HomeMy WebLinkAbout05302018 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
Special Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
May 30, 2018
6:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
a. The Minutes of May 9, 2018.
5. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary planning
permits are final unless a written appeal, stating the reasons for the appeal, is filed with
the City Clerk within ten (10) days of the date the decision was made. An interested party
may appeal only if he or she appeared and stated his or her position during the hearing
on the decision from which the appeal is taken. For items on this agenda, the appeal must
be received by June 11, 2018 at 5:00 p.m.
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for everyone to be
heard, please limit your comments to three (3) minutes per person and not more than ten
(10) minutes per subject. The Brown Act regulations do not allow action to be taken on
audience comments.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PLANNING COMMISSIONERS REPORT
10. C,5C❑725[�[� �3257�
11. CONSENT CALENDAR
12. NEW BUSINESS
a. Request for Review and Recommendation regarding a Major Use PermiUMajor Site
Development Permit and Parking Variance to allow the construction of a 35-unit multi-
family housing development at 345 N. Main Street (APN 002-153-30) and 215 Norton
Street (APN 002-153-04); File No. 3085.
13. UNFINISHED BUSINESS
14. 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
Page 1 of 2
interpreter, please call Cathy Elawadly at the City of Ukiah at (707)463-6752 to arrange for those
accommodations to be made.
Page 2 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
May 9, 2018
6:00 p.m.
COMMISSIONERS PRESENT COMMISSIONERS ABSENT
Mike Whetzel, Chair Laura Christensen
Christopher Watt
Linda Sanders
Mark Hilliker
STAFF PRESENT OTHERS PRESENT
Craig Schlatter, Community Development Listed below, Respectively
Director
Shannon Riley, Deputy City Manager
Kerry Randall, Facilities Administrator
Cathy Elawadly, Recording Secretary
1. CALL TO ORDER
The regular meeting of the City of Ukiah Planning Commission was called to order by
Chair Whetzel at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300
Seminary Avenue, Ukiah, California.
CHAIR WHETZEL PRESIDING.
2. ROLL CALL
Roll call was taken with attendance as listed above.
3. PLEDGE OF ALLEGIANCE
Everyone recited.
4. APPROVAL OF MINUTES
a. The Minutes of April 11, 2018
Motion/Second Sanders/Hilliker to approve the Minutes of April 11, 2018, as
submitted. Motion carried by the following roll call vote: AYES: Commissioners
Sanders, Watt, Hilliker, and Chair Whetzel. NOES: None. ABSENT: Christensen.
ABSTAIN: None.
5. APPEAL PROCESS
Note: For matters heard at this meeting the final date to appeal is May 21, 2018, at 5:00 p.m.
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
7. SITE VISIT VERIFICATION
Confirmed by Commissioners.
Page 1 of 2
Minutes of the Planning Commission, May 9, 2018, Continued:
8. VERIFICATION OF NOTICE
Confirmed by staff.
9. PLANNING COMMISSIONERS�tEPORT
Presenters: Commissioner Sanders and Chair Whetzel.
10. 3/ ❑1 1 ,1 ❑�,5 �❑72 5 C6�❑32 5 7
Presenters: Community Development Director Craig Schlatter
Community Development Director Craig Schlatter proposed to change the
regularly scheduled Planning Commission meeting of May 23, 2018 to May 30, 2018.
The Planning Commission unanimously accepted the above-referenced change.
11. CONSENT CALENDAR
No items on consent.
12. NEW BUSINESS
a. Request for Review and Recommendation regarding an Offer of Public Artwork to be
located at the Ukiah Valley Conference Center at 200 South School Street.
Presenters: Community Development Director Craig Schlatter.
PUBLIC HEARING OPENED: 6:27 p.m.
Public comments: Lauren Sinnott, Alyssum Wier, Laura Fogg, Kerry Randall.
PUBLIC HEARING CLOSED: 6:49 p.m.
PUBLIC HEARING RE-OPENED: 6:50 p.m.
Public comments: Lauren Sinnott.
PUBLIC HEARING CLOSED: 6:51 p.m.
Note:While there was Commission/staff discussion about adding new Conditions of Approval
related to mural maintenance/repair and encroachment into the public right-of-way, no
changes were made to the draft Conditions of Approval.
Motion/Second Watt/Sanders to approve an Offer of Public Artwork to be located at the Ukiah
Valley Conference Center, 200 South School Street with the Draft Findings in Attachment 1 of
the staff report.
13. UNFINISHED BUSINESS
14. ADJOURNMENT
There being no further business, the meeting adjourned at 6:56 p.m.
Cathy Elawadly, Recording Secretary
Page 2 of 2
AGENDA ITEM NO. 12A
Department of Community Development
Planning Division
300 Seminary Ave.
�'����� ����� Ukiah, CA 95482
1 DATE: May 30, 2018
2
3 TO: Planning Commission
4
5 FROM: Michelle Irace, Planning Manager
6
7 SUBJECT: Request for Review and Recommendation regarding a Major Use Permit/Major Site
8 Development Permit and Parking Variance to allow the construction of a 35-unit multi-family housing
9 development at 345 N Main Street and 215 Norton Street File No. 3085
10
11
12 SUMMARY
13
OWNER: City of Ukiah
300 Seminary Ave.
Ukiah, CA 95482
APPLICANT/AGENT: Steve Honeycutt
Guillon Inc.
2550 Lakewest Dr., Suite 50
Chico, CA 95927
REQUEST: Major Use Permit
Major Site Development Permit
Variance (parking)
DATE DEEMED COMPLETE: May 4, 2018
LOCATION: ±0.180 ft. east and ±0.125 ft. south of the intersection of Norton
Street and N. Main Street, lying on the south and east sides,
respectively. APNs 002-153-04 (215 Norton) and 002-153-30 (345
Main)
TOTAL ACREAGE: ±1.21 acres; (1.33 acres including Right-of-Way per Ordinance
No.1189)
GENERAL PLAN: Commercial (C), High Density Residential (HDR)
ZONING DISTRICT: Community Commercial (C1), High Density Residential (R3)
ENVIRONMENTAL Categorical Exemption, pursuant to CEQA Guidelines Article 19
DETERMINATION: Section 15332, In-Fill Development Projects, Class 32
RECOMMENDATION: Conditional Approval
STAFF PLANNER: Michelle Irace
14
AGENDA ITEM NO. 12A
Department of Community Development
Planning Division
300 Seminary Ave.
�'����� ����� Ukiah, CA 95482
1 PROJECT DESCRIPTION AND BACKGROUND
2
3 An application was received from Steve Honeycutt on behalf of Guillon Inc.for approval of a Major
4 Use Permit/Major Site Development Permit and Parking Variance to allow for the construction of
5 a 24,414 sq.ft., 35-unit market-rate multi-family housing complex. The project includes the
6 following components:
7 • Construction of two separate structures:
8 o Building A: two-story 19-unit building (13, 2016 sq.ft. total), which will also
9 FRC�DC�1�I IFH�J H�ed indoor bicycle storage; and
10 o Building B: two-story 16-unit building (11,208 sq.ft.).
11 o All residential units are two bedroom/one bath units.
12 • A total of 55 vehicle parking spaces and a total of 32 bicycle parking spaces (12 outdoor and
13 20 indoor).
14 • Landscaping provided throughout the site with a wide combination of ground cover and
15 shrubs. 26 new trees will be planted.
16 • Stormwater Low Impact Development features such as inceptor trees, vegetative swales,
17 and vegetated buffer strips.
18 • A large grass area installed at the southeastern corner of the site, giving tenants open space
19 access, space for barbequing, benches and recreational opportunities.
20 • Access provided via two-directional driveways on both Norton and Main streets.
21 • Lighting fixtures in the parking lot, driveways and building entrances/walkways. All lights
22 would be night sky compliant with full shields and directed downward.
23 • Site served by City sewer, water and electric.
24 The application, site plan, landscape plan, elevations, and renderings are included as Attachment
25 3.
26 Location. The proposed project is to be located on two City-owned parcels: 215 Norton Street
27 (APN 002-153-04) and 345 N. Main Street (APN 002-153-30). The City is in the process of
28 merging the two properties and Staff proposes conditioning the project (see COA No.2 in
29 Attachment 2) to ensure the merger is finalized prior to developing the site. The Norton parcel is
30 zoned High Density Residential (R3), while the Main Street parcel is zoned Community
31 Commercial (C1). Multi-family residences are an allowed use in the R3 zoning district and a
32 permitted use with approval of a Use Permit in the C1 zoning districts.
33 The proposal is to construct a 35-unit multi-family housing complex on 1.21 acres, which prior to
34 the adoption of Ordinance No. 1189 (see following)would equate to 28.9 units per acre. However,
35 on May 2, 2018 Ordinance No. 1189, Ordinance of The City Council of the Cify of Ukiah Amending
36 Various Sections of Chapter 2, Division 9 of The Ukiah City Code to Set Forth in Greater Detail
37 the Procedure for Calculating Residential Density, was adopted which allows measuring the area
38 of a given parcel to the centerline of streets or other public rights of way which are contiguous to
39 the property lines of the parcel for the purpose of calculating residential density. Therefore, the
1 Norton and Main Street Rights of Ways have been included in the acreage calculation and the
2 total parcel size is 1.33 acres, allowing up to 37 units on-site.
3 Although currently vacant, the parcel located at 345 North Main Street was previously a mobile
4 home park. Both the 19-unit and the 16-unit buildings are proposed to be located on this parcel.
5 The parcel at 215 Norton Street contains a single-family residence that is leased on a monthly
6 basis. The City is working with the tenant and has begun the relocation and re-housing process,
7 as the single-family residence and an accessory structure will be demolished. This parcel will
8 accommodate the majority of the proposed parking.
9
10 The two parcels were the subject of a Boundary Line Adjustment, General Plan Amendment /
11 Zoning Change, and Major Subdivision application in 2006. The project included rezoning the
12 parcels to Community Commercial-Planned Development (C1-PD) to create 14 separate lots for
13 the construction of townhomes. Per UCC Section 9169(A), although approved, the project (of the
14 same name, Main Street Village) was never completed and the entitlement was subsequently
15 deemed expired in 2012 because substantial progress had not been made and a request for
16 extension was not received. Therefore, the Rezone never became effective and the parcels
17 remain zoned R3 and C1.
18
19 The proposed project submitted to the Community Development Department by Guillon, Inc. in
20 September 2017 is considered a new application.
21
22 SURROUNDING LAND USE AND ZONING
23
24 The parcel fronting onto Main Street is zoned C-1, while the parcel fronting onto Norton Street is
25 zoned R3. The project site is surrounded by the following uses:
26 • North: A multi-family apartment structure, Norton Street and additional single and multi-
27 family structures all located within the R3 zoning district.
28 • South: Circle Trailer Park and single-family residential structures located in the C1 zoning
29 district.
30 • West: Main Street, ADCO Sheet Metal along with a mix of multi-family housing located
31 within the C1 zoning district.
32 • East: Single-family located in the R3 zoning district and multi-family housing located in
33 both the R3 and C1 zoning districts.
34
GENERAL PLAN ZONING LOT SIZES USES
North HDR R3
±0.18 - 0.33 Residential
acres
+ +
_0.47_ 1.32
East HDR/C C1, R3 Residential
acres
+
South C C1 _0.26 acres Residential
+ -
West C C1, Planned Development :
_0.11 0.3 Commercial/
acres Residential
35
36
37
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
3
AGENDA ITEM NO. 12A
Department of Community Development
Planning Division
300 Seminary Ave.
�'����� ����� Ukiah, CA 95482
1 Figure 1. General Plan Designation
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. 1:
AGENDA ITEM NO. 12A
Department of Community Development
Planning Division
300 Seminary Ave.
�'����� ����� Ukiah, CA 95482
1 AGENCY COMMENTS
2 Project referrals were sent to the following responsible or trustee agencies with interest or
3 jurisdiction over the Project: Ukiah Valley Fire District, City of Ukiah Public Works Department,
4 City of Ukiah Police Department, City of Ukiah Electric Utility Department, City of Ukiah Building
5 Division, the Mendocino County Airport Land Use Commission, Mendocino County Air Quality
6 Management District, Mendocino Transit Authority, the State Regional Water Quality Control
7 Board, and Sonoma State University Northwest Information Center. 71q-I[dl1 F-I(�LM/I�omments and
8 recommended Conditions of Approval are contained in Attachment 4. The project was also
9 reviewed by the Design Review Board on October 19, 2017 and the °/��
10 comments/recommendations are summarized LQ�PQFiC�❑MiWC�L �F�
11 (meeting minutes are included as Attachment 5).
AGENCY RESPONSE RESPONSE DATE
Ukiah Valley Fire District Conditions of Approval September 4, 2017
Ma 5, 2018
City of Ukiah Public Works Conditions of Approval September 27, 2017
October 25, 2017
City of Ukiah Police Dept. Comments October 4, 2017
Ma 8, 2018
City of Ukiah Electrical Utility Conditions of Approval October 18, 2017
City of Ukiah Building Official Conditions of Approval April 23, 2018
City of Ukiah Design Review Board Comments October 19, 2017
Mendocino Co. Air Quality Mgmt. District Conditions of Approval May 15, 2018
Mendocino County Airport Land Use Comments May 18, 2018
Commission
Mendocino County Building and Planning No Comment May 9, 2018
Mendocino Transit Authority No Response N/A
State Regional Water Quality Control Board No Response N/A
Sonoma State Northwest Information Center Comments May 16, 2018
12
13 STAFF ANALYSIS
14
15 Although the project proposal comprises two lots, the analysis is based on the project site, defined
16 d�C�C C�'1�1162XSC6�1 C�:1A/�M-iQ�J Fi�PQF��11Rl�D�CC�1L�iQ�-M-I�SP F�A�i� ❑❑�❑❑❑❑�o"�11C�[D031�Q❑
17 the City is in the process of inerging the parcels into one lot.
18
19 A Variance for reduction in parking numbers is also being considered concurrently. Separate
20 findings must be made for the approval of the Variance, and these are analyzed both first and
1 separately from the findings necessary for approval of the Use Permit(UP)and Site Development
2 Permit (SDP). This is because the possible approval of the UP and SDP is contingent upon a
3 successful Variance application.
4
5 In addition, the Applicant has submitted building permits for the development for concurrent
6 review, with the understanding that the issuance of building permits is contingent upon approval
7 of the UP, SDP and Variance.
8
9 Lastly, 1,PQH�SSQFDC�I�l9�SR���7❑anits is contingent upon Ordinance No. 1189, Ordinance of
10 The City Council of the City of Ukiah Amending Various Sections of Chapter 2, Division 9 of The
11 Ukiah City Code to Set Forth in Greater Detail the Procedure for Calculating Residential Density,
12 which will become effective on June 4, 2018. Conditions of Approval Numbers 1 through 3 have
13 been added with this understanding (see Attachment 2).
14
15 General Plan and Zoning Consistency
16 Permitted Uses. The Norton Street parcel has a General Plan designation of High Density
17 Residential (HDR) and the Main Street parcel has a General Plan designation of Commercial (C).
18 The HDR designation is intended for apartment or townhouse projects, while the C designation
19 applies to lands appropriate for a variety of commercial uses in locations served by public utilities
20 and where future growth is anticipated.
21
22 The Norton Street parcel is zoned High Density Residential (R3), while the Main Street parcel is
23 zoned Community Commercial (C1). Multi-family residences are an allowed use in the R3 zoning
24 district and a permitted use with approval of a Use Permit in the C1 zoning district.
25 Density. As noted in Table IV.4-44, Population Density and Building Intensity, the City of Ukiah
26 General Plan 3C RP P F�lDQ1DQQ�❑IJ K��MiLC+IG�(�LQ�-Ivl�l�D(�'Z�DdP XP CE�I�❑❑
27 units per acre, typically as apartments and townhouse projects, to meet the diverse needs of the
28 population in terms of mixed types and affordability of housing.
29 Ordinance No. 1189 directs Staff to measure the area of a given parcel to the centerline of streets
30 or other public rights of way that are contiguous to the property lines of the parcel for the purpose
31 of calculating residential density. The ordinance becomes effective June 4, 2018, and the density
32 calculation for the site has been conducted utilizing direction in this new ordinance. Therefore,
33 the total parcel size for calculating density is 1.33 acres, allowing up to 37 units on-site'. The
34 proposed 35 units equates to 26.3 units per acre, which is less than the maximum allowable
35 number of units per acre of 28.
36 Height. The structures are at a height of 26-feet 2-inches, which is below the height limitation of the
37 C1 requirement of 50-feet and below the R3 requirement of 40-feet height.
38 By providing housing to a diverse population, promoting infill development, supporting the local
39 economy, promoting alternative modes of transportation, incorporating water saving landscaping,
40 and installing energy efficiency features, the project fulfills the following General Plan policies and
41 implementing policies. The Applicant has provided a comprehensive list of General Plan Polices
42 that the project is consistent with in Attachment 3.
1 1.33 acres x 28 units/acre(per General Plan and Zoning designation)=37.24 units/acre allowed.
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
7
1
2 Overall General Plan and Growth Management
3 • Goal GP-5: Encourage housing in a price range to match the income of residents.
4 • Goal GP-6: Encourage housing for local workers and jobs for current residents.
5
6 Economic Development Element
7 • Goal ED-1: Support a strong local economy.
8 • Policy ED 1.1: Take steps to reinforce the Ukiah VD�I� �
9 • Policy GP- 29.3: Promote public transportation, services within walking distances
10 in neighborhoods, and any other feasible means of preventing needless vehicle
11 use and pollution.
12 • Implementation Measure CD-9.2(a): Require that new building designs be
13 complementary to the overall character of the neighborhood in which a project is
14 located.
15
16 Circulation and Transportation Element
17 • Goal CT-1: Consider all types of circulation and transportation issues in land use
18 decisions.
19 • Goal CT-2: Maximize the use of existing streets and circulation patterns.
20 • Goal CT-3: Design new development and redevelopment projects to be as
21 accessible by foot, bicycle and transit as they are by auto.
22 • Policy CT-2.2: Encourage development along existing roads with available
23 capacity and appropriate zoning prior to locating development in areas which
24 require new transportation facilities.
25 • Policy CT-3.1: New development and redevelopment projects shall specifically
26 include plans for pedestrian facilities, bike lanes, bike racks and transit stops.
27
28 Housing Element
29 • Goal H-1: Conserve, rehabilitate, and improve the existing housing stock to
3o provide adequate, safe, energy efficient, and decent housing for all Ukiah
31 residents.
32 • Goal H-2: Provide housing for all economic segments of the community.
33 • Goal H-4: Promote well planned and designed housing opportunities for all
34 persons regardless of race, gender, age, sexual orientation, marital status or
35 national origin.
36 • Goal H-5: Use land effectively to meet housing needs and to implement smart
37 growth, green building, and sustainable development policies with a focus on infill
38 development.
39 • Policy H-5.1: Housing Design: Assure that new housing is well-designed to
40 F�H[�NDK�IJ C�RP P Xp1f�D�/D�14�1❑
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
8
1 • Policy H-5.6: Infill Development. Support careful well-designed infill housing
2 development in areas currently served by City services.
3 • Policy H-5.7: Sustainable Development. Encourage and support sustainable site
4 planning and development.
5 • Implementation Measure H-5.a: Apply the CEQA Infill Exemption when possible
6 and perform expedited reviewforwell designed, compact projects using green and
7 sustainable design and building techniques.
8 • Implementation Measure H-5.h: Promote stormwater management systems for
9 mutli-family housing developments that have multiple benefits such as bio-swales
10 to reduce downstream flooding, contamination of streams and rivers, fire hazard,
11 and irrigation needs and to distribute stormwater and recharge groundwater.
12 • Implementation Measure H-5.j: Work with developers to create residential
13 neighborhoods with mixed housing densities, types, and housing affordability
14 levels that promote human interaction, neighborhood-scale services and facilities,
15 safety, and connectivity to schools, neighborhoods, and commerce.
16
17
18 Signs. The applicant does not propose signage at this time. Condition of Approval 15 has been
19 added, ensuring that the applicant will obtain Sign Permits, in compliance with Division 3, Chapter
20 7, Signs, of the UCC.
21
22 Landscaping. In accordance with UCC Sections 9052 and 9087, landscaping makes up 22% of
23 the site and will consist of a mixture of trees, shrubs, ground cover, and field boulders. Along
24 Main Street, two bio-swells will be installed to capture surface water runoff and meet Low Impact
25 Development (LID) standards. Bio-VZ H(�L�YH�i XI�ICfl H-K�9U I�N�TL 14FKd�/�DQp�
26 State grass.
27
28 Shade trees are provided throughout the parking lot and consist of Ginko, Crape Myrtle and
29 October Glory Red Maple, which are noted on the Ukiah Parking Lot tree list. The selected trees
3o bring a variety of seasonal colors and interest to the site. Parking lot shade coverage is 62%,
31 which exceeds landscape requirements. Ground cover and shrubs also provide interest and
32 texture to the site which provide additional aesthetic value.
33
34 Lighting. Lighting will be placed within the parking lot and near the entrances of the units. Parking
35 lot light fixtures will be at a pedestrian scale, no taller than 20 feet. The proposed lights are of a
36 shoebox design with LED luminaires. Additional lights will be placed at the front entrances of the
37 units. All lights are night sky compliant with full shields and directed downward.
38 Parking Variance
39 The applicant is seeking a variance from the number of vehicle parking spaces required per UCC
40 §9198. UCC §9198, Number of Parking Spaces Required, stipulates in (A)(3) that two parking
41 spaces are required for each two-bedroom unit. The applicant is proposing a 35-unit 2-bedroom
42 apartment complex, which per UCC requires 70 onsite parking spaces. Section 9199(B) of the
43 UCC provides a reduction of two spaces per parcel, when there is a ratio of five bicycle spaces
44 for every one vehicle stall (a minimum of 14, in this case). The applicant is providing 32 bicycle
45 parking spaces, and as such is allowed a reduction in parking spaces from 70 to 68 per UCC
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
9
1 §9199(B) Bicycle Parking Facility Exemption. However, the applicant is proposing 55 parking
2 spaces and requesting a reduction of 13 vehicle parking spaces.
3
4 The project would provide a total of 55 parking spaces, 39 of which are standard (9 ft. x 19 ft.),
5 and 16 of which are compact (8 ft. x 17 ft.� ❑❑�❑❑❑❑�Ld-I[�I[�Dl1t�LQ1�SD ,Q�
6 parking area with more than 10 required off street parking spaces, 30% compact spaces may be
7 DC�tZ�6 compact spaces accounts for 30% of the total, and therefore the project is consistent
8 with this requirement.
9
10 UCC§9051(H). Exemption from the number of required vehicle parking spaces is provided in R3
11 through UCC §9051(H), which states, 35htT�1�(B��DiID�LQI�l�f�XL(dPF�I�-3 Zoning
12 District may be approved through the discretionary review process, provided a finding is made
13 that a reduced number of spaces would not adversely impact the health, safety, and general
14 welfare of the public.❑This enables a parking reduction on the 215 Norton Street lot.
15
16 UCC §7388. UCC Chapter 3 Off-Street Parking, Article 5. Parking District, §7388 Variance
17 Procedure allows for the Planning Commission to grant a variance to any parcel of land within
18 Parking District #1 thereby allowing a reduction in the number of required spaces asserted by
19 UCC §9198 Number of Parking Spaces Required. The current boundaries of Parking District 1,
20 also known as the Parking and Business Improvement District, were expanded to their current
21 configuration by the City Council by Ordinance No. 883, approved June 30, 1989. See
22 Attachment 7 for the ordinance and a map of the district. The 345 Main Street lot is within the
23 Parking District 1 and eligible for a variance per UCC §7388.
24
25 Per UCC §7388(B), the Planning Commission may grant a variance on one or more of the
26 following grounds:
27 1. The refusal to allow a variance would make a proper use of the property unfeasible;
28 2. Physical impossibility or unsuitability of the property to comply with on-site parking
29 req u irement;
30 3. Proximity to an underutilized public parking lot which would reduce the need for on-site
31 parking;
32 4. Specific conditions exist which particularly affect the subject property as opposed to
33 other properties in the District similarly situated;
34 5. Specific conditions exist as to the type of business enterprise or use permitted by the
35 Commission and which may affect the need for on-site parking.
36 Per UCC §7388(B), it is the burden of the applicant to demonstrate to the Planning Commission
37 the grounds on which the application for variance may be based. The applicant has provided the
38 parking analysis and justification in Attachment 3, which supports criteria numbers 1 and 5
39 above. In summary,
40
41 3The project is an infill market rafe apartment building in the downtown core of Ukiah. As detailed
42 in the analysis, fhe site itself and the surrounding conditions are walkable, bikeable and transit
43 friendly. Adding a residential use is a proper use of the site and will allow tenants to utilize all the
44 nearby amenities, goods, services, employment and educational opportunities without adding
45 ve{4E-�l (�C The project sife is centrally located to a variety of goods,
46 lA A)VlFFM7�P S� R�J�IVC �he proposal is supported by General Plan
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
10
1 C F�tDC�F,�I�M� �he City of Ukiah is relatively flat with short commuter times, resulting in a
2 city that is bicycle friendly. The project site is near a heavily used C/ass 1 bicycle path that is
3 DC�Id�LSDI�I�DC�DC�d LCO��d-MC�D[�l{4,(�EF,I�'�CVF�(JUC� There are two bus stops along
4 North Main Street, adjacent to the project site. These stops serve the highest ridership routes in
5 the County (Route 7, 9 and 20) which are both local and regional. Having high density projects
6 near transit stops typically lead to increased ridership and a reduction of vehicles on � �
7 A reduction in on-site parking, as detailed in the analysis (above) will not have an impact upon
8 the health, safety, and JhK�(�F,CfD(d�'�C ❑
9
10 Per UCC §9264(D)findings are required to grant a variance the Zoning Administrator or Planning
11 Commission, on the basis of the evidence submitted at the hearing, may grant variances from the
12 requirements of this Chapter when:
13
14 a. Because of special circumstances applicable to the property, including size, shape,
15 topography, location, or surroundings, the strict application of this Article deprives
16 such property of privileges enjoyed by other property in the vicinity and subject to
17 identical zoning regulations.
18 Applicant Statement: The subject property is located within the downtown area of
19 the City of Ukiah and surrounded by urban development and uses. As such, the
20 project site is defined as an infill project. Infill projects have to take a balanced
21 approach to development and the variety of requirements and regulations that are
22 placed upon them through local zoning codes and State regulations. Typically, infill
23 development sites are not of sufficient size of land to accommodate and meet every
24 need and regulation (ADA path of travel, trash, open space, landscaping, shade,
25 parking, setbacks, Low Impact Development etc.) while ensuring the project can
26 be economically feasible.
27 b. The issuance of the variance would not constitute a grant of special privilege
28 inconsistent with the limitations upon other properties in the vicinity and subject to
29 identical zoning regulations.
30 c. Applicant Statement: The immediate area is fully developed, with only one other
31 parcel being vacant. The other parcel used to contain aspects of the nearby Depot
32 site (rail spurs, out buildings etc.), and as such, it has a covenant placed upon that
33 property limiting its own development potential (no residential and sensitive land
34 uses). In the event that property in the vicinity wish to be redeveloped or further
35 intensified, that project may also be granted special privilege depending upon the
36 request. However, since no project is currently proposed in the vicinity, no analysis
37 have been performed and to do so would be speculation under the California
38 Environmental Quality Act. The grant of the variance would not be detrimental to
39 surrounding property owners.
40 Applicant Statement: The reduction in parking has been thoroughly analyzed and
41 has concluded that there will not be a fire, life, safety issue to the surrounding
42 property owners in that; land uses around the project are a mix of commercial and
43 multi-family and the site is within walking distance to Downtown Ukiah, major
44 employers, transit, goods and services, bicycle paths and traditional residential
45 neighborhoods.
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
11
1 Staff agrees with the above conclusions. The strict application of the zoning regulations (parking
2 requirements) would not allow the site to be developed to the best use and highest intensity
3 allowed within the R3 Zoning District and would not allow the project to advantage of Ordinance
4 No. 1189. Additionally, this project provides needed middle-income housing, as prioritized in the
5 2017 City of Ukiah Housing Strategy. Based on the above analysis, the findings for a variance
6 can be made. The variance findings are included in Attachment 1 as Findings 10-12.
7
8 Airport Compatibility
9 The Mendocino County Airport Land Use Commission has adopted a Comprehensive Land Use
10 Plan (CLUP)for all airports within the County. The Mendocino County Airport CLUP was adopted
11 in 1993 and establishes compatibility zones while regulating land use through safety zones, noise
12 zones, and height restrictions. Land use information and compatibility criteria is contained within
13 Chapters 2 and 3 of the CLUP and provides land use compatibility guidelines for lands near the
14 airport to avert potential safety problems and to ensure unhampered airport operations.
15
16 The CLUP originally did not include information for the Ukiah Municipal Airport and the
17 compatibility map was omitted from the CLUP in anticipation of the City preparing an Airport
18 Master Plan. However, the Ukiah Municipal Airport Master Plan (Master Plan) was adopted by
19 the City of Ukiah in 1996 and the CLUP was amended to include information contained within the
20 Master Plan, including the land use compatibility map; the Ukiah Municipal Airport is discussed
21 within Chapter 3, Section 6 of the CLUP. Land use information and compatibility criteria is
22 contained within Chapter 7 of the Master Plan and is consistent with that contained within the
23 CLUP.
24
25 The project site is located approximately 1.4 miles north of the runway for the Ukiah Municipal
26 Airport, placing over half the site within the B2 Compatibility Zone (Extended Approach-Departure
27 Zone). Normally Acceptable Uses in the B2 Zone include single-story offices, single-family homes
28 on existing lots, low-intensity retail, office, and low intensity manufacturing. Uses identified as not
29 normally acceptable include residential subdivisions, intensive retail, intensive manufacturing or
3o food processing, multiple tory offices, hotels and motels, and multi-family residential. However,
31 �PQH�� ��,J.7-33) includes flexibility for new residential development with the
32 IR'(�ZLQJ[ffRP S 14FK�C1�/[lt��(C�iG1t��PW-I�RX�/ 8 3�olicy 6.2. Policy 6.2
33 states the following regarding residential development:
34
35 3The 82 zone north of the Airport encompasses existing development. Some vacant land remains,
36 however, redevelopment of other parcels is anticipated. The Infill Policy (Policy 2.1.6) of the
37 County-Wide Compatibility Plan is applicable to the entirety of this 82 zone. This policy allows
38 new development of a similar intensity to that of surrounding, already existing, uses.
39
40 A survey of the area has been conducted to determine the current types and intensity of uses.
41 The following limits on future development of this zone are set accordingly:
42 (1) New residential development is discouraged in this zone. However, where such development
43 is considered the best/and use for a particular parcel with regard to general city p/anning shall-
44 because of its lower sensitivity to noise compared to single-family residential uses-be deemed
45 normally acceptable. Any new multi-family residential development shall not exceed 28
46 dwelling units per acre.Also, any proposed multi-family development on a parcel of more than
47 4 acres shall maintain a minimum of 30% open space (including major landscaping areas,
48 non-enclosed automobile parking lots and driveways, and a share of adjacent streets). New
49 single-family residential uses shall continue to be regarded as normally unacceptablF-�
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
12
1 The entirety of the proposed Building B, and up to half of proposed Building A would be located
2 in the B2 zone.Although multi-family residential uses are listed as uses 3not normally acceptable�
3 the project meets the criteria contained within Policy 6.2(1) in the following ways:
4 • Using the B2 density standard of 28 units per acre, 37 units would be allowed on the 1.33-
5 acre parcel (1.33 x 28 units/acre=37.24 units). The proposal is to construct a 35-unit multi-
6 family apartment project on a site that is 1.33 acres, which results in a net density of 26.3
7 units per acre. ❑��/XFK�FiC�l9�SR� RX�H�I-I�'Z�-i�DdP XP ❑
8 density allowed within the B2 zone.
9 • As proposed the site currently has 71% open land (landscape, driveways, parking etc.).
10 which exceeds the minimum 30 °/a recommended for the B2 zone.
11 In addition, the proposed project site is surrounded and bounded by existing development similar
12 in use, size and scale. Specifically, a two-story apartment complex exists directly adjacent to the
13 proposed site on Main Street and there are also two-story apartments located on Norton Street.
14 As such, the proposed project is of similar intensity and consistent with existing surrounding uses.
15 Therefore, this project meets the intent of CLUP�Infill Policy (Policy 2.1.6).
16 Further, Policy 6.3 of the CLUP allows recording of a Deed Notice as an acceptable alternative to
17 dedication of an avigation easement in the B2 zone. Condition of Approval No. 4 is recommended
18 to satisfy this policy.
19
20 Lastly, the Project application was referred to the County of Mendocino staff representative Sam
21 Vandewater for the Airport Land Use Commission (ALUC) for comment. Mr. Vandewater
22 commented that no review by the ALUC of the project is required pursuant to Policy 6.2(1) of the
23 Mendocino County Airport Comprehensive Land Use Plan (CLUP).
24
25 Based on the above information and analysis, the project complies with the Ukiah Municipal
26 Airport Master Plan and requirements in the B2 Compatibility Zone of the CLUP and may be
27 considered an acceptable use within the B2 zone. The pertinent sections of the ❑RXC�i�YYC�LUP
28 are included as Attachment 8.
29 Design Guidelines
3o The entirety of the site is located within the Downtown Design District and subject to the
31 recommendations of the Design Guidelines for Commercial Projects Within the Downtown Design
32 District. The Design Review Board (DRB) reviewed the project on October 19, 2017, and the
33 minutes of the meeting are included as Attachment 5.
34
35 The proposal includes two two-story buildings with exterior finishes consisting of horizontal lap
36 siding, stucco, corrugated metal. Colors consist of rich brown (Otter) for the stucco, a cream
37 (Cobble Stone)for the lap siding and a warm red (Colonial Red) and rich grey (Slate Grey)for the
38 corrugated metal. Trim for both buildings will be an off white (Oyster White). Aesthetic interest
39 is brought to the structure through the introduction of the different finish materials and colors, as
40 well as details in the gable ends, gable vents, window pergolas, and structural details within the
41 gable ends. Balconies are proposed for all units and will have a black powder coated metal railing.
42 At the DRB meeting, there was general discussion about the architectural style of the building,
43 materials selection, colors, lighting, sign height and area, and landscaping. The DRB voted
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
13
1 unanimously to recommend approval of the project to the Planning Commission, provided the
2 following criteria are incorporated into the project.
3
4
5 ENVIRONMENTAL DOCUMENTATION
6
7 The proposed project is subject to the California Environmental Quality Act(CEQA).The applicant
8 is seeking a categorical exemption from CEQA pursuant to CEQA Guidelines Article 19 Section
9 15332, In-Fill Development Projects, Class 32, based on the following:
10
11 a) The Project is consistent with the applicable general plan designation and all applicable
12 general plan policies as well as with applicable zoning designations and regulations.
13 The proposal is consistent with applicable general plan designations and applicable
14 general plan policies as well as zoning designations and regulations, in that the proposal
15 is allowed by right in the R3 zoning district and allowed with use permit approval in the C1
16 zoning district.
17 b) The proposed development occurs within city limits on a project site of no more than five
18 acres substantially surrounded by urban uses.
19 The proposal is within the Ukiah City limits on a property that is approximately 1.21 acres
20 in size. The site is surrounded on all sides by existing urban uses, both commercial and
21 residential in nature.
22 c) The project site has no value as habitat for endangered, rare or threated species.
23 The project site contains no habitat value for endangered, rare or threatened species in
24 that the site has been previously developed and all improvements removed. At one time
25 the project site was regraded for a previous project. Since then the site is routinely mowed.
26 The site does not contain any shrubs or trees.
27 d) Approval of the project would not result in any significant effects relating to traffic, noise,
28 air quality, or water quality.
29 Approval of the project would not result in any significant effects to traffic, noise, air quality
30 or water quality in that the project site is in a walkable area of town, on-site parking is
31 providing and the project is similar to the existing land uses pattern in the immediate area.
32 Further, the site was previously developed with residential uses, similar to the proposal.
33 e) The site can be adequately served by all required utilities and public services.
34 The site can be adequately served by all required utilities and public services in that the
35 site used to accommodate single and multi-family residential uses. The project site is
36 within the City limits and is already served by Fire and Police Departments, including other
37 applicable City services such as public works and sewer. Finally, there are two transit
38 stops immediately adjacent to the project site along Main Street.
39
40 NOTICE
41
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
14
1 Notice of the Public Hearing was provided in the following manner, in accordance with UCC
2 §9262(C):
3 • Published in the Ukiah Daily Journal May 20, 2018
4 • Posted on the Project site May 18, 2018
5 • Posted at the Civic Center (glass case) 72 hours prior to hearing
6 • Mailed to property owners within 300 feet of the parcels included in the project on
7 May 18, 2018
8
9
10 RECOMMENDATION
11
12 Staff recommends Planning Commission 1) conduct a public hearing; and 2) adopt the findings
13 and conditionally approve a Major Use Permit/Site Development Permit and Parking Variance
14 for the project.
15
16 ATTAC H M ENTS
17 1. Draft Findings ± UP/SDP and Parking Variance
18 2. Draft Conditions of Approval
19 3. Project Application, Project Description, Plans, Parking Reduction Analysis
20 4. Agency Comments
21 5. Design Review Board Minutes; October 19, 2017
22 6. Ordinance No. 1189, Ordinance of The City Council of the City of Ukiah Amending
23 Various Sections of Chapter 2, Division 9 of The Ukiah City Code to Set Forth in Greater
24 Detail the Procedure for Calculating Residential Density. Adopted May 2, 2018.
25 7. Ordinance No. 883, Ordinance of the City Council of the City of Ukiah Amending Section
26 2605 of Ukiah City Code to Expand the Boundaries of the Parking and Business
27 Improvement District Within the City of Ukiah. Adopted June 30, 1989
28 8. Airport Land Use Master Plan Compatibility Criteria.
29
Staff Report
Major Use Permit/Site Development Permit, and Variance
Main Street Village
345 Main Street. and 215 Norton Street.
File No.: 3085
15
1 ATTACHMENT 1
2
3 FINDINGS TO ADOPT A USE PERMIT/SITE DEVELOPMENT PERMIT AND VARIANCE FOR
4 THE MAIN STREET VILLAGE PROJECT
5 345 NORTH MAIN STREET AND 215 NORTON STREET
6 FILE NO.: 3085
7
8
9 Recommendation for the Approval of the Major Use Permit/Site Development Permit and
10 Findings: The CRP PXq�7 �P Fi� F�SDIYI�'F�recommendation for conditional
11 approval of Major Use Permit/Site Development Permit and Variance, File No. 3085 to construct
12 a market rate 35-unit multifamily complex project, including associated improvements, is based
13 in part on the following findings, in accordance with UCC §9262, 9263 and 9264:
14
15 Use Permit and Site Development Permit Findings
16
17 1. The proposed project is consistent with the goals, objectives, and policies of the Ukiah
18 General Plan because it provides housing to a diversity of populations, supports the
19 local economy, promotes infill development, promotes alternatives modes of
20 transportation, and incorporates water saving landscaping and energy efficiency
21 features.
22
23 2. The Project is consistent with the use and development standards for the Airport Land
24 Use Master plan and qualifies for Infill Policy 2.1.6, which allows flexibility for new
25 development of similar intensity to that of surrounding, already, existing uses.
26
27 3. The project is consistent with the land use development standards contained within
28 Ukiah City Code Sections 9045-9053 (Regulations in R3 Districts) and Sections 9080-
29 9088 (Regulations in C1 Districts). Additionally, it is consistent with Ordinance No.
30 1189, Ordinance of The City Council of the City of Ukiah Amending Various Sections
31 of Chapfer 2, Division 9 of The Ukiah Cify Code to Set Forth in Greater Detail the
32 Procedure for Calculating Residenfial Density.
33
34 4. Through architectural design and input from the Design Review Board, the project
35 provides sufficient variety, creativity, and articulation to the architecture and design of
36 the structure(s) and grounds to avoid monotony and/or a box-like uninteresting
37 external appearance.
38
39 5. As conditioned, the pl�l'b9F1�development will not be detrimental to the public's health,
4o safety, or general welfare. The project has been reviewed by the following agencies to
41 ensure compliance with the Ukiah City Code and other local codes and regulations:
42 Ukiah Valley Fire District, City of Ukiah Public Works, City of Ukiah Police Department,
43 City of Ukiah Electric Utility, City of Ukiah Building Official, the Mendocino County
44 Airport Land Use Commission, Mendocino County Air Quality Management District,
45 Mendocino Transit Authority, the State Regional Water Quality Control Board, and
46 Sonoma State University Northwest Information Center. Comments have been
47 included as Conditions of Approval.
48
49 6. The project will not cause significant adverse environmental impacts or excessively
50 damage or destroy natural features. The project site contains no habitat value for
51 endangered, rare or threatened species and the site has been previously disturbed.
Findings for Use Permit, Site Development Permit, and Variance
Main Street Village
345 Main Street and 215 Norton Street
File No.: 3085
1
1 Approval of the project would not result in any significant effects to traffic, noise, air
2 quality or water quality. The site was previously developed with residential uses,
3 similar to the proposal. Since then the site has been routinely mowed and no trees
4 exist on site. The proposed development will not excessively damage or destroy
5 natural features, including trees, shrubs, creeks, and the natural grade of the site.
6
7 7. Sufficient landscaped areas have been reserved for purposes of separating or
8 screening the proposed structure(s) from the street and adjoining building sites, and
9 breaking up and screening large expanses of paved areas.
10
11 8. City services are available to serve the Project. The Project has been reviewed by
12 Public Works Department, Electric Utility, Fire Marshal, and Building Official, and
13 conditioned to ensure adequate services and utilities are available to serve the project.
14
15 9. The location, size, and intensity of the proposed project will not create a hazardous or
16 inconvenient vehicular or pedestrian traffic pattern. The proposed project provides two
17 access points on both N. Main Street and Norton Street, deemed adequate by the
18 Public Works and Fire Department. The Project includes pedestrian and bicycle
19 access to the downtown area, providing convenient vehicle and pedestrian traffic
20 patterns.
21
22 Variance Findings
23
24 10. Due to the size of the property, its proximity to the downtown and local transit system,
25 and alternative transportation design components such as bike and pedestrian
26 opportunities, the proposed project and approval of the parking variance would provide
27 adequate circulation and transportation for the project. The strict application of the
28 zoning regulations (parking requirements) would not allow the site to be developed to
29 the best use and highest intensity allowed within the R3 Zoning District would not allow
30 the project to advantage of Ordinance No. 1189. Additionally, this project provides
31 needed middle-income housing, as prioritized in the 2017 City of Ukiah Housing
32 Strategy.
33 11. 71�4-1��014-2019 Housing Element (Adopted 2016) of the General Plan identifies
34 the need for housing of all income categories, and identifies vacant and underutilized
35 infill parcels as the best place to site new housing development. This includes parcels
36 that are close to existing infrastructure and situated along transportation corridors,
3� and are close to the downtown, retail opportunities, medical services, and professional
38 offices. The Main Street parcel is identified as a vacant parcel in the Housing Element
39 and is located on an infill parcel within the Ukiah Downtown Core area, close to existing
40 transit and infrastructure, as well as commercial, employment and retail opportunities.
41 In addition, because the project proposes a middle-income 35-unit multi-family
42 complex the project supports the housing strategy and needs identified in the Housing
43 Element and Regional Housing Needs Allocation. Therefore, issuance of the proposed
44 variance would not constitute a grant of special privilege inconsistent with the
45 limitations upon other properties in the vicinity and subject to identical zoning
46 regulations.
47 12. The grant of the variance would not be detrimental to surrounding property owners.
48 The proposal for the reduction in parking has been thoroughly analyzed. The project
49 has been reviewed by the following agencies and their comments have been included
Findings for Use Permit, Site Development Permit, and Variance
Main Street Village
345 Main Street and 215 Norton Street
File No.: 3085
2
1 as Conditions of Approval to ensure compliance with all applicable health and safety
2 codes: Ukiah Valley Fire District, City of Ukiah Public Works, City of Ukiah Police
3 Department, City of Ukiah Electric Utility, City of Ukiah Building Official, the
4 Mendocino, and the Mendocino County Air Quality Management District.
5
6 13. Notice of the Public Hearing was provided in the following manner:
7
8 • Published in the Ukiah Daily Journal May 20, 2018
9 • Posted on the Project site May 18, 2018
10 • Posted at the Civic Center (glass case) 72 hours prior to hearing
11 • Mailed to property owners within 300 feet of the parcels included in the project on
12 May 18, 2018
13
Findings for Use Permit, Site Development Permit, and Variance
Main Street Village
345 Main Street and 215 Norton Street
File No.: 3085
3
1 ATTACHMENT 2
2
3 CONDITIONS OF APPROVAL
4 TO ADOPT A USE PERMIT, SITE DEVELOPMENT
5 PERMIT AND VARIANCE FOR THE
6 MAIN STREET VILLAGE PROJECT
7 345 NORTH MAIN STREET & 215 NORTON STREET
8 FILE NO. 3085
9
10
11 The following Conditions of Approval shall be made a permanent part of the Major Use Permit,
12 Major Site Development Permit and Variance, File No. 3085, shall remain in force regardless of
13 property ownership, and shall be implemented in order for this entitlement to remain valid.
14
15 Approved Project Description. An application was received from Steve Honeycutt on behalf of
16 Guillon Inc. for approval of a Major Use Permit/Major Site Development Permit and Parking
17 Variance to allow for the construction of a 24,414 sq.ft., 35-unit market-rate multi-family housing
18 complex. The project includes the following components:
19 • Construction of two separate structures:
20 o Building A: two-story 19-unit building (13, 2016 sq.ft. total), which will also
21 contain a P DC,LI.I�I IFH�.�1J H ��I�.�1J H�G1G
22 o Building B: two-story 16-unit building (11,208 sq.ft.).
23 o All residential units are two bedroom/one bath units.
24 • A total of 55 vehicle parking spaces and a total of 32 bicycle parking spaces (12 outdoor and
25 20 indoor).
26 • Landscaping provided throughout the site with a wide combination of ground cover and
27 shrubs. 26 new trees will be planted.
28 • Stormwater Low Impact Development features such as inceptor trees, vegetative swales,
29 and vegetated buffer strips.
30 • A large grass area installed at the southeastern corner of the site, giving tenants open space
31 access, space for barbequing, benches and recreational opportunities.
32 • Access provided via two-directional driveways on both Norton and Main streets.
33 • Lighting fixtures in the parking lot, driveways and building entrances/walkways. All lights
34 would be night sky compliant with full shields and directed downward.
35 • Site served by City sewer, water and electric.
36 SPECIAL CONDITIONS
37
38 1. Approval of the UP and SDP is subject to the following two conditions which must be
39 satisfied before the permits become effective: (1) Approval of the application for a
40 Variance and (2) Ordinance No. 1189, Ordinance of The City Council of fhe City of Ukiah
41 Amending Various Sections of Chapter 2, Division 9 of The Ukiah City Code to Set Forth
42 in Greater Detail the Procedure for Calculating Residential Density C�2l�H�l
43 becoming effective, as further detailed in the Conditional Approval Agreement , dated May
44 1, 2018, which is on file with the Community Development Department. Building permits
45 for this project shall not be issued prior to the satisfaction of both special conditions.
Conditions of Approval
Use Permit, Site Development Permit, and Variance
Main Street Village
345 N. Main Street and 215 Norton Street
File No.: 3085
1
1 2. Prior to issuance of building permits, the two existing lots shall be merged into one. The
2 merger shall be recorded with the County and a final copy of the recorded map will be
3 provided to the City.
4
5 3. Prior to issuance of building permits, a demolition permit shall be acquired to remove the
6 existing residence.
7
8 4. A dedication of avigation easement or a Deed Notice shall be recorded and a copy of the
9 recorded document shall be provided to the Community Development Department prior to
10 issuance of building permits.
11
12
13 STANDARD CONDITIONS OF APPROVAL
14
15 5. This approval is not effective until the 10-day appeal period applicable to this Use Permit
16 and Site Development Permit has expired without the filing of a timely appeal. If a timely
17 appeal is filed, the project is subject to the outcome of the appeal and shall be revised as
18 necessary to comply with any modifications, conditions, or requirements that were
19 imposed as part of the appeal.
20
21 6. All Conditions of Approval shall be printed on all sets of building permit project plans
22 pertaining to any site preparation work or construction associated with the development
23 of the multi-family project and ancillary site improvements approved by the Use Permit
24 and Site Development Permit.
25
26 7. All use, construction and the location thereof, or occupancy, shall conform to the
27 application and to any supporting documents submitted therewith, including any maps,
28 sketches, or plot plans accompanying the application or submitted by applicant in support
29 thereof.
30
31 8. Any construction shall comply with the "Standard Specifications" for such type of
32 construction now existing or which may hereafter be promulgated by the Engineering
33 Department of the City of Ukiah; except where higher standards are imposed by law, rule,
34 or regulation or by action of the Planning Commission such standards shall be met.
35
36 9. Building permits shall be issued within two years after the effective date of the Use Permit
37 or same shall be null and void.
38
39 10. If any use permitted shall cease for six (6) consecutive months, then the right to any Use
40 Permit permitting such use shall terminate and such Use Permit shall be revocable by the
41 granting body.
42
43 11. If any condition is violated or if any required approval is not obtained, then the Use Permit
44 granted shall be null and void; otherwise to continue in full force and effect indefinitely until
45 otherwise terminated and shall run with the land.
46
47 12. The approved Use Permit may be revoked through the City's revocation process if the
48 approved project related to the permit is not being conducted in compliance with the
49 stipulations and conditions of approval; or, if the project is not established within two (2)
Conditions of Approval
Use Permit, Site Development Permit, and Variance
Main Street Village
345 N. Main Street and 215 Norton Street
File No.: 3085
2
1 years of the effective date of approval; or, if the established use for which the permit was
2 granted has ceased or has been suspended for twenty-four (24) consecutive months.
3
4 13. Except as otherwise specifically noted, any Use Permit shall be granted only for the
5 specific purposes stated in the action approving such Use Permit and shall not be
6 construed as eliminating or modifying any building, use, or zone requirements except as
7 to such specific purposes.
8
9 14. In addition to any particular condition which might be imposed; any construction shall
10 comply with all building, fire, electric, plumbing, occupancy, and structural laws, rules,
11 regulations, and ordinances in effect at the time the Building Permit is approved and
12 issued.
13
14 15. The Applicant shall obtain all required Sign Permits, in compliance with Division 3, Chapter
15 7, Signs, of the UCC.
16
17 MENDOCINO COUNTY AIR QUALITY MANAGEMENT DISTRICT CONDITIONS
18 16. This project is subject to District Regulation 1 regarding air quality permits. The applicant
19 is required to obtain an Authority to Construct permit from the District prior to beginning
20 construction and/or installation of the equipment.
21
22 17. Diesel Engines ❑Stationary and Portable Equipment and Mobile Vehicles:
23 • Any stationary onsite diesel IC engines 50 horsepower or greater (i.e. large power
24 generators or pumps) or any propane or natural gas engines 250 horsepower or
25 greater may require a permit from the District.
26 • Portable diesel powered equipment that may be used during the proposed project are
27 required to be registered with the state Portable Equipment Registration Program
28 (PERP) or obtain permits from the District.
29 • Projects located adjacent to sensitive receptors (schools, child care facilities, health
3o care facilities, senior facilities, businesses, and residences, etc.) during the
31 construction phase of this project have the potential for exposure to diesel particulate.
32 • Heavy duty truck idling and off-road diesel equipment or other diesel engine idling is
33 limited to less than 5 minutes.
34
35 18. Demolition Projects: Single Family Dwellings Less Than Four (4) Units
� 36 a. Prior to receiving a Demolition/ Renovation Permit from the Planning & Building
37 Agency the applicant is required to:
38 • Submit a completed Asbestos Demolition/Renovation form to the District and
39 obtain written authorization from the District.
40
41 19. Grading Projects: All grading activities must comply with the following fugitive dust
42 mitigation measures in accordance with District Regulation 1, Rule 1-430:
43 a. All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust
� 44 emissions
45 b. All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall
46 have a posted speed limit of 10 miles per hour.
47 c. Earth or other material that has been transported by trucking or earth moving
48 equipment, erosion by water, or other means onto paved streets shall be promptly
49 removed.
Conditions of Approval
Use Permit, Site Development Permit, and Variance
Main Street Village
345 N. Main Street and 215 Norton Street
File No.: 3085
3
1 d. Asphalt, oil, water or suitable chemicals shall be applied on materials stockpiles, and
2 other surFaces that can give rise to airborne dusts.
3 e. All earthmoving activities shall cease when sustained winds exceed 15 miles per hour.
4 f. The operator shall take reasonable precautions to prevent the entry of unauthorized
5 vehicles onto the site during non-work hours.
6 g. The operator shall keep a daily log of activities to control fugitive dust.
7
8 20. Prior to starting any construction, the applicant is required to:
9 a. Submit a Large Area Grading permit application to the District.
10 b. Obtain a final determination from the Air Quality Management District as to the need
11 for an Asbestos Dust Mitigation Plan and/or Geologic Survey to comply with CCR
12 sections 93106 and 93105 relating to Naturally Occurring Asbestos.
13 c. Obtain written verification from the District stating that the project is in compliance with
14 State and local regulations relating to Naturally Occurring Asbestos.
15
16 21. Property Development: Prior to starting any construction the applicant is required to:
17 a. Obtain a Property Development Permit from the District for any open outdoor burning.
18 b. Obtain a Large Area Grading Permit, if applicable
19 • The District recommends that the applicant consider alternate means of
20 disposal other than open burning, such as cutting the majority of the larger
21 material up as firewood, and chipping smaller material, if feasible to mitigate
22 impacts from open outdoor burning.
23
24 22. Installation of Wood Burning Devices:
25 a. Installation of new wood burning devices is prohibited by District Regulation 4 with the
26 following exceptions:
27 • Wood burning appliances in existing residential, commercial or public
28 buildings designated as a historical site.
29 • The installation of wood burning appliances on display at a retail business
30 whose purpose is the sale of wood burning appliances to the public.
31 • Fireplaces and wood burning appliances installed on railroad equipment that
32 is owned and/or operated by an active railroad or public museum.
33 • Wood burning appliances used primarily in the preparation of food.
34 • Wood burning appliances used in compliance with all other local, state and
35 District regulations for recreational outdoor heating.
36 b. Building officials are prohibited from issuing a Certificate of Occupancy or approving a
37 final building inspection until one of the following has been documented;
38 1) The authorized local building official observes and documents that no wood
39 burning appliances have been installed, or;
40 2) The project is a residential dwelling of three units or less and not part of a
41 new major subdivision subject to Rule 4.1-400 (e) and;
42 • The authorized local building official observes and documents the
43 presence of EPA
44 • certification labels on all installed wood burning appliances on the
45 premises, or;
46 1) The authorized local building official observes and documents that only pellet
47 fueled wood
48 2) burning appliances have been installed, or;
Conditions of Approval
Use Permit, Site Development Permit, and Variance
Main Street Village
345 N. Main Street and 215 Norton Street
File No.: 3085
4
1 • The Air Pollution Control Officer has issued a statement, in writing, that
2 the project is exempt from this Regulation, or
3 • The Air Pollution Control Officer has issued a statement, in writing, that
4 the project is in compliance with this Regulation.
5
6 23. New Commercial Development Mitigation Recommendations:
7 a. New Road Construction: The District recommends that at a bare minimum
8 all roads be covered with a sealant or rocked to prevent fugitive dust
9 emissions.
10 b. Parking Lot Tree Planting: The District recommends that commercial parking
11 lot tree planting be defined as no less than 1 tree per 4 parking spaces to
12 provide a beneficial reduction in summer heat gain.
13 c. Mass Transit: The District recommends that applicant work in conjunction
14 with the local Transit Authority (MTA) to provide a shelter in addition to the
15 concrete pad so that the benefits and incentives to use mass transit would
16 be immediately available.
17 d. Electric Vehicle Charging: To further mitigate impacts to local air quality, it is
18 recommended that applicant encourage the use of low emission vehicles by
19 providing a minimum of 2, AC Level 2, electric vehicle charging stations.
20
21 Fire Marshal Conditions
22 24. A lighted map directory shall be installed at the Main Street entrance. On director for the
23 North set of apartments and one for the South set of apartments. City Ordinance 5214,
24 Section 505.4.
25 25. All electrical and gas locations shall be labeled according to apartment number.
26 26. Apartment addresses, must be visible from the driveway, or street front the unit.
27 Contrasting colors of letter or numbers shall be required. Ca Fire Code, Sec 505.1.
28 27. Electrical/Utility room located behind on site office shall have entrance door labeled to
z9 ���( ��� �w����❑�� ����❑��
30 28. Two on-site fire hydrants shall be required. One at each entrance, Main Street and Norton
31 Street, on either side of the driveway. Appendix C, Ca Fire Code, 2016 edition.
32 29. Type 2-A rated fire extinguishers shall be required as located on the plans provided.
33 Location suggestions can be found on page A2.1 and A2.2 (fire and second floors,
34 respectively). Ca Fire Code, 2016 edition.
35 30. Where access to or within a structure or an area is restricted because of a secured opening
36 DC�J. C��cR�A�(�H�IHT�l�i�DQG�H�/Lbh�H�FHC�1Rl�P I-�,!F-K�mll1FiC�ISDUµ9 F-K�d
37 operations. Ca Fire Code, Sec. 506.
38
39 Electric Utility Department Conditions
40 31. This property will be served from Under Ground utilities.
41 Developer is to provide EUSERC approved electrical equipment that is to be used in this
42 project.
43 32. All future site improvements shall be submitted to the Electric Department for review and
44 comment. At this time, specific service requirements, service Voltage and developer cost
Conditions of Approval
Use Permit, Site Development Permit, and Variance
Main Street Village
345 N. Main Street and 215 Norton Street
File No.: 3085
5
1 s and requirements will be determined.
2 33. Developer shall provide projected load calculations to the EUD
3 34. Developer/customer shall incur all costs of this future project (labor, materials, equipment
4 and future services)
5 35. There shall be an easement provided to the EUD for any electric service that transverses
6 through the property, or around any City owned Electric equipment.
7
8 Building Department Conditions
9 36. Submit plans and building permit application. Please submit three complete plan sets, two
10 wet stamped and signed.
11
12 37. The design and construction of all site alterations shall comply with the 2016 California
13 Building Code, 2016 Plumbing Code, 2016 Electrical Code, 2016 California Mechanical
14 Code, 2016 California Fire Code, 2016 California Energy Code, 2016 Title 24 California
15 Energy Efficiency Standards, 2016 California Green Building Standards Code and City of
16 Ukiah Ordinances and Amendments.
17
18 38. The City of Ukiah Building Division enforces CBC Chapters 11A and 11B for disabled
19 access compliance and does not review ADA. Reference CBC Chapters 11A and 11 B.
20
21 Public Works Conditions
22
23 39. Prior to construction of site improvements, a final grading and drainage plan, and an
24 erosion and sediment control plan, prepared by a Civil Engineer, shall be submitted for
25 review and approval by the Department of Public Works. The plan shall include the
26 detailed design of the proposed storm water best management practices (BMPs).
27 ' IIDLC�.1J H�P Sl9ZY�P HC�A�H�RP S�GFH�L1,PQ�,P�-IC��C�NDK�Kase I Storm
28 Water Permit and the 2017 Low Impact Development Technical Design Manual (LID
29 Manual). Afinal Storm Water Low Impact Development Submittal (SWLIDS)and Drainage
3o Report shall be provided to support the design of the proposed drainage system.
31
32 40. Since the project area disturbs greater than one acre, the applicant must obtain a Storm
33 Water Permit from the Regional Water Quality Control Board, prior to construction. The
34 Storm Water Pollution Prevention Plan shall be prepared by a Qualified SWPPP
35 Developer, and implemented by a Qualified SWPPP Practitioner. Also, an Air Quality
36 Permit from the Mendocino County Air Quality Management District will be required.
37
38 41. The project engineer shall provide direct oversight and inspection during project
39 construction, with special attention to implementation of best management practices for
40 sediment and erosion control, and the proper grading, installation, and landscaping of
41 post-construction stormwater BMPs. Upon completion of the work, a report shall be
42 submitted by the project engineer to the Department of Public Works stating that the
43 stormwater BMPs have been completed in accordance with the approved plans, final
44 SWLIDS, and conditions of approval, shall function as intended, and all areas have been
45 permanently stabilized to prevent sediment and erosion.
46
Conditions of Approval
Use Permit, Site Development Permit, and Variance
Main Street Village
345 N. Main Street and 215 Norton Street
File No.: 3085
6
1 42. Maintenance and inspection of all post-construction best management practices (BMPs)
2 are the responsibility of the property owner. In accordance with the LID Manual, a legally
3 binding, signed maintenance agreement approved by the City of Ukiah is required for the
4 proposed stormwater treatment planters and all post-construction BMPs, and shall be
5 recorded prior to final approval of the building permit.
6
7 43. Sidewalk and driveway improvements within the street right-of-way shall meet accessibility
8 requirements. Prior to construction, improvement plans shall be prepared by a Civil
9 Engineer and approved by the Department of Public Works for all improvements within
10 the street rights-of-way. Public sidewalks located outside of the street right-of-way will
11 require a sidewalk easement dedicated to the City.
12
13 44. 6 H�15DF�IQD6S1927.P C�,PoI���:GlJ[� ages within
14 C�I�i�DFNRI�VLC3-Q D�L� H �L1PQ�L1��IQ�J
15 Drawing No 601. Tree types shall be approved by the City Engineer.
16
17 45. Any existing curb, gutter and sidewalk in disrepair adjacent to the subject property shall
18 be repaired. Abandoned driveway approaches and curb openings shall be removed. All
19 work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 102
20 or as directed by the City Engineer.
21
22 46. All work within the public right-of-way shall be performed by a licensed and properly
23 insured contractor. The contractor shall obtain an encroachment permit for work within this
24 area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3°/o of
25 estimated construction costs.
26
27 47. All areas of circulation shall be paved with a minimum of 2 of AC on 6 of Base or other
28 suitable all-weather surface approved by the City Engineer. This includes the proposed
29 driveways and parking areas. If heavy truck traffic is anticipated from the solid waste
30 company, delivery trucks, or other heavy vehicles, the pavement section shall be
31 calculated appropriately to ensure that it can withstand the loading.
32
33 48. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
34 tested, and repaired or replaced if required. If an existing lateral is to be abandoned, it
35 shall be abandoned at the main to the satisfaction of the Public Works Department. Sewer
36 connection fees shall be paid at the time of building permit issuance.
37
38 49. Capital Improvement fees for water service are based on the water meter size. A fee
39 schedule for water meter sizes is available upon request. Additionally, there is a cost for
4o City crews to construct the water main taps for the proposed water services to serve the
41 project.
42
43 50. Irrigation services shall have approved backflow devices.
Conditions of Approval
Use Permit, Site Development Permit, and Variance
Main Street Village
345 N. Main Street and 215 Norton Street
File No.: 3085
7
ATTACHMENT 3 �_. D. � ��� r
. ��/lihwt�`-
..,��
- �` ���=ry -���.��. RE�+����SI��&community Development Department
�„•' . $�� � x � 300 Seminary A�enue
� �`�. Ukiah, CA 95�82
. � �,D����G �,. Email: planning@cityofukiah.com
: :, . ����� Web: www.cityofukiah.com
� �j�� Qf Phone: [707)4fi3 -6203
. �� � J
. , . . Fax: (707)463-6204
Planning Permit Application � 3o�rS
PROJECT NI4ME:
Main Street Village
PROJECT ADDRESSICRO55$TREETS: AP NUMBER{S):
3�45 Main Street and 215 Nortan Street 002-153-04 and 002-153-30
APPLICANTIAl4TFipRIZED AGEN�: PHONE N0: Fl�(N0: E�IAIL AODRE55
Steve Floneycutt, Guillon Inc. 530-624-0178 5 0-897-6455 Ste�e@guilloninc.com
APPLICAi�RIAUTHORREQ AGENf ADORESS: CfTY: $TATpILIP:
2550 Lakewest Drive, Suite 50 Chico CA 95927
PROPERTY OWNER IF OTHER TFWN APPLICAMIAGENf: PHONE N0: FAl(N0: E�INL ADDRESS:
City of Ukiah
PROPERTY ONIF7ER ADDRESS IF OTHER THANAPPLICIWT CITY: S7ATElZIP:
300 Seminary Avenue Ukiah CA 95�F82
HAS YOVR PROJECT RECENED A PRELIidlNMY REVIE4Y� 0 YES NO
❑AIRPpRT LANp USE COMM. s ❑}ZEZONING � ❑USE PERMIT—AMENOMENf S
�ETERMIMATION �a1.0$�.(��.QQ3 ��.(1${X}.(7��.QQ] 100.44D0.449.001
❑A�l�JCATIDN � ❑REZONING—PLP.NNEDDISTFICT $ ��ISEPERMIT—NWJOR s
100.0800.611.001 100.0806.611.001 I D0.0400.449.001
❑APFEAL s ❑SITE�EVE�OPMHNT PERMI7— S ❑USE PERMIT—MINDR S
100.0400.449.001 AMENOMENi 100.04Q0.449.001 IOO.D400.499.001
❑BOUNDARY LIkE AUJUSTFAENf s ��ITE OEVELOPMENT PERMR— S 0 VARIANCE—MhJOR a
ioo.osoo.6io.00i Miwoa]00.0400.449.Op1 100.0400.AA9.001
❑GENERALPiHNM�IENOMENf s ❑$ITEDEYELOYIriENTPERMIT— $ ❑VARiANGE—NNNOR a
100.0$00.611.001 MINOR IOO.D400444.p01 100.0400.449.001
❑Muw��PeRµrc s ❑$PECIFIC�M1M.STER PLAN a ❑ZANINGAMEN�FAENT—M4P s
100.0400.449.001 100.0800.611.003 100.0800.61 I.00I
❑PREiIMINARY REVIEW{PC} s ❑$UBDIVISION EJ(CEP170N s ❑ZONWGAMEN�FAENf—TEXT S
100.080U.611.003 100.0800.610.001 100.0800.611.00 l
❑PRELIMINARY REV[E4Y{PRC� s O TENfATIUE PARCEL AMP (4 OR s O OTIiER S
100.0806.611.003 FEWER LOTS 100.0880.b10.001
❑PRELIMINARY f�VIEW{$�AFF� s ❑ TEPITATIVE SIIBDIVIS10N MAP $ O OTHER 5
100.0806.611,003 (5 OR MORE LarS)100.0600.61Q001
COUNTY CEOA FRING FEE: a MAJOR PERMIT DEPOSIT: 5 FILING dATE
CIiECK PAYABLE T4 MEN�OCINO CA,
COUNIY CEQA{NEG�EC)FEE: S MtwOR Pea►eR FEE: S TOTAL AMOLINT PAI6:S
CHECK PAYABLE T4 MENDOCINQ CA.
COUNfY CFQA{EIR)FEE: S TOTn�FEE: 5 RECEIPT�UMBER:
CHECK PAYABLE TO MENpOC�NO C0.
APPLICATION NUMBER(S):
Recommendation: Prior to submitting an application, discuss your projed with Staff #o discover vuhat fees
(sewer,water, in-lieu park fees,traffic impact fees,etc.) may be required for your project. Also,ask abouE street tree
requirements, required sidewalk repairs, drainage issues, starm water mi#igation requirements, frontage
improvements,etc.
Project Description
The purpose of the projed description is to assis#S#aff in understanding the projed. Providing oomplete information
will help expedite the project review process and in deterrnining what additional ir�formation, if any, related to the
projec#and required environmental review is required.
To construd a multi-family proj�ct. See attached Project Description For project specifics and details.
Environmental Review and Reports
Please be aware that projeds are required to comply with khe Califomia En�ironmental Quality Act(C�QA). Projects
wilf be re►riewed by Staff for compliance with C�QA and Staff wilf determine the apprapriate CEQA doc�.rment to
prepare for the projed (exemption, negative deGaration, etc.). !n order to make this determination, specific reports
(traffic,arborist,soils,etc.)and or additional information may be rec;uired.
Use Information
Please rovide the follawin ir�formation related to the use of the site and buildin :
Descri tion of Buildln 8 Site
Parcel Size:34,020 and 19,837.5 s.f Building Size; Number oi Floors:
Use af Bullding(Check all that apply} Description Square Footage Num6er of UnIfslSultes
n Oitice[businesslprofessipnal)
n Offlce(medicaUdental}
u Retall
o Light Industrial
�( Resfdentfal Muiti-Famil Housin 35 LJnits 28 u/ r acr )
o Other:
O eratin Characteristics
Days and Hours of Operatlop: �p`
Number of Shifts:�A Days and Hours of Shifts: NA
Numberof�mployeeslShift:NA
Loading Facilities: ;:Yes �No TypeNehicle Size:
Deliveries: Type: Number(daylweek/manth): Time[s)of Day:
�,Yes yq No NA NA NA
Outdoor areas associated with use? 5ales area: Unloading of deliverles: Storage:
(chedc all that apply) �Yes q(No �Yes d(No .-Yes p(No
,Yes d�No uare Foota e: uare Foota e: uare Foota e�
Noise Generating Use? � Yes �No Descrlption:
To Be Com leted h Sta#f
General Plan Oesignation: Zoning Distrfct: Airport l.and Use DesEg�ation:
Gity`s Architectural�Historic Age of Building: Demolitian Pollcy:
Irn►entory:
•�Yes �No
Hillslde: Flopd Designation FIRM lNap: Flood Deslgnatlpn Floodway Map:
,Yes �No
Tree Palicies
General Plan Open Space Conservation Communfty Forest Management Plan
o NO �YES GOAUPOGCY#: u NO n YES GOALIPOLICY�:
Landscaping and 5treetscape Design Gu�delines Commercfal�evelopment�asign Guidefines
o NO �YES GtfIDELINE#: u IVQ u YES ('aVI�ELINE#:
Tree Protection and Er�hancement Policy Tree Ptanting and Maintenance Policy
o NO �YES NOTES; r ND u YES NOTES:
UCC:Street 7ree Policy,Purpose and Intent Other:
o No ,YEs NorEs:
iVotes
Submittal R�quirements
1. Items marked(X}are required for a complete applica6on unless their deletion is appro�ed by staff.
2. Oiher informatian ma�#�e reauired at the discretion of s1afF in order ta fully evaluafe ihe pro�ect andlor to
candud required en�ironmental review for the projed.
3. Please review the application padcet prior to submitfa!ko the City.Application packets that do no4 inGude the
required materials may not be accepted for processkng or may be deemed"Incomplete"
Application Type
Submittal
Document LLA GPA PRELIM REZ REZ•Pp S�P TPM TSM UP VAR
Pro�ect X X X X X X X X X X
Desai 'on
Building X X X X X
Elevations 1
F�oor Plan X X X X X
Grading and X X X X
Drainage Plan and
SUSMP 7
Landscape Plan X X X X
�2� CONCEPT
Site Plan(3) X X X X X X X X
Details- X
ArcE�itectural
Details-Fence X �( �(
Details-Sign X X X
Site Contours(4J X X X X
Street Sections X X
Tentalive Map{6) X X
Preliminary X X X X
Title Re rt
Co�Ors&Materials X X X
�� CONCEPT
Number of Plan
Sets-IniEial
5ubmittal 5
(1) Building Eleva�ons.Drawing must indude all elevalions(#ront,rear,and sides)and ident'rfy materials and oolors,One set of colored drawings is
required.
(2) Landscape Plan.Plan must s�ow al!pro�Osed tree5,shrubs,and ground covers.La;aUon,size and species must 6e indicated.
(3) Sfbe Plan.Must be prepared to scale and indude:a north arrow,aq propeRy lines,adjaning streets,aeeks,ponds,drainage ditches, exisling
curb,gutter,and sidewalk,existing and proposed buildings(with square footage notecf�,pa�cir�g spaces,all existing trees,exisGng and proposed
feqces,buildings on adjacent parcels,eacisting 6re hydrants within 600-feet,acaes5 and utility easements(with widl�s),location an d widt�of all
easerrier�ts(acoess,drainage,ut+lity,etc.J location o[exis6rx�and proposed trash endosures,and the percentage of ave�age slope of t�e
property.Sile contours may also be required(see table above).
(4) Siee Co�rtours.When required,site contours should be indicated on the site plan and grading plan.A separate site oontour pian is not required.
(5) Staf#will detemune khe number of plans needed for the initial submittal.Onoe lhe applicaEion is compfete,lhe number of plans sets required for
the public hearing will be dete�rnined by staff.Plans are reqaired io be provided prior to the hearing.
(6) See Mina Su6division Submittal Requirements or Major Supdivision Submittal Requirements handout for Tentative Map requiremenis.
(7) Sl1SMP-Standard Urban 5tam Water Mitigation Plan-Required unless specifically exempt{Consult with Public WaricS Sta(f)
BLA-Boundary Line Adjustrr�er�t GPA-General Plan Amendment Prelim-Preliminary Review
REZ-Rezoning REZ-PD-Rezoning to Planned pevdopment SDP-Site Development Pemtit
TPM-Tentative Parcel MaplMina Sabdivision TSM-Tentative Subdivision hAaplMajor Subdi�ision UP-Use Perrnit
VAR-Variar�ce
�, ,owner authorize Guillon Inc.
to ad on my behalf for this project and I ha�e read and agree with all of the abo�e.(Application mu5t be signed by
ov�mer).
� r - 1
PROP TY W SIGNATURE DATE
I, , am the Downer I ❑ authorized ageM of the property
for wFiich the development is proposed.The above informaUon and attached documents are true and accurate to the
best of my knawledge,
I have read and agree with all of the above.
I hereby authorize employees of the City af Ukiah, the City's authorized agents, and persons with review ar decision
making authority for the project to enier upon the subject property, as neoessary, to inspect the premises, post
notices,and prooess this application.
I understand that oonditions of approval may be placed on my project by the aty of Ukiah and it is my respan5ibility to
fully undersiand the condition5 and ask questinns about them before adion is taken on my planning pe�rnit.
❑�WNER / LIAUTHORIZED AGENT DATE
INDEMN�FICATION AGREEMENT
As part of this application,the applicant agrees to clefend,indemnify,and hold harrnles5 the City of Ukiah, iks agents,
officers,council members,employees, boarcfs, commissions or Counal from any Gaim,action or prooeeding brought
against any of the fpregoing n individuals or entities,the purpose of which is to attadc,set aside,void, or ann�l any
approval of the application or related deasion, or th� adoptio� or certification af any en�ironmental documenis or
negaiive dedaration which relates to its appraval. This indemnifiqtion shall include, but is not limited to, aN
damages, costs, e�enses, attomey fees ar e�rt witness fees that may be awarded to ihe prevailing party arising
out of it or in conneclion with the appro�al of#he app{ication or refated decision,whether or not there is concurrent,
passive, or active negligence on the part of fhe City, its agen#s, officers, counal members, employees, boards,
oammissions of Counci4. If for any reasoro, any portion of this indemnification agreement is held to be void or
unenforoeable by a court of compeient jurisdiction, the rerr�inder of the agreement shall remain in full foroe and
effed.
The City of Ukiah shall have the right to appear and defend its interests in any action ihrough its City Attomey or
outside caunsel. The applicant shaEl not be required to reimburse the City for attorney's fees incurred by the City
Attomey of the City's outside caunsel if the City chooses to appear and defend itself in the litigation.
I have read and agree to all of fhe abo�e.
��r�vQ HOoeyc�tt - ���� �1��� _ �. ZU rl
0 PROPERTY OWNER 1 �ALiTHORIZF�AGEN
(PLEASE PRQ+fT IVAME)
�P�tOPERTY OWNER 1 �IAUTHORIZED AGENT DATE
(SIGNATURE)
Revised 02/09/2U16
I, ,awner authorize Guillpn I�c.
to act on my behalf for this project and I have read and agree with all of the above.(Application must be signed by
owner).
PROPERTY OWNER SIGNATURE DATE
I, S f�"�!� �e��Ct�TT ,am the ❑owner 1�uthorized agent of the property
for which tne de�eloprrient is proposed.The above information and attached documenis are true and accurate to the
best af my knowledge.
I have read and agree with afl of the above.
I hereby authorize employees of the City of Ukiah, the City's authorized agents, and persons mnkh raview 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 oonditions oi appro�al may be plaoed on my project by the aty of Ukiah and it is my responsibility io
fully understand the conditions and ask questions about them before action is tafcen on my planning permit.
-� �� ��,� g r � 7
❑ iYER / iTHORIZED AGEiYT DATE
INDEMNIFICATION AGREEMENT
As part vf this application,the applicant agrees to defend,indemnify, and hold harmless the City of Ukiah,its agents,
officers,council members,employees, boards, commissions or Counal from any claim, action or proceeding brougM
against any of the faregoing n individuals or entities, the purpose of which is to attack, set aside,�oid, or annul any
appro�al of the application or related decision, or the adoption or certification of any enrrrronmental documents or
negative declaration which relates to its approval. This indemnification shalk inGude, but is not iimited to, all
damages, oosts, expenses, ariorney fees or e�ert witness fees that may be awarded to the prevailing party arising
out of it or in connection with tfi�e approval of the application or related decision,whether or not there is concurrent,
passi�e, ar active negligence on the part of the City, its agents, officers, counal members, employees, boards,
commiss�ons of Council. If for any reason, any portion of this indemnification agreement is held to be �oid or
unenforceable by a court of oompetent jurisdiction, the remainder af the agreement shall remain in full force ane4
effect.
The City of Ukiah shall ha�e the right to appear and defend its interests i� any action through its City Attorney or
outside counsel. The applicant shall nat be required to reimburse the Ciiy for ariorney's fees incurred by the City
Attorney of the City's outside counsel if the City chooses to appear and defend itself in the likigation.
I have read and agree to ali of the above.
St�+� Hnnp +}�yiit-�uillnn �nr. �r+�����GUTT 9��'�,
�PROPER'f Y OWhER 1 �A[JTHORIZED AGEiYT �^�
{PLEASE PRINTNAME)
0 PItOPERTY QWNER I �1AU7'1#ORIZER AG�1VT DATE
{SIGNATURE}
Revised 02/09/2016
Main Street Village Project Description
345 N Main St. &215 Norton St., Ukiah
APNs 002-153-30 and 002-153-04
Proiect
The proposal is to construct a 35-unit multi-family housing complex on 1.21 acres which equals to 28.9
units per acre. However, on May 2, 2018 Ordinance No. 1189, Ordinance of The City Council of the City of
Ukiah Amending Various Sections of Chapter 2, Division 9 of The Ukiah City Code to Set Forth in Greater
Detail the Procedure for Calculating Residential Density, was adopted which allows measuring the area of
a given parcel to the centerline of streets or other public rights of way which are contiguous to the
property lines of the parcel for the purpose of calculating residential density. Therefore, the total parcel
size for calculating density is 1.33 acres, allowing up to 37 units on-site.
The project includes the construction of two separate structures, one a 19-unit structure which will also
contain a manager
The B2 Compatibility Zone north of the airport largely encompasses existing development with some
vacant lands. Pursuant to Infill Policy (Policy 2.1.6) new residential development projects should not
exceed 28 dwelling units per acre. In this case, the proposal is to construct a 35-unit multi-family
apartment project on a site that is 1.33 acres, which results in a net density of 26 units per acre, with
approximately half of the site within the B2 zone
The B2 Compatibility Zone also recommends that 30-percent of the project site be open space. As
proposed the site currently has 71-percent dedicated to open space (landscape, driveways, parking etc.).
The structures are at a height of 26-feet 2-inches, which is below the height limitation of the C1
requirement of 50-feet and below the R3 requirement of 40-feet height limitation and below the B2 Zone
height limitation of 70-feet noted in the Airport Master Plan.Therefore,the project complies of the Ukiah
Municipal Airport Master Plan and the B2 Compatibility Zone.
Architecture
The proposal includes two two-story buildings with exterior finishes consisting of horizontal lap siding,
stucco, corrugated metal. Colors consist of rich brown (Otter) for the stucco, a cream (Cobble Stone)for
the lap siding and a warm red (Colonial Red) and rich grey(Slate Grey)for the corrugated metal. Trim for
both buildings will be an off white (Oyster White).
Interest is brought to the structure through the introduction of the different finish materials and colors,
as well as details in the gable ends, gable vents, window pergolas Structural details are within the gable
ends. Balconies are proposed for all units and will have a black powder coated metal railing.
Parking
Ukiah Municipal Code requires 2 stalls for every dwelling unit while Ukiah Municipal Code (UMC) while
Section 9199.B allows for a vehicle parking reduction of 2 stalls, per parcel when there is a ratio of 5 bicycle
stalls for every vehicle stall. In this case, a total of 68 (70 required, with a 2 stall reduction) parking stalls
would be required. The site plan indicates a total of 55 parking stalls both compact and standard in size.
Pursuant to UMC Section 9051.F, relief from parking requires may be approved through the discretionary
preview process. In this case,the applicant is requesting a reduction of 13 stalls.
Ukiah Municipal Code requires that the number of bicycles stalls be equal to 10 percent of the total of
vehicle parking stalls, which equals to 6 bicycle stalls. The applicant is proposing 6 bicycle racks outside,
which can accommodate 2 bicycles each, which will be placed throughout the project and near the
entrances to the units. The proposal also includes an indoor bicycle storage area which will be secured by
a locked door that is accessible only to the tenants. The indoor bicycle storage can accommodate 20
additional bicycles, bringing the total bicycle parking to 32, exceeding code requirements.
Landscapin�
Landscaping makes up 22-percent of the site and will consist of a mixture of trees, shrubs, ground cover
and field boulders. Along Main Street,two bio-swells will be installed to capture surface water runoff and
meet Low Impact Development (LID) standards. Bio-swells will have Purple Needlegrass, which is
colors and interest to the site. Parking lot shade is noted at 62%, exceeding requirements. Ground cover
and shrubs also provide interest and texture to the site which provide additional aesthetic value.
Li�htin�
Lighting will be placed within the parking lot and near the entrances of the units. Parking lot light fixtures
will be at a pedestrian scale, no taller than 20-feet. The proposed lights are of a shoe-box design with LED
luminaires. Additional lights will be placed at the front entrances of the units. All lights are night sky
compliant with full shields and directed downward.
General Plan
The proposal meets several goals and policies that are noted in the General Plan as described in the below:
Goal/Policy Number Consistency Determination
Goal/Policy Text
Goal ED-1: Support a strong local economy. Having a strong local economy is based on a
balance of housing, employment and education
opportunities, meeting social needs and creating
a well-balanced community.
Policy ED 1.1:
Goal CT-3: Design new development and The development is in an area that is currently
redevelopment projects to be as accessible by served by mass transit, is located to major
foot, bicycle and transit as they are by auto. employment centers and is walkable and bicycle
friendly.
Policy CT-3.1: New development and The project exceeds the bicycle parking standards
Redevelopment projects shall specifically include found in the municipal code. The proposal also
plans for pedestrian facilities, bike lanes, bike includes secure bicycle parking that are placed
racks and transit stops. throughout the project so that all tenants and
guest have easy access and creates a secure
environment.
Goal H-1: Conserve, rehabilitate, and improve the The proposal includes 35 dwelling units in the
existing housing stock to provide adequate, safe, center of Ukiah.The California Building Code will
energy efficient, and decent housing for all Ukiah require the structure to be built to specific
residents. energy efficient standards and thresholds. The
Building Code will also ensure that the structure
is safe and adequate for occupancy.
Goal H-2: Provide housing for all economic The proposal will provide 35 market rate units.
segments of the community.
Goal H-4: Promote well planned and designed The proposal will provide 35 market rate units.
housing opportunities for all persons regardless
of race, gender, age, sexual orientation, marital
status or national origin.
Goal H-5: Use land effectively to meet housing The project is in the center of town, on parcels
needs and to implement smart growth, green that are considered infill and surrounded by
building, and sustainable development policies urban uses.The site is currently under developed
with a focus on infill development. with most of the site being vacant.
H-5.1: Housing Design: Assure that new housing
is well-
projects using green and sustainable design and a site less than 5 acres,substantially surrounded
building techniques. and can be served by existing utilities.
Implementation Measure H-5.h: Promote The project will have to meet the Low Impact
stormwater management systems for mutli- Development (LID),which require the
family housing developments that have multiple management of stormwater runoff as part of
benefits such as bio-swales to reduce green infrastructure. LID emphasizes
downstream flooding, contamination of streams conservation and use of on-site natural features
and rivers,fire hazard, and irrigation needs and to protect water quality.
to distribute stormwater and recharge
groundwater.
Implementation Measure H-5.j:Work with The proposal is within an existing neighborhood
developers to create residential neighborhoods that contains both residential and commercial
with mixed housing densities,types, and housing uses. The project contains open space areas to
affordability levels that promote human promote tenant interactions and a welcoming
interaction, neighborhood-scale services and environment. The site is well situated in that it is
facilities,safety, and connectivity to schools, walkable to a variety of facilities, employment,
neighborhoods, and commerce. goods and services. Sidewalks within the project
connect to the public right of way. The site is
served by existing mass transit stops which can
take users to services and good that are beyond
walking distance.
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-----�---------- -----------========---------- AB 18 81 I R R I GAT I O N N OT E P LAN T I N G L I ST
--------�--- , � __-______-_____-----
------------- i � _,��-_________-------
--- __��______-------
-----------� ----------- ------- � - � - - THIS LANDSCAPE HAS BEEN DESIGNED TO UTILIZE LOW TO MODERATE WATER USE SHRUBS SYMBOL BOTANICAL NAME/COMMON NAME WATER USE SIZE QTY REMARKS
___________��_-�`=_--------- �----- --'�! AND TREES. THE DESIGN INTENT IS TO GROUP PLANTINGS INTO HYDROZONES ALLOWING TREES
--`- �-���s FOR MINIMAL WATER USE FOR OPTIMAL PLANT PERFORMANCE. THE PLANTS WILL BE
J�' ����� ��.�..o�-��� IRRIGATED BY MEANS ON AN AUTOMATICALLY CONTROLLED LOW VOLUME DRIP
___---
� ������ 1 1 --- IRRIGATION SYSTEM. THE CONTROLLER WILL ALSO FEATURE A RAIN/ FREEZE SHUT OFF
�-- �� _ SWITCH AS WELL AS REAL-TIME EVAPOTRANSPIRATION ADJUSTMENT TO ALLOW FOR . GINGKO BILOBA 'SARATOGA" MED 15 GAL. 8 STANDARD
_ ���� N�� _ �________ -_____� _____- _ _ _ _ _ _._._._ FURTHER OPTIMIZATION OF IRRIGATION WATER. THE LANDSCAPE CALCULATIONS (BELOW) PRINCETON SENTRY MAIDENHAIR TREE (MALE)
_—--- ----
----- —�� _____________________--_ - ____--- i�_ �� :.------�-�- - - DEMONSTRATE THAT THE ESTIMATED WATER USE FOR THE PROJECT WILL NOT EXCEED THE
� � ________--------_-_________- MAXIMUM APPLIED WATER ALLOWANCE (MAWA), IN ACCORDANCE WITH AB 1881 ,
I ____________________=______��- -�� — � CALIFORNIA'S WATER EFFICIENCY ORDINANCE. CONTRACTOR WILL PERFORM A
ii
' ---� --��----- � HORTICULTURAL SOILS ANALYSIS AND AMEND SOIL AS PER THE ANALYTICAL LABORATORIES
_ _--------
��------� r- �'----- —___-�--�� �� 6 LAGERSTROEMIA INDICA 'DYNAMITE' MED 15 GAL. 5
� ,�___---- , �� �__ RECOMMENDATIONS PRIOR TO ANY PLANTING. A WATER AUDIT WILL BE PERFORMED + MULTI-TRUNKED
� � �� �� � � � == --- Q i . PRIOR TO FINAL ACCEPTANCE RED FLOWERING CRAPE MYRTLE
���� _J L -`� /�� � i- ----- Q� � i
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i ii i I I ♦ n i �� i� � � � 1 ' � Maxirnum A lied Water ►�Ilowance MAWA Calculation . ACER RUBRUM 'OCTOBER GLORY' MED 15 GAL. 13
� lor i u . i � i � PP � � ' STANDARD
i ii i i I i �� i . i � � � OCTOBER GLORY RED MAPLE
i ii � I � ii � -- � i i
i ii ; ; �� `�\' � i MAWA = �Eto} ��.7} �LA} �0.5Z}
i .►i i � i ii ' -- � � ` ,-- -
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i
; „ , � � II ; � � � � ` --- � � MAWA � 3'16,398 Gallons per Year
i ii � I I ii � �--��� �� � i � i Wydrnzone 5; Medium water case trees, shr�ahsand ground co�er; drip. PR= a.21 P LANTI N G LI ST
i ii I � I � � \` 12 `� _ . � � i � --'�� SYMBOL BOTANICAL NAME/COMMON NAME WATER USE SIZE QTY REMARKS
i �I i I i�n � �,; _ . i` i . �\ PF = Q.5 SHRUBS
�`�� i I � � ii . `� � . i �� 3 ��� i � `� HA = 9,176 {square feet} a.�1�652 Acres
i I u �
i ii � � � `� ° i i . i i , i . � IE = 0.9 ARCTOSTAPHYLOS 'HOWARD MCMINN' LOW 5 GAL. 33 __
i 1 ii � i E W U = 1811 a3.6533 (gallvns per year} �.555787 acre-feetlyear 242.1�72 ccfJyear �t
i n I i��, �� i � i i i MCMINN MANZANITA
I �I � I I� `� �� � � I i Hydrazone 8; Medium water hiaswale grasses, Rators PR= 0.68
I II i I � II --' / I
I I II \� / 1 I /
j�,�j i � , i ii �; ' ' T � ; i � ,� � 2 �F = ��� � EMERALD ARBORVITAE
� �� � � � THUJA OCCIDENTALIS 'EMERALD' LOW 5 GAL. 22 __
� � � � �� , � �� � __ , HA 3,547 (square feet} �.081428 Acres
I II � I I � II � � - � � �� I� = 0.6
I II � � I �� � . I I �� ,��
I II � I � II �� I i � E� - EWLJ = 12Q970.2931 (gallons per year} 0.37'i244 acre-feetlyear 'E61.725 ccflyear
i I � i _-_ AGAPANTHUS AFRICANUS 'MONKAGEYAMA' MED 1 GAL. 185
i ii � � i° � - 1 �� : �� �-� '�� Total F_stimated Water Us� far All Hydr�zon�s {EWlly - 5um � SUN STRIPEO AGAPANTHUS
i u � i i' `� �,_ i �\
i u � i� i � i . � � -
i u � i � i � 6 � i : i � —_ EWII = 3�2,fl74 �gallons per year} 0.927�31 Acre-Feet per Year
° I ��� � . i � \� 4�4 (10fl cubic feet per year} fl.a09271 Acres HESPERALOE PARVIFLORA LOW 2 GAL. 48
� iii � iu�, , � � � �
� %� RED YUCCA
ni ► u 2 ---i , .
i �.N i i u ��—,\ i
�`_�� ' 'i � �� 2 ' • �� � ' ' ----�� PLAN LEGEND � �
i ii i i n � � ��� , � o SALVIA GREGGII NAVAJO RED LOW 5 GAL. 7 __
i ii � I � ii --- - ---- ---------------- � � � �` T �- - i � � �,----'�� �,� `�� �o NAVAJO RED AUTUMN SAGE
i '; ► � � ; " _ --- ----------- -------------- • � v � �� � �, SYM BO L D ESC RI PTI O N
� �� � ��/ ' � �� • � � FLOSWER C�ARP TO WH TE GROUNDCOVER ROSE LOW 2 GAL. 61 --
i II � I � u I' � oa -� � ,' �
� ,�, � , � O PROPERTY LINE
� , � , � � , ,
� ° � � • � �___- NANDINA DOMESTICA MED 5 GAL 101
i ii � I � � �ii `'• �� � --
' 2 EXISTING FENCE. TO REMAIN O HEAVENLY BAMBOO
i ii ' ' ;n ' O
� I � 6
i�� � � I' 9 �i� k�'��� ' o°a � CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' MED 2 GAL. 90
' r:':':':` ' O � 2 3 ROOT BARRIER. TYPICAL AT ALL PARKING LOT TREES AND � FOERSTERS FEATHER REED GRASS
i �� i i ii �`.. ` . � 3 I =, O � --
i ii ; I iii � 3 ; � �� TREES WITHIN 4 FEET OR CLOSER OF HARDSCAPE.
j i� I I � 1 4 i II -`: l 3 5 � � • j ar".'< MUHLENBERGIA CAPILLARIS 'LENCA' MED 1 GAL. 17 --
' REGAL MISTO PINK MUHLY
i ;; � I ;�� '�' � � ;____ � � -'� PEDESTRIAN CONCRETE WALKWAY. SCORELINES AND �pp�
I , ; ' ��� ��'�, � 4 �."•`; � 4
I s�p O
,�'� � I lii ` :::; pa� ; � i.�.� I ---,\ EXPANSION JOINTS PER STANDARD PRACTICE. MEDIUM
� � � �u s�,,.,.� 16 � �
i ii i i ii � ;,, .,;,, � BROOM FINISH. SOD (NON-MOWED)
i n i I I � � �� _ i ��,,,, �� �� - • • - BIOFILTRATION SOD MED SOD 3,750 CONTACT DELTA
I I � � i
� 11 � i ' � -`"%l�a;.�. � � 5 MAILBOX. SHOWN FOR REFERENCE ONLY. SEE PLANS BY -' PURPLE NEEDLEGRASS - NASSELLA PULCHRA SF BLUEGRASS:
i ii i � I W i n � � � � �°��a'�-r.�a,o��� � O .'W`.'W , 800-637-8873
i ,,�_ OTHERS. (CALIFORNIA S STATE GRASS)
i ii . . .•.•.• , �_ . ,
� ii � I I W � � i u � F ��`YY"• ••• �.�I �❑ , , � � j I � l� �'"=��� � 5 0 \ -,�� � MOLATE FESCUE - FESTUCA RUBRA
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i i� �:.::...::-•.� :.•a � � ._. � H {� - �
CALIFORNIA BARLEY - HORDEUM
�� ' , � � � �,, � � :� .., , , ��, � _ �, � 6 NEW 6 FOOT HIGH WOOD FENCING WITH CAP
� „ ' , �� �.-.-.�.-. �
� I � 14 ' "�` � � � Q � CALIFORNICUM
I '
� �� � � � µ, •�• .�.������'`�'�;� •,.�� �+� ♦ / � 1 U I � � �/ � 2
i i I I � \ T � MEADOW BARLEY- HORDEUM
i ii � � ' i � i $ � I i � -�� O BBQ AREA. AMENITIES PER OWNER BRACHYANTHERUM BRACHYANTHERUM
i u ' i �� i 3 14 � �
i I
i ii ; I ' i �� i g � �" � ;'� zc � i g CURB CUTS WITH COBBLE OUTFALLS TO ALLOW
T � �� \ � O
j ii ' i i i i ; � - ��:- �:�-:-'='='�'='=' � �� �'�� __�%'- � P A S S A G E O F R A I N W A T E R I N T O B I O-R E T E N T I O N A R E A S. S Y M B O L S
I � � � _ � '.`. . . . . . . . . . . . . . . . . . � �� �
� �� � T '� �-����� ' � � SEE CIVIL PLANS FOR CURB CUTS AND GRADING
i ii i � 14 ' ° ' � � r.'�'''`.''`.''`+'`:' � � `� SYMBOL DESCRIPTION
,-. � r.-.•.-.•.-.•.-.•. ' ` : ` : ` . ' 'u i
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� I III _�. I � � :��t•. �
� u , � Q � u ��................. Q❑ � � , � .,.�i.-.-.-.-.-.-.-.-.-.- � �� CONCRETE BAND
► u � I I� _� ' ' ' ' •' •'�-' , � •'j'�•: t � `� , O SQUARE FOOTAGE OF SHADE PROVIDED, PER TREE (QUARTER, HALF, THREE QUARTER, FULL).
� � � � � �-.,.," " G�� - � i � �--' ���� '
I II I ► II '"�; '�` , SQUARE FOOTAGE OF SHADE PROVIDED BASED UPON 35 ANTICIPATED CANOPY DIAMETER AT 15 YEARS
i ii i I � �� :��_��, 8 %� �;� � + � � FIELDSTONE BOULDER
� �� � � � �� "�'�'�`�'�`�'�`tti���-: ' e `���I J. � ���- � O
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I II I I II I -�-- gBQ AREA � ;i
; __ ►� I I .�';; '',,I ',, � � � � � 1 1 EXISTING CITY SIDEWALK. TYPICAL. TO REMAIN. RETAIN
�, �I i i u O I /�
� '�H � � I I II 4 �ar �� - AND PROTECT. S HAD E CALC U L/`1TI O N S
° i � ► �:�:-:- �
� iil � � �.• '-: �0 13 ��i �z
I � 12 EXISTING TREES (NOT ON PROPERTY). TO BE PROPERLY
i u i I ► ii `�.:'-.- . � O
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6 PRUNED AS REQUIRED TO ACCOMMODATE DESCRIPTION AREA PERCENTAGE
__� i i � i n : � � ' i � .�
'. � � I � i i :�:�:-:• � � � i � � 2 C O N S T R U C T I O N. TOTAL PARKING AND BACK-UP AREA 17,713 SF
1 I I I I ' , u �. � � ��
j �ii i i 1 4 i ii �:::-:-: � � 2 _ i � � � 3 BICYCLE PARKING SHADE AREA PROVIDED (RED MAPLE)
i �� i �.•.•.•. ,__ _� i O
u i i .�`..•`•.
� � � I I' I� ��\ �` r � � _ �' ' ���� ,' �, 3z 1 THREE QUARTER CANOPY (721 SF EA. X 13) 9,373 SF 52%
; �� � , .� ,-------�� �� � � �� '�, � 14 BIO-RETENTION AREA. SEE CIVIL PLANS FOR BACKFILL
i ° � I � i� '�� ' ,' ' `� �� - -� � �� � ' 2 O SHADE AREA PROVIDED GINGKO
' MIX AND EXACT AREA. � �
i �� i I � n �•:•-`:•- �°�i ,' �/ \� � , �►E _�����'1_F_-- _
I �� � I i i �`�'-`�'- �� � � i � ��F��! �������—+ ` i HALF CANOPY (353 SF EA.X 2) 706 SF 4%
i ii i � � i ii � ���_���:��0�`'r �'� � � � ', `� i 15 TRASH ENCLOSURE. SEE PLANS BY OTHERS.
i u , I � i u __— i i � �
� �� I ' I II � � � � � �� � / QUARTER CANOPY (177 SF EA. X 5) 885 SF 5%
i ii ; I ', �� �, � � �� ; '�% ���� 2 ,�� 16 AREA LIGHT WITH GLARE CUT-OFF SHROUDS TOTAL SHADE AREA PROVIDED � 0,964 SF 62%
i u i I i ii i �� �� i ��` � ��, ,,�
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DATE: AUGUST 29, 2017
Prepa red by: PROJECT NUMBER: 2007
DRAWN: JBB
❑
Pre ared for. SET RISE NORTH BRIAN FIRTH LANDSCAPE ARCHITECT, INC.
p
W EST EAST �
GU I LLON , � NC 627 BROADWAY, SUITE 220, CHICO, CALIFORNIA 95928
�iNT e�
2 LAKE WE T DRIVE ITE 0 0 20 2o PHONE: (530) 899- 1 130 www.BFLAdesign.com
550 S SU 5 S�MME�
CHICO, CA 95928 SOLAR INFLUENCE SCALE : 1 " = 20'_0"
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KA D L E D �Number
LED Area Luminaire Notes
�� NIGHTTIME �+ �TYPe
FRIENDLY n
Specifications ��+ Capable Luminaire
EPA: 1.2 ft2 This item is an A+ ca able luminaire,which has been
�o.��n,7 P
17-1/2" designed and tested to provide consistent color
Length: � � �� appearance and system-level interoperability.
(44.i r.m; ��{
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Width: 17-1/2" �II ii H • All configurations of this luminaire meet the Acuity
�aa��m; Brands'specification for chromatic consistency
7-1/8„
Height: 1� r �_- • This luminaire is A+ Certified when ordered with DTL°
Wei ht � �� controls marked by a shaded background. DTL DLL
9 36Ibs.
(max): ;�4�<a; equipped luminaires meet the A+specification for
luminaire to photocontrol interoperability1
• This luminaire is part of an A+ Certified solution for
ROAM°2 or XPointT"'Wireless control networks,
providing out-of-the-box control compatibility with
simple commissioning,when ordered with drivers and
control options marked by a shaded background'
To learn more about A+,
visit www.acuitybrands.com/aplus.
1. See ordering tree for details.
2. A+Certified Solutions for ROAM require the order
of one ROAM node per luminaire. Sold Separately:
Link to Roam; Linl<to DTL DLL
�+ A+(apableoptionsindicated
�y bythismlorbackground.
EXAMPLE: KAD LED 40C 1000 40K R5 MVOLT SPD04 DDBXD
KAD LED
KAD LED 20C' 20 LEDs 530 530 mA' 30K 3000 K R2 Type II MVOLT 277 Z Shipped induded Shipped separately
30C' 30 LEDs 700 700 mA 40K 4000 K R3 Type III 120� 347' SPUMBAK Square pole unlversal mounting adaptor° 04 4"arm DAD12P Degree arm
40C 40 LEDs 1000 1000 mA SOK 5000 K R4 Type N 208� qg�, RPUMBAK_ Round pole unlversal mounting adaptor� 06 6"arm (pole)
60C 60 LEDs RS TypeV 240 Z SPD_ Square pole 09 9"arm' DADI2WB Degree arm
RPD Roundpole 12 lZ"arm3 (Wall)
WBD Wallbracket KMA Mastarm
external
WWD Woodpoleorwall fitter
Shipped installed Shipped separately" DDBXD Dark bronze DDBTXD lexmred dark
PERS NEMAtwist-lockfive-wirereceptadeonly PIRIFC3V Bi-level,motion/ambientsensor, PNMTDD3 Partnight,dlmtill WG Wireguard DBLXD Black bronzc
(no controls)s 8-15'mounting height,ambient dawn'�10 DNAXD Natural DBLBXD Textured black
PER7 Seven-wire receptade only(no controls)s sensor enabled at lfc`'�' PNMTSD3 Part night,dlm 5 aluminum DNATXD lexmred natural
SF Singlefuse(120,277,347V)� PIRH1FC3V Qi-Icvd,motion/ambicntscnsor, hrs'� DWHXD White aluminum
15-30'mounting height,ambi- PNMT6D3 Part ni ht,dlm 6 DWHGXD Textured whlte
DF Doublefuse(208,240,480V)� entsensorenabledat1fc�' hrs'�°�
PIR BI-Icvcl,motion/amblcntsensor,8-15'mounting BL30 Bi-level switched dlmming, PNMT7D3 Part ni ht,dlm 7
height,ambientsensor enabled at5fc��' 30%''�'s hrs'��g
PIRH BI-level,motion/amblentsensor,l5-30'mounting BL50 Bi-levelswitcheddlmming, HS Housesidcshicld"
height,ambientsensorenabled at5fcs�' S0%'���
One Lithonla Way • Conyers,Georgia 30012 • Phone:800279.8041 • KAD-LED
O 2012-2017 Aculty Brands Lighting,Inc All rights reserved. Rev.02/07/17
NOTES
Stock configurations are offered for shorter lead times: ACCe55oYle5 1 20C or 30C LED are not available with 530 Drive Current and 347V
Orderedandshippedseparately. or480V
Stock Part Number DLLIUF 1.S 1U Ph0[O(fll-SSLtWISt-IO(k(120-277V)" 2 MVOLT driver operates on any Ilne voltage from 120-277V(50/60 Hz).
DLL347F 1.5 CUUU Photocell-SSLtwist-lock(347V)" Single fuse(SF)requiies 12Q 277 or 347 voltage option.Double fuse
(DF)requires 208,240 or 480 voltage option.
KAD LED 30C 100040K R3 MVOLT PUMBAK09 DDBXD* KADL 30C 40K R3 DLL480F 15 NUU Phototell-SSLtwiSt-lotk(480V)'� 3 9"or 12"arm is required when two or more luminaires are oriented
DSHORT SBK U Shorting cap" on a 90°drilling pattern.
KAD LED 30C 100040K RS MVOLT PUMBAK09 DDBXD* KADL 30C 40K RS KADLEDHS 20C U Houseside shield for 20 LED unit 4 Available as a separate mmbination accessory:PUMBAK(finish)U.
KAD LED 40C 100040K R3 MVOLT PUMBAK09 DDBXD* KADL 40C 40K R3 KADLEDHS 30C U Houseside shield for 30 LED unit 5 Mounting must be restricted to±45°from horizontal aim per ANSI
C136.10-2010.Not available with motion sensor.
KAD LED 40C 100040K RS MVOLT PUMBAK09 DDBXD* KADL 40C 40K RS KADLEDHS 40C U Houseside shield for 40 LED unit 6 PIR and PIR1 FC3V specify the control;
KADLEDH560CU Housesideshieldfor60LEDunit PIRHandPIRH1FC3Vspecifythe control;
KAD LED 30C 100040K R3 MVOLT PUMBAK09 PIRH DDBXD* KADL 30C 40K R3 PIRH see for details.Dlmming driver
KMA DDBXD U Mast arm adapter(specify finish) standard.Not available with PERS or PER7.Separate on/off require.
KAD LED 30C 100040K RS MVOLT PUMBAK09 PIRH DDBXD* KADL 30C 40K RS PIRH KADWG U Wire gUdrd dcce5sory 7 Maximum ambient temperature with 347V or 480V Is 30°C.
PUMBAK DDBXD U'� Square and round pole universal mounP $ Requires an additional switched ciralt with same phase as main
KAD LED 40C 100040K R3 MVOLT PUMBAK09 PIRH DDBXD* KADL 40C 40K R3 PIRH ing bracket adaptor(specifyfinish) luminaire powec Supply circuit and control circuit are requiied to be
in the same phase.
KAD LED 40C 100040K RS MVOLT PUMBAK09 PIRH DDBXD"� KADL 40C 40K RS PIRH For more control options,visit and online. 9 Dimming driver standard.MVOLT only.Not available with 347V,480V,
PERS,PER7 or PNMT options.
*PUMBAK is n0t stdnddrd nOmenddtUre. *Roundpole top must be 32S'O.D.minimum. 10 Dimming driver standard.MVOLT only.Not available with 347V,480V,
PERS,PER7,BL30 or BL50.
11 Also available as a sepaiate accessory;see Accessories information.
12 Requires luminaire to be specified with PER option.Ordered and
shipped as a separate line item from Aculty Brands Controls.
Template#5 Top of Pole Tenon Mounting Slipfitter**
�9/l6'
fJia.
csP�cs� 2-3/8" T20-190 T20-280 T20-290 T20-320' T20-390 T20-490
�-va��
2-7/8" T25-190 T25-280 T25-290 T25-320 T25-390 TZS-490
4" T35-190 T35-280 T35-290 T35-320 T35-390 T35-490
**Farraundpolemounting(RPDXX)anly. tRequires9`or1Y'arm.
2-1 i8"
One Lithonia Way • Conyers,Georgia 30012 • Phone:80Q279.8041 • KAD-LED
OO 2012-2017 Acuity Brands Lighting,Inc. All rights reserved. Rev.02/07/17
Template#5 Top of Pole Tenon Mounting Slipfitter**
9/�6
Dia
c3P�cs� 2-3/8" T20-190 T20-280 T20-290 T20-320' T20-390 T20-490
2-7/8" T25-190 T25-280 T25-290 T25-320 T25-390 T25-490
21�8 4" T35-190 T35-280 T35-290 T35-320 T35-390 T35-490
**Forround pole mounting(RPDXX)onty. t Requires 9"or 12"arm.
zva
Lumen Output
Lumen values are from photometric tests performed in acmrdance with IESNA LM-79-O8.Data is considered to be representative of the configurations shown,within the tolerances allowed by Lighting Facts.
Contad factory for performance data on any configurations not shown here.
I R2 I 4,140 I 1 I 0 I 1 I 118 I 4,446 I 1 I 0 I 1 I lU I 4,473 I 1 I 0 I 1 I 128
I R3 I 4,123 I 1 I 0 I 1 I 118 I 4,4U I 1 I 0 I 1 I 126 I 4,455 I 1 I 0 I 1 I 1D
I 530mA I 35W I R4 I 4,128 I 1 I 0 I 1 I 118 I 4,433 I 1 I 0 I 1 I 127 I 4,460 I 1 I 0 I 1 I 127
I I RS 4,381 2 0 1 125 4,704 3 0 1 134 4,734 3 0 1 135
I I I RZ I S,U1 I 1 I 0 I 1 I 117 I 5,660 I 1 I 0 I 1 I 126 I 5,696 I 1 I 0 I 2 I iD
20C I 700 mA I 45W I R3 I 5,250 I 1 I 0 I 2 I 117 I 5,637 I 1 I 0 I 2 I 125 I 5,672 I 1 I 0 I 2 I 126
R4 5,256 1 0 2 117 5,644 1 0 2 125 5,679 1 0 2 126
I RS I 5,578 I 3 I 0 I 1 I 124 I 5,990 I 3 I 0 I 1 I 133 I 6,OU I 3 I 0 I 1 I 134
I I I R2 I 7,344 I 1 I 0 I 2 I 101 I 7,886 I 2 I 0 I 2 I 108 I 7,935 I 2 I 0 I 2 I 109
R3 7,314 1 0 2 100 7,854 1 0 2 108 7,903 1 0 2 108
1000 mA 73W I R4 I 7,322 I 1 I 0 I 2 I 100 I 7,863 I 1 I 0 I 2 I 108 I 7,912 I 1 I 0 I 2 I 108
I I I RS I 7,771 I 3 I 0 I 1 I 106 I 8,345 I 3 I 0 I 1 I 114 I 8,397 I 3 I 0 I 1 I 115
R2 6,166 1 0 2 116 6,621 1 0 2 125 6,663 1 0 2 126
I R3 I 6,141 I 1 I 0 I 2 I 116 I 6,594 I 1 I 0 I 2 I 124 I 6,635 I 1 I 0 I 2 I 125
I 530 mA I 53W I R4 I 6,148 I 1 I 0 I 2 I 116 I 6,602 I 1 I 0 I 2 I 125 I 6,643 I 1 I 0 I 2 I 125
I I RS 6,525 3 0 1 123 7,006 3 0 1 132 7,050 3 0 1 133
I I I RZ I 7,Sll I 2 I 0 I 2 I 113 I 8,395 I 2 I 0 I 2 I 122 I 8,447 I 2 I 0 I 2 I 122
30C I 700 mA I 69W I R3 I 7,785 I 1 I 0 I 2 I 113 I 8,360 I 2 I 0 I 2 I 121 I 8,412 I 2 I 0 I 2 I 122
R4 7,794 1 0 2 113 8,370 1 0 2 121 8,422 1 0 2 122
I RS I 8,U2 I 3 I 0 I 2 I 120 I 8,883 I 3 I 0 I 2 I 129 I 8,938 I 3 I 0 I 2 I 130
I I I R2 I 10,755 I 2 I 0 I 2 I 100 I 11,549 I 2 I 0 I 2 I 107 I 11,621 I 2 I 0 I 2 I 108
R3 10,711 2 0 2 99 11,502 2 0 2 106 11,574 2 0 2 107
1000 mA 108W I R4 I 10,724 I 2 I 0 I 2 I 99 I 11,515 I 2 I 0 I 2 I 107 I 11,587 I 2 I 0 I 2 I 107
I I I RS I 11,381 I 3 I 0 I 2 I 105 I 12,221 I 4 I 0 I 2 I 113 I 12,297 I 4 I 0 I 2 I 114
R2 8,156 2 0 2 115 8,758 2 0 2 123 8,812 2 0 2 124
I R3 I 8,122 I 2 I 0 I 2 I 114 I 8,722 I 2 I 0 I 2 I 123 I 8,776 I 2 I 0 I 2 I 124
I 530mA I 71W I R4 I 8,132 I 1 I 0 I 2 I 115 I 8,732 I 1 I 0 I 2 I 123 I 8,786 I 1 I 0 I 2 I 124
I I RS 8,630 3 0 2 122 9,267 3 0 2 131 9,325 3 0 2 131
I I I RZ I 10,286 I 2 I 0 I 2 I 109 I 11,045 I 2 I 0 I 2 I 118 I 11,114 I 2 I 0 I 2 I 118
40C I 700 mA I 94W I R3 I 10,244 I 2 I 0 I 2 I 109 I 11,000 I 2 I 0 I 2 I 117 I 11,069 I 2 I 0 I 2 I 118
R4 1Q256 2 0 2 109 11,013 2 0 2 117 11,081 2 0 2 118
I RS I 10,884 I 3 I 0 I 2 I 116 I 11,688 I 4 I 0 I 2 I 124 I 11,761 I 4 I 0 I 2 I 125
I I I R2 I 13,923 I 2 I 0 I 2 I 99 I 14,951 I 2 I 0 I 2 I 106 I 15,045 I 2 I 0 I 2 I 107
R3 13,866 2 0 3 98 14,890 2 0 3 106 14,983 2 0 3 106
1000mA 141W I R4 I 13,882 I 2 I 0 I 3 I 98 I 14,907 I 2 I 0 I 3 I 106 I 15,000 I 2 I 0 I 3 I 106
I I I RS I 14,733 I 4 I 0 I 2 I 104 I 15,821 I 4 I 0 I 2 I 112 I 15,920 I 4 I 0 I 2 I 113
R2 11,996 2 0 2 116 12,882 2 0 2 125 12,963 2 0 2 126
� R3 � 11,947 � 2 � 0 � 2 � 116 � 12,829 � 2 � 0 � 2 � 125 � 12,909 � 2 � 0 � 2 � 125
� 530 mA � 103W � R4 � 11,961 � 2 � 0 � 2 � 116 � 12,844 � 2 � 0 � 2 � 125 � 12,925 � 2 � 0 � 2 � 125
I I RS 12,694 4 0 2 123 13,632 4 0 2 132 13,717 4 0 2 133
I R2 I 14,927 I 2 I 0 I 2 I 109 I 16,029 I 3 I 0 I 3 I 117 I 16,130 I 3 I 0 I 3 I 118
60C 700mA 137W I R3 I 14,866 I 2 I 0 I 3 I 109 I 15,964 I 2 I 0 I 3 I 117 I 16,063 I 2 I 0 I 3 I 117
I I I R4 I 14,884 I 2 I 0 I 3 I 109 I 15,982 I 2 I 0 I 3 I 117 I 16,082 I 2 I 0 I 3 I 117
I I I RS I 15,796 I 4 I 0 I 2 I 115 I 16,962 I 4 I 0 I 2 I 124 I 17,068 I 4 I 0 I 2 I 125
I I I RZ I 19,328 I 3 I 0 I 3 I 89 I 20,754 I 3 I 0 I 3 I 96 I 20,884 I 3 I 0 I 3 I 97
I I I R3 I 19,248 I 3 I 0 I 3 I 89 I 20,669 I 3 I 0 I 4 I 96 I ID,799 I 3 I 0 I 4 I 96
1000 mA 216W I R4 I 19,U1 I 3 I 0 I 3 I 89 I 20,693 I 3 I 0 I 4 I 96 I 20,823 I 3 I 0 I 4 I 9b
I RS I 20,452 I 4 I 0 I 2 I 95 I 21,962 I 4 I 0 I 2 I 102 I 22,099 I 4 I 0 I 2 I 102
One Lithonia Way • Conyers,Georgia 30012 • Phone:80Q279.8041 • KAD-LED
OO 2012-2017 Acuity Brands Lighting,Inc. All rights reserved. Rev.02/07/17
Lumen Ambient Temperature(LAT) Multipliers Electrical Load
Use these factors to determine relative lumen output for average ambient temperatures
from 0-40"C(32-104°F).
120 208 240 217 347 480
O�C 32�F 1.02
10�C SO�F 1.01 530 35 030 0.18 0.16 0.15 - -
20`C 68"F 1.00 20 700 45 039 013 0.20 0.18 0.15 0.12
25�C 77�F 1.00 1000 73 0.61 035 031 017 0.22 0.17
30"C 86'F 1.00 530 53 0.44 026 023 020 - -
40�C 104�F 0.99 30 700 69 0.58 034 0.29 016 0.21 0.16
1000 108 0.90 0.52 0.46 0.40 0.32 0.24
530 71 _ 0.60 035 032 019 021 0.16
Projected LED Lumen Maintenance 40 �o0 94 0.�9 0.46 o.a, 036 o.z� azo
Data references the extrapolated performance projections for the KAD LED platform in 1000 141 1.18 O.6S 0.59 0.52 0.42 030
a 25°G ambient,based on 10,000 hours of LED testing(tested per IESNA LM-80-OS and 530 103 0.87 0.50 0.44 039 029 022
projec[ed per IESNA TM-21-11). -
60 700 137 1.15 0.66 0.58 0.51 0.40 019
To calculate LLF,use the lumen maintenance factor that corresponds to the desired number 1000 216 1.81 1.04 092 0.81 O.fi3 0.47
of operating hours below.For other lumen maintenance values,contact fadory. NOTE:All ratings in this table are for a nominal rystem operated at 25°C ambient
0 25,000 50,000 100,000 temperature. Current and power specifications in this table do not indude branch circuit
derating specified in the National Electrical Code.Please observe all applicable electrical
KAD LED 60C 1000 codes and ratings.
1.0 0.91 0.86 0J6
KAD LED 40C 1000
1.0 0.93 0.88 0.79
KAD LED 60C 700
1.0 0.98 0.97 0.94
To see complete photometric reports or download.ies files for this produd,visit Lithonia Lighting's
Isofootcandle plots forthe KAD LED 60C 100040K.Dlstances are in units of mounting height(20').
LEGEND 4 3 2 1 0 1 2 3 4 4 3 2 1 0 1 2 3 4 4 3 2 1 0 1 2 3 6 6 3 2 1 � 1 2 3 4 -
p . . 4 . . . . . . . q . . 4 . . . . .
�.�fC 3 . . . . ; . . - 3 3 �
■ �.5 fC 2 . . 2 . . . - Z . . 2 .
■ 1.Ofc o . � . o . � . . o . � o � .
.i . �. .i . . _i . . . _ .i . . .
_z . . . .z . . . . �°�, _i . . . . . .z --
�,. ��� ��
.a . . . . . RZ ���? -s . . . . R3 z Jr -a . . . . Ra �� -s . . . . . . . RS L,�
-0 . y . . . �w -6 � iu_ � - - i �
FEATURES&SPECIFICATIONS
INTENDED USE INSTALLATION
The energy savings and long life of the KAD LED area luminaire make it a reliable cholce for Induded universal mounting blod<and extruded aluminum arm facllltate quid<and easy
Illuminating streets,walkways,parking lots,and surrounding areas. Installation using nearly any exlsting drilling pattem.Stalnless steel bolts fasten the luminalre
CONSTRUCTION to the mounting block securing it to poles or walls. The KAD LED can withstand up to a 1.5
G vibration load rating per ANSI C136.31.The KAD LED also utilizes the standard K-Series
Single-piece die-cast,aluminum housing with mntoured edges has a 0.12"nominal wall thickness. (Template#5)for pole drilling.
Die-cast doorframe has an Impad-resistant,tempered glass lens that Is fully gasketed wlth one
piece tubular silimne. LISTINGS
FINISH CSA certified to U.S.and Canadian standards.Luminaire is IP65 rated.Rated for-40°C
minimum amblent.
Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat flnlsh DesignLlghts Consortium�(DLC)quallfled produd.Not all versions ofthls produd may be
that provides superior resistance to corrosion and weathering.A tightly controlled multi-stage DLC qualified.Please check the DLC Qualified Produds List at to
process ensures a minlmum 3 mils thlckness for a finlsh that can wlthstand e�reme climate conflrm which versions are qualified.
changes without cracking or peeling.
OPTICS WARRANTY
5-year limited warranty Complete warranty terms located at:
Precision-molded refractive acrylic lenses are available in four distributions.Light engines are
available in standard 4000K,3000K or SOOOK(70 CRI)configurations. �
ELECTRICAL Note:Actual performance may differ as a result of end-user environment and application.
All values are design or typlcal values,measured under laboratory mnditions at 25°C.
Light engine mnsists of high-efficacy LEDs mounted to a metal-core circuit board and aluminum Specifications subject to change without notice.
heat slnk,ensuring optimal thermal management and long life.Class 1 electronlc driver has a power
factor>90%,THD QO%,and has an expected life of 100,000 hours wlth<1%{allure rate.Easily-
serviceable surge protection deviw meets a minimum Category C Low(per ANSI/IEEE C624L2).
One Lithonia Way • Conyers,Georgia 30012 • Phone:80Q279.8041 • KAD-LED
OO 2012-2017 Acuity Brands Lighting,Inc. All rights reserved. Rev.02/07/17
D-Series Size 1 �ata'°g
� Number
- LED Wall Luminaire Notes
� I� Iigfiting Type
N���r,�ME facts
FRIENDLV
d"series
Introduction
Specifications The D-Series Wall luminaire is a stylish,fully
Luminaire Back Box (BBW, ELCW) integrated LED solution for building-mount
applications. It features a sleek, modern design
Width: 13-3/4" yyeight: 121bs yyidth: 13-3/4" BBW 51bs
�s49�m� rs.4i<g� r34.9�m� we�ght: rzskg� and is carefully engineered to provide long-lasting,
Depth: �� Depth: 4" ELCW 10 Ibs energy-efficient lighting with a variety of optical
(25Acm) (1Q2cm) W@Ig�1t: (4.5kg)
and control options for customized performance.
Height: 6-3�8 Height: b-3/8"
��bz�m� nb.z�m� With an expected service life of over 20 years of
p p W nighttime use and up to 74%in energy savings
over comparable 250W metal halide luminaires,
IIIIIII H H Q� the D-Series Wall is a reliable, low-maintenance
e
W Fo�3i4 NPTs�de-ent�Y lighting solution that produces sites that are
�ondu�t�BBwoniv> exceptionally illuminated.
EXAMPLE: DSXW1 LED 20C 1000 40K T3M MVOLT DDBTXD
DSXW1 LED
DSXW1 LED 10C 10 LEDs 350 350 mA 30K 3000 K T2S Type II Short MVOLT' Shipped induded Shipped installed
(one 530 530 mA 40K 4000 K T2M lype II Medium 120' (blank) Surface PE Photoelectriccell,button type"
engine)
20C 20 LEDs �00 700 mA SOK 5000 K T35 Type III Short 208' mounting DMG 0-10V dimming driver(no controls)
(two 1000 1000 mA AMBPC Amber T3M Type III Medlum 240' bracket pIR 180°motlon/ambient Ilghtsensor,<15'mtg ht'
engines) (1A) phosphor T4M TypelVMedlum 277� BBW Surface- pIRH 180°motion/ambientllghtsensor,l5-30'mtght'
mnvertcd mounted
TFTM ForwardThrow 347� back box PIR1 FC3V Motion/ambicntsensor,8-15'mounting hcight,ambi-
Medium 480� (forconduit entsensorenabledatlfc'
ASYDF Asymmetric entry); PIRHIFC3V Motion/ambientsensor,l5-30'mounting height,
dlffuse ambientsensor enabled at lfc'
ELCW Emergenry ba�tery backup(indudes external compo-
nent endosure)"
Shipped installed Shipped separately° DDBXD Dark bronze DSSXD Sandstone DWHGXD Teztured white
SF Single fuse(120,277 or347V)' BSW Bird-deterrentspikes DBLXD Black DDBTXD TeXtured dark bronze DSSTXD TeXtured sandstone
DF Doublefuse(Z08,240or480V)' WG Wlreguard DNAXD Naturalaluminum DBLBXD Texturedblack
HS House side shield� VG Vandal guard DWHXD While DNATXD Teztured na�ural aluminum
SPD Separatc surgc protection� DDL Dlffused drop Icns
Accessories NOTE$
1 MVOLT driver operates on any line voltage from 120-277V(50/60 Hz).Specify 120,208,240 or 277 options only when ordering with fusing(SF,DF
Ordered a�d shlpped separately options),or photocontrol(PE option).
2 Only available with 20C,700mA or 1000mA.Not avallable with PIR or PIRH.
DSXWHS U House-sideshield(one per 3 Back box ships installed on fixture.Cannot be field installed.Cannot be ordered as an accessory.
ight engine) q photomntrol(PE)requires 120,208,240,277 or 347 voltage option.Not available with motion/ambient light sensors(PIR or PIRH).
DSXWBSW U Bird-deterrentspikes 5 PIR and PIR1 FC3V specifies the control;PIRH specifies the control;see
DSXWIWG U Wireguard accessory for details.Indudes amblent light sensoc Not available with"PE"option(button type photocell).Dimming driver standard.Not available with 20
LED/1000 mA configuration(DSXW1 LED 20C 1000).
DSXWIVG U Vantlal guartl accesmry 6 Cold weather(-20C)rated.Not compatible with conduit entry applications.Not available with BBW mounting option.Not available with fusing.Not
available with 347 or 480 voltage options.Emergency components located in back box housing.Emergency mode IES files located on product page at
7 Single fuse(SF)requires 12Q 277 or 347 voltage option.Double fuse(DF)requires 208,240 or 480 voltage option.Not available with ELCW.
8 Also available as a separate accessory;see Accessories information.
9 See the electrical section on page 3 for more details.
' L/THON/A One Lithonla Way • Conyers,Georgia 30012 • Phone:800279.8041 •
� ���'�G�/T���" OO 2013-2016 Aculty Brands Lighting,Inc All rights reserved.
Lumen Output
Lumen values are from photometric tests performed in accordance with IESNA LM-79-08.Data is considered to be representative of the configurations shown,within the toleiances allowed by Lighting Facts.
Contact factory for performance data on any configurations not shown here.
� T2S � 1,415 � 0 � 0 � 1 � 101 � 1,520 � 0 � 0 � 1 � 109 � 1,529 � 0 � 0 � 1 � 109 � 894 � 0 � 0 � 1 � 64
� T2M � 1,349 � 0 � 0 � 1 � 96 � 1,449 � 0 � 0 � 1 � 104 � 1,458 � 0 � 0 � 1 � 104 � 85Z � 0 � 0 � 1 � 61
� � T3S 1,400 0 0 1 100 1,503 0 0 1 107 1,512 0 0 1 108 $$4 0 0 1 63
350mA 14W � T3M � 1,386 � 0 � 0 � 1 � 99 � 1,488 � 0 � 0 � 1 � 106 � 1,497 � 0 � 0 � 1 � 107 � 876 � 0 � 0 � 1 � 63
� T4M � 1,358 � 0 � 0 � 1 � 97 � 1,458 � 0 � 0 � 1 � 104 � 1,467 � 0 � 0 � 1 � 105 � 858 � 0 � 0 � 1 � 61
� � TFTM 1,411 0 0 1 101 1,515 0 0 1 108 1,525 0 0 1 109 892 0 0 1 64
� � � ASYDF � 1,262 � 0 � 0 � 1 � 90 � 1,355 � 1 � 0 � 1 � 97 � 1,363 � 1 � 0 � 1 � 97 � 797 � 0 � 0 � 1 � 57
� � � T25 � 2,054 � 1 � 0 � 1 � 103 � 2,205 � 1 � 0 � 1 � 110 � 2,219 � 1 � 0 � 1 � 111 � 1 Z64 � 0 � 0 � 1 � 63
� � T2M 1,957 1 0 1 98 2,102 1 0 1 105 2,115 1 0 1 106 1,205 0 0 1 60
� T35 � 2,031 � 0 � 0 � 1 � 102 � 2,181 � 0 � 0 � 1 � 109 � 2,195 � 0 � 0 � 1 � 110 � 1,250 � 0 � 0 � 1 � 63
530 mA 20W � T3M � 2,010 � 1 � 0 � 1 � 101 � 2,159 � 1 � 0 � 1 � 108 � 2,172 � 1 � 0 � 1 � 109 � 1 Z37 � 0 � 0 � 1 � 62
� � T4M 1,970 1 0 1 99 2,115 1 0 1 106 2,128 0 0 1 106 1,212 0 0 1 61
1oC � TFTM � 2,oa7 � o � o � 1 � 102 � 2,198 � o � o � 1 � 110 � 2,212 � o � o � 1 � 111 � 1,260 � 0 � 0 � 1 � 63
� ASYDF � 1,830 � 1 � 0 � 1 � 92 � 1,966 � 1 � 0 � 1 � 98 � 1,978 � 1 � 0 � 1 I 99 � 1127 � 0 � 0 � 1 � 56
T2S 2,623 1 0 1 97 2,816 1 0 1 104 2,834 1 0 1 105 1,544 0 0 1 57
(IOLEDs) � T2M � 2,499 � 1 � 0 � 1 � 93 � 2,684 � 1 � 0 � 1 � 99 � 2,701 � 1 � 0 � 1 � 100 � 1,472 � 0 � 0 � 1 � 55
� T35 � 2,593 � 1 � 0 � 1 � 96 � 2,785 � 1 � 0 � 1 � 103 � 2,802 � 1 � 0 � 1 � 104 � 1527 � 0 � 0 � 1 � 57
� 700 mA � 27W T3M 2,567 1 0 1 95 2,757 1 0 1 102 2,774 1 0 1 103 1,512 0 0 1 56
� T4M � 2,515 � 1 � 0 � 1 I 93 � 2,701 � 1 � 0 � 1 � 100 � 2,718 � 1 � 0 � 1 � 101 � 1,481 � 0 � 0 � 1 � 55
� TFTM � 2,614 � 1 � 0 � 1 � 97 � 2,807 � 1 � 0 � 1 � 104 � 2,825 � 1 � 0 � 1 � 105 � 1539 � 0 � 0 � 1 � 57
� � ASYDF 2,337 1 0 1 87 2,510 1 0 1 93 2,526 1 0 1 94 1,376 0 0 1 51
� T25 � 3,685 � 1 � 0 � 1 � 92 � 3,957 � 1 � 0 � 1 � 99 � 3,982 � 1 � 0 � 1 � 100 � 2,235 � 1 � 0 � 1 � 58
� T2M � 3,512 � 1 � 0 � 1 � 88 � 3,771 � 1 � 0 � 1 � 94 � 3,795 � 1 � 0 � 1 � 95 � 2130 � 1 � 0 � 2 � 55
� � T3S 3,644 1 0 1 91 3,913 1 0 1 98 3,938 1 0 1 98 2,210 1 0 2 57
1000mA 40W � T3M � 3,607 � 1 � 0 � 1 � 90 � 3,574 � 1 � 0 � 1 � 97 � 3,898 � 1 � 0 � 1 � 97 � 2,187 � 1 � 0 � 2 � 56
� T4M � 3,534 � 1 � 0 � 1 � 88 � 3,795 � 1 � 0 � 1 � 95 � 3,819 � 1 � 0 � 1 � 95 � 2143 � 1 � 0 � 2 � 55
� � TFTM 3,674 1 0 1 92 3,945 1 0 1 99 3,969 1 0 1 99 2,22$ 1 0 2 57
� � � ASYDF � 3,284 � 1 � 0 � 1 � 82 � 3,527 � 1 � 0 � 1 � 8S � 3,549 � 1 � 0 � 1 � 89 � 1,991 � 1 � 0 � 2 � 51
� � � T25 � 2,820 � 1 � 0 � 1 � 118 � 3,028 � 1 � 0 � 1 � 126 � 3,047 � 1 � 0 � 1 � 127 � 1 777 � 1 � 0 � 1 � 74
� � T2M 2,688 1 0 1 112 2,886 1 0 1 120 2,904 1 0 1 121 1,693 1 0 1 71
� T35 � 2,789 � 1 � 0 � 1 � 116 � 2,995 � 1 � 0 � 2 � 125 � 3,013 � 1 � 0 � 2 � 126 � 1,757 � 0 � 0 � 1 � 73
350mA 24W � T3M � 2,761 � 1 � 0 � 1 � 115 � 2,964 � 1 � 0 � 2 � 124 � 2,983 � 1 � 0 � 2 � 124 � 1739 � 1 � 0 � 1 � 72
� � T4M 2,705 1 0 1 113 2,904 1 0 2 121 2,922 1 0 2 122 1,704 1 0 1 71
� TFTM � 2,511 � 1 � 0 � 1 � 117 � 3,019 � 1 � 0 � 2 � 126 � 3,038 � 1 � 0 � 2 � 127 � 1,771 � 0 � 0 � 1 � 74
� ASYDF � 2,513 � 1 � 0 � 1 � 105 � 2,699 � 1 � 0 � 2 � 112 � 2,716 � 1 � 0 � 2 � 113 � 1584 � 1 � 0 � 1 � 66
T2S 4,079 1 0 1 113 4,380 1 0 1 122 4,408 1 0 1 122 2,504 1 0 1 70
� T2M � 3,587 � 1 � 0 � 1 � 108 � 4,174 � 1 � 0 � 1 � 116 � 4,200 � 1 � 0 � 1 � 117 � 2,387 � 1 � 0 � 1 � 66
� T35 � 4,034 � 1 � 0 � 1 � 112 � 4,332 � 1 � 0 � 1 � 120 � 4,359 � 1 � 0 � 1 � 121 � 2 477 � 1 � 0 � 1 � 69
� 530 mA � 36W T3M 3,993 1 0 1 111 4,288 1 0 1 119 4,315 1 0 1 120 2,451 1 0 2 68
� T4M � 3,912 � 1 � 0 � 2 � 109 � 4,201 � 1 � 0 � 2 � 117 � 4,227 � 1 � 0 � 1 � 117 � 2,402 � 1 � 0 � 1 � 67
20C � TFTM � 4,066 � 1 � 0 � 1 � 113 � 4,367 � 1 � 0 � 1 � 121 � 4,394 � 1 � 0 � 1 � 122 � 2 496 � 1 � 0 � 1 � 69
� � � ASYDF � 3,635 � 1 0 2 101 3,904 1 0 2 108 3,928 1 0 2 109 2,232 1 0 1 62
� T25 � s,i88 � i � o � i � iio � s,s�i � i � o � i � ii9 � 5,606 � i � o � i � ii9 � 3,065 � 1 � 0 � 1 � 65
(20 LEDs) � T2M � 4,945 � 1 � 0 � 1 � 105 � 5,310 � 1 � 0 � 1 � 113 � 5,343 � 1 � 0 � 1 � 114 � 2 921 � 1 � 0 � 1 � 62
� � T3S 5,131 1 0 1 109 5,510 1 0 2 117 5,544 1 0 2 118 3,031 1 0 1 64
700 mA 47W � T3M � 5,079 � 1 � 0 � 2 � 108 � Sp54 � 1 � 0 � 2 � 116 � 5,488 � 1 � 0 � 2 � 117 � 3,000 � 1 � 0 � 1 � 64
� T4M � 4,976 � 1 � 0 � 2 � 106 � 5,343 � 1 � 0 � 2 � 114 � 5,377 � 1 � 0 � 2 � 114 � 2 939 � 1 � 0 � 1 � 63
� � TFTM 5,172 1 0 2 110 5,554 1 0 2 118 5,589 1 0 2 119 3,055 1 0 1 65
� � � ASYDF � 4,624 � 1 � 0 � 2 � 98 � 4,966 � 1 � 0 � 2 � 106 � 4,997 � 1 � 0 � 2 � 106 � 2,732 � 1 � 0 � 1 � 58
� � � T25 � 7,205 � 1 � 0 � 1 � 97 � 7,736 � 1 � 0 � 1 � 105 � 7,785 � 1 � 0 � 1 � 105 � 4 429 � 1 � 0 � 1 � 61
� � T2M 6,866 1 0 2 93 7,373 1 0 2 100 7,419 1 0 2 100 4,221 1 0 2 58
� T35 � 7,124 � 1 � 0 � 2 � 96 � 7,650 � 1 � 0 � 2 � 103 � 7,698 � 1 � 0 � 2 � 104 � 4,380 � 1 � 0 � 2 � 60
1000 mA 74W � T3M � 7,052 � 1 � 0 � 2 � 95 � 7,736 � 1 � 0 � 2 � 105 � 7,620 � 1 � 0 � 2 � 103 � 4 335 � 1 � 0 � 2 � 59
� � T4M 6,910 1 0 2 93 7,420 1 0 2 100 7,466 1 0 2 101 4,248 1 0 2 58
� TFTM � 7,182 � 1 � 0 � 2 � 97 � 7,712 � 1 � 0 � 2 � 104 � 7,760 � 1 � 0 � 2 � 105 � 4,415 � 1 � 0 � 2 � 60
� ASYDF � 6,421 � 1 � 0 � 2 � 87 � 6,895 � 2 � 0 � 2 I 93 � 6,938 � 2 � 0 � 2 � 94 � 3,947 � 1 � 0 � 2 � 54
' L/THON/A One Lithonia Way • Conyers,Georgia 30012 • Phone:80Q279.8041 • DSXWLLED
• L/GHT/NG OO 2013-2016 Acuity Brands Lighting,Inc. All rights reserved Rev.6/W/16
Lumen Ambient Temperature(LAT) Multipliers Electrical Load
Use these factors to determine relative lumen output for average ambient temperatures
from 0-40°C(32-104°F).
120V 208V 240V 277V 347V 480V
O�C 32�F 1.02
I 350 I 14 W I 0.13 0.07 0.06 0.06 - -
10�C SO�F 1.01
20°C 68°F 1.00 ��� I 530 I 20W I 0.19 0.11 0.09 0.08 - -
I 700 I 27 W I 015 0.14 0.13 0.11 - -
ZS�� ���F �'�� I 1000 I 40 W I 037 0.21 0.19 0.16 - -
30�C 86"F 1.00 I 350 I 24 W I 0.23 0.13 0.12 0.10 - -
40�C 104�F 0.98 I 530 I 36 W I 033 0.19 0.17 0.14 - -
20C I 700 I 47 W I 0.44 015 0.22 0.19 0.15 0.11
I 1000 I 74 W I 0.69 0.40 035 030 0.23 0.17
Projected LED Lumen Maintenance
Data references the extrapolated performance projections for the DSXW1 LED 20C 1000
platform in a 25°C ambient,based on 10,000 hours of LED testing(tested per IESNA LM-
80-OS and projected per IESNA TM-21-11).
To calculate LLF,use the lumen maintenance factor that corresponds to the desired number
of operating hours below.For other lumen maintenance values,contact factory.
0 25,000 50,000 100,000
1.0 0.95 0.93 0.88
To see complete photometric reports or download.ies files for this product,visit Lithonia Lighting's
Isofootcandle plots forthe DSXW1 LED 20C 1000 40K.Dlstanws are in units of mounting helght(15')- Dlstribution overlay mmparison to 250W metal hallde.
LEGEND ^ 3 z i o i z a a - a a z i o i z a a _ a 3 z i o i � 3 ^ LEGEND
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LLDs:
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-Z . �Z �Z . DS%W1=0.95 7WF2: DSXW1:
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T3M(left),ASYDF(right)lenses HS-House-side shields BSW-Bird-deterrent spikes WG-Wire guard VG-Vandal DDL-Diffused drop lens
guard
FEATURES&SPECIFICATIONS power factor>90%,THD<20%,and a minimum 25KV surge rating When ordering the SPD
option,a separate surge protection device is lnstalled wlthin the luminaire whlch meets a
INTENDED USE minimum Category C Low(per ANSI/IEEE C624L2).
The energy savings,long life and easy-to-install design of the D-Series Wall Size 1 make it the smart
choice for building-mounted doorway and pathway illumination for nearly any facillty. INSTALLATION
Included universal mounting bracket attaches securely to any 4"round or square outlet box
CONSTRUCTION for quick and easy installation.Luminaire has a slotted gasket wireway and attaches to the
Two-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management mounting bracket via corrosion-resistant screws.
through conductive and mnvective cooling.Modular design allows for ease of maintenance.The LED
driver Is mounted to the door to thermally isolate itfrom the light engines for low operating temperature LISTINGS
and long Ilfe.Housing is mmpletely sealed against moisture and environmental contam�mants(IP65). CSA certified to U.S.and Canadian standards.Rated for-40°C minimum ambient.
FINISH DesignLights ConsortiumOO(DLC)qualified product.Not all versions of this product may
Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat flnlsh be DLC quallfled.Please check the DLC Qualified Products List at www.designlights.org to
that provides superlor resistance to corrosion and weathering.A tightly controlled multi-stage conflrm which versions are qualified.
process ensures a minlmum 3 mils thickness for a finish that can withstand extreme dimate yyqRRANTY
changes without crack'mg or peeling.Avallable in textured and non-textured finishes. Pive-year Ilmited warranty.Complete warranty terms located at
OPTICS
Precision-molded proprietary acrylic lenses provlde multiple photometric distributions tailored Note:Actual performance may differ as a result of end-user environment and application.
spedflcally to bullding mounted applications.Light engines are available In 3000 K(70 min.CRI), All values are design or typical values,measured under laboratory conditions at 25°C.
4000 K(70 min.CRI)or 5000 K(70 min.CRI)configurations. Specifications subject to change without notice.
ELECTRICAL
Light engine(s)conslst of 10 high-effkacy LEDs mounted to a metal-core circult board to maximlze
heat dlssipation and promote long Ilfe(L88/100,000 hrs at 25°C).Class 1 electronic drivers have a
' L/THON/A One Lithonia Way • Conyers,Georgia 30012 • Phone:80Q279.8041 • DSXWLLED
• L/GHT/NG OO 2013-2016 Acuity Brands Lighting,Inc. All rights reserved Rev.6/W/16
T���
Parking Supplr within 5tudy Area
Suh-Area Public an-Street Public Lats PrlvatB l.uts Totai
Qawntawn Care fi35 442 572 I,{�44
Extended Study Area 1,361 4 1,441 2,802
Tatal 1,496 �142 Z,0�3 �,451
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9U Minu�es 297 66% I p.m,-2 p,m. 19D
2-Hour 25$ 53% l I a.m.•noon 136
5-Hour 88 77% I I a.m.-noon 58
10.Haur 56 77% I I a.m.-noon 43
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Exempt 4 IQO% I p.m.-2 p.m. 4
Permit 306 51% !I a.m.-noan 187
Loading 20 33� noan-I p.m. 7
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ATTACHMENT 4
G�lty of Zl�c�i
Interoffce Memorandum
To: Adele Phillips, Associate Planner
From: Ben Kageyama, Senior Civil Engineer
Date: October 25, 2017
Re: Project Review Committee Referral File No. 3085
Main Street Village Major Site Development Permit and Use Permit
Located at 345 Main Street and 215 Norton Street
The Department of Public Works has reviewed the above referenced project and
offers the following comments for your consideration:
1. The southwest corner of the subject property appears to be in proximity
to the edge of the 100-year flood plain. Prior to Planning Commission
action, please provide a written statement from the project engineer or
surveyor determining the flood plain location with respect to the subject
property, and indicate mitigation measures to be taken, if any.
2. A storm drain extension in Norton Street is proposed to direct project
drainage to an existing storm drain in Mason Street, as was proposed
with the previously abandoned Main Street Village project (the drainage
report of which is available to view upon request). A final drainage report
will be required to support the drainage design and address potential
project impacts to flooding prior to approval of the improvement plans.
3. The Initial Storm Water Low Impact Development Submittal (SWLIDS)
has been submittal for review. The SWLIDS states on Page 4: "It is the
intent of this design that stormwater runoff from the roofs and parking
areas be directed across vegetated buffers prior to entering the
stormwater BMP's." On the BMP map (H-1), Tributary Area D does not
appear to include a paved area disconnect/buffer area. Also, the
SWLIDS calculations show that credits were taken for "buffer strips and
bovine terraces" when the same area for roofs were previously given a
credit for being disconnected. It may not be appropriate for an area to be
given a credit twice for the same buffer. During review of the final
SWLIDS we will confirm storm water calculator credits to reduce the
treatment volume are appropriate, and properly reflected on the final
plans.
The following conditions of approval are recommended:
4. Prior to construction of site improvements, a final grading and drainage
plan, and an erosion and sediment control plan, prepared by a Civil
Engineer, shall be submitted for review and approval by the Department
of Public Works. The plan shall include the detailed design of the
S:\Public Works\PROJECTS\Public Works\Permit Files\PLANNING\2017\File#3085 Main Street Village 10-25-17.doc
1
October 25, 2017
proposed storm water best management practices (BMPs). Drainage
improvements shall be in compliance with the City of Ukiah's Phase I
Storm Water Permit and the 2017 Low Impact Development Technical
Design Manual (LID Manual). A final Storm Water Low Impact
Development Submittal (SWLIDS) and Drainage Report shall be provided
to support the design of the proposed drainage system.
5. Since the project area disturbs greater than one acre, the applicant must
obtain a Storm Water Permit from the Regional Water Quality Control
Board, prior to construction. The Storm Water Pollution Prevention Plan
shall be prepared by a Qualified SWPPP Developer, and implemented by
a Qualified SWPPP Practitioner. Also, an Air Quality Permit from the
Mendocino County Air Quality Management District will be required.
6. The project engineer shall provide direct oversight and inspection during
project construction, with special attention to implementation of best
management practices for sediment and erosion control, and the proper
grading, installation, and landscaping of post-construction stormwater
BMPs. Upon completion of the work, a report shall be submitted by the
project engineer to the Department of Public Works stating that the
stormwater BMPs have been completed in accordance with the approved
plans, final SWLIDS, and conditions of approval, shall function as
intended, and all areas have been permanently stabilized to prevent
sediment and erosion.
7. Maintenance and inspection of all post-construction best management
practices (BMPs) are the responsibility of the property owner. In
accordance with the LID Manual, a legally binding, signed maintenance
agreement approved by the City of Ukiah is required for the proposed
stormwater treatment planters and all post-construction BMPs, and shall
be recorded prior to final approval of the building permit.
8. Sidewalk and driveway improvements within the street right-of-way shall meet
accessibility requirements. Prior to construction, improvement plans shall be
prepared by a Civil Engineer and approved by the Department of Public Works
for all improvements within the street rights-of-way. Public sidewalks located
outside of the street right-of-way will require a sidewalk easement dedicated to
the City.
9. Street trees shall be spaced approximately every 30' along project street
frontages within 5' of the back of sidewalk. Street trees shall be installed
in accordance with City Standard Drawing No 601. Tree types shall be
approved by the City Engineer.
10.Any existing curb, gutter and sidewalk in disrepair adjacent to the subject
property shall be repaired. Abandoned driveway approaches and curb openings
shall be removed. All work shall be done in conformance with the City of Ukiah
Standard Drawings 101 and 102 or as directed by the City Engineer.
S:\Public Works\PROJECTS\Public Works\Permit Files\PLANNING\2017\File#3085 Main Street Village 10-25-17.doc
2
October 25, 2017
11.A11 work within the public right-of-way shall be perFormed by a licensed
and properly insured contractor. The contractor shall obtain an
encroachment permit for work within this area or otherwise affecting this
area. Encroachment permit fee shall be $45 plus 3% of estimated
construction costs.
12.A11 areas of circulation shall be paved with a minimum of 2" of AC on 6" of
Base or other suitable all-weather surface approved by the City Engineer.
This includes the proposed driveways and parking areas. If heavy truck traffic
is anticipated from the solid waste company, delivery trucks, or other
heavy vehicles, the pavement section shall be calculated appropriately to
ensure that it can withstand the loading.
13.Existing sewer laterals planned to be utilized as part of this project shall
be cleaned and tested, and repaired or replaced if required. If an existing
lateral is to be abandoned, it shall be abandoned at the main to the
satisfaction of the Public Works Department. Sewer connection fees
shall be paid at the time of building permit issuance.
14.Capital Improvement fees for water service are based on the water meter
size. A fee schedule for water meter sizes is available upon request.
Additionally, there is a cost for City crews to construct the water main
taps for the proposed water services to serve the project.
15.Irrigation services shall have approved backflow devices.
S:\Public Works\PROJECTS\Public Works\Permit Files\PLANNING\2017\File#3085 Main Street Village 10-25-17.doc
3
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Ukiah Police Department
5afely, Pro�essfonalism, Communify Service
Chris Dewey
Chief of Police
Project Review Address: 345 N. Main Street (Based on plan provided& site visit)
File# 3085-UP/SDP-PC
Project Name: Main Street Village Apartments
Crime Prevention through Environmental Desi�n (CPTED�plan/site Surve� May 7, 2018
Disclaimer
The recommendations provided are strictiv su��estions to help reduce the chances of a crime beinp
committed a�ainst the vropertv. This survey is intended to assist you in improving the overall level of security
and includes opportunities to reduce potential crime, improve safety and security measures. The information
contained herein is based on guidelines set by the California Crime Prevention Training Institute and the
observations of the individual officer(s) conducting the survey. It is not intended to imply the existing security
measures, or proposed security measures are absolute or perfect.
All new construction or retrofits should comply with existing building codes, zoning laws and fire codes. Prior
to installation or modifications, the proper licenses and variances should be obtained and inspections should be
conducted by the appropriate agency. It is the responsibility of the owner/operator to ensure compliance with
all Federal, State, and Local laws.
Introduction
345 N. Main Street-Site is currently empty vacant land with one vacant single family residence. The single
family residence will be demolished as part of the project.
Main Street runs north and south connecting with Norton Street to the north and downtown area street system
to the south. Norton Street connects with State Street to the west which is a main artery through Ukiah and to
the east with Mason St. and the rail trail walking path. North of the site is a multi family apartment complex,
Norton Street and additional single and multi family apartments. Bordering the east side of the site is single
and multi family residences. BoNdering the west side of the site is Main StNeet, a sheet metal business and
multi family�esidences. Located at the southerly border of the site is the Ci�cle Trailer Cou�t with single
family residences. There are two MTA bus stops on Main Street adjacent to the site.
CPTED Principles/Key Concepts
Crime Prevention through Environmental Design (CPTED) is a proactive crime-fighting technique in which the
proper design and effective use of parks, open spaces, building(s) and their surroundings lead to a reduction in
crime as well as an improvement in the quality of life far citizens of the community.
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
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Ukiah Police Department
5afely, Pro�essfonalism, Communify Service
Chris Dewey
Chief of Police
Access Control:
Properly located entrances, exits, fencing, landscaping and lighting to direct foot and motor traffic in ways that
discourage crime.
Surveillance:
Generally, criminals do not want to be seen. Placing physical features, activities and people in ways that
minimize the ability to see what is going on discourages crime. Landscaping and lighting are two methods used
to provide natural surveillance. The three main types of surveillance are natural, organized(security), and
mechanical(alarms, video surveillance).
Territorial Reinforcement:
Define the boundary between private and public areas to send a message to illegitimate users that they are not to
be there and provide a sense of ownership to legitimate users.
Li�htin�
Minimum maintained lighting standards providing nighttime illumination of parking lots, walkways, entrances,
exits and related areas to promote a safe environment.
Landscaping:
Landscaping to follow two-foot six-foot rule. Trim all ground cover to two feet and tree canopies should be
trimmed to six feet or higher if tree will allow unwanted climbing onto building or fences. This will allow
visual/natural surveillance through fencing. Tree canopies should not interfere with or block lighting along
sidewalks or in the parking lot. This creates shadows and areas of concealment.
Maintenance:
Well maintained landscaping, lighting and property cleanliness shows a property is well-cared for and someone
is responsible for the upkeep. A property that is not maintained may indicate the management is not concerned
about the SL�tS�� I�� L���Ri�TI�I
CPTED-Based su��estions for 345 N. Main St.-Main Street Village
Access Control:
-Place address numbers displayed in acco�dance with building andzoning codes to facilitate%xpeditepublic
safety responses.
Surveillance:
-Install exterior su�veillance directed at parking a�eas.
-Post signage stating location is under active video surveillance monitoring.
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
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5afely, Pro�essfonalism, Communify Service
Chris Dewey
Chief of Police
TeYritorial Reinforcement:
-Install monument signage designating location at driveway entrances. Install map of locations of numbered
apartments displayed in accordance with building and zoning codes to facilitate%xpedite public safety
responses.
-Keep proposed chain link fencing surrounding pe�imeter of site in good repair.
Li�htinp:
-Lighting specifications provided for fixtures, however, no plan was provided for placement of light standards
in parking area. (Consult with Planning Department to meet Illumination Engineering Society (IES) minimum
standard for open parking and building lighting.)
-Follow Dark Sky guidelines.
-Exte�ior lighting shall be designed in coordination with the landscaping plan to minimize interference between
the light standards and required illumination and the landscape t�ees and Nequi�ed shading.
-Tree canopies should not interfere with or block lighting along sidewalks or in the parking lot. This creates
shadows and areas of concealment. See Landscaping, below for additional.
-All building exterior lighting and parking lot lighting should be functioning and kept in good repair.
Maintenance:
-Report any graffiti to UPD @ 463-6262. After reporting, clean-up/paint over as soon as possible. SpNay on
graffiti remover can be purchased at hardware supply stores.
-Dumpster location should have locking device to keep unauthorized dumping or scavenging.
-Keep property free of debris/garbage.
-Weekly inspection of exterior building and pNoperty to limit unauthorized usage ofproperty.
-If any rooftop entrances to building,place locking mechanism to limit illegal ent�ance from �ooftop.
-Any exterior electrical outlets can have lockingplates or decommission for non-use to limit illegal usage.
-Any exte�ior water faucets should have a locking box cover or decommission fo�non-use to limit illegal usage.
Landscapin�:
-Landscaping to follow two foot six foot rule. Keep all ground cover to two feet and tree canopies should be
trimmed to six feet or higher if tree will allow unwanted climbing onto building or fences. This will allow
visual/natural su�veillance through fencing. Tree canopies should not interfere with or block lighting along
sidewalks or in the parking lot. This creates shadows and a�eas of concealment.
-If landscaping for screening is desired, this shall be accomplished by hostile vegetation such as holly.
Respectfully submitted,
Nancy Sawyer, ICPS, CPD
Community Service Officer
LTkiah Police Department
Phone: 707-467-5708
nsaw.�(cr��yofukiah.cam
5/7/18: njs
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
5/7/2018 Application Plan Review Comment Maintenance
` Application Entry - Munis [City of Ukiah] > Application Plan Review > Application ... � �
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♦ Comment User S
A lighted map directory shall be installed at the Main Street entrance. On directory for the North
set of apartments and one for the South set of apartments. Proposed / suggested locations are
marked on pg. A0.1 of the plans submitted for review.
City Ordinance 5214, section 505.4
All electrical and gas locations shall be labeled according to apartment number.
Apartment addresses must be visible from the driveway, or street front the unit. Contrasting colors
of letters or numbers shall be required. CA. Fire Code, Sec. 505.1
Electrical / Utility room located behind on site office shall have entrance door labeled to
indicate "Electrical". CA. Fire Code, 2016 Edition, Sec. 509.1
Two on site fire hydrants shall be required. One at each entrance, Main St. and Norton St. On
either side of the driveway. Appendix C CA Fire Code, 2016 edition.
Type 2-A rated fire extinguishers shall be required as located on the plans provided. Location
suggestions can be found on page A2.1 and A2.2 (fire and second floors respectively) CA Fire Code,
2016 edition.
Where access to or within a structure or an area is restricted because of a secured opening and
"Knox Box" shall be required, and keys shall be placed for emergency fire department operations.
CA. Fire Code, Sec. 506
http://cou-munis/GasADLive/wa/r/mugwc/piappent 1/1
Ci ty of Ukiah
CO1v1MUN1'1'Y DEVELOPMEN'1'&PLANNING DEPAR'1'1vIEN'f
PROJECT REVIEW REFERRAL
Please provide comments by: May 16, 2018
The City of Ukiah Planning and Community Development Department is soliciting input on the project
described below for use in the staff analysis, CEQA document, and public hearing documents. You are
invited to comment on any aspect of the proposed project, including information required before you can
finalize your comments and recommended conditions of approval for the project.
TO:
Craig Schlatter, Director
Michelle Irace, Planning Manager X Mendocino County Planning Department
Adele Phillips, Associate Planner Mendocino County Public Health
X Building Official X Mendocino Transit Authority
X Ben Kageyama, Senior Civil Engineer X Regional Water Quality Control Board
X Kevin Jennings, Fire Marshall CA Department of Fish &Wildlife
X Sean Kaeser, Investigations Commander X Northwest Information Center
X Nancy Sawyer, Community Service Officer AT&T
X Jimmy Lozano, Electrical PG & E (gas)
X Airport Land Use Commission PG & E (Land Rights)
X Mendocino County Air Quality X Other: Katrina, Public Notice
FROM: Michelle Irace, Planning Manger
mirace@cityofukiah.com
(707)463-6207
PROJECT INFORMATION:
Date Filed: September 21, 2017 Date Referred: May 7, 2018
Prev. File#: Resubmittal: N/A
File#(s) 3085-UP/SDP-PC Applicant: Steve Huneycutt, Guillon Inc.
Project Name: Main Street Village 2550 Lakewest Dr., Suite 50
Site Location: 345 Main St Chico, CA 95927
215 Norton St
APN: 002-153-30, 002-153-04
Zoning: Community Commercial (C1) Phone: (530) 897-6455
High Density Residential (R3)
General Plan: Commercial (C) Email: steve@guilloninc.com
DESCRIPTION: 35-unit multi-family housing complex on ±1.33 acres. See Attached Project Description.
ATTACHMENTS: Application, Project Description, Plans, Elevations, Lighting Details
If No Comments, please sign and date below and return this Project Referral Form by the date noted above:
Signature Date
** Please attach any Conditions of Approval with your response **
Mendocino county Air Quality Management District
Planning Referral or Building Permit Application Quick Response List
Project # 3085-UP/SDP-PC Main Street Village
7 �II�� �P ❑
�Proiects Subiect to Permittin� by the Air Quality Mana�ement District:
�This project is subject to District Regulation 1 regarding air quality permits. The applicant is required to
obtain an Authority to Construct permit from the District prior to beginning construction and/or installation
of the equipment.
� The Applicant currently holds a valid Air Quality Permit to Operate. The applicant is required to obtain an
Authority to Construct permit from the District prior to beginning any modifications to the operation.
�This project may be subject to one or more of the following requirements as indicated:
�Diesel Engines ❑Stationary and Portable Equipment and Mobile Vehicles:
0 Any stationary onsite diesel IC engines 50 horsepower or greater(i.e. large power generators or pumps) or
any propane or natural gas engines 250 horsepower or greater may require a permit from the District.
0 Portable diesel powered equipment that may be used during the proposed project are required to be
registered with the state Portable Equipment Registration Program (PERP) or obtain permits from the
District.
� Projects located adjacent to sensitive receptors (schools, child care facilities, health care facilities, senior
facilities,businesses, and residences, etc.) during the construction phase of this project have the potential
for exposure to diesel particulate.
0 Heavy duty truck idling and off-road diesel equipment or other diesel engine idling is limited to less than 5
minutes.
�Demolition/Renovation Proiects:
�All Commercial Buildings, Government Buildings, Schools, Multi-Family Dwellings are subject the
iACC❑i�FFtP�� �R❑Q�ILJ9 � DQD�P I��Y17II��6 �7� ❑�L�
1 �] P IR��QC�L�`�IID D�lLII2�IIJ�� ( 6 C❑3 6��
� 3 H'R@�Q�H�R�Q�H�I�I�P �H3�QQIQ����'�7
L�S(�'DE�,-Ci��'�f�;��V��
(1) �D��Q��EE�CS�RQ� �V�'R�❑for the presence of asbestos
containing materials❑
(2) Submit a completed Asbestos Demolition/Renovation form, all test results and applicable
notification fees to the District at least 10 days prior to beginning the project,
(3) Have any Asbestos containing materials abated by a licensed abatement contractor prior to
beginning any demolition or renovation activities.
(4) Obtain written authorization from the District indicating that all requirements have been met prior
to receiving.
�Single Family Dwellings Less Than Four (4) Units
• 3 H'R�Q�I�R�Q�HB LV�I�P ��QQIQ���Q�Q�F�7
L�S(�DE�[I��'Q�-I3�1R❑
(1) 6ubmit a completed Asbestos Demolition/Renovation form[�o the District andC�btain written
autharization from the District.
� Gradin� Proiects:
• All grading activities must comply with the following fugitive dust mitigation measures in
accordance with District Regulation 1, Rule 1- 430:
(1) All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust emissions
(2) All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall have a posted
speed limit of 10 miles per hour.
(3) Earth or other material that has been transported by trucking or earth moving equipment, erosion
by water, or other means onto paved streets shall be promptly removed.
(4) Asphalt, oil, water or suitable chemicals shall be applied on materials stockpiles, and other surfaces
that can give rise to airborne dusts.
(5) All earthmoving activities shall cease when sustained winds exceed 15 miles per hour.
(6) The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles onto
the site during non-work hours.
(7) The operator shall keep a daily log of activities to control fugitive dust.
� Projects Less Than One (1) Acre or One (1) Mile of Road Located in NOA areas:
(1) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less.
(2) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to
prevent visible emissions from crossing the property line;
(3) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from
crossing the property line
(4) All storage piles must be kept adequately wet or treated with a chemical dust suppressant or
covered when not being added to or removed
(5) Equipment must be washed down before moving from the property onto paved public roads
(6) Visible track-out onto paved public roads must be cleaned using wet sweeping or a HEPA filter
equipped vacuum device within 24 hours.
� Large Area Gradin�Proiects Greater Than One (1) Acre or One (1) Mile of Road:
p Not Located in Naturally Occurring Asbestos (NOA) areas:
• Prior to starting any construction the applicant is required to:
(1) Submit a Large Area Grading permit application to the District.
(2) Obtain a final determination from the Air Quality Management District as to the need for an
Asbestos Dust Mitigation Plan and/or Geologic Survey to comply with CCR sections 93106 and
93105 relating to Naturally Occurring Asbestos.
(3) Obtain written verification from the District stating that the project is in compliance with State and
Local regulations relating to Naturally Occurring Asbestos.
� Located in Naturally Occurring Asbestos (NOA) areas:
• Prior to starting any construction the applicant is required to:
(1) Submit a Large Area Grading permit application to the District.
(2) Obtain a final determination from the Air Quality Management District as to the need for an
Asbestos Dust Mitigation Plan and/or Geologic Survey to comply with CCR sections 93106 and
93105 relating to Naturally Occurring Asbestos, or
(3) Submit an Asbestos Dust Mitigation Plan and/or Geologic Survey to the District in compliance
with California Code of Regulations (CCR), Sections 93106 and 93105 relating to Naturally
Occurring Asbestos.
(4) Obtain written verification from the District stating that the project is in compliance with State and
Local regulations relating to Naturally Occurring Asbestos.
� Property Development:
• Prior to starting any construction the applicant is required to:
(1) Obtain a Property Development Permit from the District for any open outdoor burning.
(2) Obtain a Large Area Grading Permit, if applicable
• The District recommends that the applicant consider alternate means of disposal other than open
burning, such as cutting the majority of the larger material up as firewood, and chipping smaller
material, if feasible to mitigate impacts from open outdoor burning.
�Installation of Wood Burning Devices:
• Installation of new wood burning devices is prohibited by District Regulation 4 with the
following exceptions:
(1) Wood burning appliances in eXisting residential, commercial or public buildings designated as a
historical site.
(2) The installation of wood burning appliances on display at a retail business whose purpose is the
sale of wood burning appliances to the public.
(3) Fireplaces and wood burning appliances installed on railroad equipment that is owned and/or
operated by an active railroad or public museum.
(4) Wood burning appliances used primarily in the preparation of food.
(5) Wood burning appliances used in compliance with all other local, state and District regulations for
recreational outdoor heating.
• Building officials are prohibited from issuing a Certificate of Occupancy or approving a final
building inspection until one of the following has been documented;
(1)The authorized local building official observes and documents that no wood burning appliances
have been installed, or;
(2)The project is a residential dwelling of three units or less and not part of a new major subdivision
subj ect to Rule 4.1-400 (e) and;
(A) The authorized local building official observes and documents the presence of EPA
certification labels on all installed wood burning appliances on the premises, or;
(B) The autharized local building official observes and documents that only pellet fueled wood
burning appliances have been installed, or;
(3) The Air Pollution Control Officer has issued a statement, in writing, that the project is exempt
from this Regulation, or
(4) The Air Pollution Control Officer has issued a statement, in writing, that the project is in
compliance with this Regulation.
� New Commercial Develoument Mitigation Recommendations:
• New Road Construction: The District recommends that at a bare minimum all roads be covered with a
sealant or rocked to prevent fugitive dust emissions.
• Parking Lot Tree Planting: The District recommends that commercial parking lot tree planting be defined
as no less than 1 tree per 4 parking spaces to provide a beneficial reduction in summer heat gain.
• Mass Transit: The District recommends that applicant work in conjunction with the local Transit
Authority(MTA) to provide a shelter in addition to the concrete pad so that the benefits and incentives to
use mass transit would be immediately available.
• Electric Vehicle Char.�i�ng: To further mitigate impacts to local air quality, it is recommended that
applicant encourage the use of low emission vehicles by providing a minimum of 2, AC Leve12, electric
vehicle charging stations.
��_�
�
� ��
� ��
��� � Cit o Ukiah
.__ _��.N�.���. y�f�.-_�����.�
COMNIUNITY DEVELOPi�IEN'f&PLANNINU DEPARTMEN"1'
PROJECT REVIEW REFERRAL
Please provide comments by: May 16, 2018
The City of Ukiah Planning and Community Development Department is soliciting input on the project
described below for use in the staff analysis, CEQA document, and public hearing documents. You are
invited to comment on any aspect of the proposed project, including information required before you can
finalize your comments and recommended conditions of approval for the project.
TO:
Craig Schlatter, Director
Michelle Irace, Planning Manager X Mendocino County Planning Department
Adele Phillips,Associate Planner Mendocino County Public Health
X Building Official X Mendocino Transit Authority
X Ben Kageyama, Senior Civil Engineer X Regional Water Quality Control Board
X Kevin Jennings, Fire Marshall CA Department of Fish &Wildlife
X Sean Kaeser, Investigations Commander X Northwest Information Center
X Nancy Sawyer, Community Service Officer AT&T
X Jimmy Lozano, Electrical PG & E (gas)
X Airport Land Use Commission PG & E (Land Rights)
X Mendocino County Air Quality X Other: Katrina, Public Notice
FROM: Michelle Irace, Planning Manger
m irace@cityofukiah.com
(707)463-6207
PROJECT INFORMATION:
Date Filed: September 21, 2017 Date Referred: May 7, 2018
Prev. File#: Resubmittal: N/A
File#(s) 3085-UP/SDP-PC Applicant: Steve Huneycutt, Guillon Inc.
Project Name: Main Street Village 2550 Lakewest Dr., Suite 50
Site Location: 345 Main St Chico, CA 95927
215 Norton St
APN: 002-153-30, 002-153-04
Zoning: Community Commercial (C1) Phone: (530) 897-6455
High Density Residential(R3)
General Plan: Commercial (C) Email: steve@guilloninc.com
DESCRIPTION: 35-unit multi-family housing complex on±1.33 acres.See Attached Project Description.
ATTACHMENTS: Application, Project Description, Plans, Elevations, Lighting Details
_�—v� r –
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-----�--� ------=�� ,.. ..� .._ �. . –�---_. . ._. __
If No omments, please sign and date below and return this Project Referrai Form b the date noted above:
r a �
Signature Date
�P� �aCl� �� COY�'lY1'�Y�'�
** Please attach any Conditions of Approval with your response **
- �r�,�e t,'� �-�3 c�i'� �--e�r-t� ��- S e.�.'��o r� Cs � ��- �a� �°
o4cGL.�`? P�� �ev r� "'o`� �L.�J C, �c`e�v.�,��.,
ATTACHMENT 5
CITY OF UKIAH
DESIGN REVIEW BOARD MINUTES
Conference Room #3
300 Seminary Avenue
Ukiah, CA 95482
October 19, 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, Nicholson, Hawkes, and Chair Liden
Absent: Member Morrow
Staff Present: Adele Phillips, Associate Planner
Cathy Elawadly, Recording Secretary
Others present: Steve Honeycutt, Guillon, Inc.
3. CORRESPONDENCE
None was received.
4. APPROVAL OF MINUTES
The Minutes from the July 20, 2017 and August 3, 2017 meetings are available for review
and approval.
M/S Hise/Nicholson to approve July 20, 2017 and August 3, 2017 meeting minutes, as
submitted. Motion carried by the following roll call vote: AYES: Member Hise, Nicholson,
Hawkes, and Chair Liden. NOES: None. ABSTAIN: None. ABSENT: 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 to the Planning Commission regarding an
application for Major Use Permit, Major Site Development Permit, and Variance to allow
the construction of a 35-unit multi-family residence at 215 Norton St. (APN 002-153-04)
and 345 N. Main Street (APN 002-153-30); File No. 3085-UP/SDP/VAR-PC.
Adele Phillips, Associate Planner provided an overview concerning the scope of the
proposed multi-family development, and noted:
• The proposed project involves a Major Use Permit, Major Site Development Permit,
and a Variance.
Page 1 of 4
Minutes of the Design Review Board, October 19, 2017, Continued:
• Additional site plans concerning the dimensions and floor plans have been submitted
and referred to Sheet A0.1 for the Main Street Village project.
• The proposed project consists of two City-owned parcels that would be developed
with a 35-unit multi-family housing complex. The Norton Street parcel is zoned High
Density Residential (R3) and the Main Street parcel is zoned Community
Commercial (C1). Multi-family residences are a permitted use in the R3 zoning
district and a permitted use with approval of a use permit in the C1 zoning district. A
Variance is required for the reduction in parking. The C1 zoned parcel is located in
the Downtown Parking and Business Improvement District and the Variance is the
mechanism that allows for a reduction in parking for new development existing within
the district. The R3 zoned parcel built into the R3 zoning code is a means of
requesting a parking reduction through the discretionary permit process.
• Samples color boards are available for review.
61AdIYH�RCH�CVYl�3 IRIWFV�O D❑Ql F�ID❑G[ID6S�D�11�/�J-ISl}M�i❑L�NH❑
• Talked about the site plans and design.
• Recognizes Ukiah has a storage in housing stock for citizens and would like the
project to come to fruition for this reason. Also, there are people who lost their homes
in the recent wildfires that need housing accommodations.
• In term of walkability explained how the project interconnects with other pedestrian-
friendly pathways in the area.
• Is of the opinion for proposed project is a good fit for the neighborhood and
com m u n ity.
DRB questions:
• Asked about pole lighting for the parking lot and lighting on the building. Has concern
that lighting might be too bright and cited the City Rail Trail as an example of a
brightly lit facility. Proposed that the lighting for the project have a drop diffused lens.
• Related to the General Plan goal and policies, will the project provide for solar?
• Asked how the noise from the HVAC units will be mitigated. The site plans indicate
the units will have a visual shield. The noise could be intrusive to the neighborhood,
particularly to the adjoining two-story apartment complex next door. It may be
necessary to conduct a sound study.
• Will the heating units be electric or natural gas?
• Asked about the five-foot setback with regard to the southern side of the property as
it relates to fencing.
• Requested clarification that for residential zoned areas the setback is 10 feet.
Steve Honeycutt:
• The intent is to provide for future solar capability.
• The air-conditioning units will be mounted on the roof where the barriers around the
units would act as a sound shield as well as a screening mechanism.
• It is likely the HVAC system would be electric and with gas for operation of the stoves
and water heaters, for instance, but no final determination has been made in this
regard. Understands that Title 24 standards must be met concerning this aspect of
the proposed project.
Page 2 of 4
Minutes of the Design Review Board, October 19, 2017, Continued:
• Acknowledged the fences are somewhat erratic but the project provides for a five-
foot setback to comply with the zoning districts.
Adele Phillips, Associate Planner:
• The project involves the C1 and R3 zoning districts, and as such, R3 setbacks
requirements apply for the project. The setbacks for the front and side yard are five
feet and 10 feet for the rear setback for the two-story structure.
• Referred to site plan A0.1 and talked about the footprint of the buildings and
corresponding setbacks.
Steve Honeycutt:
• The old building to the north encroaches into the setback area according ��
setback standards.
There was DRB discussion concerning the distance between the buildings and
requirements thereof, building square footage, setbacks, bicycle and vehicle parking and
design type, and providing for sufficient sidewalk widths.
Adele Phillips, Associate Planner:
• One of the criteria of the zoning code is that when there is two-story, multi-family
structures near one another, assurances of privacy must be provided and asked
how this matter will be addressed.
Steve Honeycutt:
• Related to privacy assurance for the residents is open to discussion how this can
most effectively be accomplished.
There was further DRB discussion whether or not a proposed housing development with
35 units is too dense in terms of having quality living space and privacy.
Member Hise does not support approval of the proposed project, as designed. The site
design resembles that of a hotel, particularly with the parking spaces essentially right up
against and/or within four feet of the bedroom windows allowing anyone to walk right past
these windows such that there would be no privacy and the shades likely always drawn as
a result. Is of the opinion this is no way to live. Would like to see the project better designed.
DRB comments regarding the proposed project:
• Install diffuser lens on all down lighting;
• Recommend solar PV installation or provide for future capability; Provide for a
project description how solar can be accommodated based on California Green
Building Code standards and Title 24; Reasonable acoustic buffer for HVAC system
on roof;
• ADA compliance for the parking spaces required and also sidewalk widths adjacent
to the parking spaces as it pertains to safe path of travel.
• Mailbox roof appears to be too close to the curb and needs to be pulled back.
• Make certain the project complies with the City Zoning Code pertinent to privacy
assurance with regard to placement of bedroom windows when there are two-story
buildings adjacent to one another or on adjacent properties.
Page 3 of 4
Minutes of the Design Review Board, October 19, 2017, Continued:
• Review site plans to address any potential issue with full sun exposure on south
elevation;
• Look at drafting site plan discrepancies pertinent to the property line, roof overhang,
and R4-FI�P HCMRQ�Vf)CDl1Hd�J HdRI�AJ-�Q$RS-RX1�QG�]❑❑C�C�'6([[�I�Y�I(��or
other connected issues associated with privacy, parking, etc., and possibly provide
for some type of screening in this regard.
• Make certain the parking for the project is consistent with the UMC City parking
requirements regarding parking space sizes for standard/full size and compact
spaces as well as meet the back up space requirements for approval by the public
works department.
• Would like to know the square footage per unit and total square footage for the
project.
• Project should meet California Green Building Code standards.
• Project meet City code regarding daylight plane related to shading structures outside
the property line.
DRB Optional Considerations:
• Consider anticipated electrical costs versus gas that does require compliance with
the California Building Code Title 24.
• Determine the proposed color scheme for buildings is a good fit for the
neighborhood.
Motion/Second Nicholson/Hawkes to recommend Planning Commission approval to
allow the construction of a 35-unit multi-family residence at 215 Norton Street and 345 N
Main Street to incorporate the above-referenced comments into the project design. Motion
carried by the following roll call vote: AYES: Member Hawkes, Nicholson and Chair Liden
NOES: Member Hise. ABSENT: Member Morrow. ABSTAIN: None.
7. MATTERS FROM THE BOARD
DRB discussion regarding DRB packets and the need to see full size landscape and site
plans should City staff elect to have paperless packets.
8. MATTERS FROM STAFF
None.
9. ADJOURNMENT
There being no further business, the meeting adjourned at 4:50 p.m.
Cathy Elawadly, Recording Secretary
Page 4 of 4
ATTACHMENT 6
ORDINANCE NO. 1189
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING VARIOUS
SECTIONS OF CHAPTER 2, DIVISION 9 OF THE UKIAH CITY CODE TO SET FORTH IN
GREATER DETAIL THE PROCEDURE FOR CALCULATING RESIDENTIAL DENSITY.
The City Council of the City of Ukiah hereby ordains as follows:
SECTION 1 — FINDINGS
The City Council finds:
1. The current City Code does not describe with sufficient specificity whether the calculation of
residential density on a given parcel should include, as part of the area of the parcel, adjacent
public rights of way such as bounding streets.
2. Measuring the area of a given parcel to the centerline of streets or other public rights of way
which are contiguous to the property lines of the parcel for the purpose of calculating residential
density is consistent with the applicable provisions of the General Plan for the City of Ukiah.
SECTION TWO.
1. Section 9030 in Article 4 of Chapter 2 in Division 9 of the Ukiah City Code, is hereby
amended to read as follows:
§9030 PURPOSE AND INTENT
The medium density residential zoning district is intended to provide land area and opportunities
for a range of densities and a variety of housing types, including townhomes, multiple-family
residential development, and duplexes. The maximum density is one to fourteen (14) dwelling
units per acre of land. The R-2 district is also intended to provide for a compatible mix of inedium
density residential, educational, religious, quasi-medical, and small professional office land uses.
The R-2 zoning district is consistent with the MDR (medium density residential) general plan land
use designation.
2. Section 9224.12 in Article 18 of Chapter 2 in Division 9 of the Ukiah City Code, is hereby
amended to read as follows (unchanged text is omitted and is shown by "* * *"):
§9224.12 MIXED-USE PROJECTS
***
D. Maximum Density: When residential units are combined with office or retail commercial uses
in a single building or on the same site, the maximum density allowed by the applicable General
Plan land use designation and zoning district shall be calculated on the basis of the total area of
the parcel. When calculating density for a particular parcel, City staff shall use the parcel area
measured to the center line of streets or other public rights of way such as easements or other
dedications for public purposes which are contiguous to the property lines of the parcel.
1
3. Section 9225.2, Table 4 is amended to read as follows (unchanged text is omitted and is
shown by "* * *"):
§9225.2 APPLICABILITY
* * *
Table 4: Site Development Standards
GENERAL DOWNTOWN MODIFICATION
STANDARDS URBAN URBAN CENTER CORE TO STANDARD
(1) GU UC DC (2)
RESIDENTIAL DENSITY
(Also Subject to Airport Zone Restrictions) (3)
Minimum 10 units/ acre 15 units/acre 15 units/acre Major Exception
Maximum (4) 28 units/acre 28 units/acre 28 units/acre Major Exception
4. Section 9278 in Article 21 of Chapter 2 in Division 9, Chapter 2 of the Ukiah City Code, is
hereby amended to read as follows (unchanged text is omitted and is shown by "* * '`"):
§ 9278 DEFINITIONS
� * *
DENSITY: The number of dwelling units per acre. When calculating density for a particular parcel,
City staff shall use the parcel area measured to the center line of streets or other public rights of
way such as easements or other dedications for public purposes which are contiguous to the
property lines of the parcel.
* * *
SECTION THREE.
1. Severability: If any section, subsection, sentence, clause or phrase of this Ordinance is
for any reason held by a court of competent jurisdiction to be invalid or unconstitutional, such
decision shall not affect the validity of the remaining portions of the Ordinance. The City Council
of the City of Ukiah hereby declares that it would have passed this Ordinance and each section,
subsection, sentence, clause and phrase thereof irrespective of the fact that one or more sections,
subsections, sentences, clauses or phrases may be held invalid or unconstitutional.
2. Publication: Within fifteen (15) days after its adoption, this Ordinance shall be published
once in a newspaper of general circulation in the City of Ukiah. In lieu of publishing the full text
�
of the Ordinance, the City may publish a summary of the Ordinance once 5 days prior to its
adoption and again within fifteen (15) days after its adoption.
3. Effective Date: The ordinance shall become effective thirty (30) days after its adoption.
Introduced by title only on April 18, 2018, by the following roll call vote:
AYES: Councilmembers Brown, Crane, Mulheren, and Mayor poble
NOES: Councilmember Scalmanini
ABSENT: None
ABSTAIN: None
Adopted on May 2, 2018, by the following roll call vote:
AYES: Councilmembers Brown, Crane, Mulheren, and Mayor poble
NOES: Councilmember Scalmanini
ABSENT: None
ABSTAIN: None
Kevin Doble, Mayor
ATTEST:
Kristine Lawler, City Clerk
,
_>
ATTACHMENT 7 3 6 9
OP.DINANCE N0. 883
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
UKIAH AMENDING SECTION 2605 OF UhIAH CITY CODE
TO EXPAND THE BOUA'DARIES OF THE PARKING AND
BUSINESS IMPROVEMENT DISTRICT WITHIN THE CITY OF UF:IAH
The City Council of the City of Ukiah hereby ordains as follows:
FINDINGS:
� l. On December 7, 1988, the City Council adopted Resolution No.
89-18, entitled: Resolution of Intention of the City Council of the City
of Ukiah to Change Boundaries of Parking and Business Improvement Area.
2. On January 4, 1989, at 7:00 p.m. at the City Council Chambers
located at the Ukiah Civic Center, 300 Seminary Avenue, the City Council
held its public hearing on the expansion of the boundaries of the Parking
and Business Improvement District.
3. Only one written protest was filed prior to closing the public
hearing on January 4, 1989, and that protest did not represent a majority
of the fees to be generated within the expanded boundaries.
4. In the opinion of the City Council businesses lying within the
expanded boundaries of the Parking and Business Improvement District as
described herein will be benefited by the expenditure of the funds raised
by the assessments or charges to be levied therein.
Section One.
Chapter 7, Division 1, Section 2605 of the Ukiah City Code is hereby
amended to read as follows:
Section 2605 - Area of District
The district shall comprise the area described as follows:
Beginning at the intersection of the centerline of Oak Street with the
centerline of Henry Street; thence easterly along the centerline of
Henry Street to its intersection with the southerly extension of the
west property line of parcel 002-184-18; thence northerly along the
west property line of said property to its northwest corner; thence
easterly along its north property line to the intersection with the
west property line of parcel 002-184-26; thence northerly along the
west property line of said property to its northwest corner; thence
northerly and westerly along the west property line of parcel
002-184-11 to the northwest corner of said parcel; thence northerly
along the west property line of parcel 002-184-31 to its northwest
corner; thence easterly along Che north property line of said parcel
to its intersection with the west propertly line of parcel 0�_'-184-02;
thence northerly and westerly along the west property line of said
parcel to its intersection with the centerline of Scott Street; thence
easterly along the centerline of Scott Street to its intersection with
the centerline of State Street; thence northerly along the centerline
of State Street to its intersection with the centerline of Norton
Street; thence easterly along the centerline of Norton Street to its
intersection with the northerly extension of the east property line of
parcel 002-153-28; thence southerly along the east property line of
said parcel to the southeast corner of said parcel; thence easterly
" " along the north property line of parcel 002-153-30 to the northeast
corner of said property; thence southerly along the east property line
of said parcel to its southeast corner; thence southerly along the
east property line of parcel 002-153-34 to its southeast corner;
thence southerly along the east property line of parcel 002-150-33 to
its southeast corner; thence southerly alon� the east property line of
parcel 002-153-29 to its southeast corner; thence southerly alon� the
east property line of parcel 002-153-27 to its intersection with the
north property line of parcel 002-191-14; thence easterly along said
north property line of said property to its northeast corner; thence
southerly along the east property line of said property to its
southeast corner; thence westerly along the south property line of
said parcel to its intersection with the east property line of parcel
002-191-08; thence southerly along the east property line of said
parcel to its southeast corner; thence a straight line southerly
across Smith Street to the northeast corner of parcel 002-192-01 ;
370
thence southerly along the east propert_y line of said �arcel to its
southeast corner; thence southerly alon� the east property line of
parcel 002-192-02 to its southeast corner; thence southerly alon� the
east property line of parcel 002-192-03 to its southeast corner;
thence a straight line southerly across Standley Street to the
northeast corner of parcel 002-192-18; thence southerly along the east
property line of said parcel to its southeast corner; thence a
straight line southeasterly across Perkins Street to the northeast
corner of parcel 002-231-01; thence southerly along the east property
line of said property to its southeast corner; thence southerly along
the east property line of parcel 002-231-02 to its southeast corner
intersecting the north property line of parcel 002-231-09; thence
easterly along the north property line of said parcel to its north�aest
corner; thence southerly along the east property line of subject
parcel to its southeasterly corner; thence westerly along the south
property line of said parcel to its intersection with the east
property line of parcel 002-231-27; thence southerly along the east
property line of said parcel to its southeast corner; thence westerly
along the south property line of said parcel to its intersection with
the east property line of parcel 002-231-25; thence southerly along
the east property line of said parcel to its intersection with the
north property line of parcel 002-231-16; thence easterly along the
north property line of said parcel to its northeast corner; thence
southerly along the east property line of said parcel to its southeast
corner; thence a straight line southwesterly across Clay Street to the
northeast corner of parcel 002-281-27; thence southerly and easterly
along the north and east property lines of said parcel to its
southeast corner; thence westerly and southerly to the southwest
corner of said property intersecting the northwest corner of parcel
002-281-24; thence southerly along the east property line of said
parcel to its southeast corner; thence southerly along the east
property line of parcel 002-2$1-21; thence a straight line
southwesterly across Cleveland Lane to the northeast corner of parcel
002-311-01; thence southerly along the east property line of said
parcel to its southeast corner; thence southerly along the east
property line of parcel 002-311-12 to its southeast corner; thence
southerly along the east property line of parcel 002-311-05 to its
southeast corner; thence easterly along the north property line of
parcel 002-311-06 to its northeast corner; thence southerly along the
east property line of said parcel to its southeast corner; thence
easterly along the north property line of parcel 002-311-07 to its
northeast corner; thence southerly along the east property line of
said parcel to its southeast corner; thence westerly along the south
property line of said parcel to its southwest corner; thence westerly
along the south property line of parcel 002-302-36 to its intersection
with the southeast corner of parcel 002-302-29; thence northerly along
the east property line of said parcel to its northeast corner; thence
westerly along the north property line of said parcel to its northwest
corner; thence a straight line westerly across Main Street to the
southeast corner of parcel 002-302-27; thence westerly along the south
property line of said parcel to its southwest corner; thence westerly
and northerly along the south property line of parcel 002-302-26 to
its southwest corner; thence westerly along the south property line of
parcel 002-302-17 to its southwest corner; thence a straight line
southwesterly across South State Street to the southeast corner of
parcel 002-301-03; thence westerly along the south property line of
said parcel to its southwest corner; thence northerly along the west
property line of said parcel to its intersection with the south
property line of parcel 002-301-37; thence westerly along the south
property line of said parcel to its southwest corner; thence in a
straight line northwesterly across Oak Street to the southeasterly
corner of parcel 001-304-03; thence westerly along the south property �"
line of said parcel to its southwest corner; thence westerly along the
south property line of parcel 001-304-02 to its southwest corner;
thence northerly along a west property line of said parcel to its
northwest corner; thence a straight line northerly across Mill Street
to the southwest corner of property 001-294-26; thence northerly along
the west property line of said parcel to its northwest corner; thence
northerly along the west property line of parcel 001-294-27 to its
northwest corner; thence easterly along the north property line of
said parcel to its intersection with the west property line of parcel
001-294-11; thence a straight line northeasterly across Jones Street
to the southwest corner of parcel 001-293-12; thence northerly along
the west property line of said parcel to its northwest corner; thence
northerly along the west property line of parcel 001-293-11 to its
northwest corner; thence westerly along the north property line of
371
parcel 001-293-10 to its northwest corner; thence westerly <ilon� the
north property line of parcel 001-293-09 to its northwest corner;
thence westerly along the north property line of parcel 001-293-08 to
its northwest corner; thence westerly along the north property line of
parcel 001-293-13 to its northwest corner; thence westerly �lon� the
north property line of parcel 001-293-06 to its northwest corner;
thence westerly along the north property line of parcel 001-293-OS to
its northwest corner; thence westerly along the north property line of
parcel 001-293-04 to its northwest corner; thence westerly along the
north property line of parcel 001-293-03 to its northwest corner;
thence westerly along the north property line and property line
extension of parcel 001-293-01 to its intersection with the centerline
of Pora Street; thence northerly along said centerline of Dora Street
to its intersection with the centerline of Clay Street; thence
easterly along said centerline of Clay Street to its intersection with
the centerline of Oak Street; thence northerly along the centerline of
Oak Street to its intersection with the centerline of Henry Street and
the point of the beginning.
��
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Section Two.
This Ordinance shall be published as required by law in a newspaper
of general circulation published in the City of Ukiah.
Section Three.
This Ordinance shall become effective on June 30, 1989.
PASSED AND ADOPTED this lst day of February , 1989, by the
following roll call vote:
AYES: Councilmembers Wattenburger, Shoemaker, Hickey and Vice-N1ayor Schnei�er.
NOES: NOne
ABSENT: Mayor Nenderson
'7 ,, ' �_
� �c(/'� ;%Z`�t�/�Cl�' .
_ __ � V1Ce-Mayor
AT S :
�� � r
City (,ler
R:Ordl
ATTACHMENT 8
Po/icies/Chapter 2
Table 2A
Compatibility Criteria
Mendocino County Airport Land Use Commission
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within Bu3lding Restriction • High noise levels Remaining
#: Line Required
;;;;;,��;.:;;;! ApproachtDeparture Zona • Substantial risk-aircraft 10 acres 6Q 30%
;: and Adjaoent to Runway commonl�below 400 ft. Required
AGL or within 1,000 ft.of
runway
• Substantlal noise '
>;:;;�<:;:;? Extended • Moderate risk-aircraft 2 acres 60 30%
z ApproachtDeparlure Zone commonly below 800 ft. Recommended '
AGL
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• Frequent noise intrusion
;;::!.�::;:;;:; Other Airpor!Environs • Negligfble risk No No No
• Potential for annoyance Umit Limit Requirement I
from overfli hts
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:;::::>;�;.;:::;; • All structures except • Dedication of avigation • Aircraft tfedown • Heavy poles,signs,
ones with location set by easement apron Iarge trees,etc.
aeronautical function • Pastures,field crops,
• Assemb{ages of people vineyards
• Objects exceeding FAR � • Automobile parking
Part 77 heigfi4 Iimits �
'�'»` • Hazards to flighte
:;::,;:.�l;;;; • 3chools,day care • Locate st►uctures • Uses in Zone A • Residential
'`:;;';:;:�ietj�;;: centers,libraries maximum distance from o Single-story offices subdivisions
;;;':;!;H�:::;:; • Hospitals,nursing homes extended runway • Single-family homes • Intensive re4ail
• Highly noise-sensitive ceaterline on an existing lot uses
uses(e.g.amphitheaters) • Dedication of avigation . • Low-intensity re4ail, • Intenslve
• Storage of highly easement oHice,etc. mapufacturing or
flamonable materials' • Low-intensi4yr tood processing
� Hazards to fllght° manufac4uring uses
• Food processing • Multiple story
oHices
• Hotels and reeotels �
• Multi-6amily �
reside�tial
s;;'.`!;::�::;;; • Schools • Ded3cation of overflight • Uses in Zone B • Large shopping k
• Hospitals,aursing easement for restdential • Parks,playgrounds malla i
homes° uses • Two-story motels • Theaters, i
• Hazards to fllghte • Residentfal audite�iums I (
subdivisions • Lare�e spo►ts (
• Intensive retail uses stadiums
� Intensive + Hi-rise oHice
manufacturing or buildings
food processing uaes
• Multi-family
:<�::::>: residential `4
:;`r;;<q:;::;;:; • Hazards to flight" • Deed notice requtrod for • All except anes f
residential develo ment hazardous to fli ht i
2-6
Pollcies /Chapter 2
Table 2A Continued
Compatibility Criteria
Mendocino County Airport Land Use Commissio��
NOTES
1 Residential parcels should not be smaller than the indicated size nor have flnore than the indicated
number of units per acre. Maximum densities expressed in acres are gross acres; those expressed
in units per acre are net acres.
2 The land use should not attract more than the indicated number of people per acre at any time.
This figure should include all individuals who may be on the property (e.g., employees, cus-
tomersjvisitors, etc.). These densities are intended as general planning guittelines to aid in
determining the acceptability of proposed land uses. Special short-term events related to aviation
(e.g., air shows), as well as non-aviation special events, are exempt from the maximum density
criteria.
3 Open land requirements are intended to be applied with respect to the entire zone. This is typically
accomplish�d as part of the community's master plan or a specific plan.
4 These uses typically can be designed to meet the density requirements and other development
conditians listed.
5 These uses typically do not meet the density and other development conditions listed. They should
be allowed only if a major communiiy objective is serv�d by their location en this zone and no feas-
ible alternative location exists,
6 See Policy Section 3.3.
7 May be modified by airport-specific policies.
8 In those portions of the B Zones located lateral to ttt� rue�way, no restrictio�� n�a 4he storage of
flammables apply. Within the balance of the B1 and 62 Zones, up to 2,000 gal�ons of fuel or
flammabies is allowed per parcel. More than 2,000 gallons of fuel or flamma��s per parcel within
the balance of the Bi and B2 Zones requires the review and approval by tk��F�LUC. See Appendix
G for a dfagram of typical area lateral to the runway.
9 Refer to Policy 3.2.3. for definitions which distinguish between hospitals ar� �x��lical clinics.
2 - 7
/ndividua/Airport Pv/icies and Compa.�ibi/ity Maps/Chapter 3
�
6. Ukiah Municipal Airport r
6.1. Lands within the A'`and B1*zones are currently not under airport ownership. However, it is
the intention of the City of Ukiah to provide long-term control of the land uses within these
areas by either acquiring the property in fee or obtaining approach protection easements
restricting the type and density of land uses permitted.
6.2. The B2 zone north of the Airport largely encompasses existing development. Some vacant
land remains, however, and redevelopment of other parcels is anticipated. The Infill policy
(Policy 2.1.6)of the County-wide Compatibility Plan is appticable to the entirety of this B2
zone. This policy allows new development of a similar intensity to that of surrounding, already
existing, uses.
A survey of�the area has been conducted to determine the current types and intensity af uses.
The following limits on futWre development of this zone are set accordingly:
(1) New residential d�velopment is discouraged in this zone. However, where such
development is cansidered the best land use for a particular parcel with regard to general
city planning factors, high-densiry, multifamily residential development shall—because of
its lower sensitivity to noise compared to single-family residential uses—be deemed
normally acceptable. Any new multifamily residentia!development shall not exceed 28
dwelling units per acre. Any proposed multifamily residential development greater than
four acres shall maintain a minimum of 30 percent open lands including non enclosed
automobile parking lots, major landscaping areas and a share of adjacent roads. New
single-family residential uses shall continue to be regarded as normally unacceptable.
(2) Non-residential uses shall not�exceed 90 people per acre.
(3) Routinely occupied portions of buildings shall not exceed two stories in height(equipment
rooms, etc., are exempt).
(4) Restaurants and motels are acceptable uses in the B2 infill zone provided that they da not
exceed the above two criteria.
(5) An existing schaol or hospital located virithin the 62 infill zone may be expanded provided
that the buildings are single story and the use does not exceed an intensity of 60 people
per acre.
6.3. Recording of a Deed Notice is considered an acceptable alternative to dedication of an
avigation or overflight easement in the B2 and C zones.
6.4. Establishment of a Real Estate Noise Disclosure requirement shall be considered an
acceptable alternative to a Deed Notice requirement in the D zone.
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