • _ +; shrub beds. Stake at ever reformed loo s with 12" stakes su lied from manufacturer with roduct. � � � o X '� � ; �.�:�.�� :'`. + + o :Y:. ..:�:�� y p p pp � P M a '•�� ' �. ♦ � � w c��a � ;.�.:.'. .,j.i� , , �.y•.,. •'� i � ♦ � :- .;.•:{:;.•: . �. . •'�,:f. ♦ s �� :- •C:- •�'.�:•��•=-;y��''��• �'� � E. Place a 12" wide band of 4-6" size cobble over landscape fabric around the perimeter of bio-retention :: .j... . :�1:�:�:� �:=::1�::�::�::��.. .::::::... �� :� •1•- .:��:�: :.:�:;:�;��L�•' I areas and vegetated swales to intercept debris prior to entering into the filtration area. � '� :::. .1::.:. � �1�� .:-.�::�:: � � � i . .- 1.: ��:k:�:�:�:�:�� ' �'� �1'• • r �'� � �a� BIO-FILTR/�TION /�REI� F. SOIL PREP/�Rf�TION /�ND A�MENDING: Q � �_�� :• .• F' ++ + �-- 'J•.•'•'• ' � 1 � �� _�i ' '�'�� '��' + -----�:�' •''�•' 1 � REFER TO THE GI\(IL PLANS � \(EGETATED SWr4LE �41�E,4 i ' . •�-:•.•.� .• •• � / 1�' ��'�•� '� '~'•�'•;•�"•' � I) 1�fter rou h radin o erations, the contractor is res onsible for obtainin a soils re ort that rovides REFER TO THE GIVIL PL,�NS � � '�'•:,:•.;��:•., + •'� -�• � � � � 9 9 9 K' p 9 p p � � ' + . . •. : :•�:;�:: �� ' i � � �� _�� / an analysis of the existing soil that states what soil amendments are req.uired for optimum planting growth. � ' •. i -. . :-.-.-y:;:,. .�.;�-.- The contra�tor shall incor orate the recommended uantities b thorou hl cultivatin all lantin areas to ._ ._. .. ..... . . IN � + �:_.��_._:�.�� -. .�:�.�.�� , � � p �i. y 9 y 9 p 9 EX. STREET TREE TO REMPi� (�``` '� + �.' :�:: _._ _._. + � / a depth of eight (8) inches. Rough finish grade all areas. Im I` + � •� + ++`+ j �� -�' � i�'' � �/�1 SX � , �1 � �i 2) Broadcast the following soil amendments. G2uantities given are per I,000 sc�uare feet of area. O V J � � � � w� Nitrogen stabilized and iron fortified compost:per soil analysis recommendations, or 4 cy for bid purposes � �z= � ;� , �� _�� "� Pelletized fertilizer (21-0-0): IOlbs., or as per soil analysis recommendations � / �/ ��v� Soil Sulfur: per soil analysis recommendations � � �� ^�� 6ypsum: I00 Ibs Z � � � � W � �� 3) Gultivate and thorou hl incor orate the amendments into the to ei ht (8) inches of soil. __ �„ 55 ' � w�� 9 y � p K' 9 � � � O � w��v^/ 4) De-rock area to be planted by using a mechanical rock picker. ,411 rocks larger than I inch in diameter � � � I � / � N i are to be removed. _ � � w i � . � c� � v^i ! �� J. Install weed barrier filter fabric OVER drip irrigation components, manufactured of polypropylene, 28 mil Q Q o J � / �g"��Ni thickness, and 2.6 ounces per sc�uare yard. DeWitt Pro-5, or ec�ual. Secure fabric segments, to soil, with = Q � y�v�� 6"xl"x6" steel 'U' shape pins. Overlap ad�acent fabric segments a minimum of six (6) inches and secure with � � � � i ��N� pins at twenty four (24) inches on center. � Q o � w ~ � � �iv�/ K. Install �" depth fir bark mulch over the filter fabric on all shrub and ground cover planting areas. Bark � �N� mulch shall be wood residual derived and manufactured from Pine, White and/or Red Fir Tree bark. The w m �vti i"r materia l sha I I be ec�ua I to that referred to as 'Wa I k on Bark' in the trade. � � � � ~ m m � � O C � � G �F°�� ro U1�lD�fi`Gfi`OUN1� THOMAS H . PHELPS w � o L LANDSCAPE ARCHITECTURE �"V � G S��IG� ��T THPLA, inc. � � of Northern Galifornia � ��T I �� 2�, ��' /��r California Landscape Architect#4122 z �� Ga I I: TOLL FRE� P.O.BOX 8328 � ��..� � S I I Chico, CA 95927-8328 0 Scale: 1:20 (530)892-8897 fax(530)892-9588 � TWO WORKING D?�YS BEFORE YOU DIG thphelps@sbcglobal.net m 6b. ATTACHMENT 1 REV1510N5 � r�o�= PL�NT �EC�E1�iD A, The land��ape plcrn� wlll �ompiy w�th the requfrement� of ICey Botanlcal Nrame - Gomman Narne Size QUA. PF�� 5ymbol _ � the �vater efflctent lar�d5cape ardfnance �WELD}: TREES Elements of the Landacape Documenta�lan Packc�ge: � �a} The Landscape Documentatian Package shall inGlude TI Magnolla grandfflora 'Little Gem' - Llttle Gem 5outhern Magnolfa #15 L � _ � t�e follor�i►�g 5ix {b) element�: � � � � - �I} pro�ect �nformat�on; T2 Acer rubrum 'Red Sun�et' - fZed SvnSet Maple #15 M � � {,o,} date T3 Platanu5 x acerlfalfa 'Yarwaad' - Landon Plane Tree #15 M � : � � (B) pro�ect appllcant � � � :� � {G} pro�ect addre5� {iF a�allable, parcel andlor lot T4 Que�'�u� lobata - Red pa#c #I5 1� l _.� � n�mber(�}} ` � {D} tatal land�cape area (5q.uare feet} �oFrH:cF�ronrE l � � {E) pro�ect type {e.c�., ne�v, rehabllltated, publlc, SHRUBS Size QUA. PF�� mbo! 9115117 , ' � � prlvate, cemetery, homeowner-ln�ta f led) ��d�#o {F) v�ater supp�y type �e.g., potable, rec yc l ed, we I I) 5! �4rcto5taphy los dersslf lora 'Howard McMfnn' - Manzanita #5 1� � 9RAWN 9Y � ��'�� ► � and ldentify the locai reta�l water purveyar if the 5� Heteromele5 arb�tifalla - Gallfornfa Ta�an #5 � � TH� m►+��*��r��°� app I1Gant 15 nat serWed by a private we I I 53 Gercis occfdenta I�5 - WeStern Redbud #5 L � �'��,�r�� ►�m �� . � � �� `�' �� 1 1 # PROJECT k ,�„�s� ��,��, g�,�� ■ �G) checkif�� of all document5 �n Land�cape S�F Berberf� ac�ulfallum Gampacta - Gampact Oregon Grape � M � �Am�� s�s�� ■ ,��v�r�� N�� Documentatfon Packa e ' ' - �,� A,� �� ,� ��, ��s �A� g 55 Nand�nra dorne5tlGa Cyulf Stream Ctiulf Stream Hea�en3� Bamboo #� 1- � AMG17-21 •�-v��*�� '� ■ ��°�"r�� '� �H� proJect cantact� to InG lude �ontaGt lnforrrtatlan 56 Gi5tu5 X P+lrpure�5 - Purp le SpQt Rock Ro�e #5 L �+ ��►�� v► � �� . �� ►��u�� ,��s �r �e� �i� ��$a�� _ -, , , for the pra�e�t appll�ant and property o�ner 57 Plttos arum tobfra Varle ata - Varl ated Pittas arurrF #5 L � � �e�. ■ �e9 s�►b a►� �� *� f� 9 9 p � ■��a��;a*��a�� ► {I} appl�cant 5�gnat�re and date wfth �tatement, �I 58 .lunlperu5 5copulorum 'WhiGhfta Blue' - Golumnar Blue Junlper #5 L � ��;��,3■��p�� :.■ � � W� g � g� �,� g� ,�� ,� : a�ree to camply wlth the rec��rement� of the water Sq Rha hlolepi� indica Ballerina - Dv�ar� Pink India Hav�t�orne #5 L � W ��;��W �,��'�,a�N�r��+��a = e ffcient landscca e ordlnance and submft a p � � * � �,z w w�°~ ��,��►o es��°�° _.� p 5f� Rosa x Noare - Red �iov�er Gar pet Rose #2 M � � -a��o LL z , ��r�� c o m p 1 e t e �a n d�c a p e D o c u m e n t a t i a n P a c k a g e SI1 I lex vnml taria `Nana' - Dwar f Yau pon Ho l l y �5 M a � �m LL=�W� � � �'�� H =��a°�¢ F �r ��) Water Eff�cient Lar�d�cape Worksheet; SI� Teucrlum frultican5 - Germander #5 L � � ��2z�wr w � �A� hydrozone informatlon table V o¢°¢w m� � 1 -� {B) water h�d get calcufation5 PER�NNIALS _ � � � �J¢a o Q m `-' h I. M a x l m u m �4 p�a l l e d W a t e r A G l o w a n c e {M A W,4} P I A g a p a n t h u 5 a f r l c a n u� 'P e t e r P c r n' D w a r f L�f y o f t h e N f l e #I M � � `" �°�z z�2 Q� 1° �� ■ 2. ��t�m c�t e d T a�a l W a t e r U�e (E T W U) P 2 D i e t e� v e e t a - F o r t n i g h t L i i y #� � � � W = °��o��`? a U �� ` '*�r � �3} s�ll mana gement re part; P3 Hemeroca�l5 'Stel la D'�ro' - Dwarf Yel low Day Lll y #I M � � z°o�� g ._ � ■ t (4) l a n d 5 c a e d e 5 1 n l a n� P 4 T u l b a h i a v l o l a c e a V a r i e a t a V a r l e a t e d 5 o c l e t G a r i�c Q ¢ �N� �- �a �� ,�� p 9 p � 9 9 9 y #� L a � �w�o�¢� � � � � � �� ►+ (5} Irrl atian de51 n lan; and CYR,a,SSES � �°o�w�� ¢ s► �a�=a� d �e ■ 9 9 p ►� �� '� �6� grading de5ign plan. � z x=� � � ►� �� ,� � �d W � ��w= ��m* �� r , G! Festuca ovfna 'Eli ah Blue' - EII ah Bl�e Fescue #I 1"� Q � z��~❑ o , �� r� �s�s � � � ¢o � � �s�' + r�� Note: �4uthor�t Gfted: Sec�ion 655�i5 Go�ernment Gode. G2 Muhler�ber ta rI ens - Deer G�Cr�s #� M � ��=a�a� ■ � 1 ■ .�r y , 9 9 Qw�� R�**��My F 2 e f e r e n c e: S e c t l o n 6 5 5 R b, G o v e r n m e n t G o d e. G3 N a��el I a t er��i��lm a - M exi G an F e a th er Gr a�� #I M 0 0��m� EX. STRFET TRFE T� �� fs� �°��°�� BE REMOVED ► 1 �� Thls Plan fs intended to 5GIt15Fy t�SB 5pecl�ic req,ulrements oF V INES ~a � � :.�� , 1 + ��w�,�*�''°`�*� 'ORDER NQ. I�I-2�15-0�3a, NPDES ND. GA0��5D54- Vi Parthenocl5su5 tricuspidata - Boaton ivy #5 t„q ----�� . � *w�+�� _� }V�4TIQN�4L PQLI�UT.4NT D15GHAF2GE ELIMINATIpN SYSTEM ■st� � '"�•;; � *��*��x�*� � (NPDES) PERNi I T I�ND Wf45TE D I SGHARGE REGtU I REMEN75 FOF2 Cs}�pUNO C�VE RS .'4 � ^,�. � Mw��*fM Q I SGH�4iZGE5 FR�M TH� MUN I G I PP�L SEPARATE STOFZM P�ypSCap , 1 •;� R;aMM �� E , w`*��s�� SEWEiZ SYSTEMS. �4dditlonal de5ic�n rec�u�rements ImpoSed by .y �j + � �'��s��t�� Gove�ning �4gencles, such css local grading ordinance5, GAL GGI #I L A��taStaphyla5 den5�f lara 'Pt. Re�eS' - Man�anita c,4,� N. ��e� ��'y sM*��R�'�� Plant I al. � 36 o.c. �? � s, � ��,� Gr�en, GEQA, 4DI permltting, and hydravlic design for flaod 9 contro I �tl l I app ly a� approprlate. # � � �' �� GG2 I L Lantana mantevlden�l5 Purple - Purpfe Tra�l�ng L.antana �, �P � � ` `,`�i ��*�`*�*f� Plant I gal. @ 36 o.c. � �, �i r��r��r 5;9��u,a (P �s*��N ■ E GG3 #I � RoSmc�rinus offlclnalls `PrQstratu5' - Tralling F:o�emary os/3t/�s - , • ', � �� Plant I gal. � 36" o.�. � Re�e.a, oo�e �r � EX. LP�NDSGP�PE TO REMP�IN s �o�e . � i , �* �* ovvvvvv❑ j \P '�ti �� :� � v v o v a v a v v }a�qGP. �� depth �� Gf'EJ5�'1BG� I"OGIC �Vef IGi�'1G�5GGpB fabric �T �� GG4 vvvvvvvv E �� Ffl ' _� � - "� ha�e complied wit� rhe �riteria of the Nlodel Water �ffic+ent o 0 0 0 0 0 0 0 o CAL � � �r' Landscape Ord�nc�nce (M1NE�0) and appl�ed them For the e�f�r.lent �,se � 1 � 1��4s af water in the land5cape de5i�n plan° �� s� YECiEtAtED SWALE� � BI�-�ILtRATI�N SDQ �—�.. � i�� ` ' • ' *�s�* .'W'�' '. Mo late fe�cue - Fe�tu�a rubra nELTA BLUEGRf�55 G�MPANY „- ` �}r�..� s�*�*r�� . . . . ��M�� {20G] �-6G-7�i7G "` ':.,;. ; .��s • • • ' • Gallfornia barley - HQrdeum californlcurn �-8ao-�3�r-SS�r3 � � ��,-��" Purple needlegra5� - Na55ella pulchra FF4X: �2Dq) 46G-�fG78 � z r� t 'L��,,.. ¢ 0 z � S � �►� � ��*��+ Meadov� bar le� - Hordeum brachyantherum � o 0 f�a�=�� ¢ , � �� *�� ¢ ¢ � � � � z ■ � , �� ;�e�� ' = a � `�'ry'. _ ��,� � �� '� Alata: ' G�ntractor to Werlf crll uantitle5 from lan. Plant le end Is for reference onl o o z �{ � '�•;: ��`�r� , y �i. P g y- ¢ _ _ 1 t ,�•=r_'. r��ti. � � N a t e: *" P�: W J C.�L S I Y 5 p e c i a 5 ��a l u a t l o n L I S t-2 0 1 4; N o r t h G e n�-a l G o a S t a l, G A Y V�.�G O L 5 R a g l o n I, 5 u n 5 e t Z o n e 1 4 � � � � d i ;�� - ��Y°�� ■ �late: �*�' No 5uf�stitutlons unle5s appro�ed of by the Landscape arch�tect, ln wr�t�ng, pr�or to deflvery to the pro�ect s�te Q D � � , N � , , � ;, � � s�� ■ � ¢ � ¢ �� , {"' � j � �� . -�� NOTEs: � o z _ C� 1 � � � J , � •," ;i i.� �. � �� A. 0 Place 2" depth �" 'Sonorna Gold' crushed rock over landscape fabrfc �nder stairwaya and u�lllty � � � z � �} �:�.. . �rriM��r�� < < E� �� U w , ¢ ,� �� a��e�� areas. In�tall Perrrtalac Glean Line � x 4 aluminum ed gin g w�th mlll finfsh {MF}, betweer� Grushed � � ¢ z Q �, � �!;_ �,:��*�ar� rock and ad�acent shrub bed. Q u a � o �.�1/ -. ��srt� �� ~ N ' Q �*� �■� _, ' B. � Place �-6 size river washed cobble over landscape fabrlc where Indfcated. � � `° ¢ ¢ � �� '*r �,� v � c�-� r- ' ¢ _ l ��i��,�� , G. � �� Place f?'1055 rock boulder5, var� 5ize ra�aproximatel� 18-36" �5GQf8 a5 Indlcated on plan). g�r� � � p �, � � � � �... , . ��x��o►�y u� = ni � � � D , �a��.,�,��*' baulder � minfmum or to the exi5ting 50�1 Ilne on the bo�lder. [� Q ¢ a � ¢ o � f - � ��'�' � �� ,: : ;,,��r��+�� ;,�, � � r � ¢ ..... .. _. ��..�r��y� cn co ca � �:_� + ��„�� D. InStall 'Permaloc Glean Lir�e' �" x �" alumfn�m edging w�th m!I[ finlsh �MF), between rock, lawn and ad�acent V w � � [J,J J ^{W cs +��,��"'* �hr�b beds. Stake at every preformed loap5 with I�" 5takes ��pplled fram manufacturer with pradu�t. � Q ¢ o x ` , .. �� '�� . . •1 .... � � wn, � �,.� � -� .1 E. Place a 12" wide band of �--6" size c�bble over land5cape fabrlc araund the perlrneter of bIo-retentlon �: �� area5 and �egetated �wale� to Intercept debrls prior to entering fnto the filtratian area. v i � �1.• . ... * �_ " ��F_�'�� Blp-FILTRATf�N PZR�P� F. SDIL PREPARATlON AND �4MENL7ING: a �� . `�. VEGET,4TED SYJALE f�REf� ` 1-_="'`' REFER TO THE GIVIL PLPSNS � �' '•= ` ',� �. � � ° � the contractor 15 re� onsfble for ob�alnin a sof 15 re ort that ravides � RE��R T4 THE GEVIL PL�4N5 ;� +. �,� �� ' � � I} After raugh grading operat�ans, p g p p l --�•: � _ �''• , ��, _ an anafy5�5 of the ex�5ting �oil �hat 5tate5 what 5a�1 amendment5 are req,u�red �or opt�mum planting gr�owth. z`� �'� � ' � -= '-' The contractor 5hali incorporate the recommended q.uantitle5 by thoraughly cu€tivating all p�anting area5 to EX. STREET TF.EE TD P.EMP.I N � �,��i� �� ;�,��;� � � , � � a dep�h af elght �8� IncheS. Rough f lnish grade a I I areas. o '- _ � : -' � ,� � � C� �v-.t � 2} Braadca5t the fallawing 5ail amendment5. Q�antftie5 gi�en are per I,�OU 5c�uare feet of area. 1 � 'I r � � '- :� � _ � Nltrogen 5tablllzed and Iron �ortlfted compo5t:per 5aif analy5l5 recommer�dc�tior�5, or 4 cy for bfd purpo5e5 1 1 ,�'�". � �� Pelletlzed fertlllzer (21-0-D}: I�lbS., or a5 per 5011 analy515 recommendatlon5 7 �� ' � _ Soi I Su I�ur: per 50l I ana 1�515 recommendatlon5 L — �'C � Gyp��m: ioo ibs Z — �j w w �� 3} Gultl�ate and thoroughly incorporate the arnendment5 Inta �he top eight (8} IncheS of 5oil. r ,�, � �" � C!J � r � 4} De-rock area to be planted b� u51ng a mechanlcal rock plcker. All rock5 larger than I lnch in dfameter � w � 1 _ � are to be rerna�ed. _ � � � � � cn — � J. In�tall weed barr�er filter fabrlG DVER drlp Irrlgatlon component�, manufactured of polyprop�lene, 28 mll � � o J � thici�nes�, and 2.h ounce� per 5c�uare yard. DeWitt Pra-5, or ec�ual. 5ecure fabr�c segments, to �o�l, with � �1 � Q �"xl"xh" �teel 'lJ' shape p�na. �verlap ad�acent fabrlc 5egments a mfnlmum of slx �6} inche5 and secure wlth � ��L � �—. pins at twenty four ��-} Ir�che5 an center. � � o �- � _ � � K. InStall 3" depth fir bark mulch o�er the filter fabrlc on a!I Shrub and ground cover planting area5. Bark � m mulch 5hall be wood resldual derl�ed and manu�actured from Pine, White andlor Red Fir Tree bark. The � materla I 5ha I I be ec�ura I ta thrat ref erred to a5 `Wal k on dark' In the trade. � � �n [� � � U � � � � � � � ��a,�� r� ��a�� T H D M A S N. P H E L P 5 � � w � o G LANQSCAPE ARGHITEGTIJRE qY � � SE�V I�� 1��i�T THPLA, inc. � @ 2�I �� of hlorthern Gallfvrnla California Landscape Architect#4122 7 ��C�T I ��7 �� 1 � Gal I: TaLL FREE P.fl.�OX 8328 L � a I Scale: 1:20 ��'C��--� �' �� Chi�a, CA 9592T-8328 J �530}892-8897 fax�53�}892-9588 � TY�lfl YV�RICIt�lG D�4Y5 BE�pRE YDU DIG thphelps[�sbcglabal.net m AGENDA ITEM NO. 6c Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com TO: Design Review Board FROM: Adele Phillips, City of Ukiah, Associate Planner DATE: January 17, 2018 SUBJECT: Electric Utility Operations Facility. Request for Review and Recommendation on a Site Development Permit to allow renovation of an existing ±14k sf structure, as well as grading and several site improvements to house administrative and engineering offices, and vehicle and ware storage. APN 180-070-19. File No: 3308-SDP/UP-PC. PROJECT Introduction. An application was received from architect Lawrence Mitchell on behalf of the City of Ukiah Electric Utility for approval of a Site Development Permit to allow for the renovation of the property located at 1350 Hastings Road. Electric Utility will relocate its operations, administration, construction, and technical services to this location. The site will support the warehousing and distribution of materials, the servicing of equipment, parking of specialized utility vehicles, and storage of equipment used for construction and maintenance of the utility's distribution system. Offices and conference rooms will house business support services and allow hosting of safety education training. Project description, site plan, landscape plan, elevations, and photometric plan are included as Attachment 1. Setting. The project is located at 1350 Hastings Road, approximately 900 ft south of Hastings Road intersection with Talmage Rd., and 1000 ft east of US HWY 101. The site is visible from northbound US HWY 101, as well as Hastings Road, which bounds the property along the east and south sides. The project is surrounded by the following uses: North: Heavy Commercial (C2)—Wipf Construction, excavation and construction equipment storage South: Agricultural (AG40) (County jurisdiction)— pear orchards East: Agricultural (AG40) (County jurisdiction)— pear orchards West: Community Commercial (C1)—Action Rentals, heavy equipment rental and storage The subject property is zoned Heavy Commercial (C2); "Business services" is a permitted use, while "Public and quasi-public buildings, structures and uses" and "Warehousing and distribution (general)" are allowed subject to the approval of a use permit. See Attachment 2. Current development on-site comprises a 14,000 sf, concrete slab-on-grade, and wood frame warehouse building. It has fire sprinklers, a metal roof, and is clad with metal siding. Existing AGENDA ITEM NO. 6c Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com parking area is gravel and crushed rock. The project was most recently used as contractor storage, a cabinet shop, craft grain processing, and automobile service and repair. The site is accessed by 2 existing driveways along the north property line, which will be removed, and circulation reconfigured to allow access from the south as well as from the north driveway. Existing vegetation includes volunteer grasses, brambles, shrubs, small trees and evergreens. The entirety of the site lays within the FEMA Special Flood Hazard Area Zone AE, which denotes the 1% Annual Chance Flood Hazard area, also known as the `base flood' or `100- year flood' area. A drainage ditch runs along the southern edge of the property, carrying surface water from the commercially developed areas on the west side of US HWY 101 due east to the Russian River. A new driveway and culvert to the south is proposed and will cross the existing drainage ditch, which otherwise will remain unmodified. The existing berm on the east side will be removed and the site graded to encourage draining to bioswales and a stormwater retention and rain garden area. Scope. The project will allow the adaptation of an existing facility for use as the new base of field operations for City of Ukiah Electric Utility. The building's interior will be remodeled to support the following uses: administrative, engineering, and technical service; staff lockers, lunchroom, restrooms and showers; inventory purchasing, shipping, and receiving; show room, meeting, and training spaces; and, warehousing and storage of materials and equipment. Entry to the facility will be controlled by defined path-of-travel and a new covered entryway in the northwest corner of the property. Also for security purposes, an 8 ft tall steel perimeter fence is proposed (see example shown within Attachment 1). UCC code §9178(B) restricts fence height to 7 ft, but §9178(C) allows exception to height restriction for commercial or industrial uses subject to the obtaining of a use permit therefor. Security cameras and lighting will also be installed. Signage for site identification and wayfinding is proposed as part of the development, but not shown. Parking for employees and the public will be provided along the north side of the facility, external to the security fence, as well as paved pedestrian access. Landscaping will be provided along the perimeter of the site. The applicant is seeking relief from UCC §9101(D)(1)(e) which requires parking lots with twelve or more parking stalls to have a tree placed between every four parking stalls within a continuous linear planting strip, as well as the provision of fifty percent shading over all paved areas within fifteen years of planting. In lieu of vegetation, the applicant is proposing partial shading by freestanding solar panel arrays (see examples within Attachment 1). The project site will provide parking and storage for at least 40 Electric Utility service vehicles ranging from pickups to service trucks, diggers, bucket trucks, trailers, and a crane. Vehicle maintenance will be performed off site at the City Yard on Hastings Avenue /Airport Road. Occasionally, equipment deliveries will be received from vans, straight trucks, and semis. The site will also provide area for a ware lot, or open storage, for utility poles, vaults, transformers, miscellaneous hardware, and cross arms. AGENDA ITEM NO. 6c Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com Regulatory Framework. In addition to being subject to the provisions of the General Plan, and the Ukiah City Code (C2 zoning district, off-street parking requirements, etc.), the project is within the C Airport Land Use Compatibility Zone. The site is located is subject to the recommendations of the Design Guidelines for Commercial Projects Outside the Downtown Design District (Attachment 3). STAFF REQUEST Staff is requesting the DRB review the project for site layout and design and to and provide a recommendation to the Planning Commission. ATTACHMENTS 1. Project Application: description, site plan, landscape plan, elevations, photometric plan, fence detail, section diagram, and supporting documents. 2. Ukiah City Code Division 9 Chapter 2 Article 8. Regulations in Heavy Commercial 3. Design Guidelines — Commercial Projects Outside the Downtown Design District ��A�� Planning&Community Development pepartment 3U0 Seminary A�enue Ukiah, CA 95482 Email: planning@ci#yofukiah.com • �]_�� r_ Web: www.cityafukiah.com �t� of K n Phone: (707) 463-6203 Fax: (747� 463-6204 Planning Permit Application ��3� PROJECT NAME: SITE DEV�LOPMEI3T PERMIT PROJECT ADDRESSICROS5 STREETS: AP NUMBER{S�: 1350 HASTINGS ROAA, UKIAH, CA 95482 1��0-070-19-Op APrucnnrrlAu�roRVFOAc�rrr. PHONe No: Fnx No: E�aa A�oREss: LAWRENCE MITCHEF,L, AIA (747} 462-8778 {707) 462-1511 ukiaharch001�asbcglobal.neti APPLICAPlTIAUiHORIZE�AGENT ADUkESS: CITY: STqTFJZfp: 135 W_ GOBBI STREET, SUITE 203 i3KIAH CA 95482 PROPERTY OWNER IF QTHER iHAN APP�ICqNTIAGENF: PHONE N0: FAX N0: E-MAIL ADORESS: CITY OF UKIAH EL�CTRIC UTILITY (707a467-5711 (707}463-6790 d�ucchetti�cityofukiah.com PROPERTY O44MER ADDRESS IF OTHER THAk APPLICANT CITY: STATEIZIP: 412 WEST CLAY STREET UKIAH CA 95482 HAS YpUR PROJECT RECEIVE�A PRELIA�INP,RY REVIE4Vf1' YES ❑NO ❑WRPOfiT WVo USE COMM. t O RE2oxiwG S {7 USE PERMIT-AMENOMENT $ DETERMIN,aTION 100.0800.611.003 100.0800.611.001 ]00.0440,449.001 ❑AMNEXATION $ ❑REZONING-PLANNEUDISTRICT � �USEPERMIi-NfAJOR S 100.0800.611.00i 100.08D0.611,001 1D0.0400.449.001 ��P� s fl SITE DEVELOPMENT PERMIT— a ❑USE PERMlT—MINOR s ]00.0400.449.001 AMENOMENT I00.09D0.449,OD1 100.0400.449.001 ❑BOUNpARY LINE ADJUSTMENT $ ❑517E DEVELOAAkENT PERMIT— � O VARIqNCE—MAJOR s I00.0800.610.001 iNAloR IOO.D446.449.001 1GD.0406.449.001 ❑GENERRL PLAN AIrSENDMENT $ ;� SITE DEVELOPMENT PERMIT— S D VRRIANCE�-MINOA $ 140.0800.611.001 Mir�oa IOO.OA00.449.00I 100,0400.449.001 � MURAL PERM]T � ❑SPECIFICIAAqSTER PL4N $ ❑TONINGAMENpMENT-MAP $ 100.0400.449.001 140.0800.611.003 100.0800.6!1.001 ❑PaeuM�ruaY Review{PC} S ❑SUBDIVISION EXCEPPION $ ❑ZONING AMENOMEN7-TEXT S 100.0800.611.003 ]00.O80D.614.001 100.080D.611.401 ❑PREEfMINARY RHVIEW(PRCJ $ O TENTATIVE PARCEL MAP (4 OR $ ❑QiHER � 100.4800.611.003 FEYI'ERLOTS ]00.080QG10.001 ❑PRELI�fIMARY REYIEW(S7AFF� t ❑ TENTATiVE SUBDIUISION MAP S �OTMER S 1D0,0800.611.003 (5 oR MORE Lois)140.0840,610.001 COUNTY CEQA FI�i�IG FE�: S �;, �.,,:. �pR PERMIT DEPQSIT: S FiGiNG DA'�: CIiECK PAYABIE TO MEkDOCINO C0. COUNTY CEQA{iVEG DEC�FEE: S MiNoa Pertr��r FEE; � 70TAL AMOIJNT PAIQ:$ CHEdC PAYABLB TO MEN�OCINO C0. COUNTY CEQA(EIRy FEE: $ TO7AL FEE: S RECffPF Nl1MBER; CHECN PAYABLE TO MENDOCWO C0. APPLICATION NUMBER[S): Recommendation: Prior to submitting an application, discuss your project with Staff a»�� (sewer, water, in-lieu park fees, traffic impact fees, etc.)may be required for your project. Also, ask aba �� requirements, required sidewalk repairs, drainage issues, storm water mitigation requireme�ts$��{Qn a e improvements,etc. � �� N��• a�ni��3a 6c ATTACHMENT 1 Project Description The purpose of the project description is to assist Staff in understanding the project. Providing complete infarmation will help expedite the project review process and in determining what additianal informatian, if any, relafed to the project and required ernironmental review is required. En�ironmenta! Re�iew and Reports Please be aware that projects are required to compfy with the California Environmental Quality Act{CEQA). Pro�ect5 wilf be reviewed by Staff for compliance with CEQA and Staff will determine the appropriate C�QA document to prepare for the pro�ect (exemption, negative decfaration, etc.). In order to make this determination, specific reports (fraffic,arborist,soils,etc,)and or additional inforrnation may be required. Use Infarmation Please pro�ide the followir�information related to the use of the 5ite and buildir�� Descri tion of Building 8 Site Parcel Size: 2,80 Acres Bulfding Sfze; 14,Obo.0 humber of Floors: TWo (2 f PARTYAL Use of Building(check all fhat apply) Descrfption Square�ootage Number of UnitslSuites o Offlce(businesslprofessional] �ADMIN. �& ENGI23BERING -2,0�: 0_0 sf 4-5 ❑ OfFice{medicalldental) -� �.❑ Retail � - - � . �❑ Light fndustrial -� � - o Resldentlal - o Other: FIELD OPEI2ATIONS & W� EHOUSE 12,000.0 st N/A Operating Characteristfcs � Days and Hours of Operation: NORMAL 7;OOAM TO 6;OOPM �:E�[ERGENCY 24/7:� Number of Shifts: Days and Hours oi Shifts: WILL VERY WITH OP�RAT2�'�`,AL CIRC[)MSTANCES � NumberofEr�fployaeslShlR: i0 TO 15 BASED FROM THIS SITE � - J � Loading FacilEties: x Yes ❑ No TypeNehEcle Size: VARIED - SEE FHOTOGRAPHS & VEHaCLE �,IST Dsliverfes: Typec Number(daylweeklmonth); 7ime(s)of Day: � kSYes o No VARIED WEEKLY DURiNG BUSIN 5S HOURS Outdoor areas associated with use7 Sales area: Unloading of deflveries: Storage: � � (check all that apply) o Yes �No �Yes ❑ No � �Yes ❑ No _a�Yes o No W.�RE-LaT S uare Foota e: S uare Footage: 30,oaD Square FooEac e: 60,000 Noise Generating Use7 ❑Yes el No Description: VEHICLE MOVEMENT ONLY To Be Com leted b Staff GeneraE Plan Destgnation: Zoning District: Airport Land Use�aslgnation: CIty's Architectural�Htstorfc Age of Building: Demolitfon Policy: Invantory: o Ye5 o Np Hlllside: Fload Deslgnation F1R1N Map: Flood Designatlon Floodway IVlap: o YEs o No Tree Po�icies General Plan Open Space Conservation Community Forest Management Plan ❑No o Yes GOALIPOLICY#: ❑NO o YEs GOALIPOLICY#: Landscaping and Streetscapa Deslgn Guidelines Comrrtercial Development Desfgn Guidellnes o NO ❑YES GUIDEGNE#: o NO p YES GVIDE�INE#: Tree Protect[on and Enhancement Policy Tree Pfanting and Maintenance Pollcy o NO ❑YES NQTeS: 6 NO o YES NOTES: UCC:5trest TreB Policy,Purpose and Intent Other: o NO o YES NOTES: NOtBS 6c ATTACHMENT 1 � l�'�EL �Art/Q/ l.GB.tl, D�i��2 owner autho�ize �i�C�/�<TCs�SLG to act on rr�y behalf for this pra�ect and I have read and agree with all of ti�e ai�ove.(AppBcation must be signed by owner). � .� . � ��'`� �^ ' �y ' /� PROPERTY OW R SIGNATlJRE DA'FE �� ,am the t7a�mer 1�autharized ag2nt of the prop�rt}, for whicti fhe development is proposed.The above ir�formation and atfached documents are tr�e ar�d accurate Ea the best of my knowledge. I have read and agree with ail of the above. I herepy authorize employees of the City of Ukiah, the City's authorized agents, and persans with review or decision making authority for the projeci to enter upon the subject pro}�erty, as necessary, to inspect the premises post notices,and process this application. I undersfand that conditions of appro�al may be placed on my project By fhe city of Ukiah and it is my responsibiliry to Ify undersfand the conditions and ask qussiions abeut them before action is taken o�my planni�g permit. . �'��' � �s . ��. a o�� 0 QWIVER 1 EJAUTHORIZED AG�NT DATE INDEMNIFICATION AGREEMENT As part of this application,the applicanf agrees Ea defend, indemnify, and hold harrnless the City of Ukiah,ifs agents, officers,council members,emplayees,hoards, commissions or Council from any elaim,action ar proceeding 8rought agafr�st any o�the foregoing n individuals or entities,fhe purpase of wiiich is to attack, set aside, void,or annul any approva! of tiie appfication or related decision, or fhe adoption or certification of any environmental documents or negative declaration which relates to its approval. This indernnifcafion shall include, but is nol limited to, all damages, costs,expenses, aftomey fees or expart wit�ess fees fhat may be awaMed to the prevailing party arising out of it or in connectio� with ihe approval of the application or related decision,wnether or not there is concurrent, passive, or active �egligence on fhe par# of the City, its agents, o�cers, counci! members, employees, boards, commissions of Council. If for any reason, any portion af this i�demnification agreement is l�e1d to be void or uner�forceable by a courl of competent jurisdiction, the remainder oi the agreement shalF rernain in fufl force and effect. The City of Ukiah shall have fhe right to appear and defend iis interests in any aefio� Uirough its Ciiy Attorney or ou#side counsel. The applicant shall nat be requireci to reimburse the Ciiy fo�aflomey's feas incurred by the City Altorney of the City's outside counsef if the City chaoses to appear and defen8 itself in the litigafion. !have read and agree to ail of the above. 0 PROPERTY 4WNER 1�, �UTHORIZED AGENT � — (p r•�+.ss Pr�r r�.v+�) . �PROPERTY Oi�YNER / �A�JTHORI'L�D AGEI+IT p��E � � (SlGNATURE� Re�ised 02/09/2015 6c ATTACHMENT 1 L.S. Mitchell Architect, Inc. SEJBJECT: City of kJkfah� Electrit Utility Relocation PROJ�C7 DESCRIPTION 1. Ukiah Electric Utility is a full service electric provider serving customers withi� the city limits of Ukiah.The utiliry is comprised of four divisions: administration, construction, technical services and accounting. Currently administration, construction and technical services are centralized in the City of iJkiah's Corporation Yard located on Airport Road. The accounting division is located at City of Ukiah CEvic Center at 30U Saminary Avenue. The proposed purchase of the property located at 1350 Hastings Avenue will be used solely by the Ukiah Electtic Utiiity. 7he existing oparations,atEmir�istration, constructian and technical services, wil! be relocated #o this bcation. Primary use wi�l include warehousing and distrib�tion of materials, service of equipment and parking of specialszed utility veF�icies and equipment used for construction and maintenance of the utility's distribution sysfem. OfBces and conference rooms will be used for business support services and safery education. �he praposec� use of this properfy by ihe Ukiah EEectric Utility is similar to its historic use and complies wi#h the zonFng code's allowed �ses. 2. Lacatian and Area DescrPptian: a. Land Use(s} i. 5tatistics 1. Gross area=2.80 Acres 2. Building area=14,200.Q sf foqtprint(+1,6Q�.0 sf Z°d FIDOI'J 3. Ware-Lot=7,200.0 sf+21,700.Q sf=28,9Q0,0 sf 4. Aarking&Circulation(Qn-Site)=35,400.0 sf 5. Parking(Off-5ite)=3,700.0 sf 5. Landscapi�g&Storm Water Retention{O�-Site�_�5,500.0 sf 7. �andscaping&8ia-Swale(Off-Site)=9,100.0 sf 8. Easerr�ent=�18,000.0 sf 9. Pa�ed Raadway=9,OOO.Q sf 10. Other= ii. Adjacencies: 1. Equipment Ren#al Agency(Action Rehts) 2. FEeavy Cor�struction Contractor's Yard�Wipf Constructian/Sack Concrete) 3. Pear�rthards(Hilldreth/Norgard� b. Cotnpati�ility i. Land Uses and Zoning in the general area are Industrial and AgriculturaE are tompatible with this proposal. c. Site�imitations: i. Attess—Single access route with occasiona!seasonal limitations ii. Flood—Seasonal potential iii. Other—Restricted access along Hastings Road frontage 3. 5ite Specific Description with History a. Thls land was used for many years Pear Orchard. When the freeway went t�rough the Ukiah Valiey divided Ownerships into smalfer less manageable land tracics, The land east of the freeway and bounded by Mastings Road was subjett to a sequence of minor subdi�isians. � 6c ATTACHMENT 1 L.S. Mitchell Architect, �nc. S�lBJ�CT: City of Ukiah--Electric Utility Relocation b. Current Irtzprovements 7.4,000 sf,concrete slab-on-grade,and wood frame warehouse building. !t is fire sprinkled and fias metai siding and roofing for durability anc!fire resistance. , c. Current Use Most recer�tly contractor storage,cabinet shop,craft grain processing,and automabile servite and repair. d. Vegetation—Volunteer grasses,strubs,ar�d trees around the perimeter of the parcel. e. Other 4. Adaptation anc! New lJse—7his reqt�est if approve8 is to alfow the adaptation of this site to a new base of field operations#or Ukiah�lectric U�ility. a. New Site Features i. 5igr�age 1. 5ite f.D. 2. Directional &Way Finding ii. On-Site CircuEation: 1. T�e tJtility w'll have 40 p�us site based�ehicles, incfuding specialized trailers and lift and digger trucks,utility vans, pickups and passenger vehicles. See below for addi#ior►al informatian. 2. Additionally,from time to time deliveries of stores and equipment will o�cur from vans,bob tails,and highway type freightliners. 3. Portians of the site will be ware!ot type storage for in�entory. iii. Grading,Paving&Drainage �.. Site wilE be graded to encaurage clrain to reter�tinn the retention pand and bia-swales shown. 2, A portion of the site will he raiSed slightly tn kee{�ware lot rrzaterials of the flood zone. 3. Dr�veway approaches,ways,and central care wil!he paved with A/C. Surrounding ware lot area will be surfated with compaCted grave�, i�. Ware Lat& (}pen 5torage: 1. Items in open storage will include utility poles,vaults,transformers, miscellaneous hardware and cross arms. v. Site Based Vehicies: 1. Trucks a. Serrrite&Lift 7rutks b. Diggers&Derrick Trucks c. Bucket Trucics{5ingle& Dauble) d. 'CFane 2. General Purpase and kJtiiity{ a. Pickups(S) b. Van (1) c. �railers i. Aale Hau�er ii. Puller iii. Reel Hauler 6c ATTACHMENT 1 L.S. Mitchell Architect, Inc. SUBJECT: City of lJkiah—Electric Utility Relocation iv. Hot Stick �. Box/�ump 3. Vehicle Maintenance a. Off 5ite at City Yard. 6. Vehicfe Wash 5tation wf FOG Receptbr vi. Employee Vehicles&Access vii. Public Parking&Access b. �andscaping i. Bio-Swale ii. Rain Garden/5torm Water Retention iii. Screen Planting c. Fencing,Gates&Access d. Lighting,Cameras&Security e. Utili#Ies: i. Aower ii. 7elephone iii. Water- 1. Damestic Suppfy 2. Fire 5prinkler System iv. Fuel Gas v. 5anitary Sewer vi. Energy(Carbon Neutral Footprint) vii. 5ofar Panels- ].. Roof Mounted 2. Parking Structure Mounted f. The Building: i. Conservation Showroom&Exhibits ii. Administrative Offices&Technical: 1. Supervisar o#Field Operations 2. Engineering and 7echn�caE Servites 3. Purchasing,Shipping&Receiving,&Inventory Management iii. Accessory Spaces: 1. Meeting,7raining,&�ducational Spaces 2. Sfiaff Lockers&Lunch Room 3. Restroams&Shpwers iv. Warehousing&Storage(Materials&Eq�ipment� v. Code Enhancements: 1. Exterior; a. Path of Travel b. Covered Entry vi. Other i � � , 6c ATTACHMENT �o 2s l � � - � I I � , � i PARCEL I � � , 2.93 ac. w N W � � �$ � � .i o � � .� � � � � � � � � + � PARCEL 3 �,�, � 5.�1 ac. -�� . �� . . � ' � � �� ;�� ;�`�� fl +� #�o°�O'F Q � 294.29 .�.� � cn � � � o � O � . r. � � � :` o �' '� � � � � � � i .. � � � 'i PARC�L 2 � ol � . i '� 2.80 ac. � _ . � ��,W , i i I � � o� � . � , ; I� �: � Q . �� 4 r � � �� , r-- 1. ,I ` , f F �� 7� D 3lo�r\J � + _ " 20• i �� f�� ,�o?/.� " ( J cu i0 � :�?o� • [ f �� (�7� ? y � ' � l� ��}�n��Y�w � � � w .F � �9a,9 � asFMFyr � t - 6b.a � ��2�S`t7' ' � , pG5lD M.CR•••, � �,9�,� '�,, h.�. I ; � . P�2Tq5:E4�� '�� ',��'� � �� " � .�Y�`�� . �� 4?s2 �� -- - - . :�'�2-��-=TT � . � �,._ �� _ �- _ . � g r ONTA�E � . -- -F R N p,STI NGS . f �. .� � . _ ,. ---� -�--��.�... �..,,,.-�T�' '- .-�...::��''."��'�= R�'��'"�'��.s.:'��-"�..�.�� _:�.'.�.- � � , � � -- - ��^-,-�-�--_�� :,.�� . ,.m�.�<� °� 6c ATTACHMENT 1 3�� , � � ! }� . I� �, 'i a � � � U. S. I O I H W Y {�REEWAY} � ;� n=3Pz��2z�� --��`�.,F „__ .�.�.� - 4 7.81 __ L�82.35 285.61 IB2.20 }� i I A�=17°I2�14�� I ��`''f� ..' R=4�04 �� 25 � \p � �� I I \p� 1 I ! PARCEL I � . �p°� �� E 2.93 ac. W �, �� ;� � � m �� I A S i � I o �' _ � � I� � � I � � ; � PARCEL 3 ' � 5.41 ac. �� UK/AH EL.�C� � � � , �, :� � � � �'� 869� k� � �� ,�� I � ��, `� N 0�30�E °D '� N�! 290.29 �` 'z � o � �� / � . �� ' � ,� � � 1 e' �p I 1 61 � � l t; Ot � '� I �W PARC�f� 2 � �I a ; � o� _ � � 2.80 QC. � . � �I�� , � . , � � � �� . M � � w � � � � � �pa 1 AI � __ N:.1-�0.�4��yr .. — � ( I $, �� 208,20s : I I �l m � � � �'� •' I I m PARCEL 4 .� � ��°�SF - � A , �� >oF� 1 � � 0.85 ac.�� x 1 ��T3��`/yF i I 0.�� QC NET , w�•'F4 S I . �F 1 + � \\\�� r ' I �� :� 2 S�" M1� 1 __ � 53T 5� �- f \ 9 / . M.CR.•., _ ��- _�_� � { BK.743_ Pf''510 I �g�°27�4�� EASE�-ZflLT� \ .� f \v ��y� _1�4�' �-0r� DRAINAGE � _ [N7� �� _ ��S'`;.�6'4:, r35DU, o33�OQ r 9 7'Z.'�f '�. � � ,,,: �� ; ��. C.R. 13 �� \ 1��f_ . .. t� � � � HqsTINCS FR4NTp`C3E � . :� � 7 , : i r° � r ' � /�DTC.� . # �o �i ,. k' ' /UOfe= U/7�C ii . ;� Sife �/ar�s inc�Ud�:�.y /andsca�iny� P/ar�s �� ; ; mvsf bt su6mi�� fo, ar�o' a>�rove� '� ,hy fhc �/ar»�ny Ca�missio 7 on a// �# yarcels prior to the i.�s�ar�� o�f�i/�ii?y ;� �errn�fs. , ... �,.�,--�-�-_----�:�...-.��.-.-.�._. . ---�- - - -- - -- - - �� --- . .., .-�. , . ... ...._ u._ .. � . . �..r - -�..T-- -- -- ---_=_-.��, - - � 6c ATTACHMENT 1 �.—�. -�„" --'Y-.��--�. y, -; �„4 "�'--�� }� �T� `. I� � -- . • '�. ' x • � �: �5 + _ f " � '..t_ •�' � � .� ,r. � 5 g - � �*� �.� � �' �4 � ° ' � *�4 1 � ` . � � � t�. � . . � _ r � �` . ' ��'4r* {- � �M1 '} F�y �y, :�' �� '� � �. } r: � "�' *F ��j' �''.' ,..r. . . . rJ f� . "�} • 1 �� f�,�� ■ � +r„� 'f�: �^ � � � � ,�� .. .. • . .�x M1' �. i r .{' .r:y � • �. }.' ` # y '� .� � �' ,��Ix b. 1S ir � � S 1 �r � ' ' ^ " �F,�'�1� '.�� 'y�� y, � r l�� ''• _ `ry'1� # k i ' �* . F "i'�� 4� � 4�." 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NVAC - --�, °"� �ota.0 '�r � - OiSC — ' . -.• h3 N07ED -#�. - C�. - - '�-� ..�.;.�" yrx e .:n'.='� � - � __!�ti` [U;� -- - ----' �4" LShV8GA ._.-.�..�.� �.�: _ � ---- ._� ..- �----�--�-----�- �-� - ----- �--.- . . � ..� � --�. - �� EAST E�EVATTON �' , . . _—. — .. . -- ---- SCALE:1/8'=I'-0' 6c ATTACHMENT 1 � � � � , � , , — ,— ---, �—I I i �� i �� i i j ; 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 , ; j i � j % � i �; I , � �` i — ; i , f �--I - i � —i—; -�--i--I—� � � i � j , ; , ; � , , �, ; � , , , i ' � —;--�' -�- � � � j----- � i � � � i � ; , i I - i � — � � j-- i i �--r—. ; —� �--j--i ; ! , ; i ,! i i � � � � I i � ! � � � � � � � , i a�, �� i � � i � , ' I ' i . �° ��"°,� - - � � I I i � , � � � ' _ � I � �I x —i ' - �' � i i �� , I , , i � � I i �, f � � i , � I a , I I i ; � n; , � � � �i I I �i i ' �II � i � � I — �- ---- � � � i � � � ,--� —�=1— �— — — — —=--a � ��— � ; '— I , — i —; —�— ; ;';-- -- ; � � � � , , � , I , , � � � i � � � , � � i , , � j � Ii i ! I ; � . � i i � �I i i i L'�a � i I f I � I , � . . ' � � I � i I I 'i I � � i ! i i , i I i i � �—�� i i I �. '�� i ',,� i i i ! I i � � ` ' � i � I _ � ' � i � I � , i '� i i � �. : '� � �� : I i I — �,' I _ i i I ;—�I . � ; � � �- I � T I � , , I � �—� � i �� —� rv I I � I � I i I � � �, , ' —� —I I � J— _ . I i I �I II. , i � � i �I . , I' i i � . �. T .. � �, i , � ' ,. f�� ' i � I II i I i ,i I I I I I ! I !I I i I, � . i�? I I 'iIT_ . , II I� I i I I I I i I I � I 1 'i C� �� j li � � I I I , � ! Ij I � 1 i i i I i i i r, �, I I � � ,. i. j ' i � � � � "�4 � - �—I -.. -1-- -- I—�--i i �—�- �� —I �—� I I �1' -,"� j � I . j � � `� �; �- �i ' - i —,i � . i , j �I � I � ( j ; L � � . o ^� I � � � ! � ' i, i i – � -- I i �1--- I i — I _JI��l�–��i- � I I ,-- � - I ', �, I, f� I � , 'I � � � �, ' � � i � ' � � � � �7'tw", � I I � i ; I i � I� � a� I �� I �� i I i i i I � �I j '� I � �i �� I � ' ! i ' I ! � I � � \� � ' I ; � � ' x� � � i � . _ I : — � i _ � � �� i� i ', I � �� i ; , ;� �—�I--; � , i � i , � , � , , � � � , I i i _ � � � i a, -- � �"�b _ � ; , ' , i , � i I � � � � � I � � I � � � � � �� , � ; � i �� i � � c� t � �� j ! ' ' i I', i i , i ; III I � ' ' •� � I � ' — --I — I I� ! i __i ; '� ; i �I — , — � � ��—~ f I I 'I — I� ! ; ', I ^ '� I i i � � i � — -- ' ! �-- --- �-� i—i I j � �, ' � i � �"t i f , ! I I �, j I i ' il !I j i '—�—I ' � a� � � � I � � � i ; � i I I i i ' � � i � �� j � � � i � I � � � � �I � I � � �S`� �---''- � �- j- — —, i ' -- -�- � � � _— �- �� ` I I i � � � I I '� ' � � � � � �� j � � � � J - -- -- � ' 'r I -- I, ' _ i i i �i , ; � ~ .__ � —�---- ---- - - � _� I �, � �, �, , I i � j ', � ; ' I I � � ; U �; � � �, , , , , , , � , �, ' ' ; , � , � I � I , , ! �I,, I �i I I '� I i i � , I � I '. i� � ', -j � ,; ; ---_ --i —, I— ��' � � � j-i-'-1 . i� i � - . � � � I i �'_ � ; ' � , � i � i RM1'SIf1FC, RY FENCE L1NE LATCH INTERIOR ROLLER GUIDE POST �ETAIL C V-TRACK a : . . . ' ' • • ' , • .. .+ . . . ' � ', • •. • , �� .. . .. ' , '' ' - . ' • _• . ' . �.,' .�.. ' �� . . . , • �v � . .. •. • . . . .. ' ' `� � - � •� � � s � � ��! �ETAILA lATCHING PpST EXTERIOR ROLLER GUIDE P0.ST FEhCE LINE � z � a w a ,� PLAN VIEW GATE SCALE N.TS I 2}14'�1I4 ❑CiA'_C � � {y �, df � � 4 � . � � 1 , 1 , � . 1 �. 111 , a � � 1 , I =_:�ti . . � a� � __—:- ,. . . ,: ; . , ., � . . IPiT. �XT. � � ' ' s:��r+r e SI tIEID C7 . � • .�'• r� - qc�r � . 3'CL'R -�� — ` u . t a F �1 t', - � . • ' - ` !� . —__ }' ? � " � ` � •�'Y" M � -- DETAILB• � � � ' . � . . ' p ' , _ 2 t �� . _ � �� - -+� GnTE pPeN�NG F I { O � , 24 ,-I 3'-q� Z k � �� 2 ELEVATION-EXTERIOR VIEW ___ _ . . � �a� S['ALE N T 5 X )(�� x X"'�� ^� . •'µ�w��i t� � : �. u�1�E`SIt •x.•�W ,C-13650 �`' � �' � �p PLAN VIEW , i.w.i'o�.`' �.� __ � $ a � �� . e� ' � r. � � a �� x: � � � � 9 �__ ,�, � ��R v. ' �� I ' �Y x�.� � �Y x.��y ` I � U a�� x.�� ~ ��a� . � �.� � �� ' �{'' f50 VfEW �$p V�EW ' SIDE VIEW TOP VIEW ��s�g � A POST D�TAIL B ROLLER DETAIL C ROLLER GUIDE POST DETAIt 5C°'� �srioreo � SCAL@ NT.S. 5CAlE N.T5 SCALE NSS RECEIVED o�LSM/BGM u 3S0 HASTIN65 AO SMEE� g JAN � 3 2018 A200 :� crrv o�uKrnt� RYT1T.nl1N!_I Pi ANN1N�ncn�n�rwRna.�. ne�n5�oN5 sv 10 8'O,C Nom_Q � ^' l�'MOM'AG&!!' IUiI �s..ac.-sRtie.ona�i 0 � � 6e '� '��, Post siu varies wiih He�gh[ Q c�c r,i [ti � � t3�sF/Q�7ACfl1�►m�s�ee{tlr�1 V�� FY � t"�14ga Picket P �� n: � � � � ` Q � Bnckel Optom �� 0. N � � J 7 3:4' � g 7YPICAL z ''' NOTES �� 1)Post siu depcnds on frnce hnght and � wind Ipads SaMOA7'AGF'1!specifiranons for pos[siang chut and seltmg dimenswqs, 2)7'knrd�Farth nd opLonal 3)Avalable in Flush Hottom. � FENCE PANEL SCALE.H.T S. MOMACE 1!`"RAfL l�' � � I � O O M()M'qCl:'ll' RA[L Speaally formed high slrcngth archrtetl�nal shape. PB6FiISlUN WBLDING PROCESS No eapoaed welds, F.10RT COA7ING SYSTEM Good Neighbor prof le•Same Ease Matttwl ePpwnnce on bpth sides Umform Zmc Coa�ing J �Ho�Dip) I�atS�YIA[.SN'R'EL I�Dl17ALLLFLtT ( ZmcPhospha�eCoating a�,�c.f:tr �wc�Taru.�eT F Epoxy?rimer � � Q Acrylic Topcart Q Z Q �� t � � � 6�10�1 BV01 � � N°� Valua ahown ere aominsl snd nm to be used for msplfauon Z ��q purposa.See produn apecification for insn3ladvn requ�rcmrna- q �� 1" MONTAGE I�`�Rail Cross- Section x x�� 2 SCALE,h'T S X X�� ]0 3"{La�ch Cleara�) Amrnr�nr �nndard Y'O�v�ckarpel ,,.+`°`+�, Leaf WidihsQ .� � -Y'FORIiR(lNNER'Rad u`.4-�� , i,w� I�"blOh7'.lGF.!!"Rail .,�,a''¢ � a� lseeeror5ecrimmPreldwnei F :� a Pos�sim xaries xnth Heigh� � � � Q �SeeJplTAG£.!!�em-s�e�m�� Gate Upnyl�t .� 2"x 11 pa. � ,� ? 1'yr x laga-P�ckr. �_ � � R �r��k N : W��I{I4[IBO%HinB! �� ^�°� z �r 3314" �� it TYPICAL �• }`" � ^� a�=�k � � . J�OTE$: a9izaizok� � I)Posl size depends on rmce heighl,we�ghl and wind loads.SeeblOMAGh."!!'specifimtions for post smng chart �� Ag N07ED � 2 J Sm Rmrresfar gate ta61e for standard oul[o outs.Cuslam gale apenings svailable far speeiel vut�v wVlesf widths. o��'�+ 3.)Addi�ional styles oFgate hnrdware are avaitable on requa�This could change�he Laich&Hinge Clearanoe �SM/B�M - R E CEIVE D q.}Third�Foah reil optional. ��E� 3'SO NAST'[h1G5 RD F ,�AI� Q 3 za�� 3 SINGLE GATE AItItANGEMENT ��` k SCALE N T 5 A201 �;{7�y��'[JK�AH ..,......�,��ti, •wtNiN!_11FPARTTI'�� 6C uyine 6�EN HARDWARE Roll Gate Hardware Kit includes: • 2 ea-6 inch Wheel Kits(including wheels,bearings, ' �� spacer bushings,washers,bolts&lock nuts) � ��._�-� �..a� , F � � � �� s� • 2 ea-6 inch Guide Rallers � . .. + _ -� . � ��.,,;' � . -- • 1 ea-Gate Latch COLORS w�,�� Request Colot Chip semples A 1 ear limited warran is extended on Ameristar's PassPort"roll for acival calor Y �1'� 1 For PassPort"Ornamenta�and Impasse�Security Gate Systems gates. (Note: Accidential damages,defects resulting from im- � proper installation technic{ues,and damage trom abuse or�andalism - - � � ara not included herein). s Black Bronze White Deseri Sand � MAINTENANCE Only minimal maintenance is required far PassPort'"Gates supplied AVAI LAB 1 L[TY by Ameristar�.The epoxy and polyester PermaCoaf�iinish protects PassPort'"Roll Gate components are carefully wrapped and corner- the steel substrate. Damages to coated surfaces can be readily reinforced to ensure the most economical damage-free shipping. covered with Ameristar's matching custom finishes (either spray r or paint pen application}, ! COI�STRLICTI�N SPEC�F[CATION � SECTION 32 31 00 - PassPort�,PassPort li�and PassPort 15�- Steel Roll Gates � PART 1•GENERAI 1.01 WORK INCLUdEU 8. Omamental pickeVpalemalena shall Be(specily'3.��i",;u3�U x 1.1;,;: n.��,��y Fo� The cantrac[ar shal provide all labor,matarials and appurtenances necessary lor PassPorl�Gommerclal Ornamental ate idcets,'.'�, inslallation al[he steel roll ate s slem defined herein at ��,��,�. :��i,.� 9 P o-'a�.'3 x 1�I�y ..il, �ytor PassPort� 1.02 RELATEDWORKg y (� � '� ' � IlndustrialOrnamentelgefepickets,or,;';��'r.�Q�x=�"�?��I�i_-.k!�',�y:i�:��r'.��4�Fo� Section 022, •Earlhwork PassPort'S'securiry rofl gates). PitkeVpale spacing shall be{specity 4"5r8 for Pass a Section030_„•Carcrete Porl�CommercialOrnameMalgatepickets,4"3!4•lorfassPorl�Illnduslri��IDrnameMel 1.03 SYSTEM QESCRIPTION gate pickets,ar�tor PassPar!;S?securiry pales�. Meterial for toprei4s,uprights end Yhe menutacturer shall su;. diagonals reils shall 88 2"square x 11 Ga Ma[erial Ivr Ihe Gottom rei shall be 2'x 4'x µy a total rull gale system of Amer�sta�{specify product ine � '].�iFy':'Y.�:��5f5f5F�i4.��ii�i}q..�yl f.i:�.f';:.I F..li... IFi-7m�nl�or�-�c N:��n; 41G8.PoStSShdllbg4'SqualexllGe. -+�--t'��'—�� 2.03 PABRICATION ��isz�ix�3;design seriss end fspacity the style es ! i,Maiestic.Genesis „r q. piq��les,reils,u ri h!s erW p p'g posts shall be preeul to spaCified lengths. Di- i-��-�g+$!or PassPorNor PassPorl I•omamenlal roll gates or Trident i��,;�;1.�,r agonals shall be precut to spec'rfied lengths end ang]es.Frame maleriaEs shall be joined r�:,un;ie�torPassP_rt!S'seeuriryrol'gates}slyle.Thesyslemshallintludea[Icomponenls byrxrelding.PicketsJpalesshallbefaceweldedloroNgateframg.exeeptlorlrnincibleor (i.e,pidcels or pales,reils.gale uprighls,wheels end hardware)required, Gauntlel sryle gates over 18'long. IrninciWe or Gauntl9l styl9 gates over 18'bnp shall t.p4 QUALIN ASSURANCE have pidsels face-welded to 2"x 2"angle iron to tprm pangls equal in length lo the gale The conlractor shall provida lahorers er�d supervisors who are Uioroughly famlller with {�e bay width Ihe type of conslruction imrolved and malerials and IBchniqves specilled. 8. Tha manuFaclured roll getes and bplt�pn panals(if applicable)shall be subjected 1.05 REFEAENCES lo the PermaCoal'Ihermal stratification coating prooesa (high-lemperalare, in-line, ASTM D523•Tesl Method for Specular G ass. ASTM D822 Practive for Cvnducting multi•stage,multi-layer�including,as a minimum,a six-slaga pre•treatmanUwash�with Tesls on Painl and Relaled Caalings and Materials using Filtered Open•Flame Carbon- zinc Phosphate�,an eleclroslatic spray application of an epoxy base,and a separate Arc Light and Weter EMpogure Apparalus. ASTM D7654 Test Method lor Evalualion eleclroslaticsprayapplitatiqnolapdyasterfinlsh.Thebasecaatshanbeathermosening ol Painted or Coaled SpeG+mgns Subjac[ed to Cartosive Erwironments. ASTM D2244 epoxy powder eoating(gray in color}with e minimum thickness ol 012 mds(0.0508mmy. -7est Meliwd for GalGulgtions of Color Dilferenoes from Inslrumentalty Measured CplDr Tha lopcoat sha11 be a"no-mar TGIC polyesler powdercoal tinish with a minimum Ihidc- Ccordinales. ASTM D2794-Tesl Melhod lor Resistance ol Organic Coatings tq The ness W 2 milS(O.D508mm).The color shall be(specily Black 6ronze Whita,or Dasert Eflec�s ol Rapid peformation�Impacq. ASTM D3359•Test Method for Measuring fi.,r y}.Thg stralilication�coeted framework shall be capeble ol meetinq the pgrformance Adheslon by 7apa Test. reguirements for each qualily charac[eristic shown in TeWe 1. 1.�b SU6MITTAL C. Comple[edgalesshallbecapableofsupportinga20plb.lqadappliedalm�dspan The manufaclurers submitlal padsage sha[I be provided gr or tp instalfation. without permanenl detormatian. 1 07 PRODUCT HANDLING AND STORAGE Upon reoeipt al lhe joh sKe,all materials shall be chac�cad to ensure that no demages pq�3-EXECUTION aaurred during siiipping or handling Meterials shall ba stored in such a mannar ta 3.Oi PREPARATION ensure proper venlilation and drainage and to prol6tt against damage,weather,vandal- q�l new inslallation shall be layed out hy the Wntractor in accordance wilh Ihe construc ism and thek tion plans. � PART 2-MA7ERIALS 3.02 INS7ALLATION 2.01 MANUFACTURER Gate posts shall be set in aaordance with the spacings shown n the constnx.Nion � The sleel roll gate sy�tem sha I tpnform lo Ameristar°{specify producl.ine as�,-�;��'-��, Wans. The"Earthwork'end"Contrete'sections of Ih s specNicaUon shall govern post rys�'I�"�(.'f�y�I.Y�".T'LLfl� I�,'.L�i I.�:.II•�4 i��p�vl�.,II I'�...'1101�J�y�v'� ir'n-.�� ,i �e material requfremants. 6'wheels shell be bol[ed to the gale(beriveen Ihe wheel t_�.,��'z€J plates welded near Ih6 ends oi lhe gate twqom reii).The gate shall be sei upright with design series,(speclfy Ihe slyle as Classic,Maieslic,Genesis,or i�r.n�.�.-i.�for PassPorr the V-grooved wh9els positioned over[he pre-inslalled steel V•track lhal lravgrses thg � nr PassPort il ��rnamenta rWl gafgs�+r 7ri n,v;��ry�.y�,or n{I 1or PassPort!S� 9gte opening Rp[Ier guides shall be aHixsd lo the gate posts at a height gvBn wiih the securityrallgales}gryleand(spetityframeconligurationas -r ilar •r i3)framewnfigura• gateloprailtoholdthegateinavarlicalposition.Galestopsshal;bewaltletlbtheend � tion manuiadured by Ame�is[ar Fence Producls,Inc.in Tu sa.Dklahpma. ot thg gate or track so gate cannot pass rollers in either direelion. 2'02 AAATER�A� 3.03 CIEANING A. 5[eel material for rnll gela componen[s{i.e.pickets or palas,rails,diagonals and The contrac[or shall dean tl�e johsite of excess maiarials; ppst hole excavapons shall � upr qhls►,shall be commerpal steel with a m nimum yield strength ol 45,000 psi(344 be scaltered uniformly away lrom posts. 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" , r �� -.. �.r ��L a . �' - ' ..�. . � � �r. . � • . - . _ ~ ,,r .'�`'`. � . ,�'�rt'S_� �+r-�'�� '��i1��`�- w_. -•�.« - .3 y . . - � . � � � � `•�"�W:+�' � ' � - _ - 1 .. __.,• ��•• , �d+_ . s _ {�.,.-�`L ��yA'•-�� ' . _ ^' ' w. �-+}�� ' - . - � 1 � _y . _ ,sw-.�r� �.P Jl�" ., �b�'"'�y7#}]t�' .� - � +� • _ F'y . . I i - � 4 ' - - I � f � � � ' . _ , � ,. 6c ATTACHMENT 1 CHAPTER 2 ZONING ARTICLE 8. REGULATIONS IN HEAVY COMMERCIAL(C-2)DISTRICTS� SECTION: §9095: Purpose And Intent §9096: Allowed Uses §9097: Permitted Uses §9098: Building Height Limits §9099: Yards Required §9100: Parking Required §9101: Additional Requirements §9102: Determination Of Appropriate Use §9095 PURPOSE AND INTENT The purpose of the heavy commercial zoning district is to provide opportunities for commercial service,wholesale activities, auto repair shops, agricultural supply stores, and other activities which are generally inappropriate in areas developed with professional offices and retail stores. The heavy commercial (C-2)zoning district is consistent with the commercial (C)general plan land use designation. (Ord. 1006, §1, adopted 1998) §9096 ALLOWED USES The following uses are allowed in the heavy commercial (C-2)zoning district: Accessory uses to any allowed or permitted uses. Business service. Cabinet shop, sign shop, and machine shop. Construction sales and service. Equipment repair shop. Farm equipment sales and feed stores. Kennel, pet shop, and pet services. Laundry service and laundromat. Mini/convenience storage. New and used automobile sales. Recycling facility. Safety service. Second dwelling units as allowed in the R-1 districts in section 9016 of this chapter. Service(gas)station, automobile repair, automobile body and painting shop, and car washing facility. Transportation service. Warehousing and distribution (limited). Wholesale store. (Ord. 1006, §1, adopted 1998; Ord. 1047, §1, adopted 2003) §9097 PERMITTED USES The following uses require approval of a use permit pursuant to the provisions contained in section 9262 of this chapter: Establishment, maintenance, operation and removal of circuses, carnivals, amusement parks, open air theaters, or other similar temporary establishments involving large assemblages of people. Hotels, motels, and bed and breakfast establishments. Light industrial and manufacturing uses. Mixed residential and commercial land uses on one parcel provided they are found to be compatible. Mobile home park. Multiple-family dwellings in conformance with the development standards for the R-3 zoning district. Outdoor sales establishments that occur for no more than thirty(30)days within a twelve (12) month period may be considered by the zoning administrator.All other applications shall be heard by the planning commission. A. All outdoor sales establishments shall comply with the following criteria: 1. Parking: Parking shall be designated for a minimum of three(3)automobiles, located off the public right of way with no automobile maneuvering permitted in the public right of way. The use permit may require additional parking, depending on the nature of sales proposed. 2. Signage: A maximum of twenty five percent(25°/o) of the largest side of the vehicle or structure used in the sales operation. In addition, one sandwich board or "A"frame sign pursuant to subsection 3227A5 of this code. 3. Utilities: The need for sanitary sewer, water, and electrical services shall be determined through the use permit process, and all hookups shall comply with this code. 4. Business License: Business license must be prominently displayed at all times, and the operator shall have proof of board of equalization sales permit. Parks, playgrounds, community gardens, and other recreational uses. Public and quasi-public buildings, structures and uses. Resident manager/security personnel housing. Retail stores, restaurants, and professional offices. Temporary uses complying with the purpose and intent of this district. The temporary use shall be for a maximum period of six(6)months, and shall be subject to permit renewal/time extension at the discretion of the planning director. Warehousing and distribution (general). (Ord. 1006, §1, adopted 1998) §9098 BUILDING HEIGHT LIMITS The maximum height of any building in a C-2 district shall be as follows: A. Forty feet �❑]1For primary buildings. B. Twenty feet �❑�1For accessory buildings. C. To exceed the height limits for primary and accessory buildings, a use permit must first be secured. (Ord. 1006, §1, adopted 1998) §9099 YARDS REQUIRED In C-2 districts yards shall be required in the following minimum widths: A. Front yards for single-story buildings: On both interior and corner lots the front setback line shall be a minimum of five feet ��measured from the street right of way line fronting such lot. On corner lots, a ten foot �C�rision triangle may be required for traffic safety. B. Front yards for multiple-story buildings: The front setback line shall be a minimum of five feet �Qrneasured from the street right of way line fronting each side of the lot. On corner lots, a ten foot �❑�]vision triangle may be required for traffic safety. C. Rear and side yards: None required except where the rear or side of a lot abuts on an R-1, R-2, or R-3 district, in which case such rear or side yard shall be that of the adjoining zone. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008) §9100 PARKING REQUIRED The minimum parking area required in the heavy commercial (C-2)zoning district shall be as follows: A. Wholesale Stores: One parking space for each four hundred (400)square feet of gross leasable space. B. Automobile Sales: One space for each five hundred (500)square feet of floor area plus one space for each two thousand (2,000)square feet of outdoor display area. C. Cabinet Shop, Machine Shop, And Sign Shop: One space for each employee on the maximum shift plus required space for office areas.Two(2)spaces are also required for customer parking, and one space for each vehicle operated from or on the site. D. Warehouse, Mini/Convenience Storage: One parking space for each two thousand five hundred (2,500)square feet. Four(4)additional spaces are also required for customers, one parking space for each two (2)employees at maximum shift, and one space for each vehicle operated from or on the site. E. Bicycle Parking: Safe bicycle parking facilities shall be provided in all new commercial developments where it is determined that the use would attract bicyclists. The number of bicycle parking spaces required shall be not less than ten percent(10°/o)of the number of required off street automobile parking spaces. Such safe bicycle parking shall be located convenient to the entrance(s)to the use. F. Retail Stores, Professional Offices, And Business Offices: One parking space for each three hundred (300)square feet of gross leasable floor area. G. Other Uses:All other uses are subject to the provisions contained in article 17 of this chapter. H. Exceptions: Relief from the parking requirements in the C-2 zoning district may be approved through the discretionary review process, provided a finding is made that there is a unique circumstance associated with the use or property that results in a demand for less parking than normally expected. (Ord. 1006, §1, adopted 1998) §9101 ADDITIONAL REQUIREMENTS The following additional requirements are applicable in the heavy commercial (C-2)zoning district: A. A site development permit shall be required for development projects in the heavy commercial (C-2)zoning district, pursuant to the requirements of subsection 9261 B of this chapter. B. Second story development shall be designed to preserve the privacy of adjoining property owners. C. Repealed. D. All development projects in the C-2 zoning district requiring discretionary review shall include a proposed landscaping plan commensurate with the size and scale of the proposed development project. Landscaping plans shall be submitted as a required component of all site development and use permits at the time of application filing. 1. All proposed landscaping plans shall comply with the following standards: a. Landscaping shall be proportional to the building elevations. b. Landscape plantings shall be those which grow well in 8 NDF<-climate without extensive irrigation. Native species are strongly encouraged. c. All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature appearance can be attained in a reasonably short amount of time. d. Deciduous trees shall constitute the majority of the trees proposed along the south and west building exposures; nondeciduous street species shall be restricted to areas that do not inhibit solar access. e. Parking lots with twelve (12)or more parking stalls shall have a tree placed between every four(4)parking stalls within a continuous linear planting strip, rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of fifty percent(50%)over all paved areas within ten (15)years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process. f. Parking lots shall have a perimeter planting strip with both trees and shrubs. g. Parking lots with twelve(12)or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process. h. Street trees may be placed on the property proposed for development instead of within the public right of way if the location is approved by the city engineer, based upon safety and maintenance factors. i. All new developments shall include a landscaping coverage of twenty percent (20%)of the gross area of the parcel, unless based upon the small size of a parcel, it would be unreasonable and illogical. A minimum of fifty percent(50%)of the landscaped area shall be dedicated to live plantings. j. Landscaping plans shall include an automatic irrigation system and lighting plan. k. All required landscaping for commercial development projects shall be adequately maintained in a viable condition. I. The planning director, zoning administrator, planning commission, or city council shall have the authority to modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of the development project. E. No fence shall be constructed over three feet ��in height in any required front yard setback area. F. Existing development as of the date of this article inconsistent with the provisions listed herein, shall be considered legal nonconforming, provided that they were legal at the time of their creation, and shall be subject to the nonconforming provisions contained in this chapter. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008) §9102 DETERMINATION OF APPROPRIATE USE Whenever a use is not listed in this article as a use permitted as of right or a use subject to a use permit in the C-2 zoning district, the planning director shall determine whether the use is appropriate for the zoning district, either as of right or subject to a use permit. In making this determination, the planning director shall find as follows: A. That the use would not be incompatible with other existing or allowed uses in the C-2 zoning district. B. That the use would not be detrimental to the continuing development of the area in which the use would be located. C. In the case of determining that a use not articulated as an allowed or permitted use could be established with the securing of a use permit,the planning director shall find that the proposed use is similar in nature and intensity to the uses listed as permitted uses.All determinations of the planning director regarding whether a use can be allowed or permitted in the heavy commercial (C-2)zoning district shall be final unless a written appeal to the city council, stating the reasons for the appeal, and the appeal fee, if any, established from time to time by city council resolution, is filed with the city clerk within ten (10)days of the date the decision was made. Appeals may be filed by an applicant or any interested party. The city council shall conduct a duly noticed public hearing on the appeal in accordance to the applicable procedures as set forth in this chapter. At the close of the public hearing,the city council may affirm, reverse, revise or modify the appealed decision of the planning director.All city council decisions on appeals of the planning QL1FF1� actions are final for the city. (Ord. 1006, §1, adopted 1998) 1 Ord.793, §2, adopted 1982; Ord. 828, §1, adopted 1984; rep. by Ord. 1006, §1, adopted 1998.