HomeMy WebLinkAbout07192018 - packet CITY OF UKIAH
DESIGN REVIEW BOARD AGENDA
Civic Center Council Chambers
300 Seminary Avenue
Ukiah, CA 95482
Thursday, July 19, 2018
2:00 p.m.
The Design Review Board encourages applicants and/or their representatives to be available at
the meeting to answer questions so that no agenda item need be deferred to a later date due to
a lack of pertinent information.
1. CALL TO ORDER
2. ROLL CALL
3. CORRESPONDENCE
4. APPROVAL OF MINUTES
The minutes of the May 17, 2018 meeting.
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The City of Ukiah Design Review Board welcomes input from the audience. In order for
everyone to be heard, please limit your comments to three (3) minutes per person and not
more than ten (10) minutes per subject. The Brown Act regulations do not allow action to
be taken on audience comments.
6. NEW BUSINESS
a. Request for Review and Recommendation to the Planning Commission regarding an
application for Major Site Development Permit to allow a 5,783 sf second story
addition/remodel to an existing 10,116 sf building at the Ukiah Natural Foods
Cooperative, 721 S. State Street. APN 003-040-59; File No. 18-3687.
b. Request for Review and Recommendation to the Zoning Administrator regarding an
application for Minor Site Development Permit to allow an interior and exterior remodel
to an existing building at McDonalds, 1310 N State Street. (APN 170-140-17);
File No. 18-3807.
c. Request for Review and Recommendation to the Planning Commission regarding an
application for a Major Site Development Permit and Major Use Permit to allow the
development of a 7,671 sf retail shell building to house a 2,200 sf Panda Express and
drive-thru, as well as 5,471 sf of other retail space at 1230 Airport Park Boulevard.
(APN 180-080-77); File No. 18-3591.
7. MATTERS FROM THE BOARD
8. MATTERS FROM STAFF
9. ADJOURNMENT
ADA ACCOMODATION: If you plan on attending the public hearing and need a special
accommodation because of a sensory or mobility impairment/disability, or have a need for an
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
DESIGN REVIEW BOARD MINUTES
Conference Room #3
300 Seminary Avenue
Ukiah, CA 95482
May 17, 2018
3:00 p.m.
1. CALL TO ORDER
Chair Liden called the Design Review Board meeting to order at 3:09 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: Craig Schlatter, Community Development Director
Cathy Elawadly, Recording Secretary
Others present: None.
3. CORRESPONDENCE
None was received.
4. APPROVAL OF MINUTES
The Minutes from the April 26, 2018 meeting are available for review and approval.
Motion/Second Nicholson/Hise to approve April 26, 2018 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: Member Morrow.
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No comments were received.
6. NEW BUSINESS
a. Brown Act Refresher and Discussion Regarding Roles and Responsibilities of City of
Ukiah Design Review Board Members.
Presenter: Community Development Director Craig Schlatter:
• Thanked the DRB for their participation, professional expertise, and dedication.
• Talked about Division 1, Chapter 4, Article 4B of the Ukiah City code that
establishes the purpose and intent of the DRB as it pertains to the roles, duties,
and responsibilities of the members.
• Provided an overview of the Brown Act as it applies to the DRB as an advisory
body appointed by City Council.
Page 1 of 2
Minutes of the Design Review Board, May 17, 2018, Continued:
• Briefly talked about the proposed upcoming General Plan update and the potential
for possible changes to the Downtown Design Guidelines for Commercial
Development.
• Addressed the general protocol for conducting DRB meetings and made
suggestions how they can be effectively improved.
• Talked about tl4-I�R(�S�IQIDF1,f��LC� F�YP6(��RXC�l�RI�D�ity
Commissions, Committees, and Boards and how this precedence will be
accomplished.
• Talked about the necessity for the Board to make certain to include the public
hearing process during meetings �14FK❑P FflQ�/❑1�t❑[[�SF�DQQ[��vl-I�SXEQFC
comments and discussed the procedure.
DRB comments:
• Important for the DRB to have annual elections for Chair and Vice Chair.
• Important for the DRB to be advised of term expiration dates.
• Would like staff to bring back Rules of Conduct for the DRB to adopt.
• Inquired about Board absences and the corresponding rules thereof.
• Preference is to have a set meeting date and is fine with the third Thursday of every
month when there is a project(s) to review.
• : RX(4��AFI F�P�-1�6tS�l�PAJ-i�❑❑�.lJ�K�CC�mER)C1�P�-i�LWLRQ�I�
the DRB.
7. MATTERS FROM THE BOARD
Chair Liden:
• Confirmed Member Hawkes is the Vice Chair of the DRB.
• Asked when the video-taping of DRB meetings will begin.
8. MATTERS FROM STAFF
None.
9. ADJOURNMENT
There being no further business, the meeting adjourned at 4:42 p.m.
Cathy Elawadly, Recording Secretary
Page 2 of 2
AGENDA ITEM NO. 6a
Department of Community Development and Planning
300 Seminary Ave.
Ukiah, CA 95482
���� �� ����� planning@cityofukiah.com
TO: Design Review Board
FROM: Michelle Irace, Planning Manager
DATE: July 19, 2018
SUBJECT: Request for Review and Recommendation to the Planning Commission
regarding an application for Major Site Development Permit to allow a 5,783 sf
second story addition/remodel to an existing 10,116 sf building at 721 S. State
Street. APN 003-040-59; File No. 18-3687.
PROJECT
An application was received from Jason Brenner on behalf of Ukiah Natural Foods
Cooperative/Lori Rosenberg, General Manager for approval of a Major Site Development Permit
to allow a 5,783 sf second story addition/remodel to an existing 10,116 sf building. The ground
floor remodel/addition would include a new ready to eat food retail area,food preparation kitchen
and interior dining area; and the second story addition would contain administrative offices. The
project would include installation of photovoltaic panels on the new second-story south sloping
roof. The site plan, elevations, and renderings are included as Attachment 1.
Location. The proposed project is located on one parcel (APN 003-040-59). The subject
property is on the south side of Gobbi Street, 80± ft. east of its intersection with Porzio Lane
and comprises .48 ± acres.
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AGENDA ITEM NO. 6a
Department of Community Development and Planning
300 Seminary Ave.
Ukiah, CA 95482
���� �� ����� planning@cityofukiah.com
Setting. The following land use designations, zoning designations, and uses currently surround
the subject property. Safeway is located to the north, small offices and single-family residences
are located to the east, Norge Cleaners and Mendocino County Department of Social Services
are located to the south, and Gobbi Street Laundromat and Wells Fargo are located to the west.
ZONE: GENERAL PLAN: USE:
NORTH Community Commercial (C-1) Commercial (C) Retail
EAST Community Commercial (C-1) Commercial (C) / Retail/Residential
Medium Density
Residential (MDR)
SOUTH Community Commercial (C-1) Commercial (C) / Retail/Public
Public (P) Facility
WEST Community Commercial (C-1) Commercial (C) Retail
Regulatory Framework. The parcel carries a General Plan Land Use designation of Commercial
(C), is zoned Community Commercial (C-1).
The project is located within the B2 infill compatibility zone and has been referred to the
Mendocino County Airport Land Use Commission (ALUC or the Commission)for a consistency
determination with Comprehensive Land Use Plan (CLUP).
The entirety of the site is located within the Downtown Design District, and is subject to the
recommendations of the Design Guidelines for Commercial Projects Within the Downtown
Design District (Attachment 2).
STAFF REQUEST
Staff is requesting the DRB review the project for design and make a recommendation to the
Planning Commission.
ATTACHMENTS
1. Site plan, elevations, and renderings
2. Design Guidelines ± Commercial Projects Within the Downtown Design District
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Welcome to Downtown Ukiah...
Adopted on May 20, I 992,this Design Guide is the result of our efforts to assist you in
developing and improving your property. We hope it helps you plan your exterior
work within Ukiah's Downtown District.
� This Guide is dedicated to meeting our community goals and assisting those involved
� with the development process in Ukiah's downtown. The Downtown Design District
is illustrated on the map on page 7 and encompasses the historical commercial
core of the City.
As a member of our community,you own a part of our city's heritage-its past charm,
� present vitality,and future direction. Our goal is to preserve this quality of life by:
�t Promoting a healthy commercial environment that is attractive and
' - - convenient for residents and visitors.
�t Enhancing the pedestrian shopping experience in the downtown.
� Promoting an attractive and visually unified downtown
core with its own distinctive image.
� Upgrading and maintaining the overall character of our downtown.
�t Building on the distinctive architectural and historic character
� currently existing in the downtown.
- � Providing better coordination between the design character of new
development and redevelopment of existing buildings.
The special standards set forth in this booklet will help protect those assets and fulfill
the visions created for the Downtown Design District.
New buildings should attempt to be compatible with the character of the existing
viewscape in terms of building height, massing, setbacks and design character. New
development should contribute to the visual quality and cohesiveness of its setting,but
need not imitate or mimic the details of adjacent development. Reconstruction,repairs,
� '� or alterations to existing structures should endeavor to preserve as much of the original
character of the building as is possible. While this can be accomplished through the
use of alternative materials, the use of original materials provided on the
site is encouraged.
-t-
Downtown Ukiah Design District
, . , � ,^
...s"1'
1.9yB15 _.._ - � � W����$�22 m�lc$ � �: ,.
- r-� Eur+eka-151 miles i
zntana► -�.f„diot Fort Bragg-51 miles �
r ;'. � �� �
> M.��. - ��,y,. North ,�/-,
e �;ChebNs p�.�o_�.:, f Ku�� �'�"4Y . �
i./
m L Tokay� ': �i Ford Rd �'`
e`
U 0� '�`..�..n.,..Z4.._ i
��e �_�,� i�-. ` ,
�..-�' '� � �y ..,�`esf �,
i.aaa� �°°• 1 s ��` E1 ��
� � p GeRett,. ` !. ��
lJlt(�h ��� �v� � � �
__ _ i�'O� �ia � ' '� ���`
_ >..� ,
` '�+ ,. , ; }NN�^ y� z:, � `\�. 1
� .; `"-` � ,o ' a�' ' ��%. iulpluu�
? `� `'\ �`�
,�' ��'�"" „� e Iri�tr Brunner �`
,
�,��� ■ ' ,� y .�' _ � `�, ✓��n�sa� �
�'*; oane. � � p T �` �` .�' `'�''~
� � c,p i �1 .g o �,, � �,� ',,�
r-
�`�� ' ---� ...�_.. � - �1 Ilrr(.nik _ �,,� '�--
i -�._ � , �__ __ � -- � _- , ,�A
`t �Gi #,.�_ . } ..-
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` � 2 _� S `\ �ai
' iqdSt 1_ __,.s 1;
__-ti,E Me�° .< �' ��
-'. _� ��ss _���,e� �_ i t.' DOWt1tOWt1
1
� N ��„ 1�!: CtK. _ ._�, Design �. ^�
pp,�t1� `` e i 'T HospAa�, DiStriCt \n'� �
6eiicw.0 ��0' o � i Na�on �_. _ � � ��s
d os
f`�._ .. � ��° l�row o•, � is, gv"9 � �
'�. ry� b�i�J�1�1o�, a 1. ` ;� jo j° ,��r�_ `�.1 {yetaon ''ys
� 0
, Wano ' t k "� � ° ':°_' '�E Perkins ' �
� � � q1 � __,._._
�Giomo ��a�'��•�j � , � � ,4 s
. • .,
■ie�diwn � .�. � fi. �
c ,: ,_.. , �: Yoxmrte `�
. .--.- . S � ,_ ���� �_,.. ¢. ..i. ' � . � S'� j am�c o'�,m :.,� �'�..�
r 3 y
4�di�, - =SW PEfY�ns _ ■', Q � f� o t 1��'% o '�? g,
_ `� T� o l� o
..� ;r � � ��� i' �
a? �hutch tm �a� to , 't
`;o Clay ' `_J �`+
6: � �'V' . -_'.. O � � . �. !� �� I� �:;.. �� .
V.
� e CflP ., O�k� Pomo E�ob6i _
Uk18h ,� � _. , M� ,
� �o� ��Y i
Downtown Desi n "` y
g eg�! : �� }
M�U , ..:...--'" ' o
District Includes ,� ' "f
Frontages to �� �W�ob�` I�z r'
o` ,�', � � +Cooper
Talmage Road �_ � S F�� s.j
and LowGap Road � ,N �
CocMane�y � henl!... m
�5' c
E m
g�,luce__.. l� omes ''
. ?, . -'.� mi�i ir -
eNe�oN � � i Telmaqe
Obs �, , a�m,�e�.fUF� Proptege �; L
�� � .�_ »._� .. ._ _ t �
� � c
m
_.,
' �-;: ._� ,. .,_ ;
� C�Td/m i
� ' '� ¢
��Jacinta WeshinyW� � �,g ag�. �
Nekanb . - �'�Hastinps � . . � y
' , ; .': --`-. >.. ._. ..�.=
� ��� ' tCOf11111@fCB .. �•,,'.- E . . . '�•..,,.-
P�IIt J� . _ �, ... ._. m
�. Wabash o �'
. _`y N.., o _
v� a -:' �
.o 01 �
1an CanVpO o m m; �t c�
° South
°0 m Y ` :9Sarrta Rosa-58 miles a
, � >°' eea�o� x '£San Francisco-115 miles�
W,�;f o Boonville,Hwy 253-19 miles �
�+� `Highway 1-33 miles
-2-
Historical Overview
he arrival of A.T. Perkins in the Ukiah valley _
in I 857, marked the beginning of the settlement �t.� ; -`
of Ukiah as a town. The Perkins famil urchased . '� ��' ' '` �
Y P ��
a log cabin and acreage from temporary settlers '�
and started a blacksmithing business in downtown Ukiah at • '�� � _
what is now the corner of Main and Perkins Streets. The �'"'��"�'
town grew rapidly due to migrations from the depleting . _� °
California Gold fields. Ukiah captured the coveted county �
seat designation in 1859,and by May 1, I860, a City map � ^� ' �'
had been filed at the Recorder's office.
The first buildings, both residential and commercial, were
built along Main Street. However, by the 1860's, most
businesses had moved up to 5tate Street and into those blocks
nearest the Courthouse. The primary building materials of �
the early periods were wood but a series of disastrous fires . � - • •�
prompted use of more fireproof materials. The Ukiah Valley is rich in clay deposits and several brick kilns were started to
accommodate the growing demand for local brick. Brick remained the primary material until the 1920's when the use of
reinforced con�rete emerged.
Early downtown colors,prior to 1910,were usualiy white,cream, mustard yellow,green or cinnabar. The majarity of brick
buildings remained in their natural color.
Multi-color painted exteriors were generally not used in the downtown at the time. In later years, building received a stucco
finish with earth tones such as cream,beige,or putty predominately used. Trim colors were often red or dark brown. Black tile
on bulkhead or under window space was very popular.
The new Courthouse,built in the late 194o's used a soft green tile on its lower half. This color was very popular and was used
repeatedly on other buiidings. The use of pink concrete block and rose-colored flagstone was also popular at this time.
I, f I! � '� II'i� The I 920's brought many changes to the downtown. With completion of
li � i I� I, 'I ' '���V��I�+ '� i the Redwood Highway,signage along State Street proliferated and extended
� ° o I from the buildin s, and traditional Victorian facades were stri ed to
g Pp
� - • � • a modernize Ukiah's storefronts. The desire of Ukiahans to capture the
tourist trade resulted in the demolition of older homes and the large lots
: e e being converted into auto courts,restaurants,and gas stations along State
, . e a � . Street.
� a � ' The downtown character of ukiah essentially remained the same until
.
0 . � � a after World War II. With the arri'val of large timber companies after the
war, an era of prosperity throughout the greater valley began. The
• a � downtown received extensive and rapid modernizations. The t 872
e � , ' Courthouse was torn down and many of the existing commercial buildings
received metal-sheathing facades. Modern design and construction favored
e • o � . � • e long, low single-story buildings, often built from concrete block. The
„�o w „ � decline in the downtown's ecanomy d(d not occur until the construction i
� of the 1965 freeway and proliferation of outlying shopping centers. I
� s
~ � The personality and appearance of our downtown has been greatly
' � � ' � ° 4 influenced by these events. From the destruction of wood frame buildings
� � by fire in the early t 890's, to modernization of the building facades in
post WWII, downtown Ukiah has experienced numerous changing
� : e ' e identities. These changes should be considered when initiating new
o e � . development or rehabilitation. No specific historical period is targeted,
� however, integrated architectural designs with the heritage of a building
and its environs are an ultimate goal of this program.
- 3-
,�.pproval Process
An important objective of the design review �,' � � � '1,1,,�''i�
!� I �� �€�e� �; Upon completion of your application,
procedure is to better coordinate the '! � �� � ! submit the application to staff at the City of
p r o c e s s i n g o f y o u r d e v e l o p m e n t p l a n s p r i o r ��% Ukiah, 300 Seminary Avenue.
to o b t ainin our Bu i l d in Permi t.T his inc l u des �
� �
gY g /.\
streamlining the process to minimize the steps .a:a If your project involves a site development
and hurdles in the path to completion of your ° permit or use permit, City staff will review your
prajeet.The process outlined here is provided ° project and schedule a public hearing.The final
to inform you of how aur design review system n o
works from start to finish.We hope it will assist � e . o o decision will typically be made by the Zoning
you in understanding what will occur when � . , �
: Administrator or Planning Commission
' . depending on the project scope (refer to step
your project is proposed in the downtown. o 0
I 5a on page 5 of this Guide).
At the back of this Guide you wil) find a
checl<list of general considerations. You will , o o e ' ' ��a� During project planning you should consult
want to review the checldist once you have � with professionals regarding building
reviewed the Guide to determine the � ' construction or renovation requirements. If
compatibility of your project wieh the ° ° � your building is constructed after 1972, refer to
downtown design goals. the current Uniform Building Code for seismic
� ° o requirements. For historic buildings
Steps of the Approval Process � ' a ° ' constructed prior to 1972,you may refer to the
e a State Historic Building Code or most recent
stef� r: Your first step wili be to go to the adopted California building code series. You
Planning & Community Development o a • a • should verify whether unreinforced masonry
Department in the Civic Center and request e - o walls are part of your building.
information to answer the following
questions: , ' o
a.l What do I need to apply for development7 �
b.1 Is my project appropriate for zoning e a ^
regulat�onst � o e o Preliminary Review with City Staff
c.l What is my approval process and how Stcp 3a: This is an advisory review of your
much time is invoived? B � � �
, project with the Planning and Community
�� ° Development Department Staff.
���� Is my project in the Downtown Design '
District?Are the Design Guidelines applicable to ; ° ° At this time, the Staff will have reviewed your
my project? What types of requirements are ' � � ! plans with the necessary City Departments and
likely to be imposed? a B • m ° utilities and wiU be dtscussing with you
information regarding their requirements and j
�-��-� Do I need encroachment permits for recommendations.These Departments indude
outdoor activities in the public right of way? a City Electric, Engineering, Building, PuUlic
a • o Works and Fire.
For historical renovations, photo-
`�� documentation of the chosen period in the
�`� building's development should be presenred.
This information can be obtained
- 4-
A,ppTO\Ja� PI'OCE'_SS (Cont.)
at the lield-Poage Memorial Home and New Development Public notice and a staff report will be
Library, 603 West Perkins Street, or by " provided in advance of the meeting. You
calling 462-6969. Property owners ���:'§=t}' :"��: Since your project is for new should plan to attend the public hearing
completing facade renovations are development and involves a site before the Zoning Administrator or
encouraged to review the building's development permit or use permit, City
Planning Commission at the Ukiah Civic
historical bacicground for restoratlon in staff and possibly other agencies will Center. Public comment is also provided
accordance with the selected period of tlie review your project. City staff will at this time.
building's development. schedule a public hearing. The final
decision will be made by the Zoning When the decision-making body approves
Administrator or Planning Commission
Design Review Board your application, the discretionary review
depending on the project scope (refer to
process is complete and you may apply
�'�����<��a.° The fourth step is to attend �ep 5�on page 5 of this Guide). for a buildin
g permit following the 10 day
a Design Review Board meeting. appeal period. You must comply with all
This is the last step towards New development or substantial conditions of approval.
completion of your project design. modifications to existing development
require a more comprehensive review by Should the decision-making body
The Design Review Board is comprised of City departments and public utilities. This disa rove
pp your application, you may
members of the community and is helps ensure seismic, building, utility and resubmit a modified application or appeal
advisory to the decision-makin bod , other codes and standards will be
9 Y the decision to the Ukiah City Council
They will review your ro ect for adequate and incorporated into your
p 7 within 10 days of the decision.
compliance with the Design Guidelines Project. This review will help you
and exchange concerns and comments understand what your project
with you. It may be advantageous to requirements will be upon approval. You Zoning Administrator meetings are
conduct this step earlier in the process. should be aware that substantial scheduled as needed. Planning
construction may trigger city seismic, fire Commission meetings are scheduled the
sprinkler, sidewalk, accessibility, impact second and fourth Wednesday of each
fee and other requirements. month. Your project will be scheduled as
Staff Review soon as the review process including
.'�:a�,,.+ :��:"k; At this stage Staff reviews the environmental review and staff review are
permit to insure compliance with the conducted. The entire process may take
Downtown Design Guidelines, Ukiah from about 2 to 6 months depending on
General Plan and other adopted your application completeness and
requirements. Staff also pertorms complexity and the type of environmental
environmental review according to state document required.
and local laws. ,
�
Planning Commission ;
t�'��:�-r '�e,.� Your final step in the approval
process is review by the Zoning
Administrator or Planning Commission.
-5-
Site Ptannin�
Buffer Strip & Parking Lot Planning
--., _ _ ,__ _ . . _ . —: ...._ �;,�.—,:_.�. Site Features
RECOMMENDED Significant site features such as existing trees, lot
• . • • • '• • • • • size and shape, and relationship to surrounding
.
� development should be a compelling cansideration
Street Tree in determining site design.
.
s�r�n tr�s, ; Parking
aitematespacing ; Site design should emphasize the aesthetic
� .' withstreettrees ` screening and shading of parking and be clearly
� ' ? designated by directional signs. Whenever possible,
' �'°c • Hed9e � parking areas should be dispersed into smaller
� • � ; components to avoid massing and emphasize
' � 't ; landscaping. Parking area walkways should be
Parking I..ot Planting: � constructed with safe and well marked materials.
One tree island req'd
' for each six stalfs,min.:
. .
� ' ' Pedestrian Orientation
Canopytrees ; All developments should emphasize pedestrian
. at 20'on center : orientation by creating attractive, friendly
TYPICAL LAYOUT ti ' pedestrian spaces. Outdoor space should be well
7":30• .,��' . ` landscaped and include appropriate furniture and
� other elements of interest such as sculpture,
displays and kiosks.
' Compatibility
�s'� MiNmum buffer strip�' � '
�r�r fi Development should attempt to be compatible with
Note:AII dmensions are from face of curfi orerlge ofsidetYalk ` surrounding land uses from both functional and
_.�.. ,,..._ �, ,.,,= � _...,. �— ..._ ,.._.. ., _ .�..._. _._._.�_.,... aesthetic standpoints. The location of businesses
should be coordinated with adjoining properties to avoid inconsistency in use. For example, professional offices would be more
appropriate adjacent to residential neighborhoods than high volume retail or restaurant uses. Street level businesses should be
oriented to retail, restaurant and personal services. Professional o�ces are discouraged as storefronts, but should be encouraged as
back offices or second stories
Development should not create unattractive views for neighbors or traffic corridors. All exposed elevations should maintain consistent
architectural character. Service areas, trash enclosures, utility meters, and mechanical and electrical equipment should be screened
from view by solid walls constructed with materials similar to the building. Screening of these areas should be integrated into the
overall building and landscape design.
Coordination With �-��--�_.,:_�__ .. .... . � .�__- --�-�. � ..,,_�. _ .
RECOMMENQED �ocate driveways�•
Adjacent Properties Create convenient as far as possible '
Locatepa rking I pedestrian access f�rsectlons '
Property owners are encouraged to develop ; behing buildings j
shared facillties such as driveways, parking ••: x -1' ' ' r � -� � � '
areas, pedestrian plazas and walkways to ` {` ' � � - .� Encoura e
maximize usable areas and create unique � �nVB�e
YS `
design opportunities. � Provideaccess
to[sarking trom — -�• - •..•�.
' the stree#side . r _ I •
Setbacics �� ��,�
Setbacics for new develapment should consider : : ') ( J
the character of existing adjacent frontages. In :: ' �' •
the downtown core, minimal setbacks have ` Use landseaping to shade, Divide parking
screen&enhance parkmg into smaller areas
created a strang architectural presence and : _,_;�,, , , _ . ..__v �_._. _ .- . . .._ ..__. ,.�,,._ ��`
-6-
SN�� PIaIC1111IY� (Cont.)
more intimate visual scale along storefronts. With that in mind, deeper setbacks are encouraged only in order to allow for
sidewalk widening or the creation of special pedestrian areas such as entryways, courtyards, outdoor cafes, shopping arcades
and other features intended to enhance the pedestrian environment.
.._ ..��,_u �...__....� _. _ �.___�
Varyfacadesetbacks RECOMMENDED �
to enhance pedestdan Maintenance
scale and interest
: .. ' A commitment to regular maintenance of the
1� ���� - `! Avoid setbacks , landscaping and building facade ensures continued
�':� thffidisruptthe hi h ro ert values and creates a deslrable
� , rhythm of the s4reets ' g P P Y
• 1 ;•.
.r . arohitectural edge downtOWn env�ronment.
. ,
` �� �.. •, � �
• --.._, �_- .-.__ . ._ . _.-,,,�>... ---�,
GJi: : • '.` ��'} NOT
- �"`•• RECOMMENDED �
`�-
�E� � �.1l7����'�'�'..�.; �� Ij �
� ','�: ' ` � � Lack of
� ,�r� � '�� shading�
� �
Provide convenient, r�'? � I
safe and attractfve
pedestrian access
.._ -_, , .._... ...:.._,� ,._._... __ -_ _. _.. . ..._ �
.r
No use of I
Building Materials landscape
screening
Since the late nineteenth century, the primary building materlal
in Ukiah's downtown core has been masonry.The early buildings _ _._,
- �
in tlie downtown core were constructed of locally fired bricl<,while
those built after Worid War II were of concrete block.Many of these bui(dings have since been resurfaced with either paneling or
stucco for either aesthetic or structural reasons, or both. Exposed concrete block should not be used on any wall visible to
neighbors or pedestrians.If conerete blocic is used on visible exterior walls,creative design and surface texturing will be required.
Concrete bloci<used on walis not visible to the public;i.e.,firewall construction,may be left untreated.Care should be taken when
mnovating brick surfaces so damage to the bricks does not result from renovation efforts.!f it is necessary to replace original brick
surfaces,new material should match the calor and size of the original bricic and mortar.Bonding pattern and size of joints should
also match the original sections.Totally new building construction should select exterior finish materials that are compatible in
quality,color, texture,finish,and dimension to the surrounding properties.
Suggestion: If you are cleantng any masonry surfaces,methods or materials that you might conslder are gentle detergents,
appropriate chemicals used per the manufacturer's recommendations, and high water pressure cleaning using correct
pressure so as nat to destroy 6rick surface or mortar joints. Sandblasting is no� recommended because ir defaces or
causes severe damage to the brlck and stone and accelerates erosion by alfowing water to enter the pores.
Color
The Downtown Deslgn Review Board does not approve or disapprove specific colors. However, exterior colors should relate to
natura(building materials and/or be compatible without being identical to surrounding properties.The use of more than one vivid '
color per building is discouraged.Color selection for the purpose of individual statement at the sacrifice of the compatibility of the �
surrounding area is discouraged. Multiple store fronts w(th a common facade or appearance should strive to coordinate colors
during renovation efforts.
Suggestion: If you are having dlfficulty in selecting colors, the best approach may be to drive or wallc through the district
looking at otF►er bulld�ngs and noting color combinafions you prefer. You wiU notice, toa, that it is important for colors to
blend wlth the neigh6orhood. Very dark colors,too many colors on ane buildrng,or stained surfaces are very obvious and
often do not harmonize with surrounding 6uildings. Remember that the col�rs you selert wil!have an impaci on your
eniire block.A good rule of thumb Is:One(!)primary color for the body of the building;one(1)secondary color for major
trim and/or cornice work;and one(!)or iwo(2)colors for minor trim. Your design revlew board is available to assisr you
in selecting compatf6le and harmonious color combinations upon request.
-7-
Roofs, Facades � Store Front Open�ngs
Roofs & Raoflines
The form,color,and texture of the roof should be considered an integral part of the building design.Rooflines, materials,and
colors of adjacent development should be consldered.
Ukiah's downtown core is comprised mainly of traditional relativety flat roofs hidden by the extension of the front wall plane
or parapet.Consideration of historical roof forms and decorations is encouraged, particularly if the roof is exposed to public
view. Diversity in parapet shapes will add interest to the building or rhythm of existing storefronts.
,���c�r������r»a� When insta//ing a new roof that wi//be exposed to pub/ic view, choose a neutra/ co%r that wi//be
adaptab/e to future co%r changes on the bui/ding, Screening for roof-mounted apparatus wi//be required.
--- T_.— _ _,�.__ -.---- —
�__— _ _,,
,
Upper story setback
to maintain storefront
butk and he(ght
New roof lines exposed to pu6lic view should carry on
tradition of existing rooT slopes and shapes
...
�
� � f �'�-�
�
` r�'�
� ` '�� '
1 ��
^�� ti�� �
.. �cC'�
d�,�/���,,, �
� ,f �
Facade scale and materiais
should relate to adjacenE buildings
Facades & Store Front Openings
Facades
Property owners that are contemplating facade improvements are highly encouraged to review the building's historical background i
so that the restoration may reflect a selected period of the building's development conducive with Ulciah's Facade Redevelopment j
Program. (3uilding facades should be varied and articulated to add visual variety and distinctiveness, and be designed to
human srale.Long,straight facades without openings or changes in whole planes should be avoided.Articulation wlll add three
dimensfonal interest to the building.
Elements typically used to artieulate a building's facade include cornice lines,parapets,eaves,awnings,windows,balconies,
entry insets and signs. Building entries should be accented with strong architectural definition. Facades without a strong
sense of entry should be avoided. Projecting elements such as awnings, trellises and overhangs are effective in adding three
dimensional interest [o facades and enhancing the sense of entry into the building. SuCh elements can also improve the
pedestrian environment by providing protection from adverse weather conditions. Awnings can be a very effective and
inexpensive method of providing storefront dimension,with the added benefit of area for signage.Awning material should be
cloth or similar material. Metal awnings are actively discouraged.
-8-
Facades & Store Front Opening
. � _ . . . P._ _ ,_._ . .. .: .: .. __ _,_. . �
BEF�RE Lack of archtectural elements create a rtwnotonous facade
. _. _
� � a 0 � � � � � "_ � o , e I ., a __
� o 0 0 , - / - .
0
_ _: ���...
� AFTER It brick is undar the stucco and `
�-` "�""'T`�`��r a�' the stucco is nat kr structural
If stucco is to remain,the use of sta6ility ot the brick the building's '
medium�light color areas will help apprearance wouid be greaUy
to 6reak up the mass of the facade enhanced by exposing tha btick
q p
< _ '.. _ - - - �
� . � . � . . . �a : : : l � � . � � ���,
P.�'ri � . B � � � � � � � � � � � � � � � �
n__/ O � �
. . .
� � —�
.
, ..:.._. ..:_.. _.._._.__ .__..�. � T
�r_--- �L ,_,_.i�'.___ �.
I �� ^�� � �"�
Store names on Awnings on separate store froats Signs may be painted
awning valances within a stngle building shoutd on the windows
be the same color
� .-. -�--a�;m:.._ � . „,.,.- ..�� ..N�....,
� r� a � e e • o a Older building that has 6een ;
. .,.,,.
stnpped of architectural cietali
. r • � i e
-- _ .. . _ _ _.
�,
- - --—�-� --
' � � � � �
��,,��L,�,�,��17,�� ---_ Corbelled comice
'1 'L `'��ii
�:= �, y �� t(�� �� _ Douhle hung windows �
f. ��:fs:��'i��-- r —
Brick veneer
rLs.� . �r. . ,-�..
' BEFORE
��-•' '� • Awnings of same size ;
.:� _,.. ,,. f and colorwith main signage " � .. I �
, - ,�,h� on awnmg valance i �i' �1� �, ' ;;
,� ,� " i — ;� G3 i L Logo painted on giass ! � � el
.. ,
r- -
¢ 1
AFTER ` Painted bands of light and dark j
, ,}., , �,��. � � � , ��... �. accent colors can be used to ' !
,.. , , ... .... . . . define building as lost detailing �
; . : . once did
j �� ` ��� �r�� Awnings over 2nd floor windows ;
.
. • � .�+;.:�� .���..
.;.,,�� ��� 4; _ �� • • . , Window planter boxes
• o � � . 04� +„esao.�a �.,es-.xr�+wt
Signage band with
�__. ' individual signs
� � � AFTER E
Planterboxes
-9-
F���C�eS �K ,S$C�Ce FICO�'1� ��C111I1�S (Cont.)
__. �...__ �,...._. :
*
�_.�.._.
���'"� YS! q . Older buflding that has been
�� S�� o • � -- stripped of architectural detail
_ ...,.,., ... _...� . _4_.._ _- _,...._ _ . .._ ,
t
� � � �
--��-�����,��,,,.;-�� " "'_ Corbelied comice
"� 4 �
F� fi � _ Douhie hung windows
g•� ���i[;�.��.•"_:�� °'.- � Br�ckveneer
n�.�.. _�.. __
�=- " • Awnin s of same size
.� , ��_ � � t and co�orwith main signage, BEFORE
� _,� .,,,,,� on awning valance
�'
� ti r "- G� i Logo painted on glass
,�, '.
� f. ,-- •
AFTER —
___, .. , .._ _ _ ,_ .._. � .. _ _ _ v _ K
Painted bands ot light and dark
accent colors can be used to
_ deflne duilding as lost detailing
once did
a+ iy� v �� ��� w��� Awni g over 2nd fioor wlndows
c a t a� 'x � r� ,,,�,,,.,� n s
J` r��': � � TM=s�ttN� 41findow planter boxes
Signage band with
�• � individual signs
, "
Plantet boxes
__��AFTER `
� , x r . , _�..� u._s3_ , ..�,., , --•,,.. � ,.. .. _.. . . . _� ,,__ .� r.�
_:,__. r.�. �----�..—�— .--..
— .i_ 1 ,.�i _. S
, ��� � r -
: Single Building That Has Been ' !
: Artificially Treated As 71+vo V
... . . , ... .._,.. r__.._� .._. � �_
� AFTER � �� �
� � w IL ��-� ��•J �= Original 8ullding Exposed After
� ; - Removal of Metal Siding
n a :
d `
�_- j �,:� 6acklitAwnings
BEF�R� �: nw:. :�,.*.� vn!.T�_._ ,c.,.e�r�n,G• � :seno Main Signage onAwning Valance
- � :.a ` r 'Ai r� r —�.
s n,�l��•�, r^ `� i +� Logo Painted on Glass
� '�;ci:ar� ..:�2?. .��- .. : - ., ' '��.
:IIli1 ir�lt: � �1 �� �
,
! Planter Boxes
:?!::+:_, ��,.,. .. "�" -
_._�_. . o-,-.�„��,_,�-.a,. „... _--. � -- -- _...:. .,__
�h�e — �
��� _
-' `' �' = � �"�- MWtiple Wall Signs Should
�� �'""' � ec The Same Size And Shape
� • • ■ �• �, ■�— � Hanging Signs Shouid Be � t,� �'�� -
i' ._r.�fz�}�`_ _i� �:_,�,y�,y�,:,,__ - Located in the CentQr of the - o� I ' i 0�
_ .�_ ,
= �'-=-�---�--� Building to Avoid Vist6ility
` ' � , � � � Pro6lems Caused by Awnings
� , � -•••- , � __ And Signs on AdJacent Bulldfngs
; r:��� - -
- "t: - �"�j` "���• New Bulkhead Trealment
AFTER
- 10-
Facades � Store Front Op�nings �conr.�
WINDOW QPENINGS
The display window is the linlc between the pedestrian environment Basic Commereial Facade
outside and the business activity inside. Window space along a
commercial building's frontage should be designed to provide a �'�=��.�� Cornice:
Building Cap
maximum amount of retail exposure with entryway insets to help � `' �
break up the building's volume into smaller components and reduce ��' ,� L�_.
apparent mass,while increasing visual Interest. �� �� I„I
� UpperFacade:
Regularly
When renovating a residential structure or converting it to r. spacedwndows
commercial use, care should be talcen to preserve the residential �� i� �
characteristics of the building's original architecture. �� �� ;�
.. .
- �� -C
6 Storeiront•
�� p • � Erttrance&
- :,�_ ,.. ,:, ..:..,___e
..: ,..,,_.,.�- . -.,_„.-. .-.. . ,.
ell�1 Windows
�
6
Wide Pedestrian Level Windows Provide "="� �;r'�
Retail Exposure for Shoppers
' ] � - I�J�ab Il�oc��QD , � RECOMMENDED
_._�< <. __.._� .. _ -..�.e.�.__.._;_..�.�..��
StIC;GL5T'ION:Corner properties may want to place
primary entryways at the corner of the building to
reinforce the street intersec[ion as a focus of
pedestrian acrivity.
RECOMMENDED
.
_ ._.__. .u_ ,..,,_..._: - �
�....,: . , ,._.: _. .... _. __ , ., �1_._. _ ,.,...__. ___.., .. . ..
.�:_-
RECOMMENDED REAR ENTRY TREATMENT
REAR ENTRIES New Trellis Work �;.� �
_� '�::i�.,``
!�,�,� :.•. . '� .
!t is important for rear and �•:;• .;��.��� ��' •::`�.�, " �
side entrances to be equally ` +� � �� i'
as attractive as the front.The ^ ' �
design of each of the ` �.
building's elevations should ` Restoredor -•� � �� �"�^ ` - �"�`-..
be coordinated so that ; �posedBrick �• � �� �~ `-'••'- `.' i
,t.:• .• r New Stair&
complimentary design and � ' �NE ,�� ~" ^ Hand Railing
treatment is used on all � CEUJ�R r�"_
•'^�: —
elevations visible ro the � �.., .�s�-:.�.e•• i_ ,
public. • . ' � Planter Boxes
Signage ' � �' :,j
!`'•..+.�1'� .:':��''''.�n:,�� "r1
. .
:;";.��`• �'w; Paving
.. � :4. .� ._.,,: _ -._��
�. _ .. _ �,:,� r_ �._ ,. <-�-_. � .__ _ ..
- 11 -
Signs
__. �- _.� .
_.. � _ . __ __ _ . _.
RECOMMENDED
p � � �� ��..
. .
r�''�! 1 "'4• . t�;''.-
.. ;`._ —. ' '. �'^t.�w•• � � '�` �. i✓i!
� y 1.. jp.�. -�
�Q -`�.. L . • �� •l
Q f ��•
��.. I� 7'1\
. .� , {( �•' �f� �",��� .
�. -n`��• � ,.� '�`,�� �
0 B B U 0 � = I!'G � � ( . • �..' ;
+ • • —:'� 'I l :�� �' `�
� i� � �i I� �. 11 �;�!'-+ .! ��'� -.
0 ' ID ' 0� i4''o . 0 ��e '; S:k— �5.� �• ,�,t � �. y' :;. �
,
�.]... 1" ,i
p ' ' p � ° ' ' _`5�. - ::f I
o i� .i�f• ` , � �L,,� �
''�..�� �T'���� �y �^G . J
- —'-"-�� �`�y--.. �. x ,�._..`
.... ��, .. . —
. _ � ,�..
� � . _ " _ . � -
� '`..�,V°•'•��i! j . �t�+ " ���'.. ����� .. ." ` e'! r'`-=i-,:�:_. `:._ f
� � . 1
.,
a ��y '•• . � t
:� ,
. `�e •. '=t �' � - �' • ..w t:� �rh.
.
y . .
� �.. s�.
� �• ��'w�� � . :
.
, . .
i ' A � •
s . � �� . � o-,����� �. _ _� �
' � � •�. \ + � �:l
_ , 't\ ' � �� �.r. �� •� -. „�,t.
r"�r^.�� � t _
� � � - s ��� ��:�
��;�L � - � _ _��'�lr,.r� r 1�I .��f . i -
,� , , � � � , , .
f� �r+ . �` i , 1� r�� j.j�� � '� �•:� ' .0 0 0 0 :V
't'' -" , r � _�r�,�` � {{�� ti. �I'�' � , o ,
.��� ._ .A 4 V ����i � '#.
�� � _ ' � p �d0 i �0
_ - r, ,�
-':�1 '' • '�i �t�'��^ p�C4-; �, � � -
�1� l� _��.
1�� � � �'` � —� y• � C� ��f�:
�� _ '� ��•^ ' ` � . .
+ ' s��1.a� � i
RECOMMENDED _ ��� ,,, -� � `�
�.. ..,._ : � �_ �_.__ .--�w�._m �.__�.' .�'�., ..
Signs
The primary purpose of signs should be to identify the business or businesses located with a specific site.The design of a sign
should be slmple and easy to read. Signs with messages limited to the business name and logo are most effective.
Sign Design
Slgn design shouid conform to the architectural character of the building in terms of historic period, style, locat3on, size,
configuration,materials and colors.Awning surfaces are approprlate for sign placement and building owners are encouraged
to utilize these areas for signage. Signs attached to a building should be designed to be integral with Yhe building and not
obscure or conceal architectural elements. Signing which does not relate to the building architecture Is discouraged. �
To reduce the visual competition between signs,sign area should be limited to the minimum amount necessary to identify the
business.Maximum standards for total sign area are provided in the City of Ukiah Sign Code.Large signs are discouraged and
should be broken up into multiple low-impact signs.
Sandwich board signs shall conform to the requirements of the ulciah Municipal Code, and shall be tastefully designed with
subdued colors, minimal sign copy, and a creative appearance.
The types of signs permitted are set forth in the City of Ukiah Sign Code; however, all signs cons[ructed in the downtown
must be approved by the Design Review Board.You have several aptions for the placement of signs.The most appropriate will
depend upon your buiiding.
- 12-
Sl�ll S (Cont.)
NOT
RECOMMENDED
'�-r � , ' ` � ,'
+ �.
—�•.����---�� , � , ,
�— , � , ,�
�;,�� � o ' a �
� =- ti._- -_�- � . - •.__
RECOMMENDED ' ��'`"�''' Larger Sign is :
— - p�� Inappropriate
for Residential:
� �109 �py� Conversions
— o�F�e�
- _ _ ..,,. . . .
� .
;,-----
:�
+-f ======—
,
,_t._ z�.__,. � ��.4. T.,?---��-- ._.-,_._. _.___ �. .. , _ _ .._
�_------.�,
;� Small Sign
,,_.
""'— Attached
���a����������� ,
� � �
� �
i�?^
:C-:� :5 a i�.�i
�
Hanging Symbol Hanging Symboi Ornamental
`� w/o Store Name w/Store Name Hanging Sign
. ,g�. � a_ ,�[ �,
{,
r
� f 0 0 �
e� 0 ' i / d ' P � '
r��•
0
i
•-MNYI�r• •��.
Si+�'�v
?
F.,
RECOMMENDED
� ��
Doubie Sign w/
Intricately Simple Attachment Another Simple
�=_-_ :—== - -- Designed Hanger � to Bwlding Facade Sign Attchment
RECOMMENDED
�.._� . . .. ._ _.::.._..._.�,_.. .. ..�. . _. ... ,� .. ., . _ _ r,:,_ _. _ , . ,
00 . �,�
I
aa�s�-r•ac�•vbov� 1�� �
; av�.=s•:-�sasmr�•tt�a �, . . . .
� ��..� � ' � i i
(a � �
�1.;�RJ. a� •�a e � oe • i o
i.
' '� o a � e
�
Large Vinyl Lettering Small Vinyl Lettertng Painted Logo Graphic
Appiied to Window or Applied Across Window wl additional Store
Painted on Glass in a Horizonal Band Info in Vinyl Lettering
- 13-
SI�CiS (Cont.)
The following are sign types that will be ,�'—"`' -
considered for commercial buildings by the RECOMMENDED
Design Review Board. � AWNINGS
� Signs can be painted on a band above
windows on stuccoed commercial � - — _
buildings.
Slanted Awning gANNERS
� Painted window signs can be used.
:zy
°; Narrow and flat signs can be hung �'" •
from stationary canopies. � ':
Box Awning `"} �
� Flat signs can be attached to building ; +
fronts. These should be flush-mounted. Temporary
� Projecting signs that are limited in size
can be attached to building fronts. °
Curved Awning `il
°� Detached, freestanding signs are not �
allowed for structures located directly on µ _ ' ��RKS
the sidewallc line. �` � ��P
't �
°� Exposed tube neon slgns are �
appropriate if integrated into the building's
design. RECOMMENDED
Permanent
°; Signs permanently attached or
intended to be part of an awning. .i'
Suggestiun:Multiple renant 6uildings should conslder developing a sign program that minimizes the visual conflict and
compeiition between tenants,yet insures adequate identification for each. Signing can be very creative and enhancing If
applied as an art form. When you consider the type of sign for you buslness, you may wish to choose a sign easily
adapta6le to accommodate changes in tenants. '
:._�...��__�... . . _.-.�-�,- . �__,��;.. ,, : ,�.-�,-�-� __,.. _�...� � .... ._, __....�--,,�
RECOMMENDED ,
WALL SIGNS i
i
ii �
� '
Carved Signs
With Raised or Painted
Applied Letters Signs
the 5fipre THE FOOD STORE
- 14-
Street � Sit� Furnishin�s
. ,�: .� .�. ..
$ , ,�� BEFORE
� � �n �
. _. _..r, ... ,
�����' Roof Slgn
" � is Inappropriato
, ._:_..... .,t ...�' ,.., . ..._::�_. �.,_. �. �•�in.pi .� �� � • � .iu.a��� u•n.� �
Building Facade is Plain
AFTER v ' p p . I G O I And Uninteresting
,
Light 8 Dark
t Accent Cotor Bands
,
MulUples Signage Shouid
Be lhe Samc Stzo and Shape
� Wlthtn Signage Band
Awnings On Separete Storefronts
Within A Single Bullding Should
Bo The Seme Color
� r ■ :� � N
'-- '�•�� �'�:� "-" =?'� Naw Bulkhead Treatmant
.-.• :�
~-, - �
� AFTER -�����
_ . , , �. . . .,.� ..,.f_y._,.�= - _- -
� . ' ��•� II�uLa:��11�NtiqU�nid11HI�DtUq��UH11�11U qUh1111
0 I ' 1 B Y� � ' Signage Band
- - ��-�u�e
_ �
�i M ,i� Window Shades
��;F�..� ;� Mj� .,. � ;; Ml� :a �=
� = ���� 1, �':'� Moveable
Planter Boxes
_.,._ _ _. _._,.� ��__�____...�:.-:=_�,;
Street & Site Furnishings f" "=�- "-�- � �° T � �
RECOMMENDEU��''
Site and street furnishings should be
incorporated lnto outdoor spaces to encourage
pedestrian traffic in commercial areas. Street Light
Benches,seating,walls,trash receptacles,pay
phones, newspaper racks and kioslcs are all
elements which contribute to the quality of a Kiask
pedestrian area if well designed. Design Planters �
should be carefully integrated into the overall
architectural quality of the area. ;
Lighting in pedestrian sites should be low or Trash <
ground level and accented to the site design, Receptacle I Bench;
providing adequate securitywhile minimizing Q�' 4 �
overhead glare and obtrusiveness. �]
6enches and other furniture should be
� � �
configured and designed to encourage ;
gathering.
- 15-
Pedest�-iara Ci�-culation & �,igh��ng
;: �..._. �. .... ----�
Pedestrian Circulation � �,
Parking area design should include �� ` �
provisions for pedestrian access from � �'� ��j� `�� � �
a "•. ��' '' :��`C,� � '�
p rking areas to bwlding entrances. .y �� Y .
Walkways within parking areas should be RECOMMENDED ���t�� •�'� . � � • ;'
�ti � � �
clearly marked. They should also feature • , ��� � .
special design characteristics such as raised � �
and/or textured surfaces,low-level lighting, �
directional signing and should be bordered "'� � °
bylandscaped areas, berms, ar low walls --. _ . ,.. . ...rt_ ,_ ,_._... ._.. .. _. .__.. _.��_, .,. �
to provide adequate security and not Pedestrian Access to Parking Areas Should
impede pedestrian and automobile traffic. Be Designed for Safety and Convenience
_... . _. .___. �:_ - - .,,_,. ...,., .
6icycle parking is encouraged and should be ` aj �"`T ��.
provided closest to buildings to provide : �t,'�•{��
�� � � <
adequate security and not impede pedestrian , . � .'� �
.
and automobile traffic. RECOMMENDED • � . �; - � � �
, •
Large, unbroken expanses of paving should •� �: '
.,
be avoided.
�;.. . _., n ._ _.._..,.. �.
.�..�.�.�---�--�-- _.._..--------..n--
__.-"_.._— ,. `—...—=�--"-~.;: Lighting Design
RECOMMENDED � �xterior lighting should be considered as an integral part
of the architectural and landscape design.Site plans and
� �;;— architectural elevations should include location, design
�
and nature of illumination of lighting fixtures.
Lighting should be located in a manner that minimizes
Q its impact on adjacent properties.The placement of light
standards should not interfere with pedestrian movement.
. I Fixture styles should compliment the architectural
treatment of the site or neighborhood.
Suggec;tion: In�parking areas, tlluminarion levels
Select Lighting Whose Character is Consistent generally need to 6e somewhat higher for security
with Image of Area to be Illuminated purposes; however, illumination should 6e at ground
_��_�,_ level wherever possible.
�
Direct ughtlng Downward No LigFtt Should Be
muminaung oniy Those Directed Offsite Avoid Overall
Keep Lighting Areas VYhich Need It
in Scale �. �right Lights
with Settln\ �,j� � �
18'maximum hoighl f���t�/ ��%��:1
� ' •`i NOT C `�i'� '
RECOMMENDEO t ''«= ""•.
RECOMMENDED °'
y=.- .
��-.. LL.._ �.,�,_. ... ..: �� _.. ... �� � �
� ---f
- IG-
Landsc�pe Design
Plant Species . ---- � - _� _�. - . .. RECOMM :_ .,,..
Species which are well adapted to the climatic � ENDED
conditions in Ukiah are preferred. Plan species ` �ndseape Parking Areas
selected for landscaping in permanent plantings : With a Minimum of
should be generally hardy and not require � 1 Tree Every 4 Spaces
extensive maintenance. Color spots and annual � � �rl �_
lantin s area encoura ed. � � —
p g � PlanterStrip ._ ,,. • v •
` 5'Minimum Width '-1" '
° � ~�� � � (' Curbed PlanterAreas
The scale and nature of landscape materials �,
Along Travei Lanes
should be appropriate to the site and structures.
Large structures and open sites should be • � �
�:_
complemented by large scafe landscaping. • �
Landscaped Divider Strip
Plant materia)should be sized and spaced so that
a mature appearance will be attained within a
reasonable perlod of time. ` '
,. , .. . . ,�y:. , ..._ a._:_�..�_.�-,.,�.� _. f,.,..,_�..�._ ;�>
--�-f .�. _-_ --_:�� _.._._ . . _ �,..
As a rule of thumb, twenty percent(20%) of the
parking lots should be completed in landscaping.
Landscaping Should Accent the Building Design end Dimensions Parking areas should space planter areas and
But Should not Block Pedesfrian Access or Usual Corridor trees at least every four stalls. Trees on the
south and west sides should be primarily
�,� s�' ; deciduous. Groundcover should consist
� � predominantly of plant materials that are
' '� ~' �►�+� � ' ^ compatible with the trees planted on the site.
.'"�'��+^�.'
. �t.,�.���: � t, �• Parking Lot Landscaping
� '� �' All landscaped areas shall have automatic
�,.� ,;�
�''•• ' •• z '" irrigation systems installed to insure plant care
. � ,
�; +- � 'sc '� �� and maintenance. Overspray of walkways,
�` �� =
.,�. • ���� � " ' Parking areas, and pedestrian rest areas must
a 'r
• ^"r"''"`j be avoided.
._ _..m.t_
Other Landscaping
Window box plantings and plantings suspended
RECOMMENDED from overhead projections are encouraged to
,..-__ . ,.._�� __.n.____ . _.-: ,_.. _,..,� .._.. - � _ �.-<,..
add color and variety to landscaping.
g��R<m �».a:����o�o Landscaping shou/d be used to c/arify and comp/ement the bui/ding site and should enhance the �
Environment. Choose a p/ant se%ction with mature sizes in mind. High maintenance and rep/acement costs can be
a voided by proper initia/p/ant se%ction.
- 17-
AGENDA ITEM NO. 6b
Department of Community Development and Planning
300 Seminary Ave.
Ukiah, CA 95482
���� �� ����� planning@cityofukiah.com
TO: Design Review Board
FROM: Michelle Irace, Planning Manager
DATE: July 19, 2018
SUBJECT: Request for Review and Recommendation to the Zoning Administrator regarding
an application for Minor Site Development Permit to allow an interior and exterior
remodel to an existing building at 1310 N State Street. (APN 170-140-17); File
No. 18-3807.
PROJECT
An application was received from Mike Yao on behalf of 0 F❑R� ❑❑�LC for approval of
a Minor Site Development Permit to allow exterior building remodel to include new canopy/trellis
design, new wall sconces, new aluminum battens, wall sconces, new paint scheme and new
signage. Existing exterior soffits lights will be replaced. The proposed exterior work will entail
neutralizing the existing parapet. Installation of new outdoor digital menu board for drive-thru. The
existing building footprint would not be expanded. Interior remodel includes full decor remodel of
dining room with new furniture, fixtures and finishes. Existing restrooms will be updated and
reconfigured for accessibility compliance. The site plan, elevations, and renderings are included
as Attachment 1.
Location. The proposed project is to be located on one parcel (APN 170-140-17) on the corner
of Empire Drive and N State Street and comprises 11,905 sf (± 0.4 acres).
. ,
"�.
��;.
. -
,� .
• n
1
i
�
.�
r,i.�ii� #
AGENDA ITEM NO. 6b
Department of Community Development and Planning
300 Seminary Ave.
Ukiah, CA 95482
���� �� ����� planning@cityofukiah.com
Setting. The project is surrounded by the following uses:
North: Hotel, Located in County jurisdiction
South: Commercial, Retail Use, C2 zoning district
East: Single-family residences in the R1 zoning district
West: Commercial, Retail uses located in Countyjurisdiction
Regulatory Framework. The parcel carries a General Plan Land Use designation of
Commercial (C), zoned Heavy Commercial C-2.
The entirety of the site is not located within the Downtown Design District, and is subject to the
recommendations of the Design Guidelines for Commercial Projects Outside of the Downtown
Design District (Attachment 2).
The project is located outside of the Airport Compatibility Zone.
STAFF REQUEST
Staff is requesting the DRB review the project for design and make a recommendation to the
Zoning Administrator.
ATTACHMENTS
1. Site plan, elevations, and renderings
2. Design Guidelines ± Commercial Projects Outside the Downtown Design District
Material� Leg�r�d
■ �t�cc� �Main Buildin��
"�aern#�et�ray�'by S�rerwirr VYf��xama
T EXI�T. MAN�AR� ■ �F�AL T�����C9nt� T E}CI��. �AAP��ARD
���V, +1 8'—Q" �L�V, +1 �'—�..
❑ �tucca (Accent}
"�rrnl�erwn{�`�y Ber�jami�r Mpor�
�Jurnin�m �anoPY �Prefinished Metal} T� �����- ��`���`��
- - ❑ 1A�f�rfe E�EV, �14 —� V,I.F,
r � T �XIST. 3���� ���K
❑ �lazing �1Nind�ws 8� �#orefr�nt� E�Ev, �7 3 -� �r.�.F. �
�"�r�s��at�cf Cfear�lass
■ Alurr�inur� Trellis �Prefinished N1e#al}
CF�ar�o��
T �XI��_ STOftEFR�NT �::.� .
��EV, �� —1 " �f.�.�, " �' ■ -
lulet�l �oping
� "F�AL T��2'° �
❑ 1�letal �opir��
" "INeafhered�rr�c"b��#afi Era
;�
� �x� 1+Vood Balten {Prefinished Aluminurn}
B E�I��_ �T�RE�R�NT ..
ELEV, +D —6 �.�.f, ❑ Exis#ing Mullion�
"C�ty Scape"
T EX��T_ ��,8 � T� E�I�T. S€�qB
ELEV, +D'—D" ELEV, �D'-0"
. ❑ Alurninurr� Trellis �Prefinished Nletal� .
F r�r�t E I��r����n ��r�������� ��� F���r E I��r����r�
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T EXI�T. DT OP�P�IN�
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�riv�-Tf� r�u � id� El���ti�r�
� �� � � Pr�po��� I���ar�ald '� F���t�ur�r�t ##��4-����
� � R � � �� � �� �
� ��:}��� ��-��, �.� � � � � N �t�t� �t
r� -- �F f ��-- -��.,��� � . ■
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+ �� ';� ',. �
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L E G E N D K E Y N O T E S (NOT ALL KEY NOTES MAY BE USED) m
q� EXISTING ACCESSIBLE PARKING SPACES TO REMAIN.
� � � � ACCESSIBLE PATH OF TRAVEL
B UPDATE TOW AWAY SIGN TO INCLUDE PROPER RECLAIM INFORMATION. SEE
7O PARKING COUNT � DETAIL ON SHEET SP2.0.
C� EXISTING WHEELSTOP TO REMAIN.
D� EXISTING ACCESSIBLE PARALLEL CURB RAMP TO REMAIN.
E� EXISTING VAN ACCESSIBLE PARKING SIGN TO REMAIN.
� EXISTING ACCESSIBLE PARKING SIGN TO REMAIN. z
PARKING: 35 STALLS (EXISTING) � NEW OUTDOOR DIGITAL MENU BOARD. REFER TO SHEET FD-1. �
� NEW OUTDOOR DIGITAL PRESELL BOARD. REFER TO SHEET FD-1. N
O 6 � 2 24FT � REMOVE EXISTING DRIVE—THROUGH ORDER POINT MENU TO REMAIN. �
� EXISTING TRASH ENCLOSURE TO REMAIN; PAINT TO MATCH BASE COLOR
K� EXISTING PARKING TO REMAIN.
� EXISTING ACCESSIBLE CROSSWALK TO REMAIN.
� EXISTING CURB RAMP TO REMAIN.
� EXISTING ACCESSIBLE PATH OF TRAVEL.
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�� � S I T E P LA N 004-2230
P1 . N.T.S. �
NORTH wSP1 • O
_
�' SITE PLAN
GENERAL NOTES SPECIFICATIONS SECTIONS 3.2&3.5 PERFORMED BY NOTES: NOTES: m
GENERAL CONTRACTOR LJ TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE CANNOT
-THE FOLLOWING CODES WERE USED IN DESIGN: C PIER DEPTHS REQUIRED ARE MINIMUMS.ALL PIERS TO EXTEND TO FROST DEPTH AS
-2016 CALIFORNIA BUILDING CODE -ANCHOR RODS TO BE SET IN ACCORDANCE WITH AISC DETERMINED BY LOCAL JURISDICTION. ACCUMULATE HEAVY 4" HEX
58�9�� CODE OF STANDARD PRACTICE LJ ANCHOR RODS, NUTS,AND WASHERS SHALL BE SHIPPED AS AN
-ASCE 7-10 C TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE CANNOT ACCUMULATE. TOP NUT �GALVANIZED�,
55.9" -ACI 318-14 -DO NOT PLACE POLES ON CONCRETE UNTIL CONCRETE C MINIMUM ALLOWABLE LATERAL SOIL BEARING PRESSURE 150 PSF/FT OF DEPTH. ASSEMBLY FROM THE SIGN/LIGHTING MANUFACTURER 2 PLS
-AISC 360-10&AISC 341-10 HAS CURED PER MCDONALD'S CAST-IN-PLACE C ALL REINFORCING STEEL BY GENERAL CONTRACTOR.
-AWS D1.1 CONCRETE SPECIFICATION SECTION 3.11-E
-WIND SPEED 110 MPH(ULTIMATE WIND SPEED) STEEL: 2��X2��Xq�� PLATES
-EXPOSURE B -STEEL PIPE SECTION:ASTM A53 OR A252 TYPE E GRADE (GALVAN IZED), 2 PLS
-DESIGN LOADS DERIVED FROM THESE CODES AND B(Fy=35 KSI)
FORCES -HSS ROUND SECTION:ASTM A500 GRADE B(Fy=42 KSI)
-AXIAL-1489 LBF -HSS SQUARE/RECTANGULAR SECTIONS:ASTM A500 I SLOPE TOP TO SHED WATER HEAVY HEX
-SHEAR-311 LBF(SERVICE) GRADE B(Fy=46 KSI) $�� LEVELING NUT
-MOMENT-1076 FT-LBF(SERVICE) -HEADED ANCHOR RODS ASTM F1554 GR 55,AN (GALVAN IZED)
-ALL FOOTING EXCAVATIONS ARE TO BE CLEAR OF ACCEPTABLE ALTERNATIVE IS ASTM F1554 GR 55,S1 INISHED GRADE - -
WATER AND FOREIGN WHEN THE EMBEDDED END OF THE ROD IS THREADED 4 1�2" 4" 3" O �/� � O
MATTER BEFORE PLACING CONCRETE AND THE NUT TACK WELDED PRIOR TO GALVANIZATION. �-� �
-MINIMUM ALLOWABLE LATERAL SOIL BEARING -STEEL ANGLES,CHANNELS,STRUCTURAL SHAPES AND ° °
PRESSURE OF 150 PSF/FT PLATES:ASTM A36 � I I I I I I I I—I I I—I I I- 3�� �
� -SITE SOIL CONDITIONS TO BE CONFIRMED BY -REINFORCEMENT:ASTM A615 GRADE 60-BY GENERAL �I-I —III a III—II= I I � M q HOT DIPPED �
� GEOTECHNICAL ENGINEER, IF ASSUMED SOIL CONTRACTOR �I I I I I1=1I- GALVANIZED U
� CONDITIONS ARE NOT PRESENT, FOUNDATION SHALL BE -NUTS:ASTM A563A, HEAVY HEX �� ,i�I I I a a I II I I- � NDISTURBED SOIL I M I ANCHOR RODS �
� DESIGNED BY A LICENSED STRUCTURAL ENGINEER -WASHERS:ASTM F844 A36 O � c,_`
TAKING IN TO ACCOUNT -USE ASTM A153 CLASS C OT DIPPED GALVANIZED BOLTS �v
� ACTUAL SITE SOIL CONDITIONS AND FASTENERS. a a
� -TOP 6"OF SOIL NEGLECTED IN EMBEDMENT DEPTH -ANCHOR RODS, NUTS,AND WASHERS SHALL BE � 4)4"DIA.ANCHOR RODS
CALCULATIONS(EMBEDMENT DEPTHS SHOWN ARE FROM SHIPPED AS AN ASSEMBLY FROM THE SIGN/LIGHTING °
GRADE) MANUFACTURER a I
-ELECTRICAL CONTRACTOR TO PROVIDE INFORMATION -NO FIELD HEATING TO BEND STEEL SHALL BE ALLOWED �' a g 2"X2"Xq"STEEL PLATE
ON CONDUIT AND ELECTRICAL REQUIREMENTS WITHOUT ENGINEER'S APPROVAL
-DO NOT CUT ANCHOR RODS AFTER INSTALLATION OF �
CONCRETE: Po�E ° a a NO.3 TIES, 12"O.C.
N -ALL FOOTINGS SHALL BEAR ON FIRM UNDISTURBED -AFTER INSTALLATION,ALL EXPOSED STEEL SHALL BE (3 IN TOP 5 INCHES) CONTRACTOR SHALL COORDINATE LIGHT POLE BASE 2"X2��Xq�� PLATE
� PAINTED WITH AN ENAMEL PAINT TO INHIBIT CORROSION ° SUPPLIED BY GENERAL ASSEMBLY AND ANCHOR BOLT LAYOUT WITH VENDOR
RESIDUAL SOIL AND/OR ENGINEERED EARTH FILL -ANY FIELD WIELDING SHALL FIRST BE VERIFIED BY 6'-0" CONTRACTOR PRIOR TO PLACEMENT OF CONCRETE FOUNDATION
COMPACTED TO 98%OF ITS MAXIMUM DRY DENSITY AS ENGINEER AND PERFORMED IN ACCORDANCE WITH AWS � ° ) AND ANCHOR BOLTS. HEADED ROD
PER ASTM D 698-70(STANDARD PROCTOR)UNLESS D1.1
NOTED OTHERWISE -REFER TO SIGN MANUFACTURER DRAWINGS AND a�
iy -ALL PIERS TO EXTEND TO FROST DEPTH AS INSTRUCTIONS FOR ADDITIONAL INFORMATION ° OUTDOOR DIGITAL BOARD ANCHOR BOLT SCALE /'1 W
� DETERMINED BY LOCAL JURISDICTION � 1 - Q
-TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE a (6)#6 VERTICAL REINFORCEMENT N.T.S. � o
CANNOT ACCUMULATE EQUAL SPACED)SUPPLIED BY
-MINIMUM CONCRETE STRENGTH (F'C=3,000 PSI)SHALL a a aa a GENERAL CONTRACTOR.
CONFORM WITH MCDONALD'S CAST-IN-PLACE CONCRETE a �
SPECIFICATIONS SECTION 2.13-A w
-USE OF ADMIXTURES SHALL CONFORM TO MCDONALD'S a 3" MIN.COVER,TYP. �
CAST-IN-PLACE CONCRETE SPECIFICATION SECTION 2.6 ° � a a NOTTOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE
-AIR ENTERTAINMENT SHALL CONFORM WITH a a a ONCRETE FOUNDATION CANNOT ACCUMULATE �lr�i aS'
MCDONALD'S CAST-IN-PLACE CONCRETE a - '
a a a a C ANCHOR RODS, NUTS,AND WASHERS SHALL BE SHIPPED AS � 4,�.}`� �'y�
SPECIFICATIONS 2.6-A AND 2.13-A = = a AN ASSEMBLY FROM THE SIGN/LIGHTING MANUFACTURER ��' t � c�
-WATER CONTENT RATIO SHALL CONFORM TO i i i i i i E L E C T R I C A L C O N D U I T S F E D T H R O U G H H O L E �
MCDONALD'S CAST-IN-PLACE CONCRETE �=I I I I a I—I I I=� C D O N O T C U T A N C H O R B O L T S A F T E R I N S T A L L A T I O N O F P O L E � 't f'•
IN BASE PLATE c� � �
SPECIFICATIONS SECTION 2.13-A 3" COVER ��� ����,�� —��� ���—� 3, ' m
-FOUNDATION CONCRETE TO BE TESTED PER i I I I ' -I��—I�I 4'NUTS �5 �� �
MCDONALD'S CAST-IN-PLACE CONCRETE HDG(2 PLS) � JI IA' ry 7 �0��
SPECIFICATIONS SECTION 3.14 DIA. 2"X2"X4"PLATE t�� UIY L L �
-PROVIDE A MINIMUM 3"OF CONCRETE COVER OVER ALL �T CIIJ{l.. ¢��,
EMBEDDED STEEL. " �
-REINFORCEMENT PLACEMENT SHALL CONFORM TO M 2"X2"X4" C)fi ��t�F�
LEVELING PLATE
MCDONALD'S CAST-IN-PLACE CONCRETE 4"NUT HDG
�
-�I 1=1 I 1=1 I 1=1 I 1=1 I 1= � �
�i1-111 �II,��III-� W, O
CONTRACTOR SHALL COORDINATE LIGHT POLE BASE
ASSEMBLY AND ANCHOR BOLT LAYOUT WITH VENDOR �� �
PRIOR TO PLACEMENT OF CONCRETE FOUNDATION � �
AND ANCHOR BOLTS.
� o
OUTDOOR DIGITAL MENU BOARD SCALE A OUTDOOR DIGITAL MENU BOARD FOUNDATION SCALE B OUTDOOR DIGITAL MENU BOARD CONNECTION DETAILS SCALE D y �
N.T.S. N.T.S. N.T.S. `�
�. � M �
W �
��^ °
NOTES: � , Q_o, �
GENERAL NOTES STEEL: C TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE CANNOT s„ 0° � �°�°� �
HEAVY- HEX Q�
-THE FOLLOWING CODES WERE USED IN DESIGN: -STEEL PIPE SECTION:ASTM A53 OR A252 TYPE E GRADE ACCUMULATE 4 � �U�o �
��TOP NUT(GALVANIZED), � � o
-2016 CALIFORNIA BUILDING CODE B(Fy=35 KSI) C ANCHOR RODS, NUTS,AND WASHERS SHALL BE SHIPPED AS AN 2 P�S a �.o�, �
-ASCE 7-10 -HSS ROUND SECTION:ASTM A500 GRADE B(Fy=42 KSI) ASSEMBLY FROM THE SIGN/LIGHTING MANUFACTURER W o�° 0 3
-ACI 318-14 -HSS SQUARE/RECTANGULAR SECTIONS:ASTM A500 � � � v O� 3
-AISC 360-10&AISC 341-10 GRADE B(F y=46 KSI) 4"WASHERS
-AWS D1.1 -HEADED ANCHOR RODS ASTM F1554 GR 55,AN (GALVANIZED),2 PLS
-WIND SPEED 110 MPH(ULTIMATE WIND SPEED) ACCEPTABLE ALTERNATIVE IS ASTM F1554 GR 55,S1 0 -o �,�
-EXPOSURE B WHEN THE EMBEDDED END OF THE ROD IS THREADED o �, c�i o " ° a�i
-DESIGN LOADS DERIVED FROM THESE CODES AND AND THE NUT TACK WELDED PRIOR TO GALVANIZATION. $�� HEAVY HEX o o v��o a�i ��c
FORCES -STEEL ANGLES,CHANNELS,STRUCTURAL SHAPES AND NOTES: LEVELING NUT a ❑ � ° � � '�� °
C PIER DEPTHS REQUIRED ARE MINIMUMS.ALL PIERS TO EXTEND TO FROST DEPTH I o •c a a o � � ��
-AXIAL-456 LBF PLATES:ASTM A36 GALVANIZED a a� � N 6 3 3
-SHEAR-168 LBF(SERVICE) -REINFORCEMENT:ASTM A615 GRADE 60-BY GENERAL AS DETERMINED BY LOCAL JURISDICTION. � � N ❑ o L a a;� �o a
C TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE CANNOT ACCUMULATE.
-MOMENT-582 FT-LBF(SERVICE) CONTRACTOR =o � ° �� � °-o
� M I N I M U M A L L O W A B L E L A T E R A L S O I L B E A R I N G P R E S S U R E 1 5 0 P S F/F T O F D E P T H. a ` °� � °' c
-ALL FOOTING EXCAVATIONS ARE TO BE CLEAR OF -NUTS:ASTM A563A, HEAVY HEX ° c � °' a� �•��
C ALL REINFORCING STEEL BY GENERAL CONTRACTOR. � o .°' 3 �•- ° �
WATER AND FOREIGN -WASHERS:ASTM F844 A36 ° a �" Q �-
MATTER BEFORE PLACING CONCRETE -USE ASTM A153 CLASS C OT DIPPED GALVANIZED BOLTS � � � .a °�'� � � L�
-MINIMUM ALLOWABLE LATERAL SOIL BEARING AND FASTENERS. � �' 4"HOT DIPPED � � a� �:�'�� �'o
PRESSURE OF 150 PSF/FT-SITE SOIL CONDITIONS TO BE -ANCHOR RODS, NUTS,AND WASHERS SHALL BE SLOPE TOP TO SHED WATER GALVANIZED � ❑ -° � �� v �'a,a
30.9" CONFIRMED BY GEOTECHNICAL ENGINEER, IF ASSUMED SHIPPED AS AN ASSEMBLY FROM THE SIGN/LIGHTING ANCHOR RODS � � o o=��., a � L
SOIL CONDITIONS ARE NOT PRESENT, FOUNDATION MANUFACTURER � 0 � o �-° 3 a c ��
27�9 SHALL BE DESIGNED BY A LICENSED STRUCTURAL -NO FIELD HEATING TO BEND STEEL SHALL BE ALLOWEDu� o� o o °�o
ENGINEER TAKING IN TO ACCOUNT WITHOUT ENGINEER'S APPROVAL FINISHED GRADE � � N°� � ° a
a�Q
ACTUAL SITE SOIL CONDITIONS -DO NOT CUT ANCHOR RODS AFTER INSTALLATION OF � � �" �
-TOP 6"OF SOIL NEGLECTED IN EMBEDMENT DEPTH POLE ¢ ��2" `v � �'c� X� o
CALCULATIONS(EMBEDMENT DEPTHS SHOWN ARE FROM-AFTER INSTALLATION,ALL EXPOSED STEEL SHALL BE � m �� o� °'� �
GRADE) PAINTED WITH AN ENAMEL PAINT TO INHIBIT CORROSION - 4�� 3�� o �� c � o L �
-ELECTRICAL CONTRACTOR TO PROVIDE INFORMATION -ANY FIELD WIELDING SHALL FIRST BE VERIFIED BY I I I—I I I a I I I—I I I—I I I- ❑ ' J '-� � �'
��_���_�� —� —���- � °'� °'
O N C O N D U I T A N D E L E C T R I C A L R E Q U I R E M E N T S E N G I N E E R A N D P E R F O R M E D I N A C C O R D A N C E W I T H A W S I— I I I— I= ❑ w � o N� � �' o
D1.1 � ���I������ —���- � i � ��, a � �.�
-REFER TO SIGN MANUFACTURER DRAWINGS AND �I a I I I- CONTRACTOR SHALL COORDINATE LIGHT POLE BASE 2"X2"X4"PLATE � Q N °� o� ��
INSTRUCTIONS FOR ADDITIONAL INFORMATION �� ° - ASSEMBLY AND ANCHOR BOLT LAYOUT WITH VENDOR �° � `-' �- �
❑ .., am �- E
CONCRETE: UNDISTURBED SOIL PRIOR TO PLACEMENT OF CONCRETE FOUNDATION � o � �, � o � �
-ALL FOOTINGS SHALL BEAR ON FIRM UNDISTURBED aa AND ANCHOR BOLTS. HEADED ROD ❑ p ° N � a o
� RESIDUAL SOIL AND/OR ENGINEERED EARTH FILL a �° a � � 6'���� �a�
� COMPACTED TO 98%OF ITS MAXIMUM DRY DENSITY AS a o 3 o L ��'3.� a
P E R A S T M D 6 9 8-7 0(S T A N D A R D P R O C T O R)U N L E S S (4)4'DIA.ANCHOR RODS SCALE o � � >,3 �a � �"
� � DIGITAL PRE-SELL BOARD CONNECTION DETAILS W �
� NOTED OTHERWISE a �� °�'�-° � o
� -ALL PIERS TO EXTEND TO FROST DEPTH ASN.T.S. a � � o-� � � �'> U
DETERMINED BY LOCAL JURISDICTION � w t °=' o o� a��
� -T O P O F P I E R S S H A L L B E S L O P E D S U C H T H A T M O I S T U R E a 2"X 2"X4"S T E E L P L A T E � � o-3 w �� ��
� CANNOT ACCUMULATE �a a
-MINIMUM CONCRETE STRENGTH(F'C=3,000 PSI)SHALL w �
CONFORM WITH MCDONALD'S CAST-IN-PLACE CONCRETE ° NO.3 TIES, 12"O.C. � � � o � � �
SPECIFICATIONS SECTION 2.13-A 5�-�� a (3 IN TOP 5 INCHES) m o O Q N O � �
-USE OF ADMIXTURES SHALL CONFORM TO MCDONALD'S a a a a SUPPLIED BY GENERAL z � � \ w � cn \ � N
CAST-IN-PLACE CONCRETE SPECIFICATION SECTION 2.6 a � CONTRACTOR). � � � � w � � o � Q
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MCDONALD'S CAST-IN-PLACE CONCRETE
o \ Q \ c� U
`� SPECIFICATIONS 2.6-A AND 2.13-A a a (6)#6 VERTICAL REINFORCEMENT � � � � � ti �
� (EQUAL SPACED)SUPPLIED BY
-WATER CONTENT RATIO SHALL CONFORM TO GENERAL CONTRACTOR.
MCDONALD'S CAST-IN-PLACE CONCRETE a
SPECIFICATIONS SECTION 2.13-A a a
-FOUNDATION CONCRETE TO BE TESTED PER � CONCRETE FOUNDATION
�! MCDONALD'S CAST-IN-PLACE CONCRETE a NOTES:
� SPECIFICATIONS SECTION 3.14 C TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE �
-PROVIDE A MINIMUM 3"OF CONCRETE COVER OVER ALL � a a a CANNOT ACCUMULATE �
EMBEDDED STEEL. a ° C ANCHOR RODS, NUTS,AND WASHERS SHALL BE SHIPPED AS rn
a a AN ASSEMBLY FROM THE SIGN/LIGHTING MANUFACTURER ELECTRICAL CONDUITS FED THROUGH HOLE Q
-REINFORCEMENT PLACEMENT SHALL CONFORM TO 3" MIN.COVER,TYP. IN BASE PLATE c>
MCDONALD'S CAST-IN-PLACE CONCRETE C DO NOT CUT ANCHOR BOLTS AFTER INSTALLATION OF POLE
SPECIFICATIONS SECTIONS 3.2&3.5 PERFORMED BY � a a 4"NUTS N �
�I=III iii iii HDG(2PLS) w �
GENERALCONTRACTOR � m
-ANCHOR RODS TO BE SET IN ACCORDANCE WITH AISC 3" COVER =I I I I I I-I� —I I I II I II I I�;� ? Q
CODE OF STANDARD PRACTICE �I I I �� -�I�,=i��� 4'FLAT WASHER HDG Z � �
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HAS CURED PER MCDONALD'S CAST-IN-PLACE 2' DIA. _ � � �
CONCRETE SPECIFICATION SECTION 3.11-E � 4"FLAT WASHER HDG � � � Q
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RESTROOM NOTES � m
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o EXISTING FLOOR TILES AND BASES TO BE
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❑ EXISTING WALL FINISHES TO BE REMOVED. �2 2
REFER TO SEPARATE DECOR DRAWINGS FOR
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1. REFER TO A1.1 FOR NEW PLAN CONFIGURATION. VERIFY ALL 7. DEMOLITION CONTRACTOR TO COORDINATE & REVIEW ALL CONSTRUCTION ACROSS CUT OPENING. SECURE REBAR INTO EXISTING SLAB W/ EPDXY THE WORK INCLUDES, BUT IS NOT LIMITED TO THE DEMOLITION AND 1 � z =
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ADJACENT INTERIOR FLOORS AND WALLS IN KIND
WORK. BY THE ACT OF STARTING DEMOLITION, THE CONTRACTOR WILL DUCTWORK AS SHOWN ON THE DRAWINGS OR AS REQUIRED TO �
DEMOLITION 12. CONTRACTOR SHALL PROVIDE ALL TEMPORARY BRACING AS REQUIRED TO NOT USED O � cwn �
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ALLOWANCES IN PREPARING HIS BID. Z c� � w �
VEHICULAR DRIVE-LANES, DRIVE-THRU LANES, TRASH CORAL, LANDSCAPE, 13. PROTECT FROM DAMAGE DURING CONSTRUCTION ALL EXISTING WALLS, DRAINS, NOTED ON DRAWINGS AS WELL AS ALL ASSOCIATED PLUMBING NOT USED �
8. ELECTRICAL DEMOLITION NOTE: REFER TO ELECTRICAL DRAWINGS FOR ACCESSORIES. CAP, PLUG ALL ABANDONED SUPPLY & WASTE LINES. REMOVE EXISTING PLUMBING FIXTURE. EXISTING SANITARY PIPING BELOW SLAB TO REMAIN �� Q J �` � �'
�C• FLOORS, CEILINGS, ETC. THAT ARE TO REMAIN. CONTRACTOR TO PATCH & Z
DETAILED ELECTRICAL DEMOLITION NOTES. PATCH & SEAL ALL FLOOR PENETRATIONS. SEE MECHANICAL & 4 FOR NEW USE. CONNECT VENTS, DOMESTIC WATER PIPING AND HOT/COLD WATER PIPING � (� � � �
4. DIMENSIONS ARE TO FACE OF FINISH AND OR TO COLUMN REFERENCE REPAIR ANY DAMAGED PORTIONS OF THE EXISTING BUILDING AS
� PLUMBING DRAWINGS FOR DETAILED DEMOLITION NOTES. TO NEAREST EXISTING ASSOCIATED PIPING. SEE RESTROOM NOTES ABOVE. � NOT USED � w o
LINES, U.N.O. 9. VERIFY DISPOSITION OF ALL FURNISHINGS, MILLWORK, LIGHTING FIXTURES, REQUIRED TO MATCH THE EXISTING ADJACENT CONSTRUCTION & FINISHES. 10 0 0 �
ETC. TO BE REMOVED W OWNER. ALL ITEMS TO BE DISPOSED SHALL 19. WHEN UTILITIES ARE REMOVED, CAP & SEAL A MINIMUM OF 8" BELOW O � �
5. THESE DRAWINGS WERE PREPARED BASED ON INFORMATION ATTAINED � 14. THIS PLAN INDICATES A GENERAL SCOPE OF WORK TO BE PERFORMED REMOVE EXISTING GRAB BARS; PATCH AND REPAIR WALL SURFACE. W o 0
BE DISPOSED OF OFF-SITE AND IN AN EXPEDITIOUS MANNER. AND DOES NOT RELIEVE THE CONTRACTOR TO COMPLETE THE BUILDING FINISH FLOOR OR A MINIMUM OF 6" ABOVE FINISH CEILING. 4'4 SEE RESTROOM NOTES ABOVE. NOT USED � � z � �
FROM A SITE SURVEY. CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS � � N o
10. ROOFING CONTRACTOR TO FIELD INSPECT EXISTING ROOF FOR WEATHER MODIFICATIONS AS SHOWN AND REQUIRED BY THE CONTRACT DOCUMENTS, � �
IN FIELD PRIOR TO DEMOLITION & NOTIFY THE ARCHITECT IN CASE OF O ~ z z ''�
DISCREPANCIES IMMEDIATELY. DEMOLITION IS TO BE EXECUTED SO AS TIGHTNESS & PROPER DRAINAGE PRIOR TO BID. CONTRACTOR SHALL BE INCLUDING BUT NOT LIMITED TO PLUMBING, ELECTRICAL & HVAC WORK. O REMOVE EXISTING GLAZING PANEL AND STOREFRONT FRAMING � N � � � o N
NOT TO DISTURB EXISTING STRUCTURAL & ROOFING SYSTEMS, AND RESPONSIBLE FOR FIELD VERIFICATION OF EXISTING ROOF CONDITION AND 15. IF CONTRACTOR ENCOUNTERS ANY HAZARDOUS MATERIALS DURING �2 REMOVE EXISTING BULKHEAD ABOVE w �' m v�i x x �
OTHER AREAS THAT ARE INTENDED TO REMAIN INTACT. VERIFY ALL FOR INCLUDING ANY NECESSARY REPAIR COSTS IN BID. DEMOLITION OR CONSTRUCTION, HE SHALL IMMEDIATELY SUSPEND WORK NOT USED � � m o w w N o
CONSTRUCTION TO BE REMOVED THAT IS NOT INTEGRAL TO STRUCTURAL 11. SAWCUT & REMOVE EXISTING SLABS AS REQUIRED FOR UNDERGROUND & NOTIFY THE MCDONALD'S AREA CONSTRUCTION MANAGER BEFORE 5A REMOVE EXISTING PARTIAL HT. WALL
SYSTEM PRIOR TO DEMOLITION UNLESS NOTED. ELECTRICAL & PLUMBING LINES. REFER TO PLUMBING, ELECTRICAL & PROCEEDING. 13 0 0 4-2 2 3 0
6. ALL DIMENSIONS SHOWN AS EXISTING SHOULD BE FIELD VERIFIED BY KITCHEN DRAWINGS FOR ALL SAWCUTS & TRENCHING WORK REQUIRED. 16. ALL DEMOLITION SHALL BE CARRIED OUT IN A SAFE MANNER & IN
CONTRACTOR PRIOR TO DEMOLITION. VERIFY ALL DEMOLITION WORK W/ A L L C O N C R E T E F L O O R W O R K T O B E F I N I S H E D F L U S H W I T H E X I S T I N G STRICT ACCORDANCE WITH OSHA REGULATIONS. 5 B NOT USED N O T U S E D �z
NEW CONSTRUCTION & INSTALLATION DRAWINGS PRIOR TO BEGINNING FLOOR. DOWEL NEW SLABS TO EXISTING W/ #4 REBAR C� 24" O.C. 14
E A CH SI D E (S TA G G E R E D). R E BA R T O EX T EN D 6" IN T O EXI S TIN G SLA B & 17. THE SUB-CONTRACTOR SHALL FIELD VERIFY THE EXTENT OF DEMOLITION. R E M O V E P O R T I O N O F E X I S T I N G M A N S A R D R O O F P R O J E C T I O N A B O V E. A L I G N R E M O V A L O F 'r�'
CONSTRUCTION. O w •
PROJECTION ABOVE WITH EXISTING ADJACENT WALL BELOW MANSARD. REFER TO WALL �5 NOT USED � DEMO. PLAN
SECTIONS FOR EXTENT OF REMOVAL.
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T/ EXIST. STOREFRONT � I
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T/ EXIST. ROOF DECK � � ❑ a� � v � • •�
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Z Q w N � W N N O �"�
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DEMOLITION KEYNOTES (NOT ALL KEY NOTES MAY BE USED) � 00 �' � � � � o
o z o Q � � o � N U
OREMOVE EXISTING SIGNAGE � � REMOVE EXISTING TRIM BOARD BACK TO EXISTING SUBSTRATE. N ci �
O REMOVE EXISTING MANSARD LIGHT BEAMS �2 REMOVE EXISTING DRIVE THRU WINDOW, SIDELIGHTS, TRANSOMS, AND
EXISTING WALL DOWN TO 8" MIN. BELOW GRADE. SEE D1.1 FOR
ADDITIONAL INFO.
3A REMOVE EXISTING ROOFING AT LOWER AND UPPER PORTION OF �
DOUBLE MANSARD ROOF O REMOVE EXISTING DRIVE-THRU WINDOW, SIDELIGHTS AND TRANSOM Q
13 TO BE REMOVED. �
O REMOVE PORTION OF EXISTING MANSARD PROJECTION. ALIGN �
3B REMOVAL WITH EXISTING WALL BELOW
14 REMOVE EXISTING FRIEZE BOARD BACK TO SUBSTRATE O N
OREMOVE EXISTING STOREFRONT DOOR AND WINDOW SYSTEM. � �
�5 ROOF DRAIN OVERFLOW PIPE TO REMAIN � rn
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OREMOVE ALL LOGO STICKERS AND DECALS FROM ALL WINDOW, WALLS AND W �'
DOORS � o Q
6A REMOVE EXISTING GLAZING PANEL AND STOREFRONT FRAMING J � N �
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6B EXISTING STOREFRONT FRAMING TO REMAIN � z o � v� Q
� �
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6C REMOVE EXISTING GLAZING AND WINDOW FILL PANEL. STOREFRONT FRAME � � � o Q z
0
REMOVE EXISTING WINDOW AND EXTERIOR WALL DOWN TO SLAB. � � o o `� �
6D
LEGEND N � Z � �
0 0
O7 REMOVE EXISTING COPING SYSTEM BACK TO EXISTING p � z z N
SUBSTRATE. PATCH/REPAIR EXISTING SUBSTRATE DAMAGED � N � o N
FROM DEMOLITION IN KIND � , EXISTING CONSTRUCTION TO � � m N x x w �
L - - - - - J BE REMOVED � � m wo w w � o
OSHEATHINGXISTING TRIM BOARD BACK TO EXISTING PLYWOOD ��/f f EXTENT OF EXISTING
i l i 1��i 1� CONSTRUCTION TO BE REMOVED 004-2230
OREMOVE EXISTING WALL AND STOREFRONT GLAZING DOWN TO TOP OF SLAB. o
10 EXISTING CONSTRUCTION Z
TO REMAIN w �
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�' DEMO. ELEVATIONS
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T/ EXIST. MANSARD � � � �
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1 NON DRIVE-THRU ELEVATION
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DEMOLITION KEYNOTES (NOT ALL KEY NOTES MAY BE USED) � 00 �' � � � � o
o z o Q � � o � N U
OREMOVE EXISTING SIGNAGE � � REMOVE EXISTING TRIM BOARD BACK TO EXISTING SUBSTRATE. N ci �
O REMOVE EXISTING MANSARD LIGHT BEAMS �2 REMOVE EXISTING DRIVE THRU WINDOW, SIDELIGHTS, TRANSOMS, AND
EXISTING WALL DOWN TO 8" MIN. BELOW GRADE. SEE D1.1 FOR
ADDITIONAL INFO.
3A REMOVE EXISTING ROOFING AT LOWER AND UPPER PORTION OF �
DOUBLE MANSARD ROOF O REMOVE EXISTING DRIVE-THRU WINDOW, SIDELIGHTS AND TRANSOM Q
13 TO BE REMOVED. �
O REMOVE PORTION OF EXISTING MANSARD PROJECTION. ALIGN �
3B REMOVAL WITH EXISTING WALL BELOW
14 REMOVE EXISTING FRIEZE BOARD BACK TO SUBSTRATE O N
OREMOVE EXISTING STOREFRONT DOOR AND WINDOW SYSTEM. � �
�5 ROOF DRAIN OVERFLOW PIPE TO REMAIN � rn
a
OREMOVE ALL LOGO STICKERS AND DECALS FROM ALL WINDOW, WALLS AND W �
DOORS � o Q
6A REMOVE EXISTING GLAZING PANEL AND STOREFRONT FRAMING � � � �
O � v`''i �
� � �
6B EXISTING STOREFRONT FRAMING TO REMAIN � z o � � �
6C REMOVE EXISTING GLAZING AND WINDOW FILL PANEL. STOREFRONT FRAME � O � o Q Z
TO REMAIN.
0
REMOVE EXISTING WINDOW AND EXTERIOR WALL DOWN TO SLAB. � � o o �' M
6D
LEGEND N � Z � � �
0 0
O7 REMOVE EXISTING COPING SYSTEM BACK TO EXISTING � � z z N
SUBSTRATE. PATCH/REPAIR EXISTING SUBSTRATE DAMAGED � N � o N
FROM DEMOLITION IN KIND � , EXISTING CONSTRUCTION TO w � m N x x �
L - - - - - J BE REMOVED � � m wo w w � o
OSHEATHINGXISTING TRIM BOARD BACK TO EXISTING PLYWOOD ��/f f EXTENT OF EXISTING
i l i 1��i 1� CONSTRUCTION TO BE REMOVED 004-2230
OREMOVE EXISTING WALL AND STOREFRONT GLAZING DOWN TO TOP OF SLAB. o
10 EXISTING CONSTRUCTION Z
TO REMAIN w �
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�' DEMO. ELEVATIONS
�
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1
2 2 C�
2'-2„
2'-6" �,P NOTE: �-� = = = ��==��=== 'I' I � II
PERTAD�AMGU DELINES ONFIGURED � I�I II II II BA
II I�I I�I I�I I�I III �'"P
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FREEZER COOLER � II II
111 110 � co __
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- - - - 10'-0 1/2" I I I II �
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112 � 3'-4" 2'-0" I i �
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PRESENTER � �o�°�
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G E N E RA L N OT E S K EY N OT E S (NOT ALL KEY NOTES MAY BE USED) STRONG-TIE Q m Q � � � o Q
HTC4 � � � \ � �
1. ALL DIMENSIONS ARE TO OUTSIDE FACE OF SUBSTRATE OR MASONRY UNLESS OTHERWISE NOTED (FIN = BA ALUMINUM BATTENS BY B+N INDUSTRIES. � � � N a � � �
FINISHED DIMENSION). INTERIOR DIMENSIONS ARE TO FACE OF GYPSUM BOARD. SEE EXTERIOR SEE ELEVATIONS AND SECTIONS FOR C�? 48"O.C.
ELEVATIONS FOR WINDOW TYPES. REFERENCE CONT. TOP PLATE z STRUCTURAL MEMBER OR STUD
2. GC TO PROVIDE ADA SIGNAGE PACKAGE AND INSTALL SIGNS AT LOCATIONS AND POSITIONS INDICATED IN � SPANNING BOTTOM CHORD C�
PACKAGE OR AS REQUIRED BY LOCAL CODES. SIGNAGE PACKAGE SUPPLIED BY: � NEW MODULAR FRONT COUNTER BY OTHERS RACING TO � 4'-0" O.C.
FORREST PERMA-SIGN STRUCT. CONT. 2X FIRESTOPPING AT Q
9292 1 ST STREET, BOX 588 ❑ ALUMINUM CANOPY BY OTHERS, SEE A2 & A3 SERIES
c� ABOVE C� CEILING �
NEW ROCHELLE, NY 10802 4-0" O.C. LEVEL (TYP). �
WWW.FORRESTPERMASIGNS.COM DRIVE-THRU WINDOW; SEE A2 SERIES & A5.1 �
(800)214-8765 DT _ z � �
FOR WINDOW TAG & TYPE � - WOOD STUD PARTITION TYPE: � �
3. MAXIMUM OCCUPANCY SIGN TO BE POSTED PER LOCAL CODE. SIGN FURNISHED AND INSTALLED BY � m
GENERAL CONTRACTOR ❑ FLOOR LINE - CHANGE IN MATERIAL --------" -- � W a
4. ALL FRAMING LUMBER (SILL PLATES) IN CONTACT WITH CONCRETE SLAB SHALL BE PRESSURE TREATED FL 1/2" GYP BD, I I CLG AS ALL PARTITIONS TYPE 'A' � Z =
IN ACCORDANCE WITH IBC � ORDERING KIOSK COORDINATE THE EXACT LOCATION WITH THE 1/2" CEMENT � I SCHEDULED UNLESS NOTED OTHERWISE � � Y
5. ADJUST ALL PEDESTRIAN ENTRY/EXIT DOOR CLOSERS TO A MAXIMUM OF 51bs. OPENING/CLOSING FORCE. McDONALD'S AREA CONSTRUCTION MANAGER. REFERENCE THE KIOSK BOARD OR I � J � �, �
IN ADDITION, ADJUST CLOSERS TO ACHIEVE A CLOSING TIME OF 5 SECONDS FROM 90 DEGREES TO 12 2 PLYWOOD BACKUP � "A" = 2x4 � � N �
AND PUCK GUIDELINES ON SHEET GN1 .0 EACH SIDE.
DEGREES. IF NOT ACHIEVABLE, REPLACE DOOR CLOSER �DENOTES NUMBER OF KIOSKS ��A1 "= 2x4 W/BATT INS. � o � � w
6. GC TO COORDINATE ALL REQUIRED BLOCKING FOR WALL HUNG EQUIPMENT, SHELVES, ETC. FOR PROPER MATCH EXISTING I I B = 2x6 Z � � w �
INSTALLATION HEIGHTS SB SELF SERVE BEVERAGE BAR TO REMAIN FINISHES I "B1 "= 2x6 W/BATT INS. � O � o o `�
7. ALL KITCHEN EQUIPMENT IS EXISTING TO REMAIN UNLESS NOTED OTHERWISE. � BOTTOM 6" OF I "C" = 2x8 � (n � � Q Z
8. ALL HAND SINKS, VEGETABLE AND 3 COMP SINK ARE EXISTING TO REMAIN U.N.O. SF STOREFRONT SYSTEM TO MATCH EXISTING; SEE A2 SERIES FOR BACKUP TO BE I FLOOR AS "C1 "= 2x8 W/BATT INS. � o o � �
9. GC TO COORDINATE THE REMOVAL AND RELOCATION OF THE KITCHEN EQUIPMENT WITH THE KES AND � EXTERIOR ELEVATIONS & A5.1 FOR WINDOW TYPES. CEMENT BOARD � W o o `� �
SCHEDULED
ACM. ALUMINUM TRELLIS SYSTEM ABOVE - SEE - MIN. 1/2" STUD SPACING: 16" O.C. N � Z � �
10. REFERENCE THE KITCHEN PLANS FOR FINAL LOCATION OF THE KITCHEN EQUIPMENT. r1 � c� c� o
11 . GC TO COORDINATE ALL FINISHES WITH THE ACM. ROOF PLAN ABOVE SLAB O � z z N
12. PREPARE ALL EXPOSED SURFACES AND STRUCTURE FOR APPLICATION OF FINISH SUBSTRATE. „ � � m v�i X X � �
13. REMOVE ALL DEBRIS FROM BUILDING & SITE DISPOSE OF IN ACCORDANCE W/ STATE & LOCAL CODES. 1/2 DIA. SIMPSON CONT. PRESS. TREATED � � m o w w � g
14. PROVIDE TEMPORARY SUPPORT & BRACING AT ALL WALLS DURING DEMOLITION. TITEN HD C�? 48" O.C. BOTTOM PLATE
15. ALL NEW HAND SINK LOCATIONS SHALL HAVE CEMENT BOARD BACKING 48" IN HEIGHT A.F.F. 004-2230
16. COORDINATE EXISTING AND NEW POWER PANEL LOCATIONS WITH ELECTRICAL DRAWINGS AND ACM. 2 INTERIOR PARTITION Z
17. ALL PLYWOOD SHALL BE FIRE RETARDANT TREATED. A� . � 3 4�� _ � �-O�� WOOD FRAMING w A 1 • �
� _
�' FLOOR PLAN
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ST BA L DE T1 ST LE L C
C1 TYP L3 TYP C3 C1 L4 L2
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EUROWEST TILE GENERAL NOTES SHOP DRAWINGS COLOR SCHEME: 'STEEL'
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1. OUTSIDE CORNERS BY SCHLUTER SYSTEMS - COLOR TO MATCH TILE SEE ELEVATION KEYNOTES FOR MATERIALS AND COLOR SPECIFICATIONS � z � Q � � � � �' �
2. PERIMETER JOINTS: - MOVEMENT JOINTS ARE REQUIRED WHERE TILE WORK ABUTS SHOP DRAWING SUBMITTALS SHALL CONSIST OF A MINIMUM OF 2 � � c�
RESTRAINING SURFACES SUCH AS PERIMETER WALLS, AND GRADE. FLEXIBLE COPIES OF EACH DRAWING.
SEALANT AND COMPRESSIBLE BACK-UP WHEN REQUIRED OR BOND BREAKER TAPE. SHOP DRAWINGS SHALL BE REVIEWED BY CONTRACTOR TO VERIFY KEYNOTES (NOT ALL KEY NOTES MAY BE USED)
JOINT MATERIAL: URETHANE
COLOR: TO MATCH TILE AND GROUT COLOR THAT SUBMITTAL IS COMPLETE PRIOR TO SUBMITTING TO ARCHITECT. BA CO O'RATA I64M BY B+NS IND�USTRIESTON F5BER � LIGHT FIXTURE - SEE ELECTRICAL R� B�OND ROOF LADDER; PAINT TO MATCH BUILDING � TEMPERED GLASS
3. TIE-BACK AND SIGNAGE ATTACHMENT - PRE-DRILL TILE AND SLEEVE AND SEAL DRAWINGS CREATED BY THE ARCHITECT OF RECORD CANNOT BE CEMENT BACKER COLOR: RAL 7022 ILLUMINATION L1-TYPE: �
ALL ATTACHMENT POINTS. BY NICHIHA L1 = UP AND DOWN SCONCE ROOF DRAIN OVERFLOW PIPE Q
REPRODUCED AND/OR USED AS A SHOP DRAWING SUBMITTAL. Ro PAINT TO MATCH SURROUNDING MATERIAL T1 ALUMINUM TRELLIS SYSTEM
ALUMINUM CANOPY FASCIA SYSTEM L2 = DOWN ONLY SCONCE �
SHOP DRAWING SUBMITTALS SHALL INCLUDE THE FOLLOWING: � L3 = RECESSED DOWN FIXTURE XX-COLOR: �
(COLOR: WHITE) � McDONALD'S SIGNAGE C1 = CHARCOAL �
COLOR:
1. STOREFRONT GLAZING SYSTEM C1 = SILVER NPE: `"
CONTROL JOINT C3 = GO DE � �
2. TRELLIS/CANOPY SYSTEM CJ C2 = WHITE 1-1 THRU 6 - SEE SIGNAGE PACKAGE � �
C3 = GOLD STOREFRONT SYSTEM AND GLAZING; SEE A1.1 FOR
OUTSIDE CORNER STRIPS ❑ SF PLAN LOCATION & A5.1 FOR WINDOW TYPES T2 ALUMINUM TRELLIS TIE-BACK SYSTEM W ca.�
LE ACCENT LIGHTING - SEE ELECTRICAL z
ALUMINUM DOOR - REFER TO DOOR SCHEDULE A-WINDOW TYPE XX-COLOR: � o Q
COLOR SCHEME NOTE DA L1-LED LIGHT: C1 = CHARCOAL � � Y
FOR DETAILS L1 = UP AND DOWN FIXTURE SPANDREL PANEL - COLOR TO MATCH ADJACENT J � N �
G.C. TO CONFIRM COLOR SCHEME WITH PROJECT MANAGER & L2 = DOWN ONLY FIXTURE SP MATERIAL IN KIND W� EXISTING DRIVE-THRU WINDOW � � N r
LEGAL SUBMISSION COLOR RENDERINGS PRIOR TO CONSTRUCTION. pE EXISTING ALUMINUM DOOR L3 = INTEGRAL CANOPY FIXTURE � Z � �'
STUCCO EXTERIOR FINISH ,�,
SEE CV SHEET FOR CONTACT INFO. L4 = FLOOD LIGHT ST o � v� �
FINISH: HYDROPHOBIC / FINESSE Z c� � w �
DH EXISTING HOLLOW METAL DOOR - PAINT TO MATCH MF METAL FASCIA - COLOR TO MATCH MATERIAL BELOW. XX-COLOR: � O J o o �'
COLOR OF SURROUNDING MATERIAL C1 = GAUNTLET GRAY BY SHERWIN WILLIAMS � � � � Q z
NOTES EXISTING STUCCO TO BE PAINTED � NPE: C2 = RAL 7022 � o o � o
ES C3 = TIMBERWOLF BY SHERWIN WILLIAMS ,�,
�1 = PRE-FAB ANCHOR-TITE FASCIA W o o �, �
1. STUCCO AND EIFS CONTROL JOINTS INSTALLED PER � o 0
MANUFACTURER'S RECOMMENDATIONS. XX-COLOR: 2 = PRE-FAB CUSTOM ARCADE FASCIA N � z � �
C1 = GAUNTLET GRAY BY SHERWIN WILLIAMS � c� c� o
C2 = RAL 7022 COLOR: O � z z N
C1 = WEATHERED ZINC � N � v~i c~i� � N
C2 = RAL 7022 � � m o w w � o
ML METAL LETTERING - BY OTHERS
004-2230
0
z
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LE MF T2 ST MF CJ S ST MF S MF
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BA LE L L T1 DE L ST L DH L DH
NP L4 L2 L3 C3 TYP L2 C1 L2 TYP L2 TYP
TYP C1 C3 C1 TYP C1 C1
BEYOND � NON DRIVE—THRU ELEVATION
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EUROWEST TILE GENERAL NOTES SHOP DRAWINGS COLOR SCHEME: 'STEEL'
� m N � j � H �"� �
1. OUTSIDE CORNERS BY SCHLUTER SYSTEMS - COLOR TO MATCH TILE SEE ELEVATION KEYNOTES FOR MATERIALS AND COLOR SPECIFICATIONS � z N Q � � � � �' �
2. PERIMETER JOINTS: - MOVEMENT JOINTS ARE REQUIRED WHERE TILE WORK ABUTS SHOP DRAWING SUBMITTALS SHALL CONSIST OF A MINIMUM OF 2 � � c�
RESTRAINING SURFACES SUCH AS PERIMETER WALLS, AND GRADE. FLEXIBLE COPIES OF EACH DRAWING.
SEALANT AND COMPRESSIBLE BACK-UP WHEN REQUIRED OR BOND BREAKER TAPE. K EY N OT E S (NOT ALL KEY NOTES MAY BE USED)
JOINT MATERIAL: URETHANE SHOP DRAWINGS SHALL BE REVIEWED BY CONTRACTOR TO VERIFY
THAT SUBMITTAL IS COMPLETE PRIOR TO SUBMITTING TO ARCHITECT. 2"x2" ALUMINUM BATTENS FORTINA TLKS-5060 EXISTING ROOF LADDER; PAINT TO MATCH BUILDING
COLOR: TO MATCH TILE AND GROUT COLOR BA COLOR: TA-647 BY B+N INDUSTRIES ON FIBER � LIGHT FIXTURE - SEE ELECTRICAL RL g�yOND T TEMPERED GLASS
3. TIE-BACK AND SIGNAGE ATTACHMENT - PRE-DRILL TILE AND SLEEVE AND SEAL DRAWINGS CREATED BY THE ARCHITECT OF RECORD CANNOT BE CEMENT BACKER COLOR: RAL 7022 ILLUMINATION L1-TYPE: �
ALL ATTACHMENT POINTS. BY NICHIHA L1 = UP AND DOWN SCONCE ROOF DRAIN OVERFLOW PIPE Q
REPRODUCED AND/OR USED AS A SHOP DRAWING SUBMITTAL. RO PAINT TO MATCH SURROUNDING MATERIAL T1 ALUMINUM TRELLIS SYSTEM
ALUMINUM CANOPY FASCIA SYSTEM L2 = DOWN ONLY SCONCE �
SHOP DRAWING SUBMITTALS SHALL INCLUDE THE FOLLOWING: � L3 = RECESSED DOWN FIXTURE XX—COLOR: (�
(COLOR: WHITE) COLOR: � McDONALD'S SIGNAGE C1 = CHARCOAL �
1. STOREFRONT GLAZING SYSTEM C1 = SILVER NPE� C2 = WHITE � o
CONTROL JOINT �
2. TRELLIS/CANOPY SYSTEM �� C2 = WHITE 1-1 THRU 6 - SEE SIGNAGE PACKAGE C3 = GOLD � �
C3 = GOLD STOREFRONT SYSTEM AND GLAZING; SEE A1.1 FOR Q
OUTSIDE CORNER STRIPS LE ACCENT LIGHTING - SEE ELECTRICAL SF PLAN LOCATION & A5.1 FOR WINDOW TYPES T2 ALUMINUM TRELLIS TIE-BACK SYSTEM W Z c�
A—WINDOW TYPE XX—COLOR: � o Q
ALUMINUM DOOR - REFER TO DOOR SCHEDULE L1-LED LIGHT: C1 = CHARCOAL � � Y
COLOR SCHEME NOTE �A FOR DETAILS SPANDREL PANEL - COLOR TO MATCH ADJACENT � �
L1 = UP AND DOWN FIXTURE � � cn
G.C. TO CONFIRM COLOR SCHEME WITH PROJECT MANAGER & L2 = DOWN ONLY FIXTURE SP MATERIAL IN KIND ❑ EXISTING DRIVE-THRU WINDOW � w -
EXISTING ALUMINUM DOOR W1 O � � N
LEGAL SUBMISSION COLOR RENDERINGS PRIOR TO CONSTRUCTION. pE L3 = INTEGRAL CANOPY FIXTURE STUCCO EXTERIOR FINISH � z � w
SEE CV SHEET FOR CONTACT INFO. L4 = FLOOD LIGHT gT o � �n �
FINISH: HYDROPHOBIC / FINESSE Z c� � w �
DH EXISTING HOLLOW METAL DOOR - PAINT TO MATCH MF METAL FASCIA - COLOR TO MATCH MATERIAL BELOW. XX-COLOR: � O J o o �'
COLOR OF SURROUNDING MATERIAL O —
1 C1 = GAUNTLET GRAY BY SHERWIN WILLIAMS � � � � Q z
NOTES EXISTING STUCCO TO BE PAINTED TYPE: C2 = RAL 7022 � o o � o
ES C3 = TIMBERWOLF BY SHERWIN WILLIAMS ,�
�1 = PRE-FAB ANCHOR-TITE FASCIA W o o �, �
1. STUCCO AND EIFS CONTROL JOINTS INSTALLED PER � o 0
XX-COLOR: 2 = PRE-FAB CUSTOM ARCADE FASCIA • � Z � �
MANUFACTURER'S RECOMMENDATIONS. N
C1 = GAUNTLET GRAY BY SHERWIN WILLIAMS � c� c� o
C2 = RAL 7022 COLOR: O � z z N
C1 = WEATHERED ZINC � N � v~i v~i � `�
C2 = RAL 7022 � � m o w w N o
ML METAL LETTERING - BY OTHERS
004-2230
0
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6a. 6b. 6c. ATTACHMENT 3
� �
� " � � � �
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` Purpose & Intent
On May 20, I 992,the Ukiah Redevelopment Agency adopted Design Guidelines for the
Downtown Deslgn District. Three years later,in 1995,[he City adopted a new General
= Plan,which called for the adoption of Design Guidellnes for all commercial development
within the City limits. After considerable discussion, it was decided that the most
appropriate way to proceed was to simply augment the existing Downtown Design
Guidelines for application to commercial development projeCts outside the existing
� '�,
Downtown Deslgn District.
The existing Design Guidelines for the downtown area remain unchanged and are
included in this document as they were adopted in 1992. They will continue to be
applied within the Downtown Design Districras they have since their formal adoption.
New guidelines more applicable to the outlying commercial areas and commercial
gateways have been prepared and are included as a separate chapter in this document.
: The purpose of the Design Guidelines for projects outside the Downtown Design District
is I) to implement the goals and policies of the Community Design Element of the
General Ptan; 2) to provide design guidance and criteria for commerciai development;
3) to provide site planning and architectural excelience,as well as unity and integrity in
the commercial urbanscape outside of the Downtown core;and�I) to provide attractive
commercial areas along the major transportation corrldors outside the downtown that
will stimulate business and city-wide ecanomic development. 5) to provide property
owners, developers,architects,and project designers with a comprehensive guide for
'� buifding design.
' The Design Guidelines are intended to address the concerns expressed by the Planning
Commission and City Council regarding a lack of design guidelines for commercial
development within the City, and ro fulfil the direction contained in the Community
Design Element of the Uklah General Plan. ,
The Design Guidelines are applicable to all commercial development outside the existing
Down[own Design Distrtrt, and are intended to be applied in a fair and reasonable
manner, taking into consideration the size,configuratian,and location of affected and
surrounding parcels,as well as the size,scope,and purpose of the individual development
• ;� projects.
Architects, project designers,and/or project applicants are expected to make a strong
and sincere effort to comply with the Design Guidetines and contribute to the
improvement of the City's physical image. Project applicant's,w[th the assistance of
the[r architects and building designers,are expected to put forth a convincing creative
effort when planning development and designing buildings.
.�g_
6a. 6b. 6c. ATTACHMENT 3
Site Pl�nni�g
Natural Site Features Compatibility With
Generally, a designer should plan a project to fit a site's Surrounding Development
natural conditions,rather than aiter a site to accommodate The placement and layout of buildings, parking areas,
a stock building plan. landscaping, exterior lighting, and other site design
features should be compatible with surrounding land uses
Significant existing site features such as mature trees/ and architecture from both a functionai and aesthetic
landscaping, lot size and configuration, topography, and standpoint.
the relationship to surrounding development should be
compelling factors in determining the development capacity Development should not create unattractive views for
and design of projects. neighbors or traffic corridors. All exposed elevations
maintain consistent architectural character. Service areas,
All required Grading and Drainage Plans shall be prepared trash enc(osures, utility meters, and merhanical and
by a registered civil engtneer or other qualified professional electrical equipment should be screened from view.
acceptable to the City Engineer.
Parking Property owners are strongly encouraged to develop
The number of parking stalls and overall parking lot design sl�ared facilities such as driveways, parking areas,
shall generally comply with the requirements of the Ukiah pedestrian walkways, and outdoor living areas to
Municipal Code (UMC). Deviation from the parking maximize usable areas and create unique design
requirements of the UMC can be approved through the opportunities.
discretionary review process provided a finding is made that
there is a unique circumstance associated with the use of the Setbacks for new development should consider the
ro e that results in a demand for less character of existing frontages. Setbacl<s deeper than the
p p rty parking than minimum requlred are encouraged only in order to allow
normally expected. These circumstances may include uses
for sidewalk widening or the creation of special pedestrian
that would attract young teenagers, bicyclists, or a high areas such as entryways, courtways, outdoor cafes, and
number of drop-off patrons.
other features intended to enhance the pedestrian
environment.
Parking facilities shall be aesthetically screened and shaded
with shrubs, trees, and short walls and fences according to guilding Design
the requirements of the Zoning District in which the property
is located. Architecture
Monotonous box-like structures devoid of variety and
The visual prominence of parking areas should be de-
distinctiveness,and without openings and changes in wall
emphasized by separating parking areas into small
components. The practice of placing the majority of parking P�anes are discouraged. Architectural features such as
areas between the building(s) de-emphasized by separating arches,raised parapets,decorated cornices,eaves,windows,
parking areas into small components. The practice of placing balconies,entry insets, a variety of roof angles and pitches,
the majority of parking areas between the building(s) and the and the inclusion of relief features in wall surfaces
primary street frontage should be avoided(see page 22). are strongly encouraged when tied into a comprehensive
design theme.
Pedestrian Orientation j
pedestrian walkways should be included that directly link all Building Colors
parking areas with building entrances, off-site transportation The use of strong or loud colors, especially those with no
facilities, established sidewalks, and adjacent public rights-of- tradition of local usage, should be reviewed in context with
way. They should also be consistent with uses and the overall aesthetics of the area.
architecture from both a functional and aesthetic standpoint.
Colors should be compatible with adjoining buildings. Color
Outdoor pedestrian spaces should be landscaped and include Work on the side and rear walls should be compatible with the
such features as planters along sidewalks, pedestrian oriented colors on the front or street side walls. Decoration and trim
signs, attractive street furniture, low-level lighting, and should be painted in order to call attention to it.
outdoor seating areas.
,,�.,� ___ _ - .----- _._ __.,_ _ _�._. _ __ _.... _._ _ _� ._.. _. _.�_,.._z_. _ -- _ _
- 19-
6a. 6b. 6c. ATTACHMENT 3
Sl�e P���'illlll� (Cont.)
Building Materldls Sandwich board signs shali conform to the requirements
The creative use of wood, stucco, masonry (brick, stone, tile), of the Ukiah Municipal Code, and shall be tastefully
and recycled materials are strongly encouraged. designed�vith subdued colors, minimal sign copy,and a
creative appearance. Every sign should be designed in
The use of inetal buildings is discouraged, unless they are scale and proportion �vith the surrounding built
designed in a creative and unique way, that meets the purpose environment. Signs should be designed as an integral
and intent of the Design Guidelines. architectural element of the building and site to which it
principally relates.
Concrete block and exposed concrete are generally The colors, materials, and lighting of every sign should be
acceptable building materials, provlded they are treated, restrained and harmonious with the building and site. No
te�ctured, painted, and/or used in a pleasing aesthetic way sign shall be placed within the public right-of-way without
consistent with the design guidelines. Materials should Ue the securement of an Encroachment Permit.
selected to create compatibility behveen the building and
adjoining bulldings. Fe11CeS � Wa��S
Lighting All sides of perimeter fencing exposed to public viewJshould
Exterior lighting should be subdued. It should enhance be finished in a manner compatible with a project's
building deslgn and landscaping,as well as provide safety materials, finishes, colors,and architectural styling. Large
and security.Exterior Ilghting should not spill out and create blank fence walis, and fences and walls that create high
glare on ad�oining properties, and should not be directed vlsual barriers are strongly discouraged. All proposed
towards the nlght sky. unpainted wood surfaces should be treated or stained to
Li ht standard hei hts shouid be preserve and enhance their natural colors.
g g predicated on the
lighting need of the particular location and use. Tall No portion of a wall or fence should be used for advertising or
lighting fixtures that illuminate large areas should be avoided. display. No barbed wire, concertina wire, or chain link should
be used as fencing material if the fence is visible from the
Lighting fixtures, standards, and atl exposed accessories public right-of-way (see page 22).
should be harmon[ous with building design,and preferably
historic and innovative in style. All pedestrian and building qll Fencing and walls shall comply with the provlsfons of
access areas should be adequately lighted to provide safety, the llkfah Municipa)Code.No fencing or wall shall obstruct
security,and aesthetic quality. the sight dtstances of motorists,as determined by the City
Engineer.
Energy Conservation
6oth active and passlve solar design are encouraged.Natural
ventilation and shading should be used to cool buildings Outdoor Storage & Service Areas
whenever possible. --
Storage areas should be limited to the rear of a site, and
Sunlight should be used for dlrect heating and iilumination from public view with a solid fence or wall using concrete,
whenever possible. wood,stone,brick,or other similar material and should be
Solar heating equipment need not be screened, but should screened.All outdoor storage areas and enclosures should
be as unobtrusive as possible and complement the bullding be screened,when possible,with landscaping.
design. Every effort should be made to integrate solar paneis �
into the roof design,flush with the roof slope.(see page 22). If trash and recyclingareas are required in the discretionary �
review process, they shall be designed to harmonize with
SIgfIS the bullding and landscaping,and shall be consistent with
- - • -•� w the requirements of the Ukiah Municipal Code.
The amount, type, and loration of signage on a site shall
generally comply with the requirements of the Ukiah Where common mailboxes are provided, they should be
MunicipalCode. However,signprogramsshouldbedesigned located close to the front entrance of building(s).
tastefully and in a way where the overall signage does not The architectural character should be similar in form,
dominate the site. materials, and colors to the surrounding buildings.
-20-
6a. 6b. 6c. ATTACHMENT 3
�.andsCaping
All landscaping shall comply with zoning code requirements.
Landscaping shall be proportional to the building elevations. Parkl119 LOtS
Landscape plantings shall be those which grow well in Ukiah's Parking lots with twelve(I2)or more parking stalls shall have a
climate without extensive irrigation. Native, habitat-friendly tree placed between every four (4) parking stalls with a
flowering plants are strongly encouraged. continuous linear planting strip, rather than individual planting
wells, unless clearly infeasible. Parking lot trees shall primarily
All plantings shall be of sufficient size, health and intensity so be deciduous species, and shall be designed to provide a tree
that a viable and mature appearance can be attained in a canopy coverage of fifty percent (50%) over all paved areas
reasonably short amount of time. within ten (10)years of planting. Based upon the design of the
parking lot, a reduced number of trees may be approved
Deciduous trees shall constitute the majority of the trees through the discretionary review process.
proposed along the south and west building exposures; non-
deciduous street species shall be restricted to areas that do not parlcing lots shall have a perimeter planting strip with
inhibit solar access on the project site or abutting properties. both trees and shrubs. The planting of lawn areas with
the trees and shrubs is acceptable, provided they do not
All new developments shall include a landscaping coverage of dominate the planting strips.
twenty percent (20%) of the gross area of the parcel, unless
because of the small size of a parcel, such coverage would be Parking lots with twelve(�2)or more parking stalls shall
unreasonable. A minimum of fifty percent (50%) of the have defined pedestrian sidewalks or marked pedestrian
landscaped area shall be dedicated to live plantings. facilities within landscaped areas and/or separated from
automobile trave) lanes. Based upon the design of the
Projects involving the redevelopment/reuse of existing parking lot,and the use that it is serving, relief from this
buildin s shall requirement may be approved through the discretionary
g provide as much landscaping as feasible.
review process.
Landscaping Plans shall include an automatic irrigation system
and Lighting Plan. All required landscaping for commercial Street trees are required. They may be placed on the
development projects shall be adequately maintained in a property proposed for development instead of within the
viable condition. public right-of-way if the location is approved by the City
Engineer, based upon safety and maintenance factors.
The Planning Director, Zoning Administrator, Planning
Commission, or City Council shall have the authority Species of street trees shall be selected from the Ukiah
to modify the required elements of a Landscaping Master Tree List with the consultation of the City staff.
Plan depending upon the size, scale, intensity, and All street trees shall be planted consistent with the
location of the development project. Siandard Planting Detai!on file with the City Engineer.
-21 -
6a. 6b. 6c. ATTACHMENT 3
Parking- Screening
�����,.��,,.,.�,N�„�.�w�����.�U��.������,�� - � �������������.�,N����,�������,,_..
E RECOMMENDED ?
�.�.,.�k�._�a..m,�.r..�.....�.fr �`.�.� � � �
�., y �y
� O
�
Rear Delivery i� I �2
I
' ! Commercial
Noise Screening — — —
Around Air Conditioners �r� Building
Landscaping—�
Pleasant Signs C� n �
ll
Parallel Parking � �
,� .
Energy`Conserva�ion- �creening Solar Equipment
RECOMMENDED NOT
O ! O RECOMMENDED
I
i
i
�
�
�
n n —
s
� Solar collector cannot Solar collector
be seen from street. is visible from street_
��g:'3fiAWM.S,dt��Fi*�'�XfnS*..�-4XnFiItN�X�+,niRi�aFil�Yr�FiliCto.'+F.�R&��,�H%5'/f.'�'R�(yRiPFaQtlh94YA(Pf.e'%.T1V.��£N(Qfifib:i&9�a'rX,'�'.;.R4W�i'�F.IRGT'o-" .F,Y�V�.a.S.8FM47dIlliX4'7r�.bQ[8'51�F.ANANdifFB(h3Fi7[%b'LTLR9(.�8��'.lk��
Fences &Walls
Acceptable for Street Side Not Acceptable for
Street Sides
� ,,
- - � �
. �-_-: •.r` � 1,:
�,=� • :�t=- _
�;�—'�-.� :�_
Picket Chain ink
� - - -- - -
_ .��;�_=� ���_ �
Picket � Wood �re
� _ �-t!,� .
l;�
�st"_}__"�. ,,: �.,-
f Wroug t Iron � Post&Rail
-22-
6a. 6b. 6c. ATTACHMENT 3
P�e-Approv�l Considera�i�ns
Now that you have reviewed the guide,apply these questions to your proposed plans before you submit your application.
If you can answer yes to all of these questions,your plans have a very good chance for approval.If you have to answer no
to any of these questions, you may want to reevaluate your plans in light of the goals and criteria of the Commercial
Development Guide. We encourage your design creativity and look forward to working with you.
I J Do your plans relate favorably co the surrounding Yes ❑ NO ❑
area?
2.) Do your plans contribute to the improvement of the Yes ❑ NO ❑
overall character of the City7
3.) Do your plans fit as much as is reasonable with the Yes❑ NO ❑
building's original design?
4.) Are the changes or new construction proposed in your Yes ❑ NO ❑
plans, visible to the public and architecturally
interesting7
5.) Does your project propose a use consistent with YeS ❑ NO ❑
surrounding uses and businesses?
6.) Are all materials proposed in your plans appropriate Yes ❑ NO ❑
to the neighborhood7
7.} Do your plans include landscaping and design to Yes ❑ No ❑
enhance the pedestrian environment?
�
s.) Have your plans been designed in accordance with Yes ❑ No ❑ '
the guidelines set forth in this booldet7
i
9.) Are you aware that Ukiah is in Seismic Zone 4 and Yes � NO ❑
what that means to your project?
- 23-
6a. 6b. 6c. ATTACHMENT 3
City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
The Planning Commission on June 27, 2007 adopted the following Checklist which is intended
to assist developers, staff, policy boards and the public in determining project consistency with
the Commercia/ Deve/opment Design Guidelines for the Downtown Design District. Please
refer to the Guidelines for the full text and illustrations, as the Checklist does not supersede or
substitute for the Guidelines. The information in parentheses provides examples of ways to
achieve the desired effects, recognizing that it is impossible to reduce the art and practice of
design into a checklist of individual elements.
"Architects, project designers and applicants are expected to make a strong and sincere effort to
comply with the Guidelines and contribute to the improvement of the City's physical image.
Project applicants, with the assistance of their architect and building designees, are expected to
put forth a convincing and creative effort when planning development and designing buildings."
(Guidelines, page 1).
Discussion of Desiqn Elements: Applicants are requested to discuss the following issues
in their project application submittal.
1. How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2. What architectural style(s)/period is represented by the project design, if any?
3. After completing the checklist below, explain how the project complies with the various
factors below.
4. Are any of the criteria below not met? If so, why not?
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable
Site features (p. 6)
❑ ❑ ❑ Site design is compatible with the natural environment, and incorporates the
major existing features (trees, landscaping, city creeks, riparian habitat, lot shape, size,
relationship to surrounding area).
Coordination (p. 6)
❑ ❑ ❑ Facilities (driveways, parking, pedestrian plazas, walkways) are shared with adjacent
properties (maximize useable area;increase pedestrian features and landscaping;
improve design).
❑ ❑ ❑ Uses are functionally compatible (offices near residential, retail with office or housing
above or behind, street level businesses emphasize walk-in traffic:retail, restaurants,
personal services).
23-1
6a. 6b. 6c. ATTACHMENT 3
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No- Not consistent or more information needed; N/A- not applicable
Setbacks (p. 6)
❑ 0 ❑ Setback are compatible with the character of adjacent frontages and the block.
❑ O ❑ Setbacks reflect properfy uses; vary setbacks to enhance pedestrian scale and
interest (reduced setbacks enhance pedestrian views of store window displays;
increased setbacks accommodate sidewalks, entries, courtyards, outdoor cafes).
Pedestrian access (p. 6, 11, 14, 16)
❑ � ❑ Pedestrian-friendly design and orientation is emphasized.
❑ ❑ ❑ Facilities are integrated into and compatible with architectural quality of the site
and area.
❑ ❑ ❑ Pedestrian spaces are conveniently located, well-marked, safe and lighted
(pedestrian spaces visible for safety, low level lighting adequate for security accented to
site design, spaces shaded from sun and elements, especially in parking lots).
❑ ❑ ❑ Pedestrian elements are attractive and functional, to increase interest in walking
and gathering in outdoor spaces (landscaping, outdoor cafes, benches, seating,
kiosks, displays, newsstands).
� � � Walkways to parking are functional and safe (walkways link parking to building
entrances and other walkways; design features demark or separate walkways from traffic:
textured or raised surfaces, grade variations, landscaped berms, low walls).
Parking lots (p. 6, 16)
❑ ❑ ❑ Decrease visual prominence and reduce heat island effect (locate behind buildings,
divide into smaller lots, avoid large unbroken expanses of paving; emphasize screening,
shading, landscaping).
❑ ❑ O Adequate directional signage for vehicles and pedestrians.
❑ ❑ O Bicycle parking close to building entries for security; covered if possible,
Landscaping (p. 6, 16-17)
❑ ❑ ❑ Scale and nature of landscape materials is appropriate to, complements, and
accents the site, building design and dimensiors (color accents, annual plantings,
window box plantings on overhead projections, landscaping does not obscure walkways
or visual corridors).
❑ ❑ O 20% of gross lot area landscaped /50% live plantings. (Plants are oftype, spacing
and sizing to reach maturity within reasonable time. Hardy, drought tolerant, low
maintenance species adapted to Ukiah climate are emphasized;parking lots trees a/so
withstand heat, pollutants. Deciduous trees on south and west. Groundcover compatible
with trees. Street trees selected from Ukiah Master Tree List/plantings per Standard
Planning Detail required on private lot or public righf of way.)
❑ ❑ � Parking areas with 12 or more stalls: 1 tree per 4 stalls, continuous linear strips
minimum 5 feet wide; 50% shading within 10 years; automatic irrigation systems
required.
Signs (p. 12-13)
❑ ❑ ❑ Signs are compatible with architectural character of buildings (historic period, style,
location, size, configuration, materials, color-harmonize with design, do not obscure
architectural features).
❑ ❑ ❑ Sign program minimizes visual clutter (reduce large and multiple signs, sign area is
minimum necessar to identif business, window signs not exceedin 25%of window
23-2
6a. 6b. 6c. ATTACHMENT 3
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable
area, sandwich boards have subdued color/minimal copy/located outside ROW, size of
signs on converted residential buildings minimized, signs over public right of way:
minimum 8 feet above grade).
� � � Preferred commercial sign types: Painted on band above windows on sfuccoed
building, painted window signs, narrow/flat signs hung from stationary canopies, flat signs
flush-mounted on building fronts, projecting signs attached to building front, exposed
neon tube signs integrated into building design, signs on awnings. Detached
freestanding signs for structures on sidewalk line not allowed.
Lighting (p. 14-16)
❑ ❑ ❑ Lighting harmonizes with site, building design, architecture and landscaping
(lighting form, function, character, fixture styles, design and placement;lighting does not
interfere with pedestrian movement).
❑ O ❑ Lighting minimizes effects on adjacent properties, auto and pedestrian
movement, and night-time sky (downcast and shielded, ground/low level, low intensity,
nonglare).
Visual appearance (p. 6-7)
❑ ❑ ❑ Buildings are visually cohesive, compatible and complementary (scale, proportion,
design, style, heights, mass, setbacks).
❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly
monotonous designs, or strong contrast with adjacent buildings).
❑ ❑ ❑ Buildings exhibit high quality design and construction, with functional design
solutions.
❑ ❑ ❑ Site and buildings are visually attractive from neighboring properties, traffic and
corridors, and public spaces (service areas and devices screened, integrated and
compatible with site features;above criteria is applied to areas visible to public view;rear
and side views are visually interesting, coordinated and well-maintained).
❑ ❑ ❑ Building exteriors compatible with surrounding properties (compatible or better
quality, compatible with natural materials, coordinated but not the same as surrounding
properties, avoid more than one vivid or bright color per building, avoid concrete block on
visible exterior walls:if used then creative design and surface treatments required).
Reconstruction, repair, alterations (p. 7)
❑ ❑ ❑ Preserve original character of site (use original materials present on the site, avoid
damage to brick surfaces or match original character if brick must be replaced, preserve
original character of residential site if converted to commercial use).
❑ ❑ ❑ Protect historical structures and sites �NO1e'�; indicate applicability of State Historic
Building Code, address pre-1972 construction and unreinforced masonry issues.
Roofs and rooflines (p. 8)
❑ ❑ ❑ Roofs and rooflines visually compatible with building design and surrounding
area (roof and rooflines compatibility; diverse parapet wall shapes, consistent
historical roof forms and decorations, neutral roof colors;form, color and texture are
integral part of building design; rooftop apparatus screened).
Facades and entryways (p. 8- 11)
� ❑ ❑ Facades are varied and articulated (cornice lines, parapets, eaves, cloth awnings,
balconies, signs, entry insets, trellises, overhangs, planter boxes, 3-dimensional
articulation; avoid long, straight facades without change in planes or openings, maximize
23-3
6a. 6b. 6c. ATTACHMENT 3
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable
windows along commercial frontage;building entryways have strong architectural
definition)
❑ ❑ ❑ Facade improvements are compatible with historical background.
❑ ❑ ❑ Rear and side entries and elevations are attractive and visually coordinated with
others within same viewshed.
Maintenance (p. 7)
❑ ❑ ❑ Demonstrate consideration of site and building maintenance.
Note 1: Architectural and Historical Resources Inventory Report, Ukiah California 1984-1985—available at City of
Ukiah; also documents at Held-Poage Memorial Home and Library, 603 W. Perkins Street.
Other Considerations
A variety of site and building design issues have increased in importance to the public and
policy boards since the Guidelines were written in the early/mid 1990s. Some of those are
expressed below. The Checklist will be modified from time to time.
Yes No N/A OTHER CONSIDERATIONS
Walkable and bikeable communities
❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/biking facilities on the site, connects to nearly
walking/biking facilities, provides shortcuts for walkers/bikers, project is located within 1/4-
1/2 of other p/aces to walk).
❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks sufficiently wide,
without obstruction; curbs, shade, lighting provided;buffers between walkers and traffic
provided; safe and direct street crossings for walkers).
❑ ❑ ❑ Entrances provide convenient access (entrances adjacenf to sfreet, minimal setback,
routes and accessways are well marked, sidewalks provided uninterrupted access to
entrances, safe bike parking is located close to entrances).
Green building (incorporating green building elements)*
❑ ❑ ❑ Sustainable site
❑ ❑ ❑ Water efficiency
❑ ❑ ❑ Energy
❑ ❑ ❑ Materials and resources
� � � Indoor environmental quality
Visitability and universal design (the site and its elements are accessible to people
� � � at differing stages, ages and circumstances of life:accessible primary and interior
entrance and routes, accessib/e kitchen and bath space and devices, for dwellings-
accessible bedroom, common room, and devices).
`See Green Building Council LEED and other guidelines for detailed measures:
http://www.usgbc.orq/DisplavPaqe.aspx?Cateqorvl D=19
http://www.nrdc.org/build inggreen/strategies
23-4
6a. 6b. 6c. ATTACHMENT 3
City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
The Planning Commission on June 27, 2007 adopted the following Checklist which is intended
to assist developers, staff, policy boards and the public in determining project consistency with
the Commercial Development Design Guidelines. Please refer to the Guidelines for the full text
and illustrations, as the Checklist does not supersede or substitute for the Guidelines. The
information in parentheses provides examples of ways to achieve the desired effects,
recognizing that it is impossible to reduce the art and practice of design into a checklist of
individual elements.
"Architects, project designers and applicants are expected to make a strong and sincere effort to
comply with the Guide►ines and contribute to the improvement of the City's physical image.
Project applicants, with the assistance of their architect and building designees, are expected to
put forth a convincing and creative effort when planning development and designing buildings."
(Guidelines, page 1).
Discussion of Desiqn Elements: Applicants are requested to discuss the following issues
in their project application submittal.
1. How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2. What architectural style(s)/period is represented by the project design, if any?
3. After completing the checklist below, explain how the prnject complies with the various
factors below.
4. Are any of the criteria below not met? If so, why not?
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A-not applicable
Site features (p. 19)
❑ ❑ ❑ Site design is compatible with the natural environment, and incorporates the
major existing features (trees, landscaping, city creeks, riparian habitat, lot shape, size,
relationship to surrounding area).
Coordination (p. 20 )
❑ ❑ ❑ Facilities are shared and coordinated with adjacent properties.
❑ ❑ ❑ Setbacks are compatible with character of adjacent frontages.
� ❑ � Setbacks are minimized to enhance the pedestrian environment.
Pedestrian access (p. 19 )
❑ ❑ ❑ Site has pedestrian orientation, consistent with uses, design and architecture.
� ❑ O Pedestrian elements are attractive and functional (walkways link parking to building
entrances and other walkways;planters, street furniture, outdoor seating, pedestrian
oriented signs, low level lighting provided).
23-5
6a. 6b. 6c. ATTACHMENT 3
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No- Not consistent or more information needed; NIA- not applicable
❑ ❑ ❑ Parking areas with 12 or more stalls: defined sidewalk or marked pedestrian
facilities in landscaped areas or separated from traffic lanes required.
Parking lots (p. 22 )
❑ ❑ ❑ Decre�se visual prominence and reduce heat island effect (locate behind buildings,
divide into smaller lots, avoid large unbroken expanses of paving; emphasize screening,
shadin , /andsca in .
Landscaping (p. 22 )
❑ ❑ � Scale and nature of landscape materials is appropriate to the site and structures.
❑ ❑ ❑ 20% of gross lot area landscaped /50% live plantings; landscape redevelopment
or reuse projects to extent feasible (Plants are of type, spacing and sizing to reach
maturity within reasonable time. Hardy, drought tolerant, low maintenance species
adapted to Ukiah climate are emphasized, parking lots trees also withstand heat,
pollutants. Deciduous trees used on south and west. Automatic irrigation required for
new commercial development. Street trees selected from Ukiah Master Tree List/
plantings per Standard Planning Detail required on private lot or public right of way.)
❑ ❑ ❑ Parking areas with 12 or more stalls: 1 tree per 4 stalls within continuous linear
strips. Perimeter planting strips use trees and shrubs. Focus on deciduous trees
achieving 50% shading within 10 years.
❑ ❑ ❑ Parking lots generally: Perimeter planting strips, Street trees selected from Ukiah
Master Tree List required.
Signs (p. 21) .
❑ ❑ ❑ Signs are compatible with architectural character of buildings (signage does not
dominate site, uses compatible colors and material, lighting is restrained and harmonious,
sandwich boards are creative/subdued color/minimal copy).
Lighting (p. 20)
❑ ❑ � Lighting harmonizes with site, building design, architecture and landscaping
(lighting form, function, character, fixture styles, design and placement;lighting does not
interfere with pedestrian movement).
Energy conservation (p. 21)
❑ ❑ ❑ Active and passive solar and other renewable energy design and devices are
used (building orientation, landscaping, lighting, heating and cooling, photovoltaic
system-ready or installed).
O ❑ ❑ Devices are unobtrusive and complement design (so/ar panels flush with roo�.
Visual appearance (p. 20)
❑ ❑ ❑ Buildings are visually cohesive, compatible and complementary (scale, proportion,
design, style, heights, mass, setbacks).
❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly
monotonous designs, or strong contrast with adjacent buildings, creative use of natural
and recycled materials;metal discouraged unless creative and consistent with
Guidelines)
� � � Variety of architectural features encouraged tied to comprehensive design theme
(arches, raised parapets, cornices, eaves, windows, balconies, entry insets, roof angles
and pitches, wall relief features).
� ❑ ❑ Building exteriors compatible with surrounding properties (compatible materials,
colors, ualit , coordinated but not the same as surroundin ro erties, avoid stron or
23-6
6a. 6b. 6c. ATTACHMENT 3
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable
vivid colors unless they fit within local context, concrete blocWexposed concrete on visible
walls finished in aesthetic manner).
� � ❑ Visible fences compatible with project and visually attractive (compatible colors,
materials, styles; wire fences, high barriers and use for advertising discouraged).
� � � Site and buildings are visually attractive from neighboring properties, traffic and
corridors, and public spaces (service areas and devices screened, integrated and
compatible with site features; common mailboxes architecturally consistent and/ocated
close to building; above criteria is applied to areas visible to public view;rear and side
views are visually interesting, coordinated and well-maintained).
Maintenance (p. 22 )
❑ ❑ ❑ Demonstrate consideration of site and building maintenance.
Other Considerations
A variety of site and building design issues have increased in importance to the public and
policy boards since the Guidelines were written in the early/mid 1990s. Some of those are
expressed below. The Checklist will be modified from time to time.
Yes No N/A OTHER CONSIDERATIONS
Walkable and bikeable communities
❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/biking facilities on the site, connects to nearly
walking/biking facilities, provides shortcuts for walkers/bikers, projecf is locafed within 1/4-
1/2 of other places fo walk).
❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks sufficiently wide,
without obstruction;curbs, shade, lighting provided;buffers between walkers and traffic
provided; safe and direct street crossings for walkers).
� ❑ ❑ Entrances provide convenient access (entrances adjacent to street, minimal setback,
routes and accessways are well marked, sidewa/ks provided uninterrupted access to
entrances, safe bike parking is located close to entrances).
Green building (incorporating green building elements)'"
❑ ❑ � Sustainable site
❑ ❑ ❑ Water efficiency
❑ ❑ ❑ Energy
❑ ❑ ❑ Materials and resources
� � � Indoor environmental quality
Visitability and universal design (the site and its elements are accessible to people
� � � at differing stages, ages and circumstances of life: accessible primary and interior
entrance and routes, accessible kitchen and bath space and devices, for dwellings-
accessible bedroom, common room, and devices).
*See Green Building Council LEED and other guidelines for detailed measures:
http://www.usqbc.org/DisplayPaqe.aspx?CateqorvlD=19 * http://www.nrdc.org/buildinggreen/strategies
23-7
6a. 6b. 6c. ATTACHMENT 3
Project Review Process Flow Chart
Project Review Process At A Glance
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Submit Site Development Submit Facade Improvement
Permit application to City Permit Application to the City
Planning &Community Planning&Community
Development Deparfinent
Development Department
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City Planning Commission Redevelopment Agency i
review of project Design Review Board
review of project
-24-
6a. 6b. 6c. ATTACHMENT 3
Local Examples of Desirable Design Elements
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-25-
6a. 6b. 6c. ATTACHMENT 3
Local Examples of Desirable Design Elements
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-26-
AGENDA ITEM NO. 6c
Department of Community Development and Planning
300 Seminary Ave.
Ukiah, CA 95482
���� �� ����� planning@cityofukiah.com
TO: Design Review Board
FROM: Michelle Irace, Planning Manager
DATE: July 19, 2018
SUBJECT: Request for Review and Recommendation to the Planning Commission
regarding an application for a Major Site Development Permit and Major Use
Permit to allow the development of a 7,671 sf retail shell building to house a
2,200 sf Panda Express and drive-thru, as well as 5,471 sf of other retail space
at 1230 Airport Park Boulevard. (APN 180-080-77); File No. 18-3591.
PROJECT
An application was received from Terry Johnson, Best Properties for approval of a Major Site
Development Permit and Major Use Permit to allow the development of a two-phase project to
develop commercial uses.The first phase would include a 7,671 sq.ft. retail shell building to house
a 2,200 sq.ft. Panda Express restaurant and drive-through, as well as 5,471 sq.ft. of other retail
space. The project would also include supporting parking, signage, lighting, trash enclosures, as
well as irrigated landscaping. The second (future) phase would include 5,025 sq.ft. of retail.
The site plan, elevations, and renderings are included as Attachment 1.
Location. The proposed project is to be located on one parcel (APN 180-080-77) in the Airport
Industrial Park (AIP) Planned Development area and comprise ± 1.14 acres. It is bordered by
Airport Park Boulevard to the east and Airport Road as well as the rail road tracks to the west.
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AGENDA ITEM NO. 6c
Department of Community Development and Planning
300 Seminary Ave.
Ukiah, CA 95482
���� �� ����� planning@cityofukiah.com
Setting. The project site is located on a vacant parcel in the Airport Industrial Park Planned
Development which is heavily developed with commercial uses. The project is surrounded by
the following uses:
North: Commercial including Sears, U.S. Cellular, Ukiah Valley Holistics Cannabis
Dispensary, etc.; Light Manufacturing/Mixed Use zoning
South: Commercial including Mendocino Animal Hospital; Light Manufacturing/Mixed
Use & Industrial zoning
East: Commercial including Friedman Brothers, Food Maxx, etc.; Retail Commercial
zoning
West: Ukiah Municipal Airport; Light Manufacturing/Mixed Use zoning
Regulatory Framework. The parcel carries a General Plan Master Plan Area Use designation
and is a Planned Development governed by AIP PD Ordinance 1178. The zoning designation
for the subject parcel within the AIP PD is Light Manufacturing/Mixed Use. A Minor Subdivision
is also proposed and is being processed concurrently with the proposed Major Site
Development Permit and Major Use Permit.
The entirety of the site is not located within the Downtown Design District and as such, the
Design Guidelines for Projects Outside of the Downtown Design District are included for
reference purposes. In addition, the proposed project is subject to the design standards in the
AIP PD Ordinance 1178. (Attachment 2).
The project is located in the B1 Airport Compatibility Zone that allows for low-intensity use types
such as retail, office, manufacturing, and food processing, etc.
STAFF REQUEST
Staff is requesting the DRB review the project for design and make a recommendation to the
Planning Commission.
ATTACHMENTS
1. Site plan, elevations, and renderings
2. AIP PD Ordinance 1178
x I 'i 'i '
E SEARS �, � E B �� � � � PROJECT DATA
( ' �N .i.c.) i
� \N . I .C.� � II A.P.N.: 180-080-77
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I �I10' WATER LOT SIZE: 1.82 ACRES GROSS (79,279f S.F.)
II �EASEMEN NEW PARCEL 1 (PHASE 1): 1.14 ACRES (49,658f S.F.)
�-I ' � NEW PARCEL 2 (PHASE 2): 0.68 ACRES (29,621 f S.F.)
x � WALK ITH STRIPED
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TITLE CITYVIEW PRODUCT N0. TITLE CITYVIEW PRODUCT NO.
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� � � � � � � � � � � � � � � � � � � � � � � �� , � SIZE• 1 82 ACRES GROSS (79,279f F. �
��� o , � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � \ � ,, � NEW PARCEL 1 (PHASE 1): 1.14 ACRES (49,658f S.F.)
INEW PARCEL 2 (PHASE 2): 0.68 ACRES (29,621 f S.F.)
� PHASE 1 DATA
1
I AL.L DR4V�INGS AI�D WPo11FN M4TEPoAL APPEAI�NG
BUILDING AREA: 7,671 SQ. FT./ 49,658 SQ. FT. = 15.4� FfRE1N CONSIITUTE ORIaf�14L & UNPUBIJSFED
� NpRK OF HM� ARCHITECTS AND M4Y NOT BE
� LANDSCAPE AREA: 9,917 SQ. FT./ 49,658 SQ. FT. = 20.0� ���� � � a�� ��
I WPoTfEN CONSQJf OF HbR ARCHTECTS
-- -- — -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --�-- — HARDSCAPE AREA: 32,070 SQ. FT./ 49,658 SQ. FT. = 64.6%
� -� LAN DSCAPE PLAN
� I FUTURE PHASE 2 DATA
' EAST
I � RETAIL BUILDING AREA: 5,025 SQ. FT.
�
i l e JUNE 13, 2018
PRELI M I NARY LAN DSCAPE PLAN - EAST NORTH DRAWNCCY:
CHECKED BY:
SCALE: 1" = 10' SP
JOB N0.
18006
Table 2. �Vest Landscape Plant List � � �
Minimum* H M R A R C H I T E C T S
___ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ _ Latin Name Common Name Map Code # of Plants Spacing Plant Size Symbol
Herbaceous 2�30 2�st street
� Sacramento, CA 95818
� T 916 736 2724
a
° a Achillea millefolium Yarrow 'Island Pink� - www.hmrarchitects.com
� �� �� �� , AM 30 18" 1 gal �
o ° a �� ■ ■ ■
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�
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� � � FC 133 18" 1 gal �
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Festuca idahoensis Idaho Fescue
� � � � � =� �� � FI 196 12" 1 gal �
f�' � ���
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;��� � G�indelia campo�um Gum Plant GC 71 1 S" 1 gal � E I'1 g I 1�1 e e rS 8c �7 e O�O g I StS
� X I �
i � / 1062 G St. Suite I � Arcata, CA 95521
'',x � Shrubs
,\�\ I Ph : 707-822-5785 � Fx: 707-822-5786
x � _ www.streamlineplanning . net
� � ' �� �, Amelanchie� alnifolia Serviceberry AA 3 8' S gal � � �
x ' �
IA�onia melanoca� a Chokebe
x p � ArM 30 36" 5 gal
� � �
x
IP�unus vi�giniana Chokecherry pV 5 NA 5 gal �
x � ' �-
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x �
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I � � �
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x ■ � •— �
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x 31 NA � � � �
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x Subtotal 506 � � �
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� , o Y p pp g p � pY g p g
i � - herbaceous species. The exception shall be in swale/bio-retention areas, where a 1" layer of bark mulch will be applied and then � � �
covered with a minimum 4" layer of rock mulch to prevent scouring or bark floatation. M (� N
x I W � �
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� �� � � ��� LOT SIZE: 1.82 ACRES GROSS (79,279f S.F.) �
's� �
x ��� � '� �� � � " NEW PARCEL 1 (PHASE 1): 1.14 ACRES (49,658f S.F.)
I � " ; - � � NEW PARCEL 2 (PHASE 2): 0.68 ACRES (29,621 f S.F.)
x
I �� � � PHASE 1 DATA
x ALL DR4WINGS A�D N�PoTTEN M4TEPoAL APPEAI�NG
� ' �' � BUILDING AREA: 7,671 SQ. FT.� 49,658 SQ. FT. = 15.4� FfRE1N CONSIITUTE ORIaf�14L & UNPUBIJSFED
x ���i(=�1)
VIpRK OF HM� ARCHITECTS AND M4Y NOT BE
I LANDSCAPE AREA: 9,917 SQ. FT./ 49,658 SQ. FT. = 20.0% ���> � � a�� ��
WPoTTEN CONSQJf OF HvR ARCHITECTS
� HARDSCAPE AREA: 32,070 SQ. FT./ 49,658 SQ. FT. = 64.6%
° ° � _ '� LAN DSCAPE PLAN
FUTURE PHASE 2 DATA
❑ � RETAIL BUILDING AREA: 5,025 SQ. �. WEST
�
I
I JUNE 13, 2018
PRELI M I NARY LAN DSCAPE PLAN - WEST %� � NORTH DRAWN BY:
��
CHECKED BY:
SCALE: 1" = 10' SP
JOB N0.
18006
� � �
Landscape Plant List
� � � HMRARCHITECTS
Minlmum
Latin Name Common Name Map Code Spacing Plant Size** Symbol 213 0 21 s t S t r e e t
Sacramento, CA 95818
Herbaceous ■ T 916 7 3 6 27 2 4
www.hmrarchitects.com
Achillea millefolium Yarrow 'Island Pink' � � �
AM 18" 1 gal �
Ca�ex ba�ba�ae Santa Barbara Sedge CB 18" AB35–
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�==� �� � � ' �=� � - - - - - �'�;�i� Ca�ex �ae �acilis Foothill Sed e
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- - Y�y��'� , ��f�=�:��. .�=. ; .;. -�..;;_;�:;f;-`-�'�- �- � CP 14" AB35= o 0 0 0 0
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;%- t� s��:` � - - '���'����'-� �,• � �` . = EC 18 1 al
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-5 � � ��a ��.. f����� �� � '�-� Engineers & Geologists
�.:.�� _,: _ �._�.
�-r �� �� �= �''-- ��_� E�iophyllum lanatum Wooly Sunflower
_ �r�i�=� , EL 18" 1 gal 0 1062 G St. Suite I � Arcata, CA 95521
:_ , �, . { - Ph : 707-822-5785 � Fx: 707-822-5786
�''"�=� ��- . ,. � . . �, . ;r Festuca califo�nica California Fescue FC 18" 1 gal � w w w.s t r e a m I i n e p I a n n i n g . n e t
� _ ., . �_ - � :.;��-..
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Yarrow (Achillea millefolium) Serviceberry (Amelanchier alnifolia) - , _ �-:_ .. � � - " _ ,�, =r.��'��. ,. �������:.
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;��t:�,��� ::.� ,.��;•� ,.��-,.�i,.-�:-� .,- .--tr�.l��..t':'s��{�b-� .�:� Festuca idahoensis Idaho Fescue FI 12" 1 gal
�
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� ��� � �� Santa Barbara Sedge (Carex barbarae) Wooly Sunflower (Eriophyllum lanatum)
.� . , . �
� _ �� � � # G�indelia campo�um Gum Plant GC 18" 1 gal _
, ����. ; � � .� k�r ,t.. .. r�,., ,...,-
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, ��; � �= AA 8 5 gal �
. � � �^ � i � + rf� � .�
', �;s, �� �`� ' ".���� �+� ,� Field Sedge (Carex praegracillis) •, � ���' �
� x ��
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;. ° � �' �d� '�� � ��,�'�"� � �' �x,, �'.� � ,�� �� " �
i� �Y� .�,� ; � � .�. � ;g.x. �s+a�. < ,� �i. � � ....�, ti
, ,� � � �.: �H � r ,s� �3� � �� �� ArM 36 5 gal � � � O
r ' �.,r,���',.. ; � + `J -.. � �.4t�°�*E q�, }�e ` f I�- k � ��:14,g5�� ".'t���4� . , /�'
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� ,�'���, , �.� � � � � � � �t� ,� ��� �r�� ��:����, California Fuschia (Epilobium canum) �
f �,��' `.., b � �� r FtAr� �f� ����w
,: { �a ����. � r� a� � �,�,, �- . Lepechinia calycina Pitcher Sage � 5 al �
�.� �� � �� � �� ���� �� ,�� � �� ���� � � LC 11 g �
'� 4s
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�'� -� _ '` :��4� _ � ,,,��'�� ,� ' ��`��� �:�,��������� , �y `��=�� � P�unus vi�giniana Chokecherry c� �
�:. � .��.� : �_� r < 4 - � ���y 't4�.,��� � PV NA 5 gal -
` "J � r�.� � °i :� x4.`F���\��� r.� �� ��Y,4s2"q�" "" _ � '- ��` � �
�''.�.�,� �`- 1 ��'� .�y�,"" �,-$''��: 'r._ :�*x '�:� - �, ` ti'�' � �
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' , a �,�'�{�`�` �'�i'`.�� j' �'���! � ., �:��, ue�cus vaccini olia Huckleber Oak � �
�� �.. ��,��_, _. .� y�,. �u�,���. �.��,:�. a.,, ` 5 ` Q .f �' QV N1� 5 gal �� �
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California fescue (Festuca californica) Idaho fescue (Festuca idahoensis) � ��'� �. ��
_ � ��.�,M � �.�11, � � _ V♦ (� Q
� 'a� �� � Rhamnus califo�nica Coffeeberry Eve Case � �
RC NA 5 gal � � �� � � O
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LANDSCAPE
ELEVATIONS
JUNE 13, 2018
PRELI M I NARY LAN DSCAPE ELEVATIONS DRAWN BY:
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JOB N0.
18006
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I ' JUNE 13, 2018
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PRELIMINARY IRRIGATION PLAN � � NORTH DRAWNCCY:
1
CHECKED BY:
SCALE: 1" = 10' sP
JOB N0.
18006
Luminaire Schedule
Symbol Qty Label Arrangement Lum . Lumens LLF LLD LDD BF Description Filename
� 2 F SINGLE 24017 0 . 900 1 . 000 0 . 900 1 . 000 GLEON-AF-04-LED-EI-T3 GLEON-AF-04-LED-EI-T3 . ies
� 2 F1 SINGLE 37499 0 . 900 1 . 000 0 . 900 1 . 000 GLEON-AF-06-LED-EI-5WQ GLEON-AF-06-LED-EI-5WQ . ies
O 7 F2 SINGLE 1117 0 . 900 1 . 000 0 . 900 1 . 000 LD6B10D010 EU6B10208030 6LBSWMHI LD6B10D010 EU6B10208030 6LBSWMHl . ie
O 4 F3 SINGLE 825 0 . 900 1 . 000 0 . 900 1 . 000 LD4B10D010 EU4B10208030 4LBMWHI LD4B10D010 EU4B10208030 4LBMWH1 . ies
� 5 F4 SINGLE 1509 0 . 810 1 . 000 0 . 900 1 . 000 WLZ1-3-3K WLZ1-3-4K . IES
� 6 F5 SINGLE 3192 0 . 900 1 . 000 0 . 900 1 . 000 DKAW-26-LED-U-42W DKAW-26-LED-U-42W . IES
� 4 F6 SINGLE 3192 0 . 450 1 . 000 0 . 900 1 . 000 DKAW-I6-LED-U-21W DKAW-26-LED-U-42W . IES
O 1 F7 SINGLE 1690 0 . 900 1 . 000 0 . 900 1 . 000 651-3023 651-3023 . ies
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
DRIVETHROUGH Illuminance Fc 1 . 66 8 . 9 0 . 3 5 . 53 29 . 67
PARKING LOT Illuminance Fc 4 . 15 9 . 2 0 . 8 5 . 19 11 . 50
+3.6 +3.4 +3.3 + .4 +2.0 +2.0 +2.3 +2.4 +2.4 +2.2 +2.1 +1.7 1 2 +0.8 +0.6 +1.3 +0.7 +0.3 +0.7 + . + .3
+ + + + + + + + + + + + + + + + +
.8 .1 4.6 3.2 2.7 3.0 3.3 3.6 3.6 3.5 3.4 2. 9 1.8 8.4 8. .6 . 1.6 0.3 0.7 1.0 2 4
F2 .
3 F3 MH: F.`;
+6.8 +6.8 +5. +3.9 .2 +3.8 +4.8 +5.4 +5.3 +4.8 +4.3 +2.8 +2.6 1 ' 1�IH: i'�H:+ .`� +1.4
F3 �pP ExA,Q� _. 10
MH: 0
+ + + + + + + + + + + a 00 N +
6.4 8.2 6.6 4.3 .5 4.3 +5.7 6.3 6.2 +5.5 4.3 3.6 2.7 .1 . 10 . . 3.7 .3
�°G��o° �
�7.2 +9.1 �7 0 +4.4 + .6 +4.5 +6.0 �7.1 � +6.6 +5.7 +3.9 +3.0 +3.0 + ��FT CHINE`'�� +�: 10 .3
F
MH: 18 MH: 18 2 ' Q
MH:
6
+6.8 �7.8 +6.6 +4.4 + .6 4.3 +5.6 +6.1 +6.0 +5.1 +3.7 +2. 9 +2.8 1MI�: 1 al.1 >
�
�7.0 +6.6 +5.9 4.2 3.5 4.0 4.6 +5.0 4.9 +4.4 +3.7 +3.0 +3.7 �7.6 +2. 9 .0 �
H: ,
+ + + + + + + +F4 + ` ,
+5 +5.7 . 4.1 3.3 3.5 . 4.1 4.0 . 3.4 3.1 4.5 8. � �H�: 10 '� y
�� �
+ + + + + + + + + + • `� + + �
+5.3 +5.4 +5.2 4. 3.2 3.4 3.8 4.0 4.0 3.6 3.2 2. 9 3.7 6. 1.9 1.1
PHASE 1 � �
• F6
+ + + + + + + + + + �2 +
6. +5.9 +5 4.1 3.4 3. 9 4.2 4.1 3.4 2.8 2.8 3. H: AI L . . l�l.o
5,471 SQ. FT. �
+ + + + + + + + + + +
.2 6.8 6.2 4.3 3.5 4.1 4.8 .4 .2 4.6 3.6 2.8 2.7 .7 3.5 0 9 �
�UTURE PHASE 2 F4
MH: 10 O
+ + + + + + + + + + � +
R ETA I L 6.5 8.0 6. 4.4 .6 4.3 +5.7 6.2 6.1 +5.2 3.7 2. 9 3.4 1.5 0.7
MH: n
5 025 SQ. FT. �J
� + + + + + + + + + + + + �/
�.5 9.2 �7 1 4.4 .6 4.5 6.0 �7.3 � 6.7 +5.6 3.8 3.0 3.8 �2 1.0 0.7
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F F1 H: �
MH: 18 MH: 18
+ + + + + + + + + + +� +
6.3 �7.8 6.4 4.2 .4 4.2 �5.6 6.1 6.0 +5.1 3.7 3.1 .9 ' _ _ _ 1F� 0.9
� ,� l� F4 5 F4 FyMH: 10
MH: N1�}, 1� MH: 10
+ + + + + + + + + + � � 1 + + + + M�I: 10 +
6.8 6.3 +5. 3.8 .1 3.7 4.4 +5.0 4.9 4.2 3.4 2.8 2. 9 3.7 4 3.3 1. 1. 1.9 1.2 0.6
+ + + + + + + + + + + +
.3 4.6 4.3 3.0 2.5 2.8 3.0 3.2 3.2 3.0 2.7 2.2 1.9
+ + + + + + + + + + + +
3.0 3.0 2. 9 2 1.8 1.9 2.1 2.2 2.2 2.0 1.8 1.5 .2
+ + + + + + + + + + +
.4 1.7 1.7 .4 1.1 .l 1.3 1.4 1.3 1.2 1. 0.9 0.8
SITE PHOTOMETRIC A
SCALE: 1' = 20'-0' 9
REv�s�oNs
OFESS/p SITE PHOTOMETRIC
pQR ••.r�yl O� Exp DELTA
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H M R A R C H I T E C T S ,� �„�,�,�, ��,�,� � ... �� s � - � �� C SACf7AMENTO
� � � � �� �O e r � e s �O � � CONSULTA Ts � PLANNING AND PUBLIC WORKS COMMENTS 4 24 2018 JUNE 13, 2018
F�EREIN OOWSfITl1fE q�IqN�L& U�PI�JSI-ED �`' ' o. 629 4� ��/� 10555 Old Placerville Road
M' Sacramento, CA 95827-2503
■ � � ��� �Y � ff ■ : : . O O . Phone: (91 6) 368-4468 DRAWN BY:
2�30 2�st st�eet ���. � � p� � * �. E . 6-30-2019 :� * + Panda Express and Retail Center Fox: (916)368-4490 ��
S a c r a m e n t o, C A 9 5 818 � �� � � ��� ■ q '••. F(ECTRICP�- •' �� CO O www.saceng.com �
� �. ����o� �� �0 1230 Airport Park Blvd . , Ukiah, CA 18475 CHECSEP �:
� T 916 736 2724 pF�����''�F Job No.
C A�- �FT C'H�NE`'�c
PROJECT N0.
18006
Date Signed: June 1, 2018
� � TENTATIVE PARCEL MAP LEGAL DESCRIPTION
Ta/ma e Rood
THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE CITY
PANDA E��PRE RETAIL ENTER OF UKIAH, COUNTY OF MENDOCINO, STATE OF CALIFORNIA, AND IS
UKIAH DESCRIBED AS FOLLOWS:
�
� LOT B 1-A PER PARCEL MAP M.S. 9-29 TRACT ONE:
rt LOT B1 -A AS NUMBERED AND DESIGNATED UPON THE MAP ENTITLED
� � DRAW�R 79, PAGE 65 & 66; MENDOCINO COUTY 'A RRL 5, 2010MIN MAPS,"RAWER 79P PAGESI65 AND 66�CORD
� ,� MENDOCINO COUNTY RECORDS.
Commerce Drive 1230 AIRPORT PARK BLVD
Project � CITY OF UKIAH,CA APN �ao-o8o-��
SI te TRACT TWO:
o A 15 FOOT WIDE NON-EXCLUSIVE ACCESS EASEMENT AS RESERVED
� BY REDWOOD BUSINESS PARK OF UKIAH, A CALIFORNIA LIMITED
o PARTNERSHIP IN THE DEED RECORDED JUNE 7, 2002 AS
�- 2002-12913, MENDOCINO COUNTY RECORDS.
VICINTY MAP Guillon ���
N O RTH aP �so—oso—so PROJECT SUMMARY
N.T.S.
I � I �
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� Found 7/2" iron pipe o F�.� ASSESORS PARCEL NO
VERTICAL BENCHMARK � � � tagged �s 45>8 Q� �� 65 � � 18o-oso-77
Fire hydrant: � � W `� N � �. rt� �
Benchmark for 0 0 � � � 2x2 Dl � CD �
I
I � - � � ,�,-, � � PR01ECT ADDRESS
� this �ob. Top of I � � �� D � rrash o� � rop=93.29 Q 1230 AIRPORT PARK BLVD
° h ydran t = 7 00.00 � � � � �p � n ��D� /n v=90.36 �
�D �" -� n stalls w � -- � Nothing foun UKIAH,CA95482
'"' Guillon-Pete�son Enterp�ises LLC I I � � � � Parking — — � marb � _ \\� - o � p p y
1 �1_ at ro ert c mer
AP 180-080-81 0 o I I �Ur� � _ — — — - � _ — —\�- v OWNER
� — —
� _ �— � Q � W 1
� ��n F �W - - _PROPERTY LINE —� � REDWOOD BUSINEES PARK OF UKIAH
Plan ter I I -�— _ -aN 2X2 D� 425 TALMAGE ROAD
WV
�� � m _ — — — � � W V� — — I W _ �_� � „-?� 6 � UKIAH, CA 95482
� v�i _ — — x2 �l I �Pf-� _,IJ� _ — a
�'o � — �''� Planter ��������� �`
° g5.53 1 DEVELOPER/APPLICANT
,,� p=
ro,,�p�e � - - - � � �� 83 82,I l v= 2 5.3 — �24�� -- 1 \ 1 �` BEST PROPERTIES GROUP
Sidewalk � 3 � � � �
��� � — � � PROPERTY LINE 6" concrete curb �� S84�4� 22 yy � __ __ � � --- —1
F� � 2580 SIERRA BLVD,SUITE E
�0 _ _ 8" SD �-�.-�.�—` Underground i f _ �e_f asphal t �i � 1 �'1 g 3� � SACRAMENTO,CA 95825
� _ � � gtilites, TV, I -- —_ , ___. __ - 6� pGE , , 1 \\ � ATTN:TERRYJOHNSON
Found 3�4" iron pipe + � � _ ' � � -� as, electric� � � � _ � Concrete
bent southerly, no tag Cor,crete � � � � � ��Asphalt driveway � � � and phone � _�- - ESMT i � , �
� Fence � 2x2 D/ c„i � �`b��`°' _ __ __ --- E—� �� i � DOC. 2012-�5110 curb & gutte
ENGINEER
� Q Top_96.7 4 +� co _ `+ � -I— - � �, _ _ _ _ � \1 __ 1 � TSD ENGINEERING,INC
0,�6 � /nv-93.74 Edge o{ asphalt � __ J � TV box `� } � - - - � — 1 1 �, R�W 7850RCHARDDRIVE,SUITE#ll0
� � q� � � � — — - � ��°� � Gas & elec� . line — — - ���— — �yV 7 FOLSOM,CA 95630
/ — � —I
_ _ �� U 35' ATTN:CHRIS SCHULZE
�� �6, E/ec. b ox � _ � � — — -- — -- — ------ — — — — — � � ----- — -Q �
S
+`��� � 2X2 oi � r I � o � o � 35� EXISTING NUMBER OF LOTS
��
I p- I D 1 \\ � � (1) ONE
ln�=93.50 � � Phone box � � � � O D � �� � � � �'
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5.00' � I °' � � m D � � \ 11 southboUnd �
rn I � m � 1 N � � � PROPOSED NUMBER OF LOTS
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+ � � 1� O �R65-66 N curb & gu tteo � � PARCEL 2
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� I ��� PROPERTY LINE �� � ��� m�;ter �1. 15 a L'j"e,5' � � �, � � a `�
� � � � � E�ectric boX � � �� Q � = � � EXISTING USE
� �; � I � I I�, �� �SO� O�/ S�r.��. , vE & � � - � VACANT
c'1- � +�. 6� a cres I I \�,G `1 25 P 1 = �
8" thicl; concrete I I a�' g�D� SPB 24 ° � �
►� �' Waii a roX. 3' I, , � I 11 � 4�, � � Q_ �� \ PROPOSED USE
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C� o � c�,.�_oWo o� � � —j I \ 1-� GENERAL PLAN:AIPORT INDUSTRIAL PARK MASTER PLAN AREA:
►� ��' � rTi a' � 10' WATER �� � � LIGHT MANUFACTURING/MIXED USE
� box I I I I ESMT 06 \ \ 2 northbound
\\\ � lanes
i c �i , ' 21190R3 \ \ \ PROPOSED ZONING/GENERAL PLAN
+� Existing co,�tours � � ZONNG: PD-COMMERCIAL
� �A (7 foo t in ter val) � � � � �' ��'� � `� GENERAL PLAN:AIPORT INDUSTRIAL PARK MASI�ER PLAN AREA:
� � � ° � � � I �� � � LIGHT MANUFACTURING/MIXED USE
b � � � � � �� Concrete
� � �� 2x2 D� � �curb in/et
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(� � � � in v=87.40 ���_ �
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CITY OF UKIAH I � -p I � � \II ` o � Found 3 4" iron co
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CITY OF UKIAH — — — I � WV _ � — — � ��j
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CITY OF UKIAH x — X X — �'�� `�` `� ln v=89.74 � � � � u�i v� — p — � � — � �
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fT1� � N box o \ �
Tele hone and on 6x8 slab � N� n � O n � �
GAS � � gutter � Transformer � � _ � � � D � �
PGsiE PROPERTY LINE p — � -a m �m `� �
Found 3�4" iron pipe TV boxes � � � � �� � �
TELEPHONE taggea RCE �»96 x � o � �n �� � � � ��
SURVEY NOTES F°`""d P" n°;� °nd
AT�T � � � disc stamped LS 4598 �''� � � �
� TE�TTA�'IVE PARCEL MA� �
CABLE 1. PER PRELIMINARY FIELD INVESTIGATION THERE IS NO I m Rice Sommers Properties LLC °
COMCAST � EVIDENCE OF EXISTING OR ABANDONED WELLS ON THE I AP 180-080-75 AP R I L � �O 1 S �
o SUBJECT PARCEL. Rice Sommers Properfies LLC � -
REFUSE '�° AP 180-080-74 T �T �
'� 2. PROPOSED LOT LINES AND LOTS MAY CHANGE DUE TO I R E VI S E D eJ U J�V E 4, �018
CITY OF UKIAH _
� BUILDING CODE CONFORMANCE. �
I�
i
TENTATIVE MAP STATEMENT _ _ �
�
BENCHMARK CITY STANDARDS STATEMENT "I HEREBY STATE THAT ALL EASEMENTS AS INDICATED IN THE �
ASSUMED DATUM BASIS OF BEARING FLOOD ZONE REDWOOD EMPIRE TITLE COMPANY OF MENDOCINO COUNTY,
, PROPERTY IS LOCATED WITHIN FLOOD ZONE DESIGNATED AS ALL PROPOSED IMPROVEMENTS ARE IN COMPLIANCE WITH PRELIMINARY TITLE REPORT NO. 20110181DN DATED AUGUST 14, _ �
ELEV.=IOO.00 BASIS OF BEARINGS IS PER FOUND MONUMENTS AS SHOWN ZONE X-AREA OF MINIMAL FLOOD HAZARD(AREAS CURRENT CITY OF UKIAH STANDARDS AT THIS TIME. 2014 HAVE BEEN SHOWN HEREON AND/OR HAVE BEEN `�
ON THE PARCEL MAP RECORDED IN MAPS,DRAWER 79,PAGES �, ACCOUNTED FOR IN NOTE PLACED HEREON. ALL EASEMENTS T S D E N G I N E E R I N G I N C. �
THE BASIS OF ELEVATIONS FOR THIS SURVEY IS BASED ON 65-66,MENDOCINO COUNTY RECORDS. DETERINED TO BE OUTSIDE THE 0.2/o ANNUAL CHANCE OF � N
FLOOD PLAIN)AS SHOWN ON THE FEDERAL EMERGENCY PROPOSED TO BE ABANDONED OR QUITCLAIMED AND/OR ALL expect more. o
AN ASSUMED DATUM BASED ON AN ALTA/ACSM SURVEY MANAGEMEN�I AGENCY FLOOD INSURANCE RATE MAP,MAP EASEMENTS THAT CANNO�I BE LOCATED ARE NOTED HEREON. o
PREPARED ON OCTOBER 14,2014. THE SITE BENCHAMRK NO.06045C1514F,DATED JUNE 2,20ll. � 6 4 201 8 7 8 5 O rc h a rd D ri ve S U 1 t 2 #11 O �
IS AN EXISTING FIRE HYDRANT AS SHOWN. �. ��- � � ' �
sIGN �ATE Folsom, C.A 95630 �
Phone: (9�6) 608-0707 �
LICENSE REGISTRATION NO. 7375 EXPIRES: 12-31-2019 ��� /�_ � FaX: �g1 G� C 08-0701 �o
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PRELIMINARY GRADING PLAN
FG BIO RETENTION OVERFLOW
DROP INLET SDWK
1' CURB OPENING N �?
p V� STORAGE
12 3 0 AI RP O RT PARK B LVD '-' � .
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UKIAH CA 4.._s� �oBB�E
�
IMPERMEABLE p �-�
MOISTURE BARRIER
EXTEND 6" BELOW AB 6" PERFORATED SUB DRAIN
12" DEEP POTTING LOCATED AT TOP OF AB LAYER
SOIL MIX
CLASS 2 PERMEABLE AB 12"b DRAIN PIPE
BASIN A = 5.1' DEEP TOP OF CURB
10' UTILITY � I Guillon ��� BASIN C = 1.5' DEEP
� �P �ao-o8o-ao 12»
� ESMT I _
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F��e hydran t: o
G����O�-f'eterson Benchmark for � � Found �
�' Enterprises ��C � 10' WTR �0 �
� �2" iro�i ��pe �
AP �ao-oao-a� hyar�ov. rop of � ESMT `�� tQgged �s 45�a �
_ �oo 00 � � �, �
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0
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� ��'����`� Plan ter � � �u�b � - Curb ��v=90.,36 � � OF CURB
� -- - - - - - �� - -�- -- - -- -; -- i-- � - -- - - - -- - -- � A BIO-RETENTION BASIN �tIRB oPENING nETAiL
Four��' 3 00� � � Sidewalk Planter � ��� o _�Vofhir�g fo�n
beht �4 ���� p�p g + 6" concrete curb 2x2 �i/ � - -� - - - � - -- - W- -�� = -- at p�opertY � rner
souther�y �o ta � �''' 1 � ' � Q � NOT TO SCALE
� - = o - _ _ _ _ - O � - - T°p-�95.5,3 � � Q �o
�or cre te �`b� S84 40'22"W 383.82' �""- 2 53 � � � m
� 8" SD _ 2x2 D/
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Fence � � � � - - - - - - _- _ - - �J- - -� n'- - 6
� � ���� 98.6 TC � � 94.6 C 2 DI#4 �� ESMT � � � i �_�� �
� 2x2 D/ � C) � Asphalt driveway �
1� � 0 TOp=96 74 98.6 TC 2 96.3 TC 95.1 TC RIM=94.0 c� `�
� ,�,�_93 74 � s8.� ac s�.4 Tc `� � � GRADING CONSTRUCTION NOTES
x � 98.1�_AC �q,��� � a 96.9 AC � �2.3 C' 2
95.8 AC g4.7 AC IE=92.20 � �
� Edge of asphalt + + 1.8
o ° 00 of as h�rlt ° �
`�� �� �� .5� M� � ° � „�� HP Hp ° � � � � ° �� SW 1� ACCESSIBLE PARKING�LOADING ZONE
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�- � � MAX � MAX o o a ��
2x2 D� 4 0 "P "P � ' 95.1 GFL� 3 ° F�' �
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x �n�p 93 so 97.4 TC �" � _ _ 6 95.1 TC .�� 0.5� �a •• o.� I � x g� 33 2❑ ACCESSIBLE CURB RAMP
� �� ° 96.9 AC -� � 94.6_B.0 ° 95.4 C g5.2 TC Concrete
95.6 TC - -95.6 T _�g4.9 a SW - 3� BIO-RETENTION BASIN A
o curb gutfe
- _ 96.0 TC � 95.1 AC 95. A ��95 94.7 AC -I � & C 1
� 95.5 AC-� ! �� 4� ADJUST UTILITY TO GRADE AND/OR
x 97.4 TC 4 , � ccC� D f - _ � o ADJACENT PLANTER
X 97.7A I I 4 � °� 2 � � � _ - � � ° �
� �� � � - Q RELOCATE UTILITY & ESMT OUT OF
9�4 TC ! � � �� 5 � c>� °� BLDG FOOTPRINT
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97.8 AC a
X 94.9 GFL
x 97.0 TC g5.8 TC 95.6 C � � � �,��� � � 6� 1-FOOT CURB OPENING INTO BASIN
2X2 oi 95.1 AC
Top=97�g ��96.5 AC 95.3 AC ! I a �„" °' ��
gp 2.5 SW
+ �97.09 8" SD = _ _ _ _
PRELIMINARY STORM WATER MANAGEMENT PLAN
EXISTING PARCEL- PHASE 1 12 3 0 AIRP O RT PARK B LVD FG BIO RETENTION
OVERFLOW
DROP INLET SDWK
1' CURB OPENING N `n
PERVIOUS SURFACE: 1.00 ACRES 43,508 SF 100% o p V, STORAGE
IMPERVIOUS SURFACE: 0 ACRES 0 SF 0�� U�AH CA -
TOTAL AREA: 1.00 ACRES 43,.508 SF 100�� � ���- '
,� ���" „� %\\\�\\\�-
PROPOSED PARCEL � ��� �
4"-6" COBBLE
PERVIOUS SURFACE: 023 ACRES 9,768 SF 22%
IMPERMEABLE
IMPERVIOUS SURFACE: 0.77 ACRES 33,740 SF 78% MOISTURE BARRIER
TOTAL AREA: 1.00 ACRES 43,508 SF 100��> EXTEND 6" BELOW AB
12 DEEP POTTING 6" PERFORATED SUB DRAIN
„ SOIL MIX LOCATED AT TOP OF AB LAYER
� � � � Guillon /�c „
AP 780-080-80
CLASS 2 PERMEABLE AB 12 0 DRAIN PIPE
I I I BASIN A = 5.1' DEEP TOP OF CURB
Gui//on_p F��e hydrant: BASIN C = 1.5' DEEP
eterson Enterp�-�ses LLC Benchmark for Founo' 7 �2"
AP 780-080-87 this job. To,a of � � tQ99eo, LS�� iron ,aipe _
hydr�r�t - 700.00 4578 �
SHED �C� � R-��
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a Trash 2x2 D/
cn � g1�6� � a
o Parkin stalls TOP=93.27 � � � � - - s
���r � AREA=0.02 acres � g ,��_ Q �
� �a`r�o��`� Plan ter � � Curb -90.�36 �
_ �� �s23 sqft� _ _ _ __ _ �- ° °
Founo' 3 00� � Sidewalk Planter ��� �o _�Vofhing fo�� AC OR PCC BOTTOM
�4,� . o� p�pe - - - - -- - - - at P�"o ert OF CURB
beht souther/y, no tag � � 6" concrete curb ,� ���. � _��.� ��3 -�� � � p Y � rner
� �E�Ta- `� (� �R� ' A BIO-RETENTION BASIN �tIRB �PENIN��ETAiL
� Fence Cor,crefe �_ - - _ __ _ _ _ _ _ - 8' SD ����- � � � - � - 10" SD 2x2 D/ V��� V -
- � �'2X2 oi �- - - _ � - - - - - �= - i -� � � � NOT TO SCALE
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1 � v ? c�
�� i��93�44 �� a �L � � 2 AR A 84 SF o RIM4 94.0 � � � Q�EQ-�.14 C�Cre�'J
x � ��. ������ a � � IE=92 20 �� �
� - � - Edge of asphalt - + ___ + _ o _ d f _ � _ (6�08o Saft)
,9 - - - � �2 � o-r -� � a o a � o
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� �P=96.50 � � �� �� .5 � � � g1�33 �� �
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y � lnv=g3_50 � Concrete
o -� a
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X � � ° . "�
2X2 oi x ��
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Top=97�g p� ! ° � � � �
8" SD � � I I �
�9�.09 8" so _ _ _ _ _ _ _ _ _ _ � 0 2 TRASH ENCLOSURE SIGNAGE & HYDRAULIC
� + - - - - - =�o- 2X2 oi � ! U' a I
x� r�p=9s.32 �� � � � �� ❑
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� X PROPOSED � �, j a p Io �, o II-� � ° 4� RWL DISCHARGE TO LANDSCAPE
PROPERTY LINE-�\� �I� Q I PHASE 1 � � � I
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w�//, �o�c�ete �
aPprox. 3,
II � � � o � � RETAIL _ � � F� � �
� �� to 3.5' tall 2.2% �� �� 82 �
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� x � � ��� � �� � II I
+ � 8" SD
� � STORM DRAIN LINE
�
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� x . I �� � a �,2 a o ^� o
x �'� o � '�9 N 2 � ` � STORM DRAIN MANHOLE
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o curb et
0� � � � � /n P=94.58 0.7�' . •':•:•. .40 inl
� � � �� - - - - - - - - - ��# - - - �.5� � . . . . �
�� �� SD _ ASPHALT PAVEMENT �
� � 9� RIM=94.5 x _ - � �:�'�'������2�:�:.�a�:' �'�'���� �8" _ I
� �� �' IE=89.00 8 s� S P � �� 3 ':�;.�. 3 �:�'• �'•-''':'''�'':'� �:';.' �' i
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� ' chain Iink fence �� ��� AREA=1,010 SF RIM=92.� o � � �ou"d 3 4" iron � LANDSCAPEAREA �
x x �� C2 e DI#2 `° �
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�J�IM=93.0_
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taund 3�4„ iron ppe � � � �E=$$.2�
2x2 Di � I � CONCRETE SIDEWALK
a
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99ed RCE 77796 Cu�b ano' � ,9 To2 Dl ln v=88.� Q
x q tter � _ - - - - - - - - - - -- - � �L � BIO RETENTION BASIN �
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� Concrete OVERLAND RELEASE �
Tran s forrn er � �
Teleph on e an d � �curb & g�t ter� �
TV boxes °� 6x8 s/�b �
� �
- - - - - - - - - - - - �-
- - �
PRELIMINARY STORMWATER �
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MANAGEMENT PLAN °
ound pK nai/ and �
Rice Som�-ners Pro disc stcr �
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PRELIMINARY SEWER & WATER PLAN
12 3 0 AI RP O RT PARK R O AD
UKIAH, CA
UTILITY PLAN LEGEND
EXIST WATER � ASPHALT PAVEMENT
� 10' U TI U TY � M A I N (TYP) ��,;��o� �� BUILDING AREA
� ESMT � AP �ao-o8o-ao �
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Gui//or�-Peterson Fi�e hydrant: �
�° � LANDSCAPE AREA
� Enterprises LLC Benchmark for � � Founa' �
this �2" iro�i �
AP �ao-oao-a� iov. ro 10' WTR �. ta ,�pe �
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ELEVAT/ON NOTES MATER/AL COLOR LEGEND
TAG ITEM TAG ITEM TAG MATERIAL COLOR
1 CULTURED STONE VENEER 9 OVERFLOW DISCHARGE A PLASTER FINISH SHERWIN WILLIAMS 6148 "WOOL SKEIN"
2 METAL EYEBROW ARCHITECTURAL FEATURE WITH DOWNLIGHTS 10 GAS METERS B PLASTER FINISH SHERWIN WILLIAMS 7103 "WHITETAIL"
3 METAL EYEBROW AWNING WITH DOWNLIGHT 11 MAIN SWITCHGEAR AND TENANT PANELS C PLASTER FINISH SHERWIN WILLIAMS 7069 "IRON ORE"
4 COMPOSITE WOOD CLADDING 12 FIRE RISER ROOM AND ROOF ACCESS D PAINTED METALWORK SHERWIN WILLIAMS 7069 "IRON ORE"
5 PLASTER FINISH FOAM CORNICE 13 FUTURE SIGNAGE E COMPOSITE DECKING FIBERON HORIZON BLEND - 60% "IPE", 40% "TUDOR BROWN"
6 METAL CORNICE CAP 14 METAL WALL TRIM BAND F CULTURED STONE CORONADO STONE INDUSTRIAL LEDGE "SHALE GRAY"
7 SCONCE LIGHT FIXTURE 15 DRIVE-TRHOUGH WINDOW G STOREFRONT ANODIZED ALUMINUM "DARK BRONZE"
8 CONTROLJOINT 16 HOLLOW METAL DOOR H PAINTED METALWORK SHERWIN WILLIAMS 7103 "WHITETAIL"
� PLASTER REVEAL MATCH FIELD COLOR
EXTERIOR ELEVATIONS
SCALE: 1/8" = 1'-0"
REvisioNs
EXTERIOR ELEVATIONS
OP Exp � DELTA DATE
HMRARCHITECTS ,� ��� �o � �,���� � ��
� � � V� �O e � e s �O � APRIL 4, 2018
�N cavsnn� aaa� & ur�ueus� Q'
� V�K OF M/R ARCHTECTS AND MAY NOT BE � 4 O 0 � DRAWN BY:
2,30 2,St Street ����, �� � a�� �� • � • Panda Express and Retail Center ��
S Q C f Q CT1211 t O, C A 9 5 H�H ■ ��� � � H��H�� ■ C Q CHECKED BY:
■ T 9,6 �36 2�24 °�,� ��° 1230 Airport Park Road, Ukiah, CA SP
��r �H���S� P18006
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Best Properties
Panda ExpresslCommercial Retail Building RECEIVED
9230 Airport Park Boulevard
Ukiah, CA J�� � � ����
CITY OF UKIAH
PROJECT DESCRIPTION 8�DESfGN NARRATIVE BUfLDING!PLAVNIYG DF;PART3l7ENT
• Opportunity: Tl�is parcel is proposed to be subdivided into two parc�ls, Phase I and Phase
II. Phase I of the proposed project is on the eastern half of the parcel fronting Airport Park
Boulevard. It will include a 7,671 square foot retail shell building which will incorporate the
City's Light ManufacturinglMixed-tJse design guidelines as autlined in the Ordinance of the
City Cauncil of the City of Ukiah Amending the Airport Induskrial Park Planned Develapment—
Ordinance No. 1178. .
The project will add a Panda Express restaurant with a drive-thru and additional cflmmercial
retail spaces that wikl furtfi�er enhance the s�opping experience for the surrounding community.
Anticipated job creation is 15-20 permanent posikions for Panda Express, and 10-15
permanent posikions for the balance of retail.
Phase II development will occur upon securing a tenant cammitment. At this time, there is
nothing. DeveEopment will include a maximum 5,500 square foot retai! bu�lding along with
supporting parking and lighting, trash enclosure, and site landscape and irrigation.
• Existin� Conditions: The surraunding buildings are commercial retail buildings with stone
veneer. The p�oposed b�ilding is �ery compatible with the adjacent buildings and ukilizes
similar materials and colors. The scale of this building is also well-suited with the o�erall scale
of the adjacent structures and it is aEso is�ery similar to the commercial corridor work that has
been previously appraved.
• Project Scope: The scope of this project is to build a Panda Express restaurant building witF�
a drive-thru,along with additional retail commercial shell spaces within the same building.The
scope also includes supporting parking and lighting, trash enclosure, and site lanc#scape and
irrigation. Anticipated grading needs will include t835 cubic yards of cut and ±2,781 cubic
yards of fill for a net import of±2,781 cubic yards of#ill.
This project incorporates green design when looking at solar active and passive design and at
building materials.An area on the roof wiil be reserved fo�future solar panels. The building is
oriented with glazing facing west and is shaded with deciduous trees to shade in the s�mmer
and allow solar gain in the winter. Some of khe building materials, like the composite siding
which contains 94% recycled material and di�erts 64,�00+ tans of woad and plastics from
landfills and incinerators each year, are green build materials.
Co�struction is anticipated to take seven months. The number of construction truck trips and
employees anticipa#ed �aries by trade, but an average of 5 trucks and 5-10 employees per
day
� �ti HMR
• Painting, Colors 8 Materials: The scope of this project proposes to utilize materials that are
consistent with thase approved from previous projects in the adjacent area. This submittal
package includes a cofored elevation with the building paint colors nated, as well as a color
board.
Summary
This project represents a building that will be designed to be consistent with the existing
commercial retal built environment along Airport Park Boulevard. The scaEe of the building is in
keeping with what has been previously approved and provides good pedestrian access and
connectivity to Airport Park Boule�ard and adjacent parcels. The project wilE contir�ue to enhance
the retail opportunities o#the surrounding community as weli as create a new element of the built
environment that will b� easily identifiable for future tenants and members of the community.
BEST DEVEt OPMENT GROUP �
re��stis�aes-zssa
Real Estate 17evelopment ����11{� �, FAX iB�6)486-0559
2580 Sierra 81vd.,Suite E info@bestprop.net
5acramenta,CA 95825 ��iv A � {$
June 14,2018 �}� �' '' y " "' �� Via Federal Express
�Vaa+DY��r�T�i n'�1�itil� �I' :' nT�'.�
Michelle Irace, Planning Manager
Department of Planning and Community De�elopment
City of Ukiah
300 Seminary Avenue
Ukiah,CA 954$2-5400
(707�463-6z07
RE: Major Use Permit Application#18-359� MaUP/MaSDP-Panda Express
APN 180-080-477; 1230 Airport Park Boule�ard, IJkiah, CA
Revised Application
Dear Ms. Irace,
We are in receipt of your comments and those of Ben Kageyama.We have fevised the plans and offer
the following in response:
Plannin�Department Comment Letter dated 4/24/2018
i. Tentative Map.The intent is to include the parcel subdivision in this application. Find enclosed a
re�ised application with "Tentative Parcel Map(4 or fewer lots)"checked as welk. Please see the
attached respanses to AIP ordinance Na. 1178 for design items pertaining to a commercial use
in the Light Manufac#uring/ Mixed-Use Designation Zone,with FAA density requirement B1
Compatibility Zone=60 persons per acre.
2. Project Description.See attached revised project description,which includes the following
informa#ion:
Phase I
a. Construction is anticipated to take 7 months.
b. The number of construction truck trips and employees an#icipated varies by trade, but
an average of 5 trucks and 5-10 employees per day.
c. An area on the roof will be reserved for future solar panels.The building is oriented with
glazing facing west.The west ele�ation is shaded with deciduous trees to 5hade in the
summer and allow solar gain in the winter. Some af the building materials, like the
composite siding which contains 949'o recycled ma#erial and diverts 60,000+tons of
wood and plastics from landfills and incinerators eac�year, are green build materials.
d. A photametric Plan and proposed lighting cut sheets are included in the submittal.
e. Reference Sheet Ci for earthwork summary for proposed grading and fill.
f. Anticipated job creation is �5-2a permanent positions for Panda Express,and 10-15
positions for the baEance of retail.
Phase II
a. Phase II development will occur upon securing a tenant commitment. Nothing at this
time.
b. See revised site plan showing anticipated building size,orientation, parking, and
continued pedestrian walkway for Phase II. Utilities will be stubbed into Phase ll but not
distributed.
3. Stormwater. Please reference the attached Preliminary Storm Water Low Impact Development
Report.
4. l.andscaping Plan.
a. All trees shawn on plan are from the City Tree List.
b. See Site Plan and Landscape Plans for total landscape are for both Phases. Phase I has
20R�o landscape area. Phase II will ha�e a minimum of 204�0 landscape co�erag�.See
Landscape �lans for plant coverage.There is at least SUR�o co�erage by li�e plantings,The
balance is decorative boulders and mulching.
c. See added Irrigation Plan.
d. See Landscape Plans for east and west side for colored plans.Also see new sheet with
plant species photos.
Comments by Benjamin Kageyama in email datec! 5/15/2018
1. Selaw are a few key points taken directly from the AIP Planned Development Ordinance:
• Pedestrian walkway shall be included that directly and safely link all parking areas with
building entrances,off-site transportation facilities, established sidewalks, and adjacent
public rights-of-way.
RESPONSE:A meandering sidewalk runs along the east property line and connects to
the parcels north and south of this parcel.Additianally,a six-faot wide pedestrian
walkway runs alang the narth side of the parcel from the east property line west to
link to Phase II anci, ultimately,to the new bike path along the railroad on the west
parcelline.
• Every efFort shall be made to link de�elapments with attractive and accessible
pedestrian facilities.
RESPONSE:See site plan for new pedestrian walkways.The sidewalk along the west
side of the building links north to the sidewal�C on the adjacent parcel and south for
new de�elopment to tie into.
• Secondary streets accessing the rear portion of parcels shall incluc�e 5-foot wide
sidewalks or alternative pedestrian facilities that link the de�elopment on the rear
portion of tl�e parcels with Airport Park Boule�ard.
RESPON5E:A six-foat wide pedestrian walkway runs along the north side of the parcel
from the east property line west to link to Phase Il and,ultimately,to the new bike
path along the railraad on the west parcel line.
• Property owners of parcels with frontage along the railraad right-of-way are encouraged
to plan for possible future use of the railroad.
RESPONSE:Noted.This easement will be addressed during the Phase ll development.
2. To accommodate a future connection to the Ukiah Rail Trail,from the railraad right-of-way to
Airport Park Boulevard, and as a condition of the minor subdivision,the recently appro�ed
Holiday Inn Express project includes a 15 foot wide public access easement along the westerly
boundary of the property,and a public access easement aiong the northerly boundary. Site
impro�ements for Holiday Inn Express include a continuous minimum 6 foot wide sidewalk
along the northerly boundary. For the proposed Panda Express project, we would recommend a
similar public access easement and sidewalk between the railroad right-of-way and Airport Park
Boule�ard. This sidewalk will also serve the westerly Parcel 2, howe�er,the portion of sidewalk
over Parcel 2 may be deferred until the time of de�elopment. For the current project, a
minimum 6 foot wide sidewalk is recommended along the entire northerly boundary of Parce! 1.
RESPON5E:A six-foot wicle pedestrian walkway runs along the north side of the parcel from
the east property line west to link to Phase II and, ultimately.to the new bike path alang the
railroad on the west parcel line.The 15-foot easement will be addressed during the Phase II
de�elopment.
3. Sidewalk connections are recommended to access the existing de�elopments to the north. An
accessible curb ramp and crosswalk should be provided to connect to the sidewalk next to the
west side of the US Cellular building. With the adjacent owne�'s permission the curb ramp on
t�e north side of the dri�eway should also be constructed. Similarly,a connection to the Sears
buikding sidewal�C will be recommended at the time of development of Parcel 2.
RESPONSE:See site plan far connection near Panda to the parcel to the north and across the
dri�e-through entry to connect to future de�eiopment to the south.Also,see tentati�e Phase
ll design showing a tink to the Sears sidewalk to the North hy tl�e trash enclo5ure.
4. A continuous sidewalk/accessible route along the west side of the proposed Panda Express
should be extended from the north to south property line for future sidewalk connection.
RESPONSE:A six-#oot wide pedestrian walkway runs along the north side af the parcel fram
the east property line west to tink to Phase II and, ultimately,to the new bike path along the
railroad on the west partel line.
Please feel free to contact me with any question or concerns.
Thank you,
�
Terry Johnson
Best De�elopment Graup LLC
Attachment:
1. Responses ta Ordinance 1178
Enclosures:
1. Re�ised Application
2. (3) sets af re�ised plans,54/50 fold
3. lievised Project Description & Design Narrative
4. Preliminary Storm Water Low Impact Development Report
5. Lighting cut sheets
Ordinance No. 117$
Section Three.6: Project is Mixed-Use and complies with permitted uses.
Section Thirteen.F: Light Manufacturing/Mixed-Use Designation
1. Understood.This design conforms to the intents of this use.
2. General Requirements
a. Not applicable.This is not a IEght manufacturing or warehouse use.
b. Conforms, parking behind building cannot be seen from street.
c. Conforms,shared access is present.
d. Conforms,street trees and five-foot wide meandering walk present.
e. Conforms, see Section S(f�.
f. Conforms, campliments adjacent building designs/uses.
g. Not applicable.
3. Permitted Land uses
a. Understoad.
4. Required Findings
a. Understood (all subsections}
5. Site Planning and Design Standards—Commercial Development
a. Yard setbacks
1. Conforms, building setback minimum 25 feet from Right af Way.
2. Conforms, setbacks shown on Ci�i1 and Architectural site plans.
3. Not applicable.
b. Max building height
1. Conforms, max height allowed is a0'-0", Building is 27'-0" at tallest.
2. Understood. Unlikely will extend beyond parapets, but wil!screen if so.
3. Not applicable.
c. Minimum Lot Area
1. Confarms. Proposed parcel subdivision will create a 49,fi58 SF parcel on the east
side and a 29,621 SF parcel on the west.
d. Maximum Lot Coverage
1. Conforms, building co�erage is 15.49�0.40R'o maximum allawed.
2. Not applicable.
�. Buiiding Orientation
1. Main glazed areas face west ta take advantage of winter sun.
2. Building oriented with entries and glazing facing away from Airport Park
Boule�ard for pri�acy and noise reduction within center.
f. Architectural Design
1. Canfarms, building has pilasters,wainscoting,�arying heights,�arying finishes.
2. Conforms, building has varying height parapets with cornice accents,various
finishes, architectural awnings and eyebrows,and creates a unique building
presentation.
3. Conforms,glazing is present along the north and west elevations. Glazing has
awning or eyebrow accents.
4. Conforms, all four elevations have architectural elements listed above in same
capacity. No elevations are flat or single finish.
5. Conforms,the color theme is brown and grey neutrals.7his color scheme blends
with the adjacent properties' building finishes.
6. Conforms,the refuse callectian enclosure is fully screened in a decorative finish
material that matches the building#inis�es.All roof-mounted items are
screened by the parapet walls.Temporary cyclone fencing is proposed to secure
the adjacent Phase II parcel from vehicular travel or vagrancy.
g. 5igns
1. Conforms,signage package compliments the building and site.
2. Conforms, see praposed monument and Panda Express signage designs.
3. Conforms,see proposed signage package.
4. Conforms,al�signage to be on building face without projecting above roofline.
5. Not appkicable.
h. Pedestrian Orientation
1. Canfarms,site design includes a fi�e-foot meandering walk with linking six-foot
wide walkway on north side of property to building.The six-foot wide walkway
cantinues westerky along the north property line for a future tie-in ta the Phase
II site.Additionally,a new crossing is proposed across the nortt� drive aisle to tie
into the north property walkway. Qn the southern side, the walk is continued
across the drive-through entry to be tied into by future de�elopment on the
parcel to the south.
2. Conforms,the walkways are landscaped.There is street furniture in front of the
huilding for outdoor seating as well as an enclosed patio area for the Panda
Express. Lighting on the building will kight the walkways at the building.See
Photometric plan.
3. Conforms.7here is a five foot wide meandering walk running north to south on
the east parcel line.Additionally,there is a pedestrian crossing linking to the
Parcel north of this project and a walk running towards the parce!south of the
project to be linked inta by future development.
4. Conforms.7here is a continuous six faot wide pedestrian walk running along the
north parcel line that will iink to the western Phase II development and tie into
the future bike/pedestrian path along the railroad.
i. Lighting
1. Conforms. See Photometric Plan for lighting levels and attached cut sheets.
2. Conforms. See Photametric Plan for lighting levels and attached cut sheets.
3. Gonforms. Lights are on 15-foot high poles mounted on 36" high concrete
pedestals.See Photometric Plan for lighting kevels and attached cut sheets.
4. Conforms.See attached cut sheets and building ele�ations.
5. Canforms.See Photometric Plan for lighting le�els and attached cut sheets.
j. Energy Conser�ation
1. Conforms. Building is oriented with glazing towards the west. Deciduaus trees
are planted along t�at ele�ation to provide shade during summer months and
solar gain during the winter months. Additionally,there are continuous awnings
to pro�ide shade on the glazing.
2. Not applicable.The sauth side af the building does not ha►►e glazing.
3. Conforms.7here is giazing on the north and west building elevations,allowing
for daylighting into the spaces. In the winter months,the deciduous trees will
allow for solar gain/heating in the afternaon.
4. Conforms.There will be a designated area an the flat roof to install future solar
panels.
k. Outdoor Storage and Ser►iice Areas
i. Nat applicahle.There are no outdoor storage areas.
2. Not applicable.There are no outdoor storage areas.
3. Conforms.See Site Plan and Site Amenities Plan for trash enclosure designed to
fully screen waste receptacles and harmonize with the buiiding and landscaping.
I. Landscaping
i. Complies. See Landscape planting plans, irrigation plans,and plant types.
2. Complies. See Site Plan for pedestrian benches along west side of building and
enclosed patio for restaurant tenant.
m. Ukiah Airport Master Plan
1. 7his site falls under FAA density requirement B1 Compatibility Zone= 60
Persons per acre. We have reviewed the Airport density methods for
determining concentrations of people and chose the parking ordinance method
for calculation. Although this project is phased with a parcel subdivision,overall
the required density wiil be met.The analysis below shows how the overall
parcel density is just below 60 with Phase I six persons o�er the requirement
and Phase II eleve� persons under. Because of the parking requirements for the
occupancies in Phase l,we cannot reduce the amount of parking. Howe�er,with
consideration of the overall FAA density requirement,we limited the parking for
Phase II,to meet the FAA requirements.
(PER CALIFORNIA AIRP�RT I.AND USE PLANNING HANDBOOK,APPENQIX Gy
DENSITY COMPATIBILITY ZONE: B1 = 60 PERSONS PER ACRE
DENSITY ANALYSIS METHOD: PARKING ORDINANCE
ENTIRE PARCE�
TOTAL PARKING SPACES REQUIR�D: 72 PARKING SPACES
PARKING SPACES X 1.5 PERSONS PER SPACE: 108 PERSONS
DENSITY{PERSON�ACRES): 108/1.82=59.3 PER50NS/ACRE
PHASE l
TOTAL PARKING SPACES REQUkRED: 50 PARKI�VG SPACES
PARKkNG SPACES X 1.5 PERSONS PER SPACE: 75 PERSONS
DENSITY(PERS�N/ACRES): 75/1,14=65.7 PERSONS/ACRE
PHASE II
TOTAL PARKING SPACE$ REQUIR�D[MAX.�: 22 PARKING SPACES
PARKING SPACES X 1.� PERSONS PER SPACE: 33 PERSONS
DEN5ITY(PERSON/ACRES}: 33/0.6$=48.5 PER50NS/ACRE
n. Public Utility Easements, Public Streets, and Access Driveways
1. Complies.The existing gas/electric easement runn�ng under the proposed
building shall be relocated into the access driveway to the north. See Civil Plans.
6. Site Planning and Design Standards for Light Manufacturing and Industrial Development
Not applicable.This project is a Commercial Development and complies with section 5.
Section Thirteen.G: Open Space—NOT APPLICABLE
Section Thirteen.H: Nuisances
1. �roject camplies with ali subsections
2. Proposed use for this parcel does not fall under the list of prohibited uses.
Section Thirteen.l: Development Standards
1. Minimum Lpt Requirement.Conforms. Lot is 1.82 ACRES(79,279±S.F.). Phase I develops 1.14
ACRES(49,658�5.F.)and Phase II de�elops 0.68 ACRES(29,621t S.F.). Frontage afong Airport
Park Boulevard is 200.72 feet.Access easements are in place.
2. Maximum Lot Co�erage.Conforms.
PHAS� IpATA
BUILDING AREA: 7,6715Q. F7./49,658 5Q. FT. = 15.4%
LANDSCAPE AREA: 9,917 SQ. FT./49,658 SQ. FT. =20.090
HARDSCAPE AREA: 32,070 SQ. FT./49,658 SQ. FT.= 64.6%
PHASE II DATA: FlNAL TBD
BUILDIf�kG AREA(MAX): 5,500 5Q. FT./29,621 SQ. FT. = 18.6%
LANDSCAPE AREA(MIN]: 5,925 SQ. FT./29,621 SQ. FT. =20.09�0
HARDSCAP�AREA(MAX.): 18,196±SQ. FT./29,621 SQ. FT. =61.5%
3. Minimum Building Setbacks. Conforms. Building is set back more than 25'. Monurnent Sign is set
back 25' minimum.
4. Maximum building Height. Conforms. Buiiding is 27'-0" at tallest.
5. Ukiah Master Plan.
fi. Screening. Conforms. Building parapets screen al1 roof top equipment.Trash enclosure screens
refuse area. Future transformer will be screened with landscaping.
7. Public Utility Easement.Canforms. Utility PU�shown on Civil plan.
8. Sidewallc Requirements,Conforms. 5ee Site Plan for fi�e-foot wide meandering walk within the
front setback.ThiS walks links the north and south parcels.
9. Bicycle Lanes. Not Applicable. However, along the north parcel line there will be a six-foot wide
pedestrian walk that will link to the rear af the parcel with the completion of Phase II, and
ultimately link to the future bike path along the railroad.
10. Development Integration.Conforms.Site c�esign includes a five-foot meandering walk with
linking six-foot wide walkway on north side of property to building.The six-foot wide walkway
continues westerly along the north property line for a future tie-in to the Phase II site.
Additionally, a new crossing is proposed across the north drive aisle to tie into the north
property walkway. On the southern side,the walk is continued across the drive-through entry to
!�e tied into by future development on the parcel to the sauth.The building design and colors
integrate well with the adjacent properties.
11. Required Public Streets. iVot Applicable.Streets are already existing.Access easements on the
North and South parcel lines are existing for dri�eways between parcels.
12. Street Width Standards. Not Applicable. Streets are not part of this de�elopmenf.
13. Access Driveways and Deceleration Lanes
a. Conforms. Dri�eways are existing and between parcels. Existing radii conform to city
standards.
b. Canforms. Driveways are existing and between parcels as common driveways.
c. Not applicable.
d. Not applicable.
e. Understood.
14. Minimum Parking and Loading Requirements
a. Conforms. Na loading zone is on street.SufFicient area is given for maneu�ering and
loading/unloading.
b. Conforms.There are two driveways,each between parcels for common access, and
frontage is 200 linear feet.
c. Conforms.
PARKING REQUIRMENTS PER UKIAH CITY CODE SECTION 9198.5
PHASE I
PANDA EXPRESS (RESTAURANT WITH DRIVE-THROt1GH):
1 SPACE PER 3 SEAYS+4 ADpITIONAL SPACES
54 INTERIOR+ 1$ PATIO SEATS/3�4= 28 PARKiNG SPACE5
RETAIL:
1 SPACE PER 250 SQ. FT.
5,471 SQ. FT./250= 22 PARKING SPACES
T07AL PARKING SPACES RfQUIRED/PROVIDED 50/50 PARKING SPACES
PHASE II
R ETAI L:
1 SPACE PER 250 SQ. FT.
5,500 SQ. FT./250= 22 PARKING SPACES
TOTAL PARKING SPACES REQUIREp/PRQVIDED 22/22 PARKING SPACES
d. Not applicable.
15. Signage.5ee signage program far propased center signage guidelines.
Section Thirteen.J: Design Guidelines
1. Landscaping and Open Spaces
a. Conforms.See La�dscape plans, irrigation plans,and plant photos.
b. Canforms.There are four existing trees on the parcel. 12" diameter redwoods.7hey will
remain.
c. Conforms.See Landscape plans for trees
d. Conforms. See Landscape plans.The trees at the south driveway are located so that the
vision triangle is maintained for right turns iooking left.
e. Conforms. See Lanriscaping plan along frontage.
f. Conforms.See Landscaping plan for plantings around building and in parking lot.
g. Conforms. Except for the grasses in the bio-retention area, the plant species are nati�e
and/or drought resistant species.
h. Conforms.
i. Conforms.All trees are deciduous except the existing redwoods to remain.
j. Conforms. landscape planters are piaced at maximum e�ery 4 spaces. Note that the
depth of the site and required parking did not allow for a continuous planting strip, but
the proposed planters are large enough to accommotfate an aesthetically pleasing
design.
k. Conforms.
I. Confarms.
m. Nat applicable.
n. Conforms. Both Phase I and Phase II are at least 209'0 landscape coverage.
o. Conforms.See irrigation plan.
p. Understood.
q. llnderstood.
2. Orientation and Location of 8uildings
a. Conforms. See site plan.
b. Con#orms.An area on the roof will be reserved for future solar panels.The building is
oriented with glazing facing west.The west elevation is shaded with deciduaus trees to
shade in the summer and allow solar gain in the winter.
c. Conforms.Tne west ele�ation is shaded with deciduaus trees to shade in the summer
and allow solar gain in the winter.
d. Conforms.See site plan and elevations for extent and glazing and open areas.
e. Conforms. Building is oriented to front of parcel.
3. Architectural Desigr�
a. Conforms. See ele�ations.
b. Conforms.See ele�ations.
c. Confarms.See elevations.
4. Building Exteriors
a. Conforms. See ele�ations, colored ele►rations,and materials/colors board.
b. No#applicable.
5. Lightir�g
a. Conforms.See photometric and light cut sheets.All lighting is low-energy LED kighting
conforming to dark-sky d�sign.
b. Conforms. See lighting cut sheets.
c. Conforms.
5. Design Amenities
a. Confarms. Bicycle parking is pro�ided.See site plan and site amenities sheet.
b. Conforms.See site plan for seating areas on west side of building, and patio dining area
at Panda Express.
Section Thirteen.K: Circulation Plan
Understood.Any easements dedicated for the railroad will be addressed during Phase II
de�elopment.
Sectian Thirteen.l: fliscretionary Review—Understoad—all sections
Attachment 2
ORDINANCE NO. 1178
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE AIRPORT
INDUSTRIAL PARK PLANNED DEVELOPMENT
The City Council of the City of Ukiah hereby ordains as follows:
Section One
The purpose of this amendment to the Airport Industrial Park (AIP) Planned Development
Ordinance No, 1146, adopted on January 15, 2014, as revised by Ordinance No. 1173, adopted
as an urgency ordinance on November 16, 2016, is to change the land use designation for 4.1
acres in the AIP from the Industrial/Automotive Commercial land use designation and 11.2
acres from the light Manufacturing/Mixed Use land use designation, totaling approximately 15.3
acres, to the Retail Commercial land use designation.
Section Two
The overall purpose of the Airport Industrial Park Planned Development is to provide for a
coordinated development of compatible industrial, office, and commercial land uses, and to
protect and preserve the pond and wetland area within the AIP. It details both allowed and
permitted uses within each land use category, regulates nuisances, and provides development
standards and design guidelines. The AIP Planned Development is consistent with the "Master
Plan" land use designation for the property contained in the Ukiah General Plan.
Section Three
This ordinance also formally amends the Land Use Map (Exhibit "A") that illustrates which land
use designations are assigned to the various properties throughout the Airport Industrial Park.
The map shows 4.1 acres in the AIP formerly designated by Ordinance No. 1173 as an
Industrial/Automotive Commercial land use designation and 11.2 acres formerly designated as a
light Manufacturing/Mixed Use land use designation as a Retail Commercial land use
designation. The land use designations apply to the 138-acre Airport Industrial Park in the
following manner:
1. Professional Office: Applies to the northwest portion of the site, bounded by Talmage
Road on the north, Airport Park Boulevard on the east, and Commerce Drive on the south
(approximately 12.6 acres).
2. Hi4hwav Commercial: Applies only to the northeastern portion of the site, bounded by
Talmage Road to the north, Airport Park Boulevard to the west, Highway 101 to the east,
and the existing large commercial retail store property to the south (approximately 1.4
acres).
3. Retail Commercial: Applies to 13.44 acres north of Commerce Drive, and approximately
38.71 acres south of Commerce Drive, bounded by Airport Park Boulevard on the west, and
Highway 101 on the east(approximately 52.3 acres).
4. Industrial: Applies to the property situated at the southem end of the Airport Industrial Park
(approximately 18.3 acres).
5. Industrial/Automotive Commercial: Applies to approximately 3.9 acres east of Airport
Park Boulevard between Retail Commercial designated lands located on the no�th and
south ends of the Airport Industrial Park Planned Development. These approximately 3.9
acres include APNs 180-080-56, 180-080-60, 180-080-61.
1
6. Lis�ht Manufacturina/Mixed-Use: Applies to the lands west of Airport Park Boulevard
south of Commerce Drive. Includes the (2) acres adjacent to and north of the existing
Mendocino Brewing Company parcel, and the appraximate one (1) acre west of and
adjacent to the existing pond. It also includes the approximate 3.27 acres east of Airport
Park Boulevard south of the Retail Commercial designated lands and north of the existing
pond (approximately 32.8 acres).
7. Open Space: Applies to the +/- 2.47 acres of pond and wetlands east of Airport Park
Boulevard in the southem portion of the Park.
8. Roads and landscaain�: Approximately 14.2 acres.
9. Total Acreas�e AIP: Approximately 138 acres.
Section Six
The Airport Industrial Park Planned Development was originally approved by City Council
Resolution No. 81-59 on March 4, 1981, embodied in Use Permit No. 81-39. It was amended
and further articulated in 1991 when the City Council adopted Resolution No. 91-4. In 1992, the
City Council adopted a revised Ordinance (929)to allow"General Commercial" in addition to the
approved "Highway Oriented Commercial" land uses in the area bounded by Talmage Road on
the north, Highway 101 on the east, Commerce Drive on the south, and Airport Park Boulevard
on the west. This Ordinance also created the Planned Development Ordinance out of what was
previously a Use Permit. On June 19, 1996, the City Council adopted Ordinance 964, which
amended the AIP Planned Development to make it a more organized and useable set of
regulations. On October 30, 1996, the Planned Development was amended again by the
adoption of Ordinance 964, which created an Industrial/Automotive Commercial Land Use
Designation for the 96 acres directly south of the home improvement center/hardware store
facility east of Airport Park Boulevard. On April 2, 1997, the Planned Development was
amended by the adoption of Ordinance 991, which permitted drive-thru restaurants on the lands
designated as Highway Commercial. On November 3, 1999, the Ordinance was amended by
Ordinance 1024 to designate the 32 acres south of Hastings Avenue and west of Airport Park
Boulevard as Industrial/Mixed-Use. On September 6, 2000, the Ordinance was revised by
Ordinance 1030 to list hotels and sit-down restaurants as "allowed" uses in the Professional
Office Land Use Designation. On January 7, 2004, the Ordinance was amended by Ordinance
1051 to change the "Industrial Mixed Use" designation to "Light Manufacturing/Mixed Use," and
to establish new standards for commercial, professional office, light manufacturing, and low
density residential land uses in the Light Manufacturing/Mixed-Use area that are separate from
those cantained in Section "G" of this Ordinance. On August 1, 2007, the Ordinance was
amended by Ordinance 1098 to change the land use designation on approximately 14.5 acres
of land in the southern portion of the Airport Industrial Park Planned Development east of Airport
Park Boulevard. Ordinance 1098 changed the land use designation of approximately 8 acres of
land designated Industrial/Automotive Commercial to Light Manufacturing/Mixed Use, and
changed the land use designation of approximately 6.5 acres designated Industrial to Light
Manufacturing/Mixed Use. Ordinance 1146 adopted on January 15, 2014 changed the land
use Designation on: 1) approximately 4.1 acres that was designated Industrial/Automotive
Commercial to Retail Commercial; and 2) on approximately 11.2 acres of Light
Manufacturing/Mixed Use to Retail Commercial in order to allow the development of the Costco
Warehouse and Fueling Station Project. The change in the land use designations increased
the amount of land designated Retail Commercial by +/- 15.3 acres and decreased the amount
of land designated Industrial/Auto Commercial by +/-4.1 acre. It also decreased the amount of
land designated Light Manufacturing/Mixed Use +/- 11.2 by acres respectively. These latter
designations were rescinded on November 16, 2016, by Ordinance No. 1173 to comply with the
writ of mandate issued in Citizens for Safety First v. City of Ukiah. By the adoption of this
Ordinance those land use designations are restored to the Retail Commercial land use
designation.
2
Section Seven
Airport Industrial Parfc Planned Development, as amended herein, provides a mixture of
i industrial, commercial, low density residential, o�ce, and open space land uses within a
Planned Development (PD), consistent with the City of Ukiah General Plan Master Plan land
use designation.
Section Eiaht
The Development Map (Generalized Land Use Map) for this Planned Development, as well as
the design guidelines and development standards constitute the Concept Development Plan, as
required by Article 14, Chapter 2 (Zoning) of the Ukiah Municipal Code. The Development Map
(Generalized Land Use Map) attached as Exhibit "A", is approved. The T�affic Circulation Plan
for this Planned Development is discussed in Section "I" on page 24, and the Circulation Map,
attached as Exhibit"B", is approved.
Section Nine
Development standards not addressed in the Planned Development regulations shall be those
specified in the City of Ukiah Zoning Code.
Section Ten
Amendment to this ordinance requires City Council action. All Major Variance, Use and Site
Development Permits for proposed developments within the Airport Industrial Park require City
Planning Commission review and action. Minor permits are subject to the review and action by
the City Zoning Administrator. Decisions an Major and Minor Variance, Site Development and
Use Permits made by the City Planning Commission or Zoning Administrator are appealable to
the City Council pursuant to section 9266 of the Ukiah Municipal Code.
Section Eleven
Some small commercial land uses may be permitted on the Industrial designated land if they
are primarily intended to provide commercial type services to employees within the Airport
Industrial Park.
Section Twelve
This version of the Airport Industrial Park (AIP) Planned Development supe�sedes all past
versions, and shall govem and regulate the growth and development within the AIP.
Section Thirteen
The regulations for this Planned Development, as required in Article 14, Chapter 2 (Zoning), of
the Ukiah Municipal Code are as follows:
A. INDUSTRIAL DESIGNATION
1. Allowed Uses
The following industrial uses are allowed in the Industrial designation with the securing
of a Site Development Permit.
a. Manufacturing - activities or operations involving the processing, assembling,
blending, packaging, compounding, or fabrication of previously prepared materials or
substances into new products.
b. Warehouse and Distribution Activities - includes warehousing, and storage not
available to the general public; warehousing and distribution activities associated
with manufacturing, wholesaling, or non-retail business uses; delivery and transfer
services; freight forwarding; moving and storage; distribution terminals for the
assembly and breakdown of freight; or other similar use involving shipping,
warehousing, and distribution activities.
3
c. Wholesaling and Related Uses - includes establishments engaged in wholesale
trade or warehousing activities including maintaining inventories of goods;
assembling, sorting, and grading goods into large lots; breaking bulk and
redistribution in smaller lots; selling merchandise to retailers, industrial, commercial,
institutional, or business users, or other wholesalers.
d. Contrac#or's Offices - includes business office for building, plumbing, electrical,
roofing, heating, air conditioning, and painting contractors including storage of
incidental equipment and supplies.
e. Agricultural - allowed as a continuation of the existing land use, including all
necessary structures and appurtenances.
f. Research and Development Laboratories, and computer and data processing.
g. Accessory Uses and Structures - activities such as administrative o�ces and
warehouses which are related and ancillary to an allowed use. Ancillary structures
containing ancillary uses shall be located on the same parcel as the primary
use/structure, and shall not exceed 25% of the gross floor area of structure(s)
containing the primary use.
2. Permitted Uses
The following small commercial, business support, and repair service land uses may be
permitted in the Industrial land use designation with the securing of a Use Permit,
provided they are situated on a parcel no larger than one-half acre in size, and do not
exceed 20 percent of the total land dedicated to the Industrial Land Use Designation:
a. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-th�u restaurants
shall be permitted).
b. Small grocery or convenience store.
c. Banking facility.
d. Child day-care facility.
• e. Industrial and business support services - establishments primarily engaged in
providing services to business and industry, such as blueprinting and photocopying,
janitorial and building maintenance, equipment rental and leasing, medical labs,
commercial testing laboratories and answering services.
f. Public Facilities - includes all public and quasi-public facilities such as utility
substations, post offices, fire stations, and government offices.
g. Repair Services - includes repair services such as radio and television, furniture,
automotive repair, body and fender shops.
h. Communication Installations - includes radio and television stations, telegraph and
telephone offices, cable T.V., and microwave stations.
B. PROFESSIONAL OFFICE DESIGNATION
1. Puraose
The purpose of the Professional O�ce Land Use Designation is to provide opportunity
for a variety of business and professional offices, as well as a limited number of highway
commercial land uses. Land uses such as child care facilities, delicatessens, and small
4
retail stores and shops are intended to be ancillary components to professional office
development projects, and the limited highway commercial land uses.
2. General Reauirements
a. Child care facilities, delicatessens, and small commercial retail stores and shops
shall not exceed 20 percent of the total developable square footage of any one
parcei. The resulting square footage that comprises this 20 percent shall only be
developed with individual store/shop spaces that do not exceed 2,000 square feet in
size.
3. Allowed Uses
The following uses are allowed in the Professional Office designation with the securing
of a Site Development Permit:
a. Professional and business offices such as accountants, engineers, architects,
landscape architects, surveyors, attorneys, advertising, consultants, bookkeeping,
medical and dental offices, and other similar activities.
b. Business and office support senrices - includes services such as branch banks,
savings and loan, credit unions, insurance brokers, real estate sales, b�ueprinting
and photocopying and answering services.
c. Child day-care facility.
d. Retail commercial in the built-out northwest portion of this area outside the
boundaries of the Redwood Business Park.
e. Hotels and sit-down restaurants (no drive-thru restaurants).
4. Permitted Uses
The following uses are permitted in the Professional Office Designation with the securing
of a Use Permit:
a. Delicatessen and sandwich shop.
b. Small grocery or convenience store.
c. Small retail commercial stores and shops of 2,000 square feet or less, and in
combination not exceeding 20 percent of the total developable square footage on a
parcel.
C. HIGHWAY COMMERCIAL DESIGNATION
9. Allowed Uses
The following uses are allowed in the Highway Commercial designation with the
securing of a Site Development Permit:
a. Businesses such as motels, sit-down and drive-thn.i restaurants, service stations,
and other similar uses that provide services and merchandise primarily to highway
travelers.
b. Retail commercial stores.
5
D. RETAIL COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Retail Commercial designation with the securing of
a Site Development Permit:
a. Retail commercial stores.
b. Child day-care facility.
c. Delicatessen, sandwich shop, and ice cream parlor.
2. Permitted Uses
The following uses are permitted in the Retail Commercial designation with the securing
of a Use Permit;
a. Restaurants (no drive-thru restaurants).
b. Small grocery or convenience store.
c. Banking facility.
E. INDUSTRIAUAUTOMOTIVE COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
Designation with the securing of a Site Development Permit:
a. All the allowed industrial uses listed in Item A(1) above.
b. Automobile dealerships, except for those that exclusively sell used vehicles.
2. Permitted Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
Designation with the securing of a Use Permit:
a. All the permitted industrial land uses listed in Item A(2) above.
b. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru
restaurants).
c. Automotive service (gas) station.
d. Small grocery store, mini-market, or convenience store.
e. Uses related to automobile dealerships such as tire stores, autoparts stores, car-
washing facilities, automobile repair business, etc.
F. LIGHT MANUFACTURING/MIXED-USE DESIGNATION
1. Purpose and Intent
The purpose of the Light Manufacturing / Mixed-Use land use designation is to provide
for a compatible mix of light manufacturing activities, commercial land uses, professional
offices, and limited low-density residential uses. The intent is to provide an opportunity
for a diversity of land uses to locate near each other that would typically be viewed as
incompatible, but because of creative site planning and design, they can function in
harmony without adversely impacting one another. For example, the Ordinance permits
6
"live-work" land uses where small dweiling units can be incorporated into low intensity
light manufacturing or warehousing operations. There is also opportunity for low-density
apartments to be situated above commercial shops and professional offices.
The purpose of the Light Manufacturing / Mixed-Use designation is also to promote
Smart Growth and New Urbanism planning techniques. The Ordinance contains design
standards that will lead to the development of office, light manufacturing, commercial,
and residential uses in a pedestrian oriented, aesthetically pleasing, mixed-use
neighborhood.
The Ordinance requires light manufacturing land uses, if proposed, to be situated along
the rail�oad tracks on the rear of the parcels, and to develop other land uses along the
front of the parcels on Airport Park Boulevard, except for the parcels east of Airport Park
Boulevard where light manufacturing land uses can occur anywhere on the parcels with
the required yard setbacks. The majority of parking facilities are required to be situated
in-between the light manufacturing and commercial land uses in the middle of the
parcels, rather than along the Airport Park Boulevard frontage.
The land uses along Airport Park Boulevard are held to a higher design and site
planning standard than the light manufacturing land uses, because it is situated in the
more visible location, and because light manufacturing land uses are highly desired and
a lesser design standard provides an inherent incentive.
It is possible to develop full light manufacturing, office, or commercial land uses on a
parcel, provided they are laid out and designed to be compatible with surrounding land
uses. Professional office and commercial land uses, if proposed as stand along
developments must adhere to a high site planning and design standard.
The regulations are intended to create a compatible mix of land uses with ample
landscaping and strategic open areas, pedestrian walkways, and attractive architecture
in an inviting scale, with hidden parking and practical functionality.
2. General Reauirements
a. Light manufacturing and warehousing land uses should be located along the railroad
tracks on the western portion of the current parcels or anywhere on the designated
parcels east of Rirport Park Boulevard with the required yard setbacks. Light
manufacturing and warehousing can be situated along Airport Park Boulevard if it
conforms to the site planning and design standards for commercial development.
b. The majority of parking spaces for mixed-use development shall be located in-
befinreen the light manufacturing/warehousing land uses and the land uses along
Airport Park Boulevard. Every attempt shall be made to create parking that cannot
be seen from public streets.
c. Shared access is strongly encouraged between land uses on the same and adjacent
parcels to reduce encroachments onto Airpo�t Park Boulevard.
d. Street trees and a meandering sidewalk are required along Airport Park Boulevard.
e. The architectural facades for buildings situated along and facing Airport Park
Boulevard shall be consistent with Section 5(� of this Subsection, and shall be
designed to soften height, bulk, and mass.
f. The orientation, height, and design of buildings, as well as the theme for property
development shall be based on creating compatibility between land uses.
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g. There is opportunity for low density residential land uses such as apartment units
above offices or commercial spaces, but densities are limited west of Airport Park
Boulevard because of airport constraints to a total of 60 people per acre on a given
parcei.
3. Permitted Land Uses
a. Notwithstanding Subsection "K", all light manufacturing, commercial, professional
office, low density residential, and mixed-use projects require the securing of a Use
Permit from the City Planning Commission. The Use Permit process shall include an
analysis of site planning and architecture, pursuant to Section 9262 of the Ukiah
Municipal Code.
4. Reauired Findin�ts
a. Prior to approving a Use Permit for a project situated on land in the Mixed-Use
designation, the Planning Commission and/or the City Council shall make the
following findings:
1. The proposed land use is consistent with the goals and policies of the Ukiah
General Plan, the provisions of the Airport Industrial Park Planned Development
Ordinance, the Ukiah Municipal Code, and the Ukiah Airport Master Plan.
2. The proposed land use is compatible with surrounding land uses and will not be
detrimental to the public's health, safety and general welfare.
3. There is sufficient variety, creativity, and articulation to the architecture and
design of the structure(s) to avoid monotony and/or a box-like uninteresting
external appearance.
4. For all land uses other than light manufacturing, there is uniqueness and an
exemplary approach to the site planning, design, and architecture, consistent
with the Site Planning and Design Standards contained herein, that results in a
quality and sophisticated development.
5. The Findings shall not be vague. The findings shall be sufficiently detailed to
apprise a reviewing court of the basis for the action by bridging the gap between
the evidence and the decision-maker's conclusions, and shall be based upon
evidence contained in the administrative record.
5. Site Plannins� and Desi�n Standards-Commercial Develoament
The following site planning and design standards are specifically adopted for the Light
Manufacturing/Mixed-Use Land Use Designation. They shall apply to all commercial,
professional office, low-density residential, and mixed-use development projects not
involving light manufacturing/ warehousing unless it is situated along the Airport Park
Boulevard street frontage. The Development Standards contained in Section "G" and
the Design Standards in Section "I" of this Ordinance shall apply to the Light
Manufacturing/Mixed Use designation unless superseded by the following specific
standards:
a. Yard Setbacks:
1. Front: 25 feet from the Airport Park Boulevard right-of-way.
Architectural features, such as bay windows, porches and landing spaces,
column treatments, and similar features may extend up to two-feet into the
required front yard setback.
2. Side and Rear: The side and rear yard setbacks shall be determined in the
8
discretionary review process. Factors that shall be considered include, but are
not limited to Building Code requirements, traffic circulation, landscaping
requirements, softening of the bulk and mass of structures, and compatibility with
adjacent structures and land uses.
3. Relief: Relief from the front yard setback requirements may be granted through
the approval of a variance, pursuant to Chapter 2, Article 20 of the Ukiah
Municipal Code.
b. Maximum Building Height:
1. The maximum height of any building or structure shall be 40 feet, provided it
complies with the side-slope criteria for the Ukiah Airport.
2. Mechanical penthouse and equipment may extend an additional 10 feet beyond
the maximum height provided it is adequately screened from view.
3. Relief: Relief from the height standards may be granted through the
discretionary review process if a finding is made that the proposed height is
compatible with the scale and character of the development on adjacent and
nearby parcels and would not have an adverse impact on the health and safety
of the general public.
c. Minimum Lot Area:
1. The minimum lot area for parcels in the mixed-use area shall be determined
through the subdivision and/or discretionary review process. In no case shall lots
be created that are less than 20,000 square feet in size.
d. Maximum Lot Coverage:
1. Commercial and mixed land uses may cover up to 40 percent of a lot provided
that the site planning, architecture, parking, and landscaping are consistent with
the requirements of the AIP Planned Development Ordinance.
2. Relief: Relief from the lot coverage standard may be granted through the
discretionary review process provided a finding is made that the proposed lot
coverage is compatible with the scale and character of the development on
adjacent and nearby parcels and would not have an adverse impact on the
health and safety of the general public.
e. Building Orientation:
1. Buildings shall be shaped and oriented to take advantage of passive solar energy
and solar collection in the winter, and to control solar cooling loads in the
summer.
2. Buildings shall be shaped and oriented to be compatible with surrounding land
uses in terms of noise, visual privacy, and functionality.
f. Architectural Design:
1. Buildings shall incorporate projecting columns, exterior wainscoting, framed
panels, and/or other features to provide relief to large open blank walls.
2. Architectural features such as arches, raised and decorative parapets, decorated
and flared cornices, extended eaves and overhangs, balconies, entry insets, and
a variety of roof angles and pitches are required to make buildings unique and
interesting.
9
3. Windows shall be used to break up the mass and volume of buildings into
smaller components. Buildings shall use different shaped and framed windows
in a coordinated theme. Awnings and other attractive window treatments are
strongly encouraged.
4. All four elevations of buildings shall incorporate the architectural design
requirements listed above in a reasonable and feasible manner.
5. The use of strong or loud colors as the dominant building color shall not be
permitted. The dominant colors used on buildings shall be subdued and earth
tone in nature. Colors of buildings shall be compatible with adjoining buildings.
6. Storage areas, loading docks and ramps, transformers, storage tanks, refuse
collection areas, mechanical equipment, and other appurtenant items of poor
visual quality shall be screened by the use of masonry walls, landscaping
materials, or decorative fencing. A!I roof mounted electrical and mechanical
equipment and/or ductwork shall be screened from view by an enclosure which is
consistent with the building design. Fences exceeding six (6) feet in height may
be appropriate for some commercial and industrial uses to screen the outdoor
storage of building materials, supplies, construction equipment, etc. The
Planning Commission may consider fences exceeding six (6) on a case-by-case
basis during the review of Site Development and Use Permit applications.
g. Signs:
1. The colors, materials, and lighting of every sign on a site shall be restrained and
harmonious with the building and site.
2. Freestanding signs shall be tastefully designed with an interesting base, and
shall not exceed twelve feet in height from finished grade. If a freestanding sign
is placed on a berm, the Planning Commission shall have the discretion to limit
its height to less than twelve feet from finished grade. No pole signs are
permitted. Freestanding signs shall have a decorative support base.
3. The size and amount of signs shall generally comply with the requirements of the
Ukiah Municipal Code (UMC). The Planning Commission shall have the
discretion to reduce the size and amount of signs to something less than
permitted by the U.M.C. if they make a finding that the proposed size and amount
of signage is out of scale with the building and too dominating on the site.
4. Signs are not permitted on the roof or projecting above the roof of any building.
5. Relief: Relief from the sign standards may be granted through the discretionary
review process provided a finding is made that the proposed sign is compatible
with the scale and character of the development on adjacent and nearby parcels
and would not have an adverse impact on the health and safety of the general
public.
h. Pedestrian Orientation:
1. Pedestrian walkways shall be included that directly and safely link all parking
areas with building entrances, off-site transportation facilities, established
sidewalks, and adjacent public rights-of-way.
2. Outdoor pedestrian spaces shall be landscaped and include such features as
planters along sidewalks, pedestrian oriented signs, attractive street fumiture,
10
low-level lighting, and outdoor seating areas.
3. Lots with frontages along the primary street shall provide a 5-foot wide
meandering sidewalk located within the required front setback. The sidewalk may
be located over the public utility easement. Every effort shall be made to link
developments with attractive and accessible pedestrian facilities.
4. Secondary streets accessing the rear portion of parcels shall include 5-foot wide
sidewalks or alternative pedestrian facilities that link the development on the rear
portion of the parcels with Airport Park Boulevard.
i. Lighting:
1. Exterior lighting shall be subdued and of low wattage. It shall enhance building
design and landscaping, as well as provide safety and security.
2. Exterior lighting shall not spill out and create glare on adjoining properties, and
shall not be directed towards the night sky.
3. Lighf standard heights shall be predicated on the lighting need of the particular
location and use. Tall lighting fixtures that illuminate large areas shall be
prohibited.
4. Lighting fixtures, standards, and all exposed accessories shall be harmonious
with building design, and innovative in style.
5. All pedestrian and building access areas shall be adequately lighted to provide
safety, security, and aesthetic quality, without violating number 2 above.
j. Energy Conservation:
1. Passive solar orientation is required. Active solar design is strongly encouraged.
2. Deciduous trees and/or other vegetation shall be planted on the south side of
buildings whenever feasible to increase energy e�ciency.
3. Sunlight shall be used for direct heating and illumination whenever possible.
4. Solar heating equipment need not be screened, but shall be as unobtrusive as
possible and complement the building design. Every effort shall be made to
integrate solar panels into the roof design,flush with the roof slope.
k. Outdoor Storage and Service Areas:
1. Storage areas shall be limited to the rear of a site, and shall be screened from
public view with a solid fence or wall using concrete, wood, stone, brick, or other
similar material.
2. All outdoor storage areas and enclosures shall be screened, when possible, with
landscaping.
3. If trash and recycling areas are required in the discretionary review process, they
shall be designed to harmonize with the building and landscaping, and shall be
consistent with the size and design requirements of the Ukiah Municipal Code.
I. Landscaping:
1. Landscaping shall comply with Section "I" of this Ordinance.
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2. Landscaping Plans shall include outdoor shaded sitting/resting areas for
employees and the general public, unless infeasible.
m. Ukiah Airport Master Plan:
1. All development within the Airport Industrial Park shall comply with the Federal
Aviation Administration side slope criteria, density requirements ( B1"
Compatibility Zone = 60 persons per acre / C Compatibility Zone = 150
people per acre) and all other applicable provisions of the Ukiah Airport Master
Plan.
n. Public Utility Easements, Public Streets, and Access Driveways:
1. All Public Utility Easements, Public Streets, and Access Driveways shall comply
with Section "H" of this Ordinance.
6. Site Plannins� and Desis�n Standards for Li�ht Manufacturina and Industrial
Development
The Site Planning and Design Standards for Light Manufacturing and Industrial
development are less demanding than those for commercial, professional office and
mixed-use development. The lesser design standards are meant to encourage and
promote light manufacturing and industrial development, particularly along the western
portion of the parcels. The Following Site Planning and Design Standards shall apply to
all Light Manufacturing and Industrial Development:
a. Yard Setbacks:
1. Front: 25 feet from the Airport Park Boulevard right-of-way if located along the
frontage. If the development does not have frontage along Airport Park
Boulevard, and is served by a private access easement, the front yard setback
shatl be determined in the discretionary review process. Architectural features,
such as bay windows, porches and landing spaces, column treatments, and
similar features may extend up to two-feet into the required front yard setback.
2. Side and Rear. The side and rear yard setbacks shall be determined in the
discretionary review process. Factors that shall be considered include, but are
not limited, to Building Code requirements, traffic circulation, landscaping
requirements, softening of the bulk and mass of structures, and compatibility with
adjacent structures and land uses.
3. Relief: Relief from the front yard setback requirements may be granted through
the approval of a variance.
b. Maximum Building Height:
1. The maximum height of any building or structure shall be 50 feet, provided it
complies with the side-slope criteria for the Ukiah Airport.
2. Mechanical penthouse and equipment may extend an additional 10 feet beyond
the maximum height provided it is adequately screened from view.
3. Relief: Relief from the height standards may be granted through the
discretionary review process if a finding is made that the proposed height is
compatible with the scale and character of the development on adjacent and
nearby parcels and would not have an adverse impact on the health and safety
of the general public.
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c. Minimum Lot Area:
1. The minimum lot area for light manufacturing and industrial development parcels
in the mixed-use area shall be determined through the subdivision and/or
discretionary review process. In no case shall lots be created that are less than
, 20,000 square feet in size.
d. Maximum Lot Coverage:
1. Light manufacturing and industrial land uses may cover up to 60 percent of a lot
provided that the site planning, architecture, parking, and landscaping are
consistent with the requirements of the AIP Planned Development Ordinance.
2. Relief: Relief from the lot coverage standard may be granted through the
discretionary review process provided a flnding is made that the proposed lot
coverage is compatible with the scale and character of the development on
adjacent and nearby parcels and would not have an adverse impact on the
health and safety of the general public.
e. Building Orientation:
1. Buildings shall be shaped and oriented to take advantage of passive solar energy
and solar collection in the winter, and to control solar cooling loads in the
summer.
2. Buildings shall be shaped and oriented to be compatible with surrounding land
uses in terms of noise, visual privacy, and functionality.
f. Architectural Design:
1. Buildings shall incorporate projecting columns, exterior wainscoting, framed
panels, and/or other features to provide relief to large open blank walls.
2. The use of strong or loud colors as the dominant building color shall not be
permitted. The dominant colors used on buildings shall be subdued and earth
tone in nature. Colors of buildings shall be compatible with adjoining buildings.
g. Signs:
1. The colors, materials, and lighting of every sign on a site shall be restrained and
harmonious with the building and site.
2. Freestanding signs shall be tastefully designed with an interesting base, and
shall not exceed eight feet in height from finished grade. If a freestanding sign is
placed on a berm, the Planning Commission shall have the discretion to limit its
height to less than eight feet from finished grade. No pole signs are permitted.
3. The size and amount of signs shall comply with the requirements of the Ukiah
Municipal Code (UMC). The Planning Commission shall have the discretion to
reduce the size and amount of signs to something less than permitted by the
U.M.C. if they make a finding that the proposed size and amount of signage is
out of scale with the building and too dominating on the site.
4. Signs are not permitted on the roof of any building.
5. Relief: Relief from the sign standards may be granted through the discretionary
review process provided a finding is made that the proposed sign is compatible
with the scale and character of the development on adjacent and nearby parcels
and would not have an adverse impact on the health and safety of the general
public.
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i. Lighting:
1. Exterior lighting shall be subdued. It shall enhance building design and
landscaping, as well as provide safety and security.
2. Exterior lighting shall not spill out and create glare on adjoining properties, and
shall not be directed towards the night sky.
3. Light standard heights shall be predicated on the lighting need of the particular
location and use. Tall lighting fixtures that illuminate large areas shall be
prohibited.
k. Outdoor Storage and Service Areas:
1. Storage areas shall be limited to the rear of a site, and shall be screened from
public view with a solid fence or wall using concrete, wood, stone, brick, or other
similar material.
2. All outdoor storage areas and enclosures shall be screened, when possible, with
landscaping.
I. Landscaping:
1. Landscaping shall generally comply with Section °I" of this Ordinance, although a
lesser amount of landscaping may be approved depending upon the scaie,
intensity, and visibility of the development.
m. Ukiah Airport Master Plan:
1. All development within the Airport Industrial Park shall comply with the Ukiah
Municipal Airport Master Plan.
n. Pedestrian Orientation:
1. Pedestrian walkways shall be included that directly link all parking areas with
building entrances, off-site transportation facilities, established sidewalks, and
adjacent public rights-of-way.
2. Lots with frontages along the primary streets shall provide a 5-foot wide
meandering sidewalk located within the required front setback. The sidewalk may
be located over the public utility easement. Every effort shall be made to link
developments with attractive and accessible pedestrian facilities.
3. Secondary streets accessing the rear portion of parcels shall include 5-foot wide
sidewalks or altemative pedestrian facilities that link the development on the rear
portion of the parcels with Airport Park Boulevard.
G. OPEN SPACE
1. Puraose
The purpose of the Open Space land use designation is to provide for the protection and
preservation of an existing pond and wetland area and its habitats, to provide contrast to
the built environment, to preserve the existing scenic qualities of the area, and to
preserve capacity and water quality of the storm water drainage system.
2. General Reauirements
All areas designated "Open Space" shall be kept in their natural state except for areas
already disturbed with drainage or utility infrastn�cture, in which case maintenance and
repairs may occur. Otherwise, no development is allowed or permitted.
3. Allowed Uses
The following uses are allowed in the Open Space designation:
14
a. Open Space
b. Maintenance and repair of existing drainage and utility infrastructure.
c. Restoration of wetlands including, but not limited to removal of non-native vegetation
and the replanting with native wetland plant species.
d. Trash removal
4. Permitted Uses
The following uses are permitted in the Open Space designation with the securing of a
Minor Use Permit:
a. None
5. Minimum Lot Size Reauirement
a. None
6. Prohibited Uses
a. Construction and development
b. Public Access
c. Off-Road vehicle activity, except for City vehicles
d. Application of pesticides and/or herbicides
H. NUISANCES
1. No lot shall be used in such a manner as to create a nuisance to adjacent parcels.
Proposed uses shall comply with the pertormance criteria outlined below:
a. All activities involving the storage of flammable and explosive materials shall be
provided with adequate safety devices against the hazard of fire and explosion by
adequafe fire-fighting and fire suppression equipment and devices standard in
industry. All incineration is prohibited.
b. Devices which radiate radio-frequency energy shall be so operated as not to cause
interference with any activiry carried on beyond the boundary line of the propetty
upon which the device is located.
c. The maximum sound level radiated by any use of facility, when measured at the
boundary line of the property upon which the sound is generated, shall not be
obnoxious by reason of its intensity or pitch, as determined by standards prescribed
in the Ukiah Municipal Code and/or City General Plan.
d. No vibration shall be permitted so as to cause a noticeable tremor beyond the
property line.
e. Any use producing emissions shall comply with all the requirements of the
Mendocino County Air Quality Management District.
f. Projects involving the use of toxic materials or haza�dous substances shall comply
with all Federal, State, and all local Laws and regulations.
2. Prohibited Uses or Operations
Industrial uses such as petroleum bulk stations, cement batching plants, pulp and paper
mills, lumber mills, refineries, smelting plants, rendering plants, junk yards, auto
15
wrecking, and similar "heavy industrial" uses which typically create extemal and
environmental effects are specifically prohibited due to the detrimental effect the use
may have upon the general appearance, function, and environmental quality of nearby
uses.
I. DEVELOPMENT STANDARDS
The following standards have been established to ensure compatibility among uses and
consistency in the appearance and character of development. These standards are
intended to guide the planning, design, and development of both individual lots and the
entire Airport Industrial Park. Projects shall be reviewed on a case-by-case basis for high
quality design, efficient function, and overall compatibility with surrounding land uses.
1. Minimum Lot Re4uirement
The minimum lot area shall be 20,000 square feet. Each lot shall have a minimum
frontage of 100 feet on a public street. Except for lots fronting on Airport Pa�lc
Boulevard, or other public streets shown on the Land Use Map, access easements to a
public street may be authorized in lieu of public street frontage in the discretion of the
appropriate decision-maker and with the approval of the City Engineer. Proposed
access easements shall be consistent with the standards contained in Table 4-1. The
Planning Commission may approve a public street frontage of less than 100 feet for lots
located on cul-de-sacs, street curves, or having other extraordinary characteristics.
2. �Yiaximum Lot Coveraqe
No more than 40 percent of the lot shall be covered by buildings or structures. Above
ground parking lots and landscaping areas shall not be included in the calculation of lot
coverage. Industrial land uses may cover a maximum of 60 percent of a lot provided
that the site planning, architecture, parking, and landscaping are consistent with the
requirements of the AIP Planned Development Ordinance.
3. Minimum Buildins� Setbacks
All buildings and structures shall be setback from the property line a minimum of 25 feet
along the entire street frontage. Lots abutting U.S. Highway 101 shall maintain a
minimum setback of 60 feet from the property line adjacent to the freeway. Side yard
setbacks shall be determined in the Site Development or Use Permit review process.
4. �aximum Buildinct Heis�ht
The maximum height of any building or structure shall be 50 feet. Mechanical
penthouse and equipment may extend an additional 10 feet beyond the maximum
building height.
5. Ukiah Airport Master Plan
All development within the Airport Industrial Park shall comply with the Federal Aviation
Administration side slope criteria, density requirements ( B1" Compatibility Zone = 60
persons per acre / C Compatibility Zone = 150 people per acre) and all other
applicable provisions of the Ukiah Airport Master Plan.
6. Screenins�
Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection
areas, mechanical equipment, and other appurtenant items of poor visual quality shall be
screened by the use of masonry walls, landscaping materials, or decorative fencing. All
roof mounted electrical and mechanical equipment and/or ductwork shall be screened
from view by an enclosure which is consistent with the building design. Fences
exceeding six (6) feet in height may be appropriate for some commercial and industrial
uses to screen the outdoor storage of building materials, supplies, construction
16
equipment, etc. The Planning Commission may consider fences exceeding six (6) on a
case-by-case basis during the review of Site Development and Use Permit applications.
7. Public Utilitv Easement
All lots shall provide a 5-foot easement in the required front setback for the provision of
utilities.
8. Sidewalk Reauirements
Lots with frontages along the primary street shall provide a 5-foot curvilinear sidewalk
located within the required front setback. The sidewalk may be located over the public
utility easement. Every effort shall be made to link developments with attractive and
accessible pedestrian facilities.
9. Bicvcle Lanes
Class III Bicycle lanes shall be provided on all primary streets according to CalTrans
standards.
10. Develoament Intearation
Every effort shall be made to "master plan" development within the Airport Industrial
Park. Applicants shall be encouraged to coordinate development proposals to ensure
compatible architectural themes, high quality site planning, efficient and functional traffic
circulation, coordinated pedestrian circulation, and compatible land uses.
11. Reauired Public Streets
Lot line adjustments, parcel maps, tentative and final subdivision maps, and Site
Development and Use Permits shall not be approved, unless public streets identified on
the Land Use Map serving the parcels covered by the lot line adjustment, map or permit
have been or will be dedicated to the City of Ukiah upon approval of the lot line
adjustment, map or permit.
12.Street Width Standards
The following street standards have been established by the Ukiah Department of Public
Works. All primary and secondary streets shall be designed and constructed in
accordance with these standards:
Table 41: f69inimum Street Standards
Airport Park Boulevard and Commerce Drive
Primary Secondary Access
� Easement
1. Right-of-way 66 feet 44 feet 32 feet
2. Pavement 64 feet 40 feet 30 feet
a. travel lanes (2) 14 feet 20 feet 15 feet
b. left tum lane 12 feet 12 feet
3. Curbs (both sides) 1 foot 1 foot
4. Cul-de-sac(turn-arounds) 100 feet diameter
5. Curb Returns Radius 35 feet 35 feet
13.Access Drivewavs and Deceleration Lanes
a. Every effort shall be made to minimize access driveways along Airport Park
Boulevard. All driveway and intersection radii shall be designed to accommodate
heavy truck turning movements, consistent with the requirements of the City
Engineer.
17
b. Every effort shall be made to design common driveways for individual developments.
c. No Talmage Road access shall be permitted for the parcel or parcels located at the
southeast comer of Talmage Road and Airport Park Boulevard.
d. All major driveways, as determined by the City Engineer, shall have left tum pockets
in the median area where feasible.
e. Deceleration and acceleration lanes shall not be required unless the City Engineer
detennines they are necessary to ensure safety and efficient traffic flow.
14. Minimum Parkins� and Loadin�t Requirements
a. No loading or unloading shall be permitted on the street in front of the building. A
sufficient number of off-street loading spaces shall be provided to meet the needs of
the approved use. Adequate apron and dock space also shall be provided for truck
maneuvering on individual lots.
b. The number of entrance/exit driveways shall be limited to one per every 100 feet of
street frontage with a maximum curb cut of 40 feet. The Planning Commission may
relax these standards when a comprehensive plan for an entire block has been
prepared and presented to the City Planning Commission for review and approval.
c. Adequate off-street parking shall be provided to accommodate the paricing needs of
employees, visitors, and company vehicles. The minimum number of off-street
parking spaces shall generally be provided according to the requirements of the
Ukiah Municipal Code.
d. The Planning Commission may deviate from the parking requirements contained in
the Ukiah Municipal Code on a case-by-case basis. Any deviation must be
supported by findings related to a unique use, such as a Mixed-use development, or
use not specifically described in the Ukiah Municipal Code, and findings that
otherwise demonstrate no on-street parking congestion will result.
15.Si4nas�e
Except as indicated elsewhere in this Ordinance, building identification and other signs
shall generally comply with the sign regulations for industrial, commercial and office land
uses contained in the Ukiah Municipal Code. All proposed development projects shall
include a detailed sign program.
J. DESIGN GUIDELINES
The following guidelines shall be used by the Planning Commission when approving a Site
Development or Use Permit to ensure high quality design, and the coordination and
consistency of development.
1. Landscaain� and Open Saace
a. A comprehensive landscape plan shall be submitted for review and approval as a
part of the Site Development or Use Permit process.
b. Existing trees shall be retained whenever possible.
c. A variety of tree species shall be used that provides diversity in form, texture, and
color,
d. Landscaping at corne�s should be aRanged to maintain traffic visibility.
18
e. Landscaping along an entire street frontage should be coordinated to achieve a
uniform appearance.
f. Landscaping shall be proportional to the building elevations.
g. Landscape plantings shall be those which grow well in Ukiah's climate without
extensive irrigation. Native species are strongly encouraged.
h. All landscape plantings shall be of sufficient size, health and intensity so that a viable
and mature appearance can be attained in three years.
I. Deciduous trees shall constitute the majority of the trees praposed along the south
and west building exposures; non-deciduous street species shall be restricted ta
areas that do not inhibit solar access.
j. Parking lots with finrelve (12) or more parking stalls shall have a tree placed between
every four (4) parking stalls within a continuous linear planting strip, rather than
individual planting wells, unless clearly infeasible. Parking lot trees shall primarify be
deciduous species, and shall be designed to provide a tree canopy coverage of 50
percent over all paved areas within ten years of planting. Based upon the design of
the parking lot, a reduced number of trees may be approved through the
discretionary review process.
k. Parking lots shall have a perimeter planting strip with both trees and shrubs.
I. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian
sidewalks or marked pedestrian facilities within landscaped areas and/or separated
from automobile travel lanes. Based upon the design of the parking lot, and the use
that it is serving, relief from this requirement may be approved through the
discretionary review process.
m. Street trees may be placed on the property proposed for development instead of
within the public right-of-way if the location is approved by the City Engineer, based
upon safety and maintenance factors.
n. All new developments shall include a landscaping coverage of 20 percent (20%) of
the gross area of the parcel, unless because of the small size of a parcel, such
coverage would be unreasonable. A minimum of 50 percent (50%) of the
landscaped area shall be dedicated to live plantings.
o. Landscaping Plans shall include an automatic irrigation system.
p. All required landscaping for commercial development projects shall be adequately
maintained in a viable condition.
q. The Planning Director, Zoning Administrator, Planning Commission, or City Council
shall have the authority to modify the required elements of a Landscaping Plan
depending upon the size, scale, intensity, and location of the development project.
2. Orientation and Location of BuildinQs
a. The location of buildings shall be coordinated with other buildings and open space
on adjacent lots, and should include design elements, oriented to pedestrian usage,
such as, linked walkways and sidewalks.
19
b. Buildings should be sited to preserve solar access opportunities, and should include
passive and active solar design elements.
c. Buildings should be oriented to minimize heating and cooling costs.
d. Buildings should be creatively sited to provide open views of the site and suRounding
environment.
e. Buildings shall not be sited in the middle of large parking lots.
3. Architectural Desis�n
a. Individual projects shall exhibit a thoughtFul and creative approach to site planning
and architecture.
b. Projects shall be designed to avoid the cumulative collection of large structures with
similar building elevations and facades.
c. Buildings shall be limited in height, bulk, and mass, and shall be designed to avoid a
box-like appearance.
4. Buildins� Exteriors
a. Colors and building materials shall be carefully selected, and must be compatible
with surrounding developments, and shall be finalized during the Site Development
or Use Permit process.
b. The Planning Commission may permit exterior walls of architectural metal where it is
compatible with adjacent structures, and the overall appearance and character of the
Airport Industrial Park.
5. L'es�htins�
a. A lighting plan shall be submitted for review and approval with all Site Development
and Use Permit applications. All lighting plans shall emphasize security and safety,
and shall minimize energy usage.
b. Lighting for developments shall include shielded, non-glare types of lights.
c. Lighting shall not be directed towards Highway 101, the Ukiah Municipal Airport,
adjacent properties, or upwards towards the sky.
6. Desistn Amenities
a. Bicycle parking facilities shall be provided near the entrance to buildings. One (1)
bicycle space shall be provided for every ten (10) employees, plus one (1) space for
every fifty (50)automobile parking spaces.
b. Fountains, kiosks, unique Iandscape islands, outdoor sitting areas, and other quality
design amenities are encouraged.
K. CIRCULATION PLAN
The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B".
As shown, the plan includes points of access at Talmage Road at the north, Hastings
Avenue at the northwest, and Airport Road at the southwest. In lieu of the originally
envisioned southem access road (Airport Park Boulevard to Norgard Lane) an emergency
access is provided through the airport to a future gated encroachment along the southern
portion of Airport Road. Intemal access includes an extension of Airport Road from the west
into the southem portion of the site; Airport Pa�lc Boulevard from Talmage Road on the
20
north, extending south to intersect with the Airport Road extension; and Commerce Drive
from west to east in the northem portion of the AIP. All streets within the AIP shall be public.
Property owners of parcels with frontage along the railroad right-of-way are encouraged to
plan for possible future use of the raiiroad.
L. DISCRETIONARY REVIEW
The discretionary permit review process for development projects within the Airport
Industrial Park (AIP) is the same as for discretionary permits elsewhere in the City. As
articulated in Section 9 of this ordinance, a Site Development Permit or Use Permit is
required for development projects proposed in the AIP.
1. Site Develoament Permits and Use Permits
a. As articulated in Section 9 above, development projects within the Airport Industrial
Park are subject to the Site Development or Use Permit process, depending upon
the proposed use and its location. A Site Development Permit shall not be required
for any development proposal requiring a Use Permit. Within the Use Permit review
process, all site development issues and concerns shall be appropriately analyzed.
b. All Major Use Permits, Variances, and Site Development Permits for proposed
developments within the Airport Industrial Park require City Planning Commission
review and action. Minor Use Permits, Variances, and Site Development Permits
shall be subject to Zoning Administrator review and action.
c. Decisions on Site Development and Use Permits made by the City Planning
Commission and Zoning Administrator are appealable to the City Council pursuant to
Section 9266 of the Ukiah Municipal Code.
d. Major modifications to approved Site Development Permits and Use Permits, as
determined by the Planning Director, shall require the filing of a new application,
payment of fees, and a duly noticed public hearing before the Planning Commission.
Minor modifications to approved Site Development Permits and Use Permits, as
determined by the Planning Director shall require the filing of a new application,
payment of processing fees and a duly noticed public hearing before the City Zoning
Administrator.
e. The Planning Commission's decision on major modifications to an approved Site
Development Permit, Variance or Use Permit is appealable to the City Council. The
Zoning Administrator's decision on minor modifications to an approved Site
Development Permit, Variance or Use Permit is appealable directly to the City
Council.
2. Buildina Modifications
a. Exterior modifications to existing buildings shall be designed to complement and
harmonize with the design of the existing structure and surrounding developments.
b. A Site Development Permit shall be required for all substantial exterior modifications
to existing structures, site design elements, and landscaping within the Airport
Industrial Park. The application procedure shall be that prescribed in Article 20 the
Ukiah Municipal Code.
Section Fourteen
Whenever a use is not listed in this Planned Development Ordinance as a permitted or allowed
use in any of the land use designations, the Planning Director shall determine whether the use
is appropriate in the land use designation where the subject property is situated, and make a
21
decision as to whether or not it is an allowed or permitted land use. In making this
determination,the Planning Director shall find as follows:
1. That the use would not be incompatible with existing nearby land uses, or the allowed
and permitted land uses listed for the particular land use designation.
2. That the use would not be detrimental to the continuing development of the area in
which the use would be located.
3. That the use would be in harmony and consistent with the purpose and intent of the
Airport Industrial Park Planned Development Ordinance and Ukiah General Plan.
4. In the case of determining that a use not articulated as an allowed or permitted use
could be established with the securing of a Use Permit, the Planning Director shall find
that the proposed use is similar in nature and intensity to the uses listed as allowed
uses. All determinations of the Planning Director regarding whether a use can be
allowed or permitted in any land use designation within the Airport Industrial Park shall
be final unless a written appeal to the City Council, stating the reasons for the appeal,
and the appeal fee, if any, established from time to time by City Council Resolution, is
filed with the City Clerk within ten (10) days of the date the decision was made. Appeals
may be filed by an applicant or any interested party. The City Council shall conduct a
duly noticed public hearing on the appeal in accordance to the applicable procedures as
set forth in this chapter. At the close of the public hearing, the City Council may affirm,
reverse, revise or modify the appealed decision of the Planning Director. All City Council
decisions on appeals of the Planning Director's actions are final for the City of Ukiah.
Section Fifteen
This Ordinance shall be published as required by law and shall become effective thirty (30) days
after it is adopted.
Introduced by title only on June 7, 2017, by the following roll call vote:
AYES: Councilmembers Scalmanini, Crane, Mulheren, Doble, and Mayor Brown
NOES: None
ABSENT: None
ABSTAIN: None
Passed and adopted on June 21, 2017, by the following roll call vote:
AYES: Councilmembers Scalmanini, Crane, Mulheren, Doble, and Mayor Brown
NOES: None
ABSENT: None
ABSTAIN:None
'Yl�
Ji Brown, Mayor
ATTEST:
� t
Kristine wler, City Clerk
22
Exhibit A
Airport Industrial Park Land Use Designation Map
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