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Home My WebLink About09262018 - packet CITY OF UKIAH PLANNING COMMISSION AGENDA Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 September 26, 2018 6:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES a. The Minutes of August 22, 2018. 5. APPEALPROCESS All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written appeal, stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made. An interested party may appeal only if he or she appeared and stated his or her position during the hearing on the decision from which the appeal is taken. For items on this agenda, the appeal must be received by October 8, 2018. 6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The Planning Commission welcomes input from the audience. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE 9. PLANNING COMMISSIONERS REPORT 10. DIRECTOR'S REPORT 11. CONSENT CALENDAR 12. NEW BUSINESS a. Request for review and recommendation for Major Site Development Permit to allow a 5,783 sf two-story addition/remodel to an existing 10,116 sf building at 721 S. State Street. APN 003-040-59; File No.: 18-3687. 13. UNFINISHED BUSINESS 14. ADJOURNMENT ADA ACCOMODATION: If you plan on attending the public hearing and need a special accommodation because of a sensory or mobility impairment/disability, or have a need for an interpreter, please call Cathy Elawadly at the City of Ukiah at (707) 463-6752 to arrange for those accommodations to be made. Page 1 of 1 CITY OF UKIAH PLANNING COMMISSION MINUTES Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 August 22, 2018 6:00 p.m. COMMISSIONERS PRESENT COMMISSIONERS ABSENT Mike Whetzel, Chair Christopher Watt Laura Christensen Linda Sanders Mark Hilliker STAFF PRESENT OTHERS PRESENT Craig Schlatter, Community Development Director Listed below, Respectively Cathy Elawadly, Recording Secretary 1. CALL TO ORDER The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. CHAIR WHETZEL PRESIDING. 2. ROLL CALL Roll call was taken with attendance as listed above. 3. PLEDGE OF ALLEGIANCE Everyone recited. 4. APPROVAL OF MINUTES a. The Minutes of August 8, 2018 Motion/Second: Hilliker/Christensen to approve the Minutes of August 8, 2018, as submitted. Motion carried by the following roll call vote: AYES: Commissioners Sanders, Watt, Christensen, Hilliker, and Chair Whetzel. NOES: None. ABSENT: None. ABSTAIN: None. 5. APPEALPROCESS 6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE Confirmed by staff. Page 1 of 2 Minutes of the Planning Commission, August 22, 2018, Continued: 9. PLANNING COMMISSIONERS' REPORT None. 10. PLANNING DIRECTOR'S REPORT Presenter: Community Development Director Craig Schlatter. 11. CONSENT CALENDAR No items on consent. 12. NEW BUSINESS a. Review of Planning Commission's October 11, 2017 decision to Approve a Major Site Development Permit to allow the construction of a 5,700 +/- sf(as amended to be reduced in size from +/-7,500 sf) metal building to house support services for Garton Tractor at 285 Talmage Rd, APN 003-230-34, taking into consideration the consistency determination made by the Mendocino County Airport Land Use Commission at their August 2, 2018 meeting; and Recommendation to City Council on whether Planning Commission's October 11, 2017 decision to approve the project still stands in light of the Airport Land Use Commission's determination. Presenters: Community Development Director Craig Schlatter, Airport Manager Greg Owen, and City Attorney David Rapport PUBLIC HEARING OPENED: 7:42 p.m. Public Comment: Eric Crane, Brad Campbell, Joe Thomas PUBLIC HEARING CLOSED: 7:54 p.m. Motion/Second: Sanders/Hilliker to approve the recommended action(s): 1- recommendation to City Council to adopt motion to amend the Final Conditions of Approval Project such that the proposed Garton Tractor building is reduced in size such that the entire building is located outside the Runway Protection Zone of the Ukiah Municipal Airport, 2- recommendation to City Council that since the City has not acquired title to the Garton Tractor property or acquired an avigation easement that prohibits development on the property outside the Runway Protection Zone, the City is not in a position to prohibit development as required in the A or A* Zones, and 3- recommendation to City Council to approve the Garton Tractor Project application, subject to the Findings in Attachment 1. Motion Carried by the following roll call vote: AYES: Commissioner Hilliker, Watt, Christensen, Sanders. NOES: None. ABSENT: None ABSTAIN: Chair Whetzel. Note: The Planning Commission additionally recommended to the City Council, not as part of the motion, that a hold harmless clause be added as a condition of approval for the project and that a standard condition of approval for projects located in compatibility zones of the Ukiah Municipal Airport be considered for future projects. 13. UNFINISHED BUSINESS 14. ADJOURNMENT There being no further business, the meeting adjourned at 7:26 p.m. Cathy Elawadly, Recording Secretary Page 2 of 2 /�� AGENDA ITEM NO. 12A �� Department of Community Development � � � � Planning Division `��°��°��°�� :��'� 300 Seminary Ave. �"'�� -�� Ukiah, CA 95482 DATE: September 26, 2018 TO: Planning Commission FROM: Michelle Irace, Planning Manager SUBJECT: Request for review and recommendation for Major Site Development Permit to allow a 5,783 sf two-story addition/remodel to an existing 10,116 sf building at 721 S. State Street. APN 003-040-59; File No. 18-3687. SUMMARY OWNER: Lori Rosenberg Ukiah Natural Foods Cooperative 721 South State Street Ukiah, CA 95482 APPLICANT/AGENT: Jason Brenner, Architect Collaborative Design & Planning 304 North State Street Ukiah, CA 95482 REQUEST: Major Site Development Permit DATE DEEMED COMPLETE: September 6, 2018 LOCATION: The proposed project is located on APN 003-040-59 on the south side of Gobbi Street, 80t ft. east of its intersection with Porzio Lane TOTAL ACREAGE: t0.48 acres (20,971 sf) GENERAL PLAN: Commercial (C) ZONING DISTRICT: Community Commercial (C1) ENVIRONMENTAL Categorical Exemption, pursuant to CEQA Guidelines Article 19 DETERMINATION: Section 15332, In-Fill Development Projects RECOMMENDATION: Conditional Approval STAFF PLANNER: Michelle Irace Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 1 /�� AGENDA ITEM NO. 12A �� Department of Community Development � � � � Planning Division `��°��°��°�� :��'� 300 Seminary Ave. �"'�� -�� Ukiah, CA 95482 PROJECT DESCRIPTION AND BACKGROUND An application was received from architect Jason Brenner on behalf of Ukiah Natural Foods Cooperative (Co-op) and General Manager Lori Rosenberg for approval of a Major Site Development Permit to allow a 5,783 sf two-story addition to an existing 10,116 sf building. The project would include the following components: • 2,946 sf ground floor remodel/addition to include a ready-to-eat food retail area, food preparation kitchen, an interior dining area with 46 seats, and restrooms; • 2,810 sf second-story addition with seven administrative offices, a breakroom, conference room, a storage area and restroom; • 636 sf of ground landscaping and 1,216 sf (15 ft. high) of greenwall landscaping on the northern side of the expanded building (along Gobbi Street). The greenwall is a green design feature intended to reduce heat gain and improve energy efficiency by providing additional shading; • Other green building design features include: o Installation of photovoltaic panels on the new second-story south sloping roof to produce electricity for onsite use; o LED lighting, low or non-VOC paints, and recycled lumber; o A new heat recovery system will use refrigeration exhaust heat to supplement hot water production and avoid releasing heat into the atmosphere. o New energy efficient dairy cases to reduce electrical consumption; o Using horizontal sun shades over windows, and energy efficient low-e and fritted glass. Large shaded windows on the office floor will permit most offices to use natural daylight to reduce lighting loads; and o The addition will be integrated into the Co-op's current waste recycling program which recycles over 90% of packaging and other waste and sends 100% of produce scraps to local farmers for use as compost. The application materials including a site plan, elevations, and renderings are included as Attachment 3. Location. The proposed project is located on APN 003-040-59 on the south side of Gobbi Street, 80± ft. east of its intersection with Porzio Lane and comprising 0.48 ± acres. The proposed expansion would be located within the footprint of six existing parking spaces directly north of the existing building. The existing building was originally constructed in 1968 as a part of the Yokayo Shopping Center and previously housed a commercial store (Cal's Variety Store) and drug store (Bill's Drugs). The building was purchased by the Homestead Exchange, DBA Ukiah Natural Foods, in 1997 and Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 2 began operating in 1998. An application for a Major Site Development Permit was received by the Community Development Department in 2008 for a one-story 3,725 sf expansion within a similar footprint as currently proposed, but the application was withdrawn in early 2009 due to financial constraints. SURROUNDING LAND USE AND ZONING The subject property is on the south side of Gobbi Street, 80±ft. east of its intersection with Porzio Lane. The parcel carries a General Plan Land Use designation of Commercial (C), is zoned Community Commercial (C-1), and comprises ± 0.48 acres. 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 Communit Commercial C-1 Commercial C / Retail/Residential Y � ) � ) Medium Density Residential (MDR) SOUTH Communit Commercial C-1 Commercial C / Retail/Public Facilit Y � ) � ) Y � Public (P) WEST Communit Commercial C-1 Commercial C Retail Y � ) � ) �a�� d"��s��r��f��.��P�� '�� a��" ,��r� ��,��r� �i iii�i�iii�ii�ii i�u�i�i�i�ii�i�i�i i�uiiii�i i�i ii�i ii�i ii�i i�i i�i i�i i��iillillllilllllillillVlllulllull m iu �� ,i �� i�� 4ro��'��I��,�a�'+� � p U �,� .. ._ ,�� ,; � � �,,�., �, � ..�,� � p� ,oa.., �e.,�� • ��o, �,,,, �i(1Pt�m�� i��llll�ll�ll�� r �� fls�a�m i �, ,,, �%%r^� p�!�^ �.,,� Wi �r��„�ww �%�///,;J� � �« � �� i �q v� � � (� � w , ww�a .F�» """:,...��m�m�mioomo� � �,»n.��,,.� Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 3 Figure 3. Aerial Map %r% lt �r ��N'��" / �, ,�� , % � , �� , „ ��` iil'�� u�i��p� 't , ;- ��w��°� �� i �� ,J ' i�a ,�� i ii�, � � '" /i,,,,�,,,��,/�/�� ,� iii ��rr��a,�% � ,l , ! �T 1 ' ��,,,/J�i �' 1J% / , � �/,r, ; , �� 'I r! F ' � �� ir�"� i � �� ;;; ��, ,,,,,i% f , ; ��m��ir�w�i��Nl <�� r� ',�' l �'r �, . ,��°� �, � �f�� , � ��r i'; U ,�=` �k��a��a��ww�°� �`r��; �� y ,� �� 1%� �%%%�%i��,°��i� � �' l��i, % %% � ,ii�� , �� %/// w� .� „iii%ii%'r�!��%�// Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 4 /�� AGENDA ITEM NO. 12A �� Department of Community Development � � � � Planning Division `��°��°��°�� :��'� 300 Seminary Ave. �"'�� -�� Ukiah, CA 95482 AGENCY COMMENTS Project referrals were sent to the following responsible or trustee agencies with interest or jurisdiction over the project: Ukiah Valley Fire Authority, City of Ukiah Public Works Department, City of Ukiah Police Department, City of Ukiah Electric Utility Department, City of Ukiah Building Division, the Mendocino County Airport Land Use Commission, Mendocino County Air Quality Management District, Mendocino County Department of Transportation, Mendocino County Department of Environmental Health, and Mendocino Transit Authority. The agencies' comments and recommended Conditions of Approval are contained in Attachment 4. AGENCY RESPONSE RESPONSE DATE Ukiah Valley Fire Authority No Comments May 23, 2018 City of Ukiah Public Works Conditions of Approval June 4, 2018 City of Ukiah Police Dept. Comments May 28, 2018 City of Ukiah Electrical Utility Conditions of Approval May 29, 2018 City of Ukiah Building Division Conditions of Approval May 23, 2018 Mendocino Co. Air Quality Mgmt. Conditions of Approval June 6, 2018 District Mendocino County Airport Land Use Conditions of Approval; June 6, 2018 Commission Project also received a September 6, 2018 favorable consistency determination from the ALUC on September 6, 2018. Mendocino County Department of No Response N/A Transportation Mendocino County Department of Conditions of Approval May 31, 2018 Environmental Health Mendocino Transit Authority No Comments May 23, 2018 (verbal correspondence) STAFF ANALYSIS General Plan and Zoning Consistency General Plan. The parcel has a General Plan designation of Commercial (C). The Commercial designation applies to lands appropriate for a variety of commercial uses in locations served by public utilities and where future growth is anticipated. The project is consistent with the Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 5 Commercial General Plan designation and policies relating to commercial and economic development. Use and Site Development Permit. The parcel is zoned Community Commercial (C1). The purpose of the C1 Zoning District is to provide a broad range of commercial land use opportunities along the primary transportation corridors within the City. It is intended to promote, and provide flexibility for commercial development, and to encourage the establishment of community-wide commercial serving land uses. Retail stores, restaurants and food facilities such as those existing and proposed as a part of the project are listed as allowed uses in UCC Section 9081. Therefore, a Use Permit is not required for the project. However, because the project proposes major exterior building and site alterations, a Site Development Permit is required in accordance with UCC Sections 9087 and 9261(b). Findings required for approval of Site Development Permits per UCC Section 9263(e) are included in Attachment 1. Setbacks. Per UCC Section 9085, in C1 Zoning Districts shall be a minimum setback of five ft. multiple story buildings from the front yard, measured from the street right-of-way line fronting such lot(generally being the edge of sidewalk). On corner lots, a ten foot (10') vision triangle may be required for traffic safety. There are no rear and side yard setback requirements except where the rear or side of a lot abuts on an R 1, R 2, or R 3 district, in which case such rear or side yard shall be that of the adjoining zone. The project proposes a five ft. setback along both Gobbi Street and Porzio Lane, which are both considered front yards of the corner lot; therefore, the project is consistent with setback requirements. There is a four-way stop at the intersection of Gobbi Street, Main Street and Porzio Lane that will be replaced with a traffic light in the future. The project was reviewed by the Department of Public Works and it was determined that the proposed setbacks are adequate and would not result in traffic safety issues. Height. Per UCC Section 9083, the maximum height of any building in a C1 Zoning District shall be 50 ft. The existing height of the building is 18 ft. at the lowest point of the roof and slopes upward to 21 ft. and the proposed height is 28'-9". Therefore, the project is consistent with this height requirement. Parking. Per UCC Section 9086, one parking space per 300 sf of floor area is required for commercial retail uses. The resulting building size would be 15,899 sf total. Therefore, 53 spaces total are required per the UCC. The project site currently provides 24 spaces and the project would remove six spaces on the north side of the existing building to construct the expansion, resulting in 18 on-site. However, the parcel is a part of the larger Yokayo Shopping Center which comprises several parcels utilizing shared parking through several easements and deeds. As shown in the following table, together the shopping center provides 405 spaces which exceeds the UCC parking requirements. A figure identifying the parcels included in the agreement is provided below. Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 6 APN BUSINESS BUILDING REQUIRED SPACES PARCEL FLOOR AREA PARKING PROVIDED SIZE (sf) SPACES (ACRE) 003-040-59 Co-op 15,899 (w/ 53 18 0.48 (parcel 1) expansion) 003-040-60 Norge Dry 2,590 9 11 0.37 (parcel2) Cleaning 32 Drive Thru Kiosk 003-040-58 Wells Fargo 5,928 20 15 0.46 (parcel 4) 003-040-61 County Building 15,762 45 4.02 (Parcel 3) 1 003-040-40 County Building 34, 750 99 156 2.33 003-040-42 2 0.85 (parcels 5 &8) 003-040-62 County-vacant 0 n/a n/a 0.09 (parcel 9) 003-040-29 County-Parking 0 n/a 28 0.58 (parcel 6) 003-040-41 County-Parking 0 n/a 177 0.72 (parcel 7) TOTAL 74,961 226 405 9.9 acres Figure 4. Parcels used for Shared Parking � ""� "��" '��,� ��i ��a��o- ��t�flllflt� u�° , ° � �` c � "� � � V , '�� % ', W �;� y�� i, ��, o '�° ��,y �� r �,., � � � i� i �� , � � � � ,„ , � ��u �// ' , ` " �N ° � � ' i '% ,' � � f�� i � , '� �1 , "� ' ' !; � � ��'�� il�%'� %'' % ' �� ` a �n 1i �uri1 i, � ' N�o �, ;,, �� .ii �, � � � V �i i �� ru � ��'` �� '�� ' � t , „- � „ r, � F , � �v�' � f n � r� „ i„�� i �� i � �; '� �� r, � "';;/;/%i��, , �r �o; �/��;� � �p' , �� , ,,, i , l%,. ��,��ti�� ., � ,, �, �� n kW�i�i �/ �r � r r U u �i � r� �, /�/� " '��IIIIIIII �� . � I f' p ; I I � /��/�/ . I I N � V/��/�/ / I �"� r. ry � //u//i., ,.,. � l � N u o :, �„ u�l� �! � I ' ��,, � �u � � � � <,,r �� r'� N � �� i"� 1 �� :, .� i llm�� ' �� r� i � � �� , ��,��i� ' ii � m� �� I�� , Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 7 Landscaping. Per UCC Section 9087, 20% landscaping coverage is required for new developments. The project site is already developed and contains existing planters as well as street trees which do not meet this requirement. Therefore, it is considered existing nonconforming, as the site was developed prior to the Zoning Code regulations being adopted. However, the applicant is proposing to update the landscaping and include a trellis wall along the Goobi Street side of the building, resulting in 1,852 sf total of landscaping (approximately 9% of the total parcel area). A preliminary Landscaping Plan is provided in Sheet L001 of Attachment 3 but plant species are still being decided upon by the applicant. A final Landscaping Plan will be submitted and approved prior to issuance of Bulling Permits (see Conditions of Approval in Attachment 2). Signage. Per UCC Section 3227, 1.5 sf of sign area is allowable per linear foot of parcel frontage. Total parcel frontage is 306 sf; therefore 458 total of signage is allowed on-site. The existing and proposed signage would be 163 sf total (39 sf new signage on west side of building and the two existing 62 sf of signs along the east and north sides of the building would be reused). Therefore, the project is consistent with the sign regulations. Downtown Design District. The entirety of the site is located within the Downtown Design District and subject to the recommendations of the Design Guidelines for Commercial Projects Within the Downtown Design District. As described in the applicant's project description (Attachment 3), the building's two story exterior massing is designed to harmonize with the existing building by sloping the new roof downward to near the existing parapet level. The exterior fiber cement siding is proposed to be painted a complementary green color to the existing building and combined with the new architecture is designed to change the large single massing of the existing building into a more complex form. A contrasting accent area of darker fiber cement further breaks down the massing of the addition. The Design Review Board (DRB) reviewed the project on July 19, 2018, and while one member was absent, the remaining five members voted to recommend the project for Planning Commission approval. The DRB discussed the color scheme of the existing and proposed building but did not include any formal recommendations on potential project modifications in their motion. The recording of the DRB video may be found online at ht�p://w .city�fukiah.c�r�/r�eetings/ and the minutes of the meeting are included as Attachment 5. Airport Compatibility The project site is located approximately 0.65 miles north of the Ukiah Municipal Airport, placing it within the B2 Compatibility Zone (Extended Approach-Departure Zone) of the Ukiah Municipal Airport Master Plan and the County's Airport Comprehensive Land Use Plan (CLUP). The Project application was referred to the Mendocino County Airport Land Use Commission (ALUC) for comment and scheduled for formal review for a consistency determination by the ALUC on August 16, 2018 but was rescheduled for September 6, 2018 due to lack of a quorum. Because the Project did not meet the exact requirements of the 1996 CLUP, City Staff proposed findings (below) to mitigate the inconsistencies. The ALUC determined by a 4-0 vote that the Project was consistent with the CLUP, subject to the findings proposed by City Staff. The City's Staff Report for the ALUC is included as Attachment 6. Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 8 Findinqs accepted by the ALUC for a Favorable Consistency Determination 1. The Building Code maximum occupancy would allow significantly more occupants in the store than the store has ever experienced or that is expected with the small expansion project. 2. Based on the historical and projected customer base, the total credible expected occupancy would be consistent with the Airport B2 Compatibility Zone density standard. 3. The strict application of the infill policy density standard for the B2 Compatibility Zone is unreasonable and inappropriate in this case because the buildings in the Shopping/Business Center would not be fully occupied at the same time due to the nature of the land uses. 4. The 5,783 square foot store expansion and the resulting overall density exceedance of 30 persons for the 9.18-acre Shopping/Business Center is minor and inconsequential, particularly given the 79% open space on the project site. 5. The proposed local business expansion project represents a well-planned commercial infill development, which is consistent with the Ukiah General Plan and fulfills a major community objective. 6. Based on a practical, reasonable, and realistic approach to determining the overall "worst" case occupancy of the developed shopping/business center, the minor expansion project proposed by the Ukiah Natural Foods Co-op is consistent with the Airport B2 Compatibility Zone density standard. ENVIRONMENTAL DOCUMENTATION The proposed project is subject to the California Environmental Quality Act (CEQA). The project qualifies for a categorical exemption pursuant to CEQA Guidelines Article 19 Section 15332, In- Fill Development Projects, which consists of projects characterized as in-fill development meeting the following conditions: (a)The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered, rare or threatened species. (d)Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services. The project involves an expansion of an existing building on a 0.48-acre developed parcel containing no habitat for special status species within the City limits. It is adequately served by public utilities and surrounded by commercial development, and would not result in significant effects to traffic, air quality, noise or water quality. In addition, the project is consistent with all Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 9 applicable general plan policies and zoning regulations. Therefore, the project qualifies for the Infill exemption. NOTICE Notice of the Public Hearing was provided in the following manner, in accordance with UCC §9262(C): • Published in the Ukiah Daily Journal on September 15, 2018 • Posted on the Project site on September 13, 2018 • Posted at the Civic Center (glass case) 72 hours prior to hearing • Mailed to property owners within 300 feet of the parcels included in the project on September 13, 2018 RECOMMENDATION Staff recommends Planning Commission 1) conduct a public hearing; and 2) adopt the findings and conditionally approve a Major Site Development Permit for the project. ATTACHMENTS 1. Draft Findings 2. Draft Conditions of Approval 3. Project Application, Project Description and Plans 4. Agency Comments 5. Design Review Board Meeting Minutes 6. Airport Land Use Commission Staff Report, prepared by City Staff Staff Report Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 10 ATTACHMENT 1 FINDINGS TO ADOPT A MAJOR SITE DEVELOPMENT PERMIT FOR THE UKIAH NATURAL FOODS COOPERATIVE EXPANSION PROJET 721 SOUTH STATE STREET; APN 003-040-59 FILE NO.: 18-3687 Recommendation forthe Approval of the Major Site Development Permit and Findings: The Community Development Department's recommendation for conditional approval of Major Site Development Permit, File No. 18-3687 to construct 5,783 sf two-story addition to an existing 10,116 sf building is based in part on the following findings, in accordance with UCC §9087, 9261(b), and 9263(e). 1. The proposal is consistent with the goals, objectives, and policies of the City General Plan. The proposed structure is consistent with the Commercial General Plan land use designation, as it is intended to support an existing commercial use. In addition, the commercial retail establishment is an existing allowed use within the Community Commercial Zoning District. Therefore, a Use Permit is not required. However, because the project proposes major exterior site alterations, a Site Development Permit is required in accordance with UCC Sections 9087 and 9261(b). With approval of the Site Development Permit, the structure would be consistent with the Ukiah City Code. 2. The location, size, and intensity of the proposed project will not create a hazardous or inconvenient vehicular or pedestrian traffic pattern. The project would be located along one public right-of-way(Gobbi Street) and one private roadway(Porzio Lane). The project would result in the existing one-way exit from the Co-op to Porzio Lane being removed. Therefore, all customers of the Co-op would access the site via driveways to the shopping center along Gobbi and State Streets. A Traffic Analysis was completed in 2008 for a similar proposal to expand the Co-op by the Crane Transportation Group and found that although a slight increase in traffic may occur due to the expansion, it would not result in signi�cant hazardous or inconvenient traffic conditions. The City's Public Works Department has reviewed this analysis and determined that it is still adequate for the proposed project. Further, the Public Works Department has plans to install a light at the Gobbi and Main Street intersection and the applicant is required to pay traffic impact fees as a Condition of Approval for their share of these improvements. 3. The accessibility of off-street parking areas and the relation of parking areas with respect to traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent or surrounding uses. Draft Findings Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 1 There are no adjacent off-street parking areas being utilized by customers of the Co-op and as discussed in the Staff Report, adequate parking is provided within the Yokayo Shopping Center through a shared parking agreement. 4. Sufficient landscaped areas have been reserved for purposes of separating or screening the proposed structure(s) from the street and adjoining building sites, and breaking up and screening large expanses of paved areas. The existing Ukiah Natural Foods Cooperative ("Co-op'� building and proposed expansion is located on the corner of Gobbi Street and Porzio Lane, surrounded by commercial development to the north, west, and south and residential and commercial uses to the east. Although the Co-op is a part of the larger Yokayo Shopping Center, Porzio Lane and Gobbi Street separate the building from other uses and the building is in compliance with the UCC setbacks. In addition, landscaping and street trees are provided along Gobbi Street and the applicant proposes a 15 ft. landscaped greenwall on the side of the expanded building along Gobbi Street. There is a clear separation between the project and surrounding land uses. 5. The proposed development will not restrict or cut out light and air on the property, or on the property in the neighborhood; nor will it hinder the development or use of buildings in the neighborhood, or impair the value thereof. The project is an expansion to an existing building within a shopping center. The project would not cut out light or air on the property or neighborhood, nor would it hinder development or use of buildings within the neighborhood. 6. The improvement of any commercial or industrial structure will not have a substantial detrimental impact on the character or value of an adjacent residential zoning district. The project has been designed to maintain and enhance the aesthetic character of the building and area and would not have a detrimental impact on the value of adjacent residences. The project was reviewed by the Design Review Board for consistency with the Downtown Design District Guidelines and no design modifications were recommended. 7. The proposed development will not excessively damage or destroy natural features, including trees, shrubs, creeks, and the natural grade of the site. The project site is fully developed with pavement and no natural trees, shrubs, creeks or other features exist on site. 8. There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) and grounds to avoid monotony and/or a box-like uninteresting external appearance. Draft Findings Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 2 The project has been designed by a professional architect to add architectural interest and variety while harmonizing the expansion with the existing building. In addition, the project was reviewed by the Design Review Board for consistency with the Downtown Design District Guidelines and no design modifications were recommended. Based on the above analysis, the findings required for the Site Development Permit can be made. Notice of Public Hearing Notice of the Public Hearing was provided in the following manner, in accordance with UCC §9262(C): • Published in the Ukiah Daily Journal on September 15, 2018 • Posted on the Project site on September 13, 2018 • Posted at the Civic Center (glass case) 72 hours prior to hearing • Mailed to property owners within 300 feet of the parcels included in the project on September 13, 2018 Draft Findings Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 3 ATTACHMENT 2 CONDITIONS OF APPROVAL TO ADOPT A MAJOR SITE DEVELOPMENT PERMIT FOR THE UKIAH NATURAL FOODS COOPERATIVE EXPANSION PROJET 721 SOUTH STATE STREET; APN 003-040-59 FILE NO.: 18-3687 The following Conditions of Approval shall be made a permanent part of the Major Site Development Permit, shall remain in force regardless of property ownership, and shall be implemented in order for this entitlement to remain valid. Approved Project Description. An application was received from architect Jason Brenner on behalf of Ukiah Natural Foods Cooperative (Co-op) and General Manager Lori Rosenberg for approval of a Major Site Development Permit to allow a 5,783 sf two-story addition to an existing 10,116 sf building. The project would include the following components: • 2,946 sf ground floor remodel/addition to include a ready-to-eat food retail area, food preparation kitchen, an interior dining area with 46 seats, and restrooms; • 2,810 sf second-story addition with seven administrative offices, a breakroom, conference room, a storage area and restroom; • 636 sf of ground landscaping and 1,216 sf (15 ft. high) of greenwall landscaping on the northern side of the expanded building (along Gobbi Street). The greenwall is a green design feature intended to reduce heat gain and improve energy efficiency by providing additional shading; • Other green building design features include: o Installation of photovoltaic panels on the new second-story south sloping roof to produce electricity for onsite use; o LED lighting, low or non-VOC paints, and recycled lumber; o A new heat recovery system will use refrigeration exhaust heat to supplement hot water production and avoid releasing heat into the atmosphere. o New energy efficient dairy cases to reduce electrical consumption; o Using horizontal sun shades over windows, and energy efficient low-e and fritted glass. Large shaded windows on the office floor will permit most offices to use natural daylight to reduce lighting loads; and o The addition will be integrated into the Co-op's current waste recycling program which recycles over 90% of packaging and other waste and sends 100% of produce scraps to local farmers for use as compost. City of Ukiah Standard Conditions 1. This approval is not effective until the 10-day appeal period applicable to this Site Development Permit has expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject to the outcome of the appeal and shall be revised as necessary to comply with any modifications, conditions, or requirements that were imposed as part of the appeal. Draft Conditions of Approval Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 1 2. All Conditions of Approval shall be printed on all sets of building permit project plans pertaining to any site preparation work or construction associated with the development of the multi-family project and ancillary site improvements approved by the Site Development Permit. 3. All use, construction and the location thereof, or occupancy, shall conform to the application and to any supporting documents submitted therewith, including any maps, sketches, or plot plans accompanying the application or submitted by applicant in support thereof. 4. Any construction shall comply with the "Standard Specifications" for such type of construction now existing or which may hereafter be promulgated by the Engineering Department of the City of Ukiah; except where higher standards are imposed by law, rule, or regulation or by action of the Planning Commission such standards shall be met. 5. Building permits shall be issued within two years after the effective date of the Site Development Permit or same shall be null and void. 6. In addition to any particular condition which might be imposed; any construction shall comply with all building, fire, electric, plumbing, occupancy, and structural laws, rules, regulations, and ordinances in effect at the time the Building Permit is approved and issued. 7. The Applicant shall obtain all required Sign Permits, in compliance with Division 3, Chapter 7, Signs, of the UCC. 8. The Applicant shall submit a Landscape Plan for approval prior to Building Permit issuance. 9. The Applicant shall submit verification of all applicable permits or approvals in compliance with all local, state and federal laws to the Community Development Department prior to issuance of building permits. Department of Public Works Conditions 10. Sidewalk along the Gobbi Street frontage shall meet current accessibility requirements, including a curb ramp at the corner of Gobbi Street and Porzio Lane, and the driveway approach onto Gobbi Street. Public sidewalks located outside of the street right-of-way will require a sidewalk easement dedicated to the City. 11. Any existing curb, gutter and sidewalk in disrepair adjacent to the subject property shall be repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 102 or as directed by the City Engineer. 12. Where feasible, street trees shall be spaced approximately every 30' along the Gobbi Street frontage within 5' of the back of sidewalk. Street trees shall be installed in accordance with City Standard Drawing No 601. Tree types shall be approved by the City Engineer Draft Conditions of Approval Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 2 13. All work within the public right-of-way shall be performed by a licensed and properly insured contractor. The contractor shall obtain an encroachment permit for work within this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated construction costs. 14. To reduce potential traffic impacts due to the project, prior to issuance of the building permit, applicant shall pay a traffic mitigation fee towards the cost of the future Gobbi Street/Main Street/Porzio Lane signalization improvements. A preliminary estimate of the traffic fee is $11,280. 15. City of Ukiah sewer connection fees shall apply and be paid at the time of building permit issuance. 16. If food preparation or other activities result in the discharge of fats, oils or grease into the sanitary sewer, a grease interceptor will be required. 17. The existing sewer lateral shall be tested in accordance with City of Ukiah Ordinance No. 1105 and repaired or replaced if necessary prior to final inspection. Electric Utility Department Conditions 18. Their existing Main Switchboard is 1200 amps. If the customer requires a larger panel, than load calculations shall be submitted to the City of Ukiah Utility Department for review to determine if the transformer is adequate or if a larger one is needed. 19. The main switchboard/service panel, pull section, and CT cabinet must be in accord with current EUSERC standards. The contractor shall submit service equipment specification sheets with appropriate EUSERC references for City approval prior to purchase and installation. Building Department Conditions 20. Submit plans and building permit application. Please submit three complete plan sets, two wet stamped and signed 21. The design and construction of all site alterations shall comply with the 2016 California Building Code, 2016 Plumbing Code, 2016 Electrical Code, 2016 California Mechanical Code, 2016 California Fire Code, 2016 California Energy Code, 2016 Title 24 California Energy Efficiency Standards, 2016 California Green Building Standards Code and City of Ukiah Ordinances and Amendments. 22. The City of Ukiah Building Division enforces CBC Chapters 11A and 11B for disabled access compliance and does not review ADA. Reference CBC Chapters 11A and 11 B. Airport Land Use Commission Conditions 23. A dedication of avigation easement or a Deed Notice shall be recorded and a copy of the recorded document shall be provided to the Community Development Department prior to issuance of building permits. Mendocino County Environmental Health Department Conditions 24. Submit full set of plans with specification sheets, and materials samples for walls, flooring and ceiling for review and approval prior to construction. Mendocino County Air Quality Management District Conditions Draft Conditions of Approval Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 3 25. The applicant may be required to obtain an Authority to Construct permit from the District prior to beginning construction and demolition. 26. Diesel Engines —Stationary and Portable Equipment and Mobile Vehicles: • Any stationary onsite diesel IC engines 50 horsepower or greater (i.e. large power generators or pumps) or any propane or natural gas engines 250 horsepower or greater may require a permit from the District. • Portable diesel powered equipment that may be used during the proposed project are required to be registered with the state Portable Equipment Registration Program (PERP) or obtain permits from the District. • Projects located adjacent to sensitive receptors (schools, child care facilities, health care facilities, senior facilities, businesses, and residences, etc.) during the construction phase of this project have the potential for exposure to diesel particulate. • Heavy duty truck idling and off-road diesel equipment or other diesel engine idling is limited to less than 5 minutes. 27. Demolition/Renovation Projects- All Commercial Buildings, Government Buildings, Schools, Multi-Family Dwellings are subject to the requirements of Mendocino County Air Quality Management District Regulation 1, Rule 492, National Emission Standards for Hazardous Air Pollutants (NESHAPS) for Asbestos. • Prior to receiving a Demolition / Renovation Permit from the Planning & Building Agency the applicant is required to: 1) Have an Asbestos Survey conducted by a licensed Asbestos contractor for the presence of asbestos containing materials, 2) Submit a completed Asbestos Demolition/Renovation form, all test results and applicable notification fees to the District at least 10 days prior to beginning the project, 3) Have any Asbestos containing materials abated by a licensed abatement contractor prior to beginning any demolition or renovation activities. 4) Obtain written authorization from the District indicating that all requirements have been met prior to receiving. 28. New Commercial Development Mitigation Recommendations: a. New Road Construction: The District recommends that at a bare minimum all roads be covered with a sealant or rocked to prevent fugitive dust emissions. b. Parking Lot Tree Planting: The District recommends that commercial parking lot tree planting be defined as no less than 1 tree per 4 parking spaces to provide a beneficial reduction in summer heat gain. c. Mass Transit:The District recommends that applicant work in conjunction with the local Transit Authority (MTA) to provide a shelter in addition to the concrete pad so that the benefits and incentives to use mass transit would be immediately available. d. Electric Vehicle Charging: To further mitigate impacts to local air quality, it is recommended that applicant encourage the use of low emission vehicles by providing a minimum of 2, AC Level 2, electric vehicle charging stations. Draft Conditions of Approval Major Site Development Permit Ukiah Natural Foods Cooperative Expansion 721 South State Street File No.: 18-3687 4 ATTACHMENT 3 ��"° Planning & Community Development Department ,,,,,,,,,,,,,,,,,,,,,,;, � ��%"""""iiiiiiiii�� .300 $Q Ill I Il a I'�/ QV Q Il U e ////////i iiiiii��- ////��//// �/��r//////// • , ��%�� • Ukiah, CA 95482 �� „ � ��' ,,,, Email: I�u�u�iu� @�it �fuki�h,��r� �� „ ��,i , �� /%� iiiii%�/ �; �� r n W�be www,�itv�fuki�h,��rn !;��. ;,,, 's��""°��- Planning Services Phone: (707) 463-6203 Fax: (707) 463-6204 Planning Permit Application PROJECT NAME: Addition/Alteration to Ukiah Natural Foods Cooperative PROJECTADDRESS/CROSS STREETS: AP NUMBER(S�: 721 South State Street 003-040--059 APPLICANT/AUTHORIZED AGENT: PHONE N0: FAX N0: E-MAIL ADDRESS: Jason Brenner 707-513-7355 866-929-0473 j@cdparch.com APPLICANT/AUTHORIZED AGENT ADDRESS: CITY: STATE/ZIP: 304 North State Street Ukiah CA 95482 PROPERTY OWNER IF OTHER THAN APPLICANT/AGENT: PHONE N0: FAX N0: E-MAIL ADDRESS: Lori Rosenberg 707-462-4776 Ir@ukiahcoop.com PROPERTY OWNER ADDRESS IF OTHER THAN APPLICANT CITY: STATE/ZIP: 721 South State Street Ukiah CA 95482 HAS YOUR PROJECT RECEIVED A PRELIMINARY REVIEW? I�YES ❑NO ❑AIRPORT LAND USE COMM. $ ❑ REZONwG $ ❑ USE PERMIT-AMENDMENT $ DETERMINATION 100.0800.611.003 100.0800.611.001 100.0400.449.001 ❑ANNEXATION $ ❑ REZONwG-P�aNNE�DiSrRiCr $ ❑ USEPERMIT-MAJOR $ 100.0800.611.001 100.0800.611.001 100.0400.449.001 ❑APPEAL $ ❑ SITE DEVELOPMENT PERMIT- $ ❑ USE PERMIT-MINOR $ 100.0400.449.001 AMEN�MENr 100.0400.449.001 100.0400.449.001 ❑ BOUNDARYLINEADJUSTMENT $ �SITEDEVELOPMENTPERMIT- $ ❑ VARIANCE-MAJOR $ 100.0800.610.001 Ma�oR100.0400.449.001 100.0400.449.001 ❑ GENERALPLANAMENDMENT $ ❑ SirEDEVE�OPMENrPERMir- $ ❑ VARIANCE-MINOR $ 100.0800.611.001 MiNOR 100.0400.449.001 100.0400.449.001 ❑ MURALPERMIT $ ❑ SPECIFIC/MASTERPLAN $ ❑ ZONINGAMENDMENT-MAP $ 100.0400.449.001 100.0800.611.003 100.0800.611.001 ❑ PRELIMINARY REVIEW(PC� $ ❑ SUBDIVISION EXCEPTION $ ❑ ZONINGAMENDMENT-TEXT $ 100.0800.611.003 100.0800.610.001 100.0800.611.001 ❑ PRELIMINARY REVIEW(PRC� $ ❑TENTATIVE PARCEL MAP (4 OR $ ❑ OTHER $ 100.0800.611.003 FEWERLOTS) 100.0800.610.001 ❑ PRELIMINARY REVIEW(STAFF� $ ❑ TENTATIVE SUBDIVISION MAP $ ❑ OTHER $ 100.0800.611.003 (5 OR MORGLOTS)100.0800.610.001 COUNTY CEQA FILING FEE: $ MAJOR PERMIT DEPOSIT: $ FILING DATE: CHECK PAYABLE TO MENDOCINO C0. COUNTY CEQA(NEG DEC�FEE: $ MINOR PERMIT FEE: $ TOTAL AMOUNT PAID:$ CHECK PAYABLE TO MENDOCINO C0. COUNTY CEQA(EIR�FEE: $ TOTAL FEE: $ RECEIPT NUMBER: CHECK PAYABLE TO MENDOCINO C0. APPLICATION NUMBER(S�: Recommendation: Prior to submitting an application, discuss your project with Staff to discover what fees(sewer, water, in-lieu park fees, traffic impact fees,etc.) may be required for your project. Also, ask about street tree requirements, required sidewalk repairs, drainage issues,frontage improvements, etc. PLANNING c�COMMUNITY DEVELOPMENT DEPARTMENT—CITY OF UKIAFI�CALIFORNIA Project Description The purpose of the project description is to assist Staff in understanding the project. Providing complete information will help expedite the project review process and in determining what additional information, if any, related to the project and required environmental review is required. Environmental Review and Reports Please be aware that projects are required to comply with the California Environmental Quality Act(CEQA). Projects will be reviewed by Staff for compliance with CEQA and Staff will determine the appropriate CEQP, document to prepare for the project (exemption, negative declaration, etc.). In order to make this determination, specific reports (traffic, arborist, soils, etc.)and or additional information may be required. Use Information Please rovide the followin information related to the use of the site and buildin : Descri tion of Buildin & Site Parcel Size: 20,971 SF Building Size: 15,899 SF Numberof Floors: 2 Use of Building(check all that apply) Description Square Footage Number of Units/Suites o Office(business/professional) OffiCe 2,947 1 ❑ Office(medicaVdental) ❑ Retail display, prep, storage 12,952 1 ❑ Light Industrial ❑ Residential ❑ Other: O eratin Characteristics Days and Hours of Operation: 7 da S, 8 AM -8 PM Number of Shifts: 3 Days and Hours of Shifts: �dayS, 5:30 AM -8:30 PM Number of Employees/Shift: 35 Loading Facilities: �Yes ❑ No TypeNehicle Size: 65�trUCkS, delive VanS Deliveries: Type: Number(day/week/month): Time(s)of Day: �Yes o No natural food products 6/da 7AM - 5PM Outdoor areas associated with use? Sales area: Unloading of deliveries: Storage: (check all that apply) ❑Yes g� No �Yes ❑ No ❑Yes �4 No ❑Yes �4 No S uare Foota e: S uare Foota e: 650 S uare Foota e: Noise Generating Use? ❑Yes �No Description: To Be Com leted b Staff General Plan Designation: Zoning District: Airport Land Use Designation: City's Architectural&Historic Age of Building: Demolition Policy: Inventory: ❑YES ❑No Hillside: Flood Designation FIRM Map: Flood Designation Floodway Map: ❑YES ❑No Tree Policies General Plan Open Space Conservation Community Forest Management Plan ❑NO ❑YES GOAL/POLICY�#: ❑NO ❑YES GOAL/POLICY�#: Landscaping and Streetscape Design Guidelines Commercial Development Design Guidelines ❑NO ❑YES GUIDELINE�#: ❑NO ❑YES GUIDELINE�#: Tree Protection and Enhancement Policy Tree Planting and Maintenance Policy ❑No ❑YES NoTEs: ❑No ❑YES NOTES: UCC:Street Tree Policy, Purpose and Intent Other: ❑No ❑YES NOTES: Notes PLANNING c�COMMUNITY DEVELOPMENT DEPARTMENT—CITY OF UKIAFI�CALIFORNIA Submittal Requirements 1. Items marked (X)are required for a complete application unless their deletion is approved by staff. 2. Other information may be required at the discretion of staff in order to fully evaluate the project and/or to conduct required environmental review for the project. 3. Please review the application packet prior to submittal to the City.Application packets that do not include the required materials may not be accepted for processing. Application Type Submittal Document LLA GPA PRELIM REZ REZ-PD SDP TPM TSM UP VAR Project X X X X X X X X X X Descri tion Building X X X X X Elevations 1 Floor Plan X X X X X Grading Plan X X X X Landscape Plan X X X X X �2) CONCEPT Site Plan(3) X X X X X X X X Details— X Architectural Details—Fence X X X Details—Sign X X X Site Contours(4) X X X X X Street Sections X X Tentative Map(6) X X Preliminary X X X X Title Re ort Colors&Materials X X X X Board CONCEPT Number of Plan Sets—Initial Submittal 5 (1) Building Elevations.Drawing must include all elevations(front,rear,and sides).One set of colored drawings is required. (2) Landscape Plan.Plan must show all proposed trees,shrubs,and ground covers.Location,size and species must be indicated. (3) Site Plan.Must be prepared to scale and include:a north arrow,all property lines,adjoining streets,creeks,ponds,drainage ditches, existing curb,gutter,and sidewalk,existing and proposed buildings(with square footage noted),parking spaces,all existing trees,existing and proposed fences,buildings on adjacent parcels,existing fire hydrants within 600-feet,access and utility easements(with widths),location an d width of all easements(access,drainage,utility,etc.) location of existing and proposed trash enclosures,and the percentage of average slope of the property.Site contours may also be required(see table above). (4) Site Contours.When required,site contours should be indicated on the site plan and grading plan.A separate site contour plan is not required. (5) Staff will determine the number of plans needed for the initial submittal.Once the application is complete,the number of plans sets required for the public hearing will be determined by staff.Plans are required to be provided prior to the hearing. (6) See Minor Subdivision Submittal Requirements or Major Subdivision Submittal Requirements handout for Tentative Map requirements. BLA—Boundary Line Adjustment GPA-General Plan Amendment Prelim—Preliminary Review REZ—Rezoning REZ-PD-Rezoning to Planned Development SDP—Site Development Permit TPM—Tentative Parcel Map/Minor Subdivision TSM-Tentative Subdivision Map/Major Subdivision UP—Use Permit VAR-Variance PLANNING&COMD4UNITY DEVELOP�fENT DEPARTMENT-CITY OF UKIAH�CALLFORNIA � �. ��. � ��.��<_p�� ;r JA�I� �2FNN� `� ,owner authorize to act on my behalf for this project and I have read and agree with all of the above. (Application must be signed by owner). �� t � . ��.w ,� f �l� ��, .� ,��,-��-%�-- .., .� �� PROPERTY OWNER SIGNATURE DATE I, �� /�-��%V�-- �G¢ , am the ❑owner / �authorized agent of the property for which the development is proposed. The above information and attached documents are true and accurate to the best of my knowledge. I have read and agree with all of the above. I hereby authorize employees of the City of Ukiah, the City's authorized agents, and persons with review or decision making authority for the project to enter upon the subject property, as necessary, to inspect the premises, post notices, and process this application. I understand that condi' of approval may be placed on my project by the city of Ukiah and it is my responsibility to fully unders d e nd'' s and ask questions about them before action is taken on my planning permit. ' � � /� ❑ OWN / ORIZED AGENT DAT i INDEMNIFICATION AGREEMENT f As part of this application, the applicant agrees to defend, indemnify, and hold harmless the City of Ukiah, its agents, officers, council members, employees, boards, commissions or Council from any claim, action or proceeding brought against any of the foregoing n individuals or entities, the purpose of which is to attack, set aside, void, or annul any approval of the application or related decision, or the adoption or certification of any environmental documents or i negative declaration which relates to its approval. This indemnification shall include, but is not limited to, all damages, costs, expenses, attorney fees or expert witness fees that may be awarded to the prevailing party arising out of it or in connection with the approval of the application or related decision, whether or not there is concurrent, passive, or active negligence on the part of the City, its agents, officers, council members, employees, boards, commissions of Council. If for any reason, any portion of this indemnification agreement is held to be void or r' unenforceable by a court of competent jurisdiction, the remainder of the agreement shall remain in full force and effect. The City of Ukiah shall have the right to appear and defend its interests in any action through its City Attorney or outside counsel. The applicant shall not be required to reimburse the City for attorney's fees incurred by the City Attorney of the City's outside counsel if the City chooses to appear and defend itself in the litigation. I have read and agree to all of the above. �� -;�N ti�- ❑PROPERTY OWNER / �AUTHORIZED AGENT (PLEASE PRINT NAME� � � 0 PROPERTY OWNER / A ORIZ D DATE (SIGNATURE� Revised 12/3/2012 Project Description: Ukiah Natural Foods CO-OP,New Addition The project is a 5,783 square foot, two story addition to an e�sting 10,ll6 square foot grocery store located at 721 South State Street,Ukiah, CA. Level one of the addition includes a new ready to eat food retaii area, food preparation kitchen and interior dining area. Levei two contains administrative offices for the cooperative. The addition is proposed to be built on the north side of the existing building in an area currently used for parking. The CO-OP has a parking sharing agreement with other businesses and County offices located on adjacent properties and in the aggregate has inore parking than required by City parking ordinance. The building's two story exterior inassing is designed to hannonize with the e�sting building by sloping the new roof downward to near the existing parapet 1eve1. The exterior fiber ceinent siding is proposed to be painted a coinpleinentary green color to the e�sting building and coinbined with the new architecture is designed to change the large single inassing of the existing building into a inore coinplex fonn. A contrasting accent area of darker fiber ceinent further breaks down the inassing of the addition. The addition includes a 15'-0"high landscaped trellis on the Gobbi Street and Porzio Lane elevations to increase the visuai area of iandscaping. Additionai iandscaping is added aiong Gobbi Street setback with a new raised succuient garden bed near the buiiding entry. The project includes the following energy efficiency and green building features. The following features are designed to reduce heat gain and iinprove energy efficiency: 15'-0"high greenwaii to provide additionai shading, horizontai sun shades over windows, and energy efficient iow-e and fritted glass. Large shaded windows on the office floor will perinit inost offices to use natural daylight to reduce lighting loads. The new south sloping roof will be fitted with photovoltaic panels to produce electricity for on site use. A new heat recovery systein wi11 use refrigeration exhaust heat to suppleinent hot water production and avoid releasing heat into the atinosphere. New energy efficient dairy cases wi11 reduce electrical consuinption. The addition will also use low energy LED lighting, low VOC paint, and recycled luinber in fumishings. 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N� ,,',, o �i ,,,,',, ,,,,',, �[ � ,,,,',, ,,,,',, �i �� ,,,. ..... ..... . ..... ..... ..... ..... .....' �i v C� _ 0 Z �� . � � :� � � � a z ea � � � � � o � � O �� a o � Z � wdob�spoo�ie�n�eNye�.rnei��ienue��i��.uyoei000�doo�ye�rn6u�.uueidvueue��Qenoe�oqeiio��ou�oeW-oqdo�a�xoqdo�a�ydeu��esnc� wd�s��sa�ozrais ATTACHMENT 4 �� 4� �� v�r � �P r � � �� , �� _� }. , _� � r:,., �,,: � "" 7. $ . �I �t i �,� �� d �� F� a � ��. � '� '�r� ` � r s ( ��' d � " , � � � a ! � ft � � �; � ��s �i � ' ` a a , �. �. ' � � ��.� ` �� " d.. �"� _ � i � �i �.i.� �r f� .� �°H.��i�r ... .. �k r.,.�� . G.. . ,., , . ., _.. �_� „ .. . +� �i�� ., .e rg�,. �.� , ,. ...,,.. ,. , ��,� The City of Ukiah Planning and Community Development Department is soliciting input on the project described below for use in the staff analysis, CEQA document, and public hearing documents. You are invited to comment on any aspect of the proposed project, including information required before you can finalize your comments and recommended conditions of approval for the project. TO: X Craig Schlatter, Community Dev. Director X Mendocino County Dept. of Transportation Michelle Irace, Planning Manager X Mendocino County Planning and Building X Matt Keiser, Building Official Mendocino County Public Health X °Ben Kageyama, Senior Civil Engineer X Mendocino Transit Authority X Kevin Jennings, Fire Marshall Regional Water Quality Control Board X Sean Kaeser, Investigations Commander CA Dept. of Fish and Wildlife X Nancy Sawyer, Community Service Officer CA Dept. of Transportation X Tim Eriksen, Public Works Director Sonoma State Northwest Information Center X Sean White, Director of Water and Sewer AT&T X Jimmy Lozano, Electrical PG &E(gas) X Airport Land Use Commission PG &E(Land Rights) X Mendocino County Air Quality X Other: Katrina Ballard, Public Notice X Mendocino County Environmental Health FROM PROJECT PLANNER: Michelle Irace, Planning Manager mirace@cityofukiah.com (707)463-6207 PROJECT INFORMATION: Date Filed: May 4,2018 Date Referred: May 23, 2018 Resubmittal: N/A Prev. File#: SDP 84-77 Addition to existing building;VAR 88-93—New Sign; SDP 08-38 Building Expansion with modifications to the existing parking lot and landscaping. File#(s) 18-3687 Applicant: Jason Brenner Project Name: Addition/Alterations to existing Address: 721 S. State Street, Ukiah Ukiah Natural Foods building Site Location: 721 S. State Street, Ukiah Phone: (707) 513-0967 APN: 003-040--59 Email: j@cdparch.com Zoning: Community Commercial (C1) General Plan: Commercial(C) DESCRIPTION: Project is a 5,783 sf, two story addition to an existing 10,116 sf grocery store. Level 1 of the addition includes a new ready to eat food retail are,food preparation kitchen and interior dining area. Level 2 contains administrative offices for the cooperative. ATTACHMENTS: Project Application, Project Description, Site Plans, Location Map,Aerial Map, Parcel Map Please indicate whether you have comments and sign and date below. ❑ No Comment Comments/Conditions of Approval Attached ** Please attach any Conditions of Approval with your response ** ��'�� . �� Signature p Date � l � Comments/Conditions of Approval: ��,� � � � � � � t a� ' ' � � - �� ' � � lr t "* Please attach any Conditions of Approval with your response ** � � , Ca��hy�I�vv�dl Fr�m: Jimmy L�zano ��rrt: Tu�sday, May 29, 2Q18 6�21 AM T�: Cathy Elawadly; Michelle Irace Cc: Graig Schlatter a�bj��t: RE: Request for C�mment�fc�r 390 �. Gobbi Str��t, rnor�it� �eveloprnent P�rmit tt�� t�: 9'r�ject Revie�e R�f�rr�l lJkiah �tural Fa�sds.pdf C:��fiyr��la�k��, S��c;h��c� ��sic��t��r�aas �°�aa-iJki�h I°��a��°��'r�csds�dda�i�a�as��1��a��:ac��,�t °7�� S, S��g�; ��°��1�� 4-%7�`i�� 1�-36�7�. J�s�.� �� a��, I� �uu�� t c:�sr�f�s�tt��;��a s��a��fr�,�� '��C��a�� a d��°�:��dc��•��sr'��a�rt�b��`z�r�� zb��r°rc�a�s �r��z�9��b�� ir��`�s�t��s��a��.c:�, �.Isa,�ca�alcl y�au pl�:�s��cic� ��c��t�3c��ca�� tca f�.�t�zr�l��fe�r�ls ira��s��an.�;c�f�as i� c>�zt c�f c�f�tc�, th,��stl�ter shcsulc�be�k�le�c� r°�spcor�d�rn�h�c��arr��r��r'��s�f�>�s. �"��rnlcs, ;�%� Y �'�rr�L�c�a��Il�za �ity af Llk�ah�'l�ctri�CT�itit� 132,0 Abr�car��t�c�d �T�Ca�k�, C��. ��4�2 F'�: 7C�'7-4Es"7..57'7� F"�: ?Q7-46'7-2�1� �p 9c��r�ca�;��i��y�fi.��C��.�,c�Il�� ,�am�� '^��si `� r �� `��a�� From:Cathy Elawadly Sent:Wednesday, May 23, 201$ 1:48 PM T�: �en Kageyama cbkageyama cwtyafukrah.cam}; Kevin Jennings<kjennings@cityofukiah.com>; Matthew Keizer emkeizer@cityofukiah.cam�; Sean Kaeser<skaeser(a�cityofukiah.cam>; Nancy Savvyer<nsav�yer@cityofukiah,cam>,Tim Eriksen <teriksen@cityafukiah.com>; Sean White �swhite@cityofukiah.com>;Jimmy Lozano �jlazana@cityofukiah.corrr5, mcaqmd�mendocinocounty.arg; Craig 5chlatter�eschfatter@cityafukiah.com>; dostalekr@mendocinacaunty.ar�;jacob@mendocinatransit.org; pbs@menducinocounty.arg; bellm@mendacin�county.org;fordr@rrrendocinc�county.orgg dgwneys@rnendaciroocoun4y.org; Katrina Ballard �kballard@cityofukrah.cc�m� Subject: FW; Request far Camments fnr 390 E. Gabbi Street; Minor Site Development Permit Fr� : Cathy Elawadly J�CIt: 7P1a��P��S&J��r &WVC��,°.�y LVJ.O To. �era Ka��yar�a <bka � ar�a cwt�a�f�rkiah,c�r��a K��in J�r�r�irr�s�k°�nr�dr� s«�ci�;�rsfi�kiah,c�arre�; �/1��th�vv K�iz�r �rrak�izer cit �f�ki�h.cc�r��;S��w K��ser�sk��s�r�cr�c�#�k'�h,ccar��; �1�r��y��y��r�sao��,�r��tv�f�sk��h.ccar��p Tir� Eriks�r��rik��r�C��l�yc�ftak�ah.c�r�� r� 9�/h6��s�vtl�6t� �it c�fa�ka�P�,�c�rr��.Ga�r�y L�zar�ca � � �� _ ��Rrsz�e�o��acNt�u�k��C��„��.��➢ ca�tc��za�d�cr��d�s��ir�cacc�c��;��6��tG��t�c�¢�s��a6�t��r e�ca��a��.cc�� c��t�0�9c� o�o�¢��ca�ir��a��a�� .c�� dca�ras�u,��sl"��o�c6ca�u�acac��au�� .�� ° `�� o��c➢�r�6�ac��a�s�t.c�a� ; �_,.��.�„ bs rr��daa�6��c�aar�� .aa��; b�9��rr��r�dcs�or��c��a��t .�a� °��r�r��a��c��c�c��acraa�� .r�� ° d�vwr�� ,,,rr��r�d��ir�c�c�aur�t .�r • K�tr�r�� [�rd�k�aaB@�rd cit�,�f�aki�heccwm�Cc: Michelle Irac� �r�ur�c� r�c�f�aki�h,c�ar��; Request for Comments far 7��.5,5��°��, �99cu�� tl��t�u��0 �sa�rd� Hello, The City of Ukiah is salicitin�camments for a ��c�r S�t� C��Ic�pr�� P�rrrri��G 72� 5. St�t�S�r�et. Co ents auld be a preciat� by J��,2 1 . Thank yau, C�t�� lawad�� Planning � Cornmunity T��cMr�icmar� City of Ukiah 300 Sernir�ary Avenue IJkiah, �A 95482 (707)463-fr752 c��dl��,cm��aki��.c�r�r � I., , �,, �„_ ��,,;,, � '``` � � ' '� �� z� < < 1��_ ll��, „�.r,, �� m� ,� a:c��awsa��t�� c�t.vt•ti�sr��t°t��° ��,tba��t°�°v��:��`t. ��r¢tr��r��P��a�di��csr��f��r��6: k�o... ..e�h�6i�u. _.. ...._..... .. ........... ....w. . ... ,...,...,..... w.�...,. ........� ......... ....... ... .......,.._ .. .....m ._,......w. ., � � � � � ' i �f��r.��ed'a¢�� r�� r ��r�9 �6G� ,��m��—�7 A�dd�t��a��4��r�� c� ��istA�c� �➢k��k� N��r�� '�� i��i�g (72°� 'S. �t�t� ��r��t), t�� I��tri� ��p�rtrr��r��c��ff�r� th� f�{N��g ��r�rr��r�k�: ; V ; �� r�� h� ��p�� p9�� aa�¢��t��d �� n �3��a��r�u�� 9��d th� �c��Ea�v�o�� ; ��rr7rr��lq�s��ar�r��f�r t�� pr�j��, � i � �I �nd ��t �� a� 6�� ra� �� p��r��/dr��rog� �rh��h��r �� o��i�g �6��trn� ��rr ��a�� r��l '� ��a��Gd �� w�pg��d�d t� ��rr�a��d�� o� �r�pcs��d b�a6d4d�q ��z�r� 6��d. "�'�� or�g ��a�a�� ; �a�r��l rr��y b� r�r�r� th�s� �u�'i�i��t t� h��dE� �t�� a�r��fc�r�, b��h� ��1 ��r�� L7ti�it� � ��3�p�r��r�t�spl r►��d t� k��xhi� ir��rr��a�i�rr� �� r� �� r��r�i�r�t. f ��cs��r��C ��i�r��r �,.lk�i�h CJ��ar�i �'��d�/J��r� �r��ra � �� tfil� �h� ��d��i¢�� 2�UA��p Y�� r�i�� r�� b� �t�6o�� t�r�� t�� b�a�pdirog ��p�r��°� � � � �� 6f r��t, �rah�t a� th� pr�pc��d r�� r�r�� p�r��! ��`� � C I ;�� c�p�r�h�fl �rs��id� pr��t�rt Ic��d ��aal�tr�r��, �ifi� pl��l�l��r�� c�r��v�r�g� tr� th� �C�l��k�C�, f �o�t �rd��d��o�nr�� 6�� a�� F�r��fa��o��r��°�9��prc��. f � , `3� T�h� r��i� ��r8�b��rd/��r�rw�� p�r��l, �t�IG ��t�ra�u, �r�d �7 ��b�r�� r��t b� �r� ��rd ��h ��arr�r�t ��(J�� t��rd�. �"h�� r��e��r��qq �a.ab¢�a��i�� q�up��a��p��i��o�� uvi�9� � !��Pr�p��t� ��1iCF�� r�� f�r �6�y �ppr��l ��r t� ��c�h�� r�� a�r�t��E��i�r�s { �4) C��p�p�ri��u��h��d �r��ar�9G �� f�r��roy ��i��a�rr�G �apr�r�c�� tca ��r di��u��t�c�� al��i�� c�c� �, ;�hu� �u��r� �rc��r� de��ad� ��b�r, ��f�e �q�aipr��r�t . j � � i ' ; , r ;�he��d �h�y h�� r�y q��i�n� �I��s� ��II J�rr�rn� L��n� �f�67��774. I � � i j C �1".h��k y��tl J�r�� d ; ! E, � , i G � � � I j � � d C �. .. .. ....._. .......... . .. ..._. ..._ ._ . .. . .,...,.. . .n...... �. ._. ... ,...,,. ,.. .. ..... . ..m.._.,_ ..... _...... ..,. .,µ.,. .. .... ,.. ...._ ..�. _....... ..__ _� ** �I��tt��h�r�y��diki�r��f�pprc��l�ith yc��r�r��e�r�� ;,;;,,,,,,. �� iiiiiiiiiiiiiiiiiiiii� ,,,,,, %%%iii ' l�i�/f� L�C�� "� � ,,. ;,,,,�� Interoffice Memorandum """"�� ""��" ' ��, �%%, ,,,,,,,,,, % iiii; �%//!';; � ,,,,a„ To: Michelle Irace, Supervising Planner From: Ben Kageyama, Senior Civil Engineer Date: June 4, 2018 Re: Project Review Referral File No. 18-3687 Ukiah Natural Foods Major Site Development Permit Located at 721 S. State Street The Department of Public Works has reviewed the above referenced project and offers the following comments for your consideration: 1. The project does not appear to trigger the requirements of the LID Technical Design Manual. Prior to approval, we request an LID Determination Worksheet be filled out and accompany this application. 2. The previously submitted traffic report is sufficient to cover traffic impacts and mitigation for the project. No additional traffic study is required. The following conditions of approval are recommended: 3. Sidewalk along the Gobbi Street frontage shall meet current accessibility requirements, including a curb ramp at the corner of Gobbi Street and Porzio Lane, and the driveway approach onto Gobbi Street. Public sidewalks located outside of the street right-of-way will require a sidewalk easement dedicated to the City. 4. Any existing curb, gutter and sidewalk in disrepair adjacent to the subject property shall be repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 102 or as directed by the City Engineer. 5. Where feasible, street trees shall be spaced approximately every 30' along the Gobbi Street frontage within 5' of the back of sidewalk. Street trees shall be installed in accordance with City Standard Drawing No 601. Tree types shall be approved by the City Engineer 6. All work within the public right-of-way shall be performed by a licensed and properly insured contractor. The contractor shall obtain an encroachment permit for work within this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated construction costs. 7. To mitigate traffic impacts due to the project, prior to issuance of the building permit, applicant shall pay a traffic mitigation fee towards the S:\Planning\2018V21 S State SDP Co-op\04 Referral Responses\File 3687 Ukiah Natural Foods PRCmemo 6�-18.doc 1 June 4, 2018 cost of the future Gobbi Street/Main Street/Porzio Lane signalization improvements. A preliminary estimate of the traffic fee is $11,280. 8. City of Ukiah sewer connection fees shall apply and be paid at the time of building permit issuance. 9. If food preparation or other activities result in the discharge of fats, oils or grease into the sanitary sewer, a grease interceptor will be required. 10.The existing sewer lateral shall be tested in accordance with City of Ukiah Ordinance No. 1105 and repaired or replaced if necessary prior to final inspection. S:\Planning\2018V21 S State SDP Co-op\04 Referral Responses\File 3687 Ukiah Natural Foods PRCmemo 6�-18.doc 2 V y . � ,� �,,;,;;, � i� % � ; �� - r 1,�,, ,. ��,,.�, ., ,�,, ,,. ,� , ,,,a, �w��t�� °�.��&��w�� W��;��.�. J T VI F L Pl��s� pro�rid� �omrrn�nt� by: Jur�e 4, 2Q�� The City o�Ukiah Planning and Community Devele�pment Departm�n#is saii�iting inpu#on the pr�j�ct described bel�w for use in the staff analysis, CE dcsc�ment, and public hearing documents. Yau are invited to camm�nt an any aspect of the proposed proaec#, ir�cluding informa#ion required befare you can finalize your camments and recorrimended conditions of approval for the project. T�e X Craig 5chlatfier, Communi�y Dev. Dir or �t Mer�docino County Dept, �f Transpnrtatian ichell�Irace, Pianning Man�ger X Mendo�ino County Planning and Bt�ilding X Matt Keiser, Building Official M�ndocino County Public Wealth X Ben�Cageyam�, Senior Civrl Engin r X Mendocino Transit Authariky X Keerirr��J�c�nirtg�;��ir��Marshall�%' Regional er Quality�ontrol Board 7C �ean Ka�ser, Investigation�Ct�mrnander CA I�ept. of Fish arrd Wildlife 7C Nancy Sawyer,Cammunity Service Officer CA Dept. of 7ranspartation � Tim Eriksen, Pubii�Works Dir tor Sonoma S#ate Norkhwest Infdrmat►on Center X Searr White, Directar of W�ter and Sewer A7�7 X Jimmy Lazana, Eiectrieat PG&E(gas) 7C A[rport Land Us�Cammissdon PC� &E(Land Rights) X Mendocin�Gounty Air Qu�lity % Oth�r: Katrina�allard, Public Natice X Mend�cina Caun4y Enviranmental Health FR P J CT P E�: Mich�lle Irace, Planning Manager mrra �ityofukiah.com (707)463-6207 �R�JECT INFOR ATiaN. Da#e Filed: May 4,2016 C7ate Referred: May 23,2p18 Resubmittal: N!A Prev. File#: SDP 77 Add�tion to existing building;V/AR 8�-99—New Sign; SDP�8-38 Building Expansipn with mod�cations ta th�existing parking lof and landscaping. File#{s} 18-3687 Arsnlic�nt: Jasan Brenner ., .. . roaect ame: �tian erat ons _._.m� .�.._. Ukiah Naturar! Foad� �,�o.�.. a.�..'.:��,��. ��`�°,a�� ;..._ �..�'��p�`�°'a��'"��:�� ._w�� .�.,��`�°��.,�� Site Lacation: 721 S. S4ate Street, tJ AP�I:� 003-440 5�9 ��'..�_��.....� rt�be�r�� "':'... �.��.,.:a�.��'�.��va��:,��„ � Zanin : Cammun" Commerc General Plan� Cammercial (C) � � �'""^��,.�,�'w.W� 4 �"�w� ' dESC�tPTI N: Project is a 5,783 sf, additian includes a ne ar�a, Level 2 contain ATTACH E 7 : Project Appiica#ion, F ; Please indicate whether you have camme � No Comment �w.� Comments!Canditians of Ap� ,� � � " . .,� M.m...... �,W, _,._.�_�°��a,��.d,Wls., -.. ._��.. '��•a��;a...................____._ ..............�.._.........._......_,�,.�_....._w.r_._............................_._...____...__��...............____..._w__._.._._.�..._............__,..... � � ** I�a��a ac �ny �r� itio��csf r��l it y�ur r�� a�� °* � � �_ d , � � . � �„,y _ %� �' � ' � �� „�J � � �.,,m �"�'��l��u"ll�"` �rv��°��m��"��^�"�" �"��;��a��,. J I L P'l�a�� pr�vicl� c��►r�rr�� by: Jur�� 4, 2d1� The City af Ukiah Planning and Cammunity D�velapment I�epartment is soliciting input on th� project described below for use in th�sta�f an�lysi�, �EC�A dacumcnt, and publlc he�rir�g dacuments. Yau are invit�d to camm�nt crn �ny a�pect�af the propa�ed praj�et, incfudfng inf�rrrtatron r�quired before you can fir�alEz�yaur camments�nd recaamrriended candition� �f approval for the pro�ect, T�: � Craig achlatter, Cammunity D�v. Directar � Mend�cino Caunty bept.of Tr�nsportatiorr �/Iich�ICe Ir�ce, Planning Manager X Mendocin�Ccaunty Pl�nning ar�d ��ilding � Matt FCeiser, ��aild�ng(�fFicial Mend�cino County f�ublic Fiealth � ��n �Cage�aam�, ��nior Givil �ngin��r X fulerrdac�r��fransdt A�ath�raty 3� �4e�rin Jennlr�gs, Fir� i��rshall F2egional Wat�r Qa�aB�ty G�ntrcrl �aard � Sean Kaeser, Investigations C�mrrrander CA Dept. of Fish and Wildlife � N�ncy Saw�ser, Commur�iky�ervi�e C►f�wcer CA aepC. af Transportation � Tim �riksen, F'ublic 1Narks C7irector Sanorna�tate Northwrest l�formation �er�#�r �6 ��aro 1lVhit�, ir�ctar c�f 1�l�4er and Sewer AT&`f }( Jimrrry�,c�zar�a, �le�tric�l PG �E{g�s} X Airpc�rt Larwd Use Cammission f'C � E�Land Rightsj X Mendocino County Air Quality X C}ther: Katrina Ballard, Public No#ice � Mendacina County�nvironment�l HeaCth F � �9 �1`F'LbA . IVlichelle Crac�, PBanr�ing M�nager mirace�.+a cityofukiah.carr� (7C17}463-6207 �DJ�CT I F A�`CI . CDate Filed: M�y 4, 201$ �ate FZeff�rred: May 23,201� Resubrr�ittal: i�OA F'rev. File#: SD�"84-77�dd'rtion to existing building; VAR 88-93—Rlew Sign; SDP 08-3� �uHding C�pansion with madifications to khe existing parkYng lot�nd lands�aping. Fil�#�� 1��6�7 Applicar�t� Jasan �rerorr�r f'r+ajec#N�mea Addi�r�r�/ I��r��irrras to�xistar�g Address: 721 S. StaY�Stre�t, Uki�h l{ki�h hJ�tur�l �oc+d� bu6ldirsg Site Loc�tion: 721 S. Sfiat�Str�et, Ukiah Phane: (707}51�-t7967 A�N: lJq3-040--59 �rt�aEl: j�cdp�rch.�om Zc�ningd Camrrrrunity��rnmercral (C1) G�r��r�l Plan: G�r�r�erci�l (�C) ��IF°"TI . Praject is a 5,783 sf, two stary �dditican to an exi�#ing 10,115 sf grnc�ry st�re. Level 1 af the addition includes a nevu ready ta e�t focad retail�r�,food prepara4ion kit�hen ar�d in�erior dining ar�;�. Level 2 cantains�dministrativ�offic�s for the cnaperative, T'T'�� "f�a F'rcrject Applicatic�r�, F'r�ject��scr�pti�n, �wte F'l�r��, L�c�tion Map,Aerial 6Ulap, F'arcel Map Please indicate vvheth�r ycru hav�comments and sign �nd dat� b�la�. C::::➢ No Cornrnent �csrnm�r�ts/Conditions�f Approval Attached ** Pl�as�att��h any��nditions of Appr�val with yaa�r res �rase ** f,. � �ci c► ca� ty ir �li � � � � t istri�� lat� in ef��r�l ar� uil i� � er it A lic�tir� uY� �s ar�s� �st Pr�je�t# City of Ukiah, F�I� # 'l�-3687, 721 �. Sta#� �t The istri�t's respons� ta th��bc�v� prcrjec�is it►di��d by the ite s ch��ed b�lo�v: 1'r�i��t� Subiect ta cr ittin�bv th� Psir u�li�V ��e ent istrict: This project is subj�ct to District fi�gulatic�n 1 re��rding air-quality pe its. 'T'he applicant is r�quired to c�btain an Authc�rity t�r Construct pe it froYn the I)istri�t prit�r�a begi in�cc�r�struction and/ar rnst�llatimn of the equipment. The Appl�cant curr�nt�y holds a valis�Air QuaIity�'e it to C��zerate. The appIicant�s required to obYaan an Autlxority tc� Cor�struct perm�t frpyn the�7istrict p�-iar#c�begi ing a��y m�dific�tions �a the op�r�ticon, This praject nzay be subject ta ane or more ofthe following requirernents as indi�ated: i��l En�ia��s—S��tion�rv��ad oz-tabl� q�ip er�t a�d abil�V�hi�tes: � Any stationary or�site cli�sel IC engines 50 he�rscpo�vver ar greater(i.e. lar�;e pawer generators a�r pumps) or �ny pi•r�pane c�r natural gas engines 2S0 h�rsepaw�r or g1•eater may require a pezxnit fram tl��District. a Partable diesel power�d equipttxent that gnay be used during the prcrposed praject are rec�uired to be registered with the state�'ai-table Equipment�egistration Pres�ra�n (PE ) or c�btain pei•t77its fi•om the I�istrict. � Prajects lacated adjaceylt to s��zsitive r�ce�toz-s (schoals, child care faeiliti�s, health ca�•e facilities, set�ior facilities, businesses, and resirlenc�s, etc.} during the canstructic�n phase af tlizs project have the potenti�l far e��sas�ar�to diesel par�iculate. �' Heavy duty t�°uck idling and aff 1•oad diesel equipznent or crther diesel engine idlitig is limitec� ta less than 5 minu�es. er�acrlii�an /]��nav�tion Prorje�ts: All Co n�ercial uildr��s, �avert� �nt e�ildings, Sci�c�cals, ulti-Fa ily �elli�gs �are subj��t� e requirer�aent� af . �nd�ci�aa C�unty�ir uality ana�e �nt istr�ck egulation 1, cil�4�2, N�lt1f1i12I �°kriI5310tt Sfi1CtCIcIN~c�s for 1��rdous Air Pcrllut�nts CNES �P'S) far�Asb�stos. « Pr►ar to r�ceivit7�a L�eEncrlrtionf��novatian �'�rrr�it frc�m th� F�lannir�g 8c Buildinb Agency the applicnn� is r�c�uir•ed ta: �1� Have a��Asbestos Su�•vey co'�ducted by a Ircet�sed Asbestos contractar for the prese�ce of ast�estos ccsr�taining mater•ials, (2) Subrnit a campleted Asbestas I�emolitic�t�/Renavatiorr forn�, all test resul�s and applicable notification fees to the I7istrict �t ieast 1(� days prior to begi in�t11�prc�ject, (3) Have �ny Asbestc�s coa��ain�rag m�terials abated by a �icensed abaternent cant��tor pz•it�r tca b�git�reing any demalitxon or renovatio�� activiti�s. (4) C}btain wrrtten authari�ation frc�m the L>istrict indicating that all z•equ�remex�ts hav�been et priar to receivin�. Sir�gle F'� ily welling� L�ss Than Fa�ur (4) i.Jnits « Prror ta receiving a Qemoli�ion�" Rer►avatian Permit f"rom the Planning 8c �►ild6ng Ager�cy the �pp[�cant is required tc�: (1) Submit a carnpleted�sbestQs Demolition/R�novatian form ta the Uistrict and obtain writt�n authprizatioa'fram the II7istrict, r. U �� _._ � Pr��r��rt�IA��veme��r��. � Prior to startirag any canstruction the applica�t is reqtaired to: (1� Qbtain �F'r��erty Il��velopment Pe it from�he I7istract fc�r any apen�a�tdamr bu ing. �2� Obt�in�Large flrea Cirading P� it, if applic�ble • 'Th�Dis�rict recoz ends that the applicant consid�r alt�rnate means af disposal other tl�an open l�urn�ng, such as cutting the majority af tt�e larg�r mate�ial up as firewe�od, and chippir�g s ailer rr��tea�ial, if feasible to mitzgate ir�pa�ts frarrt ope�csu�door bu ial�. Ir�st�tla `ar� �sf t►c�d �rt�`rn� e�v��s. * inst�ill�tio�n c�ff r�e�v vv�t�d bu�°�rn� �vi��s is pr�nhibit� y i�trict ��alatio� 4 wit�z t � fallavving �xc�ptr�ns: �1� VVc7r�d buin��xg; appli�nces ir� existir�g resident��l, corn ea•cial or public bu�ldings d�signated �s a liistc�z-ical sit�. �2� The inst�llation c�f wc�c�d bur-n�rcg appliances c�n clzsplay�t a retail business whose purpase is the sale c�fws�c�d bu i�� appl��nc�s tc�the public. (3) Fireplaces and wocsd burning applianc�s znstall�d on r•ailroad equiprrrent th�t is owned �nd/or �pez�ated by an �ct�ve r•ailroad c,r publi�museum. �4} �lood bu7-ni��g applian�es us�d pr�rraarily in the pa•epa�°at�aa7 crf�`oc�d. (5) Wocrd bu�nin� appliances used in cornpliance with alt ather lacal, state and I�isti•�ct regulatioz�s for recre�ti�nal aautdoo]•heati�ag, � axilclir��c�ffiei�ls �r� prohibi�ed fr+� issraing a Certi��at� +�f' �ct�pancy or appr�►�ring a firt�l b�ildi��g ir�spect�on ur►tit one af the follcr�ir►g �s b��r► dr��► ent�d; (1)The authc�riz�c� local bu�lding s��`fici�l c�bserv�s arad ciocumec�t�tha�no wc�od burnia��; �ap�liances have l�een installed, org (2)"I'he pa-aj�ct is��•esidential dwelli�g af thi•ee ur�its or•less �nd��at part of a n�w inajcrr st�bdivision subject to�ule 4.I-4�00 {�� and; (A) The autl�az•ized local builc�itYg official obse�°v�s and dc�cuinents tl�e preser�ce af�PA cex-tificatiaan labels a�n all installed wood bu��nin�appliar�c�s on �he pr�z�xises9 or; ( � Tl�e acctharized local building afficial abserves and dc�cun�ents �hat crnly p�llet�i�e�ed cvoraci bux-ning appliance��ave b�er� installed, ora (3� The Ai�•�c�Cl�ation�antr-�l (Jfficer has issued a s�ate ent, in wr•itin�;, that the pro�ect is ��ernpt fraHrc this�egu�atic,n, mr (4� The Air Ps�Ilution�r�z�trc�i C�fficer•has 'rssued� staterner�t, in writir�g, that th�praject is i� cc�rt°�pl°r�n�e dvith tlus It�gulaticrr�. l�i�`� Co erci�l e�elc�� ent i�i a��n eca �r� at��an�: + N�w lioad�c�nstructicsn: The I�istric;t r��r� ends th�t at a bar� Yninirr��zra�all raads be ct�v�red with a seal�nt or rocked to prevent �`ugitive ciust emissians. � F'arkin Lat T`ree�'larttir� : Th�I7istrict r�cc�r�rnends that co aercial�arking lat tr��plarat��b�defin�d �s ��o less th�n l cree p�r 4 parking spaces to prav�d�a benefaci�l r�ductic�n rn su �r he�t�;ai�. � Mass T'rartsit: The�3istrrct re�o ends that ap�►licant work in canjunctiar�v�rrth th�lc�cal Transit Autharity(MTt�) tca pr-�vide � shelter in addit�on to the concr�te p�d sc�th�t th�b��efits �r�d i�centives to use rnass tr�r�sit wc�uld be irrtmedi�tely availa�rle. • �l�ctric Vehicl�CIxargin�: To further rfl�itigate img�acts tc� I�cal �ar quality, it rs reco �ndc�d that appl7�a�� nc�urag�the use c��'law er►�a�ssies�a v�h�cles b�providir�g a rninirc�u of 2, �C Level 2, el�ctric velYicle cl�a�°g`rng sta�ior�s. �_ �,' �� , ....� _._ _... _... ..._ ..... --� ��;,�i�—a��,��,„�m��w r�„rh .._.. ._._. _.... _ ._ ...._ . s.....��.. I�Y� � W,�aP �"� II� �� "'��a��d�, �µ�'� '�I�d��A',� � �� g � �� c��tf�4Cli�Ifl�.o,m�C��:47�:��l��k��^�'�� r��Yx��'�is�� °"��'t�� °,��'�� F��JE�T �E�/1�1�/ F��F�R L I � r �i � fi e � , �h��ity��tlkiah �I�nnir�g �nd�carr�rriuni�y��;I�pm��t C��partrner�t i�s��i�iting anput nrr�h�proj��t d�s�rib�d b�[��for us�in the�t�ff�n�lysis, ��QA da�urr��r�t, �nd pubi�c h��ring docur��t�. 'Ycsu�re irrv�t�d tc�c�rr�rn�r��ro�ny�sp�ct of the pr�p�s�d pr�j�ef, ir��luding i�forrr��tfc�n r�quared b�far�yoia��n fn�llz�y�ur�arrrmrn�nt��nd r��rrs�r�d�d c�nditior��af�pprc�v�l f�r th�pr�}ect. 7'OB � Graig ��hlatt�re ��rs�rnunity C7�v. �ir��tar � M��dcac�r��u�ty E}�pt.c�f`�r�nspcark�frar� f�li�h�ll�Ira�e, F�lar�r�mng ��r�ag�r � M�r�d�cina��unty Pl�r�n�r�g�r�d �ualdEr�g X M�tt kC�i��r, �a�ildir�g CBffi�i�l er�d��ira��c�u€�ty Pubfi�FB��ith X ��n�Cag�yarrra,��r°ai�r�ivr9�r�g�r��r X �r�dacin�`fr�r��[t�uth�rity � IC�vir�J�nr��ng�, Fir�Marsh�il R�g6�r��1 V1B�t�r�u�lity�on�rol�caard X ��r� ��r, Inv��tigatpor��Cc�mrrtand�r �A C3�p�. c�f�ish�nd V�Jild86f� � ��n�y��y�r,�c�r�rnur�ity�er�i��;�ffi��r �A��p�. �f Tr��sp�r#�ti�n � l"irn Eriks�r�, �ubBEc ark��r�c��r ��r�orr�a St�t�PJorthw��Irsf�r�ati�r��n��r � �earr 46Vhft�, E��r��t�r of VV�t�r�nd��r��r P�T'�T' X J`sr�rr�y Lcsz�nc�, El��tr��l F��E(g�sj X �irpc�r�L�nd l�s��rrar�i��i�n F'��E(L�nd �ight�) X i��descir�c��aur�ty P�ir t�u�lity ^ � (��h�r: K�krin� ��{fard, P�sblic fV�ti�� Mendncino County Environmental Nealth F C� ��J��'T�LA E e Mi�h�lf�fr��, F'(a�r�ir�g t��n�g�r r�ir�� ity�fukf�he�ar� (7Q7}463-62CD7 � �J��1'��FOF2 A7'I� : �ate Fil�d: �y 4,2Q1� D�t�F��f�rr�d: t�ay 23,201� F��s�abrreitt�l: NP� F�r��. Fii��: ��P�4�7�Additi�r�tca��{stirsg building;ib�a��-93��J�w Sign; �C�P Q�-3� ��iid�ng �xp�r��`sa�r�vvith mc�d��ticar�s t�th��istir�g p�rkir�g lot�rtd I�r�d�c�pir�g. FiC�#(�� 1�m36�7 �ppli��r�t: Ja�an �r�r�n�r Pr�}��t 4V�rr��: �dditi�nt�it�rati�a�s krs�xi�t�r�g P,ddres�: 721 �. ��t��tr��t,6Jki�h llki�h �t�r�l F��d�b�aildirag �tt��r�c�ti�r�: 7'21 S.st�t��tr��t, lJki�h F'hane: (707}513-Q967 �PN: 003-040-59 �rr��i6: j�cdp�r�h.�c�rn �oning: ��rr��°rur�ity�orr'rr7�r�i�l(C1) G�rs�r�f Pl�n: �arrem�rci�l(C� ��RI�°T�� a �r�je�t i� � 5,7�3�f, i�a�tc�ry�dditio�t�s�n��rir�g 10,116�f groc�ry s#c�r�. L��i 1 �f'ch� �ddi�fa�in�lud��r�wr r��dy t��t f��d r�t�il ar�,f�c�d pr�p�r�ti�n kit�h�n�nd ir�t�riar dAnir�g �re�. L�v�l 2�or�tair�s�drnini�tr�tive office�f�r th�ccac�p�r�tiv�. �'f'C�� E(�'T�: F'r�j�ct P�ppli��fi�r�, Pr�}�ct��riptis�ra, �it�P(�r��,L�c�tian M�p,P��ri�!�(�p, ��r��! �p Pl��s�ind��t�vvh�th�r y�€�h�v��arnrn�r�t��nd�igr��r�d d�t�bela�r. � �Jo��rrnnrr7�r�t � � o�J �� r�arn�nts/��r�ditioros af Appr�v�sl Attach�d � t � r �� S s a � � rc,� �^C`i o.r ._ �.m..._��,.��r_�.mm�,m.,��.� .. _ .,,.��.�_. W��"�w�..� ......w� �_a. .��:...�.u�W._m.w �.�_... .. ._m� �._._ �_��_ _.w.�. ... .. ** Ple�se�ttach ar�y��n�ition�of A proval weth yaur res �ns� *` � f�. � __ ,�,, _ __ _ a,�� a,� �,�� "� �f � � �� t:�c�°�flw��SCm��G"a° C��;��rb.d��^hst`�"�' 9':��"r��'s°��9:T�� ignata�r� �� f � �amm�nts 1 Canditions csf Appraval. , _ _ _ _ _ ( � �� " ��k� �� "� �� Q�-� � °�'��1��► �� ; � � ��. � �� r-�°� �v`� � ��'�' '� � i �� ` �� ' ��" �"�.��°��... �° , �l � � ; � � I i ; � � � ��. ��n �'� j - � � �� I i �i � � � � � � � ; ; t , 1 I % � I i I � I, � I �i i il I II � I � _ ' �* Pl�as��ch��sy�a�rrd'atiss��csf Apprco�raB r�ith yca�r r��p�r�� ** �a � � ��;��yc �,n��e F��!��,q�,� �r � �,r�(�r�a;�' ;o�r�r,r��. ,��y� �-, ��C��h P'�a�i+e� I�+��ar��+�r�� a'�.°siMhp ('i'��°+ �n�.rtr.��i i�i, e..�'r�ririuii,il�� `, i i,.�:.� C�11'IS �eWe�/ Chief of Police Project Review Address: 721 S. State Street (Based on plan provided & site visit) File# 18-3687 APN: 003-040-59 Proj ect Name: Ukiah Natural Foods building, Additions/Alterations to existing Crime Prevention throu�h Environmental Desi�n (CPTED�plan/site Surve� May 28, 2018 Disclaimer The recommendations provided are strictiv su��estions to help reduce the chances of a crime bein� committed a�ainst the propertv. This survey is intended to assist you in improving the overall level of security and includes opportunities to reduce potential crime, improve safety and security measures. The information contained herein is based on guidelines set by the California Crime Prevention Training Institute and the observations of the individual officer(s) conducting the survey. It is not intended to imply the existing security measures, or proposed security measures are absolute or perfect. All new construction or retrofits should comply with existing building codes, zoning laws and fire codes. Prior to installation or modifications, the proper licenses and variances should be obtained and inspections should be conducted by the appropriate agency. It is the responsibility of the owner/operator to ensure compliance with all Federal, State, and Local laws. Introduction 721 S. State Street-Planned two story addition to north side of existing building/grocery store. Lower level will add food retail area,food preparation kitchen and interior dining area. Upper level will house administration offices for the CO-OP. The main level of the grocery store will remain similar in layout with minor changes on the floor to account for the new addition. Parking is available to the west of the building. State St. sits west of the site and runs north and south and is a main artery through Ukiah. Gobbi St. runs east and west connecting to the main artery State St. on the west and to Hwy 101 on the east. West of the site in the same complex is a Bridal Boutique, Income Tax Office and Wells Fargo Branch. Bordering the east is Porzio Lane with adjoining residential area. South of the site and connected to the building is a Laundromat, a breezeway and County Social Services offices. Gobbi Street borders the north side of the site with an adjacent Safeway grocery store. There is an MTA bus stop on Gobbi Street neighboring the site. Ukiah Police Department Calls for Service, September 1, 2017—Mav 17, 2018 (Data obtained from UPD CAD system) -Suspicious person/9 -911 hang up/1 -shoplifter/1 -Theft/3 -Suspicious vehicle/2 -Welfare Check/2 -Panhandler/3 -Trespass Advise/2 -Suspicious Cires. /2 -Vandalism/1 -Transient/7 -Fight/verbal/2 -Fraud/1 -Under the influence/2 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com �a � � ��;��yc �,n��e F��!��,q�,� �r � �,r�(�r�a;�' ;o�r�r,r��. ,��y� �-, ��C��h P'�a�i+e� I�+��ar��+�r�� a'�.°siMhp ('i'��°+ �n�.rtr.��i i�i, e..�'r�ririuii,il�� `, i i,.�:.� C�11'IS �eWe�/ Chief of Police CPTED Principles/Kev Concepts Crime Prevention through Environmental Design (CPTED) is a proactive crime-fighting technique in which the proper design and effective use of parks, open spaces, building(s) and their surroundings lead to a reduction in crime as well as an improvement in the quality of life for citizens of the community. Access Control: Properly located entrances, exits, fencing, landscaping and lighting to direct foot and motor traffic in ways that discourage crime. Surveillance: Generally, criminals do not want to be seen. Placing physical features, activities and people in ways that minimize the ability to see what is going on discourages crime. Landscaping and lighting are two methods used to provide natural surveillance. The three main types of surveillance are natural, organized (security), and mechanical (alarms, video surveillance). Territorial Reinforcement: Define the boundary between private and public areas to send a message to illegitimate users that they are not to be there and provide a sense of ownership to legitimate users. Li�htin�: Minimum maintained lighting standards providing nighttime illumination of parking lots, walkways, entrances, exits and related areas to promote a safe environment. Landscap�: Landscaping to follow two-foot six-foot rule. Trim all ground cover to two feet and tree canopies should be trimmed to six feet or higher if tree will allow unwanted climbing onto building or fences. This will allow visual/natural surveillance through fencing. Tree canopies should not interfere with or block lighting along sidewalks or in the parking lot. This creates shadows and areas of concealment. Maintenance: Well maintained landscaping, lighting and property cleanliness shows a property is well-cared for and someone is responsible for the upkeep. A property that is not maintained may indicate the management is not concerned about the property and be willing to overlook criminal activity. See the "broken window theory". CPTED-Based su��estions for 721 S. State Street, Ukiah Natural Foods-Addition/Alteration to buildin� Access Control: -Place address numbers displayed in accordance with building and zoning codes to facilitate%xpedite public safety responses. 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com �a � � ��;��yc �,n��e F��!��,q�,� �r � �,r�(�r�a;�' ;o�r�r,r��. ,��y� �-, ��C��h P'�a�i+e� I�+��ar��+�r�� a'�.°siMhp ('i'��°+ �n�.rtr.��i i�i, e..�'r�ririuii,il�� `, i i,.�:.� C�11'IS �eWe�/ Chief of Police -All solid core exterior doors be equipped with a 180 degree viewing device to screen persons before allowing entry. -Keep loading dock door locked at all times. Surveillance: -Install audible security alarm and monitoring by a cert�ed installer and monitoring company. -Install interior video camera surveillance and exterior surveillance directed at parking lots installed by a certified installer. -Post signage stating location is under active video surveillance monitoring and alarm/monitoring. Territorial Reinforcement: -Keep dumpsters locked to limit unauthorized dumping or scavenging. If dumpsters overflow, schedule more pickups. Li�htin�: -Install building exterior lighting and parking lot lighting so it is functioning and keep in good repair. (Consult with Planning Department to meet Illumination Engineering Society (IES) minimum standard for open parking and building lighting.) -Follow Dark Sky guidelines. -Exterior lighting shall be designed in coordination with the landscaping plan to minimize interference between the light standards and required illumination and the landscape trees and required shading. -Tree canopies should not interfere with or block lighting along sidewalks or in the parking lot. This creates shadows and areas of concealment. See Landscaping, below for additional. -Site not viewed during night time hours. Maintenance: -Report any graffiti to UPD @ 463-6262. After reporting, clean-up/paint over as soon as possible. Spray on gra�ti remover can be purchased at hardware supply stores. -Dumpster location should have locking device to keep unauthorized dumping or scavenging. -Keep property free of debris/garbage. -Weekly inspection of exterior building and property to limit unauthorized usage of property. -If any rooftop entrances to building,place locking mechanism to limit illegal entrance from rooftop. -Any exterior electrical outlets can have locking plates or decommission for non-use to limit illegal usage. -Any exterior water faucets should have a locking box cover or decommission for non-use to limit illegal usage. Landscapin�: -Landscaping to follow two foot six foot rule. Keep all ground cover to two feet and tree canopies should be trimmed to six feet or higher if tree will allow unwanted climbing onto building or fences. This will allow visual/natural surveillance through fencing. Tree canopies should not interfere with or block lighting along sidewalks or in the parking lot. This creates shadows and areas of concealment. 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com �a � � ��;��yc �,n��e F��!��,q�,� �r � �,r�(�r�a;�' ;o�r�r,r��. ,��y� �-, ��C��h P'�a�i+e� I�+��ar��+�r�� a'�.°siMhp ('i'��°+ �n�.rtr.��i i�i, e..�'r�ririuii,il�� `, i i,.�:.� C�11'IS �eWe�/ Chief of Police -If landscaping for screening is desired, this shall be accomplished by hostile vegetation such as holly. Respectfully submitted, Nancy Sawyer, ICPS, CPD Community Service Officer Ukiah Police Department Phone: 707-467-5708 ns��uv�r(�,ci tvaful��h.cam 5/29/18: njs 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com % ,. � �,�� J y�� ,ry � � ,� �� 1� �� 4,,,�.,,,,.,, „ � � �iu,,,,,,,,, , „�,,,,,,,,,, �, .� ,�„ ,,,,�> �"��'m��'��.��'��`�'��` �'��1��,�:��.,�:��"�"M��'°"�`�" ��"�'��"� �'F�C)JE�T' 6�EVI�VV 6��ER�L � � � The City c�f Ukiah F'I�nnirrg and Community Develrpment Departmen#is soliciting 6rrput on the project descr�b�d be(aw f�ar us� in the staff analysis, �EQA dc�cument, and public hearing documents. You �re invit�d to comment on any aspect nf the propo�ed praject, including inform�tion required before you can �nalize your comments and recommended conditians nf apprc�val for th� praje�t, T�� ( Graig schlatt�r, �ommunity�ev. [�irector 7f Mendocino�ounty D�pt. af 1`ranspartation ichelle irace, Plarrning Mar�ag�r X M�ndocino�aunt�Pl�nning and Bc�ilding � 11�att K�is�r, �uildir�g OfFic�a1 Mendocin�C�unty Publwc�B�alth 3C B�n �tag�yama, 5enrcrr Civfl Engorreer X �Vl�ndocino Trar�s�t�,uthc�riky �t K�vir�Jen�ings, Fire M�rshall l�egional UVater Clu�19�y�ontresl Board X Sean Kaeser, Investigations Commander CA C7ept. af Fish ar�d Wildlife � Nancy Sawyer, Community Service�fficer CA bept. �f Transparfation � Tim Erikse�n, Public Wnrks Director S�noma State Northwest Infarmation C�nter 5t Se�n Whit�, C7irector caf Water and Sewer AT&T � Jimmy Lozano, Electrical PG &E (gas) � Airport L�nci Use Cammission PG &�E(Land Rcghts) X endacino County Air CPuality � f�ther: Katrin� Ballard, F'ublic Notice � Mer�do�ino Cour�ty Environm�ntal Fi�alth F � P° J �'f LA . Michelle Irace, Plannin�Manag�r mirace�cifyofukiah.ccrrr� (7d7)463-6207 P'R�J��T INF ,4TIQN: D�te Filed: May 4,2018 C7ate �eferred. May 23,2018 R�subrv�ittal: N/A Prev. File#: SDP 84-77 Additimn��xisting building� VAR 8�-93—iVew Swgn; SC9P 08-38 Building Expansian with madifications to the existirrg parking Ic�t and lands�aping. Fdle#(s) 1�-3687 Applic�nt: Jas�n �renroer Project Name; Additi�n/Alteratror�s t��isti�g Addres�: 721 S. State Street, Ukiah lJkiah tV�t�aral F�ad�building Site L.a�catian: 729 S, State�treet, Ukiah Phcrn�: �707)513-Q967 APN: OQ3-04f7--59 E:mail; j a�cdparch,cnm Zonir�g: Gammunity�ommerciai(C1) t�eneral Plan: Camm�rci�l (C) C��S�Gi�AP'TIO{V; Projee4 is a 5,783 sf, trnra sgory additian to arr existing 10,116 sf grrscery store. Level 1 af 4h� �ddi#ion includes a new r�ady t�eat foad r�tail are,faad pr�paration kitch�n�nd interior dining �rea. L�v�l 2 cantairas�dministrative af�ices far the c�operative. A �� E T�: Prc�ject Applicatiar�, Praaje�#CDescripYian, Site Plans,�cscation Map, Aerial Map, P�r�el Map Pl��s�ir�dicate whether yau h�ve cornments and sign and date below. � �90 �omment IC:I Camrrr�nts/Cc�nditiorrs of Approval Att�ched �.�.�.�� ,.w � ��,��" �.,._�.�,�,.„, �a.� � � ..,W. .....�,W,,� ...� �.,..,..��w��...�� _�.._�_.. ..,_�,...,..�... _ ..^°�_......,....�.u�,�N�_��,.�.��„��...��......m....._......�M.M.M.M.M.m__.M.M.M.�....�,_.�._........��...__...___. _�.....v��. ...�.�,��.aww..�.��.�aw...��..� �..,.�.,._, ** Plea�e attach any Canditions of Approval with your response '`* ATTACHMENT 5 CITY OF UKIAH DESIGN REVIEW BOARD MINUTES Civic Center Council Chambers 300 Seminary Avenue Ukiah, CA 95482 July 19, 2018 2:00 p.m. 1. CALL TO ORDER Chair Liden called the Design Review Board meeting to order at 2:05 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. Chair Tom Liden presiding. 2. ROLL CALL Present: Member Nicholson, Hawkes, and Chair Liden Absent: Member Hise Staff Present: Craig Schlatter, Community Development Director Michelle Irace, Planning Manager Cathy Elawadly, Recording Secretary Others present: Listed below, Respectively 3. CORRESPONDENCE None was received. 4. APPROVAL OF MINUTES The Minutes from the May 17, 2018 meeting are available for review and approval. Motion/Second Nicholson/Hawkes to approve May 17, 2018 meeting minutes, as submitted. Motion carried by the following roll call vote: AYES: Member Nicholson, Hawkes, Morrow, and Chair Liden. NOES: None. ABSTAIN: None. ABSENT: Member Hise. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS No comments were received. 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 of 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. Presenters: Community Development Director Craig Schlatter and Planning Manager Michelle Irace. PUBLIC HEARING OPENED: 2:10 p.m. Presenter: Jason Brenner, Project Applicant. Page 1 of 3 Minutes of the Design Review Board, July 19, 2018, Continued: PUBLIC HEARING CLOSED: 2:20 p.m. PUBLIC HEARING RE-OPENED: 2:21 p.m. Presenter: Lori Rosenberg, Ukiah Natural Foods Cooperative General Manager. PUBLIC HEARING CLOSED: 2:34 p.m. There was Staff and DRB discussion regarding the proposed color scheme for the building for consistency with the Design Guidelines for Commercial Projects Within the Downtown Design District, page 7, Color. Motion/Second Nicholson/Hawkes to recommend the Planning Commission approve a Major Site Development Permit to allow a 5,783 of second story addition/remodel to an existing 10,116 sf building at the Ukiah Natural Foods Cooperative, as designed. Motion carried by the following Roll Call vote: AYES: Member Nicholson, Hawks, Morrow and Chair Liden. NOES: None. Abstain: None. Absent: Member Hise. 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. Presenter: Planning Manager Michelle Irace. PUBLIC HEARING OPENED: 2:42 p.m. Presenter: Robert Preece, Project representative. PUBLIC HEARING CLOSED: 2:51 p.m. The DRB requested the applicant consider replacement of the trees that were removed from the site and refresh/revitalize the existing landscaping to more aesthetically complement the improvements proposed for the building. Motion/Second Nicholson/Morrow to recommend the Zoning Administrator approve a Minor Site Development Permit to allow an interior and exterior remodel to an existing building at McDonalds at 1310 N. State Street, as designed with a recommendation the applicant consider replacing the trees that were removed on the site and improve the landscaping. Motion carried by the following Roll Call vote: AYES: Member Nicholson, Hawks, Morrow and Chair Liden. NOES: None. Abstain: None. Absent: Member Hise. 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. Presenter: Planning Manager Michelle Irace. PUBLIC HEARING OPENED: 3:03 p.m. Page 2 of 3 Minutes of the Design Review Board, July 19, 2018, Continued: Presenters: Terry Johnson and Marisa Ormsby. PUBLIC HEARING CLOSED: 3:18 p.m. Motion/Second Hawkes/Morrow to recommend the Planning Commission approve a Major Site Development Permit and Major Use Permit to allow 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, as proposed. Motion carried by the following Roll Call vote: AYES: Member Nicholson, Hawks, Morrow and Chair Liden. NOES: None. Abstain: None. Absent: Member Hise. 7. MATTERS FROM THE BOARD Members Nicholson and Chair Liden would like to have hard copies of DRB agenda packets. Member Nicholson noted the City of Santa Rosa has established findings and procedures for their planning commission and corresponding boards so everyone is on the same page with regard how to effectively look at projects. 8. MATTERS FROM STAFF There was discussion regarding the DRB's request to add a statement to the top of the DRB agenda about the `mission' of the DRB. Staff will craft some language regarding a mission statement for the DRB to review. 9. ADJOURNMENT There being no further business, the meeting adjourned at 3:35 p.m. Cathy Elawadly, Recording Secretary Page3of3 Community Development Department �� Planning Services Division ;� � 300 Seminary Ave� , , � ;, Ukiah, CA 95482 ,,,,,, _ ,,,,, �;;��; �� planning@cityofukiah.com DATE: July 6, 2018 TO: Mendocino County Airport Land Use Commission FROM: Craig Schlatter, Community Development Director SUBJECT: Mendocino County Comprehensive Land Use Plan Consistency Determination for Ukiah Natural Foods Co-op PROJECT SUMMARY The Ukiah Natural Foods Co-Op, a grocery business located within the shopping/business center located at 721 S State St, proposes a 5,783 square foot second story addition/remodel to an existing 10,116 square foot 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 Ukiah Natural Foods Co-op has determined that the added floor area would increase the potential maximum density of the surrounding shopping/business center to a level that may exceed the standard for the Ukiah municipal airport B2 infill compatibility zone. They believe that the resulting density is consistent with the historic use of the shopping/business center in which it is located, and that their project should be regarded as appropriate and safe infill development. Accordingly, they are seeking a positive Ukiah Airport Comprehensive Land Use Plan consistency determination from the Mendocino County Airport Land Use Commission. The Mendocino County Airport Land Use Commission (the "ALUC" or the "Commission") reviewed a similar project proposed by the Ukiah Natural Foods Co-op on February 7, 2008. This was for a 3,081 square foot two-story addition. By a 5-1 vote, the ALUC found the 3,081 square foot addition consistent with the Comprehensive Land Use Plan ("CLUP"). Ultimately, however, the project application was withdrawn by the Ukiah Natural Foods Co-op prior to being considered by the City's Planning Commission. In reviewing the 2008 report, and considering that the Ukiah Natural Foods Co-op's project scope has only been modified slightly since its approval at that time, City Staff found the analysis, findings, and conclusion to still be valid for this 2018 minor expansion project. As such, City Staff have followed the 2008 report outline, updating the analysis where needed based on the project's amended scope. APPLICANT CORRESPONDENCE The applicants have conducted an analysis and submitted a letter (attached) and associated plans/drawings to demonstrate that the proposed expansion and the resulting density of the shopping/business center is consistent with the density of the historic Yokayo Shopping/Business Center; that the daily occupancy of the store and shopping/business center is much less than the Building Code would allow; and that the Co-op expansion project fulfills a major community objective. BACKGROUND The applicants have indicated that their plan for a 5,783 square foot expansion is the result of many years of study and site explorations. Over this time they searched for suitable alternative sites within the city of Ukiah, but no feasible alternative sites were found. The applicants have indicated that the proposed expansion of the existing building currently represents their only viable option to meet the growing needs of the Co-op membership and the Ukiah community. PROJECT LOCATION AND SETTING Assessor's Parcel Number: 003-040-59 Flood Zone: "X" (Minimal Flooding) General Plan Designation: C (Commercial) Downtown Design District: Yes Zoning: C-1 (Community Commercial) Airport Compatibility Zone: B2 Location: 721 South State Street, Ukiah Applicant: Ukiah Natural Foods Co-op/Lori Rosenberg, General Manager Figure 1. General Plan Land Use Category Figure 2. Zoning Designation �� V�i�i�� Y � � IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIII . � uuuuuuup, `�, � �� , �, � `� �� , � me , P ��n�� II ��1 '� ,.,....., �� ,.�� ''�, '',, �� +, , ��,�,: ,e� �.:� ��y p ,,, �� v.nm.00,a . .. . �.�f �� ,,�..��, � �.� r �� , ,,. �.d.u�+��wr,�,maa �� .��,� .��i IIDIDIDIDIDIDIDIDIDIDIDIDIDI�� ' j� ,o�o ,�� A. � tff, ��0�fi ��w�.r,,,+v;.,.i.: .��:�� +'hoiai��,0.U G�dl.iryb,N✓�^Ir I „�riiiii��,�,,.,..,; I IIIIIIIIVIVI��uuiii I�a� N�,,��m�nJ�J�,u IVI... I�Vipuuuuuuuuuuuuuui. .�� ..^�a�'M'� ( � rw,mr��w�,,��,rar �II�II�II�II�II�II�II�II�II ALUC Consistency Determination Ukiah Natural Foods Co-op 2 Figure 3. Aerial View � � �� ,��r II`u� ,� . ,,ii �� , ��'��'�;' � i q ' ,��, il��i r��P�'��d�,i��i i II�� +o�°�'�' � , ik. iluu�iu��Nl i s � ��/i J ��ra�i�et��L� � �� / %/iiii%�%%; I� //i � ° r f,�� ' ;� %� �;' �/ ; �� ? ,�J I ,�� ;, � /� ��Gs:�a��amr�u��m�4�W � iu �r�c��e��4 � �� '°„�y � �- � , ��ae��r�.a5�uaa�`� d� ��rv�� "w�r'�` ��/��'°/%'�' �1%i/// ,,�%f%, �,�,�,� . :�iii�i�,,r�%//////% The subject property is on the south side of Gobbi Street, 80±ft. east of its intersection with Porzio Lane. The parcel carries a General Plan Land Use designation of Commercial (C), is zoned Community Commercial (C-1), and comprises .48 ± acres. 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 Communit Commercial C-1 Commercial C / Retail/Residential Y � ) � ) Medium Density Residential (MDR) SOUTH Communit Commercial C-1 Commercial C / Retail/Public Y � ) � ) Public (P) Facility WEST Communit Commercial C-1 Commercial C Retail Y � ) � ) ANALYSIS Airport Compatibilitv. Per the Ukiah Municipal Airport Master Plan ("Ukiah Master Plan"), the entirety of the project site and Yokayo Business/Shopping Center parcels are located in Zone B2 ALUC Consistency Determination Ukiah Natural Foods Co-op 3 of the July 1996 Ukiah Municipal Airport Master Plan Compatibility Zoning Map. This zone comprises land within the Extended Approach/Departure Zone. ,� � �� . .,r� � ��,// �' � ' ��`�///////%' � � �� - � �,�� '� .A � �� e,� �� s � � il � „��.m . ,— � i �.�o. , � � � � �.��'1q� � r� � � �,�',o� i � � ,� � � d�J/�i!�IWN'Y��N„� ' 1 I � � �, �.�� r��..��(�� 0 � � �1 r � I��I��a J (I � i I �.� o I I��, � !�� I''��- � � y �� « ��• _. � �� 1 ,. � � �� u;r,�i^��t �� ..,... ; � r L�a�e�aiam� I f � ��;ti�re��, I � f� ��„.�. � � .kMW � � �� i I i«��pll�&�%�P�.ln,'��m� r V/°�� 1 � l ,„ s , r Density. At the time it was built, the Yokayo Shopping/Business Center (the "Center") consisted of three retail buildings totaling 34,276 square feet. The shops were located on parcels (joined by cross-easements and CC&Rs) that totaled just less than 3.4 acres. Based on standard retail divisions between sales, stock and un-occupied areas (exit corridors, restrooms, and mechanical rooms), they estimated that the occupancy of the Center would have been over 800 persons, or 235 persons per acre of land. At the time the Center was built, the ALUC and airport flight zones did not exist. Since that time the Center has changed both in size and co-tenancy. Wells Fargo Bank arrived, and the County of Mendocino purchased parcels both within the historic Center and adjacent to the Center and remodeled/built two social services buildings. The combined parcels for the revised Yokayo Shopping/Business Center currently stand at 9.18 acres. The applicants have measured occupancy for the other spaces within the Center. Including the proposed expansion of the Ukiah Natural Foods Co-op, the total occupancy of the shopping/business center would be 1100, or 120 occupants per acre. While it may be over the recommended limits of the B2 Airport Infill Compatibility Zone (90 persons per acre), the proposed occupancy represents a significant reduction from the historic density of the Center. The occupancy of the buildings is at its highest at different times. For example, the Mendocino County Social Services buildings are empty on weekends, of which the Co-op has its highest volume of customers. Similarly, during the weekday lunch hour when the Co-op has a high volume of customers, the Social Services building has a low occupancy due to employees taking lunch off-site. The maximum occupancies of the buildings at the Center according to the Building Code are: • Ukiah Natural Foods Co-op: 358 persons in the building at one time • Norge Dry Cleaners: 26 persons in the building at one time • Wells Fargo Bank: 91 persons in the building at one time ALUC Consistency Determination Ukiah Natural Foods Co-op 4 • Social Services: 625 persons in the building at one time It is highly improbable, if not impossible, for each building in the Center to be fully occupied at the exact same time according to the maximum occupancy allowed under the Building Code. Height. The existing building height is 18 to 21-feet high. The proposed expansion would be approximately 28'-9" in height. This is below the 35-foot height requirement for the B2 Compatibility Zone. Infill. High density development exists adjacent to the project site. These land uses include the Safeway Store and Mendocino County Social Services offices. Both of these land uses have a higher occupancy per acre number than the proposed Co-op store expansion. Additional high occupant Iland uses in the immediate area include the Summercreek Village apartment complex, Rite Aid store, and Main Street apartment complex. Additionally, the Shopping/Business Center property is more compliant with the B2 Infill policy than these other land uses because it has more open space (parking lot). The open space requirement is 30% and the Center has 79% as shown in the table and discussed below. APN Business Building Floor Area Parcel Size (Acre) (square feet) 003-040-59 Ukiah Co-op 15,899 (w/expansion) 0.48 003-040-60 Norge Dry Cleaning 2,590 0.37 Drive Thru kiosk 32 003-040-58 Wells Fargo 5,928 0.46 003-040-61 County Building 1 15,762 4.02 003-040-40 County Building 2 14,800 2.33 003-040-42 19,950 0.85 003-040-62 County-vacant 0 0.09 003-040-29 County-Parking 0 0.58 TOTAL 74,961 9.18 acres (399,880 square feet) Open Space Calculation 9.18 (number of acres) x 43,560 (square feet per acre) = 399,880 (total site square footage) 399,880 minus 74,961 (building square footage) = 315,919 square feet of Open Space 315,919 divided by 399,880 = 79% In conclusion, the expanded Co-op building is similar to other development in the immediate surrounding area in terms of density, yet the Center in which it is situated has more overall open space, and therefore represents the type of infill development that fulfills the purpose and intent of the Airport Master Plan. Fulfillment of Major Community Objective. The Ukiah Airport Master Plan/CLUP indicates that land uses that do not meet the strict application of the density standard, should only be allowed if they fulfill a major community objective and no feasible alternative exists. In this case, the Ukiah Natural Foods Co-op has a growing customer base and a thriving business. Accordingly, it has ALUC Consistency Determination Ukiah Natural Foods Co-op 5 been planning to expand the store to keep pace with this increasing customer base. Over the past several years they have evaluated a number of potential sites to build a new and larger store, but all have proven to have limiting constraints. After an exhaustive search, the Co-op has concluded that a small expansion at the current site is the best alternative, and that no feasible alternative exists. The Ukiah General Plan Economic Development Element directs the City to continue implementing the Downtown Master Plan and Economic Development Strategy. The Master Plan and strategy include the major community objectives of promoting and supporting the growth of local businesses, as well as encouraging well-planned infill development. The Ukiah Natural Foods Co-op small expansion project clearly fulfills these major community objectives. CONCLUSION After evaluating a number of potential new store sites, the Ukiah Natural Foods Co-op has concluded that its best and only feasible alternative for expanding its growing local business is to modify and enlarge its current building. The planned 5,783 square foot addition would add to the existing occupant load for the site and surrounding Shopping/Business Center. This increased occupant load would exceed the density standard for the Center by 30 persons. However, this total occupant load is calculated on the premise that full occupancy of all the buildings in the Center would occur at any one time. As indicated in this Staff Report, City Staff has found and concluded that this premise is unreasonable and inappropriate. We have also concluded that the project represents a well-planned commercial infill development, which is consistent with the Ukiah General Plan and fulfills major community objectives. FINDINGS FOR CONSIDERATION 1. The Building Code maximum occupancy would allow significantly more occupants in the store than the store has ever experienced or that is expected with the small expansion project. 2. Based on the historical and projected customer base, the total credible expected occupancy would be consistent with the Airport B2 Compatibility Zone density standard. 3. The strict application of the infill policy density standard for the B2 Compatibility Zone is unreasonable and inappropriate in this case because the buildings in the Shopping/Business Center would not be fully occupied at the same time due to the nature of the land uses. 4. The 5,783 square foot store expansion and the resulting overall density exceedance of 30 persons for the 9.18 acre Shopping/Business Center is minor and inconsequential, particularly given the 79% open space on the project site. 5. The proposed local business expansion project represents a well-planned commercial infill development, which is consistent with the Ukiah General Plan and fulfills a major community objective. 6. Based on a practical, reasonable, and realistic approach to determining the overall "worst" case occupancy of the developed shopping/business center, the minor expansion project proposed by the Ukiah Natural Foods Co-op is consistent with the airport B2 Compatibility Zone density standard. ALUC Consistency Determination Ukiah Natural Foods Co-op 6 RECOMMENDATION: 1) Consider the request for a consistency determination submitted by the Ukiah Natural Foods Co-op; and 2) Consider Findings 1-6 listed above; and 3) Find the project consistent with the Ukiah Airport Comprehensive Land Use Plan. ATTACHMENTS 1. Correspondence from the Ukiah Natural Foods Co-op, dated received July 5, 2018 2. Correspondence from the Ukiah Natural Foods Co-op, dated received December 24, 2007 3. Ukiah Airport Master Plan CLUP Airport Compatibility Zone Map 4. Excerpts from the Ukiah Airport Master Plan CLUP —Table 7A, including footnotes; and Infill Policy 2.1.6, page 7-33 5. Site Plan, Floor Plans, and Building Elevation drawings, prepared by Collaborative Design & Planning This report was prepared by the Ukiah Community Development Department Staff, July 6, 2018, utilizing Ukiah Community Development Staff's February 7, 2008 Staff Report. ALUC Consistency Determination Ukiah Natural Foods Co-op 7 ATTACHMENT 1 S ��°�i�Schlatte� I��ett�r c��Pl�rar�ir�g and Cr�rnrntir�ity I7�vel��rr��r�� City af d.Jki�h 300 S�cnir�ary Avent�e LJkiah, �A 954$2 �Z�e LJki�h �tciral Fc�ods�cs-o�, �x�ansic�n P�a�j�ct I�e�t°C�ai�y � ��°�°�r��°y�xc�t�d�baa��t�h� ptst�i�ti�l c��scsrt��nity�'car th��ro�acssed�acp�r�sic�r��sj�ct�t rs�ir lc��ic��t 72� S. St�t�Str�et, °T'he�x�ansic�n cs�5,7�3 sc�tiar� fr�ot �s-stcsry�dditic�n tc�th�naar�h tc��ards�ic�bbi S��t�f�h�e�ist��c�b«��d�n�will�ll�w t�s to se��the dem��ds o�both c�t�r c�-�p � be�shi�L��s� and tl��ctarnrr�iinity c�f LJkiah. T°l�e�rr��s�d 1�x°a�ject�as yc�ti h�v�se�n i�th�st�b�itt�d dr��ai��s w�ll�nable ais tcs�ac�aar�d in�at�d s�x�vice �nd�re�ar�d fc�r�d-t c�rspti�nse as��ll�s tl�� c�tii� en�rce�ded to sti��ort tl-�is end��v�r in c�iir daily csp��atiar�s. Ira 200�,we w�nt U��o�e �he A��rr L.��-cd iJs� Cc��rnissi�n f�r��a�sed�x��s��z��ro��ct sirnil��cs wh�t we ar�rec�tt�st�r��r, C}�ir b��rd of direc��rs de�ided tcs nc�t��h�ad writl-�tl-�at ex��i-�sic��p�oj�ct a�d��c�«�st�d tl-�at we cc��tir�«� t�s��cl�f�r�feasibl�r�l�c�tion site. I�che t�r�-y��eriaad, th�li ited r�lt�catic�r�sit�s��il�bl�did�cc�t rr�e�t�,�cr es��ra��r�rt�l t��ds as�r�1��as becczrrci�g��ir��ci�1 ba��°d�iY tcs c�t�r b�isiness, At�r�s�nt t° � c�ai�fir��c��l�ositic�n h�s char��d wh�r� � re1�c��rc�i�p�aj�ct wo�cld b� tana�`c�rd�ble �s�rel1�s th�c:ra ��titiv�ret�il ark�t ira L1ki�l-�. T'h� infsarrna�it�� itt tl�� l�tt�x°��ha�l�y St�.2 � �s st�ll�cc�tr�t�fc�r tl-��d��csity irr��act, cc�rnrn�i�ity rzbj��tiv�s a�d dern�r�d fcax�argani��c�od-ta�-�c� �ptions�C-s� catir �rnb��shi��nd th��ca rn�.�r�ity at l�r�e. Pl�as� da�n�t 1-��si�at�tca cr�r�t�ct rr�e if yc�t�shotild h�ve �ny c�t��stit�r�s abotit cstir a��licatic��x�tl��s l�tt�r, Ir��c�c��er�tic�r�, � J L 201� I,r�ri Ftcase�cUe�g ��neral �cr��r �t°r�+ �� i� ItV / �A I1V'� �PA tel 707-462-4778 721 South State Street Ukiah, CA 95482 707-462-7097 fax ,_ �-. ATTACHMENT 2 . �; � _ :�. `�� 4 atural oo s Charley Stump Director of Planning and Community Development City of Ukiah �� _ *� 300 Seminary Avenue , � �,,.wm � � ��` �� Ukiah, CA 954$2 �� RE: Ukiah Natural Faods Co-op, Expansion ��.�, � u� ��';�„� ��{ Dear Charley, ��,��"�"'�� Enclosed you will find our drawing package in suppart of aur propased expansion of the co-op market at 721 5. State Street. We are very excited about this patential oppartunity. The expansian wilf allow us to serve the growing demands of both the co-ap members and the community af Ukiah. As yau wi{I see in the drawings, we are proposing an expansion of the existing market ta the north, tawards Gobbi Street. This application represents twa years of study and explarations. Over this time we extensively searched for suit�ble alternative sites within the city of Ukiah. We made offers an some, however no suitable alternative sites were found. Simultaneous with the search we entered into a negotiation with our adjacent retail neighbor far the purchase of their space. This communicatian recently ended without acceptance of our fong- standing offer. Candidly, the praposed expansion of the existing building currently represents our only viable option to meet the growing needs of the co-op members and community. We have no illusions that our site is withaut chalfenges. We knaw that the market is within the county -2 ffight zone overlay district. e further understand that the Airport Comprehensive Land Use Plan (CLUP} restricts land use and accupancy within the overlay, districts. As yau know, our studies reveal that the occupancy af the center exceeds that recommended within the flight zone overlay district. According to the CLUP, we are currently classified as an incompatible use. As you have explained, the first step in aur application process wifl be a forma! compatibility hearing before the endocino County Airport Commission. In preparation for that hearing, and in canjunction with our land use consultants, we have studied the CLUP, and specifically section 2.1, "Land Use Actions". Our review indicates that there are viable oppartunities for the approval of our expansion. Section 2.1.6 outlines the criteria of an infill site; we believe the expansion of the market should be classified as infill development. Note 5 of table states "...should be allowed only if a major community objective is serviced by their location in this zone and no feasible alternative location exists"; we believe the market and co-op serve this community abjective. The intent af this letter is ta demonstrate to you, and your calleagues at the airport commission the merits of the praposed expansion and provide you with cause for the appraval of the expansion of the market. We wilf demonstrate: that the density of the te� 707-4 2-477 • 721 outh tate treet kiah, CA 54 • 7 7- 2-7 7 fax �� center with the expanded market is consistent with the density of the historic center, that the co-op fills a majar community need, how the propased expansian will solve same of the current traffic issues related ta the site, and finally why we believe the market needs to expand. Ukiah Natural Foods is focated within the Yokayo Shopping Center on the Southeast corner of State and Gobbi Streets. Yokayo Center was built and apened in 1964 as a neighborhood shopping center to serve the community of Ukiah. At the time it was buift, the center consisted of three retail buildings tota{ing 34,276 square feet. The shops were located on parcels (joined by crass-easements and CC &R's) that totaled just less than 3.4 acres [see exhibit A for reference). Based on standard retail divisions between safes, stock and un-occupiable areas (exit corridors, restrooms, and mechanical rooms}, we estimate the occupancy of the center to have been over 800 persons, or 235 persons per acre of land. At the time the center was built, the airport commission and airport flight zane with its occupancy restrictions did not exist. The commission, CLUP and special zoning districts were not adopted until October of 1993. Since that time the center has changed both in size and in co-tenancy. Wells Fargo ank arrived, and mare recentfy the county of endocino purchased parcels both within the histaric center and adjacent to it and remodeled/buift twa social services buildings. The cambined parcels far the revised shapping center currently stand at 7.83 acres. We have obtained occupancy records from the county for their two buiidings and have measured occupancy for the other spaces within the center. Incfuding the proposed expansion of the Natural Foods co-op, the tatal occupancy af the shapping center wou{d be 1057, ar 135 occupants per acre. While it may be aver the recommended limits af the flight zone, the praposed occupancy represents a significant reduction from the histaric density of the center. Ukiah Natural Foods Co-op has been serving the community since 1976. The store currently employs over 65 staff members. The co-op fills a major community need for organic, naturaE foods and provides a community-based outlet far local growers and producers. There is no better demonstration af this link to the community than the membership: The co-op currently has aver 6,300 members, and is averaging an amazing 20% gro h in membership each year. ased on the 2000 Ukiah census frgures(pop. 15, 497}, the current membership represents over 40% of the population of Ukiah. The request for expansion is a direct result of community demand. Over the past five years, the ca-op has conducted two custamer surveys to gauge and ensure that we were meeting the needs af the cammunity. 55% of the respondents in the 2007 survey felt the store was "too small." According to our research firm, "the size of the store and resulting feeling of overcrowding also emerged among shapper comments as a primary source of dissatisfaction.`° Our shoppers are demanding mote services of us. The only way we can accammodate them is with an expanded facility. While our shoppers have expressed strong appreciation of our downtown central location and easy accessibility, they have also shared concerns about some of the traffic issues related ta the site. The current entrance from Gobbi Street is too close to the parking aisle adjacent to aur building, and has been the source of many near-accidents. Our proposed expansion provides a salutian to sotve this prablem. � xd �P Th r is ro in n e ithin our co unity for loc I-b s n tur I n or nic foo s. s loc !ly o n nd o r t usiness, e oul like to le to t th t ro in n n rovi e th s s ic s for nother non-loc I co titor lookin to ov to our county usur s th o o unity. I se on't h sit t to cont ct if you shoul h v ny u stions out our lic tion or this le r. In ooper tion, /�� / ,,�,�, ::� , ° �1., -��=C' 4...F, Lori osen er General Manager Ukiah Natural Foods Co-op �.._. . 'z Gy ��bit �`t�; f�i�ra r�t `(cak�yr��ha��.�ir�y C��rtt�r c 1!3E�9 .�._.w�.- �� ..� .»,...i.,q�..'°,�.' �&'P we tu. (�a��.�.�-'^Y" . 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I Ay� i�� „ �. ...�.. � �� i � o�a�� e 0 . �� ,�.. �y�',ry � .��e I f � �,� t4-� � � t , P�, _ 4 � U � tl d� 1� � �r cP} �� {�'�� a";tlro__. �'% CP �� .�__;�., �,d� �f� ��::�:� �'f � �� . � � �� : � �'�,� :� �;, ,��p �� ; o �. i � � �� i w ,� ! �° ; �°�° � �,�`� �°°,�r: � �` V�/,,t`��,�`"� pC//�� ;� �'��y` ^! ;/'� I� ry,l 6 k°� ✓ �d��, `•�w°��s� 1! � �� ti..w._°�'1 �� ,�� '°r, � �° '�,°" m" �°' g" �� i��s��w r ��sU��p S :.._P,..�.._ � „.R ��:__I��k�`�Vx�"�' 'l�9,� ,� i�-a� t� � � _ �✓ � i h N w�E UKIAH MUNICIPALAIRPORT MASTER PLAN ATTACHMENT3 S COMPATIBILITY ZONING MAP JULY 1996 � �� , �� '� ;t i E I E�� % � ��'&�'�� '❑ n��;� �;��, �� , �t � � "�� C''��'�.�� ' ��0�� / �� " �` � �� '� � �� .� 1 , � � � �' BZ �� ; � �� ` � � � �, p �� B1 i �. � � �� < �� f� -� ;�a I ��° � � � � � ° UKIAH i � MUNICIPA� � AIRPORT� i �� 0 0 nn � o B C � A �'� �� 7 4;,, , �, + �, � j q`�B1�,*- - A* � � B1 ,�� on u D ,,, �� Legend % ,' �Airport Property ^� i� �Parcels_4-04 � �ZoneA � � �Zone A* ��'� Zone B1 ) � �� ,Zone B1* � �Zone B2 �Zone C � Zone D Ukiah City Limits Feet a,_.Paa�..s.o�s.o�s�E.�.aaPoa..o.�P...�a��,...� 0 320 640 1,280 1,920 2,560 1 inch=600 feet ATTACHMENT 4 '�f p ,,,., � Lan s n nvir n f I I � / Chapi r 7 ' i i ;,� � � � � � Maximum Densitles;; ��; � Zorta Cocatioit � lmp�ct ElemeM�r�� r _Other l�sas �� Land� ��/ �� > � ;Etesidentta4 �PgoPle/ac)z ` � �I ;, A�� Runway Protection Zone or • High risk 0 10 AEI ✓ � �Qin Building Restriction • High noise levels Remaining � Required '!/� � „� ��B�t ��Approach/Departure Zone and • Substantial risk—aircratt 10 acres 60 3096 �� Adjacent to Runway commonly below 400 ft AGL Required � or within 1,000 ft of runway �� • Subssantial noise � 82 F�tended Appraach/Departure • Significant nsk—aircraft com• 2 acres 60 30% �� Zone �� monly below 800 ft.AGL Recommended '�� • Sign'�ficaM noise � � C Common Traffic Pattern • Limited risk—aircraft at or 15 units 150 1596 ��i ,� below 1,000 it AGL per acre Recommended � , , • Frequerrt noise intrusion � �' Other Airport Environs �� • Neglfgibie risk No No No � �� • Potential for annoyance from Limit Limit � Requirement �� , � overfiights '� � � � ttlon�� riteri' � � � � xa �pl � Zon� � � � �� T Other Devel�opment' Normally Acceptable,� � Uses Not�Nacmally � � �%� � Prohibited lJsos a s ; � � ��Condlt(ons�� Uses � � ��Acceptable � �� >� � A�; • A!I structures except • Dedication of aviga- • Aircraft tiedown apron � • Heavy poles, signs, �, � ones �nnth location set tion easement • Pastures, field crops, large trees, etc. '�! �� by aeronautical func- vineyards �� tion • Automobi{e parking � '� � � • Assemblages of peo- � p�e ` �� • Objects exceeding � �� FAR Part 77 height �� limits � • Hazards to flighte ;�� B1 • Schools, day care • Locate structures • Uses in Zone A • Residentiai subdivi- �� and�� cerrters, {ibraries maximum distance • Single-story offices sions •� 'f� � 82 • Hospitals, nursing from extended runway • S'ingle-family homes on • Intensive retail uses 1 � �� homes centerline an existing lot • Intensive manufac- �� "� � � • Highly noise-sensitive • Dedication of aviga- • Low-intensity retail, of- turing or food pra ��% �� „ �� ,�� uses (e.g. amphi- tion easement fice, etc. cessing uses �� theaters) • Low-intensity manufac- + Multiple story offices �� • Storage of highlY flam- turing • Hatsls and motels ` � "mable materials • Food processing • Mufti-famiUy residen- � ; • Hazards to flighte Gal �� ` � 0 G • Schools • Dedication of over- • Uses in Zone B • Large shopping � � � • Hospitafs, nursing flighf sasement for • Parks, playgrounds malls �� homess residential uses • Two-story motels • Theaters, auditori- �� • Hazards to flights � • Resideniial subdivsions ums .� • Intensive retai! uses • Large sports • Intensive manufacturing stadiums �� or faod processing uses • Hi-rise otfice build- „� �� • Multi-famiiy residential ings 'i D � • Hazards to Bight6 • Deed notice required • A{I except ones hazard- ��l for residential devel- ous to flight ,,,, o ent ; � / � ,; Table 7A ' ;,� ; � ;; 1 I I I I Mendocino County ALUC ' �� f 7 - 12 f �, G'�- U,.w-, Land Use and Envlronmental /ssues /Chapfer 7 T 1 Residential r Is should nat s iler than the indi ted size nor have re than the indi ted num r of units r acre. M imum densities expressed in acres are gross acres; those expressed in units r acre are net acres. 2 7he iand use should not attract re than the indi ted num r of ople r acre at any ti . This figure should include all individuals who y on the pro (e.g., empfoyees, cus- tomers/visitors, etc.). These dens�ties are intended as general planning guidelines to aid in determinfng the a e bil�ty of pro ed land uses. S cial short-te even� related to aviation (e.g., a1r shows}, as well as non-aviatian s cial events, are exempt from the imum density criteria. 3 0 n land require n� are inten d to applied with res ct to the errtire zone. This is typi Ily a mplished as rt of the mmun�+'s ster plan or a s cific plan. 4 These uses typi Ify n designed to meet the denslty requiremen� and other deve{o ent nditions listed. T,� 5 These uses typically do not meet the density and ott�er development conditions listed. They should a�� `� � � be allowed only if a major communiry abjective is served by their location in this zone and no feas- ��" � ible alternative location exists. � %�� 6 See Policy Section 3.3. 7 May be modfied by airport-specific policies. In thase rtlons af the B Zones I ted lateral ta the runway, no restrictions on the storage af ffammables apply. Within the baian of the B1 and B2 Zones, up to 2,000 gallons of fuef ar ; flammables is aliowed per parcel. More than 2,000 gallons of fuel or flam bles r par I witfiin 4 the balance of the B1 and 62 Zones requires the review and approval by the ALUC. See Appendix ' G for a diagram of typical area lateral to the runway. �� 9 Refer to Policy 3.2.3. for definitions which distinguish between hospitals and medical ciinics. � � � � ; � Source: Mendocino County Airport Land Use CompaUbility Plan (October 1993) �' � Note: The criteria listed in this table are the �untywide policies adopted by the Mendocino County Airport Land Use Commission. Recammended modifi�tions specifl�lly applicable to Ukiah Municipal Airport are discussed on page 7-32. & �. � Table 7A - Continued I 7m13 ,, , . � " . L.�n� Us� a�nd ��vi��nment�l t��cr�� /Ci��pt�r 7 e Ci should encoura e the ALUC to ke e followin a 'ons rela- tive ta Ukiah unicipal Airport: ��; • The atCached map (Figure 7j) should be adopted as the "Compatibility �� Map" for Ukiah Municipal Airport. ,; �' • The following individual airport policies should be adopted for the �� Ukiah Municipal Airport. These policies modify the criteria set forth �`; in the ALUC's "Compatibility Criteria" tabfe. �" - Lands within the A* and 61*zones are currently nat under airport � � ownership. However, it is the intention of Che City of Ukiah to r,, ��, provide long-term control of the land uses within Chese areas by ��, either acquiring the property in fee ar obt�ining appraach protec- �� tion easements restricting the type and density of {and uses per- '�, � ; mitted. , J;=, i' � - The 62 zone north af the Airport largely encompasses existing de- � � �, velopment. Some vacant land remains, however, and redevelop- '� � �� ment of other parcels is anticipated. The Infill polity (polity 2.1.6) � �,. �� -` of the county-wide Compatibility Plan is applicable Co the entirety ��" � �" af this 62 zane. This policy allows new development of a similar ; intensity to that of surrounding, already ezisting, uses. f;, ��, � �, A survey of the area has been conducted to determine the current �:'� types and intensities of uses. The following limits on future devel- J;" ,{�% opment of this zone are set according{y: l� ��, Note that using the s n rd mu�- (1) New residential develapment is discouraged in this zone. '�� tip�ier of �.s2 �op�e per muiti- owever, where such development is considere e best r% ;; � family residence as prescribed by land use for a particular parcel with regard to general city %'� tt�e Ca�ifomia Housing and Com- planning shall - because of its lower sensitivity to noise �� munity Developmsnt Department, �� tne2edweuing-units-per-acreden- compared to single-family residentia! uses - be deemed �� siry equates to a m��mum ot 5a normally acceptable. Any new multi-family residential de- �� peop�e per acre. velopment shall not exceed 28 dwelling units per acre. �� Also, any proposed multi-family development on a parcel 1�,: � : of more than 4 acres shall maintain a minimum of 30% � open space (including major landscaping areas, non-en- f� closed automobile parking lots and driveways, and a share % �r�� oF adjacent streets). New single-family residential uses shall �� continue to be regarded as normally unacceptable. �; ; „�e �; ` � �� (2) Non-residential uses shall not exceed 90 people per acre. / �%�� (3) Routinely occupied portions of buildings shall not exceed /��. �� Cwo stories in height (equipment rooms, etc., are exempt}. r '% � �� " (4) Restaurants and motels are accept�ble uses in the 62 infill �� ° zone provided that they do not exceed the above two cri- �� teria. , ��;, �i,�� , � - 33 ��Ji/ wao��NINNVIdN�JIS303A11V2J08VllO0C7f t/J`Ht/I>Ifl "' `° � ELbO-6Z6-998 �xe� SSECEIS-LOL�auo4d � o � zatss vo'Ue�� laa�tsau�d UuoN�zot �1S 31t/1S Hl(lOS lZL - �� NOIlI44V M3N �O¢" ' `JNINNt/�d m o '8 NrJIS34 3nllt/b08t/��0� d0-O�S400��t/bfllt/N Ht/Illfl � ` � � � � - �,r u,�i i, �.��W arAi a rr n�/a��d�le�H lrr��n14.. u�idnr�rc- �wvM�vi r�w�� r � °�n�. � � w w , � � , � � a�.�� N , ., , 30� m n / ,,,, � u �v d� � On m +- w& � .i�`Ja� UU l %��.��. t~/i0 m X � z �^� ¢ �� W �O Z g `yF � � Q 'f''f u j�' Q ¢ a � > � ZU g ¢O Q ¢ � � t�1� ""r� 2 Z � � W n °' � �R _ — Q d F � m � Q n .. � ... �. � ¢¢ 2� ,R vi cg � ."1�, l F Z �Qa � � aa U �fl' v ��oUU>wz��vN UUd� a Q za a�a� °O � ��,_ Q ��,p , � �� o a z �� J 1- �' i �'i�.-. p ��d� dxa ww> a a � w �¢�dW a°°°�� m �' ,_ ,w, " a5°`� w°o��zz � � �r �%". � w " z „ o � a m z „�'�i, � � �> w � o � �� y� � ¢x w � maaawm�� ww - a ww d ¢ � �-O G Now¢¢ I. w ' - � � � 3oao o °w�o��3a3w � �� p �� f�, �w � LLv� m°O� °� ��_�� o�¢N�om m3 j�j/ �� j %�i% i/ii i / i� ; j/,;; i r � 0� j/ ir/,. /�i/��i/ iii�rZ�% j %iii/�//��/iii��i� i �j�j //% //j/ /j/w�� /iiiiiii, ... %/I '� ( ir , � � >p ; III I�j� ; �%�iiiiiiiiii. `��f� �� i;i i // i/� iHo ��iiiiii ��' �� ii'� % �� Q i' �/iiiiiii �� I ., i� z.,� � i i„ � �,� � i i.....oC III � // � r� /� „i, 0 / O t � %� � ,� ��F , � � ,i w ,,: j�� ' �� I � ��%O~��; �� 'Gi ' 'i�%i Q r j, ��iii� � � � �� j iO vi�; � � � ' ii�ii /iiC�a;i � %� r ' %" ii�i�� (n i �� /%N �r'. i� � / �i��d i% �j, �, ! .� � �� Q i / i � 1 li �� i li ��H ; � i ui�t r � � � �t � � r � � i� � �� i � �� I� �/� ��OC�! � %i�iQw�; � � � - �� f� % r �H ��> �: �� i,.: i�� ;''�� / Q W„�� i/{ ��r , „ �� ,,,�,,,,, �.. 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