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Home My WebLink About11142018 - packet CITY OF UKIAH PLANNING COMMISSION AGENDA Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 November 14, 2018 6:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES a. The Minutes of September 26, 2018. 5. APPEAL PROCESS All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written appeal, stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made. An interested party may appeal only if he or she appeared and stated his or her position during the hearing on the decision from which the appeal is taken. For items on this agenda, the appeal must be received by November 26, 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. C,5C❑725C6[� �3257� 11. CONSENT CALENDAR 12. NEW BUSINESS a. Request from Best Properties Group for Planning Commission approval of a Major Use Permit/Major Site Development Permit for a two-phase project that would include 1) a new 7,671 sf retail shell building to house a Panda Express drive-thru restaurant and other retail space, and 2) future 5,500 sf retail building at 1230 Airport Park Boulevard. APN 180-080-77; File No. 18-3391. 13. UNFINISHED BUSINESS 14. ADJOURNMENT ADA ACCOMODATION: If you plan on attending the public hearing and need a special accommodation because of a sensory or mobility impairment/disability, or have a need for an Page 1 of 2 interpreter, please call Cathy Elawadly at the City of Ukiah at (707)463-6752 to arrange for those accommodations to be made. Page 2 of 2 CITY OF UKIAH PLANNING COMMISSION MINUTES Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 September 26, 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 Michelle Irace, Planning Manager 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 22, 2018 Motion/Second Watt/Sanders to approve the Minutes of August 22, 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. APPEAL PROCESS Note: For matters heard at this meeting the final date to appeal is October 8, at 5:00 p.m. 6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE Confirmed by staff. Page 1 of 3 Minutes of the Planning Commission, September 26, 2018, Continued: 9. PLANNING COMMISSIONERS�EPORT None. 10. 3/ ❑1 1 ,1 ❑�,5 �❑72 5[��❑32 5 7 Presenter: Community Development Director Craig Schlatter. Motion/Second Watt/Christensen to cancel the regular Planning Commission meeting of October 10, 2018. Motion carried by the following roll call vote: AYES: Commissioners Sanders, Watt, Christensen, Hilliker, and Chair Whetzel. NOES: None. ABSENT: None. ABSTAIN: None. 11. CONSENT CALENDAR No items on consent. 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. Presenter: Planning Manager Michele Irace. 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. PUBLIC HEARING OPENED: 7:01 p.m. PRESENTERS: Jason Brenner, Lori Rosenberg, Don Buchanan, Maureen Mulheren. PUBLIC HEARING CLOSED: 7:43 p.m. A Motion was made by Commissioner Sanders to approve a 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) with the Draft Findings in Attachment 1 and Draft Conditions of Approval in Attachment 2. The motion was seconded by Commissioner Christensen. Motion Carried by the following roll call vote: AYES: Commissioner Hilliker, Watt, Christensen, Sanders and Chair Whetzel. NOES: None. ABSENT: None ABSTAIN: None. Note: The motion made by ❑RP P��DC�-�/�d�DC��W-I�RQQ�Q/[�I�SSl6�YDQRI.�❑❑❑ 6 WQ�PQC��PoIC6�Al�Fiu��-I� LC�QQJ V� After the meeting adjourned, Staff sought clarification from the Chair as to if the motion made by Commissioner Sanders was to move the recommended action. The Chair confirmed that the intention of the Commission was to move the recommended action, which was as stated above: to approve a 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) with the Draft Findings in Attachment 1 and Draft Conditions of Approval in Attachment 2. Since per the Chair the motion made by Commissioner Sanders was the Staff recommended action, Staff has updated the motion to reflect the intention of the Commission. Page 2 of 3 Minutes of the Planning Commission, September 26, 2018, Continued: 13. UNFINISHED BUSINESS 14. ADJOURNMENT There being no further business, the meeting adjourned at 7:51 p.m. Cathy Elawadly, Recording Secretary Page 3 of 3 AGENDA ITEM NO. 12A Department of Community Development Planning Division 300 Seminary Ave. �'�� Ukiah, CA 95482 DATE: November 14, 2018 TO: Planning Commission FROM: Michelle Irace, Planning Manager SUBJECT: Request for review and recommendation for Major Use Permit/ Site Development Permit to allow the development of a two-phase project that would include 1) a new 7,671 sf retail shell building to house a Panda Express drive-thru restaurant and other retail space; and 2)future 5,500 sf retail building at 1230 Airport Park Boulevard. (APN 180-080-77); File No. 18-3591. SUMMARY OWNERS: Gary Akerstrom Redwood Business Park of Ukiah APPLICANT: Terry Johnson Best Properties Group LOCATION: ±600 ft south of Hastings Road, situated between Airport Road and Airport Park Boulevard. Address: 1230 Airport Park Boulevard; APN: 180-080-77 TOTAL ACREAGE: ±1.82 acres (Phase I: 1.14 acres; Phase II: 0.68 acres) GENERAL PLAN: Master Plan Area (MPA)- Airport Industrial Park (AIP) Planned Development ZONING DISTRICT: Light Manufacturing/Mixed Use ENVIRONMENTAL Categorical Exemption, pursuant to CEQA Guidelines Article DETERMINATION: 19 Section 15332, Infill Development Projects, Class 32 RECOMMENDATION: Conditional Approval STAFF PLANNER: Michelle Irace Staff Report Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 1 AGENDA ITEM NO. 12A Department of Community Development Planning Division 300 Seminary Ave. �'�� Ukiah, CA 95482 PROJECT DESCRIPTION AND BACKGROUND Location. The proposed project is to be located on one existing parcel (APN 180-080-77) in the Airport Industrial Park (AIP) Planned Development area and comprise ± 1.14 acres. It is bordered by Airport Park Boulevard to the east and Airport Road as well as the rail road tracks to the west. The site is a relatively flat vacant lot vegetated with grass and small shrubs. Past development of the site is evidenced by existing improvements including hot mix asphalt (HMA) and gravel paved driveways/roads, concrete flatwork, and underground utility infrastructure. In addition, approximately three to six and one-half feet of fill currently exists on the site. Project Description. An application was received from Terry Johnson of Best Properties Group by the City of Ukiah Community Development Department for approval of a Major Use Permit/Major Site Development Permit to allow the development of a two-phase project to develop commercial uses at 1230 Airport Park Boulevard (APN 180-080-77) in the &�irport Industrial Park (AIP) Planned Development area. The parcel comprises 1.82 acres total that will be split into two parcels via a Minor Subdivision Tentative Map (being processed concurrently as a separate application). The two phases of the project are described below: 1. The easterly parcel will be 1.14 acres and house the Phase I project consisting of: • A 7,671 sf 27-ft high retail shell building to house a 2,200 sf Panda Express restaurant, 275 sf patio dining area and a drive-thru, as well as 5,471 sf of other retail space; • Green building design features including: an area on the roof being reserved for future solar panels, building materials made of recycled-composite materials, etc.; • 50 vehicle parking spaces and 5 bicycle spaces; • 9,917 sf of landscaping improvements and irrigation; • Supporting sidewalk improvements, signage, lighting (down-shielded and night sky compliant); • Low Impact Development features and Best Management Practices to prevent storm water runoff from impacting water quality (see Sheet C2, Preliminary Storm Water Management Plan, of Attachment 3B); • The project will be served by tying into existing sewer and water utilities currently provided to the area by the City(see Sheet C3, Preliminary Sewer and Water Plan, of Attachment 3B); • Operating hours for Panda Express would be as follows: 0 Mon ±Wed and Sun 10:30 a.m. ± 10:00 p.m. 0 Thur± Sat 10:30 a.m. ± 10:30 p.m. • The restaurant would be staffed with approximately 15-20 persons. Staff Report Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 2 2. The westerly parcel will be 0.68 acres and house the Phase II project consisting of: • A maximum of 5,500 sf of retail within one new building, not to exceed 35 feet in height. • 22 vehicle parking spaces. • A minimum of 5,925 sf (20% of lot) landscaping improvements. • No further detailed plans for improvement have been provided at this time. Technical Studies. A Geotechnical Report, Preliminary Storm Water Low Impact Development Report, and Traffic Assessment have been prepared for the project. A summary of each study is provided below. The application materials including the project description, project plans and technical studies prepared for the project are included as Attachment 3. Low Impact Development. Per City of Ukiah Resolution No. 2014-27, development of properties requires Low Impact Development (LID) measures utilizing the 2017 Storm Water Low Impact Development Technical Design Manual for Santa Rosa and Sonoma County (Manual). A Preliminary Storm Water Low Impact Development Report was prepared for the project by TSD Engineering, Inc. (revised October 12, 2018). According to the LID Report, the project has been designed to incorporate LID features and Best Management Practices (BMPs) that are permanent, small scale, planted features that aim to mimic the hydrologic function of the predevelopment site by capturing, treating, and infiltrating storm water as close to the source as possible (see Sheet C2, Preliminary Storm Water Management Plan, of Attachment 3B). The property currently has existing utilities (including existing storm drain improvements) that both border the property and cross the property. The property under both existing and developed conditions drains/flows from the east to the west. Existing onsite drainage facilities collect this runoff via drain inlets and underground storm drain pipes and conveys runoff to the public storm drain system located within Airport Park Boulevard. Offsite drainage on the adjacent properties both to the north and south are directed away from the project site. The Phase II portion of the SDL�I-I�/runoff is intercepted by existing and proposed storm drain improvements such that the runoff does not drain to the Phase I portion of the property. For more details, see the full Preliminary Storm Water Low Impact Development Report included as Attachment 3D. Geotechnical Investigation Report. A Geotechnical Investigation Report was prepared for the project by Geocon Consultants, Inc. (April 2018). The purpose of the Report was to evaluate subsurface soil and geologic conditions at the site and provide design-level recommendations relative to the geotechnical aspects of designing and constructing the project. According to the investigation, the site is located within the Coast Ranges geomorphic province of Northern California, which is characterized by subparallel north to northwest-trending mountain ranges and intermountain alluvial valleys. Based on the Geologic Map of California, Ukiah Sheet (California Division of Mines and Geology, 1992), the site is underlain by Quaternary-age alluvial deposits (map symbol Qal) consisting of interbedded layers of gravel, sand, silt and clay. Approximately three to six and one-half feet of fill currently existing on the site. The site is not located within a known fault zone. The report includes a list of common BMPs that will be incorporated into project design and concluded that no soil or geologic conditions were encountered during the investigation that would preclude development of the site as planned, provided the recommendations contained within the report are incorporated into the design and construction Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 3 of the project. For more details, see the full Geotechnical Investigations Report included as Attachment 3E. Traffic Assessment Study. A Traffic Assessment Study was prepared for the project by KD Anderson & Associates, Inc. on February 27, 2018. Project trips generation estimates were estimated on trip generation rates IRI�P�-IC�) DvV� �HV1�Xl.�L1,PQ�7lI�H�KlX�L1�l❑category I F�I�M��QG�PAJ-I�❑��614ZSSLQJ��D�bU R�F�I�Mq, contained within the Institute of Traffic Engineers (ITE) Trip Generation Manual, 10t"Edition. As indicated in the Study, the existing traffic conditions include nine vehicles per hour using the northern driveway, 24 using the southern driveway and 141 using the adjacent driveways on Airport Park Boulevard; the total hourly volume on Airport Park Boulevard is 477 vehicles per hour. The project could create up to 117 p.m. peak hour trips at the two driveways (located north and south of the parcel) which is similar to existing conditions, but of this, 54 trips could come from traffic already on Airport Park Boulevard. The Study found that the Level of Service (a means for measuring traffic congestion)for the north driveway would be C which is categorized as having a stable flow, at or near free flow, and the LOS for the south driveway would be B, which is categorized as having reasonably free flow. The City of Ukiah General Plan identifies LOS D, which is categorized as approaching unstable flow, or better as acceptable. In addition, the Study concluded that the existing driveways and turning lanes are adequate to serve the project, and the project would not create a traffic safety hazard. No design changes or BMPs were identified in the Study. For more details, see the full Traffic Assessment Study included as Attachment 3F. SURROUNDING LAND USE AND ZONING The parcel carries a General Plan Master Plan Area (MPA) use designation and is zoned Planned Development (PD). The associated PD is the Airport Industrial Park Planned Development (AIP- PD), which is governed by City of Ukiah Ordinance 1178. The zoning designation for the subject parcel within the AIP-PD is Light Manufacturing/Mixed Use. The project site is located on a vacant parcel within a well-developed urban area developed with existing commercial uses. The project is surrounded by the following, all located within the AIP- PD. AIP ZONING: USE: NORTH Light Manufacturing/Mixed Use Commercial/Retail including Sears, ; U.S. Cellular, Sears, and Ukiah Valley Holistics Cannabis Dispensary. EAST Retail Commercial Commercial/Retail includin 9 Friedman Brothers, Food Maxx, etc. : SOUTH Li ht Manufacturin /Mixed Use & Industrial Commercial/Retail includin 9 9 9 zoning Mendocino Animal Hospital and Tractor Supply Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 4 ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... WEST Light Manufacturing/Mixed Use zoning Ukiah Municipal Airport Figure 1. General Plan Designation Figure 2. Airport Industrial Park PD Zoning �`--�� t � r � -. �.�-�*,��T- .��4:�� — � . ��J,-i 'I T= ��—��-1 a +�il�1� ,'I � ��ySC.i f�} �� ~ �� '� �� ._ . _ � i. _ _ �, �; � -ir' : �� I � ,',��`IN� � -' y 4 # ��*-� • - � . .i �� . 'i �{ LbR � i � �.� .1 L�� . I iMOR� - — '� I � L@iJB�1� 9�`j� �i Si�!# , 'i -. .. �� z : , i �, '� ��ro� .. _� �i }i �� ,� � � �a.r� 3 # �. �,. �i � _� }� �.�. . � , . s � _ r _ ', � � � � � . �i, _ . . . - '' ' � �c - �, �J � �ti'� � � ■ �� , .� � �� = II. — i � • -. . �f . � � ,,�� I ��1rPf � � �� I �` ..� . . � ti '' � . I � + i � }i _ . ; . . Figure 3. Aerial Map �. , . �F ' � �� ' i =.:}�ir, �I :p, . ;ibJ�l ' _ r � � � � . � ,r �-=-. .� ��'' r �� .i Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 5 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. The CU H�omments and recommended Conditions of Approval are contained in Attachment 4. AGENCY RESPONSE RESPONSE DATE Ukiah Valley Fire Authority Conditions of Approval July 11, 2018 City of Ukiah Public Works Conditions of Approval July 18, 2018 July 31, 2018 August 24, 2018 City of Ukiah Police Dept. Conditions of Approval July 11, 2018 City of Ukiah Electrical Utility Conditions of Approval July 10, 2018 City of Ukiah Building Division Conditions of Approval July 2, 2018 City of Ukiah Municipal Airport No Response N/A Operations Manager Mendocino Co. Air Quality Mgmt. Conditions of Approval July 13, 2018 District Mendocino County Airport Land Use Conditions of Approval; July 12, 2018 Commission Project also received a October 4, 2018 determination of consistency with the ACLUP from the ALUC on October 4, 2018 Mendocino County Department of No Comments July 2, 2018 Transportation Mendocino County Planning and Comments July 5, 2018 Building Services Mendocino County Department of Conditions of Approval October 30, 2018 Environmental Health Mendocino Transit Authority No Comments N/A Pacific Gas and Electric Conditions of Approval July 11, 2018 State Water Resources Control Board No Response N/A California Department of Fish and No Comments July 5, 2018 Wildlife California Department of No Response N/A Transportation Staff Report Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 6 STAFF ANALYSIS General Plan and Zoning Consistency General Plan. The General Plan Land Use designation of the subject property is Master Plan Area (MPA). MPAs are intended to cover land proposed for specific plans, area plans, or as planned unit developments. The role of the MPA is to permit an area within the Ukiah Valley to be designated for more precise, site specific studies prior to approving subdivisions or other uses, and the MPA must be found to be consistent with the General Plan. Zoning. The project site carries a Zoning Designation of Planned Development(PD)for the Airport Industrial Park (AIP). The purpose of the AIP-PD is to provide for a coordinated development of compatible industrial, office, and commercial land uses within the AIP area. Originally approved by City Council Resolution No. 81-59 on March 4, 1981, the AIP-PD has been amended several times since. Most recently, Ordinance No. 1178, adopted by the City Council on June 21, 2017, amended the AIP-PD. Ordinance No. 1178 supersedes all past versions and is consistent with the General Plan. Within the AIP-PD, the project site is zoned Light Manufacturing/Mixed Use which generally applies to lands west of Airport Park Boulevard and south of Commerce Drive. The purpose of the Light Manufacturing/Mixed Use designation is to provide for a compatible mix of light manufacturing activities, commercial land uses, professional offices, and limited low density residential uses. Ordinance No. 1178 is included as Attachment 5. Major Use Permit/Site Development Permit. Per Section 13(f)(3)(a) of the AIP-PD, all commercial projects require approval of a Use Permit with Planning Commission approval. As noted in Section 13(f)(4) of the AIP-PD, the Use Permit process shall include an analysis of site planning and architecture, pursuant to Ukiah City Code Section 9262. Findings required for approval of Use Permits within the AIP-PD as well as Site Development Permits per UCC Section 9263(e) are included in Attachment 1. Design Guidelines. 71q-I �LV�I[�NDK�MAJ QI�XLC�imq-NJF'<l�RP P F�LD� projects outside the Downtown Design District. However, the criteria of the Design Guidelines are captured within the AIP-PD Site Planning and Design Standards. Specifically, site development regulations for commercial development are included in Section 13(f)(5) of the AIP-PD. A summary of them, as well as how the project complies with them, is provided below. A detailed list of Applicant provided responses to these requirements are included in Attachment 3A. In addition, the Design Review Board (DRB) reviewed the project for design consistency with the AIP-PD on July 19, 2018 and unanimously recommended the project design for Planning Commission approval without any design modifications or recommendations. Minutes from the Design Review Board meeting are included as Attachment 6. Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 7 Criteria AIP Development Requirements Proposed Consistency Determination Front setback 5 ft.from Airport Park Boulevard. Phase I: 37-52 ft. Consistent; See Site indow, porches, landing spaces or Plan included as ther similar architectural features Phase II: n/a building would not Sheet 1 in ay extend up to two feet into the be sited along Airport Park Attachment 3B etback Boulevard frontage Side and rear hall be determined in the Phase I: sides are 35-45 ft. and Consistent; has been setbacks iscretionary review process. Factor rear is 140 ft. reviewed by Public o consider include traffic circulation, Works, Panning and andscaping, compatibility with Phase II: sides and rear are 15- Building Division urrounding uses and structures, etc. 82 ft. Staff, as well as other departments and agencies Height 0 ft., provided it complies with the Phase I: 27 ft. Consistent; See ide-slope criteria for the airport elevations on Sheet Phase II: 35 ft. maximum 0 of plans included in Attachment 3B Minimum lot 20,000 sf minimum Phase I: 49,658 sf Consistent; See Site area Plan included as Phase 11:29,621 sf Sheet 1 in Attachment 3B Maximum lot Up to 40 % Phase I: 15.4 % Consistent; See Site coverage Plan included as Phase II: 18.6 % Sheet 1 in Attachment 3B Building Buildings shall be shaped and Phase I: building oriented to Consistent; See Orientation oriented to support passive solar aximize sun activity and to Applicant provided energy and to be compatible with aximize compatibility with responses in surrounding land uses in terms of urrounding uses Attachment 3A noise, privacy and functionality Phase II: TBD Architectural Various recommendations to ensure Phase I: Brown and grey Consistent; See Design uniqueness while maintaining eutrals with various heights, Applicant provided compatible with surrounding uses extures and architectural responses in eatures Attachment 3A; project was reviewed Phase II:TBD by the Design Review Board with no design recommendations Signs Various recommendations to ensure Phase I:Approx. 150 sf Consistent; see compatibility with buildings and Signage Program surrounding uses, as well as Ukiah Phase II: 48 sf each allowed per (included in City Codes for signs. ignage Program Attachment 3C) Parcel frontage is 200 linear ft.; Therefore, 350 sq.f.t is allowed Pedestrian Pedestrian walkways shall be Phase I: five ft. meandering Consistent; See Site Orientation included to link parking areas, alkway along the north side of Plan included as buildings, sidewalks and adjacent he property, as well as a Sheet 1 in public rights-of-ways Attachment 3B Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 8 idewalk connection along irport Park Boulevard Phase II:five ft. meandering alkway along the side of the roperty Lighting Various regulations to ensure lighting Phase I: lighting will be down Consistent; See is harmonious with building design hielded and not substantially Photometric Plan on and does not spill out onto adjacent pill over onto adjacent Sheet 9 of plans properties or the night sky. roperties included within Phase II: TBD Attachment 3B Energy Passive solar orientation required Phase I: building oriented Consistent; See Conservation and active solar is strongly owards the west and deciduous Applicant provided encouraged. Sunlight shall be used rees planted to increase shade responses in for heating when possible and n summer and maximize sun in Attachment 3A deciduous trees or vegetation shall inter. Portion of roof will be be planted on south side of building esignated for future solar use. to increase efficiency. Phase II: TBD Outdoor Outdoor storage shall be located in Phase I: no outdoor storage Consistent; see Storage/Service the rear of the site and screened. roposed. Trash enclosure will Sheet 4 of plans Areas Trash and recycling areas shall be e screened with a masonry included within designed in harmony with building all Attachment 3B and consistent with Ukiah City Code Phase II: TBD Public Utility& Section I(7)states that five-foot utility Phase I: existing gas/electric Consistent; See Site Access easements shall be provided and tilities running under proposed Plan included as Easements five-foot sidewalk easements shall uilding will be relocated. 15 ft. Sheet 1 in be provided along frontages. idewalk easement along Airport Attachment 3B Park Boulevard and a 15 ft. ccess easement is proposed outh of the site Phase II: 12 ft. easement along he western portion of the site ill be granted to the City for the Rail Trail Landscaping Section J(1)contains several Phase I: 9,917 sf, totaling 20% Consistent; See landscaping standards including 20 f site. Enclosed patio and Sheets 1 and 5-8 of % minimum lot coverage, placing enches along west side of plans included within one tree between every 4 parking uilding proposed. One tree will Attachment 3B spaces, landscaping along e placed between every 4 frontages, irrigation systems required paces, irrigation will be etc. rovided, etc. Phase II: 5,925 sf, totaling 20% inimum of site Parking/Access Per UCC Section 9198(B), 1 space Phase I: 50 spaces Consistent; project per 3 seats, plus an additional four reviewed by Public spaces are required. In addition, 1 Phase II: 22 spaces Works Department space per 250 sf of retail is required. for access and Project site is currently served circulation. See Phase I: y two 30-ft. wide driveways for Traffic Assessment Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 9 72 seats total/3 = 24 spaces plus 4= urrounding existing commercial which is included as 28 total evelopment-one to the north Attachment 3F. 5,500/250=22 total nd one to the south of the site. 28 plus 22= 50 spaces for Phase I required Traffic Analysis was prepared y KD Anderson &Associates Phase II: Inc. (February, 2018)and 5,500/250=22 total for Phase II oncluded that the driveways required nd access to the site are dequate, and that the project ould not result in a substantial ncrease in traffic. Airport Compatibility The project site is located approximately 335 feet west of the Ukiah Municipal Airport property, placing it within the B1 Compatibility Zone (Approach/Departure Zone and Adjacent to the Runway) RI�-iC�NDKC� XC�EISSD�IL�RIY� �3�QO�,PaHC�RX�IL�Rl1N5�RP SWi4iQ�LYH❑ Land Use Plan (ACLUP). The Project application was referred to the Mendocino County Airport Land Use Commission (ALUC) for comment and formally reviewed by the ALUC on October 4, 2018. The ALUC determined by a unanimous vote that the Project was consistent with the ACLUP, subject to the findings proposed by City Staff. The &L1�Staff Report for the ALUC meeting and draft minutes from the meeting are included as Attachment 7. Findings accepted by the ALUC for a Determination of Consistency with the ACLUP 1. The proposed project represents a well-planned commercial infill development, which is consistent with the Ukiah General Plan and fulfills major community objectives. 2. 7 Iq-IC�l9ZSR�l9�`b1FV�LC�B LC�P Ld-I�PAJ-i�XEQF�I-SFd/XUH�I�I-NW1��I��QC�/DI I� hazards associated with airport operations. 3. Based on calculations and analysis contained herein, the Panda Express project is consistent with the airport B1 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, Infill Development Projects, which consists of projects characterized as infill 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. Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 10 (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 construction of a new 7,671 sf retail shell building to house a Panda Express drive-thru restaurant and other retail space, as well as a future 5,500 sf retail building on the proposed adjacent parcel. The project site contains dirt lots that have been previously disturbed, is located within a heavily developed business park, is surrounded by several commercial/retail and industrial uses, and contains no habitat for special status species. The project site is adequately served by public utilities and with the implementation of Best Management Practices, would not result in significant effects to traffic, air quality, noise or water quality. In addition, the project is consistent with all 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 November 3, 2018 • Posted on the Project site on November 1, 2018 • Posted at the Civic Center (glass case) 72 hours prior to the public hearing • Mailed to property owners within 300 feet of the project parcels on November 1, 2018 RECOMMENDATION Staff recommends Planning Commission 1) conduct a public hearing; and 2) adopt the findings and conditionally approve a Major Use Permit/Site Development Permit for the project. ATTAC H M ENTS 1. Draft Findings 2. Draft Conditions of Approval 3. Project Application, Plans and Technical Studies a. Application and Project Description b. Project Plans c. Proposed Sign Program d. Preliminary Storm Water Low Impact Development Report prepared by TSD Engineering, Inc., revised October 12, 2018 e. Geotechnical Investigation Report prepared by Geocon Consultants, Inc., April 2018 f. Traffic Assessment Study prepared by KD Anderson & Associates, Inc., February 27, 2018 Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 11 4. Agency Comments 5. Ordinance No. 1178, Ordinance of the City Council of the City of Ukiah Amending the Airport Industrial Park Planned Development, adopted June 21, 2017 6. Design Review Board July 19, 2018 Meeting Minutes 7. Airport Land Use Commission Staff Report, prepared by City Staff for the October 4, 2018 ALUC Meeting and Draft Minutes from the Meeting Staff Report Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 12 ATTACHMENT 1 FINDINGS TO ADOPT A MAJOR USE PERMIT/SITE DEVELOPMENT PERMIT TO ALLOW 1) THE DEVELOPMENT OF A NEW RETAIL SHELL BUILDING TO HOUSE A PANDA EXPRESS DRIVE-THRU RESTAURANT AND OTHER RETAIL SPACE; AND 2) FUTURE 5,500 SF RETAIL BUILDING AT 1230 AIRPORT PARK BOULEVARD (APN 180-080-77) FILE NO. 18-3591. Recommendation for the Approval of the Major Use Permit/Site Development Permit and Findings: The CRP PX�I-IY�I�'SP F�7HSDl�9F-K�recommendation for conditional approval of a Major Use Permit/Site Development Permit for a two-phase project that would include 1) a new 7,671 sf retail shell building to house a Panda Express drive-thru restaurant and other retail space; and 2)future 5,500 sf retail building is based in part on the following findings, in accordance with UCC §9262, 9263 and Ordinance No. 1178. Ordinance No. 1178 Airport Industrial Park Planned Development Major Use Permit Findings 1. The proposal is consistent with the goals, objectives, and policies of the City General Plan, the provisions of the Airport Industrial Park Planned Development Ordinance, the Ukiah Municipal Code, and the Ukiah Municipal Airport Master Plan. The proposed structure is consistent with the ❑hCw,(�3�Master Plan Area land use designation, as it is intended to cover land proposed for specific plans, area plans, or as planned unit developments. The project site carries a Zoning Designation of Planned Development (PD) for the Airport Industrial Park (AIP). The purpose of the AIP-PD is to provide for a coordinated development of compatible industrial, office, and commercial land uses within the AIP area. The project complies with all requirements of the AIP-PD and is seeking a Major Use Permit/Site Development Permit in accordance with Ordinance No. 1178. In addition, the project was reviewed by the Ukiah Municipal Airport Operations Manager and the Mendocino County Airport Land Use Commission; the project was found Ff�7vLU��d��SDI�Lm�ID�'�1&f�CC.�A�s Airport Comprehensive Land Use Plan on October 4, 2018. 2. The proposed land use is compatible with surrounding land uses and will not be detrimental �-iC bXE��-D�Q�DI F-M�dDQQJ FK��I-p'DIiH The proposed project would be similar in use, and intensity, as the surrounding area which is heavily developed with commercial and retail uses. The project has been reviewed by the following agencies to ensure compliance with the Ukiah City Code and other codes and regulations: 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, City of Ukiah Municipal Airport Operations Manager, the Mendocino County Airport Land Use Commission, Mendocino County Air Quality Management District, Mendocino County Department of Transportation, Mendocino County Department Planning and Building Services, Mendocino County Department of Environmental Health, Mendocino Transit Authority, Pacific Gas & Electric, State Water Resources Control Board and the Draft Findings Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 1 California Departmenf of Transportation. Comments have been included as Conditions of Approval, as appropriate. 3. There is sufficient variety, creativity, and articulation to the architecture and design of the structure to avoid monotonous and/or a box-like uninteresting external appearance. The project has been designed with a brown and grey neutral color palette with various heights, textures and architectural features to ensure variety and compatibility with surrounding buildings. The project was reviewed by the Design Review Board on July 19, 2018 and was unanimously recommended to the Planning Commission for approval without any design modifications or recommendations. 4. For all uses other than light manufacturing, there is uniqueness and an exemplary approach to the site planning, design, and architecture, consistent with the Site Planning and Design Standards contained herein, that results in a quality and sophisticated development. The project is consistent with all Site Planning and Design Standards contained within the AIP-PD. See Finding No. 4 above. Site Development Permit Findings 5. The location, size, and intensity of the proposed project will not create a hazardous or inconvenient vehicular or pedestrian traffic pattern. The project site is currently served by two 30-ft. wide driveways located on the north and south sides of the parcel, allowing access from Airport Park Boulevard. Consistent with Public Works requirements and Airport Industrial Park development standards, a five ft. meandering walkway along the north side of the property connecting the property to adjacent commercial uses(and the Rail Trail in the future), as well as a sidewalk connection along Airport Park Boulevard is proposed. A Traffic Analysis was prepared by KD Anderson & Associates Inc. (February, 2018) and concluded that the driveways and access to the site are adequate, and that the project would not result in a substantial increase in traffic. 7�LI,��3XEQF❑� R(DJI�C F,�SQtment has reviewed the project and Traffic Analysis and determined that it is adequate and meets the requirements of fhe City. 6. 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. Parking for the proposed project will be located on-site with adequate access to fhem, in accordance with the Ukiah City Code and Public Works requirements. Parking facilifies will not create a hazardous or inconvenient condition to adjacent or surrounding areas. See Finding Number 5 above. Draft Findings Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 2 7. 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 project proposes landscaping on 20%of the lot, in accordance with the Ukiah City Code and the Airport Industrial Park development standards. Landscaping will be provided through the parking lot, as well as along the perimeter of the site and pedestrian walkway. Although the project is designed to offer connectivity to adjacent uses, there is a clear separation between the project and surrounding land uses. 8. 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. Security lighting is proposed within the parking lot and on the exterior of the building. A photometric Plan has been prepared for the project showing that lighting will be down shielded and not substantially spill over onto adjacent properties. The site is surrounded by other buildings similar in size and scale. 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. 9. 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 using brown and grey neutral colors, with various heights, textures and architectural features, similar to existing adjacent buildings to maintain and enhance the aesthetic character of the area. Therefore, the project would not have a detrimenfal impact on the value of adjacent properties. In addition, the project was reviewed by the Design Review Board and no design modifications were recommended. 10. 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 consists of relatively flat dirt lots that have been previously disturbed within a heavily developed business park. No trees would be removed, the site does not contain a creek, and the project would not excessively damage natural features. 11. 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. See Finding Number 9. The project has been designed by a professional architect to add architectural interest and compatibility with the surrounding area. In addition, the project was reviewed by the Design Review Board and no design modifications were recommended. Draft Findings Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 3 Based on the above analysis, the findings required for the Major Use Permit and 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 November 3, 2018 • Posted on the Project site on November 1, 2018 • Posted at the Civic Center (glass case) 72 hours prior to hearing • Mailed to property owners within 300 feet of the project parcels on November 1, 2018 Draft Findings Major Use PermiUSite Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 4 ATTACHMENT 2 DRAFT CONDITIONS OF APPROVAL FOR 1) THE DEVELOPMENT OF A NEW RETAIL SHELL BUILDING TO HOUSE A PANDA EXPRESS DRIVE-THRU RESTAURANT AND OTHER RETAIL SPACE; AND 2) FUTURE 5,500 SF RETAIL BUILDING AT 1230 AIRPORT PARK BOULEVARD (APN 180-080-77) FILE NO. 18-3591. The following Conditions of Approval shall be made a permanent part of the Major Use Permit/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 Terry Johnson of Best Properties Group by the City of Ukiah Community Development Department for approval of a Major Use Permit/Major Site Development Permit to allow the development of a two-phase project to develop commercial uses at 1230 Airport Park Boulevard (APN 180-080-❑��Q1�-I[��IL�R�MAdal Park (AIP) Planned Development area. The parcel comprises 1.82 acres total that will be split into two parcels via a Minor Subdivision Tentative Map (being processed concurrently as a separate application). The two phases of the project are described below: 1. The easterly parcel will be 1.14 acres and house the Phase I project consisting of: • A 7,671 sf 27-ft high retail shell building to house a 2,200 sf Panda Express restaurant, 275 sf patio dining area and a drive-thru, as well as 5,471 sf of other retail space; • Green building design features including: an area on the roof being reserved for future solar panels, building materials made of recycled-composite materials, etc.; • 50 vehicle parking spaces and 5 bicycle spaces; • 9,917 sf of landscaping improvements and irrigation; • Supporting sidewalk improvements, signage, lighting (down-shielded and night sky complainant); • Low Impact Development features and Best Management Practices to prevent storm water runoff from impacting water quality (see Sheet C2, Preliminary Storm Water Management Plan, of Attachment 3B); • The project will be served by tying into existing sewer and water utilities currently provided to the area by the City(see Sheet C3, Preliminary Sewer and Water Plan, of Attachment 3B); • Operating hours for Panda Express would the following: � Mon d�IVed and Sun 10:30 a.m. ❑ 10:00 p.m. � Thur ❑Sat 10:30 a.m. ❑10:30 p.m. • The restaurant would be staffed with approximately 15-20 persons. 2. The westerly parcel will be 0.68 acres and house the Phase II project consisting of: • A maximum of 5,500 sf of retail within one new building, not to exceed 35 feet in height. Draft Conditions of Approval Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 1 • 22 vehicle parking spaces. • A minimum of 5,925 sf(20% of lot) landscaping improvements. No further detailed plans for improvement have been provided at this time. City of Ukiah Special Conditions 1. A Minor Subdivision and Tentative Parcel Map shall be approved by the City Engineer for Phase I I development. A copy of the final recorded map shall be provided to the City prior to building permit issuance for Phase II. 2. Proposed Phase II development will be subject to Community Development Department review and will likely require additional planning and building permits. 3. The business is required to obtain a City of Ukiah business license prior to occupancy. 4. An address assignment application shall be submitted to assign addresses to the proposed building. City of Ukiah Standard Conditions 5. 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. 6. 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. 7. 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. 8. 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. 9. Building permits shall be issued within two years after the effective date of the Site Development Permit or same shall be null and void. 10. 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. Draft Conditions of Approval Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 2 11. The Applicant shall obtain all required Sign Permits, in compliance with Division 3, Chapter 7, Signs, of the UCC. 12. The Applicant shall submit a Landscape Plan for approval prior to Building Permit issuance. 13. 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. Ukiah Police Department Conditions A Revised Site Plan with the following changes shall be submitted and approved prior to issuance of Building Permits: 14. All perimeter fencing and gates constructed of decorative tubular steel, no climb type and allowing transparency, to enclose the patio area at a height of 6 ft. This will allow no entry after business closing hours. Gate shall meet locking and panic hardware requirements per current building/safety standards. 15. Benches identified on Site Plan shall be replaced with Crime Prevention through Environmental Design (CPTED)-type seating. These can be benches with seat dividers to discourage long term usage, i.e. sleeping. (See preliminary site plan, page 4, Architectural details, Bench). Ukiah Valley Fire Authority Conditions The following must de demonstrated on the Building Plans for approval by the Fire Marshall prior to Building Permit issuance: 16. Fire Access must be maintained around building with a dedicated fire lane to the rear of the structure. 17. Fire hydrants will need to be installed per the CFC (locations to be determined on building plans) 18. Access will need to accommodate fire engines for ingress and egress. Department of Public Works Conditions 19. A 6- ft wide sidewalk shall be constructed along the south side of the northerly driveway, from Airport Park Boulevard to the westerly parcel boundary, and shall be within a public access easement. This sidewalk shall be constructed with the phase of development in which it is contained. The sidewalk and public access easement is intended to accommodate a future public access connection from Airport Park Boulevard to the City F�[�NDK�DL�lmL�l�l'b9F1�d 20. A 12-ft. wide public access easement shall be provided along the westerly parcel boundary, adjacent to the railroad right-of-way, to accommodate a future public access ra m p coQ�PQH[��[�NDK�DL�lmlff�l�l�l� 21. Additionally, a sidewalk (minimum width 5 ft.) shall also be constructed from the northerly parcel boundary (with accessible ramp and crosswalk connection to US Cellular sidewalk) to the southerly parcel boundary, along the west side of the proposed Phase I building. Draft Conditions of Approval Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 3 The accessible ramp on the US Cellular property may be eliminated if written evidence is provided that the adjoining owner will not consent to the accessible ramp construction. 22. Prior to construction of site improvements, a final grading and drainage plan, and an erosion and sediment control plan, prepared by a civil engineer, shall be submitted for review and approval by the Department of Public Works. The plan shall include the detailed design of the proposed storm water best management practices (BMPs). C IIDLC�J H�P Sl9ZYFP HC�]�H�RP S�H�L1,PQ�,PQFiC�LL6�1 C�NDK�/C3 KCA/Fi�C6 U� ❑ Water Permit and the Low Impact Development Technical Design Manual (LID Manual). A final Storm Water Low Impact Development Submittal (SWLIDS) shall be provided to support the design of the proposed drainage system. 23. The project engineer shall provide direct oversight and inspection during project construction, with special attention to implementation of best management practices for sediment and erosion control, and the proper grading, installation, and landscaping of the stormwater BMPs. Upon completion of the work, a report shall be submitted by the project engineer to the Department of Public Works stating that the improvements have been completed in accordance with the approved plans and conditions of approval, shall function as intended, and all areas have been permanently stabilized to prevent sediment and erosion. 24. Maintenance and inspection of all post-construction best management practices (BMPs) are the responsibility of the property owner. In accordance with the LID Manual, a legally binding, signed maintenance agreement approved by the City of Ukiah is required for the proposed stormwater treatment planters and all post-construction BMPs, and shall be recorded prior to final approval of the building permit. 25. At the time of development, street frontage improvements shall be provided along Airport Park Boulevard, including curb, gutter, ADA compliant meandering sidewalk and street trees in accordance with improvement plans prepared by a Registered Civil Engineer and approved by the City Engineer. The applicant shall be responsible for the relocation or replacement of utilities as necessary to accommodate the construction of site and street frontage improvements. Public sidewalks located outside of the street right-of-way will require a sidewalk easement dedicated to the City. 26. Street trees shall be spaced approximately every 30 ft. along Airport Park Boulevard within a landscape strip or within 5 ft. 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. 27. Any existing curb, gutter and sidewalk in disrepair adjacent to the subject property shall be repaired. Abandoned driveway approaches and curb openings shall be removed. All work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 102 or as directed by the City Engineer. 28. 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. 29. All areas of circulation shall be paved with a minimum of 2 in. of AC on 6 in. of Base or other suitable all-weather surface approved by the City Engineer. This includes the Draft Conditions of Approval Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 4 proposed driveways and parking areas. If heavy truck traffic is anticipated from the solid waste company, delivery trucks, or other heavy vehicles, the pavement section shall be calculated appropriately to ensure that it can withstand the loading. 30. Applicable Ukiah Valley Sanitation District sewer connection fees shall be paid at the time of building permit issuance. 31. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and tested, and repaired or replaced if required. Sewer connection fees shall be paid at the time of building permit issuance. 32. Capital Improvement fees for water service are based on the water meter size. A fee schedule for water meter sizes is available upon request. Additionally, there is a cost for City crews to construct the water main taps for the proposed water services to serve the project. 33. Irrigation services shall have approved backflow devices. Electric Utility Department Conditions 34. The project will be served from one of two existing Junction Pedestals, that are installed in two locations on the current lot and will/may serve multiple address/buildings in the immediate area. 35. All future site improvements shall be submitted to the Electric Utility Department for review and comment. At this time, specific service requirements, service voltage and developer costs and requirements will be determined. 36. 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. 37. Developer shall provide projected load calculations, site plan. Electrical drawings to the City Electric Utility Dept., in order to determine the size of the transformer for their project. 38. The applicant shall provide at no cost to the City and in accordance with City standards specifications, all conduits, junction boxes, vaults, street lights and subsurface housings required for power distribution for the development and all trenching, backfilling, resurfacing, equipment pads and landscaping. Prior to backfilling or pouring of concrete for equipment, or subsurface equipment, facilities must be inspected by the City Electric Utility Department. 39. A 10-ft. utility easement for any underground distribution extended into the parcel beyond the existing PUE shall be required. Easements must be surveyed and deeded or defined on the map recorded with the County. Building Department Conditions 40. Submit plans and building permit application. Please submit three complete plan sets, two wet stamped and signed. 41. 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 Draft Conditions of Approval Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 5 Efficiency Standards, 2016 California Green Building Standards Code and City of Ukiah Ordinances and Amendments. Airport Land Use Commission Conditions 42. 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. Examples of�P�-M�[�FXP�DQ�H�RX�SSHQQ�I �I�I[�RX(�[�LI�RIY�RP S11H4�Q�LYHm DQCI� Use Plan. Mendocino County Environmental Health Department Conditions 43. Submit an application to operate a food facility(PTO) and a plan check fee of $565.00. A full set of plans including specification sheets prior to construction, is also required. Mendocino County Air Quality Management District Conditions 44. The applicant may be required to obtain an Authority to Construct permit from the District prior to beginning construction and demolition. 45. Diesel Engines ❑Stationary and Portable Equipment and Mobile Vehicles: a. 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. b. 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. c. 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. d. Heavy duty truck idling and off-road diesel equipment or other diesel engine idling is limited to less than 5 minutes. 46. Grading Projects- During Construction-All grading activities must comply with the following fugitive dust mitigation measures in accordance with District Regulation 1, Rule 1-430: a. All visibly dry disturbed soil road surFaces shall be watered to minimize fugitive dust emissions. b. All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall have a posted speed limit of 10 mph. c. Earth or other material that has been transported by trucking or earth moving equipment, erosion by water, or other means onto paved streets shall be promptly removed. d. Asphalt, oil, water, or suitable chemicals shall be applied on materials stockpiles, and other surfaces that can give rise airborne dusts. e. All earthmoving activities shall cease when sustained winds exceed 15 mph. f. The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles onto the site during non-work hours. g. The operator shall keep a daily log of activities to control fugitive dust. 47. Large Grading Projects-Prior to construction: a. Submit a Large Area Grading permit application to the District Draft Conditions of Approval Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 6 b. Obtain a final determination for the AQMD as to the need for an Asbestos Dust Mitigation Plan and/or Geologic Survey to comply with CCR Sections 93106 and 93105 relating to Naturally Occurring Asbestos. c. Obtain written verification from the District stating that the project is in compliance with State and Local regulations relating to Naturally Occurring Asbestos. 48. Property Development-Prior to starting any construction, the applicant is required to: d. Obtain a Property Development Permit from the District for any open outdoor burning. e. Obtain a Large Area Grading Permit, if applicable f. The District recommends that the applicant consider alternate means of disposal other than open burning, such as cutting the majority of the larger material up as firewood, and chipping smaller material, if feasible to mitigate impacts from open outdoor burning. 49. 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. Pacific Gas 8� Electric Conditions 50. Per the plans, it appears that part of the building will be constructed over the existing gas line. The property owner shall submit an application to move the gas line to a new location prior to construction of the new building. Applications can be started by calling our Service Planning desk at (707) 468 Draft Conditions of Approval Major Use Permit/Site Development Permit Panda Express 1230 Airport Park Boulevard File No.: 18-3591 7 , ATTACHMENT 3A [,1 , 1. , L.? �' � �� Planning & Community Development Department 300 Seminary Avenue n�t� ��' �lGt _!_ Ukiah, CA95482 v t.�►��arz Ernail: alan�inc�C�cityofukiah.com Web: www.cityofukiah.cam RECEIVED Planning Services REDWOOD BUSINEES PARK OF UKIA�hone: (707) 463 -6203 APR p� 2018 425 TALMAGE ROAD Fax: {707) 463-6204 l7KIAH, CA 95482 CiTY OS U1C1AN $IJiLD1NG1 PLANN[NG DE!'ARTMEN PlannEn Permit A lication �5�4'r PROJECT NAME: Panda �xpress and Retail Building PROJECTADURESSICROSS STREETS: AP Nl1MBER(S): 1230 Airport Park Blvd.� Hastings Av�-Commerce 180-08a-77 AP��wrlAurHORaEo ACENr: PHONe No: Fnx No: E-Ma�AooaEss: Terry Johnson, Best Properties (91B) 486-2fi94 terry@bestprop.net APPLICAN'fIAUTHORfZED AGENT ADDRESS: CflY: STATFJZIP: 2580 Sierra Blvd,#E Sacramento CA 95825 PROPERTY OWNER F OTIiER iliAN APPLICANTIAGENT: PHONE N0: FW(NO: E-MA�ADDRE55: Redwood Busi�ess Park af Ulciah Attn: Gary Akerstrom PROPERTY OWNER ADDRESS F O7HER THAN APPLICANT CffY: STATFIZIP: 425 Talmage Road Ukiah CA 95482 HAS VOUR PROJECS RECENED A PRELMNARY REVIEW? YES 0 NO �AIRPORT LAN�USECOMM. s �RE2oNNG 5 ❑USE PERMR—AMENOMENT a DETERMNn7qN Ip0.0800.611063 Ifl0.fl600.611.801 100.0400.449.001 ❑ANNEXATION $ O REZOhING—PLAIVNED DISTRICT a [�Use Pew�rr-M�uoR S 100.08D0.61 I.U01 I 00.0800.61 l OO l l Op.0400.449.001 �APPEAL s LPi SRE DEVELOPMENT PERMI7— S ❑USE PERMR—MINOR � 100.0400.449.OU� AMENOMENT lOD.0400449.001 100.440D.449.001 ❑BOVNDARY LNE ADJUSTMENT 5 �SRE DEVELOPMENT PERMR— � ❑VARIlWCE—MAJOR � 100.0800.b10.401 M+uoR 1D0.0400 449 401 10D.0400.449.001 ❑GENERAL PViN AMENOMENT $ ❑SRE DEVELOPMENT PERMR— � ❑VARUINCE—MWOR a ]OO.U800.611.001 MINOR 10Q 0400 449.001 100.04QU.449.001 ❑MuRALPERMIf S ❑SPFCIFIClMASTERPuW a ❑ZONNGAMENDMENT—MAP � 100.0400.4A9.00 l l00 0800 61!003 I OO.OBOO.G l l.p01 ❑PRELMNARY REVEW(PC� � ❑SUBDNISION EXCEPTpN a ❑ZONNG AMENDMENT—TEXT a 100.0800.61 I.003 100.0600 6l p.001 100.0800.6 Y i.00 k ❑P��+wu�r RevEw(PRC} g �TEiJTATNE PARCEL MAP (4 OR � ❑OTHER � lOD.0800.611.003 FEWER LOTS 100.0800.b10 001 ❑PRSIMNARY REVEW(SiAFF) � O TENTATfVE SU69NISpN MAP S ❑OTHER S Itl0.D800.511 003 (5 ox nsoftt�ars}Ifl0.08Q0 6l0.001 COUNSY CEQA FLMG FEE: S 6Q MA,IOR PERMii�EPosR � F�NG DATE: CNECK PAYA9I.E TO iNENDOCNO C0. �D CWNTY CEQA{IVEG DEC)FEE. 5 MNOR PERMfT FEE: � Tora�Ahnouar Pmo:$ CHECK PAYABLE TO MENpOCNO C0. CouNnr CEQA{EIR)Fee• s Tora�FEE. 5 RECEpT NUMBER: CHECK PAYABLE TO MENDOCNO C0. APPLICAI'ION 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. AISo,ask about street tree requirements, required sidewalk repairs,drainage issues,frontage improvements, etc. PLANNINC hc 1;0111MUNITY DEVELOPMENT bEPAR7MENT—CITY OF UKIAH,CALIFORNIA Projec� Description The purpose of the praject description is to assist Staff in understanding the project. Providing complete information will help expedite the project review process and in determining what addikianal infarmaiion, if any, related to the project and required environmental re�iew is required. Environmental Re�iew and Reports Please be aware that projects are required to comply with the California En�ironmental Quality Act(CEQA). Projects will be reviewed by 5taf� for compliance with CEQA and Staff will determine the appropriate CEQA documen# to prepare for the project (exemption, negati�e declaration, etc.). In order to make this determinafion, specific reports (traffic, arborist,soils,etc.)and or additional informakian may be required. Use Information Please rovide the follawin informakion related to the use of the site and buildin : Descri tion of Bui�din �Site Parcel 5ize: +i.i 4 acres Building Size: 7,671 sf Number of Flaors: 1 Use of Building(check all that appfy) Description Square Footage Number af UnitslSuites r Office(businesslprofesstonal) �� OfFice(medicalldental) + cc Retaii Retai!shell s ace 5,471 sf � �_� � Light Industrial ^ �- Residential � x att,er: �es#aurant Panda Ex ress 2,200 sf 7 O�erating Characteristics Days and Hours of Operation: Humber of Shiffs: �ays and Hours of 5hitts: Number of EmployeeslShiit: Loading Facilities: r Yes k� No TypeNehicle Size: Deliveries: Type �oo supp�es an Number(daylweeklmonth): Time(s)of Ray: �xYes ❑ No 2x 1 week earl mornin Outdoor areas associated with use? 5ales area: dtio i nmg unloading of dellveries: Storage: (check a11 that apply) ,�Yes � No �Yes � No n Yes �a No �Yes ❑ No S uare Foota e; 275 SF S uare Foota e: S uare Faota e: Noise Generating Use? c Yes i�No Qescflptlon: To Be Com leted b Staff General Plan Deslgnatian: Zoning Dlatrlct: Airport Land Use DeslgnaHon: City's Archltectural�Hlstorlc Age of Bui[ding: Demolltlon Policy: Inventory: ❑Yes �No Hillslde: Flood Designatlon FIRM Map: Flood Deslgnation Ffoodway Map: a YES �:NO Tree Policies General Plan Open Space Conservation Community Forest Management Plan ❑No ❑Yes GOAL/POLICY#: p[VO �Yes GOALIPDLIGY�: Landscaping and Streetscape DesEgn Guidelines Commercial Development Design Guidelinas a NO ❑YES GUIDELINE#: V NO u YE5 GVIpELINE�: 7ree Protection and Enhancement Policy 'free Planting and Mainfanance Policy a NO o YES NOTES: n NO �YES NOTES: UCC:5treet Tree Poflcy,Purpose and Intent Other: o No o YE5 NqTES: NOtBS PLANNING&C01l1fUNITY DEVELOP1fENT DEPART�IENT-C1TY OF UKIaH,CALIFORNIA Submittal Requirements 1. Items marked (X)are required for a complete application unless their deletion is approved by staf€. 2. Other information may be required at the discretion of staff in order to fully evaluate the project andlor to conduct required environmental review�or the project. 3. Please review the application packet priar to submittal ko 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 �( �( Elevations 1 Floor Pfan X X X X X Grading Plan X X X X Landscape Pian X X X �( �( �Z� CONCEPT Site Plan(3) X X X X X X X X Qetails— x Architectural Details—Fence X x X Delails—5ign X X X Site Contours(4) X x X X X Street Sectians X X Tentalive Map(6) X X Preliminary X X X X Title Re oH Colors&Materials X X X X Board CONCEPT Number oi P�an Sets—Initial Submitlal 5 (I) Building Elevations.Draw+ng must include all elevaGons(front,rear,and sides). drawings is required. (2) Landscape Plan.Plan must show all prpposed trees,shruhs,and ground covers.Loca6on,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 5quare footage noled),park+ng spaces,all existing trees,existing and proposed fences,buildings on adjacent parcels,exisGng fire hydrants within 604-feet,access and utility easements(wikh widths),locakion an d width of all easemenks(access,drainage,utility,etc.} EocaSion of existing and proposed Uash enclosures,and the percentage o4 average slope of the property.Site contours may also be required(see table abave). {4) Site Contours.When required,site contours should be indicated on 1he site plan and grading plan.A separate site conkour plan is not required. {5) Skaff will detennine the number of plans needed for the ini#ial submittal.Once the applicatlon is complete,the number o(plans sets required tor the public hearing wi11 be determined by staff.Plans are required lo be provided prior ko the hearing. {6) See Minor Subd'+vision Su6mittal Requiremenis or Major Subdivision Submittal Requirements handout for Tentative Map requirements. BLA—Boundary Line Adjustment GPA-General�lar�Amendment Prelim—Preliminary Review REZ—Rezoning REZ-PO-Rezoning to Planned Qevelopment SDP—5ite developmenl Permi# TPM—Tentative Parcel MaplMinor Subdivision TSM-Tentakive Subdivision MaplMajor Subdivision UP—Use Permik VAR-Variance P�..��nrvc&C�u�urvu�I�►:►F�.nr�ir.�r nF:v.�nrs�+�.vl-Cn�ut UK�,u�.Ca�.iMvkni.� ��. _ ��m ,ownet aulhorFze ' �'"'_i ��So� lo act on my baha for Ihis project and 1 have read and agree with all of Ihe above.(Applicsiian must be signed by owner). � Y � �,;� M1 ,� •��} .� 7 � ��l/f' 1'l1 M:Ii' � �R CiGNATURE DATE �. { �- , am Iho�pwner ! ❑ aulhorized agent of the property tor which 1� deve o�ment is proposed. The above informallon affd allached docurnents are Irue and accurale �o the beal of my knowledge. I hava read and agree with all of Ihe a6ave. I hereby aulhorize employeas of Ihe Cily af Ukiah,the Cily's aulhorized agents,and persons with raviaw or declsEon making authorlly for Ihe praJect ta enter upon the subJecl properly, as necessary, to inspecl the premises, posl nolEcBs,and process lhls applfcalfon. f understand that condilions al epprova!may tre placed on my pro�ect by the caly of Ukfah and it is my responsibiltty lo fully undarstand Ihe cy�nciiliona and as�c quealfons about Ihem�efore acl�on is laken on my planning permil. � �._ �F. � .� ?a=, ��l��r � �] ' ` � / C�AUTHORI�Eb AGENT bA 'L+' INDEMNIFICATION AGREEMENT As parl of lhis applicalion,lhe applicanl agrees la dalend,Indemni(y,and hald harrnless lhe Cily ot Ukiah,Ets agents, oNlcers,councll members,employees,boards,commissions ar Counc9l from a�y cla�m,aation or proceeding hrought agalnst any of tho toregoing n rndlvlduals or enllUes,ihe purpase af whEch is lo atlack,set asEde,vold,ar annul any approval of Ihe appllcation or related decision, or the adopllon or cerlHication of any environmental docurtsenls or negalive declara�ion which relates Ro Ils approval. Thfs indemnificalivn shall fnalude, but is nol limited to, alI darnages, cosls,expensea,atlomey fees or experR wftness fees Ihat may be awardad io the prevailing perty ariaing out ot it or In connecllon wkih Ihe approval of Ihe applEcatlon or related declsEan,whethar ar not Ifi�ere is cnncurrent, passlve, or aclive negligence on the part o} Ihe Cily, Ets aganls, officers, council mem6ers, empfoyees, boards, cornmissians of Councll. If fnr a�y reason, any portlon ot this indemnlficalion agreemeni is held to 6e �aid ar unenforceable by a court of compelent jurisdictinn, Ihe remalnder nf tha agreement shall remain in ful! force and aHect. The City of Ukiah shall have Ihe right to appeat and daiend ils interests in any acUon lhrough [ts Cfty Altarney or outslde oounsal, The appflcant shall not be raquired lo relmburae Iha Cily for aKomey's fees incurred by 1he Clly Allomey oi Ihe Cily's autslde counsel if the Cily choases la appear and defend itself in!he IiNgalfon. I have read and agrea!o all ot the above. i . �� y} � �� 4 �� P O� + TY OWNER / �AUTHOR[ZED AGEiVT �� (��i.i�A:, 'ZINT IVAME:� 6�� M - � - --- --- . - -.. _....._.� _ -- ��ROPERTYOW{VER 1 OAUTHORIz�D AGENT DAT� (SIGNATURE) Revised i2/3/20I2 �ti HMR Best Properties Panda ExpresslCommercial Retail Building Airport Park Boulevard RECEIVED Ukiah, CA APR p 6 2�18 PROJECT DESCRIPTI�N $�DE51GN NARRATIVE ci�rv o�'�x�AH H�TILDiNG!PLANf+II:�C DEPARTMEI�T • Opportunity: The proposed project will include a 7,671 square foot retail shell building which will incorporate the City's Light ManufacturinglMixed Use design guidelines as outlined in the Ordinance of the City Council of the City of Ukiah Amending the Airport Industrial Park Planned De�elopment—Ordinance Na. 1151. The project will add a Panda Express restaurant with a dri�e-thru and additional cammercial retail spaces that will further enhance tF�e shopping experience for the surrounding community. • Existing Conditions: The surrounding buildings are commercial retai! buildings with stone �enesr. The proposed building is �ery compatible with the adjacent buildings and utilizes similar materials and colors. The scale of this building is also well-suited with the overall scale of the adjacent structures and it is also is very similar to the commercial corridor work that has been previously appro�ed. • Project Scope: The scope of this project is to build a Panda Express restaurant building with a dri�e-thru,along with additional retail commercial shell spaces within khe same building.The scope aRso includes supportFng parking and lighting, trash e�closure, and site landscape and irrigation. • Painting,Colors 8 Materials: The scope of this project proposes to utilize materials that are consistent with those approved from previous projects in the adjacent area. This submittal package includes a colored elevation wl the building paint colors noted, as weli as a color board. Summary This project represents a building that will be designeci to be consistent with the existing commercial retail built environment along Airport Park Bouleuard. The scale of the building is in keeping with what has been previously appro�ed and provides good pedestrian access and connecti�ity to Airport Park Baulevard. The project witl continue to enhance the retail opportunities of the surrounding community as weA as create a new eEement of the built environment that wi[I be easily identifiable for future tenants and members of the cammunity. ,ti �i rlll R Best Properties Panda ExpresslCommercial Retail Building RECE�VED 1230 Airport Park Boule�ard Ukiah, CA JUiV 19 2018 C�TY UF UICIAH PROJ�CT DESCRIPTION & DESIGN NARRATIVE BUILDING!PLANNf!VG BEPARTM�?VT • Opportunity: This parcel is proposed ta be subdi�ided into two parcels, Phase E and Phase II. Phase I of the proposed project is on the eastem half of the parcel fronting Airport Park Boulevard. It will include a 7,671 square foot retail shell building which will incorporate the City's Light ManufacturinglMixed-Use clesign guidekines as outlined in the Ordinance of the City Council af the City of Ukiah Amending the Airport Industrial Park Planned De�elopment— Ordinance No. 1178. . The project wi11 add a Panda Express restaurant with a driv�-thru and additional commercial retail spaces that will further enhance the shopping experience for the surrounding community. Anticipated job creation is 15-20 permanent positions for Panda Express, and 10-15 permanent positions for the balar�ce of retaiE. Phase II development will occur upon securing a tenant commitment. At this time, there is nothing. De�eCopment wi�l include a maximum 5,500 square foot retail building along with supporting parking ancf lighting, trash enclosure, and site landscape and irrigation. • Existing Conditions: The surrounding buildings are commercial retail buildings with stone veneer. The proposed building is very compatible with the adjacent butldings and utilizes similar materials and colors, The scale of this building is also well-suited with th�overall scale of the adjacent structures and it is also is very similar to the commercial corridor work that has been previausly approv�d. • Project ScaAe: The scope of this project is to build a Panda Express restaurant building with a drive-thru,alang with additional retail commercial shell spaces within the same building.The scope also includes supporting parking and lighting, trash enclosure, and site landscape and irrigation. Anticipated grading needs will include ±835 cubic yards of cut and t2,781 cubic yards of frll for a net import of±2,781 cubic yards of fifl. This project incorporates green design w�en looking at solar active and passive design and at building mate�iafs.An area on the roof will be reserved for future solar panels. The building is oriented with glazing facing west and is shaded with deciduous trees to shade in the summer and allow solar gain in the winter. Some of the building materials, like the composite siding which contains 94% recycled material and div�rts 64,000+ tons of wood and plaskics from landfills and incinerators eacfi�year, are green build materials. Construction is anticipated to take se�en months. The number of construction truck trips and employees anticipated varies by trade, but an average of 5 trucks and 5-10 employees per day �ti HMR • Painting, Colors 8 Materials: 7he scope of this project�roposes to utilize materials that are consistent with those appro�ed from previous projecks in the adjacent area. This submittal package includes a colored elevation with the building paint colors noted, as well as a color board. Summary This project represents a building that will be ci�signed to be consistent with the existing commercial retail built environment along Airport Park Boulevard. The scale of the build�ng is in keeping with what has been �reviously appro�ed and pravides good pedestrian access and conn�ctivity to Airport Park Boulevard and adjacent parcels. The pro�ect will continue to enhance the retail opportunities of the surrounding community as well as create a new element of the built en�ironment that will be easily identifiabfe for future tenants and members of the communEty. SEST DEVELOPMENT GROUP t,.� TEL(916)486-2694 Rea!Estare Development ��°� �� FaX(sts)4as-osss 2580 Sierra BNd.,Sui1e E infoQbestprop net Sacramento.CA 95825 �13i� 1 7 �!$ June 14, 2018 �!�Y �r !�k`''`i Via Federal �xpress �U[�.�iNc;r r�..,�n��.. �,�r-.4 ar�x'f Michelle Irace, Planning Manager Department af Planning and Community Development City of Ukiah 300 Seminary Avenue Ukiah, CA 95482-5400 (707)463-6207 RE: Major Use Permit Application#15-3591 MaUP/MaSDP-Panda Express APN 180-084-077; 1230 Airport Park Boulevard, Ukiah, CA Re�ised Application Dear Ms. Irace, We are in receipt af your camments and those of Ben Kageyama.We ha�e re�ised the plans and offer the following in response: Plannins Department Comment Letter dated 4/24/z01$ 1. Tentative Map.The intent is to include the parcel subdi�ision in this application. Find enc�osed a re�ised application with "Tentative Parcel Map(4 or fewer lots)" checked as well. Please see the attached responses to AIP ordinance No. 1178 for design items pertaining to a commercial use in the Light Manufacturing/Mixed-Use Designation zone,with FAA density requirement B1 Compatibility Zone=fi0 persons per acre. 2. Project Description.See attached re�ised project description,which includes the following information: Phase I a. Construction is anticipated to take 7 months. b. The number of construction truck trips and employees anticipated�aries by trade, but an average of 5 trucks and 5-]4 employees per day. c. An area on the roof will be reserved for future solar panels.The building is oriented with glazing facing west.7he west ele�a#ion is shaded with deciduous trees to shade in the summer and allow solar gain in the winter.5ome of the building materials, like the composite siding which contains 943o recycled material and diverts 6D,000�tons of wood and �lastics from landfills and incinerators each year, are green build materials. d. A photometric plan and propased lighting cut sheets are included in the submittal. e. Reference Sheet C1 far earthwork summary for proposed grading and fill. f, Anticipated job creation is 15-20 permanent positions for Panda Express,and 10-15 positions for the balance of retail. Phase II a. Phase II de�elopment will occur upon securing a tenant commitment. Nothing at this time. b. See revised site plan showing anticipated building size, arientation, parking, and continued pe�estrian walkway for Phase Il. Utilities will be stubb�d into Phase II but not distributed. 3. Stormwater. Please reference the attached Preliminary Storm Water Low Impact De�elopment Report. 4. Landscaping Plan. a. All trees shown on plan are from the City Tree List. b. See Site Plan and Landscape Plans for total landscape are#or both Phases. Phase I has 209�0 landscape area. Phase II will have a minimum of 20R�o landscape co�erage. See Landscape Plans for plant coverage.There is at least 50% co�erage by live plantings.The balance is decorative boulders and mulching. c. See added Irrigation Plan. d. See Landscape P�ans fpr east and west side for colored plans.Also see new sheet with plant species photos. Comments by Benjamin Kageyama in email dated 5/15/2018 1. Below are a few key points taken directly from the AIP Planned De�elopment Ordinance: • Pedestrian walkway shall be included that directly and safely link all parking areas with building entrances, off-site transportation facilities,established sidewalks, and adjacent public rights-of-way. RESPQNSE:A meandering sidewalk runs along the east property line and connects to the parcels north and sauth of this parcel.Additionally,a six-foot wide pedestrian walkway runs along the north side of the parcel from the east property line west to link to Phase II and, ultimately,to the new bike path along the railroad on the west parcel line. • Every effort shall be made to link developments with attracti�e and accessible pedestrian facilities. RESPONSE:See site plan for new pedestrian walkways.The sidewalk along the west side of the building links north to the sidewalk on the adjacent parcel and sauth for new de�elopment to tie into. • Secnndary streets accessing the rear portian of parcels shall include 5-foot wide sidewalks or alternative pedestrian facilities that link the development on the rear portion of the parcels with Airport Park Boulevard. RESPONSE:A six-foo#wide pedestrian walkway runs along the north side of the parcel from the east property line west to link ta Phase Il and,ultimately,to the new bike path along the railroad on the west parcel line. + Property owners af parcels with frontage along the railrnad right-af-way are encouraged to plan for possihle future use of the railroad. RESPONSE: Noted.This easement will be addressed during the Phase II de�elopment. 2. Ta accommodate a future connection to the Ukiah Rail 7rail,from the railroad right-of-way to Airport Park Boulevard,and as a condition of the minar subdivision,the recently a�proved Holiday Inn Express project includes a 15 foot wide pubfic access easement along the westerly boundary of the property,and a public access easement along the northerly boundary. Site impro�ements for Holiday Inn Express include a continuous minimum 6 foot wide sidewalk along the northerly boundary. For the proposed Panda Express project,we would recommend a similar public access easement and sidewalk between the railroad right-of-way and Airport Park Boulevard. This sidewalk will also serve the westerly Parcel 2, however,the portion of sidewalk o�er Parcel 2 may be deferred until the time of de�elopment. For the current project,a minimum fi foot wide sidewalk is recorrtmended alang the entire northerly boundary of Pa�cel 1. RESPONSE:A six-foo#wide pedestrian walkway runs along the north side of the partel fram the east property line west to link to Phase II and,ultimately,to the new bike path along the railroad on the west parcel line.The 15-foot easement will be addressed during the Phase II develapment. 3. Sidewalk connections are recommended to access the existing developments to the north. An accessible curb ramp and crasswalk should be provided to connect to the sidewaik next to the west side of the US Cellular building. With the adjacent owner's permission the curb ramp on the north side of the dri�eway should also be constructed. Similarly,a connection to the Sears building sidewalk will be recommended at the time of development of Parcel 2. RESPONSE:5ee site plan far connection near Panda to the p�rcel to#he north and across the dri�e-through entry to connect to future de�elopment to the south.Also,see tentative Phase II design showing a link to the Sears sidewalk to the North by the trash enclosure. 4. A continuous sirlewalk/accessible route along the west side of the proposed Panda Express should be extended from the north to south property line for fu#ure sidewalk connection. RESPONSE:A six-foot wide pedestrian walkway runs along the north side af the parcel from the east pro�erty line west to link ta Phase II and,ultimately,to the new bike path along the railroad on the west parcel line. Please feel free to contact me with any questian or concerns. Thank you, � Terry Johnson Best Development Group LLC Attachment: 1. Respanses to�rdinance 117$ fnclosures: 1. Revised Application 2. (3) sets of revised plans,50/50 fald 3. Revised Project Description& Design Narrative 4. Preliminary Storm Water Law Impact Develapment Report 5. Lighting cut sheets Ordinance No. 117$ Section Three.6: Project is Mixed-Use and complies with permitted uses. Section Thirteen.F: Light Manufacturing/Mixed-Use Designation 1. Understood.This design conforms to the intents af this use. 2. General Requirements a. Not applicabfe.This is not a light manufacturing or warehouse use. b. Conforms, parking behind building cannot he seen from street. c. Conforms,shared access is present. d. Conforms,street trees and fi�e-foot wide meandering walk present. e. Conforms,see Section 5(f). f. Conforms, compliments adjacent building designs/uses. g. Not applicable. 3. Permitted Land uses a. Understood. 4. Required �indings a. l�nderstood (all subsections] 5. Site Planning and Design 5tandards—Commercia! Development a. Yard setbacks 1. Canforms, building setback minimum 25 feet from Right of Way. 2. Conforms, setbacks shown on Ci�il and Architectural site plans. 3. Not applicable. b. Max building height 1. Conforms, max height allowed is 40'-0". Building is 27'-0" at tallest. 2. Understood. Unlikely will extend beyond parapets, but will screen if so. 3. Not applicabie. c. Minimum Lot Area 1. Conforms. Proposed parcel subdivision will create a 49,658 SF parcel on the east side and a 29,6215F parce!on the west. d. Maximum Lat Coverage 1. Conforms, building coverage is 15.45'0.404�o maximum allowed. 2. Not applicable. e. Building Orientation 1. Main glazed areas�ace west to take advantage of winter sun. 2. Building orie�ted with entries and gfazing facing away from Airpart Park Boulevard far privacy and noise reduction within center. f. Architectural Design 1. Conforms, building has pilasters,wainscoting,�arying heights,varying finishes. 2. Con#arms, building has varying height parapets with cornice accents,►rarious finishes,architectural awnings and eyebrows,and creates a unique building presentation. 3. Conforms,glazing is present alang the north and west elevations.Giazing has awning or eyehrow accents. 4. Conforms,all four ele�ations ha►re architectural elements listed above in some capacity. No ele�ations are flat ar single finish. 5. Conforms,the color theme is brown and grey neutrals.This color scheme blends with the adjacent properties' building finis�es. 5. Conforms,the refuse collection enclosure i5 fully screened in a decora#ive finish material that matches the buikding finishes. AI1 roof-maunted items are screened by the parapet walls.Temporary cyclone fencing is proposed to secure the adjacent Phase II parcel from vehicular travel ar vagrancy. g. Signs 1. Confarms, signage package complim�nts the building and site. 2. Conforms,see proposed monument and Panda Express signage designs. 3. Conforms,see proposed signage package. 4. Conforms,all signage to be on building face without projecting abo�e roafline. 5. Nat applicahle. h. Pedestrian Orientation 1. Conforms, site design includes a five-foot meandering walk with linking six-faot wide walkway an north side of property to building.The six-foot wide walkway car�tinues westerly along the narth property line for a future tie-in to the Phase II site.Additionally, a new crossing is proposed across the north drive aisle to tie into the north property walkway. On the southern side,the walk is cantinued across the drive-through entry to be tied into by future development on the parcel to the south. 2. Canforms,the wallcways are landscaped.There is street furniture in front o�the building for outdoar seating as wefl as an enclosed patio area for the Panda Express. Lighting on tt�e building will light the walkways at the building.See Photometric plan. 3. Conforms.There is a five foot wide meandering walk running north to south on the east parce! line.Additionalfy,there is a pede5trian crossing linking ta the parcel north of this project and a wakk running towards the parcel south of the project to be linked into by future development. 4. Cnnforms.There is a continuous six foot wide pedestrian walk running alang the north parcel line that will link to the western Phase II development and tie into the future bike/pedestrian path along the railroad. i. Lighting 1. Conforms. See Photometric Plan for lighting levels and attached cut sheets. 2. Conforms. See Photometric Plan for lighting le�els and attached cut sheets. 3. Confnrms. Lights are on 15-foot high poles mounted on 3fi" high concrete pedestals.See Photometric Plan for lighting levels and attached cut 5heets. 4. Conforms.See attached cut sheets and building elevations. S. Conforms.See Photometric Plan for lighting le�els and attached cut sheets. j. �nergy Conser�ation 1. Conforms. Buikding is oriented with glazing towards the west. Deciduous trees are planted along that elevation ta pro�ide shade during summer months and soiar gain during the winter months.Additionally,there are continuous awnings to provide shade on the glazing. 2. Not applicable.The south side of the building does not ha�e glazing. 3. Canforms.There is glazing on the north and west building elevations, allowing for daylighting into the spaces. In the winter months,the deciduous trees will allow for solar gain/heating in the afternoon. 4. Conforms.There will be a designated area on the flat roof to install future solar p�nels. k. Outdoor Storage and Serrrice Areas 1. Not applicable.l'here are no outdoor storage areas. 2. Not applicable.There are no outdoor storage areas. 3. Conforms. See Site Plan and Site Amenities Plan for trash enclo5ure designed to fully screen wa5te receptacles and harmonize with the building and landscaping. I. Landscaping 1. Complies.See Landscape planting plans, irrigation plans, and plant types. 2. Complies.See Site Plan for pedestrian benches along west side of building and enclosed patio for restaurant tenant. m. Ukiah Airport Master Plan 1. This site falls under FAA density requirernent 61 Compatibility Zone= 60 persons per acre.We ha�e re�iewed the Airport density methods for determining concentrations of people and chose the parking ordinance method for calculation.Although this project is phased with a parcel subdi�ision,o�erall the required density will be met.The analysis below shows how the overall parce!density is just below 60 with Phase I six persons o�er the requirement and Phase II ele�en persons under. Because of tne parking requirements for the occupancies in Phase I, we cannot reduce the amount of parlcing. However,with consideratian of the overall FAA density requirement,we limited the parking for Phase II,to meet the FAA requirements. (PER CALIFORNIA AIRPORT LAND USE PLANNING HANDBOOK,APP�NDIX G) DENSITY COMPATIBILITY ZONE: 61 = 60 PERSONS PER ACRE DEN5ITY ANALYSIS METHOD: PARKING ORQINANCE £NTIRE PARCEL TOTAL PARKING SPACES REQUIREp: 72 PARKING SPACES PARKiNG SPACES X 1.5 PERSONS PER SPACE: 108 PERSONS DEN5ITY(PER50N/ACRES): 108/1.82=59.3 PERSONS/ACRE PHASE I TOTAL PARKING SPACES REQUIRED: 50 PARKING SPACES PARKIfVG SPACES X 1.5 PERSONS PER SPACE: 75 PERSONS DENSITY(PERSON/ACRESJ: 75/1.14= 65.7 PERSONS/ACRE PHASE II TOTAL PARKING SPACES REQUIR�D{MAX.): 22 PARKING SPACES PARKING SPACES X 1.5 PERSONS PER SPACE: 33 PER50N5 DENSITY{PERSON/ACRE5J: 33/0.68=48.5 PERSONS/ACRE n. Public Utility�asements, Public Streets, and Access Dri�eways 1. Complies.The existing gas/electric easement running under the proposed building shall be relocated into the access driveway to the north.See Ci�il Plans. 6. Site Planning and Design Standards for Light Manufacturing and Industrial Development lVot applicable.This project is a Cammercial Development and complies with section 5. Section Thirteen.G:Open Space—NOT APPLICABLE Section Thirteen.H: Nuisances 1. project complies with all subsections 2. Proposed use for this parcel does not fall under the list of prohibited uses. Section Thirteen.l: Development Standards 1. Minimum Lot Requirement.Canforms. Lot is 1.82 ACRES (79,279t S.F.). Phase I de�elops 1.1�1 ACRES(�49,65$t S.F.) and Phase II develops 0.68 ACRES[29,621±S.F.). Frontage along Airport Park Boule�ard is 200.72 feet.Access easements are in place. 2. Maximum Lot Co�erage.Conforms. PHASEIDATA BUILDING AREA: 7,5715Q. FT./49,6�8 SQ. FT. = 15.4% LANDSCAPE AREA: 9,9�7 SQ. FT./49,658 5Q. FT.= 20.0% HARDSCAPE AREA: 32,070 SQ. FT./49,658 SQ. FT. =64.6°/a PHASE II DATA: FINALTBD BUILDING AREA(MAXJ: 5,500 SQ. FT./29,f215Q. FT. = 18.6% LANQSCAPE AREA(M1N): 5,925 SQ. FT./29,621 SQ. FT.= 20.0% HARDSCAPE AREA(MAX.): 18,196±SQ. F7./29,6215Q. FT, =61.5% 3. Minimum Building Setbacks. Conforms. Building is set back more than 25'. Monument Sign is set back 25' minimum. 4. Maximum bui�ding Height. Conforms. 8uilding is 27'-0" at tallest. 5. Ukiah Master Plan. 6. Screening.Canforms. Building parapets screen all roof top equipment.7rash enclosure screens refuse area. Future transformer wikl be screened with landscaping. 7. Public Utility�asement.Conforms. Utility PUE shown on Civii plan. 8. Sidewalk Requirements. Conforms.See 5ite Plan for five-foot wide meandering walk within the front setback.This walks links the north and south parceis. 9. Bicycle Lanes. Not Applicable. However, along the north parcel line there wi11 be a six-foat wide pedestrian walk that will link to the rear of the parcel with the completion of Phase II, and ultimately link to the future bike path along the railraad. 10. Development Integration.Conforms. Site design includes a five-foot meandering walk with linking six-foot wide walkway on north side of property to building.The six-foot wide walkway continues westerly along the north property line for a future tie-in to the Phase II site. Additionally, a new crossing is prapflsed acrass the north drive aisie to tie into the north property walkway. On the southern side,the walk is continued across the dri�e-through entry to be tied into by future de�elopment on the parcel to the south.The building design and colors integrate well with the adjacent properties. 11. Required Public Streets. Not Applicable.Streets are already existing.Access easements on the North and South parcel lines are existing for dri�eways between parcels. 12. Street Width Standards. No#Applicable. Streets are nat part of this de�ekopment, 13. Access Driveways and Deceleration Lanes a. Confarms. Dri�eways are existing and betwe�n parcels. Existing radii conform to city standards. b. Conforms. Driveways are existing and between parcels as common driveways. c. Not applicable. d. Not applicable. e. Understood. 14. Minimum Parking and Loading Requirements a. Conforms. No loading zone is on street.Sufficient area is given for maneu�ering and loading/unloading. b. Conforms.There are two driveways,each between parcels for common access, and frpntage is 204 linear feet. c. Conforms. PARKING REQUIRMENTS PER UKIAH CITY CODE SECTION 9198.B RFiASE I PANDA EXPRE55 (RESTAURANT WITH DRIVE-TFlROUGH): 1 SPACE PER 3 SEATS+4 ADDITIONAL SPACES 54 IfVTERIOR+ 18 PATIO SEATS/3+4= 2$ PARKING SPACES R ETAI L: 1 SPACE PER 250 SQ. FT. 5,4715Q. FT./250= 22 PARKING SPACES TOTA�PARKWG SPACES REQUIRED/PROVIDED SO/50 PARKING SPACES PHASE ll RETAIt: 1 SPACE PER 250 SQ. FT. 5,50d SQ. F7./250= 22 PARKING SPACE5 70TAL PARKING SPACES REQUIRED/PROVIDED 22/22 PARKING SPACES d. Not applicable. 15. Signage.See signage program for proposed center signage guidelines. Section ThirteenJ: Design Guidelines 1. Landscaping and Open Spaces a. Conforms. See Landscape plans, irrigation plans, and plant photos. b. Conforms.There are four existing trees on the parcel. 12" diameter rec�woods.They will r�main. c. Conforms.See Landscape plans far trees d. Conforms.See Landscape plans.The trees at the south driveway are lacated sa that the vision triangle is maintained for right turns fooking left. e. Conforms. See Landscaping plan along frontage. f. Conforms. See Landscaping plan for plantings around building and in parking lot. g. Conforms. Except for the grasses in the bio-retention area,the plant species are native and/or drought resistant species. h. Conforms. i. Conforms.All trees are deciduous except the existing redwoods to remain, j. Conforms. Landscape planters are placed at maximum every 4 spaces. Nate that the depth of the site and required parking did not allow for a continuous}�lanting strip, but the proposed planters are large enough to accommodate an aesthetically pleasing design. k. Conforms. I. Canforms. m. Not applicable. n. Conforms. Both Phase I and Phase II are at least 20Ro landscape coverage. o. Conforms.See irrigation plan. p. Lfnderstood. q. Understood. 2. Orientation and Location of Buiidings a. Conforms.See site plan. b. Conforms.An area on the roof will be reserved for future solar panels.The building is oriented with glazing facing west.The west elevation is shaded with deciduous trees to shade in the summer and allow solar gain in the winter. c. Conforms.The west elevation is shaded with deciduous trees to shade in the summer and allow solar gain in the winter. d. Conforms.See site plan and elevations for extent and glazing and open areas. e. Canforms. Building is oriented to front of parcel. 3. Architectural Design a. Conforms.See elevations. b. Conforms.See elevations. c. Canfarms.See ele�ations. 4. Building Exteriors a. Conforms. See elevations,calored elevations, and materials/colors board. b. Nat applicable. 5. Lighting a. Conforms.See photometric and light cut sheets.All lighting is low-energy LED lighting conforming to dark-sky design. b. Conforms. See lighting cut sheets. c. Conforms. 6. Design Amenities a. Canfarms. Bicycle parlcing is pro�ided. See site plan and site amenities sheet. b. Confnrms.See site plan for seating areas an west side of building,and patia dining area at Panda Express. Section Thirteen.K: Circulation Plan EJncierstood. Any easements dedicated for the railroad will be addressed during Phase II de�elopment. Section Thirteen,l: Discretionary Review—Understood—all sections ATTACHMENT 3B x I �� i � � E B �DGo P R E T DATA � OJ C E SEARS � � � � � � � — — , A.P.N.: 180 080 77 N .�.C. � � I � � N . I .C. � �� C ) � I �� x � _ _ , ZONING: PD COMMERCIAL PD 24 AIRPORT INDUSTRIAL PARK � � � � � , �--, LIGHT MANUFACTURING MIXED USE I �I10' WATER � I EASEMEN I I f LOT SIZE: 1.82 ACRES GROSS 79 279 S.F. � , ( , ) � � � NEW PARCEL 1 PHASE I : 1.14 ACRES 49,658f S.F. x il , ( ) ( ) I WALK ITH STRIPED ' I � NEW PARCEL 2 (PHASE II): 0.68 ACRES (29,621 f S.F.) CROSSI G TO TIE INTO I I a � I NORTHE N PROPERTY � o , PHASE I DATA � TRAS H - x I � ENCLOSURE � �I I i � BUILDING AREA: 7,671 SQ. FT./ 49,658 SQ. FT. 15.4� �I « � } LANDSCAPE AREA (OPEN): 9,917 SQ. FT./ 49,658 SQ. FT. = 20.0� \ 15' ACCESS � I� � Q I �1 0' WATER EASEMENT ' c.i Q = �� \ EASEMENT � � � � � � HARDSCAPE AREA (OPEN): 32,070 SQ. FT./ 49,658 SQ. FT. = 64.6% _ � _ _ _ _ _ _ _ _ � Q _ ^ � ! � y1 --—----- ------ —------—-----—-�— � I W - I � S 8 q-�q-�'2 2 W �8 J.8 2 I w ° ° � I N � � 10' UTI LITY - � � � c�.i � TOTAL OPEN AREA: 41,987 SQ. FT./ 49,658 SQ. FT. 84.6% OPEN � � � o � ��, � � � � c° � o I I - - CONCRETE WITH d- o � N � \ I o � ' I I E A S E M E N T T O �j �o � o � � �� O C C U P A N C Y G R O U P: A-2 / B O R M (A-2 I S M O S T R E S T R I C T I V E) x � lO\ a N ; ; B E R E L O C A T E D � I � I a DRIVE-THRU I � � � I I � � - � SENSOR LOOP � TYPE OF CONSTRUCTION: V-N, SPRINKLERED � w a � � J� � � � ,I I a C° o � o a a a a � v o HEIGHT (TABLE 504.3): 27'-0" (40' ALLOWED MAX. PER AIP ORDINANCE N0. 1178) � � Y ° a . I ¢ o a l I o i � — � \ w �� _I a � � � ° ; ° , � � o � ` v'' ° � STORIES (TABLE 504.4): 1 STORY (2 STORIES ALLOWED MAX.) � � _ — — _ � � ^ v ^ a L _____ _ ___. __� � - _ __ _____. _____ . _____ o'a. � i o �i . X � - - �� o l c° __ -_ °� PEDESTRIAN GROSS BUILDING AREA: 7 671 S.F. (24 000 ALLOWED WITHOUT HEIGHT INCREASE) _ _ _ _ _ v a � �J' - --- - -- - �_ v I ` 1� � _ ! ACCESS FROM , , _ �` - - I a _ � � � � � �� '� '�''_ � °° � � � � '��,' �� '� a = OCCUPANCY SEPARATION: A-2 TO B OR M = 1 HOUR (WITH SPRINKLERS) I � - - - � � � c� I c� - - -p �-�� - ��_� , ,,�� R.O.W. WALK _ - - - � e � � � ----- ��O � � (E) TV - -J- ---- ---- - -� --- o � � � I- - - � - ---- ---- -�- ----- - -- - - --- -PIANTER — �L ` x I I I � / �1 � PLANTER BOX P NTER TR�ANSFORMjER � = � C�.7 C�- -- ---- ----- ----- - ' �`L � --- ---- ---- GAS METERS , I � � I I � - FUTURE PHASE 2 DATA I o - -- ----- '� 9� � a o - - � I I � - �� D�o x � � _ � � (E PHO �E ,.�� a aP,�TdO ��a �� i��=E� ---- ----- ----- ----� -- I- --- - - �-_� --- -- - �- --- � BUILDING AREA: 5,500 SQ. FT. MAXIMUM� 29,621 SQ. FT. = 18.6% 0 � � � P X,o I � 1 U � � I I - � � O B X I °a �` �F U y�=�a ' � MEANDERING ; � LANDSCAPE AREA (OPEN): 5,925 SQ. FT. MINIMUM/ 29,621 SQ. FT. = 20.0� I � i a Q � " 00 I I � � a �' 't`-'Jy� R•�•W• HARDSCAPE AREA (OPEN): 18 196 SQ. FT. MAXIMUM/ 29 621 SQ. FT. = 61.4% I x I II II I I � o _ � I � . ° o . `_=--� , , 1 I o � I o o�o - ° SIDEWALK � I I �-m I I i� o 0 0 '' TOTAL OPEN AREA: 24,121 SQ. FT./ 29,621 SQ. FT. = 81.4% OPEN J cfl �'`� 9�'Er s�� I I � I � PLANTER ., cHiN � � I .. d • � � PLANTER o �v I;l=_,,i� � OCCUPANCY GROUP. B OR M (EQUALLY RESTRICTIVE) I --- - � DRIVE-THRU �-- � I ❑ T � , 2 200 S FT. i TYPE OF CONSTRUCTION: V-N, SPRINKLERED I Q• � � a _ , LANE ASPHALT � I F T FF , � ULL CU 0 � 65 — � , , X _ I N v . � � I a � �� LED SITE LIGHT i h-'- o PAVING EXCEPT '' � HEIGHT TABLE 504.3 . 35 MAX 40 ALLOWED MAX. PER AIP ORDINANCE N0. 1 178 I � � ) � ) 0 I � � � O � � POLE, TYPICA� -- --� �''-�" � ., WHERE NOTED ' . TRASH RECYCLE 5 - I � 0 STORIES TABLE 504.4 . 1 STORY 0 0 � � • I I ^� � � ) O _ o I I COMBO UNIT �° - I - I � ,. 0 � CHAIN LINK II I - � � I _ ,,, GROSS BUILDING AREA: 5,500 S.F. MAX (24,000 ALLOWED WITHOUT HEIGHT INCREASE) �� N I � c� I PLANTER 6-FOOT LONG W � X I I FENCING II � I r� x I I II ° I° BACKLESS BENCH Ia =- o° � � OCCUPANCY SEPARATION: B OR M TO B OR M = NO SEPARATION REQUIREMENT � � I �, I � _ I � 0 � � irE a�i ''� O � I � I _ °�_ � . ,��, �_J a � I � I II � � FUTU R E I � o _ � I I � MENU BOAR[� � '� X � PHASE I � -� � ' o � °° �' i � , l o PLANTER � � PARKI N G ANALYS I S � � I ) ( X PLANTER i� I I � vf DRIVE-THRU Q_ � � 1^ a. —_ I I � I u J vp � o R ETAI � I � � `�' � al N P HA I i�� o SYSTEM (PER UKIAH CITY CODE SECTION 9198.B) � SE � , „ , „ , „ , „ , „ , „ ; „ � � � �, I I ❑� 19 -0 25 -0 19 -0 19 -0 25 -0 � 19 -0 0 12 -0 � -A 5 500 S FT. � Q• - I , � 0 0 � PHASE I 0 z x �� o � � � RETAIL � � I— a _ I I 0 CONCRETE WIl`H �/ MAX I M U M / / / a PANDA EXPRESS RESTAURANT WITH DRIVE THROUGH : I/ / / / � x � I � ° . �J,471 SQ. �. o DRIVE-THRU lJ-- � � I o I , �� 1 SPACE PER 3 SEATS +4 ADDITIONAL SPACES f I � —'-'- � 1 J _ � '� �--- --� I o - - �1^ SENSOR LOOP', 54 INTERIOR + 18 PATIO SEATS 3 + 4 = 28 PARKING SPACES PLANTER I / a I Ll J 0 � o a 1 � � i . � a R ETAI L: � � ❑ o 0 I -- _ --= N n � _ � X I I > „ , „o � � , I � � 1 SPACE PER 250 SQ. FT. � I - o _ 17 -0 14 0 O l�- I _ � r � � � � c° � RISER ROOM / `' 5.471 SQ. FT./ 250 = 22 PARKING SPACES - I�t_-=�� I I I _ I � � � 0 f �II � � � OVERHANG ROOF ACCESS o 'I i a 4 ', � TOTAL PARKING SPACES REQUIRED/PROVIDED 50/50 PARKING SPACES I o - I I � a � , � � ., a � � � 5-BIKE RACK o a i ,- I � � MAIN SWITCHGEAR _,� �� _ I BICYCLE PARKING: I �_�° Q X , I 1 �(� C� PLANTER P TER � � `V ELECTRIC PANELS � I � 1 SPACE PER 10 EMPLOYEES APPROXIMATELY 40 4 SPACES I w � � 50 � ) IL - JII I � � 25' B�DG. ' 1 SPACE PER 50 PARKING SPACES 1 SPACE � I Z � w PROPOSED o � O 65 � � �o � v S T ACK & '' � E B I TOTAL BICYCLE PARKING SPACES RE UIRED PROVIDED 4 5 SPACES g I I _ o Q J / � I X \ \ � I II I �� oj Q LINOPERTY ^ N I I o PLANTER � ° o a ° o ° .p� PUE , ; � � � II I'� � I � � � C H A I N L I N K �� o I I ° � v � �`p., 52'-11» o �__�,� PHARETAIL: � � _ � \ I N - FENCE SET 36 _ � � � � I I o w � w � 1 SPACE PER 250 SQ. FT. 5.500 SQ. FT./ 250 = 22 PARKING SPACES � � � � � � o OFF PROPERTY I o � � � g � � � � � � 15' SIDEWALK � — � � L � � � LINE W� ^I � � - - TOTAL PARKING SPACES REQUIRED/PROVIDED 22/22 PARKING SPACES x + o �_- � EASEMENT �n � I ., I x 4 PLANTER _ I I � I I � � �- I °� ❑❑ BIO-RETENTION AREA �❑ � � � � BICYCLE PARKING: � � � I o I o�. 1 SPACE PER 10 EMPLOYEES (APPROXIMATELY 20) 2 SPACES I � I 3/I � � a � MONUMENT 1 SPACE PER 50 PARKING SPACES 1 SPACE X � � � I 36'-3" 5'-0" I ' SIGN TOTAL BICYCLE PARKING SPACES REQUIRED/PROVIDED 3/5 SPACES T � WALK � � � : Q � � PLAf�fTER � EXISTING 12" REDW OD 5'-6" 1 5' ACCESS EASEMENT � � � � � D E N S I T Y A N A L Y S I S � iw '' � 584°40'22"W 41 0. 64' ExisTiN� Tv & � ExisTiN� �.H. �o'—o" ExisTiN� sTORM � � � � � I 10' SEWER EASEMENT (PER CALIFORNIA AIRPORT LAND USE PLANNING HANDBOOK, APPENDIX G) 25' PUE EXISTING 12" REDWOOD � PHONE BOXES \ I � � DRAIN INLET, TYPICA� �� I, � � EXISTING TRANSFORMER � � � � DENSITY COMPATIBILITY ZONE: B1 = 60 PERSONS PER ACRE '� EXISTING 12" REDWOOD, TYP. � �� _ � DENSITY ANALYSIS METHOD: PARKING COUNT � � I I , „ , � � ENTIRE PARCEL �, I� � I _ 584�40 22 W � 34.72 _ _ _ _ � � TOTAL PARKING SPACES REQUIRED: 72 PARKING SPACES PARKING SPACES X 1.5 PERSONS PER SPACE: 108 PERSONS � DENSITY (PERSON / ACRES): 108/1.82 = 59.3 PERSONS/ACRE � I �� 1 0' UTILITY EASEMENT E VET HOSPITA� ; � � PHASE I � �N.I.C.� � II TOTAL PARKING SPACES REQUIRED: 50 PARKING SPACES 0 � PARKING SPACES X 1.5 PERSONS PER SPACE: 75 PERSONS � �n �I �I � I � DENSITY (PERSON � ACRES): 75�1.14 = 65.7 PERSONS�ACRE I I � I � PHASE II � � II I � � TOTAL PARKING SPACES REQUIRED: 22 PARKING SPACES � I I I O o � PARKING SPACES X 1.5 PERSONS PER SPACE: 33 PERSONS � O � DENSITY (PERSON / ACRES): 33/0.68 = 48.5 PERSONS/ACRE � '� '� N� �� PROJ ECT DESCRI PTI ON �� I I � I I THIS PARCEL IS PROPOSED TO BE SUBDIVIDED INTO TWO PARCELS, PHASE I AND PHASE II. � I II � � PHASE I OF THE PROPOSED PROJECT IS ON THE EASTERN HALF OF THE PARCEL FRONTING � � AIRPORT PARK BOULEVARD. IT WILL INCLUDE A 7,671 SQUARE FOOT RETAIL SHELL BUILDING I � I r� r� WHICH WILL INCORPORATE THE CITY'S LIGHT MANUFACTURING/MIXED-USE DESIGN � I � � GUIDELINES AS OUTLINED IN THE ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH ' AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT - ORDINANCE N0. 1178. I � �I �I I I �I �I � THE PROJECT WILL ADD A PANDA EXPRESS RESTAURANT WITH A DRIVE-THRU AND ADDITIONAL COMMERCIAL RETAIL SPACES THAT WILL FURTHER ENHANCE THE SHOPPING � I II EXPERIENCE FOR THE SURROUNDING COMMUNITY. ANTICIPATED JOB CREATION IS 15-20 PERMANENT POSITIONS FOR PANDA EXPRESS, AND 10-15 PERMANENT POSITIONS FOR THE I I � BALANCE OF RETAIL. PHASE II DEVELOPMENT WILL OCCUR UPON SECURING A TENANT COMMITMENT. AT THIS TIME, - - - - - - - - - - - - - - - - - -� - - - - - - - - - - - - - - ' - - THERE IS NOTHING. DEVELOPMENT WILL INCLUDE A MAXIMUM 5,500 SQUARE FOOT RETAIL 7 )) 9 ) Sg4�4O 22 W 2�J4.00 � 77. 6�J BUILDING ALONG WITH SUPPORTING PARKING AND LIGHTING, TRASH ENCLOSURE, SITE � LANDSCAPE, AND IRRIGATION. PRELIMINARY SITE PLAN NORTH SCALE: 1" = 20' REvisioNs PRELIMINARY SITE PLAN OP EXp � DELTA DATE H M R A RC H I T EC TS � �� Q � PLANNING AND PUBLIC WORKS COMMENTS 4 24 2018 ■ � °��"� �D '^��" "�� ■ Q � V� �O e � e s �O � AUGUST 2, 2018 H°�N c�nnn� °Poar� � u�u�s�m 2 DESIGN REVIEW BOARD PLANNING COMMENTS 7 18 2018 � V�A7RK aF M�R ARCI-NTECTS Af�D MAY NOT BE ■ � O O � DRAWN BY: 2130 21st Street �� a�� • Y • Panda Express and Retail Center �� Sacramento, CA 95818 � �� T OF HM�ARCHTECT� � �+ � � T 916 736 2724 �G�p �O� 1230 Airport Park Blvd . , Ukiah, CA CHECKSED eY: ��T �H��S� P18006 1 2 3 4 5 � 118'-0" � � � 34'-0" 28'-0" 28'-0" 28'—p" FIRE CONTROL � ' ' ' ROOM � r----------� L___——_____J � ,'I,.: I � � � � � � � � � � � � � � � � � � I � � � � � � � � � � �I� � � � � � � � � � � � � / � � — — — — 'C — II i I I ^:, I III III ' O �\—� I n I I � �� I I I I II II o �TTT, �� II II � � � � � ��,��; �� I�I I�I � � � � � e � ' II II � � C� � C� � II II � e e I�I I�I � °° II II � � --- ; � II II � , , � � �� N I � � I � b I � o �� I II�� II I I III III I I � � II II I I I_ I I , I- I L� II II � ii 0 - i � �= I PANDA EXPRESS � i�i i�i ELECT. PANEL TYP. i i i= � 2,200 SF TEANAT SPACE �1 TEANAT SPACE �2 TEANAT SPACE #3 o � i ,_ ��__� II II i '_ ❑p � o i ' a � L(') j � II � ° — j II I I I II II � � I s4� — � II �II B — — — — — �� II I P � II II — — — — — — — — — — — — — — — — — — — — I � o I �� OII I � � I � I 1'-10 1/2" i � �i i i 0 il�i i COLUMN �'� COLUMN �'� COLUMN METAL EYEBROW i � �i i � i � MAIN SWITCHBOARD �� AWNING __ i I �� pp � �, �,� � � � �'� �'� � � � � � DRIVE—THRU �i i i I I I I WINDOW � e � � ��, � i�, � � i �ii i o o I �I� �I� � � Q � �L� Q � /J �� I I I I � L _ II II N ------J' II II � I �o, ° ° I I I I I I I III III I � L� II II � I �� o� I I I I I L� J � � II II � � � I�I I�I � � II II � o o � I�I I�I � � � II II �:J - - - - � - - - - - — - - - - - - - - - - - - - — - - - - - - - - - - - - - - - — - - - - - - L — — - - - - � � � � � � � — - - - - - - J - - - - � � - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - METAL EYEBROW AWNING METAL EYEBROW AWNING � FLOOR PLAN NORTH SCALE: 1/8" = 1'-0" REv�s�oNs FLOOR PLAN OP Exp � DELTA DATE H M RARCHITECTS ,� �� o � �,�� ■ ■ � V� �O e � e s �O � J U N E 13, 2018 �N cavsnn� a�an� & ur�u�usHm Q' ■ "'�` °� "� �"�� ° "�Y "� � ■ 4 ° � `� Panda Ex ress and Retail Center DRAWN BY: 213 0 21 s t S t r e e t ��`�� q�� ~'" � p cc Sacramento, CA 95818 � �� C � � T 916 736 2724 �G� �O� 1230 Airport Park Blvd . , Ukiah, CA CHECSEPD e,r: ��r �H��S� P18006 C K C C E C C E K D 5 6 13 NPICAL 5 13 TYPICAL 5 4 TYPICAL 5 5 13 TypICAL 4 TYPICAL 6 J TYPICAL 5 A 13 TYPICAL 8 TYPICAL +27'-0" +27'-0" +24'-0" +24'-0" +23'-4" +22'-0" +19'-6�� p EXp'�g` +20'-0" E d e e � �pP XP,�� ` � -- ---- -------- Q s --- �o o° d p p v+ �— � �------ � �--- --- -----� . � . . . . � . GA��'cHwES�'F� c+ o . . . . . . I : . � � �. I � . � � . . � I� . . . - � I� .� � � I . . . . .I� . � . . . o��oo . . . . �� . . . I � . . . . . 1 I � .. 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I I I I I I I I I I I I I I I I I I V . . . . . . . . . . I I I I I I I I I I I I I I I I I I � � ��_2�� SOUTH ELEVATION WEST ELEVATION 5�-8�� I � �� ENLARGED PATIO PLAN WITH RAILING DETAIL NORTH SCALE: 1/2" = 1'-0" �2�-0° 4'-0" 3/4°�D S�LID STEEL R�D � — — _ � � � — _ — — � �� i� / �� 3/8"�D STEEL TUBING � � � � � i �� '� �� i �� o��o o d 0 � �a � � e o 0 0 ��-a° �,r� � 12X3 FLANGE LnJ PR�DUCT� TRI-S-SF �`�� ca es P.o. Box 22326 --+ ca es P•o. soX 22326 DESCRIPTIDN� TRITON BIKE RACK ��.�o� SItP,S' p Lincoln, NE 6s542 Sltes p Lincoln, NE 68542 5 BIKE, SURFACE FLANGE � � ' ' ' TITLE CITYVIEW PRODUCT N0. TITLE CITYVIEW PRODUCT NO. � FLAT BENCH CVI-1120 DOUBLE RECEPTACLE CV2-61 DO TRASH ENCLOSURE PLAN AND ELEVATIONS NORTH BIKE RACK BENCH TRASH-RECYCLE RECEPTACLE SCALE: 1/4" = 1'-0" REvisioNs ARCH ITECTU RAL DETAI LS OP Exp � DELTA DATE H M R A RC H I T EC TS � �� Q � PLANNING AND PUBLIC WORKS COMMENTS 4 24 2018 � � °��^� �'1D '^�� Q � V� �O e � e s �O � J U N E 13, 2018 H�N co�vsn�ur� a�anu� � ur�ueus�m � V�C�It OF M�R ARCHTECTS Af�D MAY NOT BE ■ 4 ° � �' Pa n d a Ex ress a n d Reta i I Ce nte r DRAWN BY: 2130 21st Street �� a�� `'' y p cc Sacramento, CA 95818 � �� H�� C � °�,� �o° 1230 Airport Park Blvd . , Ukiah, CA CHECKSEP BY: � T 916 7 3 6 2 7 2 4 iLj�T CH��St� PROJECT N0. 18006 � � � � � Table 1 . East Landscape Plant List --- -- -- -- - - -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --� � � HMRARCHITECTS � � � ' � �� Latin Name Common Name Map Code # of Plants Minimum* plant Size** Symbol � �� , � �� ,, Spacing ; i ; , 2130 21st Street �, �� Sacramento, CA 95818 Herbaceous > � i T 916 736 2724 � � � � � o � a � � � � � � a � � o a � � � �;J — � � www.hmrarchitects.com a �-� � � � � ° a ° o a �� ° ° a � ° o � � � � —� � ' � ��, Achillea millefolium Yarrow 'Island Pink' AM 3 18" 1 gal � o � o a � � �� - ��. ; a „ �� -� �� - f x e a e � �� . � � � , �. � � � ��! �� . �" .� . . , � � C b S S � . �_� � . : � �, �, �, . , , - � . : . � �� -� -� -� � �? � - �°� � �,; �� J ,, � '�� , a�e a�ba�a ant Barbara dge CB 140 18" AB35= - � . r � ' �� , :� � ,� oa � � � � �� , � � , � �A ' � � � � �� -�-� � � � � '� Ca�ex p�aeg�acilis Foothill Sedge „ � � � � � � � � � � � , - _ _ ,r � " � / CP 370 14 AB35= a �I �� o ° ��. � ��' �� . � - - - - - �, � � <, _ ' Q _ � � 1.� - - � � �: - - . ' �: i i - � �-4 �� - - � - � , � Epilobium canum California Fuschia EC 83 18" 1 al - - - - - - - - , �, . � � � � � ° � � � �� ,� l \ �J Il \ J I, .�":, , �;, . � � I �� E�iophyllum lanatum Wooly Sunflower E I"1 g I 1'1 e e rS 8c �7 e O�O g I StS �� --- EL 35 18" 1 gal � r - � � j 1062 G St. Suite I Arcata, CA 95521 I � ',�, I ° ° " � �'' � _D a — � �� `:., ` �; � -�� , Festuca califo�nica California Fescue Ph : 707-822-5785 � Fx: 707-822-5786 � � � � �� -- ,a �� a � �--- a � ° � 1� � � =�� ` � FC 144 18" 1 gal � _ Op E p � www.streamlineplanning . net `�' � � i i i , h,y � � `<i ��; , � �� a �� %� I , `> Festuca idahoensis Idaho Fescue � � � t"��1'� - �,� .� � Q" � � � � �� FI 325 12" 1 gal � � � � - � . �4 �' �� , �� ; . c a `� � i G�indelia campo�um Gum Plant �, � �� a o � % GC 28 18" 1 gal � G O o , �; � - ,, �� O O I �� ` � % �'�.� � �2! �� ,r , ; � FT CH�NES `-�� Juncus effusus Common Rush „ � I � � JE 115 18 AB35= I �� a ,'�� - � �� - - �; a � � �� I � � � � � �� Juncus patens Grey Rush � � �� ' � ' JP 140 18" AB35= �. � I � a ��', ��. � � �� . �� _ L �� i�,�� Q a � a r;; �' - � � � � ° �,� � Shrubs � V �� , -' - � � � � � � , � �� o �� : � - � a� � � � ° I I aa ;,; �� ,,, Amelanchie� alnifolia Serviceberry AA 14 8' S al � V � �j I � I� � , � g ■ � _ � � J � � � -� � � �� .. � � � , � Io I I a �� ; ; � A�onia melanoca� a Chokebe �-' � � � � p � ArM 9 36" 5 gal � � � � I I o ' '� �� — � � O � � � , I , ; � � I I I ��:; � � �.�' ' � � Lepechinia calycina Pitcher Sage LC 13 11' S gal �_ � � � ��° � I � I I �;�� ° � � � (a � O „ , � ; �,� , - ;� �� I I I � � P�unus vi�giniana Chokecherry 5 al ��== � � PV 6 NA , � o g ��, b I I � � � a ---------------- --- � � ----------------- --- � a ---------------- ------ , , -, � � ,. � , � --- - - I I Que�cus vaccinifolia Huckleberry Oak QV 10 NA 5 gal � � ��I I � � � '� �, � X Q `� ' J a I I - � " �, L,LJ ,� � ° ;�� _ /� .f Y � � RC 13 NA 5 al C� -.� �� I I � �i �� Rhamnus cali o�nica Coffeeberr Eve Case g � � Q , ' � a o � � �� ° � � �� .�} �I I i-'�� a � � � � /II M � � � � ' , � � �'�� Trees M � N I � f � �---� i, , � � � ---- i � , W � �� i I � � o�, � I I -J °�� , ; � � � � __ �� _ a I , f � � � ue cus lobata ,, ;, �� o , � Q Valley Oak QL 5 NA 15 gal \ --- x � I I I - -1 i ♦ ' - � Q � _ 5 5 0 � � � �? � � ° Que�cus �ub�a Red Oak y � a � � � ---------------- � a QR 3 NA 15 gal . QQ` � ---------------- � _________________ � ;� , ° _ I, ��2 � � • �C' � � Decorative Elements W �y � , , I I ' � � � � � , � - � � '�� I � �;, ; � �'� �- = Boulde� 24" ��I J��` I I �� I, �� s� Na �� bd . �� , ,� , o ��;, � � � ��a� � � , � � � , , � o °� � i ° i � ___,� � Subtotal - 1456 � i I I J � � I I I ,_; � � �� I 1 I a ,; ; Cluster areas to be spaced in random pattern. o N � ;-, � ° � **AB35= means AB35 or equivalent such as large plug or 4" since these plants spread quickly. � �-� � ° � � � ' � - - - - - a — - - - - -- - - - M 1 h w , — � a o a uc � � I �� a a o � � � ' � :�� 1 , � �,, - � � �� \ Minimum 4" layer of bark chip mulch to be applied throughout landscape, paying special attention to avoid burial of 1-gallon C/� � � � �� , �.% �o � �.?-. , �,` �, � � � � . �► � � ' � � � herbaceous species. The exception shall be in swale/bio-retention areas, where a 1 layer of bark mulch will be applied and then z � ,� . '° - � covered with a minimum 4" layer of rock mulch to prevent scouring or bark floatation. � � � >> , �� ,� C!� iii � �`, iii iii � �� _ �� Q � iii � �� w m � -, a J � u � �� „ ��, r 1 � w � 0 � '' P R E T D ATA � � � � � � � � l; OJ C ,, Q , � _ � _ � , J - - _ _ - ` J � � � � � � � � � � L , � t_j a �,�� -,��,-,��,,��, �,,��, �-, �,, �,,��,,��,,��-,��-.��.-.��.-.��.-��.-��.-.��.-.��.-:��.-��:.��.-.��:. u _ u _ u _ u _ u _ u _ u _ u _ u _ u , A.P.N.: 180-080-77 Z � � �` p p p ppp p ❑ p p p ppppp p - p - p - �❑ � �u� Q li li li li li li li li li li li li li li - li - li - li - li - � LOT . . S. ) � � � � � � � � � � � � � � � � � � � � � � � �� , � SIZE• 1 82 ACRES GROSS (79,279f F. � �� o , � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � \ � ,, � NEW PARCEL 1 (PHASE 1): 1.14 ACRES (49,658f S.F.) INEW PARCEL 2 (PHASE 2): 0.68 ACRES (29,621 f S.F.) � PHASE 1 DATA 1 I AL.L DR4V�INGS AI�D WPo11FN M4TEPoAL APPEAI�NG BUILDING AREA: 7,671 SQ. FT./ 49,658 SQ. FT. = 15.4� FfRE1N CONSIITUTE ORIaf�14L & UNPUBIJSFED � NpRK OF HM� ARCHITECTS AND M4Y NOT BE � LANDSCAPE AREA: 9,917 SQ. FT./ 49,658 SQ. FT. = 20.0� �� a�� I WPoTfEN CONSQJf OF HbR ARCHTECTS -- -- — -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --�-- — HARDSCAPE AREA: 32,070 SQ. FT./ 49,658 SQ. FT. = 64.6% � -� LAN DSCAPE PLAN � I FUTURE PHASE 2 DATA ' EAST I � RETAIL BUILDING AREA: 5,025 SQ. FT. � i l e JUNE 13, 2018 PRELI M I NARY LAN DSCAPE PLAN - EAST NORTH DRAWNCCY: CHECKED BY: SCALE: 1" = 10' SP JOB N0. 18006 Table 2. �Vest Landscape Plant List � � � Minimum* H M R A R C H I T E C T S ___ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ _ Latin Name Common Name Map Code # of Plants Spacing Plant Size Symbol Herbaceous 2�30 2�st street � Sacramento, CA 95818 � T 916 736 2724 a ° a Achillea millefolium Yarrow 'Island Pink� - www.hmrarchitects.com � �� , AM 30 18" 1 gal � o ° a �� ■ ■ ■ � -_° o Epilobium canum California Fuschia � ° � � EC 13 18 1 gal O � , � �' � � � Festuca califo�nica California Fescue � � � FC 133 18" 1 gal � �a �� ,� �, � Festuca idahoensis Idaho Fescue � � � � � =� �� FI 196 12" 1 gal � f�' � �� X � - ;�� G�indelia campo�um Gum Plant GC 71 1 S" 1 gal � E I'1 g I 1�1 e e rS 8c �7 e O�O g I StS � X I � i � / 1062 G St. Suite I � Arcata, CA 95521 '',x � Shrubs ,\�\ I Ph : 707-822-5785 � Fx: 707-822-5786 x � _ www.streamlineplanning . net � � ' �� , Amelanchie� alnifolia Serviceberry AA 3 8' S gal � � � x ' � IA�onia melanoca� a Chokebe x p � ArM 30 36" 5 gal � � � x IP�unus vi�giniana Chokecherry pV 5 NA 5 gal � x � ' �- I � � � � � � O � � �� ' ��: � �, �, Que�cus vaccinifolia Huckleberry Oak QV 18 NA 5 gal � x � � � a � 0 Trees � V I � � � i Que�cus �ub�a Red Oak QR � NA 15 gal � � V � x ■ � •— � I _ (� x - - Decorative Elements � � � I _ � � o I _ _ �� Boulde� 24�� x 31 NA � � � � � � � I O � x Subtotal 506 � � � � � *Cluster areas to be spaced in random pattern. � � � � I Q p � Mulch X � , ', � � W .� " � � �� - �� ' Minimum 4" la er of bark chi mulch to be a lied throu hout landsca e a in s ecial attention to avoid burial of 1- allon � (� Q � , o Y p pp g p � pY g p g i � - herbaceous species. The exception shall be in swale/bio-retention areas, where a 1" layer of bark mulch will be applied and then � � � covered with a minimum 4" layer of rock mulch to prevent scouring or bark floatation. M (� N x I W � � � � x � � x �55 , o00 � _ - _ _ � � I _ -- �c �'Z x W ot � I - a. � x I oy �� x bd . Go I x I � x o w N I , � ', ": � Q � �� , � �� 0 N I � � x �s � I N � Z x w I � � O x � U I z (J') O Y x � I o x � � _ - _ w Q � I _ J m x �,; � � � z �� ` �' PROJECT DATA , � � � � � � , � �� x ,�� Q I �� _ �' � Z x � . �� A.P.N.: 180-080-77 z ��U �� z ., � � � � �_�� - � � �� LOT SIZE: 1.82 ACRES GROSS (79,279f S.F.) � 's� � x �� '� �� " NEW PARCEL 1 (PHASE 1): 1.14 ACRES (49,658f S.F.) I � " ; - � � NEW PARCEL 2 (PHASE 2): 0.68 ACRES (29,621 f S.F.) x I �� PHASE 1 DATA x ALL DR4WINGS A�D N�PoTTEN M4TEPoAL APPEAI�NG � ' �' � BUILDING AREA: 7,671 SQ. FT.� 49,658 SQ. FT. = 15.4� FfRE1N CONSIITUTE ORIaf�14L & UNPUBIJSFED x ��i(=�1) VIpRK OF HM� ARCHITECTS AND M4Y NOT BE I LANDSCAPE AREA: 9,917 SQ. FT./ 49,658 SQ. FT. = 20.0% ��> � � a�� WPoTTEN CONSQJf OF HvR ARCHITECTS � HARDSCAPE AREA: 32,070 SQ. FT./ 49,658 SQ. FT. = 64.6% ° ° � _ '� LAN DSCAPE PLAN FUTURE PHASE 2 DATA ❑ � RETAIL BUILDING AREA: 5,025 SQ. �. WEST � I I JUNE 13, 2018 PRELI M I NARY LAN DSCAPE PLAN - WEST %� � NORTH DRAWN BY: �� CHECKED BY: SCALE: 1" = 10' SP JOB N0. 18006 � � � Landscape Plant List � � � HMRARCHITECTS Minlmum Latin Name Common Name Map Code Spacing Plant Size** Symbol 213 0 21 s t S t r e e t Sacramento, CA 95818 Herbaceous ■ T 916 7 3 6 27 2 4 www.hmrarchitects.com Achillea millefolium Yarrow 'Island Pink' � � � AM 18" 1 gal � Ca�ex ba�ba�ae Santa Barbara Sedge CB 18" AB35– �� ..�, �� . y.J I .�a -,K' --- -_ .. -Y�;,�r:�;.a{r�°.. �s-J�S.}.;�-,-_ -�- , ^.,�_� .s _ � . - 1�' _ • - � �J • . . ��r '+r-�hi.r.x'4�-�.�w-.-�' "�'+'".�h; � �.i• ..� .� . _ #. . '�`��+1i�r*f �+ ' ❑ ❑ ❑ ❑ ❑ �==� �� ' �=� � - - - - - �'�;�i� Ca�ex �ae �acilis Foothill Sed e � _ ,�... . .� ._ _-. . �r,,��.. -. _ . - �� 1� g g - - Y�y��'� , ��f�=�:��. .�=. ; .;. -�..;;_;�:;f;-`-�'�- �- � CP 14" AB35= o 0 0 0 0 �• • _ .r ��' . �L�.'�=�. .`� .. . . .- . . �µ� 'r '�,r. . ,. •+�,�•, r,s�, '�, ,,.�•- - � ay �r'��`�,' :� - .-^tr-..- .iri" 'x�� , '�� , -- � y�. 55 �- �' ��s' 1} ��r.: �� `�'� �'�� '' " '�'`� `"� '�`��'�`� ��` �� ';��'�� - � Epilobium canum California Fuschia „ ;%- t� s��:` � - - '��'��'-� �,• � �` . = EC 18 1 al - �~ r g - -� :� O -��- .�' w�K.� ,. ��L�w �„+ ' -5 � � ��a ��.. f�� '�-� Engineers & Geologists �.:.�� _,: _ �._�. �-r �� = �''-- ��_� E�iophyllum lanatum Wooly Sunflower _ �r�i�=� , EL 18" 1 gal 0 1062 G St. Suite I � Arcata, CA 95521 :_ , �, . { - Ph : 707-822-5785 � Fx: 707-822-5786 �''"�=� ��- . ,. � . . �, . ;r Festuca califo�nica California Fescue FC 18" 1 gal � w w w.s t r e a m I i n e p I a n n i n g . n e t � _ ., . �_ - � :.;��-.. ��,� x ■ ■ ■ Yarrow (Achillea millefolium) Serviceberry (Amelanchier alnifolia) - , _ �-:_ .. � � - " _ ,�, =r.��'��. ,. ��:. ��,,fx�;:.';wr�c5� - ' _ � �� u'r'�- 'F�i�":��. 7 ��'d ""s.. '_ . ��,�:�.,: �� .,�:•,� . ,��, ;�..-�-. .,- --trM1.�.��..��:.��{�b-, �,� Festuca idahoensis Idaho Fescue FI 12" 1 gal � � - - � 's � �� Santa Barbara Sedge (Carex barbarae) Wooly Sunflower (Eriophyllum lanatum) .� . , . � � _ �� # G�indelia campo�um Gum Plant GC 18" 1 gal _ , ��. ; � � .� k�r ,t.. .. r�,., ,...,- �.� �� i.J'-.� '..,:�.r ��:....f 4 .:i: � yia`,.�.-,��"R�'.. M1 .��i � - _. . -. 4,., .a.. �'r•� �*,, �� ,rC' -,�+..�"�.� �y. # �- 5' � - _ ' � , ` r�;+-�.::.;: r � _ -;�� .r; "'�`:�� Juncus effusus Common Rush O �� JE 18" AB35= +� : , .. . � . - ��r::�y . `:� :��;,:=..-. � �.�- �� f� �� , � . •l�. <A��_� � . . . "� � T�::� _ ��:�:�. Juncus patens Grey Rush JP 18" AB35– Q � �. ��_ ��:�. – � � �... . . =_,,�� _ a� U � Aronia (Aronia melanoca�pa) , �� '�, ,Shru�jS � � 3 ' * - . �. "•� :.. � � � � �;� `;` ; �� ` � � �� — F ;..� . � y �1�' y.* � { � � �,��w ,, ` �� ,, ,�6 �'�� ti �-i i_ Amelanchie� alnifolia Serviceberry , � � _ � , ��; � �= AA 8 5 gal � . � � �^ � i � + rf� � .� ', �;s, �� `� ' ".�� +� ,� Field Sedge (Carex praegracillis) •, � ��' � � x �� a� ��, � �:� , �P � �� ;� �� `t��,�#�fr;��, ; �:- ••:� � , ��' A�onia rnelanoca�pa Chokeberry (� ;. ° � �' �d� '�� ,�'�"� � �' �x,, �'.� � ,�� " � i� �Y� .�,� ; � � .�. � ;g.x. �s+a�. < ,� �i. � � ....�, ti , ,� � � �.: �H � r ,s� �3� � �� ArM 36 5 gal � � � O r ' �.,r,��',.. ; � + `J -.. � �.4t�°�*E q�, }�e ` f I�- k � ��:14,g5�� ".'t��4� . , /�' �i .'`t�.� 1 fi � � .yY�-� �,S p �„�;�. �'' s ',�3 �Iv' k�� -- � � 1..� � ,�'��, , �.� � � � � � � �t� ,� �� r�� :��, California Fuschia (Epilobium canum) � f �,��' `.., b � �� r FtAr� �f� ��w ,: { �a ��. � r� a� � �,�,, �- . Lepechinia calycina Pitcher Sage � 5 al � �.� �� ,�� LC 11 g � '� 4s 1� ��Y�.m' �; ��fli 'E� r'�-s�� }�rt`t@;�il'y��r�t�� '�-n'�� '� R Pi�'� *~' s i�. .:.x O � : m �t , t... � �9► �•_ � '�� s�r �`a�a'�-"�5,��'� y M '''�' 4 c; 'r'�'�j 4 � L F -'F' T:-^�. •`,-��`'_.� • � � � �'� -� _ '` :��4� _ � ,,,��'�� ,� ' ��`�� :�,�� , �y `��=�� P�unus vi�giniana Chokecherry c� � �:. � .��.� : �_� r < 4 - � ��y 't4�.,�� PV NA 5 gal - ` "J � r�.� � °i :� x4.`F��\�� r.� �� Y,4s2"q�" "" _ � '- ��` � � �''.�.�,� �`- 1 ��'� .�y�,"" �,-$''��: 'r._ :�*x '�:� - �, ` ti'�' � � '�i a4� � t ��n?'-"ff� x �9ih� , �'�1t,S -:;�"iE-.` L"..��`�?'it� "`f !fq•-� K..a�c . � r ~� �Y� i �- /f Y- y,��a � I � ��Y.y^ T �`Z Q� l. h .�. 4 ' , a �,�'�{�`�` �'�i'`.�� j' �'��! � ., �:��, ue�cus vaccini olia Huckleber Oak � � �� .. ��,��_, _. .� y�,. �u�,��. �.��,:�. a.,, ` 5 ` Q .f �' QV N1� 5 gal �� - �"� ,�:.. � � �/� ;� W . . :� . . California fescue (Festuca californica) Idaho fescue (Festuca idahoensis) � ��'� �. �� _ � ��.�,M � �.�11, � � _ V♦ (� Q � 'a� �� Rhamnus califo�nica Coffeeberry Eve Case � � RC NA 5 gal � � �� O �,� �;-�=.-,.�.�: _ :;; : ;� . _ C� .. �k�,j�� l'•� ; � • �p �� ` ,/�,l '']f -i1"r-.� k.�R '�� _ '� :�� - �� . '• . . ' ' . t 1 � \V r � ' � i. + N :�� ;� : � ,,..` � ; };; :� ;�.;� .�� '�.`� _ l: �1:��:� ?;�i��,:,,;� ;;� � .- _� . ��::_ Trees � � �. .� �:R�. � -�� : ,t. .; _. � . ;�. ._, � � _ ;,��;� ; � •� �:`°;'�'��-::�� "�`9%?- . '_" .'��.:-�. ' � '� Huckleberry Oak (Quercus vaccinifolia) �'::{• �.�;,. i�"'� _. � � - �` -�� _ :�+ . „ , '`�` � '`� - . �- �_ �^ :r�;r� Que�cus lobata Valley Oak .��:.._:,=�r��, - Chokecherry (Prunus virginiana) QL NA 15 gal x �� ' QO - T�' O _ y -,��r �� F �� •� Que�cus �ub�a Red Oak QR NA 15 gal . � �' ,._ �;� z �;� •�.�'., •� • � .� a " �r � +� W O = � p '� r .j� �� F ;��.:r-�:�� ` .� `�;�`� "-,- :��- �,� ; Decorative Elements Q. � } � , ,'��r��''�� . �.� _�� , , :� O� �� -�-Y �: Yr�:D� � bd . Go� Gumplant (Grindelia campo�um) Common Rush(Juncus effuses) "'`�''� ° ._�_, �� BOuld2Y' 24�� _�, � �� i, NA �� . ,y. r,v,�, ��,�;f''��/j '��5��'ai�"•{ S `A. b" � ri 1 ,� �I' ��. , �'r}.��. �S'1 �� ;.► . -�r4i:. � � 'i,�, � I I� �, ,�t 1�a,� � 'c v�: _a 00 �'^� w �� ,� �rf� � r, � �:;. ��- �' 't t. T �,, � � � :3- �-$►; Z:� .1� ,?• . i' . !� :�, � � _ n . .. '� 7 �'�� . ... . .. , :. &. . .r. . . . .. .. _ � , .Y}.. . _ . . . II II . . .. . ..i� �1�- .., . �'�` 1�� .. .rF.� �r. .,s:. _ _ . rs, 1.1 � `e•' 'ti � 'F r.� � ;i..' �t: �n�:�� . . . . � W 'T�, "�'i°1 Y f n,�' �.� -. r' N �, s , �� . .1� �, iatir ��, - .�Y . .� . . , �• s. . i' .'s� J��- . � 3. . �" .�. � � . . y.'�• x 'd ..E�: d� .,tY'• .�:� _. � � x �� i• 1�� G . .. . r '� � - . e � . � "� i � � Q � \ - � N a _ "�.�< �:,.. �`=,�''� �� _ - �au�_,,,� � ., .z�_�; '..''''�' � �� Y� ,sr- - � � _ _ . . Z `� • , - � . ` , � Valley Oak (Quercus lobata) Red Oak(Quercus rub�a) � f` j '� 1 O .,j ' ,� (n U _..__�_� ._ F,�� ':i'o,�:�.. 'f;�' ' z Y ,� ::�::��; .,��; � � �g�� o ..:.�.r .. ..� .,'��y/.�;:c .�:��Y�w��, � �7 Grey Rush (Juncus patens) Pitcher Sage (Lepechinia calycina) � c� . 1 � Q J _ w J m � W � 0 0 z ¢ '�� z z Coffeberry (Rhamnus californica) � Q � � ALL DRSWINGS ATD N�PoTTEN M4TEPoAL APPEARING FEREIN C�VS11Tl1TE ORIaf�1oL & UNPUBUSFED VIpRK aF HM� ARCHITECTS AND M4Y NOT BE DUPLICATED, USED OR DISCLOSED Vulll-I011f WPoTTEN CONSQJf OF M�R ARCFiITECTS LANDSCAPE ELEVATIONS JUNE 13, 2018 PRELI M I NARY LAN DSCAPE ELEVATIONS DRAWN BY: �� CHECKED BY: SP JOB N0. 18006 I " ' , , _ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ _ _ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ HMRARCHITECTS � , � 2130 21st Street � I Sacramento, CA 95818 � a � T 916 736 2724 � a � IRRIGATION LEGEND ■ Www.hmrarchitects.com � I 0 o a a ` �.° � o ° ° ° a ° o a ° ° a � � i 0 POP-UP SHRUB SPRAY ■ ■ ■ � a � � o � � � H o o � � ° ° � 0 3'-4" RADIUS ° �� ° � O POP-UP SHRUB SPRAY Q 0 0 0 0 0 0 D o a 5' RADIUS ° a ° ° , � I - -- POP-UP SHRUB SPRAY o� � �_��,��— ; ,�_ _ a � a II o a �_I i I � � 0 8' RADIUS � � I a � a �a = -- — - o H - x -- ' � Q � " - � � o � POP-UP SHRUB SPRAY , i 0 � 18 RADIUS _ 0 En ineers & Geolo ists � o o - - - - - - - - _ = g g � 0 I 1062 G St. Suite I � Arcata, CA 95521 I �� _ Q QUARTER PATTERN x �, o i Ph : 707-822-5785 � Fx: 707-822-5786 � � � � a lo � � �' � www.streamlineplanning . net x o a ,�,,,,,,,,,,,,,,,,,,, ' ' �� a H HAL F PATTE RN �--_ � ��"n�ni�ini nn ni6iqii� I I I 1 � VI�� IIVI II �m I�II,��l�il��111 � I I I � ■ ■ ■ a L-- � I ��I� ��I III��I'�I� Ilun.A�I �OI I 1 " D �a o ��ii��i�l�i,� I � � F F U LL PATTE RN I I �IIIIIIIIIIIIIIIIIIII�II IIIII UII�II�`i��j�In �� I I � I x � � � ��Ip�l�"I' I IIIII�II� ��n��16 �I;I' I,i' a� � dl��4„�� III� � 270 DEGREES SPRAY �� Ri,�� '�I��UPyI � 3/4 ,� II ., +1 I �� a PATTERN � I ��.. � ,/�1 � �I:�'1�'0 1111III� 0��;D I I �+( Q n I � � �I�d'�/'111111 III//�I�II1��yei' � ' � x �� .d I� I1�p I Ad �r�ll.il� � - __ �� II , i STANDARD DROUGHT , , IIII�I , � I � � � '''ejl;;��!!:'��"..��::lf�l'I�NJI+r�a�,;6Y,.�1i / TO L E RANT I RR I GAT I O N O x Q � � � LATE RAL � � H 0 0 I 0 � � ° , _ � " H H � I WETTEST FREQUENCY � � a � 0 � � a ',' � � a� V x L ,' , , / ZONE LINES }, � r �� i I ° I � I �' I � � CONTROLLER AND �++ � (� x � � � � POWER SUPPLY (� '� � - I � � , 4) x a — � I � �aa _ a � CONNECT IRRIGATION � �� x I � ,� LATERAL TO REMOTE � �—' � I 0 � � � 0 � CONTROL VALVE, 1" � � x 0 a I 1 � QUICK COUPLER � � � � � . � � � � � � � � � � �� ,� �� " I � I '� � 1" DOUBLE CHECK VALVE � � � � � � � I � I I I 0 O x ° I � I _ � (� a a _ � I � � I � � x I I I 0 i � � � o b I I � � ° --------------- --------------- � x Q Q Q a � � --------------------------------- oa I X Q � o 0 0 � � � � �--� w -� x _ � � Q � 0 � a � I o a I H o o � � � � � ° � , � � O x H H 0 a I °I _� - ��, ,'q o ' M � CM�I I � � , x I I � �� . _a �i� I W � � � �� y , �--i ��---� , � � 1 ' �--� �-�--� � � � x I ° � I ' --- -� �, - i a � I I I I I x a I a � i,, a � ° � 5 , o0 II I � o „ ° � �`i 5 Oy x 0 I I �� ; Q �'s I � � � -- I � Z x �a � _________________________________ � � ° a � W ot � I ° I � 0 � � � - � � � � � O � � � , x , , ,� � /jjbrd . GoJ� I � I f p , ._ j x I o I I � a I I I I � o � � I ,� � 1 � � �I x I I I � Q Q Q Q a a I II w o I � � � � � � I � N x 0 0 I I � � = 1 o N I I � 0 � I I I � x N I " H H � � Q � z x � \p� � � � I I � � ° O x - - - a — - - - - - - - - - (n U � a � ° � ; z I a a � c/') x ° �` � � o � � a I � � � ° ��-' 0 � � �� ° � u w � m I H �� x u � w � I u a � 0 0 � z x o ¢ I -- - c� x � 3/4 �_� � z I 0 H F Q � z ¢ � x ° � I -- -----\ � � � � � � IH � H � � � o � � ' I ALL DRSWINGS ATD N�PoTTEN M4TEPoAL APPEARING I 0 H � FEREIN C�VSIITUTE ORIaf�1oL & UNPUBUSFED a H ❑� � VIpRK aF HM� ARCHITECTS AND M4Y NOT BE � H H 3/4 Dl.1PLICATED, USED OR DIS(�LOSED N�THOIlf �,, I WPoTTEN CONSQJf OF M�R ARCFiITECTS � � � O I -- `� ------ -- -- -- -- -- - -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --�-- -- IRRIGATION PLAN H H H Q � � � i I � s I ' JUNE 13, 2018 � PRELIMINARY IRRIGATION PLAN � � NORTH DRAWNCCY: 1 CHECKED BY: SCALE: 1" = 10' sP JOB N0. 18006 Luminaire Schedule Symbol Qty Label Arrangement Lum . Lumens LLF LLD LDD BF Description Filename � 2 F SINGLE 24017 0 . 900 1 . 000 0 . 900 1 . 000 GLEON-AF-04-LED-EI-T3 GLEON-AF-04-LED-EI-T3 . ies � 2 F1 SINGLE 37499 0 . 900 1 . 000 0 . 900 1 . 000 GLEON-AF-06-LED-EI-5WQ GLEON-AF-06-LED-EI-5WQ . ies O 7 F2 SINGLE 1117 0 . 900 1 . 000 0 . 900 1 . 000 LD6B10D010 EU6B10208030 6LBSWMHI LD6B10D010 EU6B10208030 6LBSWMHl . ie O 4 F3 SINGLE 825 0 . 900 1 . 000 0 . 900 1 . 000 LD4B10D010 EU4B10208030 4LBMWHI LD4B10D010 EU4B10208030 4LBMWH1 . ies � 5 F4 SINGLE 1509 0 . 810 1 . 000 0 . 900 1 . 000 WLZ1-3-3K WLZ1-3-4K . IES � 6 F5 SINGLE 3192 0 . 900 1 . 000 0 . 900 1 . 000 DKAW-26-LED-U-42W DKAW-26-LED-U-42W . IES � 4 F6 SINGLE 3192 0 . 450 1 . 000 0 . 900 1 . 000 DKAW-I6-LED-U-21W DKAW-26-LED-U-42W . IES O 1 F7 SINGLE 1690 0 . 900 1 . 000 0 . 900 1 . 000 651-3023 651-3023 . ies Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min DRIVETHROUGH Illuminance Fc 1 . 66 8 . 9 0 . 3 5 . 53 29 . 67 PARKING LOT Illuminance Fc 4 . 15 9 . 2 0 . 8 5 . 19 11 . 50 +3.6 +3.4 +3.3 + .4 +2.0 +2.0 +2.3 +2.4 +2.4 +2.2 +2.1 +1.7 1 2 +0.8 +0.6 +1.3 +0.7 +0.3 +0.7 + . + .3 + + + + + + + + + + + + + + + + + .8 .1 4.6 3.2 2.7 3.0 3.3 3.6 3.6 3.5 3.4 2. 9 1.8 8.4 8. .6 . 1.6 0.3 0.7 1.0 2 4 F2 . 3 F3 MH: F.`; +6.8 +6.8 +5. +3.9 .2 +3.8 +4.8 +5.4 +5.3 +4.8 +4.3 +2.8 +2.6 1 ' 1�IH: i'�H:+ .`� +1.4 F3 �pP ExA,Q� _. 10 MH: 0 + + + + + + + + + + + a 00 N + 6.4 8.2 6.6 4.3 .5 4.3 +5.7 6.3 6.2 +5.5 4.3 3.6 2.7 .1 . 10 . . 3.7 .3 �°G��o° � �7.2 +9.1 �7 0 +4.4 + .6 +4.5 +6.0 �7.1 � +6.6 +5.7 +3.9 +3.0 +3.0 + ��FT CHINE`'�� +�: 10 .3 F MH: 18 MH: 18 2 ' Q MH: 6 +6.8 �7.8 +6.6 +4.4 + .6 4.3 +5.6 +6.1 +6.0 +5.1 +3.7 +2. 9 +2.8 1MI�: 1 al.1 > � �7.0 +6.6 +5.9 4.2 3.5 4.0 4.6 +5.0 4.9 +4.4 +3.7 +3.0 +3.7 �7.6 +2. 9 .0 � H: , + + + + + + + +F4 + ` , +5 +5.7 . 4.1 3.3 3.5 . 4.1 4.0 . 3.4 3.1 4.5 8. � �H�: 10 '� y �� + + + + + + + + + + • `� + + � +5.3 +5.4 +5.2 4. 3.2 3.4 3.8 4.0 4.0 3.6 3.2 2. 9 3.7 6. 1.9 1.1 PHASE 1 � � • F6 + + + + + + + + + + �2 + 6. +5.9 +5 4.1 3.4 3. 9 4.2 4.1 3.4 2.8 2.8 3. H: AI L . . l�l.o 5,471 SQ. FT. � + + + + + + + + + + + .2 6.8 6.2 4.3 3.5 4.1 4.8 .4 .2 4.6 3.6 2.8 2.7 .7 3.5 0 9 � �UTURE PHASE 2 F4 MH: 10 O + + + + + + + + + + � + R ETA I L 6.5 8.0 6. 4.4 .6 4.3 +5.7 6.2 6.1 +5.2 3.7 2. 9 3.4 1.5 0.7 MH: n 5 025 SQ. FT. �J � + + + + + + + + + + + + �/ �.5 9.2 �7 1 4.4 .6 4.5 6.0 �7.3 � 6.7 +5.6 3.8 3.0 3.8 �2 1.0 0.7 � F F1 H: � MH: 18 MH: 18 + + + + + + + + + + +� + 6.3 �7.8 6.4 4.2 .4 4.2 �5.6 6.1 6.0 +5.1 3.7 3.1 .9 ' _ _ _ 1F� 0.9 � ,� l� F4 5 F4 FyMH: 10 MH: N1�}, 1� MH: 10 + + + + + + + + + + � � 1 + + + + M�I: 10 + 6.8 6.3 +5. 3.8 .1 3.7 4.4 +5.0 4.9 4.2 3.4 2.8 2. 9 3.7 4 3.3 1. 1. 1.9 1.2 0.6 + + + + + + + + + + + + .3 4.6 4.3 3.0 2.5 2.8 3.0 3.2 3.2 3.0 2.7 2.2 1.9 + + + + + + + + + + + + 3.0 3.0 2. 9 2 1.8 1.9 2.1 2.2 2.2 2.0 1.8 1.5 .2 + + + + + + + + + + + .4 1.7 1.7 .4 1.1 .l 1.3 1.4 1.3 1.2 1. 0.9 0.8 SITE PHOTOMETRIC A SCALE: 1' = 20'-0' 9 REv�s�oNs OFESS/p SITE PHOTOMETRIC pQR ••.r�yl O� Exp DELTA ��..•��-��c.��NR;�� F�G, • A H M R A R C H I T E C T S ,� �„�,�,�, ��,�,� � ... �� s � - � �� C SACf7AMENTO � � � � �� O e r � e s �O � � CONSULTA Ts � PLANNING AND PUBLIC WORKS COMMENTS 4 24 2018 JUNE 13, 2018 F�EREIN OOWSfITl1fE q�IqN�L& U�PI�JSI-ED �`' ' o. 629 4� ��/� 10555 Old Placerville Road M' Sacramento, CA 95827-2503 ■ � � �� Y � ff ■ : : . O O . Phone: (91 6) 368-4468 DRAWN BY: 2�30 2�st st�eet ��. � � p� � * �. E . 6-30-2019 :� * + Panda Express and Retail Center Fox: (916)368-4490 �� S a c r a m e n t o, C A 9 5 818 � �� ■ q '••. F(ECTRICP�- •' �� CO O www.saceng.com � � �. ��o� �� 0 1230 Airport Park Blvd . , Ukiah, CA 18475 CHECSEP �: � T 916 736 2724 pF��''�F Job No. C A�- �FT C'H�NE`'�c PROJECT N0. 18006 Date Signed: June 1, 2018 PRELIMINARY GRADING PLAN FG BIO RETENTION OVERFLOW DROP INLET SDWK 1' CURB OPENING N �? p V� STORAGE 12 3 0 AI RP O RT PARK B LVD � '-' � . -o�o . ,,,��`;�� . UKIAH CA 4.._s� �oBB�E � IMPERMEABLE p �-� MOISTURE BARRIER EXTEND 6" BELOW AB 6" PERFORATED SUB DRAIN 12" DEEP POTTING LOCATED AT TOP OF AB LAYER SOIL MIX CLASS 2 PERMEABLE AB 12"b DRAIN PIPE BASIN A = 5.1' DEEP TOP OF CURB 10' UTILITY � I Guillon �� BASIN C = 1.5' DEEP � �P �ao-o8o-ao 12» � ESMT I _ � � � R-2„ F��e hydran t: o G��O�-f'eterson Benchmark for � � Found � �' Enterprises ��C � 10' WTR �0 � � �2" iro�i ��pe � AP �ao-oao-a� hyar�ov. rop of � ESMT `�� tQgged �s 45�a � _ �oo 00 � � �, � � 0 � v Q� g1 65 F� a a � Trash 2x2 D/ Q �� C'o,� � � � Parkinq stalls TOp=93.27 � `�° � AC OR PCC BOTTOM � ��'��`� Plan ter � � � � �u�b � , Curb ��v=90.,36 Q � OF CURB � - - �� - - - - -- - �- A BIO-RETENTION BASIN CURB OPENING DETAIL - � � Founo' �3 �� - � -- - Sidewalk Planter -- - - -� -- -- \\o ° -�Vothihq foun beht �4 �� p�p g + 6" concrete curb 2x2 �i/ � - -� - - - � - -- - W- -�� = -- at p�opertY � rner souther�y �o ta � �''' 1 � ' � Q � NOT TO SCALE � - = o - _ _ _ _ - O � - - T°p-�95.5,3 � � Q �o �or cre te �`b� S84 40'22"W 383.82' �""- 2 53 � � � m Fence � � - -� n - - - - - 8» �� - _ � _ __ _l0" Sp _� �- _ �6' PGE� -� n'_ 2x2 D/ � � 95.1 TC- �� ESMT � n � �-�� 2x2 D/ � C) � As halt drivewa � � � a 1 m p y � 98.6 TC � 94.6 AC 2 DI#4 m o � O op-96 4 `L,�- 96.9 AC 2 96.3 TC g5.1 TC RIM=94.0 � N �2,3 TC� 2 `` GRADING CONSTRUCTION NOTES � ��=93 �4 � 98.6 TC o � a 98.1 AC 97.4 TC cn Q X � � 98.1�,�_AC o � �� I 95.8 AC g4.7 AC IE=92.20 �' � � - � Edge of asphalt + + o a _ _ _ � 00 of asph�rlt �_a ° o _ 1.8 ,9� � - 9� - - - - - - --- - .5� o °a �- Max o 4 o a ° ° � 4 ° �� 2X2 0� ��' a �� „P �P �P �N SW 1� ACCESSIBLE PARKING�LOADING ZONE � T�p=96.50 �E o HP HP ��.�� ° Max g5.1 GFL� � 3 : ° 3 ,r� x ��- so � o� _ _ 6 95.1 TC �� a o.� � � x g�� 3 � 2❑ ACCESSIBLE CURB RAMP -93 • � a �� ° � � 96.2 TC j � 94.6_B.0 _°_��4�� C 95.2 TC SW _ Concrete 95.6 TC - .6 A _ _ 95.7 AC � � � 95.1 AC ,�,`�: _ /q� ��95 94.7 AC � �� o � b & gutte � 3 BIO-RETENTION BASIN � C1 x 97.4 TC 4 � � ccC� D f - _ � o � ADJACENTTPLANT R GRADE AND/OR X 97.7AC I 4 � o� 2 � � - - � ° � '�' � ° o � � o Q RELOCATE UTILITY & ESMT OUT OF I 9�4 TC 96 4 AC ! � � � 5 � �Q BLDG FOOTPRINT I X x 9 7 $ A C 9"7.1 TC 94g5.8FTC 1 95.61 C� � � GRADE SWALE ° ,I�� 6� 1-FOOT CURB OPENING INTO BASIN 2� Dl ToF�-97 09 ��96.6 AC 95.3 AC ! 95.1 A�C a TO DRAIN `�__ °' _ � �� „ �'i �2,5 SW � � Q PLACE 2 - 6 � STORM DRAIN PIPES + ��n�_-9�.09 8" so 7•�/�� 1��=co'= -- `� o I �-� UNDER SIDEWALK __ _ _ _ _ _-_ _ _ _ PRELIMINARY STORM WATER MANAGEMENT PLAN EXISTING PARCEL- PHASE 1 12 3 0 AIRP O RT PARK B LVD FG BIO RETENTION OVERFLOW DROP INLET SDWK 1' CURB OPENING N in PERVIOUS SURFACE: 1.00 ACRES 42,683 SF 100% o p V, STORAGE IMPERVIOUS SURFACE: 0 ACRES 0 SF 0�� U�AH CA — TOTAL AREA: 1.00 ACRES 42,F83 SF 100�� — �� „� %\\\�\\\�" PROPOSED PARCEL � �� 4"-6" COBBLE PERVIOUS SURFACE: 020 ACRES 8,928 SF 20% IMPERMEABLE IMPERVIOUS SURFACE: 0.78 ACRES 33,7�5 SF 80% MOISTURE BARRIER TOTAL AREA: 0.98 ACRES 42,F83 SF 100��> EXTEND 6" BELOW AB 12 DEEP POTTING 6" PERFORATED SUB DRAIN „ SOIL MIX LOCATED AT TOP OF AB LAYER � � � � Guillon /�c „ AP 780-080-80 CLASS 2 PERMEABLE AB 12 0 DRAIN PIPE Fire I I I BASIN A = 5.5' DEEP TOP OF CURB Gui//on_p hydrant: BASIN C = 1.75' DEEP eterson Enterp�-�ses LLC Benchmark for Founo' 7 �2" AP 780-080-87 this job. To,a of � � tQ99eo, LS�� iron ,aipe _ hydr�r�t - 700.00 4578 � SHED �C� � R—�� L a Trash 2x2 D/ cn � g1�6� � a o Parkin stalls TOP=93.27 � � � � - - s ��r � AREA=0.02 acres g � � � �_ i��-90.�6 � a a � a��`� Plan ter � � Curb � I _ �� s1 Saft� _ _ _ __ _ __ Founo' 3 00� � Sidewalk Planter �� o _�Vofhing fo�� AC OR PCC BOTTOM �4,� . o� p�pe — — — — -- — — — at P�"o ert OF CURB beht souther/y, no tag � � 6" concrete curb ,� ��. � ��.� ��3 —�� p Y � rner � �E�TA— � (� �R� ' A BIO—RETENTION BASIN �tIRB �PENIN��ETAiL � Fence Cor,crefe �_ — - _ __ _ _ _ _ _ — 8' SD ��— — � � - � — 10" SD 2x2 D/ V�� V - � �'2X2 oi y a � � — — =� � - — — — ��#4� PRELIMINARY SEWER & WATER PLAN 12 3 0 AI RP O RT PARK R O AD UKIAH, CA UTILITY PLAN LEGEND EXIST WATER � ASPHALT PAVEMENT � 10' U TI U TY � M A I N (TYP) ��,;��o� �� BUILDING AREA � ESMT � AP �ao-o8o-ao � � I I � Gui//or�—Peterson Fi�e hydrant: � �° � LANDSCAPE AREA � Enterprises LLC Benchmark for � � Founa' � this �2" iro�i � AP �ao-oao-a� iov. ro 10' WTR �. ta ,�pe � hyar��t p of � ESMT � gged �s 45�a � � a a = 700.oo I � �. EXIST WATER o � CONCRETE SIDEWALK I MAIN (TYP) -� � Q� � �5 F � Trash 2x2 Dl "� I � �- � I � BIO RETENTION BASIN C'o,� � � Parkinq stalls TOP=93.27 � � cr � �"`��`� Plan ter F W � W , � � � Cu�b ��, Curb �n v=90.�36 � � � or� — -- — — — — — �e+�c — -- — — —� I — — — — — -- � I � WATERMAIN � � Sidewalk Planter � WV ° ��lothir�g fo�n Fou�d ,3/4" i�o� � EXIST FH 2x2 � — � — — — — � at beht souther/y, �o�ag � � W �,� � To -� � � p � � � p��pert 6"FS FIRE SERVICE 6" concrete curb C,� Y � rner � Con cre � _ _ _ � — � ��" _ _ ' /n� 2.53 W � W W W� W W � � W W W � ' W W W W V fe � � S84 40 22 W 383.82 � � I � , � 2X2 oi Fence � -" 2x2 D � n — i -�t � -- — — — � �- �6 PGE- =� �_ -.. _ 6 � � � FIREDEPARTMENT ��0 To � � � � Asphalt driveway — � a � � � � � ESMT � � � �v—�� c� WV CONNECTION(FDC� � p=96.74 `� � /�v=93.74 � ,�� ° � � �� c�i� � � E IST WATER �� METER 6�BACKFLOW x � —_ � — — — Edge of asphalt — +�� __ � +�o \� �a __ _ � Edc o�f asph�rlt �_a ° � _ _ I � MAIN (TYP) �� o °a 3 MAx o o a � �� ° ° ° ��° I SANITARY SEWER D/ � a �2 �� 2x2 TE o ��2 � ax � �� a x N 33 �� I I �p=96.50 P ° � x9 � � I oa X ln v=93.50 ° - - _ � � a � � I � _ ° ' a a o� Concrete o I � � a— — � o curb & gutfe �" —I —� � � ��'.; :� �� — — _, z � • � �, x WATER METER & 2 w _ _ _ _ — ; I BACKFLOW o � � — — i � I X � ° 4 WATER POC — � �'� � � �° � a i..__. ° ° u i ° �wv SERVICE 4� � I X � � 4 0 o i a � � x � � "� 2x2 0/ N �� Top=97 09 , a � — � lnv=97.09 � � � � � � � f I � � D/ � I I � I o W Wo er ° x� �p=95.32 � � f ° a— � �� X lnv=g2�z spiqot !1 � Z � � �..� � � � � I � EXIST WA ER � I ° � I I ' � � � PROPOSED MAIN (TYP) SpWK � � X PROPERTY LINE a p lo i I p a 1 15ESMT < � 8�, th;�� x � p � PHASE 1 , � � � ` concrete � "� wa//, aPProx. 3' � � � � � � � �- to 3 s� ta,� � RETAIL � g F� � � � � � °��2 — _ _ — ��g�� o x M�X > � �,6�1 s Q� I I�� j Concrete � � � O � X � �o�`� � a FF=95.65 _ ° I I�� a �� u�b & g�tte��o� , �o � EXTEND DOMESTIC � � I � � �� 35 �^ x SERVICE � -- o �� ';;'� " , fl o 0 35 `< 2 w a e a �� - � � � � � '�� ' �� 10' UTILITY_ -10' WTR � � � � 25' �PUE � � ° BK u � water ESMT �, � o a p� ST �, I � � �� I � �� meter box ESMT o — — — — — — — g� C� � � x ��J�� X � 1 I U � �� SEWER POC � I � �� ,�i �� s ss -p (GREASE) � � ��=c I Q � �� ° _ � j r� � j � r� �' � � � o °I FIRE RISER I � � � � �' a � � x � � � � � � SEWER POC � r� � � �� %� � s ss - (WASTE) � � � �� GR'EASE I o o a a a p —o � �a ° ° I I I INTERCEPTOR � x � ANITA Y SEWER `� ° I I ' a � � � x BACW�O�C (T Y P) 2x2 �6 FS � 6 FS 2 � .65 I °o � � To � FIRE SERVICE � �� i��et � � - - - - - - - - - - - — — -- p=94.58 — LINE ..,..:::::•. .40 � �0�� o�°�� /n v-88.5� .--��.•.--�.•. —�� sw � � � 96, X � � - � � � � � N s- - - - ��i �' � � � cr ��: � ��, g � i m ' EX -- — � — ° '�::::�:� ;:;::�:�::::;:�: � oo �, � N C � � Edge of aspha/t `9,� � I � � E/ � � � � o � � o X � r I � ' chain link fence 4 w�i W �� Four�o' Con cre te � 3 4�� iron � � N � x x x x � x x x x x cU�� I � � � p�pe� �o ag � 0� 2 � � � � E � � E � E �—_ _ _ _ O � � � �N n _ � �..L _ .,L � „r I � 1 � � c�i Fo un � � $84` ��2 ��w �l��'.6 ' �� C�� 2x2 Dl � � � r'�' EX.SS EXIST WATER Q � `� — � X.SS � m cn � � o � 2x2 Dl ln v— � �/4" iron Cu�b ano' �� `� � _88� MAIN �TYP� Q tagqed ,QCE 77796�p� � c9 � � � x 9�t ter -� -� T° =�74� -- — — — ITI— — — — — — — � ► Asphalt driveway � ��"'=89.74 � �� _ _ � _ Edqe of �ahalt _ _ _ _ EXIST SANITAfZY _ _ g�� z � CO�INEC� T� — �-- — — — — — — �— — — SEWER (TYP) � I � ��sfOYme`� EXIST SANITARY � � C � Co�crete � Teleph on e an d (n � curb & g�t ter� � TV boxes °� 6x8 S/a� � � � � , SEWER � r o � — — — — — — — � — — — — — — — � � m � � � I � w � � � "� EXIST WATER � Fou,,d PK ° PRELIMINARY SE�ITER 8c �1TATER PLAN ° Rice 5om�n � ,�.� nai/ and �' ers Properties �LC MAIN �TYP� 10' WTR � disc sfam e�, o � � p « 4578 APRIL 4, 2018 � � �P �ao-o8o-�4 ESMT - ,� � � � � � _I � � � � I � N REVISED OCTOBER 12, 2018 ;� Rice Sommers Pr � AP 780— �p�75�s �LC �z 080— I � % _ _ o� � � m 6 L � _ m / � TSD ENGI N EERI NG, I NC. � S expect more. o i 0 sca�e: 1��=20� 785 Orchard Drive, Suite #��o � Folsom, CA y563o � 20 0 10 20 40 Phone: (y�6) 608-0707 � � � Fax: (y�6) 608-070� o � � � � � TENTATIVE PARCEL MAP LEGAL DESCRIPTION Ta/ma e Rood THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE CITY PANDA E��PRE RETAIL ENTER OF UKIAH, COUNTY OF MENDOCINO, STATE OF CALIFORNIA, AND IS UKIAH DESCRIBED AS FOLLOWS: � � LOT B 1-A PER PARCEL MAP M.S. 9-29 TRACT ONE: rt LOT B1 -A AS NUMBERED AND DESIGNATED UPON THE MAP ENTITLED � � DRAW�R 79, PAGE 65 & 66; MENDOCINO COUTY 'A RRL 5, 2010MIN MAPS,"RAWER 79P PAGESI65 AND 66�CORD � ,� MENDOCINO COUNTY RECORDS. Commerce Drive 1230 AIRPORT PARK BLVD Project � CITY OF UKIAH,CA APN �ao-o8o-�� SI te TRACT TWO: o A 15 FOOT WIDE NON-EXCLUSIVE ACCESS EASEMENT AS RESERVED � BY REDWOOD BUSINESS PARK OF UKIAH, A CALIFORNIA LIMITED o PARTNERSHIP IN THE DEED RECORDED JUNE 7, 2002 AS �- 2002-12913, MENDOCINO COUNTY RECORDS. VICINTY MAP Guillon �� N O RTH aP �so—oso—so PROJECT SUMMARY N.T.S. I � I � � I I � rt Q � Found 7/2" iron pipe o F�.� ASSESORS PARCEL NO VERTICAL BENCHMARK � � � tagged �s 45>8 Q� �� 65 � � 18o-oso-77 Fire hydrant: � � W `� N � �. rt� � Benchmark for 0 0 � � � 2x2 Dl � CD � I I � - � � ,�,-, � � PR01ECT ADDRESS � this �ob. Top of I � � �� D � rrash o� � rop=93.29 Q 1230 AIRPORT PARK BLVD ° h ydran t = 7 00.00 � � � � �p � n ��D� /n v=90.36 � �D �" -� n stalls w � -- � Nothing foun UKIAH,CA95482 '"' Guillon-Pete�son Enterp�ises LLC I I � � � � Parking — — � �arb � _ \\� - ° � at property c mer � AP 180-080-81 0 o I I cUr� � _ _ — — - � _ _ —\�- - � OWNER � c�, _ _ __ �-- — — � � � �; �� ' �W _PROPERTY LINE —� � W REDWOOD BUSINEES PARK OF UKIAH � Planter �- I __ I -�- - _ -aN 2x2 Dl w� 425 TALMAGE ROAD � �� m _ _ — — — � � w�� — -' -� W _ �_� � „_�� 6 � UKIAH, CA 95482 G7 � � �- - x2 �� C'o � � �''� Planter ��— 10'�� ° g5.53 1 DEVELOPER/APPLICANT ,,� p= o,,��' �e � � , » g,3.82,I l v= 2 5.3 — �24�� -- _ _ _ 1 \ 1 �` BEST PROPERTIES GROUP Sidewalk � 3 � � � �� — � � PROPERTY LINE 6" concrete curb �� S84�4� 22 yy � � � _ _ _ _ -_-__� �� -1 �. 8�> Sp — ,g _ _ - o f as h al t _ _ � � F� � 2580 SIERRA BLVD,SUITE E � �_�� -'- —� Unde, round _ _ _ �e_ �_ _ _ _ _ �1 "�! � 3 � SACRAMENTO,CA 95825 �� _ — � � utilites. TV, � � - _ _ , �� - � °� � � � � __ ___. - g PGE _ � - -r- � \\ � ATTN:TERRY JOHNSON Found 3�4" iron pipe + � � �� y -� � gas, electric� __ -- - _ _ _ _ �SMT � � � V� Concrete bent southerl , no ta Cor,crete � � ��Asphalt drivewa � and phone � -_�� _ - � � � curb & utte � � �'` Y 9 � Fence � � 2x2 Dl t,,i � �o�`� `°' � � —��fi � � � � � - � DOC. 2012-�5110 � � � �� g ENGINEER Top=96.7 4 �' � +V. �� ' � � ° ' - - � � - - � — — � �� -� -- � TSD ENGINEERING,INC ,�6 � �� /n v=93.74 Edge o{ asphalt � �_ +-� a'- � � r�� buxi'� � �- �-� - - - m c �° � _ 1 + R Vd 785 ORCHARD DRIVE,SUITE#ll0 �� ' i i � � Gas & elec� . line -- - - D W �� - � �yV 7� � � — FOLSOM,CA 95630 � _ _ — m _ � � � � � � . I _ m n o _ � �- 35' ATTN:CHRIS SCHULZE �6 - - - - - - - - - - - - - - - - - - - - - - � � i � E/ec. t�ox I � — — -- — -- — ------- — — — — — (n m -Q V S +`�� 2X2 oi � _ _ - - - - _ � ' r I � o � o � 1 � 35� EXISTING NUMBER OF LOTS �� I I� �vc93:50 _ _ _ _ — - - - - - - - - - - - - - - - -0 O - - ' Phone b�x C � I I N � W � �NC 1 \\ � �- (1) ONE I � O D j � Q I � _ _ _ - - - D I �I I I o� � o m � � � \ � \ � EXIST PROPERTY AREA � - - - ' � o I � �� ➢ Z � � N � � � 1 �cs o�o�� 6 PROPOSED � N84.40'22„E `� I , � � I �,,-+ m 1 ( rn \ 12' PUBLIC � N �� I � °�' � r � 1 O m o m 5.00' I o m c> cn ACCESS EASEMENT I � I i � m � 11 � southbound � PROPOSED NUMBER OF LOTS � � � O� � ^ � � � � — o � �� p lanes � � (2) TWO cn r m � I � -� 1 I I� m� � 8=' s�= _ � I �= — I 2 °� water \\, ��` RIGHT OF WA1�' PROPOSED PROPERTY AREA Z � � � op=9��.32 s i ot � I � _ � � -__ � � I I ln v=82� p g 1 1 0 � � I � PROPERTY LINE �2x�? °� _ _ _ _ — — �p' UTI�ITY � � � � �5, SpwK � �', � g� F� � � � PARCELI PARCEL � � 0 5�66��6�00�00�4 g 7� I I � ESMT G \\ 1� g� � � 3 NET(MINUS ALL ESMTS):0.68 ACRES (0��[�4 L}7� �To�=97.09 — �_ = � ESMT � �R 79, P o Concrete � rt nv--97.09 8» S� I �10 0 � — = — 21190R299 +�� PARCEL PROPOSED , � � 0 65-66 � �`"rb � g`"tte� �' �. � �� PROPERTY LINE � � �� m�;ter GR�ss � �� n� � 0 5R2 66��5(6�0��[�4 L}7� � Z �� E/ectric box � - � NET MINUS ALL ESMTS :0468 ACRES 0�0��0[�4 7� o � I � � � � �� fl � � ( ) ( 4 ° � � � � I 1�, �� +1. 15 a cres , �E � � \ - � '� � � GROSS � I �� + e� � 5�8 z ` =�� o c,a � � a�' - e�O� O�/ ,S'(�'.��. �� PG 4 � a �� + EXISTING USE � � 8" thicl; concrete i■-� VACANT �' � , Wa,,, approX 3� +0. 6� a cres I ' I 1 � � � to 3.5' tall � I_— � �i°� NET DR 1\\ � � D � ~ (/� � O� �t � (� � � � � o i � +29, 1 �5 sq.ft. �, � ��, ��W�—W � � a v� o , � � o� � � �� +0. 68 a cres \\ � o fl �, PROPosE� USE (�i- o � � NET � � o�m r- �1 I " s \ \ � � rt � RETAIUCOMMERCIAL � �� - , + � rn � � ! ' �p' WATER ��+e7� ! V / SC�.��. \\ \ �$ - O.48 a cres �oX � I I ESMT \ 2 no,-tnbound EXISTING ZONING/GENERAL PLAN I I I � � lanes ZONNG:PD-COMMERCIAL � � ��0, �33 SQ�.��. 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S � _ _ — — — _ Eag=of aspn°�t -PROPERT�LINE- — �urb � gutter � I � X S � chain link fence X � � � � —0 � S8 �Dl � � � _- -- � � � - � L ELECTRIC �' I — X — X 146.77' _ � r� =.�4� � — — — — � - — — �• SCa�2: 1��=20� � � X " � _. —.��' `s `� �n�=ag.�4 � — � — uR'i cn - o - �n CITY OF UKIAH 1_ X � X � �� Q �_ _ _ � m n �,,, _ _ — — � � � � � ��.2 � �' � Curb and '" r Asphalt driveway - _ � --1 � �— � Elec. � fT1� � N box o � Gf�S 1 � � Transformer � - � � � � � gu t ter � o cn n �, o � � 20 0 10 20 40 � Tele hone and on 6x8 slab �v� � n � PGsiE PROPERTY LINE p � - - � -� m �m `� � Found 3�4" iron pipe TV boxes � � � �� TELEPHONE taggea RCE �»96 x � o � �n �� SURVEY NOTES F°`""d P" n°;� °nd AT�T � � � disc stamped LS 4598 �''� � � � � TE�TTA�'IVE PARCEL MA� � CABLE 1. PER PRELIMINARY FIELD INVESTIGATION THERE IS NO I m Rice Sommers Properties LLC ° COMCAST � EVIDENCE OF EXISTING OR ABANDONED WELLS ON THE I AP 180-080-75 AP R I L � �O 1 S � o SUBJECT PARCEL. Rice Sommers Properfies LLC � - REFUSE '�° AP 180-080-74 D � '� 2. PROPOSED LOT LINES AND LOTS MAY CHANGE DUE TO I R E VI S�D O C T O B E l�, 1�, 2 01� CITY OF UKIAH _ � BUILDING CODE CONFORMANCE. � I� i TENTATIVE MAP STATEMENT _ _ � � BENCHMARK CITY STANDARDS STATEMENT "I HEREBY STATE THAT ALL EASEMENTS AS INDICATED IN THE � ASSUMED DATUM BASIS OF BEARING FLOOD ZONE REDWOOD EMPIRE TITLE COMPANY OF MENDOCINO COUNTY, , PROPERTY IS LOCATED WITHIN FLOOD ZONE DESIGNATED AS ALL PROPOSED IMPROVEMENTS ARE IN COMPLIANCE WITH PRELIMINARY TITLE REPORT NO. 20110181DN DATED AUGUST 14, _ � ELEV.=IOO.00 BASIS OF BEARINGS IS PER FOUND MONUMENTS AS SHOWN ZONE X-AREA OF MINIMAL FLOOD HAZARD(AREAS CURRENT CITY OF UKIAH STANDARDS AT THIS TIME. 2014 HAVE BEEN SHOWN HEREON AND/OR HAVE BEEN `� ON THE PARCEL MAP RECORDED IN MAPS,DRAWER 79,PAGES �, ACCOUNTED FOR IN NOTE PLACED HEREON. ALL EASEMENTS T S D E N G I N E E R I N G I N C. � THE BASIS OF ELEVATIONS FOR THIS SURVEY IS BASED ON 65-66,MENDOCINO COUNTY RECORDS. DETERINED TO BE OUTSIDE THE 0.2/o ANNUAL CHANCE OF � N FLOOD PLAIN)AS SHOWN ON THE FEDERAL EMERGENCY PROPOSED TO BE ABANDONED OR QUITCLAIMED AND/OR ALL expect more. o AN ASSUMED DATUM BASED ON AN ALTA/ACSM SURVEY MANAGEMEN�I AGENCY FLOOD INSURANCE RATE MAP,MAP EASEMENTS THAT CANNO�I BE LOCATED ARE NOTED HEREON. o PREPARED ON OCTOBER 14,2014. THE SITE BENCHAMRK NO.06045C1514F,DATED JUNE 2,20ll. � 6 4 201 8 7 8 5 O rc h a rd D ri ve S U 1 t 2 #11 O � IS AN EXISTING FIRE HYDRANT AS SHOWN. �. ��- � � ' � sIGN �ATE Folsom, C.A 95630 � Phone: (9�6) 608-0707 � LICENSE REGISTRATION NO. 7375 EXPIRES: 12-31-2019 �� /�_ � FaX: �g1 G� C 08-0701 �o 1V1 � � ATTACHMENT 3C __ _ . � � � ❑'�❑ D�C�� 0❑ OmO� -�G❑❑ ❑❑ � ❑❑=�, - PA DA - - ---- -__ -.�� - E%P E55 -._....�� ..._... � U o �� _--_.. . � . .. _-_ . _..._:_=�4__�-�.�-.a:.. ��.�...�._.v SIGNAGE PROGRAM Q°P Ex'°��, B e s t P ro e rt i e s G ro u a , , �, p p • � Panda Express and Retail Center coG,p�F 5��° 1230 Airport Park Blvd., Ukiah, CA r cH�r�E � � O � _ � . - � � b�A � � � � r�Q �C i � �,�w�`� p,, � r' ; �w .f�w� � • 9'� l�. � f � �.� �M 3 ��/ � �',^] ; � _/ ' o � � � � U � NNLVc+7r] the+aettCl �D1� a0 o �� .� � _� � � � Y �y � L a--+ ; •� � � oo � a, � � F O •� O � � C • • � � O N ¢ � � � � � N .� � o � � r : � � .� °� n�i o s U � i ' � � • � � �_ +� r- . . � .� � N ~ `+-+ � a ° � R ° `r' • � � � L '� �- fn � O d y � � y � � ' � � � � � C � N Q� ' 7 : Q7 Y (� � � p .� 'D ,� � a� c t' v, �+ :� c ii j ots �Le�C y,� Q �� i � N �j (j � �iry � � � ¢ � `V ;� p t� � : � � ro �^� � t : � � y � � V � � � � � � � '� � ' � � � � � 3 -�� o '— � � � o otA � c -q c' p � � aEs = � qc = a m cW � O � z N m ca ar'na � u� r � � � a � � � � QmUOWiiC� � JtAlutA � L � � � o � � C�.� N � � � � r r = � � � �+ Y O fA � d `1 � w a 11.� � a l!J Q � � u� Y � � � � cu a.._ ca o = c� � 'U O GO O 7 � Q. 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H� J ti a X Y �� Y U � Y � o � O 1 rW o • P `��; � � � ❑ , �'b , c� 8 ' .oe d � • ��81£64-.£ e • ��P�9� v • on � � c ao « � � • io .� c c � � p w ' u ~ v � op s � � � O • � � O � ' a � � � � ■ �■ � � • Q � ' � � • � • � � � • � o � � • o' � 1 � � � � ' m � . . � � �1 • � � i � � p� �� O ■ � � ATTACHMENT 3D Preliminary Storm Water Low Impact Development Report vr � October 12, 2018 Prepared For: Best Properties Group 2580 Sierra Blvd, Suite E ��r� Sacramento, CA 95825 ��`�'��;cy��r�� No. 59�2D �^ * Exp. 6-3D-19 * Prepared Bk TSD Engineering, Inc. N'�'� �1v ti�- `Eo�=\� 785 Orchard Way, Suite#110 °� �a�' Folsom, CA 95630 10-12-2018 TABLE OF CONTENTS I. INTRODUCTION ................................................... 1 II. PROJECT DESCRIPTION ....................................... 1 III. PROJECT TRIGGERS ............................................. 2 IV. POLLUTION PREVENTION MEASURES ................ 2 V. TYPES OF BMPS .................................................... 2-3 VI. MAINTENANCE AND FUNDING ........................... 3 ATTACHMENTS BMP SELECTION TABLE DETERMINATION WORKSHEET SUBMITTAL COVER SHEET EXHIBIT - STORM WATER MANAGEMENT PLAN STORM WATER CALCULATOR I. INTRODUCTION The following report is being prepared associated with an Entitlement request for Panda Express & Retail Center located at 1230 Airport Park Blvd in the City of Ukiah. As part of the entitlement request and City of Ukiah Resolution No. 2014-27 development of properties requires Low Impact Development (LID) measures utilizing the 2017 Storm Water Low Impact Devefopment Technica( Design Manuaf for Santa Rosa and Sonoma County (Manual). As part of this analysis and projects development is to design LID BMPs that are permanent, small scale, planted features that aim to mimic the hydrologic function of the predevelopment site by capturing, treating, and infiltrating storm water as close to the source as possible with the following goals: x Minimize the adverse impacts from storm water runoff on water quality, the biological integrity of receiving waters, and the beneficial uses of water bodies. x Minimize the percentage of impervious surfaces on land development projects and implement mitigation measures to mimic the pre-development water balance through infiltration & evapotranspiration. Minimize pollutant loadings from impervious surfaces such as roof tops, parking lots, and roadways through the use of properly designed, technically appropriate BMPs, including source control BMPs or good housekeeping practices, LID planning and design strategies, and treatment control BMPs. x Proper selection, design and maintenance of treatment control BMPs, and Hydromodification Control BMPs to address pollutants generated by land development, minimizing post-development surface flows and velocities, assuring long- term functionality of BMPs, and avoiding the breeding of vectors. II. PROJECT DESCRIPTION The proposed property at 1230 Airport Park Blvd is currently vacant land totaling 1.82 acres located within the larger Airport Industrial Park Planned Development. The property is currently border to the north and south with existing commercial/retail uses and along the eastern boundary Airport Park Blvd. The property currently has existing utilities (including existing storm drain improvements) that both border the property and cross the property anticipating that this property would be developed. The development of the property proposes development of the eastern 1.15 acres while the remaining western 0.67 acres is not proposed to be developed. The developed portion of the property (1.15 acres) consists of a 7,671 sq.ft. retail building, hardscape, parking lot, landscaping, and site utilities. The property under both existing and developed conditions drain/flows from the east to the west. Existing onsite drainage facilities collect this runoff via drain inlets and underground storm drain pipes and conveys runoff to the public storm drain system located in Airport Park Blvd. Offsite drainage on the adjacent properties both to the north and south are direct away from the project and is excluded from the tributary area. The adjacent undeveloped portion of the property (0.67 acres) runoff is intercepted by existing and new storm drain improvements such that the runoff does not drain to the developed portion of the property and this area is excluded from the tributary area. III. PROJECT TRIGGERS Based on the proposed project (greater than 10,000 sq.ft. impervious area, creating less than 1 acre of impervious surface) and the Manual — LID Project Trigger Flow Chart Figure 1; the proposed projects requires permanent water quality LID BMP's as follows: 9 Treatment of all Tributary Areas 9 Delta Volume Capture Requirement Description of Tributary Design Requirements Notes Area Tributary area consists 100%Volume Capture or Trash capture must of new and or both Delta Volume Capture be met in all replaced impervious and Treatment required. tributary areas. area only• IV. POLLUTION PREVENTION MEASURES The project proposes several design methods/site construction/maintenance practices to prevent pollution from entering storm water runoff and affecting storm water quality as fol lows: Adjacent properties and/or tributaries and their associated RUN-ON drainage patterns are direct around and/or into storm drain bypassing the Project. The Trash Enclosure if hydraulically isolated. A 1-foot wide curb opening is provided at the Bioretention Basin to allow trash to enter the basin. The down spouts on the proposed building's roof gutters will be detached and flows routed through landscaping. 14 Interceptor trees will be planted throughout the site. As well as several Redwood Trees will remain on the southern property line. Impervious surfaces (parking lots) will be disconnected by routing all runoff through bio-retention basins prior to entering the underground system. Project during construction will implement a SWPPP program. V. TYPES OF BMPS Based on the project's development parameters; required LID BMP for the project has been verified to be Delta Volume Capture and Treatment Controls. Based on the size and scale of the project; Living Roofs and/or Rainwater Harvesting are not considered feasible LID BMP's. In reviewing the Geotechnical Report this report classified the soil as Type "B". Type B soil have moderate natural infiltration rates. Selecting a Priority 1 LID BMP relies on natural infiltration of the existing soil as the only means to drain the Bioretention basin within a specified 72-hour period. Based on the native soil characteristics for the subject property TSD design requires the use of a subdrain system. Priority 2 Bioretention Basin (P2-04) are proposed to treat storm water runoff from the sites impervious areas. Two drainage sheds have been developed to drain the impervious areas of the project. Shed A drains a majority of the project and the associated Bioretention Basin A has been designed and sized per the Manual. Shed C drains a small area of the drive thru near the pick-up window and the associated Bioretention Basin C has been designed and sized per the Manual. Shed B drains the landscape frontage along Airport Park Blvd along the street frontage. Shed B being mostly landscape area consisting of sidewalk/plants/shrubs/mulch, no LID BMP facilities are proposed for this area. For more details of these described areas and their supporting calculations please see attached Exhibit — Storm Water Management Plan & Storm Water Calculator. VI. MAINTENANCE AND FUNDING Long Term maintenance of the LID BMP's will be through ownership and/or owners property Management Company. To ensure the maintenance of project specific LID BMP's these maintenance responsibilities will be part of the onsite landscaping service. This will ensure that on a weekly and/or bi-weekly basis visual inspection can be performed. Many professional commercial landscaping companies are providing this service within the region. LID BMP maintenance shall consist of the following: Visual Inspection Trash Removal Ensure Planting/Vegetation is good health and/or replacement as necessary Annual Soil Investigation Funding will come from ownership similar to the maintenance of other site/building related ongoing maintenance procedures. Lastly as part of the project(s) Final Building Permit approval a maintenance covenant will be recoded against the property to ensure that LID BMPS are maintained in good working order. BMP SELECTION TABLE BMP Selettion Table APPENDIX B ti.:>>L:�iu��.+ �w• � Pro�ea Name: Panda Express&Retail Center e� 5�� ea' Q e c ea L� o�` i>o r'' '��` h � e�¢ °� ��` �� a�a�`oc �`a`cti �J�e�`�\oc ``s�y ��`ec o��e c°Jc `ca c,�cy ' ec� e a Q'�a Q�`o �a�� a'��c �°�es Best Management Detail r ,`.d.� � `J a,`t�` J�C` ��` Q��` Q�e e5 �a�C �t Practice(BMP) Sheet Detail Title � �,. `oc S�o P�te Jo� ��c ��. ��5 �o Jc� Q�a� �+Q ��,r Universal BMP-to be Living Roof N/A N/A X X X X X considered on all Rainwater N/A N/A X X X X projects. Harvestin InterceptorTrees N/A N/A X X X X Runoff Reduction Bovine Terrace RRM-Ol Bovine Terrace X X Measures Vegetated Buffer RRM-02 Vegetated X Strip Buffer Strip Impervious Area N/A N/A X X X X Disconnection Priority 1-to be Roadside installed with no Bioretention P1-02 Bioretention- X X underdrains or liners. no C&G Must drain all stading Vegetated Swale- p1-06 Swale with X X water within 72 "�'ith Bioretention Bioretention hours. Constructed N/A N/A X X Wetlands Roadside Pz�Z Bioretinton- X X Flush Design Roadside Roadside P2-03 Bioretenion- X X Priority 2 BMPs-with gioretention Contiguous SW subsurface drains installed above the Roadside capture volume. P2-04 Bioretenion- X X Curb Opening Roadside P2-OS Bioretenion-No X X C&G Constructed N/A N/A X X Wetlands Date: Page_of_ A-7 E BMP Selection Table APPENDIXB ��,,5:1;7t.1 {�c)ti.3 � e� S��e ea' Q� c ` Qa ��c �� `,��o r a'�e w5 e o� he\ ��o ��e s�� a� \o� �a�c ��c ��. ��,J s�` 0�5 o�c `cati ocyw ec� �a ��a� Q``o \a�� \o� o��y. Best Management Detail r t �acc e ,`J a,��C` J�� os�'� Q�O QJe �S \aca e�O Practice(BMP) Sheet Detail Title C �� Lo'c ��p P,<<� �o� �J'c �C�` Je`' �p JO� Q�ac �}Q p'�.r Roadside P3-02 Bioretinton- X X X X Flush Design Roadside Priority 3 BMPs- Roadside installed with Bioretention P3-03 Bioretenion- X X X X subdrains and/or Contiguous SW impermeable liner. Does not achieve Roadside volume capture and P3-04 Bioretenion- X X X X must be used as part Curb Opening FlowThrough FlowThrough of a treatment train. planters P3-OS planters X X X X With P3-06 X X X X X Vegetated Swale Bioretention P3-07 Vegetated X X X X Swale Priority 4 BMPs-does not achieve volume Tree Filter Unit X X X X capture and must be Modular used as art of a Bioretention X X X X Chambered Se arator Units X X X X Priority 5 BMPs-does p not achieve volume Centrifugal Se aratorUnits X X X X capture and must be p used as part of a Trash Excluders X X X X treatment train. Filter Inserts X X X X Priority 6 BMPs-see the"Offset Program" Offset Program N/A N/A N/A chapter for details. Other Detention X A-7 STORM WATER LID DETERMINAT/ON WORKSHEET Z /h E zW Does Z roject require permanent �g�y�� Print Form storm water BMP's? �� File �Ja: OA:a�rart ❑ Y ❑ N � RelateMFilas: Date Submitted: a s�c: 6epartmerx l3seOnly Ut � U V V t I Z WhZW EWW // /dzW dZ u v v I Z v v ( Z ( uv ( ZZE ZrrUEW E Ed/ E W hdEd/ ,Z' /D/Ed/ E z dD EW WZD/dEt d / ,Z'ZYh/ZDEd Z/ ,Z' Z Dd,DhE//W WZd d ZD tZ z dD _ vo Pv uv u ' v vPPv U Z o oP vP vv U ' vUYU u vPUvZ o Pv ( (o v o 00 o vooU P v v Z P o vu PP Z uv Pv v v Z Z ut /dZv o Pv Dv o W WW i /v( u v Panda Express and Retail Center Best Development Group Project Name - , , , ,d , 1230 Airport Park Blvd 2580 Sierra Blvd., Suite E w i - ,� ,- Ukiah, CA 95482 Sacramento, CA 95825 W i City/ IZip o v � � (916) 482-8330 / terry@bestprop.net W rmit Number(s)r if applicable o v WZ vlu ol Chris Schulze 785 Orchard Drive, Suite 110 Pv Name Pv Mailing Address Folsom, CA 95630 (916) 608-0707 x 101 / cshulze@tsdeng.com Pv I I Pv Phone/Email d ( o vlW i W � , � GradingW u � Building Permit � , o0 o uv a � y � UseW u � v Zuv � d u v v � Z v-y , ,v „O 1. N , , , , , , � , „ n , , , , , , , , , , � Yes � Na /u ( ouv U Z Z v v ( I vPo v P U v vu v v v Zv v ( v IZ o ( v Z P oU ( v PU vZvPv ZvP ( vuvvv vs/ WP II s v Project Name Panda Express and Retail Ce / Z i vuvvv Z vPv uv v PvoovvP U Z o Uv P vo (( o Z ( vP vP v I vPo M �z � E • / Z i vo v v ZU o ((r IovM � z � E v z v ( Z v vW M ❑ z W dZ i , , , , , , , ,Ocv , , , , �dV7�-SC >V >>V > >>Q > > > >V n>>>>>>>> � EwPa Uo zu � � z iz . W WW i d PP W i Zd PPZ uv W Please answer the following questions to determine whether this project requires permanent Storm Water BMP's and the submittal of a St / ZEW D W u E Zrr 1. Does this i create or replace a combined total of 1U ( or more ( u ( vo vP oo i Z v (( r u uv M aZ � E 2• Does this project create or replace a combined total or 10,000 f t or more of u U UZ PZ U ( v v v v M ❑ Z � No Z i ouv o ( u ( u ( vo vPoo i Z v (( r u uv M � z aE v z v ( Z v vW M az W dZ i oov v uvv ut DW ZEW D W u Wo u o u v ( I Z v Pv Z Iv oPuv Pv v v WP � E WdZ i oo v v v uvv ut DW ZEW D u Wo u o Z u v Pv v vWP /u ( ouv U Z Z v v ( I vPo v P U v vu v v Zv v ( v IZ o ( v Z P oU ( vU vZvPv ZvP ( v u v vv vs/ Z v vD v vv vo Z o vl ( vP ( vP I vPo 0o vZ vPv Z vP v ( vP vs/ Zv v ( v IZ v v Z P ( uv vs/ WP Ils v Project Name Panda Express and Retail C O quare feet 1. Total Project area: 0.98 O acres 2. Existing land use(s): (check all that apply) �Commercial �Industrial �Residential �Public p�Other v ( ovPU Pv ( v ( I UovUZ P U W Vacant Land - The project site is currently undeveloped with no significant trees or land features. 3. Existing impervious surface area: Q O square feet O acres 4. Proposed Land Use(s): (check all that apply) �Commercial ❑ Industrial ❑ Residential ❑ Public ❑ Other Description of buildings, significant site features I U ov UZ P , etc.: The development will consist of 1 building (7,671 sf) and associated drive aisles, parking stalls and landscaping. Osquare feet .W impervious surface area: 33,755 Oacres WP Ils v Project Name ut / u v vt � z Panda Express and Retail Center Iv oPuv Pv vW As the property owner or developer, I understand that this project is required to implement permanent Storm Water Best Management Practices and ut /u o uv u o t / Z E voWoo v ZPouv v u EW Dv o u u D Wu E Zrr Any unknown responses must be resolved to determine if the project is subject to these requirements. 10/12/2018 o v Pv Date u v Pv vW As the property owner or developer, I understand that this project as currently designed does not require permanent Storm Water BMP's nor the submit al of a S ut /u o uv u o t / Z E voWoo v ZPouv v u EW Dv o u u D Wu . I understand that redesign may requiresubmittal of a new Determination Worksheet and may require permane vt Storm Water BMP's. o v Pv Date dZ u v v I Z v v ( Z ( uv ( ZZE ZrrUEW E Ed/ E W hdEd/ ,Z' /D/Ed/ E z dD EW WZD/dEt d/ ,Z' ZYh/ZDEd Z/ ,Z' Z Dd,DhE//W WZd d ZD tZ z dD _ vo Pv uv u ' v vPPv U Z o oP vP vv U ' vUYU u vPU vZ o Pv( (o v o 00 o vooU P v v Z P o v u PP Z uv Pv v v Z Z ut /dZv o PvDv o WP Ils v STORM WATER LID SUBMITTAL COVER SHEET �� Panda Express & Retail Center �� 10/12/2018 City oF �� Santa Rosa � �� oo#��+• 1• SubmittalB�formation: SubmittalDate:o October 12, 2�� 8 0 Initial[�WODS�i� �WOD� � �� J ❑ 6��6�/0� ❑ �� D� o �� 2. ApplicantOnformation: AppliCant�ame �wnerer0eveloper) :oBest Development Group 0 MailingC�►ddress:o2580 Sierra Blvd., Suite E o City/State/Zip:oSacramento, CA 95825 0 Phone/Email/Fax:o(916) 482-8330 / terry@bestprop.net o LNPDES Permit\LID Technical Manual\2017 LID Manual Update\InitialSWLIDSCoversheet ��.❑� Panda Express & Retail Cente 10/12/2018 City oF �� Santa Rosa � �a��o o �� v o Panda Express and Retail Center � 1230 Airport Park Blvd. � � ° Ukiah, CA 95482 ��✓ 180-080-77 �v��✓ • Subdivision 0❑ �rading [�ermit0 ❑ mit0 � ew0 a • �seOPermit0 � Hillside�evelopment 0 ❑ ent0 ❑ Time�xtension 0 � L:NPDES Permit\LID Technical Manual\2017 LID Manual Update\InitialSWLIDSCoversheet �/�❑? Panda Express & Retail Center 10/12/2018 c�ty of �� Santa Rosa � Project[�escription� � DescriptionC�bfC�broposedC�broject[�ype,C�ize,dlocation,C�ndC�nyC�pecificC3�sesC�br[�eatures.� aDescriptionC�bfC�nyC�ensitive[�eatures�lcreeks,C�vetlands,C�rees,C�tc.)C�ndC�vhetherC�heyC�reC�oingC�o[�eC�breserved,� removedC�brC�ltered.� aDescriptionC�bf[�heC�xistingC�ite.� aDescriptionC�bff�ow[�hisC�broject[�riggers[�heseC�equirements[�imperviousC�rea,C�ALGreen,C�401[�ermit,C�tc.).0 � DescribeC�nyC.�1'on�iteC3bffset"C�sed.� PollutionG�reventionC�rndG�iunoffG�ieductionG�l/leasures� aDescriptionC�bfC�llC�broposedC�bollutionC�breventionC�nneasures�lstreetC�weeping,C�overed[�rashC�nclosures,OndoorC�ses,0 etc).� aDescriptionC�bfC�ll[�tunoff[�teduction[�/leasures[�InterceptorQrees,�mperviousC�rea�isconnection,C�nd/orC�lternative� Driveway�esign).� TypeC3bfC�BMPsG�roposed� � DescriptionC�bfl�he[�ypesC�bf[�MPsC�elected�ncludingC�briorityC�roup[�hatC�ach�s�n.0 � DescriptionafC�vel af�}-eatment�nd�olume�apture�chieved�r�ach�MP. � � �❑ DescriptionC�bfC�naintenance[�orC�achC�ypeC�bf[�MP.� �❑ DescriptionC�bf[�undingC�nechanism.� � DesignationC�f[�tesponsible[�arty.0 L:NPDES Permit\LID Technical Manual\2017 LID Manual Update\InitialSWLIDSCoversheet ��o Panda Express & Retail Cei �o 10/12/2018 Clty Of �� Santa Rosa � �� m�� aa�ao � �o � � 0 ��a�� 0 0❑ ��o � �� p� ��o p� �ea� o �a�� oaa� oaa�� ExistingC3�'onditionC�xhibit0 � ExhibitC�hould�nclude:C�treetC�ames,C�bropertymines,C�broposedC�tormC�rainageC�ystem,C�vaterways,C�itle[�Iock,C�cale,� andC�orthC�rrow.� ❑ SoilQypeC�bfC�xistingC�ite.� � Proposed[�ributaryC�reasC�hown[�orC�IlC�broposed�nlets�lincludingC3bffsiteC�IrainageC�reas).[�xisting�mperviousC�reas.0 � Existing�mperviousC�rea.0 BMP�etails:0 ❑ etail�r�ach�,rpe�f�MP�4lelectedf�rovide�f�reliminary �.5"x11"�etail�br�ach�MP �pe�r�clude�n � submitted�rawings.�heseDan�e�hken�itraight�om�he�act�heetsf� �o�fgnificant�hanges�re�roposed.0 On[�lans:� � ShowC�IlC�pplicableC�lementsC�ffl�heC�elected[�MPsC�bn[�heC�ppropriateC�lanC�heets.0 Calculations:0 � alculat��ummary�heet�0�� SupplementalC3brC�upportingC�alculation�IfC�pplicable.� LNPDES Permit\LID Technical Manual\2017 LID Manual Update\InitialSWLIDSCoversheet Page� EXH/BIT STORM WATER MANAGEMENT PLAN & LANDSCAPE PLANS PRELIMINARY STORM WATER MANAGEMENT PLAN EXISTING PARCEL- PHASE 1 12 3 0 AIRP O RT PARK B LVD FG BIO RETENTION OVERFLOW DROP INLET SDWK 1' CURB OPENING N in PERVIOUS SURFACE: 1.00 ACRES 42,683 SF 100% o p V, STORAGE IMPERVIOUS SURFACE: 0 ACRES 0 SF 0�� U�AH CA — TOTAL AREA: 1.00 ACRES 42,F83 SF 100�� — �� „� %\\\�\\\�" PROPOSED PARCEL � �� 4"-6" COBBLE PERVIOUS SURFACE: 020 ACRES 8,928 SF 20% IMPERMEABLE IMPERVIOUS SURFACE: 0.78 ACRES 33,7�5 SF 80% MOISTURE BARRIER TOTAL AREA: 0.98 ACRES 42,F83 SF 100��> EXTEND 6" BELOW AB 12 DEEP POTTING 6" PERFORATED SUB DRAIN „ SOIL MIX LOCATED AT TOP OF AB LAYER � � � � Guillon /�c „ AP 780-080-80 CLASS 2 PERMEABLE AB 12 0 DRAIN PIPE Fire I I I BASIN A = 5.5' DEEP TOP OF CURB Gui//on_p hydrant: BASIN C = 1.75' DEEP eterson Enterp�-�ses LLC Benchmark for Founo' 7 �2" AP 780-080-87 this job. To,a of � � tQ99eo, LS�� iron ,aipe _ hydr�r�t - 700.00 4578 � SHED �C� � R—�� L a Trash 2x2 D/ cn � g1�6� � a o Parkin stalls TOP=93.27 � � � � - - s ��r � AREA=0.02 acres g � � � �_ i��-90.�6 � a a � a��`� Plan ter � � Curb � I _ �� s1 Saft� _ _ _ __ _ __ Founo' 3 00� � Sidewalk Planter �� o _�Vofhing fo�� AC OR PCC BOTTOM �4,� . o� p�pe — — — — -- — — — at P�"o ert OF CURB beht souther/y, no tag � � 6" concrete curb ,� ��. � ��.� ��3 —�� p Y � rner � �E�TA— � (� �R� ' A BIO—RETENTION BASIN �tIRB �PENIN��ETAiL � Fence Cor,crefe �_ — - _ __ _ _ _ _ _ — 8' SD ��— — � � - � — 10" SD 2x2 D/ V�� V - � �'2X2 oi y a � � — — =� � - — — — ��#4� � � � � � Table 1 . East Landscape Plant List ' � HMRARCHITECTS � ' Latin Name Common Name Map Code # of Plants Minimum plant Size** Symbol � � Spacing � � 2130 21st Street ' Herbaceous Sacramento, CA 95818 T 916 736 2724 a o a a a I ■ www.hmrarchitects.com ° � � a � ° o a ° ° ° o � Achillea millefolium Yarrow 'Island Pink' ° ° Q � o AM 3 18" 1 gal 8 ° a � ° O O ■ ■ ■ �� Do �� '� ��'� ��'� �� '� ��'� ��'� ��'� �� '� � � � i Ca�ex ba�ba�ae Santa Barbara Sedge �► ��fl �� O CB 140 18 AB3 5= o c o aa � � I o a - _ �� , - � � _ �; �� ,�� - '� � �- -� . � Ca�ex p�aeg�acilis Foothill Sedge „ ° ° ° ° ° o , -_ - � � � o a �'� � � � �� '�'� � . �� ' CP 370 14 AB35= o 0 0 0 0 a �I - � -- �: a � _�L '- -'' o <: _— , a �- �J � � � ° O o � Epilobium canum California Fuschia EC 83 18" 1 al g Q � � �`O��O�`O��O�� . - - - - - - - - o� � . . I �` I E�io h llum lanatum Wool Sunflower �� o � , p y y „ En ineers & Geolo ists �O � � (� O �� o � � EL 35 18 1 gal o g g � � � ° ° i i� _ �',� � 1062 G St. Suite I Arcata, CA 95521 I � I o Ir__ � a � • • ' � -� �� i i I� _ - � a � � Festucacalfo�nica CaliforniaFescue FC 144 18" 1 gal � Ph : 707-822-5785 � Fx: 707-822-5786 � � a �__ 'a a I p EX� � ' � � � www.streamlineplanning . net � I Q - � � O � O �� I � � � LJ O�� II ��I I.I.. � � �� t�� =� � Festuca idahoensis Idaho Fescue FI 325 12" 1 al � � � � � �' �' �, ; g 0 � . o . � �� T o • � �,,,� �, o ��,� �°� O� G�andelia campo�um Gum Plant �► 1 al o �� _� a o 0 0 GC 28 18 g o � � � , � °�P�'� � G� �c° � ° �� FT CH�NES� �� .Iuncus effusus Common Rush „ � o � �; � I ' JE 115 18 AB35= �a �� a � a �� O < � � � � � �;-;;�� Juncus patens Grey Rush �� a ��, � JP 140 18 AB35= o�,,� � � �� L �� ,� , a �� i a � � � � � o � � �� ° � � Shrubs � U ,��.,�.- �� , �M.�,� � - � � � ��°"�� o �� I �� ; � � .(� ��--�� ° I I aa �� ° Amelanchie� alnifolia Serviceberry AA 14 8' S gal � V � �� _� �O� I I �� ,, � I = � ��<�� o�� •� o° �� I � _ _ �� ' . . � ��0� �� . �• I � I I � - �� ' A�onia melanoca�pa Chokeberry „ � � � 00 �o � a o �� ,. ��' � o a I ArM 9 36 5 gal � � � I � � i � �� I � � � � O � � � Le echinia cal cina Pitcher Sa e � 88 �� o � ! � �� I' � 1� Y g LC 13 11' S gal � � � � . I � I I a � � a �� I I I = _ � I � � I I I � � ; P�unus vi�giniana Chokecherry � � (a o b al I �� PV 6 NA 5 gal -�'"`�� c� � ;;,,;,, � � _________________________________ � � � � � I� I � �° � � ' ue�cus vaccini olia Huckleberr Oak � � � o , e o �� a � ' Q .f Y QV 10 NA 5 gal � � � 0o I I I o�°oe J a I I �� I ��/�, �J,J .� �� a � Rhamnus califo�nica Coffeeberry 'Eve Case' o �� a � � �� o � � RC 13 NA 5 gal � V J � Q � -- - !� ;'�i � � � • � � � �I I � �- �--a �i; � � � � O � ,.°o � � � � i,�; � ; '�---� �, � � � Trees M N ��,, .- � � � o � W � 0 �'�� I � I � i� �--- J � ' a � � O �� a � � �� ° ' ° OOI ue�cus lobata 11 k � � �� I ° � � o � a � Q Va ey Oa QL 5 NA 15 gal x � �� — � 55 ' o0 • o o �� oo� � � ��, O • g8 � � ��,� � 0 �< � � � 8 0 =�� 0�O � � ° � ue�cus �ub�a Red Oak � °y a Q 00 o � O � R 15 al e Q` � � � i� � ja _________________________________ j � �� ° ° � a � � Q 3 NA g Q ,�s� � o� o � � � O �'�C' z � •� � � � Decorative Elements W �y � �,,,, i � � �� '' � ' � � - < , OOI C O �� I o I I O�� - _ � � Boulde� 24" �wI o J��S` � � � � o �� < � a � , � s7 NA . '� bd . � i i �, �� o � 'I � o �� ° i __ � , � � Subtotal � � � �� 1 4 5 6 �< � ' w I I I � � � o � * O � I I I � a �� 0 � Cluster areas to be spaced in random pattern. o �,o � �-, O � � **AB35= means AB35 or equivalent such as large plug or 4" since these plants spread quickly. ��o � o � �� 00 O �� — - - - - - — - - - - - - - - - � � � I � �� ° o o ,:.��1�� aa o a � Mulch 0 0 0 � o ;,,,;,,; � a a o � � � �� 000O � a ,-, • o • � o • o • o • �� Minimum 4" layer of bark chip mulch to be applied throughout landscape, paying special attention to avoid burial of 1-gallon C/� �� a ��, J� J J J� J J J� a � I �► Z ��- o , herbaceous species. The exception shall be in swale/bio-retention areas, where a 1 layer of bark mulch will be applied and then 0 ;'„ � � � ' covered with a minimum 4" layer of rock mulch to prevent scouring or bark floatation. � �� iiu O � a � ' w � iii � �� o � W � � Q_______� � � �� PROJECT DATA � 0 0 0 � � � �, �, �, �, �, �, �, �, �, �, �, �, �, � � ��< � e CD a o�o ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ � � A.P.N.: 180-080-77 ❑ ❑ � � � g � � p � p � p � p � p � p � p � � p � p � p � p � p � p � p � p � p � p � p � p � p � p � � p � p � p � p � p � p � � � � � LOT SIZE: 1.82 ACRES GROSS (79,279f S.F.) n nHnHnHnHnHnHnHn n nHnHn nHnHnHn nHnHnHnHnHnHnHn n nHnHn n nHnHnHnHnHnHn 1 �� ° �� NEW PARCEL 1 (PHASE 1): 1.14 ACRES (49,658f S.F.) I NEW PARCEL 2 (PHASE 2): 0.68 ACRES (29,621 f S.F.) � PHASE 1 DATA 1 I AL.L DR4V�INGS AI�D WPo11FN M4TEPoAL APPEAI�NG BUILDING AREA: 7,671 SQ. FT./ 49,658 SQ. FT. = 15.4� FfRE1N CONSIITUTE ORIaf�14L & UNPUBIJSFED � NpRK OF HM� ARCHITECTS AND M4Y NOT BE � LANDSCAPE AREA: 9,917 SQ. FT./ 49,658 SQ. FT. = 20.0� �� a�� I WPoTfEN CONSQJf OF HbR ARCHTECTS -- -- — -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --�-- — HARDSCAPE AREA: 32,070 SQ. FT./ 49,658 SQ. FT. = 64.6% � -� LAN DSCAPE PLAN � I FUTURE PHASE 2 DATA ' EAST I � RETAIL BUILDING AREA: 5,025 SQ. FT. � i l e APRIL 4, 2018 PRELI M I NARY LAN DSCAPE PLAN - EAST NORTH DRAWNCCY: CHECKED BY: SCALE: 1" = 10' SP JOB N0. 18006 , , Table 2. �Vest Landscape Plant List � � � , , , , , , , , , , . , , Minimum* H M R A R C H I T E C T S � ` Latin Name Common Name Map Code # of Plants • Plant Size Symbol ` ` Spacing --- -- --�--�-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - � � a �� a a Herbaceous 213 0 21 s t S t r e e t `� `� � Sacramento, CA 95818 `� �� o a T 916 736 2724 � � `� `� \ � a , :�/ � Achillea mille folium Yarrow 'Island Pink' A M 3 0 i g" 1 ga l g www.hmrarchitects.com ` � ° \ / � � `� �� A/ o �� a � � ��OO O O ` O ��i , � � � .. � • ` E alobium canum California Fuschia � ,,_�---�---- , ° 1�� EC 13 18" 1 gal O � � �� a ,' � o a a , '� , a � o �/ � I D � � � ; r---� a ° � a �� Festuca califo�nica California Fescue FC 133 18" 1 gal � � I � �----- -'� � _��'°'.t o 0 0 >�� `�� g � Festuca idahoensis Idaho Fescue �� a o �� g �Jo FI 196 12 1 gal � � ; a �� g � "�o -+------�__ x � � � ----- � � � G�indelia campo�um Gum Plant • • � -fi-- ° � ,�=�'��F= o �� o GC �1 is�� 1 gal o Engineers & Geologists �, x � o o �� =;,'""�,,y.,,,,�,O O •I � I o � � g -;,h�O�O �� o �� g � Po 1062 G St. Suite I � Arcata, CA 95521 �,_________ x__ g � � •� Shrubs Ph : 707-822-5785 � Fx: 707-822-5786 ,�� I www.streamlineplanning . net �� 1 O � Amelanchie� alnifolia Serviceberry AA 3 8' S gal � � � � , x � -\�__"�---------�-- x A�onia melanoca�pa Chokeberry I ArM 30 36" 5 gal � � x ____________I __ P�unus vi�giniana Chokecherry � PV 5 NA 5 gal ��-':�- ,� o o g • -;,-�� I �� 8 • �<� ��g • � " o 0 8 • � � � 8 � Que�cus vaccinifolia Huckleberry Oak V 18 NA 5 al � ��-------------�-- � � O DO ��< g • Q g � x � � a � 0 Trees � V -- � � ----------------� � a� c� I Que�cus �ub�a Red Oak QR � NA 15 gal a � V � x • ■ � •� � I Decorative Elements � }' � x �---------------- -- x � � o � Boulde� 24�� 31 NA • � � � _ � � ----------------�- O (a x Subtotal 506 � � �� o �� •g g o° O 3�� *Cluster areas to be spaced in random pattern. � � � • g ° O�� O � o �� --------------I -- °o �� - Mulch � ' x o �� ` � w ._ `, oo �� Minimum 4" layer of bark chip mulch to be applied throughout landscape, paying special attention to avoid burial of 1-gallon � Q \�------------ �-- herbaceous species. The exception shall be in swale/bio-retention areas, where a 1" layer of bark mulch will be applied and then � � � covered with a minimum 4" layer of rock mulch to prevent scouring or bark floatation. M (� N x W � � � ----------------X-- � x �55 , o00 I � � x _ Q `�',y ----------------�- �'�C Z I W ot � x Q• ~ O�L J��, ----------------I -- bd . Go � �� O � �� . Ix �� gg� �� < • -------------- - I�� O Ogg • Q x � �� I O O g • � �- x I x I �� x 1 7 I I L I O I I x I I V J I I � � � x � I J � x � o ,�� I o000o P ROJ E CT DATA --;, x o. . 000. • � ' ' I 8 8 �� ; ; x a�0 ��1� g g g g � A.P.N.: 180-080-77 � � � � ��O ��` LOT SIZE: 1.82 ACRES GROSS (79,279f S.F.) x � �i i i �� -�-��< ■ NEW PARCEL 1 (PHASE I): 1.14 ACRES (49,658f S.F.) �I ,'� '�� i i I � � � O � � � NEW PARCEL 2 (PHASE II): 0.68 ACRES (29,621 f S.F.) x �� • ��'-'.�t i i � �i i i I �� _'°!',';'�- � -;wh; =�:'�'�_�- ❑O �� g �� "'� ' � � � PHASE I DATA � �� I �i i ��;;�� '��;��' ��' � � � x �i ��,__,�' i i I �� O � � 0 � � BUILDING AREA: 7,671 SQ. FT./ 49,658 SQ. FT. = 15.4� I-ERpN CONSIITUTE ORIaf�14L & UNPUBLJSFED � i i x �� ❑� LANDSCAPE AREA (OPEN): 9,917 SQ. FT./ 49,658 SQ. FT. = 20.0� N� OF HM� ARChiITECTs AND M4Y NOT BE �--------�---------L-----1-- O g �� 0�� n HARDSCAPE AREA OPEN : 32, , - � WPoTfEN CONSQJf OF ARCHI�TE� � y ( ) 070 SQ. FT./ 49 658 SQ. FT. - 64.6�' ' �� OO �� O �� TOTAL OPEN AREA: 41,987 SQ. FT./ 49,658 SQ. FT. = 84.6% OPEN ° ° � � � � � �� LAN DSCAPE PLAN O O � 0�� O O FUTURE PHASE 2 DATA --- -- -- -- -- ❑ -- -- -- -- -- -- --� BUILDING AREA: 5,500 SQ. FT. MAXIMUM/ 29,621 SQ. FT. = 18.6% WEST � LANDSCAPE AREA (OPEN): 5,925 SQ. FT. MINIMUM/ 29,621 SQ. FT. = 20.0% I� HARDSCAPE AREA (OPEN): 18,196 SQ. FT. MAXIMUM/ 29,621 SQ. FT. = 61.4% TOTAL OPEN AREA: 24,121 SQ. FT./ 29,621 SQ. FT. = 81.4% OPEN APRIL 4, 2018 PRELI M I NARY LAN DSCAPE PLAN - WEST � NORTH DRAWN BY: �� CHECKED BY: SCALE: 1" = 10' SP JOB N0. 18006 STORM WATER CACULATOR ��.:t,t.; I�ca;;: � � C iri t ��Sat�taRQsa � �-��- mQ�� D� newq� Evergreen Trees B�! _� � L9 newW Deciduous Trees ��@ � W � q� qHEi�9D4 16 qR' qq' G B6q' O W q6 W � ��4' ��S H6Y IA�9 W � +9QA� 0 w �H� 9�, sa w �va s�w lP �w � W ��V & p & o � � �� a►a� � �� a aaw w a� w � w � w �Y w �Y w �+ w �► w eo C iri t ��Sat�taRQsa � �-��- mQ�� newq� Evergreen Trees B�! _� � L9 newW Deciduous Trees ��@ � W � q' AH6�968/ qR' qq' G B6q' O W q6 W � ��4' ��S �9 IA�9 W � +9QA� 0 w �H� 9�, sa w �va s�w lP �w � A' Qe�s� �o & p & o � � �� a►a� � �� a aaw w a� w � w � w �Y w �Y w �+ w �► w eo C iri t ��Sat�taRQsa � �-��- mQ�� D�R newq� Evergreen Trees B�! _� � L9 newW Deciduous Trees ��@ � W � A' W qR' qq' G B6q' O W q6 W � ��4' ��S H6Y IA�9 W � +9QA� 0 w �H� 9�, sa w �va s�w lP �w � W ��V & p & o � � �� a►a� � �� a aaw w a� w � w � w �Y w �Y w �+ w �► w eo ATTACHMENT 3E �J-��-l-►,J-�� 'l��i-l��a��-�J - � - � .• - - -� -_ .- ,�y ' - - Ir_ _ - �,l<1 i,� „�, �� `� � �� - _ �-'=o-, � • -1�rJ�r ��.' - L`_- -- - - - �� - �_� � - '- -- ___--_ ._ _ f' _ _ �. -�, ' � �} . � �� =.'_�..•_ . ' . J �- x ` �i -. . ' ■ . ' _ .J � f� ` - _ _ rt _ ..� � ` f■ � � , _ . �. � ~x'- --L,'. �� •�, 1 • � � • � � � � � � � � � � ■1�� PREPARED FOR: !��°��'�� BEST DEVELOPMENT GROUP � �I ;� �:=' 2580 SIERRA BOULEVARD, SUITE E �g �� '�` SACRAMENTO, CALIFORNIA 95825 �F576EYELDPMENTGR01lP,�u. PREPARED BY �. . GEOCON CONSULTANTS, INC. 3160 GOLD VALLEY DRIVE, SUITE 800 RANCHO CORDOVA, CALIFORNIA 95742 �� GEOCON PROJECT NO. 51513-05-01 APRIL 2018 ��ca�r CQNSULTAIVTS, INC. G E b T E C H N I C A L ■ E N V I R � N M E N T A t a M A T E R I A L 5 � ProjectNo. 51513-OS-01 Apri14, 2018 VIA ELECTRONIC MAIL Terry Johnson Best Development Group 2580 Sierra B1vd., Suite E Sacramento, California 95825 Subject: GEOTECHTIICAL INVESTIGATION UKIAH RETAIL—PANDA EXPRESS 1230 AIRPORT PARK BOULEVARD UKIAH, CALIFORNIA Dear Mr. Johnson: In accordance with your authorization of our proposal(Proposal No. LS-18-71), dated February 27,2018, we have prepared this geotechnical investigation report for the proposed retail building to be located at 1230 Airport Park Boulevard in Ukiah, California. The accompanying report presents our �ndings, conclusions, and recommendations regarding geotechnical aspects of redeveloping the site as presently proposed. In our opinion, no adverse geotechnical conditions were encountered hat would preclude development at the site provided recommendations of this report are incorporated into the design and construction of the project. Please contact us if you have any questions regarding this report or if we may be of further service. Sincerely, GEOCON CONSULTANTS,INC. ��-.,F`��"`,,�,� Y� ' ; �;• , . �� _ _ 2 a y` :3`• Jeremy J. Zorne, PE, GE �� Victor M. Guardado, EIT � Senior Engineer * " * Staff Engineer �`�F Ll� GA 3160 Gald Valley�ri�e,5uite 800 ■ Rancho Cordova,CA 957d2-7515 ■ Telephone 916.852.91 18 ■ Fax 915.852.4132 TABLE OF CONTENTS GEOTECHNICAL INVESTIGATION PAGE 1.0 PURPOSE AND SCOPE............................................................................................................1 2.0 SITE AND PROJECT DESCRIPTION......................................................................................2 3.0 SOIL AND GEOLOGIC CONDITIONS ...................................................................................2 3.1 Site and Regional Geology ............................................................................................2 3.2 Fi11..................................................................................................................................2 3.3 Alluvium........................................................................................................................3 4.0 GROUNDWATER.....................................................................................................................3 5.0 SEISMICITY AND GEOLOGIC HAZARDS ...........................................................................3 5.1 Regional Active Faults...................................................................................................3 5.2 Ground Shaking.............................................................................................................4 5.3 Liquefaction...................................................................................................................4 5.4 Expansive Soi1................................................................................................................5 5.5 Soil Corrosion Screening...............................................................................................5 6.0 CONCLUSIONS AND RECOMMENDATIONS......................................................................6 6.1 General...........................................................................................................................6 6.2 Seismic Design Criteria .................................................................................................6 63 Soil and Excavation Characteristics...............................................................................7 6.4 Materials for Fi11............................................................................................................9 6.5 Grading ..........................................................................................................................9 6.6 Foundations..................................................................................................................10 6.7 Interior Slabs-on-Grade................................................................................................l l 6.9 Retaining Walls............................................................................................................12 6.10 Concrete Sidewalks and Flatwork................................................................................14 6.11 Pavement—Hot Mix Asphalt(HMA)..........................................................................14 6.12 Pavement—Rigid Concrete..........................................................................................15 6.13 Site Drainage and Moisture Protection........................................................................16 7.0 FURTHER GEOTECHNICAL SERVICES.............................................................................18 7.1 Plan and Specification Review.....................................................................................18 7.2 Testing and Observation Services................................................................................18 8.0 LIMITATIONS AND UNIFORMITY OF CONDITIONS......................................................19 9.0 REFERENCES..........................................................................................................................20 FIGURES Figure 1,Vicinity Map Figure 2, Site Plan Photos No. 1 through 4 APPENDIX A FIELD EXPLORATION Figure A1, Key to Logs Figures A2 through A5, Logs of Exploratory Borings B 1 through B4 APPENDIX B LABORATORY TESTING PROGRAM TABLE OF CONTENTS (Continued) Table B 1, Corrosion Parameter Test Results Table B2, Expansion Index Test Results Table B3, R-Value Test Results Figure B 1, Summary of Laboratory Results Figure B2, Atterberg Limits Figure B3, Grain Size Distribution Figure B4, Compaction Test Report(Curve No. 1) GEOTECHNICAL INVESTIGATION 1.0 PURPOSE AND SCOPE This report presents the results of our geotechnical investigation for the proposed retail located at 1230 Airport Boulevard in Ukiah, California. The approximate site location is depicted on the Vicinity Map, Figure 1. The purpose of our investigation was to evaluate subsurface soil and geologic conditions at the site and provide design-level recommendations relative to the geotechnical aspects of designing and constructing the project as presently proposed. To prepare this report,we performed the following scope of services: x Performed a limited geologic literature review to aid in evaluating the geologic conditions present at the site. A list of referenced material is included in Section 9.0 of this report. x Performed a site reconnaissance to review project limits, determine exploration equipment access, and mark out exploratory excavation locations. x Notified subscribing utiliry companies via Underground Service Alert (USA) a minimum of two working days (as required by 1aw)prior to performing exploratory excavations at the site. x Performed four exploratory borings (B 1 through B4) to depths ranging from approximately 10 to 25 feet using a track-mounted drill rig equipped with hollow-stem augers. x Obtained representative disturbed and relatively undisturbed soil samples from the exploratory borings. x Logged the borings in general accordance with the Unified Soil Classification System(USCS). x Upon completion,backfilled the borings with soil cuttings. x Performed geotechnical laboratory tests to evaluate pertinent geotechnical parameters. x Prepared this report to summarize our findings, conclusions, and recommendations regarding the geotechnical aspects of developing the site as presently proposed. Approximate locations of the borings relative to the proposed improvements are shown on the Site Plan,Figure 2. Details of our field exploration program including exploratory boring logs are presented in Appendix A. Details of our laboratory testing program and test results are summarized in Appendix B. Geocon ProjectNo.S1513-OS-01 - 1 - Apri14,2018 2.0 SITE AND PROJECT DESCRIPTION The site is a relatively flat vacant lot vegetated with grass and small shrubs. Past development of the site is evidenced by existing improvements including hot mix asphalt (HMA) and gravel paved drive ways/roads, concrete flatwork, underground utility infrastructure, and future utility stubs as shown on Photos 1 and 2. The site also contains abandoned concrete footings, utility structures, and timbers as depicted in Photos 3 and 4. Based on the USGS 7.5-minute Ukiah Quadrangle Topographic Map, the site has surface elevation of approximately 600 feet above mean sea level (MSL). The site is bounded by an Animal Hospital to the south, a Sears and U.S. Cellular store to the north, Airport Park Boulevard to the east, and the Ukiah Municipal Airport to the west. The current and proposed site configurations are shown on the Site Plan,Figure 2. The first phase of the proposed project consists of constructing a new 7,700 square foot retail building that will include a 2,200 square foot Panda Express restaurant on the northern portion of the building (Figure 2). The future second phase may include a 5,000 square foot retail building on the west portion of the site. The retail building(s) will likely be single-story and of wood-frame construction. Anticipated structural loading was not provided to us for review; however, we anticipate light structural loading consistent with the planned structure types. Other improvements will likely include underground utilities, lighting, paved parking areas, concrete flatwork, and landscaping. Grading plans are not yet available; however, due to the relatively flat site topography, we anticipate relatively minor grading with cuts and fills on the order of 3 feet or less. 3.0 SOIL AND GEOLOGIC CONDITIONS We identified soil and geologic conditions by observing exploratory excavations and reviewing referenced geologic literature (Section 9.0). Descriptions provided below include the USCS symbol where applicable. 3.1 Site and Regional Geology The site is located within the Coast Ranges geomorphic province of Northern California, which is characterized by subpara11e1 north to northwest-trending mountain ranges and intermountain alluvial valleys. Based on the Geologic Map of California, Ukiah Sheet(California Division of Mines and Geology, 1992), the site is underlain by Quaternary-age alluvial deposits (map symbol Qa1) consisting of interbedded layers of gravel, sand, silt and clay. 3.2 Fill In Borings B 1 through B4, we encountered fill to depths ranging from approximately 3 to 6'/� feet. The fill generally consisted of stiff to very stiff sandy lean clay (CL) with varying amounts of silt and gravel and medium dense silty clayey gravel with sand (GC-GM). The approximate fill thickness observed at each boring, is shown on the Site Plan, Figure 2. Based on laboratory moisture-density Geocon ProjectNo.S1513-OS-01 -2- Apri14,2018 tests, the approximate relative compaction of the fill is 90%or greater and is considered suitable for the support of the proposed improvements. 3.3 Alluvium Below the fill, we encountered alluvium in each of our exploratory borings to the maximum depth explored of approximately 26'/z feet. The alluvium predominantly consisted of inedium stiff to very stiff to hard sandy lean clay (CL), very stiff lean clay (CL), stiff to very stiff sandy silt(ML), medium dense clayey sand(SC), and very dense sandy silty gravel(GM). Soil conditions described in the previous paragraphs is generalized. The exploratory boring logs included in Appendix A detail soil type, color, moisture, consistency, and USCS classification of the soils encountered at specific locations and elevations. 4.0 GROUNDWATER We encountered groundwater at approximately 24 feet in Boring B1 performed on March 21, 2018. We did not encounter groundwater in the other borings performed to depths ranging from approximately 11'/z to 16'/z feet. In 1998, according to a Conceptual Site Models and Wark Plan report prepared by SHN Consulting Engineers and Geologists, Inc., EMCON advanced three exploratory soil borings approximately 0.9 miles southeast from the site. Groundwater was encountered at depths of approximately 16, 22, and 23 feet below the ground surface which closely agrees with groundwater conditions encountered in our investigation on March 21,2018. It should be noted that fluctuations in the depth to groundwater may vary significantly due to changes in rainfall, temperature, localized pumping, irrigation practices, and seasonal fluctuations. Therefore, it is possible that groundwater may be higher or lower than the levels stated above. 5.0 SEISMICITY AND GEOLOGIC HAZARDS 5.1 Regional Active Faults Based on our research, analyses, and observations, the site is not located on any known "active" earthquake fault trace. In addition, the site is not contained within an Alquist-Priolo Earthquake Fault Zone. Therefore, we consider the potential for ground rupture due to onsite active faulting to be low. In order to determine the distance of known active faults within 50 miles of the site, we used the computer program EQFAULT, (Version 3, Blake, 2000). Principal references used within EQFAULT are Jennings (1975),Anderson(1984) and Wesnousky(1986). Results are summarized in Table 5.1. Geocon ProjectNo.S1513-OS-01 -3 - Apri14,2018 TABLE 5.1 REGIONAL ACTIVE FAULTS Fault Name Approximate Distance From Maximum Moment Site Magnitude(Mw) (miles) Maacama(Central) 1.5 7.1 Maacama(Narth) 15.3 7.1 Collayomi 20.4 6.5 Maacama(South) 21.7 6.9 Bartlett Springs 23.3 7.1 San Andreas (1906) 27.0 7.9 San Andreas (North Coast) 2�.0 7.6 Round Valley 31.1 6.8 Huntington Creek—Berryessa 39.6 6.9 Great Valley, Segment 2 42.6 6.4 Great Valley, Segment 3 44.1 6.8 Great Valley, Segment 1 44.4 6.7 Rodgers Creek 46.9 7.0 5.2 Ground Shaking We used the USGS computer program 2008 ZISGS Unified Hazard Tool to estimate the peak ground acceleration (PGA) and modal (most probable) magnitude associated with the Maximum Considered Earthquake with an approximate 2,475-year return period. The USGS estimated PGA is 0.91 g and the modal magnitude is 7.3. While listing PGA is useful for comparison of potential effects of fault activity in a region, other considerations are important in seismic design, including frequency and duration of motion and soil conditions underlying the site. 5.3 Liquefaction Liquefaction is a phenomenon in which saturated cohesionless soils are subject to a temporary loss of shear strength due to pore pressure buildup under the cyclic shear stresses associated with intense earthquakes. Primary factors that trigger liquefaction are: moderate to strong ground shaking (seismic source), relatively clean, loose granular soils (primarily poorly graded sands and silty sands), and saturated soil conditions (shallow groundwater). Due to the increasing overburden pressure with depth, liquefaction of granular soils is generally limited to the upper 40 to 50 feet of a soil profile. Based on the subsurface conditions encountered at the site including stiff to very stiff to hard sandy clay and silt and very dense sandy silty gravel, we consider liquefaction potential at the site to be low. Mitigation due to liquefaction is not necessary for the project. Geocon ProjectNo.S1513-OS-01 -4- Apri14,2018 5.4 Expansive Soil Laboratory Plasticity Index and Expansion Index tests on selected near-surface soil samples indicate low plasticity and corresponding low expansion potentiaL Mitigation and specific design measures with respect to expansive soil are not considered necessary for the project. 5.5 Soil Corrosion Screening We performed a soil corrosion potential screening by conducting laboratory testing on a representative near-surface soil sample. The laboratory test results and published screening levels are presented in Appendix B. Geocon ProjectNo.S1513-OS-01 -5 - Apri14,2018 6.0 CONCLUSIONS AND RECOMMENDATIONS 6.1 General 6.1.1 No soil or geologic conditions were encountered during our investigation that would preclude development of the site as planned,provided the recommendations contained in this report are incorporated into the design and construction of the project. 6.1.2 Approximately 3 to 6'/z feet of previously placed fill blankets the site. Based on our observations and lab test results, the existing fill is considered suitable for direct support of the proposed improvements. 6.1.3 Conclusions and recommendations provided in this report are based on our review of referenced literature, analysis of data obtained from our exploratory field exploration program, labaratory testing program, and our understanding of the proposed development at this time. 6.1.4 We should review the project plans as they develop further, provide engineering consultation as needed during final design, and perform geotechnical observation and testing services during construction. 6.2 Seismic Design Criteria 6.2.1 Seismic design of the structure should be performed in accordance with the provisions of the 2016 California Building Code (CBC) which is based on the American Society of Civil Engineers (ASCE) publication: Minimum Design Loads for Buildings and Other Structures (ASCE 7-10). We used the USGS web application ZIS Seismic Design Maps (htt�://�eohazards.us�,S•�ov/desi�,mma�s/us/a�lication.php)to evaluate site-specific seismic design parameters in accordance with the 2016 CBC/ASCE 7-10. Results are summarized in Table 6.2.1. The values presented are for the risk-targeted maximum considered earthquake(MCER). Geocon ProjectNo.S1513-OS-01 -6- Apri14,2018 TABLE 6.2.1 2016 CBC SEISMIC DESIGN PARAMETERS Parameter Value 2016 CBC/ASCE 7-10 Reference Site Class D Section 1613.32/Table 20.3-1 MCER Ground Motion Spectral Response 2.169g Figure 16133.1(1)/Figure 22-1 Acceleration—Class B(short), SS MCER Ground Motion Spectral Response 0.890g Figure 1613.3.1(2)/Figure 22-2 Acceleration—Class B(1 sec), S� Site Coefficient,FA 1.000 Table 1613.3.3(1)/Table 11.4-1 Site Coefficient,F� 1.500 Table 161333(2)/Table ll.4-2 Site Class Modified MCER Spectral Response 2,169g Eq. 16-37/Eq. 11.4-1 Acceleration(short), SMs Site Class Modified MCER Spectral Response 1335g Eq. 16-38/Eq. 11.4-2 Acceleration(1 sec), SMi 5%Damped Design 1.446g Eq. 16-39/Eq. 11.4-3 Spectral Response Acceleration(short), S�s 5%Damped Design 0.890g Eq. 16-40/Eq. 11.4-4 Spectral Response Acceleration(1 sec), Sp� 6.2.2 Table 6.2.2 presents additional seismic design parameters for projects with Seismic Design Categories of D through F in accordance with ASCE 7-10 for the mapped maximum considered geometric mean(MCEG). TABLE 6.2.2 2016 CBC SITE ACCELERATION DESIGN PARAMETERS Parameter Value ASCE 7-10 Reference Mapped MCEG Peak Ground Acceleration,PGA 0.833g Figure 22-7 Site Coefficient,FPGa 1.000 Table 11.8-1 Site Class Modified MCEG Peak Ground 0.833g Secrion 11.8.3 (Eq. ll.8-1) Accelerarion,PGAM 6.2.3 Conformance to the criteria presented in Tables 6.2.1 and 6.2.2 for seismic design does not constitute any kind of guarantee or assurance that significant structural damage or ground failure will not occur if a maximum level earthquake occurs. The primary goal of seismic design is to protect life and not to avoid structural damage, since such design may be economically prohibitive. 6.3 Soil and Excavation Characteristics 6.3.1 Grading and excavations at the site may be accomplished with standard to moderate effort using heavy-duty grading/excavation equipment. We do not anticipate grading and excavations to generate cobbles or boulders that would require special handling or placement. Geocon ProjectNo.S1513-OS-01 -7- Apri14,2018 6.3.2 Temporary excavations deeper than 4 feet and entered by workers must meet Cal-OSHA requirements as appropriate. Excavation sloping, benching, the use of trench shields, and the placement of trench spoils should conform to the latest applicable Ca1-OSHA standards. The contractor should have a Cal-OSHA-approved "competent person" onsite during excavation to evaluate trench conditions and to make appropriate recommendations where necessary. It is the contractor's responsibility to provide sufficient and safe excavation support as well as protecting nearby utilities,structures,and other improvements which may be damaged by earth movements. 6.3.3 The excavation support recommendations provided by Cal-OSHA are generally geared towards protecting human life and not necessarily towards preventing damage to nearby structures or surface improvements. The contractor should be responsible for using the proper active shoring systems or sloping to prevent damage to any structure or improvements near underground excavations. 6.3.4 Permanent cut and fill slopes should be constructed no steeper than 2H:1 V (horizontal to vertical). To mitigate potential erosion, slopes should be vegetated as soon as possible and surface drainage should be directed away from the tops of slopes. 6.3.5 If grading occurs during or shortly after the wet season (typically winter and spring), or in periods of precipitation, in-place and excavated soils will likely be wet. Earthwork contractors should be aware of moisture sensitivity of clayey and fine-grained soils and potential compaction/workability difficulties. 63.6 Earthwork and pad preparation operations in these conditions willlikely be difficult with low productivity. Often, a period of at least one month of warm and dry weather is necessary to allow the site to dry suff'iciently so that heavy grading equipment can operate effectively. Conversely, during dry summer and fall months, dry soils may require additional grading effort(discing, mixing, or other means)to attain proper moisture content for compaction. 6.3.7 Based on laboratory testing, in-situ moisture content of site soils generally range from about 9% to 21%, with the majority generally above 10% which is approximately the optimum moisture content for this type of soil. Due to the fine-grained nature of the soils and measured in-situ moisture contents generally above optimum, additional drying effort to attain moisture contents suitable for compaction should be anticipated regardless of the time of year. In addition, soils exposed in excavation may be unstable due to high moisture content. Mitigation alternatives may include aerating/drying the exposed soils (assuming favorable weather conditions), overexcavating 12 to 18 inches and placing geotextile fabric/geogrid covered with aggregate, or chemical treatment (e.g. lime treatment). We can provide specific recommendations during construction based on conditions encountered. Geocon ProjectNo.S1513-OS-01 - 8- Apri14,2018 6.4 Materials for Fill 6.4.1 Excavated soils generated from cut operations at the site are suitable for use as fill in structural areas provided they do not contain deleterious matter, organic material, or rock/cementations larger than 6 inches in maximum dimension. 6.4.2 Import fill material should be primarily granular with a "very low" expansion potential (Expansion Index less than 20), a Plasticity Index less than 15, be free of organic material and construction debris, and not contain rock/cementations larger than 6 inches in greatest dimension. Import soil should also contain a sufficient amount of fines (generally more than 10%)to provide"binder" and reduce potential caving when excavated. 6.4.3 Environmental characteristics and corrosion potential of import soil materials should also be considered. Proposed import materials should be sampled, tested, and approved by Geocon prior to its transportation to the site. 6.5 Grading 6.5.1 All earthwork operations should be observed and all fills tested for recommended compaction and moisture content by a representative of Geocon. 6.5.2 References to relative compaction and optimum moisture content in this report are based on the latest American Society for Testing and Materials (ASTM) D1557 Test Procedure. Structural building pad areas should be considered as areas extending a minimum of 5 feet horizontally beyond the outside dimensions of buildings, including footings, and overhangs carrying structural loads. 6.5.3 Prior to commencing grading, a pre-construction conference with representatives of the client, grading contractor, and Geocon should be held at the site. Site preparation, soil handling, and/or the grading plans should be discussed at the pre-construction conference. 6.5.4 Site preparation should begin with complete removal of existing gravel roads, grasses, organic-rich topsoil, structures (including abandoned concrete footings and utility structures), subsurface structures and underground utilities in conflict with the proposed improvements, and debris. Existing underground utilities and overlying trench backfill should be completely removed to expose undisturbed soil. Excavations or depressions resulting from site clearing operations, or other existing excavations or depressions, should be restored with engineered fill in accordance with the recommendations of this report. Geocon ProjectNo.S1513-OS-01 -9- Apri14,2018 6.5.6 The bottom of cut areas, areas left at grade, and areas to receive fill should be scarified at least 12 inches, uniformly moisture-conditioned at or above optimum moisture content and compacted to at least 90% relative compaction. Scarification and re-compaction operations should be performed in the presence of our representative to evaluate performance of the subgrade under compaction equipment loading and to identify any areas that may require additional removals. 6.5.7 Engineered fill should be compacted in horizontal lifts not exceeding 8 inches (loose thickness) and brought to final design elevations. Each lift should be moisture-conditioned at or above optimum moisture content, and compacted to at least 90%relative compaction. 6.5.8 The top 12 inches of building pads and final flatwark subgrade, whether completed at-grade, by excavation, or by filling, should be uniformly moisture-conditioned at or above optimum moisture content and compacted to at least 90%relative compaction. 6.5.9 The top 6 inches of final vehicular pavement subgrade, whether completed at-grade, by excavation, or by filling, should be uniformly moisture-conditioned at or above optimum moisture content and compacted to at least 95% relative compaction. Final pavement subgrade should be finished to a smooth, unyielding surface. We further recommend proof- rolling the subgrade with a loaded water truck (or similar equipment with high contact pressure) to verify the stability of the subgrade prior to placing AB. The subgrade minimum moisture content should be verified by testing within 24 hours prior to the placement of AB. 6.5.10 Pipe bedding, shading, and trench backfill should conform to the requirements of the appropriate utility authority. Material excavated from trenches should be adequate for use as general backfill above shading provided it does not contain deleterious matter, vegetation, or cementations larger than 6 inches in maximum dimension. Trench backfill should be placed in loose lifts not exceeding 8 inches, moisture-conditioned at or above optimum and compacted to at least 90% relative compaction. Compaction should be perfarmed by mechanical means only;jetting of trench backfill is not recommended. 6.6 Foundations 6.61 Provided the site is graded in accordance with the recommendations of this report, the proposed building(s) may be supported on conventional shallow foundations bearing on engineered fill or undisturbed, native soils. 6.6.2 To reduce potential for seasonal moisture variations beneath the buildings, foundations should consist of continuous perimeter strip footings with isolated interior spread footings. Perimeter strip footings should be continuous around the entire perimeter of the structure without breaks or discontinuities. Strip footings should be at least 12 inches wide and spread Geocon ProjectNo.S1513-OS-01 - 10- Apri14,2018 footings should be at least 18 inches square. All footings should be embedded at least 12 inches below lowest adjacent pad grade. 6.6.3 Underground utilities running parallel to footings should not be constructed in the zone of influence of footings. The zone of influence may be taken to be the area beneath the footing and within a L•1 plane extending out and down from the bottom of the footing. 6.6.4 Continuous footings should be reinforced with at least four No. 4 reinforcement bars, two each placed near the top and bottom of the footing to allow footings to span isolated soil irregularities. The reinforcement recommended above is for soil characteristics only and is not intended to replace reinforcement required for structural considerations. The project structural engineer should evaluate the need for additional reinforcement. 6.6.5 Foundations proportioned as recommended above may be designed for an allowable soil bearing capacity of 2,500 pounds per square foot(ps� for combined dead plus live loads. This value may be increased by one-third to evaluate all loads,including wind or seismic forces. 6.6.6 The allowable passive pressure used to resist lateral movement of the footings may be assumed to be equal to a fluid weighing 350 pounds per cubic foot (pc fl. The allowable coefficient of friction to resist sliding is 0.35 for concrete against soil. Combined passive resistance and friction may be utilized for design provided that the frictional resistance is reduced by 50%. 6.6.7 Foundations designed in accordance with the recommendations above should experience total settlement of less than one inch and differential settlement of'/� inch or less over a distance of 50 feet. The majority of settlement will be immediate and occur as the building is constructed. 6.6.8 A Geocon representative should observe foundation excavations prior to placing reinforcing steel or concrete to observe that the exposed soil conditions are consistent with those anticipated. If unanticipated soil conditions are encountered,foundation modifications may be required. 6.7 Interior Slabs-on-Grade 6.7.1 Slab thickness and reinforcement should be determined by the structural engineer based on anticipated loading. However, based on our experience, slabs are typically at least 4 inches thick and reinforced with at least No. 4 reinforcing bars placed 24 inches on center, each way. Control joints should be provided at periodic intervals in accordance with American Concrete Institute(ACI)or Portland Cement Association(PCA)recommendations,as appropriate. 6.7.2 If the near-surface soils of building pads become dry prior to constructing concrete slabs-on-grade, building pads should be re-moistened by soaking or sprinkling such that the Geocon ProjectNo.S1513-OS-01 - 11 - Apri14,2018 upper 12 inches of soil is at or above optimum moisture content at least 48 hours before concrete placement.Moisture content should be verified by Geocon prior to placing the vapor barrier. 6.8 Concrete Moisture Protection Considerations 6.81 Migration of moisture through concrete slabs or moisture otherwise released from slabs is not a geotechnical issue. However, for the convenience of the owner and design team, we are providing the following general suggestions for consideration by the owner, architect, structural engineer, and contractor. The suggested procedures may reduce the potential for moisture-related floor covering failures on concrete slabs-on-grade, but moisture problems may still occur even if the procedures are followed. If more detailed recommendations are desired,we recommend consulting a specialist in this field. 6.82 In areas where floor coverings are planned, a minimum 10-mil-thick vapor barrier meeting ASTM E1745-97 C1ass C requirements may be placed directly below the s1ab, without a sand cushion. To reduce the potential for punctures, a higher quality vapor barrier (15 mil, Class A or B) may be used. The vapor barrier, if used, should extend to the edges of the slab, and should be sealed at all seams and penetrations. 6.83 At least 4 inches of '/z or 3/4 inch crushed rock, with no more than 5 percent passing the No. 200 sieve,may be placed below the vapor barrier to serve as a capillary break. 6.8.4 The concrete water/cement ratio should be as low as possible. The water/cement ratio should not exceed 0.45 for concrete placed directly on the vapor barrier. Midrange plasticizers could be used to facilitate concrete placement and warkability. 6.8.5 Proper finishing, curing, and moisture vapor emission testing should be performed in accordance with the latest guidelines provided by the ACI,PCA, and ASTM. 6.9 Retaining Walls 6.9.1 Design of retaining walls and buried structures may be based on the lateral earth pressures (equivalent fluid pressure) summarized in Table 6.9. Geocon ProjectNo.S1513-OS-01 - 12- Apri14,2018 TABLE 6.9 RECOMMENDED LATERAL EARTH PRESSURES Condition Equivalent Fluid Density Active 40 pcf At-Rest 60 pcf Seismic Earth Pressure' 20 pcf 1. Applicable for walls that suppovt more than 6 feet of backfill in accordance with Section 1803.5.12 of the 2016 CBC. Conventional triangu[ar distribution.Should be combined with ACTIVE latera[earth pressure for seismic case analysis. 6.9.2 Unrestrained walls should be designed using the active case. Unrestrained walls are those that are allowed to rotate more than 0.001H (where H is the height of the wall). Wa11s restrained from movement should be designed using the at-rest case. The above soil pressures assume level backfill within an area bounded by the wall and a 1:1 plane extending upward from the base of the wall will be composed of the onsite soils compacted in accordance with the recommendations of this report. 6.9.3 Retaining wa11 foundations with a minimum depth of 12 inches may be designed using the allowable bearing capacity provided in Section 6.6.5 of this report. To resist lateral movement of retaining wall foundations, an allowable passive earth pressure equivalent to a fluid density of 350 pcf for footings or shear keys poured neat against properly compacted engineered fill soils or undisturbed natural soils. This allowable passive pressure is based on the assumption that a horizontal surface extends at least 5 feet or three times the depth of the footing or shear key,whichever is greater,beyond the face of the retaining wall foundation. If this surface is not protected by floor slabs or pavement,the upper 12 inches of material should not be included in the design for lateral resistance. An allowable friction coefficient of 0.35 may be used for resistance to sliding between soil and concrete. Combined passive resistance and friction may be utilized for design provided that the frictional resistance is reduced by 50%. 6.9.4 The lateral earth pressures values listed in Table 6.9 assume drained backfill conditions. Retaining walls greater than 2 feet tall (retained height) should be provided with a drainage system adequate to prevent the buildup of hydrostatic forces and should be waterproofed as required by the project architect. Positive drainage for retaining walls should consist of a vertical layer of permeable material positioned between the retaining wall and the soil backfill. The permeable material may be composed of a composite drainage geosynthetic or a natural permeable material such as crushed gravel at least 12 inches thick and capped with at least 12 inches of native soil. A geosynthetic filter fabric should be placed between the gravel and the soil backfill. Provisions for removal of collected water should be provided for either system by installing a perforated drainage pipe along the bottom of the permeable material,which leads to suitable drainage facilities. Geocon ProjectNo.S1513-OS-01 - 13 - Apri14,2018 6.10 Concrete Sidewalks and Flatwork 6.10.1 Onsite exterior concrete flatwork will likely experience seasonal movement. Therefare, some cracking and/or vertical offset should be anticipated. We are providing the following recommendations to reduce distress to concrete flatwork. Recommendations include moisture conditioning subgrade soils, providing deepened cut-off curbs (turned-down edges) adjacent to landscaped areas, using aggregate underlayment, and providing adequate construction and control joints. It should be noted that even with implementation of these measures, slab movement or cracking could still occur. x Concrete flatwork and sidewalks should be at least 4 inches thick and underlain by at least 4 inches of Class 2 AB compacted to at least 95%relative compaction. In addition, doweling could be provided at joints to reduce the potential for vertical offset. x The upper 12 inches of subgrade soil for exterior flatwark and sidewalks should be uniformly moisture-conditioned at or above optimum content and compacted to at least 90%relative compaction prior to placing AB. x We recommend using construction and control joints in accordance with ACI and/or PCA guidelines. Construction joints that abut building foundations should include a felt strip, or approved equivalent, that extends the full depth of the exterior slab. Exterior slabs should be structurally independent of building foundations except at doorways, where vertical movement could impact doorway operation. x To reduce the potential for concrete cracking, exterior concrete flatwork could be reinforced with No. 3 reinforcing bars spaced 24 inches center to center, each way. x To reduce the potential for water from landscaped areas migrating under flatwark into the aggregate underlayment, consideration should be given to using full-depth curbs in areas where flatwork abuts irrigated landscaping. The fu11-depth curbs should be at least 4 inches wide and extend at least 4 inches or more into the soil subgrade beneath the AB. 6.11 Pavement— Hot Mix Asphalt (HMA) 6.11.1 We performed Resistance-Va1ue (R-Value) testing on a representative near-surface bulk soil sample. Our testing resulted in an R-Value of 3 (Appendix B). Table 6.11 provides alternative pavement sections based on the design methods of Caltrans' Highway Design Manual using a design subgrade R-value of 5. TABLE 6.11 FLEXIBLE PAVEMENT SECTIONS Parking Areas Driveways, Light Truck Traffic Index=5.0 Traffic,Fire Truck Areas Traffic Index= 6.0 HMA,inches 3.0 3.5 AB, inches 10.0 12.5 Total Section, inches 13.0 16.0 Geocon ProjectNo.S1513-OS-01 - 14- Apri14,2018 6.11.2 The recommended pavement section is based on the following assumptions: 1. Pavement subgrade soil has an R-Value of 5. 2. Class 2 AB has a minimum R-Value of 78 and meets the requirements of Section 26 of Caltrans' Standard Specifications. 3. Class 2 AB and the top 6 inches of subgrade are compacted to 95% or higher relative compaction at or near optimum moisture content. 6.11.3 To reduce the potential for water from landscaped areas migrating under pavement into the AB, consideration should be given to using full-depth curbs in areas where pavement abuts irrigated landscaping. The full-depth curbs should extend at least 6 inches or more into the soil subgrade beneath the AB. Alternatively, modified drop-inlets that contain weep-holes may be used to encourage accumulated water to drain from beneath the pavement. 6.11.4 Asphalt pavement section recommendations for driveways and parking areas are based on the design procedures of Caltrans' Highway Design Manual, latest edition. Most rational pavement design procedures are based on projected street or highway traffic conditions and, hence, may not be representative of vehicular loading that occurs in parking lots and driveways. Pavement proximity to landscape irrigation, reduced traffic speed and short turning radii increase the potential for pavement distress to occur in parking lots even though the volume of traffic is significantly less than that of an adjacent street. The Highway Design Manual indicates that the resulting pavement sections for parking lots are "minimized to keep initial costs down but are reasonable because additional AC surfacing can be added later, if needed, and generally without incurring traffic hazards or traffic handling problems." It is generally not economically feasible to design and construct the entire parking lot and driveways for the unique loading conditions previously described. Periodic maintenance of the pavement in these areas, therefore, should be anticipated. 6.12 Pavement— Rigid Concrete 612.1 If rigid Portland Concrete Cement(PCC)pavement is used in automobile and light-truck traffic areas, we recommend that the concrete be at least 6 inches thick. PCC pavement should be underlain by at least 6 inches of Class 2 AB meeting the requirements of Section 26 of Caltrans' Standard Spec�cations and compacted to at least 95% relative compaction. Subgrade soils should be prepared and compacted in accordance with the recommendations of this report. 6.12.2 PCC should have a minimum 28-day compressive strength of 3,500 pounds per square inch (psi). Adequate construction and crack control joints should be used to control cracking inherent in concrete construction. It would be advantageous to provide minimal reinforcement, such as No. 3 steel bars placed 18 inches on center in both horizontal directions to help control cracking. Adequate dowels should also be used at joints to facilitate load transfer and reduce vertical offset. Geocon ProjectNo.S1513-OS-01 - 15 - Apri14,2018 6.12.3 In general, we recommend that concrete pavements be designed, constructed, and maintained in accardance with industry standards such as those provided by the American Concrete Pavement Association. 6.13 Site Drainage and Moisture Protection 6.13.1 Adequate site drainage is critical to reduce the potential for differential soil movement, soil expansion, erosion and subsurface seepage. Under no circumstances should water be allowed to pond adjacent to building foundations. The site should be graded and maintained such that surface drainage is directed away from structures in accordance with the 2016 CBC or other applicable standards. In addition, surface drainage should be directed away from the top of slopes into swales or other controlled drainage devices. 6.13.2 Underground utilities should be leak free. Utility and irrigation lines should be checked periodically for leaks, and detected leaks should be repaired promptly. Detrimental soil movement could occur if water is allowed to infiltrate the soil for prolonged periods of time. 613.3 Landscaping planters adjacent to paved areas are not recommended due to the potential for surface or irrigation water to infiltrate the pavement's subgrade and base course. We recommend use of area drains to collect excess irrigation water and transmit it to drainage structures or impervious above-grade planter boxes. In addition, where landscaping is planned adjacent to the pavement or flatwork, we recommend construction of a cutoff wall (deepened curb) along the edge of the pavement/flatwark that extends at least 4 inches into the soil subgrade below the bottom of the base material. 6.13.4 Low Impact Development (LID) devices can be installed to reduce velocity and the amount of water entering the storm drain system. The LID devices should be properly constructed to prevent water infiltration into the surrounding soil. Vegetated swales and basin areas (if used) should be lined with an impermeable liner (e.g. high-density polyethylene, HDPE, with a thickness of about 12 mil or equivalent polyvinyl chloride liner)to reduce infiltration. 6.13.5 We recommend that roof drains be connected to water-tight subdrains that direct the water to the storm drain system. However, we understand that LID and Leadership in Engineering and Environmental Design (LEED) requests disconnecting the roof drains to help obtain certification. The water from the roof drains should be directed away from buildings. Consideration should be given to draining roofs to lined planter boxes or placing liners below the proposed landscape areas to prevent infiltration of the water. Geocon can be contacted for additional recommendations. 6.13.6 We recommend implementing measures to reduce infiltrating irrigation water near buildings, flatwork, or pavements. Such measures may include: Geocon ProjectNo.S1513-OS-01 - 16- Apri14,2018 x Selecting drought-tolerant plants that require little or no irrigation, especially within 3 feet of buildings, slabs-on-grade, or pavements. x Using drip irrigation or low-output sprinklers. x Using automatic timers for irrigation systems. x Using appropriately spaced area drains. The project landscape architect should consider incorporating these measures into the landscaping plans. 6.13.7 Experience has shown that even with these provisions, subsurface seepage may develop in areas where no such water conditions existed prior to site development. This is particularly true where a substantial increase in surface water infiltration has resulted from an increase in landscape irrigation. Geocon ProjectNo.S1513-OS-01 - 17- Apri14,2018 7.0 FURTHER GEOTECHNICAL SERVICES 7.1 Plan and Specification Review 7.1.1 Geocon should review the foundation and grading plans prior to final design submittal to assess whether our recommendations have been properly implemented and evaluate if additional analysis and/or recommendations are required. 7.2 Testing and Observation Services 7.2.1 The recommendations provided in this report are based on the assumption that we will continue as Geotechnical Engineer of Record (GER) throughout the construction phase and provide testing and observation services. It is important to maintain continuity of geotechnical interpretation and confirm that field conditions encountered are similar to those anticipated during design. If we are not retained for these services, we cannot assume any responsibility for other's interpretation of our recommendations or the future performance of the project. Geocon ProjectNo.S1513-OS-01 - 18 - Apri14,2018 8.0 LIMITATIONS AND UNIFORMITY OF CONDITIONS The recommendations of this report pertain only to the site investigated and are based upon the assumption that the soil conditions do not deviate from those disclosed in the investigation. If any variations or undesirable conditions are encountered during construction, or if the proposed construction will differ from that anticipated herein, we should be notified so that supplemental recommendations can be given. The evaluation or identification of the potential presence of hazardous materials or environmental contamination was not part of our scope of services. This report is issued with the understanding that it is the responsibility of the owner or their representative to ensure that the information and recommendations contained herein are brought to the attention of the design team for the project and incorporated into the plans and specifications and the necessary steps are taken to see that the contractor and subcontractors carry out such recommendations in the field. The recommendations contained in this report are preliminary until verified during construction by representatives of our firm. Changes in the conditions of a property can occur with the passage of time, whether they are due to natural processes or the works of man on this or adjacent properties. Additionally, changes in applicable or appropriate standards may occur, whether they result from legislation or the broadening of knowledge. Accordingly, the findings of this report may be invalidated partially or wholly by changes outside our controL Therefore, this report is subject to review and should not be relied upon after a period of three years. Our professional services were performed, our findings obtained, and our recommendations prepared in accordance with generally accepted geotechnical engineering principles and practices used in the site area at this time. No warranty is provided, express or implied. Geocon ProjectNo.S1513-OS-01 - 19- Apri14,2018 9.0 REFERENCES l. American Society of Civil Engineers. ASCE 7-10 Minimum Design Loads for Buildings and Other Structures, Sections 11.4 and 21.4, 2006. 2. American Concrete Institute, ACI 318-05, Building Code Requirements for Structural Concrete and Commentary, 2005. 3. Blake, T. F.,EQFAULT, T�ersion. 3.00, 2000. 4. California Building Standards Commission, 2016 California Building Code, based on 2016 International Building Code, International Code Council. 5. California Department of Transportation,Highway Design Manual,July 2009. 6. California Geological Survey, 2008, Guidelines for Evaluating and Mitigating Seismic Hazards in California, Special Publication 117A,revised and re-adopted September 11, 2008. 7. Hart, Earl W., Bryant, William A. "Alquist-Priolo Earthquake Fault Zone Program." California Division of Mines and Geology, 1999. 8. HMR Architects,Proposed Site Plan, January 26, 2018. 9. International Code Council, 2016 California Building Code, 2016. 10. Jennings, C.W. (compiler), Fault Map of California, California Division of Mines and Geology, 1982. 11. Jennings, C.W. and Strand, R.G., Geologic Map of California: Ukiah Sheet, Third Printing, California Division of Mines and Geology, 1992. 12. Portland Cement Association, Concrete Floors on Ground, 2001. 13. SHN Consulting Engineers & Geologists, Inc., Conceptual Site Models and Work Plans - Mendocino County Courthouse and Mendocino Counry Road and Maintenance Yards, March 2013. 14. State of California Water Resources Control Board GeoTracker website (http://gcotrackcr.watcrboards.ca. ��). 15. United States Geological Survey, 2008 Interactive Deaggregations, http://geoha�ards.us�s.�ov/dea�int/2008/, accessed March 2018. 16. United States Geological Survey, U.S. Seismic Design Maps, Online Application, http://earthqualce.us��ov/desi�nmaps/us/a�lication.��h�. 17. Unpublished reports, aerial photographs, and maps on file with Geocon. Geocon ProjectNo.S1513-OS-01 -20- Apri14,2018 � 0 O- 101 � ao��o� Lake Ke �e° Mentlocino �a � � �rr Sp��n9s Q � Ra. � �overs �n. � Q � LoW = Gap o �,, 9c Ra ° sw� SPrin9s Ukiah Brush St. Rd. Val ley Golf �p� Course �\�r� � St. S' perk�ns R Ukiah o Gobb` St. w � Talmage Rd. D PROJECT � 222 SITE_—�� o� � a Ukiah Municipal �' Airport �- � � < � � � � r 101 Q •�4 � � •��VO1�] � � COI�FSi.FLTANTS. TNC. 3160 GOLD VALLEY DR-SUITE 800-RANCHO CORDOVA,CA 95742 PHONE 916.852.9118-FAX 916.852.9132 Ukiah Retail 1230 Airport Park Boulevard 0 1 Ukiah, California Scale in Miles VICINITY MAP S1513-05-01 April 2018 Figure 1 �r' .,�. . .....�,_.._, .�.. „_. •• ' I ' , - " ; ' .�. ' , ,�,'. .�_ ;•r.,�4 - FT � ,�i � '• I _ ; .._..�... . . y ' i �. _i;:r��h5, a3 ' � ,. •3�:, ,� 'l , V�-'„�}u. ti.�k,;'�'� �' .. - ' _ � '".' ^1 �a• �Y � �� . _- . , _� 1 c � . _ .� _ i [t_ _t--1 ]. . r ��1 � .. - � _ ' � — - . . , .+�t tY '�; r�� 1 � ., ��. r • �. -� � -t--T- o�. ' S � . Le0 �� ; ;� _�, � ,a� �.�� • '([� _. 1^ �` � �`.:.�7 . + � ' y � ' � - . __.'�--7 . ^� r+ ~ . Y • � .�F�^ �� »_ �. '- �r= r� . +� n .t � �+t~ .. . I � �. ._ " f �I;-�1.. -__ ._'_,-'__ _��_ ��_�__�___'..—�__ ��..��..��..��-._i r�i� . r^ �� E. .� ^ �� ' ..'� �`.�j :� 1 `d !. 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''>.`,� , , . i - ��:'�. —'� " � 3160 GOLD VALLEY DR—SUITE 800—RANCHO CORDOVA,CA 95742 - .. . • •'',�} e . - 'j� .`.,yj' i PHONE 916.852.9118—FAX 916.852.9132 Ref: HMR Architects,January 26,2018 Ukiah Retail LEGEND: 1230 Airport Park Boulevard B4� A roximate Borin Location Ukiah, California pp g 0 60 � Approximate Fill Thickness SITE PLAN Scale in Feet S1513-05-01 April 2018 Figure 2 �.. _ .� 3F�WR1 R 8WLOLWLHVSDYHGURDGVDQWDYHOURDGVDWWI9VLWHORRNLYYlRXWI9DVW �}; ��, . •�y ; •r- 'i.-�r..`_� ;�a 3F�WR1 R)XWXUHXWLOLWVWXEVDQXWLOLWWUHE�RRNL�RXW�VW •�' �L�C�� P � COI�FSIILTANTS. TNC. 3160 GOLD VALLEV DR-SUITE 800-RANCHO CORDOVA,CA 95742 - � �OLIRUC� PHONE 916.852.9118-FAX 916.852.9132 GEOCON Project No. S1-05-01 i 4 `f�' �r. � s r 3F�WR1 R �DQRQGFRE�IJHWHXWLOLWVWUXFWXUHVDQ9bfBREI�BIXNV�VW �� -�` - 1 �. _� -.,- _ '�_ ! 3F�WR1R�DQRQGFRElUHWHIRRWL� ORRNL(CFiDVW •�' �L�C�� P � COI�FSIILTANTS. TNC. 3160 GOLD VALLEV DR—SUITE 800—RANCHO CORDOVA,CA 95742 , @OLIRUC:D PHONE 916.852.9118—FAX 916.852.9132 GEOCON Project No. S1-05-01 APPENDIX � APPENDIX A FIELD EXPLORATION Our geotechnical field exploration was performed on March 21, 2018, and consisted of drilling four exploratory borings (B1 through B4). The approximate locations of our borings are shown on the Site Plan, Figure 2. Exploratory borings were performed using a track-mounted high torque CME-75 drill rig equipped with 8-inch, outside-diameter (OD), hollow-stem augers. Sampling was accomplished using an automatic 140-pound hammer with a 30-inch drop. Samples were obtained with a 3-inch OD, split spoon (California Modified) sampler. The number of blows required to drive the sampler the last 12 inches of the 18-inch sampling interval were recorded on the boring logs. Upon completion, the borings were back�lled with either drill cuttings or bentonite chips and soil cuttings. Subsurface conditions encountered in the exploratory borings were visually examined, classi�ed and logged in general accordance with the American Society for Testing and Materials (ASTM) Practice for Description and Identification of Soils (Visual-Manual Procedure D2488-90). This system uses the Unified Soil Classification System (USCS) for soil designations. The logs depict the soil and geologic conditions encountered and the depths at which samples were obtained. The logs also include our interpretation of the conditions between sampling intervals. Therefore, the logs contain both observed and interpreted data. We determined the lines designating the interface between soil materials on the logs using visual observations, excavation characteristics and other factors. The transition between the materials may be abrupt or gradual. Where applicable, the field logs were revised based on subsequent laboratory testing. A Key to Logs is presented as Figure A1. Logs of the exploratory borings are presented as Figures A2 through A5. UNIFIED SOIL CLASSIFICATION BEDDING SPACING DESCRIPTIONS MAJOR DIVISIONS TYPICAL NAMES THICKNESS/SPACING DESCRIPTOR WELL GRADED GR4VELS WITH OR (�jW � WITHOUT SAND,LITTLE OR NO FINES GREATER THAN 10 FEET MASSNE CLEAN GRAVELS WITH 3 TO 10 FEET VERY THICKLV BEDDED LITTLE OR NO FINES - ppORLV GRADE�GRAVELS WITH OR 1 TO 3 FEET THICKLV BEDDED GRAVELS MORE THAN HALF GP _5� WITHOUT SAND,LITTLE OR NO FINES 3%-INCH TO 1 FOOT MODERATELV BEDDED COARSE FRACTION IS ' 1 y-INCH TO 3%-INCH THINLY BEDDED � LARGER THAN NOA �i�� J SILTY GRAVELS,SILTY GRAVELS WITH � � SIEVE SIZE GM -'�� . SAND %-INCH TO 1 y-INCH VERV THINLY BEDDED O Q GRAVELSWITHOVER LESSTHAN%-INCH LAMINATED N O w 12%FINES �� W �� '/� CLAVEY GRAVELS,CLAVEVGRAVELS z �o GC .;�;, wirH snNo STRUCTURE DESCRIPTIONS � � V, z O WELL GRADE�SAN�S WITH OR W Q z SW � wITHOUT GRAVEL u7TLE OR NO RNES CRITERIA DESCRIPTION � ?z CLEAN SANDS WITH � LITTLE OR NO FINES � - ALTERNATING LAYERS OF VARYING MATERIAL OR COLOR WITH LAYERS AT LEAST a POORLY GRADED SANDS WITH OR STRATIFIED p � SANDS S`P ' - WITHOUT GRAVEL,LITTLE OR NO FINES Y-INCH THICK � MORE THAN HALF ALTERNATING LAYERS OF VARYING MATERIAL OR COLOR WITH LAVERS LESS THAN COARSE FRACTION IS y-INCH THICK LAMINATED SMALLER THAN N04 ' SILTY SANDS WITH OR WITHOUT GRAVEL SIEVE SIZE SM i I -I- BREAKS ALONG DEFINITE PLANES OF FRACTURE WITH LITTLE RESISTANCE FISSURED SAN�S WITH OVER TO FRACTURING 12"/o FINES �./ ; CLAVEY SANDS WITH OR WITHOUT FRACTURE PLANES APPEAR POLISHED OR GLOSSY.SOMETIMES STRIATED SLICKENSIDED S(.,' /�� . GRAVEL COHESIVE SOIL THAT CAN BE BROKEN DOWN INTO SMALLER ANGULAR LUMPS WHICH BLOCKV RESIST FURTHER BREAKDOWN INORGANIC SILTS AND VERV FINE ML SANDS,ROCK FLOUR,SILTS WITH INCLUSION OF SMALL POCKETS OF DIFFERENT SOIL,SUCH AS SMALL LENSES OF SAND LENSED SANDS AND GRAVELS SCATTERE�THROUGH A MASS OF CLAY SILTS AND CLAVS INORGANIC CLAYS OF LOW TO MEDIUM SAME COLOR AND MATERIAL THROUGHOl1T HOMOGENOl15 y � LIQUID LIMIT 50%OR LESS CL PLASTICITV,CLAYS WITH SANDS AND � z GRAVELS,LEAN CLAYS O "w ORGANIC SILTS OR CLAYS OF LOW o �`� oL -- P�nsnciTv CEMENTATION/INDURATION DESCRIPTIONS w =S z —— Q� zQ o INORGANIC SILTS,MICACEOUS OR FIELD TEST DESCRIPTION � F z MH DIATOMACEOUS,FINE SANDY OR SILTV W < '��` `��' SOILS,ELASTIC SILTS CRUMBLES OR BREAKS WITH HANDLING OR LITTLE FINGER PRESSURE WEAKLV CEMENTED/INDURATED � � INORGANIC CLAYS OF HIGH PLASTICITV, CRUMBLES OR BREAKS WITH CONSIDERABLE FINGER PRESSURE MODERATELV CEMENTED/INDURATED LL � SILTS AN�CLAYS LIQUID LIMIT GREATER THAN 50% CH j FAT CLAYS WILL NOT CRUMBLE OR BREAK WITH FINGER PRESSURE STRONGLV CEMENTED/INDURATE� ORGANIC CLAYS OR CLAYS OF MEDIUM OH + TO HIGH PLASTICITV IGNEOUS/METAMORPHIC ROCK STRENGTH DESCRIPTIONS — — PEAT AND OTHER HIGHLV ORGANIC HIGHLv 02GANIC SOILS PT = — � SOILS FIELD TEST DESCRIPTION MATERIAL CRUMBLES WITH BARE HAND WEAK BORING/TRENCH LOG LEGEND MATERIAL CRUMBLES UNDER BLOWS FROM GEOLOGY HAMMER MODERATELV WEAK y-INCH INDENTATIONS WITH SHARP END FROM GEOLOGY HAMMER MO�ERATELV STRONG �—No Recovery PENETRATION RESISTANCE HAND-HEL�SPECIMEN CAN 8E BROKEN WITH ONE BLOW FROM STRONG SAND AND GRAVEL SILT AND CLAY GEOLOGY HAMMER HAND-HELD SPECIMEN CAN BE BROKEN WITH COUPLE BLOWS FROM VERY STRONG m—Shelb TubeSample BLOWS BLOWS BLOWS BLOWS GEOLOGYHAMMER Y RELATNE PERFOOT PERFOOT PERFOOT PERFOOT COMPRESSNE DENSIiY (SPTp (MOD-CAL)"CONSISTENCV (SPT)' (MODLAL)' STRENGTH(tsf) HAND-HEL�SPECIMEN CAN BE BROKEN WITH MANV BLOWS FROM EXTREMELV STRONG GEOLOGYHAMMER �—BUIkSample VERVLOOSE 0-4 0-6 VERVSOFT 0-2 0-3 0-025 LOOSE 5-1� 7-i6 SOFT 3-4 4-fi 025-0.50 �—sPTsamPie meoiuM i,_so n-aa nnEoiunnsnFF s-a �-�s o.so-�.o IGNEOUS/METAMORPHIC ROCK WEATHERING DESCRIPTIONS DENSE '—ModifiedCafifomiaSampleDENSE 31-50 49-79 STIFF 9-15 14-24 1.0-2.0 DEGREEOF FIELDRECOGNITION ENGINEERING DECOMPOSITION PROPERTIES OVER OVER GroundwaterLevel VERVDENSE 50 �g VERVSTIFF �6-3� 25-48 2.0-4.0 SOIL DISCOLORED,CHANGEDTOSOIL,FABRICDESTROYED EASYTODIG i (Al Completion) OVER OVER OVER EXCAVATE�BY HARD 3Q qg 4.0 COMPLETELV WEATHERED DISCOLORED,CHANGED TO SOIL,FABRIC MAINLY PRESERVED HAND OR RIPPING _Groundwater Level �NUMBER OF BLOWS OF 140 LB HAMMER FALLING 30 (Saprollte) - (Seepage) INCHES TO DRIVE LAST 121NCHES OF AN 18-INCH DRIVE EXCAVATED BY HIGHLY WEATHERED DISCOLORED,HIGHLY FRACTURED,FABRIC ALTERED AROUND HAND OR RIPPING, MOISTURE DESCRIPTIONS FRncruRes wirHsu�HT DIFFICULTV EXCAVATED WITH APPROX.DEGREE OF oi5co�oREq FRnciuRes,w7nc7 RocK-NoiicEae�v oiFFicu�7v FIELD TEST SATURATION,S(%� DESCRIPTION MODERATELV WEATHERED WEAKER THAN FRESH ROCK WITHOUT EXPLOSIVES NO IN�ICATION OF MOISTURE;DRY TO THE TOUCH S<25 DRY REQUIRES SLIGHT INDICATION OF MOISTURE 25<S<50 DAMP MAV BE DISCOLORED,SOME FRACTURES,INTACT EXPLOSNES FOR SLIGHTLV WEATHERED ROCK-NOT NOTICEABLV WEAKERTHAN FRESH ROCK EXCAVATION,WITH INDICATION OF MOISTURE�,NO VISIBLE WATER 50<S<75 MOIST PERMEABLE JOINTS MINOR VISIBLE FREE WATER 75<S<100 WET AND FRACTURES VISIBLE FREE WATER 100 SATURATED FRESH NO DISCOLORATION,OR LOSS OF STRENGTH REQUIRES EXPLOSIVES QUANTITY DESCRIPTIONS IGNEOUS/METAMORPHIC ROCK JOINT/FRACTURE DESCRIPTIONS APPROX.ESTIMATED PERCENT DESCRIPTION FIELD TEST DESCRIPTION <5% TRACE NO OBSERVEDFRACTURES UNFRACTURED/UNJOINTED 5-10% FEW MAJORITY OF JOINTS/FR4CTURES SPACED AT 1 TO 3 FOOT IMERVALS SLIGHTLY FRACTURED/JOIMED 1�-25% LITTLE MAJORITV OF JOINTS/FRACTURES SPACE�AT 4-INCH TO�FOOT MODERATELY FRACTURED/JOIMED 26-50% SOME INTERVALS >50% MOSTLV MAJORITY OF JOINTS/FRACTURES SPACED AT 1-INCH T0 4-INCH INTENSELY FRACTURED/JOINTED IMERVALS WITH SCATTERED FRAGMEMED INTERVALS MAJORITV OF JOINTS/FRACTURES SPACED AT LESS THAN 1-INCH VERY INTENSELY GRAVEL/COBBLE/BOULDERDESCRIPTIONS INTERVALS,MOSTLVRECOVEREDASCHIPSANDFRAGMENTS FRACNRED/JOIMED CRITERIA DESCRIPTION PASS THROUGH A 3-INCH SIEVE AND BE RETAINED ON A NO.4 SIEVE(#4 TO 3") GRAVEL PASS A 12-INCH SQUARE OPENING AND BE RETAINED ON A 3-INCH SIEVE(3"-12") COBBLE WILL NOT PASS A 12-INCH SQUARE OPENING(>'I2") BOULDER LABORATORY TEST KEY �,, �ry��y��O�-�^ CP- COMPACTIONCURVE(ASTMD1557) R-R-VAWE(CTM301) L 1�1 CR-CORROSION ANALYSIS(CTM 422,643,417) SE-SAND EQUIVALENT(CTM 2P) � � C O�S U I,T A N T S. T N C. DS-DIRECTSHEAR(ASTM D3080) TXCU-CONSOLIDATED UNDRAWED EI-EXPANSIONINDEX(ASTMD4829) TRIAXIAL(ASTMD4767) 3160GOLDVALLEYDR-SUITE800-RANCHOCORDOVA,CA95742 GSA-GRAWSIZEANALYSIS(ASTMD422) TXUU-UNCONSOLIDATEDUNDRAWED PHONE 916.852.9118-FAX 916.852.9132 TRIAXIAL(ASTM D2850) MC- MOISTURECONTENT(ASTMD2216) UC-UNCONFWEDCOMPRESSIVE PI- PLASTICITYINDEX(ASTMD4318) STRENGTH(ASTMD2166) KEY TO LOGS FigureAl ��+ ❑ o ■ GEOCON � O i : . . --- --------------------------------- — .�� .I. .�o� �� .{ I�� i .�.�.:I. ��I. Q�� .� .�I :.�.�.��. �� ❑ � ■ GEOCON � O i .s 9/ . •;. �� ,'/� / �/�/ ' /-/ �/ ' ' ;s;./ / /� /j' 1' �� ❑ � . GEOCON � O i .s 9/ . •;. �� ,'/� / �/�/ ' /-/ �/ ' ' ;s;./ / /� /j' 1' : . ——— ————————————————————————————————_ —— —— —— ——— .:1�.��I� I�.�.�I. .� �� I�. �� ❑ � ■ GEOCON � O i � --- . . -------------------------------J- -- -- -- --- ./ . �/ / �. /j. ' ' --- --------------------------------- -- -- -- --- �� ❑ � � GEOCON � O i APPENDIX ' . APPENDIX B LABORATORY TESTING PROGRAM We performed laboratory tests in accardance with generally accepted test methods of the American Society for Testing and Materials (ASTM) or other suggested procedures. Selected soil samples were tested for their in-place dry density and moisture content, grain size distribution, plasticity characteristics, expansion potential, Resistance Value (R-Value) and corrosion potential. Laboratory test results are summarized in Tables B 1 through B3 and presented on Figures B 1 through B4. TABLE B1 CORROSION PARAMETER TEST RESULTS CALIFORNIA TEST METHODS 643, 417, AND 422 Minimum Sample ID Sample pH Resistivity Chloride Sulfate Depth (ft.) (ppm)/(%) (ppm)/(%) (ohm-cm) B 1-B4 Bulk 0-5 6.0 4,020 8.7 /0.00087 99.4/0.00994 *Caltrans considers a site corrosive to foundation elements if one or more of the following conditions exist for the representative soil samples at the site: x The pH is equal to or less than 5.5. x The resistivity is equal to or less than 1,000 ohm-cm. x Chloride concentration is equal to or greater than 500 parts per million(ppm). x Sulfate concentration is equal to or greater than 2,000 ppm. According to the 2016 California Building Code Section 1904.1 which refers to the durability requirements of American Concrete Institute (AC� 318 (Chapter 4), Type II cement may be used where soluble sulfate levels in soil are below 2,000 ppm. TABLE B2 EXPANSION INDEX TEST RESULTS ASTM D4829 De th Moisture Content(%) Expansion � Sample ID p Index Classification (feet) Before Test After Test B 1-B4 Bulk 0-5 10.5 20.9 46 Low *Expansion Potential Classifzcation per ASTM D4829. TABLE B3 R-VALUE TEST RESULTS ASTM D2844 Sample Depth Average Dry Average Sample ID (feet) Density Moisture R-Value (pcf� Content(%) B 1-B4 Bulk �-5 121 14 <5 �� GEOCON 0 0 0 0 . �� GEOCON i i • • �� GEOCON COMPACTION TEST REPORT �3s Curve No. ZAV SpG 1 2.70 Test Specification: 133 ASTM 1557 Method A 2018 9.7°0 130.7 c ASTM D4718-15 Oversize Corr.Applied to Each Test Point � Preparation Method Q �28 10.4° 127.2 c Hammer Wt. 10.00 � Hammer Drop 18 .� � Number of Layers 5 � Blows per Layer 25 0 123 Mold Size 0.0333 cu.ft. Test Performed on Material Passing #4 Sieve 118 NM LL PI Sp.G.(ASTM D 854) 2.7 %>#4 12.21 %<No.200 113 5 7 9 11 13 15 17 USCS AASHTO Date Sampled Water content, % Date Tested 3/23/18 �-Rock Corrected �- Uncorrected Tested By AST TESTING DATA 1 2 3 4 5 6 WM+WS 6366.0 6290.0 6354.0 6306.0 WM 4233.0 4233.0 4233.0 4233.0 WW+T#1 2275.0 2245.0 2188.0 2204.0 WD+T#1 2042.7 1979.9 2000.1 2045.6 TARE#1 181.0 207.0 196.0 177.0 WW+T#2 WD+T#2 TARE#2 MOISTURE 11.5 13.7 9.7 8.0 DRYDENSITY 129.2 122.6 130.7 130.1 ROCK CORRECTED TEST RESULTS UNCORRECTED Material Description Maximum dry density= 130.7 pcf 127.2 pcf Brown lean clay with gravel Optimum moisture=9.7 % 10.4% Remarks: Project No. 51513-OS-01 Client: Best Development Group,LLC ProjeCt: Ukiah Retail O Depth: 0-5' Sample Number: B1-B4 Bulk Checked by: Victor Guardado G E O C O N C O N S U LTA N T S, I N C. T�t�e: Staff Engineer Figure B4 ATTACHMENT 3F �. �� x' � � � JIZC. ' .- � ��"i�':"i� _.:>�� .-'�� '_� _.�.. February 27, 2018 Mr.Terry Johnson BEST D�VELOPMENT GROUP 2580 Sietra Boulevand, Suite� Sacrarr3ento,CA 95825 RE: TRAFFIC ACCESS ASSESSMENT FOR I23Q AIRPORT PARK BLVD {PANDA EXPRESS RESTAURANT), UKIAI��, CALIFORN�A. Dear Mr.Jahnson: Thank yc�u for contacEing our firm fot the kra(i�c study requested by the City of iJkiah Far the 1 Z3{� Airport Park Blvd(Panda Express Restaurant) Aroject. We undetstand thac the proposed }�roject involves development of a 1 story multi-tenant retail huilding af 7,670 square feet. One end cap will be a 2,210 square faok Panda Express fast food restaursnt with u dri�e-thru window. The work to be cvmpleted is inlended ta answer City questions re�ardin�* the adequacy of site access, as off-site traffic impacts have already been assessed as part of another dacument. Circulation System / Access. The proposed project will occupy a new buildinb on the west side of Airpart Park Blvd south of Hastings Avtnue,as noted in Figure 1. In this area Airport Park Blvd is a four lane faciiity with a raised rnedian. The median is broken in many lacations to al�ow access to adjoining praperties, and driveways serving Fr�er�man's Harr�e [mprovement Centar and FaadMaxx ar� IoeaEed on the east side of Aitport Park Blvd. The project site already has driveways that are located on the north and south sides pf the parcel. Full access is allowed at each locatian. Today these driveways provide acccss to existing strip commercial uses. 'Thc more northerly driveway is a"tee"�vhile the fowth leg of �e south��driveway is access to the Home lmprc�vernent Center. The driveways are noted in t�e project site plan, which is Figure 2. Backgraand Traf�c Data. New p.m.peak hour traffic volume counts were conducted at the two Airport Park Blvd driveways to supplement information available from the Ciry and included in the Costco EIR !'or the Airport Park Bo�levard / Commerce Dri�e. Theses volumes are presented in Figure 3. Taday the northern driveway carried 9 vehicIes per hour in the p.m. peak hour. The sauthern driveway carried 24 vph, and the driveway on the other side of Airport P�-k Bivd carried 141 vph. In eac�i case the existing traffic was heavily oriented to the narth. The totaJ hourly volume on Airpor� Park Slvd is 477 vph nnrth of the project site. The extent to which t�aff c back�rounc� traffic volumes on ttiis �ortion of Airport Park Blvd may change in the future can �e suggested from review of forecascs for the Airport Park BIvd ' Cammerce Blvd intersection just north of the projec[ site. The Costco DEIR suggests that the p.m. peak hour volume on Airport Park Blvd south af that intersection may increase from by ZO% in the future with the Castco (626 vph today to 751 vph under Curnulative plus Costco conditions}. However, the directional orie�tation of traffic on this segment af Airport Park Blvd may reverse from 55%NB/45% SB today to 33%NB/ 67°/a SB in the futvre. ,b1r. Tern�Jah,�san BEST DEVELOPft1ENT GROUP Febn�ary?7,?O18 Page? Beeause future volumes are sa different from current traffic, a co�servative approacE� has heen taken tv create baekgraund traffic �volumes on Airport Park Blvd. The p.m. peak hour volumes presented in the Costco study have been assumed tv contin�ae south from the Commerce Drive intersection co th� site. Current driveway volumes have been assurned to be chan��d with a share af the current traf�ic re-oriented to the sauth in propnrtion ta the reduction in northbound traffic indicated in the�ostca study{i.e., I4°o less northbaund traffic}. Future TrafCc Volumes with the Prosect. We will have identified the long term futi.�re p.m. peak haur traffic volumes at the two dr�veways assuming: • Tiackground treffic growths idcntified from khe Costco �IR traffic study • Trips associated with the proposed 1230 Airport Park 81vd (Panda Express) project occur and in addition to that incrcase • T�ips associated with the two adjaining vacant parce3s are generatecf and will aiso use ttte driveways Trip Generartion Estintatex Project trips and trips associated vvith currently vacant adjoinin,�parcels have been be cstirnatec�based on trip �eneration tat�s contained in the IT6 Trip Ceneratlon Manuul, ICI�' Edition. The Panda Express has been assigned rates that are consistent with the ITE Fust Food Reslauraril ►vitfr Drive Thrtt Aisle category. The balance of the site has �een assutned to be a �;eneral retail use, and the average rates frc�rn the 1T�category Shoppi�g Center have been used. Assumptior�s have also bee� r,nade far passible de��lopmenk on the�acant areas that are tributary to the two driveways. The building pad south of the site between Airport Park Bivd and the existin�Veterinary Hospital covers abaut ': acre, including the easement for half af the driveway. A 3,000 sf buildinb may be accammodated, but the site cannat aceammoc�ate the parking needed For restaurant. Similarly, the site immediately to the west of the prnposed project is too small to park a restaurant and 5,000 sf retail uses has been Assurned. Applicabfe trip ganeration rat�s and resultin�trip ge�neratinn forecasis are presented in Table I. Resu�ting escitnates are noted in te�ns of bross trips (i.e., total �oi�me at driveways} and Net New trips (i.e., total less tr�ps drawn from the stream of traffic already an Airpor� Park Blvd). As indicated the projcct could create 117 p.m. peak hour tr�ps at the two driveways. Of this total, 54 tri�s could come fram traffic already on Airport Aark Blvd based on the appticable�ass-by rates presented in Ehe 1TE Trip Generatron Narrdboak. �� 111r TerrvJnhnsori B�`STDEE�ELDP��lE'N7'GHOUP Febniary?7.IOIB Page 3 TABLEI TRIP GENERATION FOR�CASTS ITE Trips per PM Peak Hour Tri s Code Descriptinn Unit U��t Q��{�� Total In Out P�'n as�d Pro'rct 8"�0 S�oppingCenter ks�' 3.8i 5.46 21 ]0 1] Fast Food Restaurant w Drive- 9�� Thrau h Aisle ksf 4338 2.21 96 48 48 Total Gross Trips a[Driveways l 17 58 59 Restaurant Aass-by Trips(50°•0) -48 -24 -24 Retai]Pass-by Trips{3Q°o) -6 -3 -3 7'oEsi Net New Trips 63 39 32 Ad'oirriir Parcels 3.0 ]l 5 6 &ZO General Retail ksf 3.81 5.0 19 9 10 Total Grass Trips at Dri�eways 30 14 1G Retail Fass-by`Crips -9 -4 5 Tolal Net Ncw 7'rips 21 10 11 Distribution. In the short term the distribution of these trips would reElect current traffic patterns. Pass-by trips would be made in proportian to the flaw of traffic on Airpo�t Park Blvd, which in lhe p.m. peak hour is 45"o southbound and 55°o northbound today. In the near tcnn, new trips wi11 likely be primarily distributed to the north as is the case for current traft5c at #he existing driveways. Under lon� term co�nditions with different background traffic directionality pass-by trips would be different (67°o SB 33°o Na}. 5irnilarly, more new trips could hea;d sauth (i.e., 15°'a assumed). Trip Assignment Wt ha�e assigned trips thrau�h the two ctriveways based on proxirnity of individual parking areas to and thc direction of travel. Resulting design hour curnulative plus project p.rn. peak hour tr�ffic volumes are shawn in Figt►re 4. Site Acc�ss Evaluation. Th� operatit�tt of the two access driveways �as been evaluated to answer the following questions; ra Does tlre sigltt dislancc�at the projed's parking l01 arcess satisfy upplirahle Cit,�standards? The posted speed limit on Airport PArk Blvd is 30 mph. Table 201.1 of the Caltrans Highway Desi�n Manual {HDM)indicates that the minimum stapping si�;ht distance requirernent #'or that speed is 20fl feet. AirpoR ParEc B1vd is level antf straight in t�ie vicinity of the tw� driveways, �nd on-street parking is prohibited. As a result, the view in each direction from the dri�ewa}Ps is clear,and sight distance is not an issue. �� h4r. 7'erry Johuson BEST A�'VELCJP1�fENT GROUF' Frbrriary Z7, ?f718 Prrge 4 b. Are thc driveways adequate? Fast-food restaurants receive regular deliveries by truck, and whi[e mast are sin�le unit truc�Cs most restaurants employ occasiona] full size trucks (i.e., Cal Lcgal). The narEl�ern driveway is 30 feet wide, and the existing southern drivcwAy is about 30 feeE wide_ �iased on the nature of the pIanned uses this width is adequate and wider curb returns are �ot needed. Any driveway ihat is damaged will need Eo be repl�ced, and AI7A Iandings will need to be installed at each lacation. c. What Lcvel of Serricc wiii be provided at the twa existing driveways on Airport Park Blvd in thc future and will peak period queuing extend back tawurc! the site access to the paint that project access may bc compramised? Table 2 presents the results of E1CM 201D Level af Service calculatiar�s for the two driveways u�der Existing canditions and futurc Cumulative conditions with the proposed project and other growth. As shown,because the background volume on Airpart Park I3lvd remains relaEively low in camparisan to the capacity oF a four-lane street, delays on each approach are relatively low in the future and LOS C conditio�s are forecast at the north driveway and LOS B is anticipated at the south driveway, TABLE 2 AIRPQEtT PARK BLVb DRIVEWAY LEVELS OF SEItVIC� ExistiQ Gumulative Plus Pro'ett fotersection Cantrol Average Delay L�� Average De1ay G0� seclveh) (seclveh) North Driveway EB Stnp 10.5 B 15.1 C 5aut3�Dri�eway EB�$ Eastbound approach 12.1 B 14.7 B Wesibound a roach ��0� 9.3 A 103 B The le�gih of driveway queues is estirnated as a byproduct of HCM 2{�]0 L05 calculations. �'able 3 presents [hc p.m. peak hpur volume an each d�iveway approach a5 wel]as[he 9�U'percentile queue anticipated durins the p.m.peak haur.As shown,the queue in each project driveway is one vchicle or Iess. TABLE 3 AIRPORT PARK BL�'D DRIVEWAY QiIEUES Throat ��stin Cumuiative Flns Pra'ect Yntersectian Control �feet} Vol�me 9S °/a Queue Valume 95 %Queue v 6 ve6 � h veh North Driveway Eastbound approach EB Stap I2� 4 • 2S 49 --:25 Northbaund left turn 2 �25 5 -2S South Driveway Eastbound appraach �� l4 t2S S I •�25 Northbound lett turn 154 fl •`2S ]6 �-25 VVestbound approach Stop �g � �S �$ ��5 Southbound left turn 6f � 25 6t •-�25 �� Afr Terry Jofrrisai 8�'ST DEVELOPMEIM`T GRaUP Fe6nrarv Z7,?illl3 Page 5 The ability of the site plan accommodate waitin�queues is a functian of the dri�e�uay thraat deptE�. The thrvat is the area avaifable for exitin�;vehicles to wait without biaclang inbound traffic. I� this case, [he northern driveway has a 12Q foot lon�; throat which can accommodate S waitinb vehicles. Tt3e length of the throat at th� south driveway will evetttually depend on the layout of the parking area of tl�e adjoining retail pad,but today the throat of 1 SO feet is created by the access to the Veterinary Hospital. Because the available ihroat depth exceeds the projected 95`�' percenti2e queue, the desi� is adequate in this regan�i. d. Does the off-set befwecn project aisles and the existing aisles for gdjoining parEtin� lields create un apprecia6le sufety or operaEional issucs? The new aisles created far the projeet's parking bays will align with the parking for the Veterinary Hospital b�t will be offset fram Ehe packir�g to t�e north by rt�ughly �fteen feet. This creates the possibility of conflicts between entering and exiting vehicles using each area. While this possibi[ity exists, the �olume of traf�ic usin� t��e other garking area is very tov�r. Only 9 vehicles per hour used this mute to Airpori Park Blvd todAy. While the Iikelihaod of contlicts would be geater if that volume was much hi;�her, lhe anticipated situation does not represent a serious safety issued and redesi�n is not needed. c. Dncs thc length of drive thru aislc sa#isfy minimutn City requircnnents? The Panda Cxpress driveway rneasures 145 feet fram the ordering board to the pick-up window, and this area can accommodate 6 waiting vehicles. Another i 5Q feet af aisles is availahle from the ordering board to the dnive-thru entrance,and this area can also hald 6 �ehicles, for a tatal capacity of near 300 feet and 12 vehicl�s in the aisle before any interference with internal crrculetion wauld occur. f. How will the median arcas on Airport Park Blvd accammodatc northbnund left tur�s into the site� Today the rnediatt on Ai�port Park Divd has been bmken in mar�y lacations to alEow �IE access ta adjoining properties. The resuiting se�ments are as short as 120 feet. Some openings are accampanied by separale Icft turn pockets, primarily for southbound tr�ffic turning left ta the east side of the str�eet. The two median apenings for this project�tave no separate northbound turn lanes, and any traftic turning Icft does so arour►d the end af the median. A separate sauthbound 40 foot lan� left turn lane is available at the souti�driveway for the cents:r across the street. Because most traffc arri�ing at the siEe will be corning from the nort�, the number af northbound left tUms is not lar�;e. While it woufd be possible ro reconstruct the existinb Full width median to provide a shart left turn Iffne at either driveway, this action does nat appear to be necessary given the ba;ckground traffic valume on Airport Park Blvd and the reIatively shorE delays identi�ed Far motorists waiting lo turn left into the si�ht under cumulative conditions. g. Are there any recommended changes of the site pla�or Airport Park Boulevard access7 Site access is adequate as proposed, �d no chan�es are.recommended. /\�� h1r, Terry Jahnsurr BEST DEV�'LOPMEIv'T GROUP FeGnrnryZ7,Zf1IR Page 6 Please feel free to cantact me if you have qu�stions or need additional information. 5incerely, KD Anderson&Associates, Inc. Kenneth D. Anderson,P.E. Aresident At#scE�rnent: traffic counts, �igures, LOS calculations Ulfah Airyu,rYn.1 BhrrYandu F��,ar�rr �� ALI.TRAFFIC DATA :,�-, ;.: (9�s)rri-e�oo ade�aairatt�.can File hlame : 18-08045�6Q4 �ate : 0 1131120 1 8 L3mhiiled Count■All Yehicles 3 Utams Ai d P&k Bh�d SuuEhbOund !ialh WeslGau�d W q Rsrk Blvd F1orV�barW Nalh Eestboind S7ARTilI�E L�FT 7HRU RIGHT 11TURMS APP,T07A� I.fiFf iHI7U RIGHT UTLRNS AAP.TOTAL LEFT iHft1J FZiGHT UTURN5 APpTOIAL LEFT THRU RIGHT UZURNS xf�ni�T�t �pml UWeroio�nl 18:00 � 54 1 9 � 0 0 a 0 p 0 57 0 U 57 i D 2 4 ] 115 0 ifi:15 0 57 0 0 67 � 0 U 0 0 0 76 0 0 78 1 0 0 0 1 143 6 t6:3a o a2 ti p 33 0 o p o o a 59 o o � i a a a i +aa o se:as o a� � 0 4s a o 0 o a z s� o o se a o � o i �nr o Tdel fl 206 3 0 203 0 0 0 0 D 2 256 D 0 260 3 0 3 0 G A69 0 17:00 0 47 0 0 47 U 0 0 0 0 0 78 p 6 iB 1 i] D 0 1 12E p i7 15 0 39 1 0 40 0 � 0 D 0 1 61 p 0 fi2 t 0 2 0 3 1p5 0 17:30 0 39 Q U 39 0 0 0 0 0 1 50 � 0 St 6 0 6 0 Q 90 Q 17:45 0 46 0 D 46 D 0 0 0 0 0 41 � 0 41 0 0 0 U 0 B7 0 Tda� tl 171 1 0 172 0 0 4 U D 2 230 U 0 Z:i2 Z 0 2 0 A 408 0 GpTolal1Yel O�tlX 4??3;L 0.5SL 0.054 4278Ya � �4X O.Mfr U.0°/o 0.0lG O.Q9L � 6.5!4 56.59L p.09G 0.6% 56176 I (1.fl!G 0.65C U.69G 0.0°G 1'1% I i0G09L O PM PEAK HOI,lR AI rt Parts B}vd Southbpund Nortts Y4estbound M r1 Perk 6hd NoKltbart�l Nain ESslband SYARTTIM LEFf THRIJ RIGiiT UTl1RN5 �PP.toiu LEFT THitIJ RiGHT UTUNNS APP.Sat� LEFT THRU RfGHT UTIlRNS APcrasru. LEFT 711RU RIGHT UTURNS AaPioz�L Tvlai Pe6k Hour Mslysis FrOm 16:151p 17:15 Peak Fip�r For Fnliia inlefsec�im Begins at 16',!5 16:75 0 fi7 0 0 57 0 9 0 0 0 0 76 0 0 75 1 0 P 4 1 1a4 ti6:aa o a� s a � o 0 o a a a ss a a ss i o 0 0 , �oa �s:a3 o a> > o ae o 0 o v a z � o n sa o o i a i tio7 17:Q(F 0 47 0 0 47 0 0 0 0 0 0 78 0 0 78 1 0 6 U 1 125 iosa�vdu 0 193 2 0 195 0 0 0 0 U 2 279 0 a ?,$t 3 tl 7 0 4 480 xA iota� 0.0% 99.0'P. SqH, p,ON. OOX, OOX O,p% D.pS4 �.7% 993% 0.04i O.OSi 75.0':6 0.0% 25.RX a.a� PHF ,000 .720 ,5E10 .OQO .728 000 000 .000 .00G .D00 2S0 89+1 QQO .DU� 9a7 75Q 9Q0 .254 DDO 1,flOp 833 Prepared 6y NadoA�Dara&Surveyisig$crv'icca Airport Park Blvd & North Dwy Peak�Iaur Turning Mavement Count (D: 1&-08045-0fl1 ��Pfl� �'a�lt Blvd �ay: Wednesday City: Ukiah � . � � Date: 01i9112418 n � NONE aM 0 Q U D 0 AM M1lONE � � _._ -- -_. z o � = NONE NoaN p p Q fl p NaoN NONE ro X m a � a pA:15 PM-Q5:15 PM PM 2 193 0 0 2�2 � PM 04:Oa PM-06:00 PM y AM NOQN P!V! � ♦ 4 � Q PM NOON AhA n a a o o L o I a o a a a a • • -• o ♦ n o 0 z a s o ' o o � a o o ,� -o 0 0 �, � ,� _. _ � — - .� � o � o � � a o a asn n � a o o • v Z AM NOOH PM � 0 0 0 � U 0.83 r, --�w � 0 0 � 0 Q i d � � � 4 0 fl �Q 0 AM NDON PM � � � t � PM NODN AM Tatal Vehicles(AM) �� '194 � 2 279 p �M Bikes(AM) �Z 2 Z� NOaN O ' O Q O . _0—NOON � Z Z Z� N�� + ~t� AM 0 � a 0 0 0 aM N/A!� � 4L N/A M/A� � ♦N/A N/A y O�- NJA N/A i«► t r►r N�A i ' : • 1 N�A Z� t r►�'N/A � z z z � Ai�o�# P�rfc Blvd � z z z � aan na a Total Vehi�les(Noon) Btkes(NOON} IZZ Z �;. Pedesvlaas(Crasswniks� . Z Z ZI J..� i 4 � Q ` ,�� z z '�, � 0 �..i � �. L�. N/A! L N/A 0 ',,. � � � � � � �y � N/A� �\ t N/A N/A'�► O ♦'H/A O O N/A�► Cc�b�♦- N/A �IJAi� t rF fV/A Ja o 0 0 o a� N/A Zh��S N/A � z z z � P�+ � i '► ~' + fl n�ooH � z z � � a � b kRaN p n a n Total Vehicles�PM} AM Q � Q AM Bikes(PM� N � � NOON � ♦ '�' � NOOM ...�1 � PM � -► _.. f � PM � O .-I p � 3�� + ~i o �`�o 0 0 o ca o� 0,:`� i �'t a o-► � «o ° �, I� � a � � � ! '°o o•, d�' ..o 17� � r►r� O •� �S«� 4 r•r o � N � O � 4 'fi� � �' O � F+ O C � ALlTRAFFIC DATA ,��,51_�. {5�s)ns.a7ao �rstma�trati�ccan FileNatcEe 48-0&445-Op2 Oate 01I3112UiB Ur�hMfod Cuua}=Afl Vahitle�3 Ulu+m� W r!Paik Blvd Soutlibound Scxtlh Westbaund Aimo�1 Pan�8Nd Northbar�d Sw�h Eastbocnd 5iARTi1M LEFT THRU RIGFiT UTURNS �aPTOTu IEFT THRU RIGHT Ui1JRNS APPTOTAL LEFi' THRU FiIGHT UTURNS �+ir,itii LEFf 7HRU RIGHf U'fURNS /�wn:T� Tatai Flh�rtn Totai 1fi:00 12 A2 2 0 5fi ? 6 i9 0 21 0 35 2 0 37 6 � 0 0 fi 12(1 0 15�,15 21 43 3 � 67 0 4 74 4 19 0 57 1 p 58 7 0 l� 0 i S45 0 tfi'.30 G Zj 3 0 3� 0 a 1B 0 19 0 47 .. � 47 4 1 S li 6 161 ❑ 16:�15 1& 31 1 S 49 0 0 13 0 13 0 40 1 � 4i A �7 q p 4 167 1 fWal 56 739 9 1 Z04 2 0 70 0 72 0 175 4 a 103 15 1 I 0 17 476 1 17:OQ 17 28 3 4 48 1 0 26 0 7T 0 A9 0 0 49 2 i7 1 0 3 727 13 17�45 12 Z7 2 0 4l 0 0 19 6 i9 0 42 �"� 0 4� i 1 0 � 144 � 17:3p 14 24 4 0 4Z 2 D 16 Q 18 0 34 �J 0 34 2 6 ., 0 2 96 f� 17:45 17 29 U 0 46 0 0 B 0 8 1 2B 2 p �1 4 D 0 0 A &4 4� Tdai 60 168 9 0 177 3 0 59 0 7� 1 153 2 0 156 9 1 1 0 11 A16 6 � �SSI 17t99L 27479L 20'I. 0.1K d27'h l O.fiX 0096 1536"h 0.0 16 t�ir, ` 0.19L 3732% 0.79c Q.OY. 3R DM. ` �2�.7SL 0-296 0.2�i6 0.0'K 3 rs ` 100.c�Y. 1 AMl PEWC HOUA ►,� Paftc 6rvd Sa�.t4bcxrnd South WeStbwnd Ai Aa�c BNd Northhoirq Soum Easlband ST�Rin� LEFT TMRU RIGHT IJTIJRN$ APP.IOTA! IEFT THRI� RIGFFf LITLiFtNS �w.ioiw LEFT TYIRU RIGHT iJTIJRNS ��orru LEFT TiiRU RIGNT UTURNS xaPraTu To�e Peek Haur psialysfs Fmm 16:15 l0 17:15 Pesk Haur Far Entae inlersect�m 8egc�s al 16:15 16�.15 21 43 3 0 67 Q 0 19 0 19 0 57 1 0 58 1 0 0 0 1 145 1fi,3Q fi 23 3 0 32 6 0 19 0 t9 0 a7 0 6 47 4 1 1 6 6 16a 18;45 lfi 31 1 1 49 0 4 13 0 13 0 40 1 0 41 4 D 0 0 A 107 i�:ao i� za a n as � o zs o x� o ag o n as x a � o a az� Tnt�lv 6Q 325 19 3 195 7 0 7l 0 7B D 193 2 0 195 13 1 2 0 14 A&7 %� 7otei 3Q,6°r: S3-BX 5.1% 0-SX 1.3°/. 4054 987X O,OSG O,OX 99094 1pSL p_pS4 786°L 71'-, 14,3%. 0.11'', PFEF 7t4 727 633 250 T3f .25Q FIOQ 74Q 000 72� .D00 .64fi .540 D€]� .04k 688 250 560 064 .583 fCt3 Prcpated by Nasioaai Data&Snn�tyiftg Servicee Aunort Park Blvd & South Dwy Peak Hour Turning Mavernent Coun�E ID: 18-08045-002 Ai�port Parlc Blvd �ay: yU��esday City: lJkiah � . � � Qate: 01�31 l201 B w n � NONE AM 0 0 0 0 0 AM NONE � a _ _ _ .. _ z O � s NONE nHaoN p fl � p 0 NooN iVONE � � � � � 04:15 PM-d5:15 PM PM 10 I 125' 60 1 282� PHt 04�00 PIVI-06;Ofl PM y AM NOON PM � ♦ � � 4 PM HQON AM ' a o 0 0 � i 77 a a 0 0 �a a � • -• a � o 0 0 � N o � o 0 0 ,� o 0 0 ,� � a o � _ ,� �� Q 0 0 1'I � 0 0 0 483 0 � 0 0 0 • ❑ �j AM l�F6UN PM � a a � �► o • ass � - - �j s3 a o a o z "'�. ° o 0 0 0 hM Np�N PM � � � '' � PM NOON AM Total Vehicles(AM} �� 928 0 D 193 2 PM Bikes (AM) �z � z� n�aax Q o 0 a 0 �ooni �� z z� N/A��; ~t N/A � 0 0 4 0 0 ,vw N/A?� + �t N/A N/Ay {¢�) ♦N/A N/A y O� N/A N/A 3�f�r r N/A � " : � � N�A Sh t r►r N/A � ? � ? � A�rport Parfc Blvd � ?z ? � a n a n a a Tatal Vehicies(Noon) Bikes(NQDN) IZ � Z� � PeCestrittnb{Croaawalksj w �z Z Z� J,.+ i �► � .� $ � �' � 0 N/A!� + �L N/A N/A� t N/A Q� +'i' � � � �d � a � O N/A♦ O ♦N/A O 6 O N/A�► O� N/A N/A Z� ! e+r N�A �o a a � c� o� N/A 3+� � r;N�A � .Z Z Z � P1N � ♦ �" � PiN � Z Z Z � a a n NODM � i ; � NOOk D n a �otal Vehlcles(RM) AM a � -� AM Bikes(PM) p N AIOON Q '' '' Q NOQN r �� + � � PM 0 -► �� M Q PM I O O � I J..r j 4 1�., 11.� /� t77 �� oo voo� p� L� 1� ��? r0 �� I� g � � � d I i,�p Qy � �..fl 2 3+� t/p s 1 � �`4�, � � � i� ♦ r+r 0 � a w n, � �. a�' � o � o � _� — � _� _ -.� � , r-,. � � _ * � ._ - . �1 .�..�� :. ._ �� ,,� �- --" , ; .�; .,�,; ,�� • � �i � ` � F ., �} `� �• '� ♦, R'�� -�� i�. � k ,�;."�:�+�.. 7� 'ti � ; � " _ �..�- • - s - - -- •i�. 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'_ �-- � �'-� � 1�� ' - �-- . �- ' � � � � .� __ - :�- �' `j - a 1 " +- - � .• ��' _-v ,�t_��.�' „� ..,� : � �., -,ti d' �� - � I i � � � - ' r � ,�� , -s�' `W �i �.+ * i�� .� • �� . � + � � . ■ - • --Y- � . • ,,.._ , . — _ . e _ - i s ,',_nfl � 'I " , w, '�!� j� �.�� !1U � `• .'.s � �.►,,,�1. f _' � , - I . + ' .= r �. � ' ' ` � �L� I � ,�, L �, � _ � k� �T'�° �7 p I ': �s�a�N1 -�' ,� � e— ♦ !� ..�.� - �, � _ � . - � � �� w � �' � ■ �� ■ ■ ��,`E�� n � i • • ■ � � .� ■ • r� .• Q � ■ � ■ . � o � ■ ■ � ��t� � an � „� � � �� . �= � � m� � y ■ ,.r�� : Z � �� 5� � �a �, � �� G '� � �� '.?� « ".R j L a � �� f �� ; � � � u � � � �� ;__ _.______.._.��___.______._e._.__._.________ -�� g k � � E � ��t �� ; ! a � �� E I � ' , i� i Z �� ; -� � '� - �� ! � � !i , 1� � v� r�. 1� --� a �I � j;._._-----��:..a-------------------- � --------------� � iE � � ` f � —4 !� �� , o� e �� 4 �; �� T �� _ ► �' O � .' 1 t r— � � , � ., � — �,�— = ! �: � ,— — — a i � � �� : � 1i1 I� �� I =i ;� �'-' . � l �4 �� 1 l +--t--------a�s:��uz��._._.___.�._..�--?••---••------ .�..,..� � � , ' � ' I � � � �t : F � } i � c j 'y � � � :� � ' --._�--1_• - .�--------- ---�[-�n�:�r–.�...�.•-- ------ u", � •� m �..��_— � c Q a3 W ^ � �� ; � � �I,� � c � � �� rrss w v..nao ww+.�r a�.>u�..w�r sfr*y 7 - �� i� � `..N+v ~ _ •� � R_ �� „� ` �. (3� � r,., � N N _ � � t1�Ri4 � � � � � r •� .�, � � Airport Park Slvc!/ North privewa 2 c�a�•� ..� N.--, \�) -► p��-. f O tJ1 O y �0� - 4 } , � ■ ,FIS E�� ' (11) ..� ��_ (�� o w r., ��-- `�� -�.- � � ��i �� R1•1 " � t k1 -�� ,7 -� �--� Airpart Park 8t�d/ South Drivewa - - ��"= � - Leeertd �,. :'3� ,1 ,rl�l PM Peak Hour Volume ��.� St,op Sign ��„��&��,I,�G EXISTING TRAFFiC VOLUME5 AND LANE C�NFIGURATIQNS Transpodation Engineers 0951-06 RA �n�no� � fi�ure 3 1 - r, .� $ °' �m . R R �`� '� p, e'� (39) N N �• �1�� .+ N �. � � � � R1-t � � � „ •� � � � Airport Park Blvd/ North drivewa 2 C#Rt•t A.—. (�} � � ao�i (a1 � � '�:, �, � �.f;� ,� ��z) � _ � �, 1 �� i 1� � .�N =�' . � a. u,---� � � �� ' (2$) `-' `o rl-y ii ; i .' --ti- i k ', ; p�-t - i , � �� ` -��ti �� ' Airpart Park Bt�d! South nrivewa _ H�M 201� T1N5C exsiti�g PM 3: NORTH ACCESS �AIRPORT PARK BLVD 02125�18 �e+'ae�D�' _ _ _ _ _ , � Int Delay.slveh 0,1 --- -- - -- - �1� ._ �,�,_�—� _,�.,� '� ---- � . - - - . - - , - . .. — — _ . _. Lane Con�guraGons � .�� ► Traf�'ic V�I,w�hlh 3 1 2 279 193 0 Fulure Val,vehlh 3 1 2 279 193 0 CaI7f�Eding Peds,�Ifir 0 0 0 Q Q Q Sfg�Control Stop 5tap Free Free Free Free RT C��epze�4 - Nar1a - t+�One - Nor�e Starage Lenglh 0 - - - - - Veh In h+{edkgn Slorega,# Q - - 0 0 - Grade,9G 0 - - 0 Q - Paek Nour��a 8� 92 92 92 92 52 Heavy VehlGes,96 2 2 � 2 2 2 M�l�Fk�l 3 1 2 303 2tfl 0 �I�rLR -- .�t�� . _1�� "_� __._ _ _ _ _ - —�- --- � �nflEcting Flow WI 366 105 21Q D - D Sl�pe t 2�0 - • - - • 5tage 2 158 • • - - - Cril�F�d�y 8.84 8,9�# 4.14 - - - CriGca�Hdwy 5tg 1 5.84 - - - - - C�iticet}�dtiYY 5!9 2 �,&4 - - - - - FoAow•up Hdwy 3.52 3.32 2.22 - - - PatTGaP-1 hAanein�er 807 928 1358 . . . Slage 1 805 - • - - - Stage 2 $68 • - - . . Platoon blacked,96 . . . �C�p-�1i�teu+►e� 809 929 1358 - . . Mav Cap-Z Maneuver 6Dfi - - - • • Sta�e� 8t)3 - - - - - sc8�$z s�s - . . - - � i � '�T_'�' `�'�I � -w �.: _ - --- - -- ` _; �ct�c�r��n�ey,8 10,3 0�� a - � - - - - - -- -- HGM LOS B - - - -�,._-- _ -- —,. : v_ � - - - -- - - ��`��', ! ��n�'z � �'� , . - ---- � capacity f veh�1 �35� - e� - . HCM l.ane VIC Rallo 0 002 - 4 007 - - #iCMLCog.kro!Qalay(s? 7t7 0 i0,5 - - HCM Lana LOS A A B - - �cM e�r,��av�� o . o • - r UKIAH PANDA EXPRE5S 5ynchro 10 Report KDANDERSON&ASSOCIA7�S Page 1 �cM zo�a �rwsc exsiting PM 5: AIRPORT PARK B�.11D & SOUTH ACCESS n2�2�r2o�a _ . ._ . . __ . - - - — - ; !nt Delay,siveh 2,8 . ,�H�._ ,'�� .,�4 - � — s ,�t= ��i �- � - � Lane Configurations e�. �'i ,�► � �'�► Tra�l�d,Ye�� 1.1 1 2 1 0 7l � �93 2 �f f�5 1Q Fukure Vol,vehlh 1� 1 2 ] 0 77 0 193 2 B1 125 iQ ��,�,� a o o v a a a a a o o a Sign Cantrol Stop Slop Slop 5top Slop Slop Free Free Free Free Free Free �i1'C��r►n� - - IVQne - • None - - Nar�e • - Na�e Slorage Lenglh - - - - - - - - - 40 - • Ve�1�I Medlarl Sl�rage,� - U - - 0 - - 0 - - 0 - Grade,96 - � • - 4 - . 0 . . p . P�lS�}o�I F�r 92 92 92 92 92 92 92 92- 92 92 92 82 Heavy Veh�les,96 2 � 2 2 2 2 2 2 2 2 2 2 A�y�t Fiq� �2 � 2 1 � 84 4 214 2� 68 f36 11 �° '� � :-�� _ -i�'i� ._��--_. ._- -- - - - _� Ctrnfl�fng Flow WI 374 4$6 74 a12 49D 106 147 4 Q 212 0 0 5�e� 2P+} �� • 211 211 - - , . , Stage 2 105 212 - 241 279 - - • - - - - �fI�F�^! T,64 6,5� 6,6i¢ 7fr� 8.64 6,'9� d,�4 - • 4,1�4 - • Cri�cal Hdwy Stg 1 6.54 5.54 - 6.54 5.�4 - - - - - - � fi�dcd Fi�Ny Sb 2 19?� 5.'S� - 9.64 6.�i4 - - - - . . . Follow•up Hdwy 3.52 4,Q2 3.32 3.52 4_02 3.32 2,22 - - 222 • - P�I.Ca�r� �ylaulauyer 55,3 +I� 8� 5x# 471 A29 1�32 - - j3� - - Slagel 7Q9 682 - 771 726 - - - - - - - Sl�ge 2 889 7�8 - 782 878 - • - - - • - Platoan bl�cked,9b - - . , May Cap-f�laneuyer 484 45� 973 5D3 454 928 4432 - - 1358 . . Mov Cap•2 Maneuver 484 45fi • 543 454 - • • • • - - Ste�4 TQ9 649 - T71 T2$ - . _ . . . . Stage 2 $QS 726 - 741 fi45 - - - - - - - �~- - � - - � ---- ----. -- -- .. _ _ .._---- � � - - -- - - _- - , .,.., � - — J HCM Ca�n�ol Delay,s 1Z.1 9,3 4 �,+4� HCM I,OS B A [��i�s �- —a ;��-�� .��_�:_-- - -- - - - -— - � Capadfy�+�a�1h? 1�32 - - 519 S18 i358 - - HCM l.ane V!C Ra�o - - - �.429 O.Q92 0.049 • - I�M�on�Ek�aY i�? 0 - • 12,i 9.3 7.8 - - HCM la�e LOS A - - B A A - - HCM 95�1'��e Q�Yeh) fl • - 0.) 0.3 a.2 - - r UKIAH PAN�7A EXPRESS Syncf�ro 14 Report KDANDERSaN&AS50CIA�ES Page Z HCM 2010 TWSC CUM PLUS PROJECTPM 3: NORTH ACCESS &AlRPQRT PARK BLVD oz1251zo18 _,r . _ , -_..�._ . .._{_ a..., . ��. __--- _ � _ - - _ _ � �. . . In#�elay,slve� 0,9 ' Y ..�. __' � '� ��4 h-'Wl.�`_ . ' .. . . —. � ___ ' ._', _ '_" �- . . _ t . ... . .. .. .._. . lane Configurador�s � A'� �'Fr T��Ya��fh �9 �0 6 �2 �B8 4� Future Vol,veh�h 39 10 5 242 498 44 Canflicdnp Peda,l�ltr 0 � p 0 0� 0 Sign Conlrol Stop Sla� Free Free Free Free RT�kan�ieii�d - �e • 1iCa� • �do'ie Storage Langth 0 - - - - - v�,�,.��,� � - . a a Grade,� 0 - - 0 0 - R��k.H�+�F� �� 82� 9Z 4� _92� 92 Heavy Vehides,96 2 2 2 2 2 2 �Y��fl4'If 42 11 b �93 �w4� 48 �__ . -..��-��.:w��-._ _� ,_�� ; __"_:... _ '_ -- . . . _ � CanAicting Flflw All 707 295 589 D - 0 fib�p�e 1 CiB5 - • - - - Stage 2 �42 - - - - - C��cal� 6,84 6,9� 4;i4 - . . Crilfcal Hdwy Stg 1 5.84 - - - - - fi��+�S�g 2 5.9� . . . . . Folfow•up Hdwy 3.52 3,32 2.22 - - - Pok Cap��l�Ae�reu�+er 370 �01 88� - - Stage 1 532 - - - - - 5iage 2 B�0 . . . . _ PlaEoon blocked,96 - . . h�+l Cap�1 Maneu�rer 388 70.� $82 - . 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ConRlcting Flaw RIl 717 805 24D S85 82€) 8$ 480 4 Q 17� � U 0 Sk�1 69A 6�$ 2�8 2�B - . . , . . . Slage 2 121 209 - 357 612 - - - - - - - c�idai�d,� r;r� s;� s,�4 ��4 �,�f s;s4 ��4 - - ��4 - - Cdtical Hdwy 51g 1 6.54 5.54 - 6.5�4 5.5a - - - - - - • �'��9 2 s:�4 8,�4 - 6�W 6�64 - - . _ . . . Foilo+x•u�Hdwy 3:52 4.D2 3.32 3.52 4.U2 3,32 2,22 - - 2.22 - - ��IIeUYsi' 3�.7 315 T,d1 4� � 953 �_Ql� - - t398 • . 5iage f 457 498 - 775 729 - - - • - - - 5�e� $70 7�$ - $33 +�2 . . . . . . . P18�OOfl b�DCl�Bf��°l� - - • - �++Io�r�Ct�1l�►��er Z76 � 781 3�'� 28#� �,3 10�8 - - 1�99 . . Mov Cap-2 Maneuver 275 295 - 372 289 - - - - - - - �� +�#9 4s� • 76� 717 - . . . _ . . Stage 2 791 7j$ - 578 459 - . . . - - - _. _..� , �. — �_ � _ � �_ - _- ��_ :- ._ ; - ,_ -- - -- ��CConf,ro��lay,a 14,7 ��.3 �.8 - 0:9 HCM!OS B 8 �'��T� , - -�._-,`�=��1��t:�'1�-�i .- ___. � � _ .. - . ,. .I CeA�Id�Y(+r�hlh� 1QT9 - • 428 7� �39$ . . HCM�ane V!C Ratio 0.016 • - 0.43 0.41 O.Oa7 - - tfCM.Gan�ol�aY ts� 8�4 0,1 - �4�7 �0.3 7�t . . HCM I.ane L03 A A • B B A - - �Cit�l 9�+u!�1�9�V@fl� {) ' ' {)�� 4 Qr� ' . � � I�KIAFi RANDA E7(PRESS Synchro SO Repart KDANDERSOiV 8�ASSOGIAI'ES Page 2 ATTACHMENT 4 Ukiah Valley Fire Authority City of Ukiah OLt4t [T b P� PA PROJECT REVIEW REFERRAL Please provide comments by: July 13, 2018 The City of Ukiah Planning and Communiry Development Department is soliciting input on the project described below for use in the staff analysis,CEQA document,and public hearing documents. You are invited to comment on any aspect of the proposed project,including information required before you can finalize your comments and recommended conditions of approval for the project. TO: Craig Schlatter,Community Dev. Director X Mendocino County Dept.of Transpo�tation Michelle Irace,Planning Manager X Mendocino County Planning and Building X Matt Keiser, Building Official Mendocino County Public Health X X Ben Kageyama, Senior Civil Engineer X Mendocino Transit Authority X Kevin Jennings,Fire Marshall X Regional Water Quality Control Board X Sean Kaeser, Investigations Commander X CA Dept.of Fish and Wildlife X Nancy Sawyer,Community Service Officer X CA Dept.of Transportation X Tim Eriksen,Public Works Director X Sonoma State Northwest Information Center X Sean White,Director of Water and Sewer AT&T X Jimmy Lozano&Scott Bouoli,Electrical X PG&E(gas) X Airport Land Use Commission X PG&E(Land Rights) X Mendocino County Air Quality X Other:Katrina Ballard, Public Notice X Mendocino County Environmental Health X Ukiah Municipal Airport Operations Manager FROM PROJECT PLANNER: Michelle Irace,Planning Manager mirace@cityofukiah.com (707)463-6207 PROJECT INFORMATION: Date Filed: April 6,2018 Date Referred: April 19,2018 Prev.File#: N/A Resubmittal: N/A File#(s) 18-3817 Major Site Development Applicant: Terry Johnson, Best Properties Pertnit 8�Minor Subdivision Project Name: Panda Express&Retail Building 2580 Sierra Blvd#E Site Location: 1230 Airport Park Blvd. Redwood Valley,CA,95482 APN: 180-080-77 Zoning: Planned Development-Commercial Phone: (916)486-2694 General Plan: Commercial(C) Email: terry@bestprop.net DESCRIPTION: The project is a two-phase project to develop commercial uses.The first phase would inGude a 7,671 sq.ft.retail shell building to house a 2,200 sq.ft. Panda Express restaurant and drive- through,as well as 5,471 sq.ft.of other retail space. The project would also include supporting parking, signage, lighting, trash enclosures, as well as irrigated landscaping. The second (future)phase would include 5,025 sq.ft.of retail. ATTACHMENTS: Project Application, Project Description,Site Plans,Location Map,Preliminary Title Report. Please indicate whether you have comments and sign and date below. ❑ No Comment � Comments/Conditions of Approval Attached �VF�A B�..-�.1�o�., ' �' �7 I 1 /� S' nature Dat ** Please attach any Conditions of Approval with your response " � ` City oa� Uki�lt t.r�'� . »� , ,� _ ��. . _ � .. Comments/Conditio�s of Approval: Fire access must be maintained around building with a dedicated fire lane to the rear of the structure. Fire hydrants will need to be installed per the CFC.(location to be determined on building plans and site development plans reviewed) Access will need to accomodate fire engines for ingress and egress. '�'� Please attach any Conditions of Approval with you�response *" PW Memo 1 G�ity of Zl�c�li July 18, 2018 � BV b`V � � � � � A� B p' �' � �Y �Y �i' � �' � l� �9/ B� � � D � � b9/ � � � � � � � � � � � � � � � q� H � � � � � ,� 11Q 0�� !�1/ � � � 4' � � � BV 9 Jl� �' 8Q � �' b9/ 1�V �/ W � G � � � �iV W Q 0� � Q� � � ,Q � � Q � y � W � � �V �d/ 11�1'/ �' � � l� � �P' �l1�' � �l � �i �� ee�� r � �v u� � �r �v �r � ,�r � � � � � $ July 18, 2018 � � � � � � � � � 1� � (�4 �" I�I'/ � ll'� (�l ,� � V� � �/ � �11 �V Ll� Q ji' W Q �1' W �/ �V � G � �V H' � � � � � .!� ,� 1/ � � �/ i�i' ii' �' �' �' 4' � lW' �' � �' 6Y ) � �' �/ �t �V W �/ �' �1' � �1' �' � Hi �' ,ll�Y H � � � � � � � W �V �' �J � �/ � �Y JQ 8�/ �V d� � Q � � � $ July 18, 2018 � � � � � � � � � � �' � ,+� � �' � 1ZJ� � � $ PW Memo 2 Interoff ce 1Vlemoraridum ��ty � u�� To: Michelle Irace, Planning Manager From: Ben Kageyama, Senior Civil Engineer�— Date: July 31, 2018 Re: Project Review Committee Referral File No. 18-3817 Panda Express Located at 1230 Airport Park Boulevard In reference to my previous memorandum dated July 18, 2018, one additional comment shall be added to item 5 pertaining to the Preliminary Storm Water LID submittal: 5d) S#orm Water Calculator indicates that runoff reduction measure credits were taken for disconnected roof drains and discannected paved areas. These credits are intended only when the discharge from roofs and pavement is directed over a landscaped buffer area or a vegetated swale�rior to entering the bioretention area. Make necessary corrections to the calculations. S:\Public WorksIPROJECTS\Public WorkslPertnit Files\PLANNING\20181Fi1e 18-3817 Panda Express PRCmemo 7-31-18.doc 1 PW Memo 3 L�l ty 4f.F.>.�I�t�i Intero�ice Memoran.dum To: Michelle Irace, Planning Manager From: Ben Kageyama, Senior Civil Engineer �� Date: August 24, 2018 Re: Project Review Committee Referral File No. 18-3817 Panda Express Lacated at 123Q Airport Park Boulevard The Department of Public Works has reviewed the revised plans for above referenoed project and offers the following additional comments for your consideration: 1. Item 3 of my previous memorandum has not been addressed, The intent of a 22-foot wide public access easement along the northerly boundary is to encompass the new 6-foot wide sidewalk from the railroad right-of-way to Airport Park Boulevard, combined with the existing 15-foot wide access easement over the existing pavement, to ensure public pedestrian and bicyclist access in the future. The additional 15-foot wide easement along the westerly parcel boundary is intended to encompass a yet to be designed ramp, 10 feet wide, at 5% maximum slope, from the Rail Trail elevation along the tracks to a landing at the northwest corner of the parcel. A retaining wall will be required to minimize impact to the parcel. The project is expected to be canstructed by the City through grant funding, however the easement is required at this time. 2. Item 4 of my previous memorandum requested that gross and net parcel areas be shown on the tentative map. The net parcel area must deduct all existing and proposed easements from the gross area. 3. The Storm Water Calculator indicates that runoff reduction measure credits were taken for disconnected roof drains and disconnected paved areas. These credits are intended only when the discharge from raofs and pavement is directed over a landscaped buffer area or a vegetated swale n�'or to entering the BMP being sized. Make necessary corrections to the calculations The applicant may feel free to contact me directly at(707)463-6284 with any questions. S:\Public WorksIPROJECTS1Public WorkslPermit Files\PLANNING\20181Fi1e 18-3817 Panda Express PRCmemo 8-24-98.doc 1 PW Memo 3 Follow-up HMR � E� s� � �� `'° � °`*+ �[lA� �oi.ic Z Ukioh Police Deportment �'�7�[:'p�Y. I r'n{C'.:'�'Yl:if'�:ll:`:f'.1. �.�.,.r,llll:lf':�.y .l�":I^r:. Chris Dewey Chief of Police 7�E�J D� �� UR�2�i� 3 U I�kil �I S BlS1U�P� �U�l � ��l P�I P0�6� � 3 U I�� U�1� 6l2BIU$�� 17(51�4Y � � The recommendations provided are strictiv su��estions to help reduce the chances of a crime bein� committed a�ainst the propertv� � � � � � � � � � � � � � � � � � �' � � � � � � � � � � � � � � � .�' � � � � � � � � � � � � � � � � � � � � � � � 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com �� `'° � °`*+ �[lA� �oi.ic Z Ukioh Police Deportment �'�7�[:'p�Y. I r'n{C'.:'�'Yl:if'�:ll:`:f'.1. �.�.,.r,llll:lf':�.y .l�":I^r:. Chris Dewey Chief of Police &7(3UF6i�BW �e�u�� t�(�u� F�e� � su�d��r�� u� � Fue�su� ��v �� F�! 3 U�d�dl �.� �/ U 1D� �lIDIJ 2H 6�9�1-I ��u e�� Q�� P��u eH 1�� R�� PR�DPB�Fi 7 kl U��F PI� �JK @�1Di�l P�l/ d�,V �U� Q��fll/ � OP�P�8U�1 �D�dl �J R� 0�1 �� dW �� U�d�3��, la��l$ S U�kli�l �Q �[J6[d� �e� 6� &7(B�1SBlB1D� �F�t 3DB1�B�BlQ� � �} �� .B�E3�61 6�4�,1-I �� 3� �� F�QPP�R 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com �� `'° � °`*+ �[lA� �oi.ic Z Ukioh Police Deportment �'�7�[:'p�Y. I r'n{C'.:'�'Yl:if'�:ll:`:f'.1. �.�.,.r,llll:lf':�.y .l�":I^r:. 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I r'n{C'.:'�'Yl:if'�:ll:`:f'.1. �.�.,.r,llll:lf':�.y .l�":I^r:. Chris Dewey Chief of Police 7�E�J D� �� UR�2�i� 6�.' U61�/ �161�1 �P�EI PIN �/ 2�� ,13�16FAI �lP�1 P�IJ 8R\ i�6 E�l �U��/ �D�15 BI�D U�V ��.�u e� �S U�4U I�1 F�J @lHi�kl a1/ �D�l �� ►kl 21�1 F��/ DT� �� V �Q@�kI1R�9 P6�k1 Fl� U�l �H S U BQi�Q�F K �� S� �'D� QU� �.�� . �� ,..:, '. � -��r a-;.A;.;x �•�v"`.- ��s�11`� } � � „t , - �-.,."- M. .�:r��'�•�� _;��.� ::��+c+�`' "�. . ��"i -- _ i I ��^�� 4 I I I � I I �s -n_ .'�:+�':<. __ 7�U� . . �rl �UL�I/ (� ��l 1�1�P�1 �U BQ D1�� I F� �S��'D af�/ 1�U�64/ F�l �i�,&6&' �P�lg@IEkI 8�DId� 3� �� 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com Cathy Elawadly Electric Utility Dept. From: Jimmy Lozano Sent: Tuesday, July 10, 2018 6:39 AM To: Michelle Irace; Cathy Elawadly Cc: Craig Schlatter; Cindy Sauers Subject: RE: 1230 Airport Park Blvd_MSDP&Min Sub_Referral Coversheet Hi Michelle, At this time, the City of Ukiah Electric Utility Department has the following comments requirements for the project: I reviewed the conceptual drawings submitted by the applicant and I have several questions on the drawings done by TSD Engineering. I noticed that two (2) existing COUEt D junction pedestals would be located in future parking stalls. Nowhere in the drawings did it show these(2)junction pedestals being incorporated into tlie parking lot plan. The junction pedestals are essential for isolation or sectionalizing 12KV Primary distribution feeds in the immediate area. One or both of the junction pedestals will most likely feed the proposed parcel s in the future. The conceptual drawings also did not show where a utility transfonner woulcUmay be located, in order to feed the customers Service Pane1 1�1ain Switch Board. The COUELT) will need a space approximately 7'x 7' for any substructure to include transformers and junction pedestals. COUEUD will need to see how the two (2) existing junction pedestals and the future transfonner s will be incorporated into the parking lot plans'civil plans. If the applicant has another alternative plan, they are welcome to submit them to the COUEUD for review. 1)The proposed praject'property will be served from one of two existing 3unction Pedestals, that are installed in two(2) locations on the current lot and will'may serve multiple address/buildings in the imnlediate area. 2) All future site improvements shall be submitted to the Electric Utility Department for revie�v and cotnment. At this time, specific service requirements, service voltage and developer costs and requirements will be determined. 3)The main switchboard/service panel, pull section, and CT cabinet must be in accord with current EUSERC standards. The contractor shall subnut service equipment specitication sheets with appropriate EUSERC references for City approval prior to purchase and installation. 4) Developer shall provide projected load calculations, site plai�/electrical drawings to the COUEUD, in order to determine the size of transfonner for their project. 5)The applicant shall provide at no cost to the City and in accordance with City standards and specifications, all conduits, junction boxes, vaults, street lights and subsurface housings required for power distribution for the development and all trenching,backfill, resurfacing, equipment pads and landscaping. Prior to backfilling or pouring of concrete for equipment, or subsurface equipment, facilities must be inspected by City of Ukiah Electric Utility Department representative. 6)The COU Electric I}epartment will require a 10"utility easement for any underground distribution extended into the parcel beyond the existing PUE. Easements must be surveyed and deeded or defined on the subdivision map recorded with the County Recorder Office of Mendocino County. Should they have any questions, they may contact my office at 707-467-5774. Thank you, Jimmy Jim Lozana 1 City of Ukiah Electric Utility 1320 Airport Road Ukiah, Ca. 95482 PH: 707-467-5774 FX: 707-467-2811 j lozano(�cityofukiah.com ��.c r�p� �� c� '�'no � Gr�v�'�� From:Cathy Elawadly Sent: Monday,luly 02, 2018 1:41 PM To: Matthew Keizer<mkeizer@cityofukiah.com>; Ben Kageyama <bkageyama@cityofukiah.com>; Kevin Jennings <kjennings@cityofukiah.com>;Justin Buckingham <jbuckingham@cityofukiah.com>; Sean Kaeser <skaeser@cityofukiah.com>; Nancy Sawyer<nsawyer@cityofukiah.com>;Tim Eriksen<teriksen@cityofukiah.com>; Sean White<swhite@cityofukiah.com>;Jimmy Lozano<jlozano@cityofukiah.com>; Scott Bozzoli <sbozzoli@cityofukiah.com>; dostalekr@mendocinocounty.org; mcaqmd@mendocinocounty.org; Sarah Downey <downeys@mendocinocounty.org>; Amber Munoz<munoza@mendocinocounty.org>; pbs@mendocinocounty.org; jacob@mendocinotransit.org; mdouhherty@waterboards.ca.gov; angelialieliebenberg@wildlife.ca.gov; Amber Munoz <munoza@mendocinocounty.org>; nwic@sonoma.edu; kccd@pge.com; DAK@pge.com; Katrina Ballard <kballard@cityofukiah.com>; Greg Owen<gowen@cityofukiah.com> Cc: Michelle Irace<mirace@cityofukiah.com>; Craig Schlatter<cschlatter@cityofukiah.com> Subject: 1230 Airport Park Blvd_MSDP&Min Sub_Referral Coversheet Hello, The City of Ukiah is soliciting comments for a major site Development permit& Minor Subdivision for a two phase project to develop commercial uses.The first phase would include a 7,671 sq.ft. retail shell building to house a 2,200 sq. ft. Panda Express restaurant and drive-thru as well as 5,471 sq.ft.of other retail space.The project would also include supporting parking, signage, lighting, trash enclosures, as well as irrigated landscaping.The second phase (future)would include 5,025 sq.ft. of retail. Comments would be appreciated by July 13, 2018. Thank you. Please note the project application also includes a Preliminary Storm Water Low Impact Development Report and Geotechnical Report that were provided to City of Ukiah,Senior Civil Engineer Ben Kageyama. If you would like a copy of these documents, please contact me. CAt�ll� ELAWAG{I.I� Community Development Technician City of Ukiah 300 Seminary Avenue Ukiah, CA 95482 (707)463-6752 celawadly@citvofukiah.com 2 Cathy Elawadly Building Dept. From: Matthew Keizer Sent: Monday, July 2, 2018 1:56 PM To: Cathy Elawadly Subject: RE: 1230 Airport Park Bivd_MSDP&Min Sub_Referral Coversheet 1. Submit plans and building permit application. Please submit three complete plan sets, two wet stamped and signed. 2. 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. 1=rom: Cathy Elawadly Sent: Monday,July 2, 2018 1:41 PM To: Matthew I<eizer<ml<eizer@cityofukiah.com>; Ben I<ageyai��a <bl<ageyama@cityofukiah.com>; Kevin Jennings <Icjennings@cityofukiah.com-�;Justin Buckingham <jbucicingham@cityofulciah.com>;Sean Kaeser <sl<aeser@cityofulciah.com •; Nancy Sawyer<nsawyer@cityofulci�h.com>; Tim Eril<sen <teril<sen@cityoful.iah.com>; Sean White<swhite@cityoful<iah.com>;Jimmy Lozano <jlozano@cityoful<iah.com>; Scott Bozzoli <sbozzoli@cityoful;iah.com- ; dostalekr@menclocinocounty.org; rncaqmd@mendocinocounty.org; Sarah Downey <downeys@mendocinocounty.org>; Amber Munoz<munoza@mendocinocounty.org>; pbs@mendocinoco�mty.org; jacob@mendocinotransit.org; mdouhherty@waterboards.ca.gov; angelialieliebenberg@wildlife.ca.gov; Amber Munoz <munoza@mendocinocounty.org>; nwic@sonoma.edu; Icccd@pge.com; DAK@pge.com; Katrina Ballard <I<ballard@cityoful<iah.com>; Greg Owen <gowen@cityoful<i�h.com> Cc: Michelle Ir�ce <mirace@cityoful<iah.com>; Craig Schlalter<cschlatter@cityoful<iah.com> SuUject: 1230 Airport P�rl< Blvd_MSDP&Min Sub_Refen-al Covei-sheet Hello, l he City of Ulciah is soliciting comments for a major site Development permit& Minor Subdivision for a two phase project to develop commercial uses. The first phase�vould include a 7,671 sq. ft. retail shell building to ho�ise a 2,200 sq. ft. Panda Express restaurant and drive-thru as well as 5,471 sc{. ft. of other retail space.The project would also include supporting parking, signage, lighting,trash enclosures, as well as irrigated landscaping.The second phase (future) woulcl include 5,025 sq. ft.of retail. Comments would be appreciated by July 13, 2018. Thank you. Please note the project application also includes a Preliminary Storm Water Low Impact Development Report and Geotechnical Report that were provided to City of Ukiah, Senior Civil Engineer Ben Kageyama. If you would like a copy of these documents, please contact me. cath� Elawad�� Community Development Technician City of Ukiah 300 Seminary Avenue Ukiah, CA 95482 (707)463-6752 celawadlv@citvofukiah.com i �i�y ��- �I�Cr�� 1�,��',;i. �II �� [fl�x t�,c7��1�� _�:.:�.��,=c�l�;l�� ! PROJECT REVIEW REFERRAL Please provide comments by: July 13, 2018 The City of Ukiah Planning and Community Development Department is soliciting input on the project described below for use in the staff analysis, CEQA document, and public hearing documents. You are invited to comment on any aspect of the proposed project, including information required before you can finalize your comments and recommended conditions of approval for the project. TO: Craig Schlatter, 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 X Ben Kageyama, Senior Civil Engineer X Mendocino Transit Authority X Kevin Jennings, Fire Marshall X Regional Water Quality Control Board X Sean Kaeser, Investigations Commander X CA Dept. of Fish and Wildlife X Nancy Sawyer, Community Service Officer X CA Dept. of Transportation X Tim Eriksen, Public Works Director X Sonoma State Northwest Information Center X Sean White, Director of Water and Sewer AT&T X Jimmy Lozano&Scott Bozzoli, Electrical X PG & E (gas) X Airport Land Use Commission X PG & E (Land Rights) X Mendocino County Air Quality X Other: Katrina Ballard, Public Notice X Mendocino County Environmental Health X Ukiah Municipal Airport Operations Manager FROM PROJECT PLANNER: Michelle Irace, Planning Manager mirace@cityofukiah.com (707)463-6207 PROJECT INFORMATION: Date Filed: April 6, 2018 Date Referred: April 19, 2018 Prev. File#: N/A Resubmittal: N/A File#(s) 18-3817 Major Site Development Applicant: Terry Johnson, Best Properties Permit&Minor Subdivision Project Name: Panda Express& Retail Building 2580 Sierra Blvd#E Site Location: 1230 Airport Park Blvd. Redwood Valley, CA, 95482 APN: 180-080-77 Zoning: Planned Development-Commercial Phone: (916)486-2694 General Plan: Commercial (C) Email: terry@bestprop.net DESCRIPTION: The project is a two-phase project to develop commercial uses. The first phase would include a 7,671 sq.ft. retail shell building to house a 2,200 sq.ft. Panda Express restaurant and drive- through, as well as 5,471 sq.ft.of other retail space. The project would also include supporting parking, signage, lighting, trash enclosures, as well as irrigated landscaping. The second (future) phase would include 5,025 sq.ft. of retail. ATTACHMENTS: Project Application, Project Description, Site Plans, Location Map, Preliminary Title Report. Please indicate whether you have comments and sign and date below. ** Please attach any Conditions of Approval with your response ** Mendocino county Air Quality Management District Planning Referral or Building Permit Application Quick Response List Project # 18-3817 1230 Airport Park Blvd 7 �II�� P ❑ �Proiects Subiect to Permittin� by the Air Quality Mana�ement District: �This project is subject to District Regulation 1 regarding air quality permits. The applicant is required to obtain an Authority to Construct permit from the District prior to beginning construction and/or installation of the equipment. � The Applicant currently holds a valid Air Quality Permit to Operate. The applicant is required to obtain an Authority to Construct permit from the District prior to beginning any modifications to the operation. �This project may be subject to one or more of the following requirements as indicated: �Diesel Engines ❑Stationary and Portable Equipment and Mobile Vehicles: 0 Any stationary onsite diesel IC engines 50 horsepower or greater(i.e. large power generators or pumps) or any propane or natural gas engines 250 horsepower or greater may require a permit from the District. 0 Portable diesel powered equipment that may be used during the proposed project are required to be registered with the state Portable Equipment Registration Program (PERP) or obtain permits from the District. � Projects located adjacent to sensitive receptors (schools, child care facilities, health care facilities, senior facilities,businesses, and residences, etc.) during the construction phase of this project have the potential for exposure to diesel particulate. 0 Heavy duty truck idling and off-road diesel equipment or other diesel engine idling is limited to less than 5 minutes. �Demolition/Renovation Proiects: �All Commercial Buildings, Government Buildings, Schools, Multi-Family Dwellings are subject the iACC❑i�FFtP�� R❑Q�ILJ9 � DQD�P I��Y17II��6 �7� ❑�L� 1 �] P IR��QC�L�`�IID D�lLII2�IIJ�� ( 6 C❑3 6�� 3 H'R@�Q�H�R�Q�H�I�I�P �H3�QQIQ��'�I L�S(�'DE�,-Ci��'�f�;��V�� (1) �D��Q��EE�CS�RQ� �V�'R�❑for the presence of asbestos containing materials❑ (2) Submit a completed Asbestos Demolition/Renovation form, all test results and applicable notification fees to the District at least 10 days prior to beginning the project, (3) Have any Asbestos containing materials abated by a licensed abatement contractor prior to beginning any demolition or renovation activities. (4) Obtain written authorization from the District indicating that all requirements have been met prior to receiving. �Single Family Dwellings Less Than Four (4) Units • 3 H'R�Q�I�R�Q�HB LV�I�P ��QQIQ��Q�Q�F�I L�S(�DE�[I��'Q�-I3�1R❑ (1) 6ubmit a completed Asbestos Demolition/Renovation form[�o the District andC�btain written autharization from the District. � Gradin� Proiects: • All grading activities must comply with the following fugitive dust mitigation measures in accordance with District Regulation 1, Rule 1- 430: (1) All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust emissions (2) All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall have a posted speed limit of 10 miles per hour. (3) Earth or other material that has been transported by trucking or earth moving equipment, erosion by water, or other means onto paved streets shall be promptly removed. (4) Asphalt, oil, water or suitable chemicals shall be applied on materials stockpiles, and other surfaces that can give rise to airborne dusts. (5) All earthmoving activities shall cease when sustained winds exceed 15 miles per hour. (6) The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles onto the site during non-work hours. (7) The operator shall keep a daily log of activities to control fugitive dust. � Projects Less Than One (1) Acre or One (1) Mile of Road Located in NOA areas: (1) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less. (2) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (3) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line (4) All storage piles must be kept adequately wet or treated with a chemical dust suppressant or covered when not being added to or removed (5) Equipment must be washed down before moving from the property onto paved public roads (6) Visible track-out onto paved public roads must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within 24 hours. � Large Area Gradin�Proiects Greater Than One (1) Acre or One (1) Mile of Road: p Not Located in Naturally Occurring Asbestos (NOA) areas: • Prior to starting any construction the applicant is required to: (1) Submit a Large Area Grading permit application to the District. (2) Obtain a final determination from the Air Quality Management District as to the need for an Asbestos Dust Mitigation Plan and/or Geologic Survey to comply with CCR sections 93106 and 93105 relating to Naturally Occurring Asbestos. (3) Obtain written verification from the District stating that the project is in compliance with State and Local regulations relating to Naturally Occurring Asbestos. � Located in Naturally Occurring Asbestos (NOA) areas: • Prior to starting any construction the applicant is required to: (1) Submit a Large Area Grading permit application to the District. (2) Obtain a final determination from the Air Quality Management District as to the need for an Asbestos Dust Mitigation Plan and/or Geologic Survey to comply with CCR sections 93106 and 93105 relating to Naturally Occurring Asbestos, or (3) Submit an Asbestos Dust Mitigation Plan and/or Geologic Survey to the District in compliance with California Code of Regulations (CCR), Sections 93106 and 93105 relating to Naturally Occurring Asbestos. (4) Obtain written verification from the District stating that the project is in compliance with State and Local regulations relating to Naturally Occurring Asbestos. � Property Development: • Prior to starting any construction the applicant is required to: (1) Obtain a Property Development Permit from the District for any open outdoor burning. (2) Obtain a Large Area Grading Permit, if applicable • The District recommends that the applicant consider alternate means of disposal other than open burning, such as cutting the majority of the larger material up as firewood, and chipping smaller material, if feasible to mitigate impacts from open outdoor burning. � Installation of Wood Burnin�Devices: • Installation of new wood burning devices is prohibited by District Regulation 4 with the following exceptions: (1) Wood burning appliances in eXisting residential, commercial or public buildings designated as a historical site. (2) The installation of wood burning appliances on display at a retail business whose purpose is the sale of wood burning appliances to the public. (3) Fireplaces and wood burning appliances installed on railroad equipment that is owned and/or operated by an active railroad or public museum. (4) Wood burning appliances used primarily in the preparation of food. (5) Wood burning appliances used in compliance with all other local, state and District regulations for recreational outdoor heating. • Building officials are prohibited from issuing a Certificate of Occupancy or approving a final building inspection until one of the following has been documented; (1)The authorized local building official observes and documents that no wood burning appliances have been installed, or; (2)The project is a residential dwelling of three units or less and not part of a new major subdivision subj ect to Rule 4.1-400 (e) and; (A) The authorized local building official observes and documents the presence of EPA certification labels on all installed wood burning appliances on the premises, or; (B) The autharized local building official observes and documents that only pellet fueled wood burning appliances have been installed, or; (3) The Air Pollution Control Officer has issued a statement, in writing, that the project is exempt from this Regulation, or (4) The Air Pollution Control Officer has issued a statement, in writing, that the project is in compliance with this Regulation. � New Commercial Develoument Mitigation Recommendations: • New Road Construction: The District recommends that at a bare minimum all roads be covered with a sealant or rocked to prevent fugitive dust emissions. • Parking Lot Tree Planting: The District recommends that commercial parking lot tree planting be defined as no less than 1 tree per 4 parking spaces to provide a beneficial reduction in summer heat gain. • Mass Transit: The District recommends that applicant work in conjunction with the local Transit Authority(MTA) to provide a shelter in addition to the concrete pad so that the benefits and incentives to use mass transit would be immediately available. • Electric Vehicle Char.�i�ng: To further mitigate impacts to local air quality, it is recommended that applicant encourage the use of low emission vehicles by providing a minimum of 2, AC Leve12, electric vehicle charging stations. �� . ��",F.��t�� ALUC Staff Planner �� .�� The City of Ukiah Planning and Community Development Department is soliciting input on the project described below for use in the staff analysis, CEQA document, and public hearing documents. You are invited to comment on any aspect of the proposed project, including information required before you can finalize your comments and recommended conditions of approval for the project. TO: Craig Schlatter, Community Dev. Director X Mendocino County Dept. of Transportation Michelle Irace, Planning Manager X Mendocino County Planning and Buiiding X Matt Keiser, Building Official Mendocino County Public Health X X Ben Kageyama, Senior Civil Engineer X Mendocino Transit Authority X Kevin Jennings, Fire Marshall X Regional Water Quality Control Board X Sean Kaeser, Investigations Commander X CA Dept. of Fish and Wildlife X Nancy Sawyer,Community Service Officer X CA Dept. of Transportation X Tim Eriksen, Public Works Director X Sonoma State Northwest Information Center X Sean White, Director of Water and Sewer AT&T X Jimmy Lozano&Scott Bozzoli, Electrical X PG &E(gas) X Airport Land Use Commission X PG &E(Land Rights) X Mendocino County Air Quality X Other: Katrina Ballard, Public Notice X Mendocino County Environmental Health X Ukiah Municipal Airport Operations Manager FRONI PROJECT PLANNER: Michelle Irace, Planning Manager mirace@cityofukiah.com (707)463-6207 PROJECT INFORMATION: Date Filed: April 6, 2018 Date Referred: April 19,2018 Prev. File#: N/A Resubmittal: N/A File#(s) 18-3817 Major Site Development Applicant: Terry Johnson, Best Properties Permit&Minor Subdivision Project Name: Panda Express&Retail Building 2580 Sierra Blvd#E Site Location: 1230 Airport Park Blvd. Redwood Valley, CA, 95482 APN: 180-080-77 Zoning: Planned Development-Commercial Phone: (916)486-2694 General Plan: Commercial(C) Email: terry@bestprop.net DESCRIPTION: The project is a two-phase project to develop commercial uses.The first phase would include a 7,671 sq.ft. retail shell building to house a 2,200 sq.ft. Panda Express restaurant and drive- through,as well as 5,471 sq.ft.of other retail space. The project would also include supporting parking, signage, lighting, trash enclosures, as well as irrigated landscaping. The second (future)phase would include 5,025 sq.ft. of retail. ATTACHMENTS: Project Application, Project Description, Site Plans, Location Map, Preliminary Title Report. Please indicate whether you have comments and sign and date below. ❑ No Comment � Comment L-��nditions of Approval Attached �� ---- --- � // � Signature � at,� ,� ** Please attach any Conditions of Approval vrrith your response ** �� .w-'��`�� Comments/Conditions of Approval: . , . r � (/ �"�i� � � �-�� .� �Q � ,�e �o� �-L��. �e � � � � f � ° �-� � � ��S �'�,� �� t-� �� Q ��j�I�� - � �� . � . � � o-� -� :__ _ __ _ _ _ _ _ _ _ _ ** Please attach any Conditions of Approval with your response ** � COUNTY OF MENDOCINO IGNACIOGONZALE2,INTERIM DIRECTOR Telephone 7Q7-234-650Q DEPARTMENT OF PLANNiNG AND BUILDING SERVICES Fax 707-463-5709 Ft.Bragg Phone 707-964-5379 � 86O NORTH BUSH ST•UKIAH •CALIFORNIA•954H2 Ft.eragg Fax 707-961-2427 12O WEST FIR ST• FORT BRAGG •CALIFORNIA•95437 pbs@MendoclnoCounty.org www.Mendocinocounty.org/planning 7/5/2018 To: Michelle Irace From: Izzy Doughty Planning Manager Planner I City of Ukiah, Department of Mendocino County, Planning Community Development and Building Services Subject: Project Review: File# 18-3817 "Panda Express � Retail Building" 180-080-77 Airport Park Blvd. Mendocino County Planning and Building Services has reviewed the subject Site Development Permit Application, and provides the following comments and recommended conditions for approval. Comments 1) Referred to Airqort Land Use Committee(ALUC) ✓ This Project Review has been referretl to our ALUC representative. ✓ The proposed development site is located in a B9, Adjacenf to Runway Airport Zone. Recommendations 1) Mitiqate qlare; ✓ Context: Mendocino County Airport Comprehensive Land Use Plan Section 3.3.2(a)(5) Avigation Easemenf Dedication notes that direct or indirect light emissions may interfere with pilot vision. ✓ Recommendation: Consider reducing luminosity of proposetl light fixtures"f1," In westem parking lot, in order to deflect glare away fram the Ukiah Airport. Ukiah Valley Area Plan Policy CD2.2a:Lighting Guidelines recommends"reduced wattage, downward shieltling and limited hours"as a few measures that can be taken to mitigate glare. Thank you for providing us with the opportunity to comment on this project. Please expect additional comments from the Mendocino County Airport Land-Use Commission. Sincerely, Izzy Doughty, Planner I Mendocino County Planning & Buildings Douqhtyl(c�mendocinocountv.orq 707-234-6671 Mendocino County Transportation Dept. Cathy Elawadly From: Amber Munoz<munoza@mendocinocounty.org> Sent: Monday, July 2, 2018 2:52 PM To: Cathy Elawadly Subject: Re: 1230 Airport Park Blvd_MSDP&Min Sub_Referral Coversheet Hi Cathy, Thank you for the referral. Mendocino County Department of Transportation has no comments on this project. Thanks, Amber Munoz Deputy Director of Transportation Land lir�provement Division Mendocino County Department of Transportation 340 Lake fvlendocino Drive Ukiah, CA 95482 Pl�one (707) 234-2838 Fax (707) 463-5474 munozaCa�mendocinocounty.orq y Elawadly <celawadly@cityofukiah.com> 7/2/20"18 1:41 PM »> H TI f Ut<ial� is soliciting comments for a major site Development permit & Minor Subdivision for a two phase p clevelop commercial uses.The first phase woulcl inclucie a 7,671 sq. ft. retail shell builciing to house a 2,200 sq. ft Panda Express restaurant and drive-thru as well as 5,471 sq. Ft. of other retail spac,. .The proj�-�t would also include supporling parking, signage, lighting, trash enclosures, as�rrell as irrigated landscaping The second phase (future) would indude 5,025 sq. ft. of retail. Comments would be appreciated by July 13, 2018. Thank you. Please note the project application also includes a Preliminary Storm Water Low Impact Development Report and Geotechnical Report that were provided to City of Ukiah, Senior Civil Engineer Ben Kageyama. If you would like a copy of these documents, please contact me. cath� E�awadl� Community Development Technician City of Ukiah 300 Seminary Avenue Ukiah, CA 95482 (707)463-6752 celawadly@cityofukiah.com i Mendocino County Environmental Health f:��Cr'�i Pacifica Gas &Electric � � , ,�, . KaCle Call'lpbell — Serving Lake & Mendocino Counties � � I I kacie.campbell@�ge.com 0� &� �J� �N t�P�� d�'�xfJ� W �04� � � � �d� �� I�o�o � ,00¢1 t�� lo�� .'oo ( �0��'o � � &�� 7� • �t/ tt�PC��I d9��o� � E w �ot�� E � � � �U h� � �� , ,�, . KaCle Cdlllpbell — Serving Lake & Mendocino Counties � � I I kacie.campbellCa?pge.com 0� &� �� 1� • '�t/ C��1�1�/ W E�9,4 0,9,� E � � � �d� �� I�o�o � ,�oU � P� � �� eo �� d�io ��f�� oo�� I�E'oo �I� � � &� �,� � �P�� d� l�l�q I P� EIJf• Cf i1p� E�@ i�ip� E� C.1� E�� E�I'� � EV Y� � E� io� E�] � E�I� V� 1� catl�� awad�� ❑ ❑ l��❑ ❑ � J � : , . �. ��:�� G2-3Ji1(R8V.1•90)° ~ . " ��'f`lA�ry[]� A�(��ry�r��,�1� t L��V��ULLJ iS R [yGi3 �w�i t .. ��Ef��► �i.�� 11i�il� ��.��-,t;��;�id'! ��rir s:�� ATTER RECORUiNG,12ETURN TO: ��`--�� PAGE�� 'A�lFIC �AS AND ELECTRIC COMPANY �� n _� �y� �, �� Land I��partment 269 7 Nor�� State Str�et �w�,,, L,�kiah CA. 95482 �'�`��"��'�a � r,��c��#€��ca��r�rr cc�t��. / /��f� �l�r��i",��,Y�Jt'�G Location: City {�/y�j�'� (/�I�"�" i C�� Reaozda,ng Fee �2�.�� Docume Tran fer Tax $_��,(��,j�.,` � �� ( ] C ubed on F 11 Valua o£ Prope=ty Conveyed, or [ puted 1 V e s L�ens & Encumbrances A�,� � / mazni g t ma Sa e a �1 i.£►] � Sz tux of arent r a e�nt �erminin tax � � g �Xg�y�� (SPACE ABOVE FOIi RECORDER'S USE ONLY) � � !s � -- l v � 1 E1��,E�VI]ENT GAgY L. AKERSTROM hereinafter callec� first party, hereby grants ta PACIFI� GAS Al�TD ELECTRIC C�1WI�ANY, a California corporation, hereinafter callec� second party, the right from time ta time ta construct, reconstruct, install, inspect, maintain, replace, remove, and use facilities of tl�e typ e hereina�ter specifFed, tagether with a right of way therefor,within a strip or parcel of land or alang a raute as hereinafter set farth, and also ingress thereto and egress therefrom, over and across the lands situate in the city of T3kiah County of Mendoc�.no , State of California, descri e as o ows: �A�rr 1sa-oso-o�� ,OT B1 as shown upon the map of ltedwood Business Park of Ukiah - Unit One £iled for record .7une 24, 1988 in Map Case 2, Drawer 47 at page 24, Mendocino County Records; excepting there�rom the por�ion of �he parcel o� land described in the deed from Gary L. Akerstrom to Redwood Business Park of LTkiah, a California Limited Partnership, dated �'ebruary 13, 198b and recorded in Book 1545 of Official Records at page 376 , Mendocino County Records, lying within the boundary linas of said LOT B1. Said faci�i�ies shall consist of: OnE or more underground pipes with suitable service pipes and connec�ions, as second party deems necessary, for the conveyance o� gas to be install.ed within the strips o� Zand o� tk�e unifiorm width of 6 fee�, lying 3 feet on each side of the alignment of the facilities as initially installed hereunder. Second party agrees that on r�ce�ving a request in writing, it will, �nrithin 180 days, survey, prepare and record a "Notice of Final Descrip- tion" re�'erring to this instrument and setting forth a description of said strips of land. The �egal description herein., or the map attached hereto, defining the location of ti�is utility d�.stribution easement, was prepared by Pacific Gas and E].ectric Company pursuant to Section 8730 (c) of the Business and Prafessions Code. �t �� /-�-l�`Z~"1�k P.G.&E.GD. CDPY � ,� , - -0_ � . 62-3113{REVD 1•90) ' • - SI�EET B �'irst party shall not erect or construct any building or other structure or drill or operate any ti�ell within said strip or parcel of land. The pravisians hereof shall inure to the benefit of and bind the successors and assigns a£#he respective parties hereto. I�ated /�f��-�-��__� � ig �3 • � ary, erstrom NOR�H COAST DIVISION - UKIAH DISTRICT WO 41S58F - 0422Ga1556 Executed i.n the presence o�: Map 2130-F1 - UK 937 (T.J.SN. ,R.12W. ,M.D.B,& M. ) (Sec 29 - Sl/2 of NE1/4) Prepared TM� q''7 Witness Checked KC�O.�� 62-4202 Notary(G�ncral)Rev.8/91 srA'�oF�''si'�', ��;�%�� CAPACI'FY CLAIMED BY SIGNER , �. / COBJI�'1`Y O� ,�f��,c;�UC ��C' [��IndMaunl(s)SignmgForOarself/'Chemarives O� ,'J� � �_ � ['] Corpon[e Offixr(s}af the Aboye Nsmed Co�porat�an(s) before me, the undersigned, a NoEary Puhlic for said State, persanai�y appeared (� Gua�d�sn of the Above T3amed ledmdua](s) C�-��/�'1f r, ��=��5 f,,<''�J�'4.J � , , [] �ar[ner(s)of the Abwe�Iamed�arteerslup(s) [ ]personally knawn to me-OR-[ ]proved to me on the basis of satisfactory evidence to be the person(s)whose []Attomey(s)-in-Fact of[hc Above Named Princlpn!(s} name(s)is/ai°e subscribed to the within instrument�nd aeknowledged to me that he/she/they executeci the same�n his/hex�their authorized capacity(ies), and that by hu/her/their signature(s) on the instrument the�rerson(s), or [ ] Trustes(s)ot tke A6ave Named Trust(s) the entity upon behalf of which ihe}�ersnn(s)acted,executed the instrument. ��-.a� [] othar `�"�`�_�''' OrFt�',fAl. WTI'NPSS my hand and official seaL .�`�"`,�� F� S�AL ` ; �.�'�a'�21 11V'dLLfA�1�� --,.,,,��. �'�tOT,A�Y i u'BLty-l��LIFOR�rA n,��`a �I , � - ,=d,� �O�N7Y O�ly9EI�Jt?OC9i�O .�. ' �/,�/ ,��' li��,�J � �Y�«�ml�ss�Ex.,_ �'��une 7$, 783 Slgnature ^��,�, � --- B�QK�� PRGE�r�� _ ,� � �- � 62-3335 Rev. 5/85 ' b � - Fi�h4 af 4�11s�Map V 4 l I{ � �� : k � ; � � � ; , i . ; � � � ; ` � � � LC�T t3 2 .� L�� "�:� FI � S � �� , ; ' � M.:.. 2. D�. 4� �'�:,. �� l 4 w ;� � t 4 �� '; ._- - p �� v __..�—��_ � s �� ; t ` � ` a ' - � �,, '� � �� ,`� L�T a� � ,��- ;�� I � � � ��r.i.rv7`:'� 'L'�.1'�.�"i(p � � , �, 4 ; ?��j'�Sp� � ,� � I ''� '� , '� ,� � ' � ��,,��t� � _______ ; � . � � ��t i,��,�.� � � � . , , � { 4 o c��t l+�rt �, , L � � } � � � �- - -- --- .-�t �, �,` � �� t '� '} � i j ��, �!�^ � � �1 � i � � � ` ' I � ; � � � , j � l 4 � � �� _.�.�..��--- � 1 ` —�7�1—�_— } � 1 ! r� ` r��l \ , � �OT $ , ��1�s"�'toY1�: uS�S C�hR�! �. A�{�E��Tf�c�M 3u�,�� Bfc. E53�o c�.s�_ 2S�f �l!?/�� tt- z�-H�'� 1lnless otherwise shawn �� ;�� — a!1 course�extend io nr alanr�houndarles or lines C17Y, RANCFfQ,SUBDiV�SIQN,ETC. SCALE DA7� :�AS S�i�.'JfGC "T� �.�SL-�5 � dTH�''�..:`� �'�= i�0� l0-'�-�1�:. ' SECTIDN TOWNSHIP RANt3E MERfDIiefV �� L �s�� (��,�`� ,�.n�� COUN7Y OF �E�i'UC�'..i kslC� ` 1�� '��'�r��`' is � � CH,(`r plqTE DBSCi�lPTION J4UTM. BY CFI. F.B.: DR.BY: �� C}-1.BY: . � a�-Z2G�ca�SS� r ��j PAGE�� Cs�� u��AH w�a ��5�� la.K ��"7 � �;� FiEFERENCES ��K DIVISION AlJ7HdRIZATIQEV DRAWI�IG NO. CHG. a � ,; � , , � �� . , �. � , " ' '� Uislribution�ascmcnt(Ibev.O11!l} - � ' ' '`� RECORDING REQUESTED BY AND RETURN TO: , 2012-1'3110 � Recorded at the request of; � ' • . I�CBE PACIFICGASANDELECTRIC,COMPANY � Fee11$Zs1g010P9s;A1 of 6 , LrrnrlServices Office � ' OF�ICIAL RfCORD5 2641 Nortlr Strrte Street susan M. Ranochak - Clerk-Recarder Mendocino County, CA Ukialr, CA 95482 , Location: Ciryf�3tritt� I��C l F�'� ` 'II� ��I��'� y�� Rccording Fee$ � D ument Transfer Tax$ [ ]�Tliis is a conveyance where the cohsideration and ' Vaf ue is less than$l OD.00(R&T 1]9]]). � � [ ] Computed on Full Value of Property Conveyed,or � � �Q,Op ' � [ ]Computed on Full Value Less I,iens . PAID � � & Encumbrances Remai 'ng a ime of Sale p�0 F1�ED � Signature o declarant ar ag t determining tax _ �X��Dt ' � SPACE ABQVE FOR R�CORDER'S U51�ONI.Y LD# Zy��--��-- � R+-}p � EASEMENT DEED REDWOOD BUSINESS PARK OI{ UKIAH, a California Limited Partnership, hereinafter called Grantor, hereby grants to PACIFIC GAS AND ELECTRIC COMPANY, a California corporation, hereiriafter called Grantee, the right from time to time to construct, reconstruct, insta��, inspect, maintain, rep�tac�, r�move, and use facilities of the type hereinafter specifed, together with a right of way therefor, within the easement area as hereinafter set forth, and also ingress thereto ' and egress therefrom, over and acrass the lands of Grantor situate in the City of Ukiah, County of Mendocino, State of Califarnia, described as fo�lows: ' (APN i 80-OSO-77} ' , LOT B1-A as shown upon tli� Parcel Map of M.S. 09-29 filed for record Aprif 5, 20�0 in Maps, . � Drawer 79, Pages fi5 and G6, Mendocino County Records. � Said faci�ities and easement area are c��scribed as follows: One or more underground pip�s with suitable service pipcs and connections, as �'acific Gas and Electric Company from time to time deems nec�ssary, for the conveyance by�it of gas, located within the strip of land described as fo1lows: � � . . , • A strip of land of the uniform widkh of 6 feet extending southerly from the southerly boundary line of � PARCEL 2 as shown u�on the Parcel Map of M.S. 1]-10 filed for record FebruaTy ]5, 2012 in Ma�s, Drawer 81, Pages b2 and 63, Mendocino Caunty Records, and lying 3 feet on each side of the line . described as follows: . . Qeginning at the found 112 inch iron pipe tagged R.C.E. 2 i 908 marking the southwest corner of said • PARCEL 2 and�running aiong the southeriy boundary line of said PARCEL 2 (said southerly boundary line also being the northerly boundary line of the aforementioned �,OT B1-A) {a) north 84°40'22" east SQ.67 feet ' to a point in said southerfy boundary line, being the TRUE POINT OF BEGINNING of said line; thence leaving said southerly boundary line � {I) south OS°53'S3" east 33.9$ feet, more or less, � . ''""'-�- -�--�-•�- � � • ' - � � �� _ . �FY� � , . , . . '."��r • , , � . � E]istribulion I3ascmcnt Rcv.(Ol/1 I) � • to a point in the northerly boundary line of the 6 foot wide gas easement described in the deed from Gary �.. Ackerstrom to Pacific Gas and Electric Company dated November 2, 1993 and recorded in Book 2166 , of Official Records at Page 271, Mendocino County Records; the location of said 6 foot wide gas easement is also s�own and described on said t�ap filed for record April 5, 201 Q in Maps, Drawer 79, Pages 65 and GG, Mendocino County Records. � � `I'he f'orc�aing dcscription is based on a surt•��ey made by Grantee in August 2012. The basis ot bearing _ � � �or tllis description is North QS°19'38" West as showr� upon ihe Parcel Map af M.S. 11-10 filcd for record Februa'ry 15, 2012 in Maps, Drawer 81, Pa�es 62 and 63, Mendocino Counly Records. . - , Grantor further grants to Grantee the right, from time to time, to trim�or to cut down any and all trees a . and brush now or hereafter within said easement area, and shall have the further right, from time to time, to trim and� cu� down trees and brush along each side of said easement area which now or hereafter in the opinion of Grantee inay interfere with or be a hazard to the facilities installed � hereunder, or as Grantee deesris necessary to comply with applicabie state or federal regulatians. ' Grantor shall nat erect or construct any building ar other structure or drill or operate any well.within � said easement area. � � Grantor further grants to Grantee the right to assign to anather public utility as dEfined in Section 216 � of the California Public Utilities Code the right to instal�, inspect, maintain, replace, remove and use ' communications facilities within said easement area (including ingress thereto and egress therefrom). � Grantor acknowledges that they have read the "Grant of Easement Disclosure Statement", Exhibit "A", aitached hereto and made a part hereof. . • � � � The legal description herein, or the map attac}�ed hereto, defining the ]ocatian of this utility distribution easement, was prepared by Grantee pursuant to Section 8730 (c) of the Business�and Professians Cpde. � � The provisions hereof shall inure to the benefit of and bind the successors and assigns of the respective parties hereto. , Dated: �� `��, �L� . . � ' REDWOOD BUSINESS PARK OF UKIAH, � � � �� a California Limited Partnership � , By CL DORADO ESTATES, INC., General Partner � By � � � . `G erstram, President El ad Estates, �nc. . 1 . � ' . � , - . ` •� I)istribution Easement Rcv.(Ok/l1) � ,r' . . Sta[e of California � . County of�(�.�_.�r��t`�rn.,�.�c7 , .) � � On • ,��;( ' before me, �n. �S� T�� ► C� � , . T'Hem insert name and tide oF the office personal[y appcared �Y�1 lU � �{..C'��I�l�1 __ • . who proved to me on the basis of satisfactory evidence to be the persan�whose name is re subscribed to the within inslrument and acEcnowledged to me th t he/s elthey exectited the same ir�his r/their authorized v capacit�ie�, and that b �his er/their signature�on the instrGment the person(�}, or the entity upon behalf of which the person(`�actec�,executed the instrument. 1 1 certify uiider PENALTY O�' AER�URY under the laws of the State of California that the fore�oing paragraph is true and correct. � M, r�owz� , �;�. . Cammission # 4886766 z a "=o� -� Notary PubliC -Cali4ornia z z '�•-c-� .. n WITNESS my hand and official seal. z "•�" Mendocino Counry l�11y Comm, Expires Apr 27,2D14 � (Seal) � 'ig�tttur otary PubliC CAPACtTY CLAIMED BY S[GN�R � ] Individual(s}signing for oneself/themselves � Corporate Officer(s}of the above named corporation(s) . [ ] �'rustee(s)of the above named Trust(s) [ ] Partner(s)af the above named Partnership{s) , [ ] AEtorney(s}-in-Fact of the above named Principa9{s) ' E � ocne�. � �. FD. ]./2" PIPE - � . � ' RCE 21908 � � � � �� 7�0' � � � ti�� - MAPS 'i1 DRAWER 81 PAGES 62-63 � � � I�� PARCEL 1 PARCEL 2 � , 1 � _ ��1 z .^ � . lil ° � � � � � � . � lil � � Z . . . -� Z lil - � . � , � .o � o . � ,,` � �, , , o . o � ` . � , � � . o � ' V�' . rn. � - . . � o ii� � � . � � �i� � z a . � � a � � � �i� o � . � �� , � . 6 a`�� Centerline of � � �� Light Poleao��Proposed gas � ser�ice � , „ i � 117.04' , � . �� FD. i/2" PIP� - �$� 40 22 � . . . �� RC� Z190$ � ,. � 66.37' � . . 50.67 � � � �T�� + S 05°53'53" E � I�L — � �. � ^ — � � ^ � � 33.9$'+/- � , � ��------ ^--.�-�---'-.�-�-�-_-- d T �, . Existing PG&E Co. R/W }}! ' ^ . . Boak 2156 O.R. Page'271 }�� MAPS DRAWER 79 PAGES fi5-66 � Deed dated November 2, 1993 �4� LOT B1-A � � � • LD 2415-12-1041 ' �� . • ��} APN i 80-080-77 . `�� REDWOOD BUSIf�ESS PARK OF UKIAH � a California Limited Partnership , 11� � Baok 2144 O.R. Page 385 . �t Dated January 7, 1994 , � . � 6 �� . . 1+` . �YOKAYa �RANCHo� �',� . . � . � � . ,�ti � UNLESS OTHERWISE SHOWN ALL COURSES EXTEf�D TO OR ALONG � � � 60UNDARIES OR LINES ' � � � Applicant: • SCALE DATE 1232 AIRPORT PARK BLVD.. �.��-50� os/z�1�2 SECTION TqWNSHIP � RANGE MERIDIAN COUNTY OF: MEfVDOCINQ CFTY OF: 11KIAH t29� (15N) (12W} MDM F.�.: PG&E DR.BY: " TJMF CM.BY: 'DRSD PLAT MAP ��.30-F� ' NORTH COAST 3094�b94 UK 1879 REFERENCES (S�C. 29 - NW 1/4 OF SE 1/4) PG&E bIVIS10N AUTFiORIZ DRAWING NO. .I •• , . ♦ . ' Uistribution I:asemcnt Rcv.(0111 i) . , } Area 7—North Coast Region , . � Ukiah Land Service Office � � Operating Department—Gas Distribution � {T. l5 N., R. t2 W., MDM) � , � � � . (Sec. 29—NW 114 of SE 1/4) ' � FERC License Number: N/A • PG&E Drawin�;Numb�r: UK l 879 ' PLAT NO. 2130-F� LD of any affected documents: N/A : LD af any Cross-referenced documents: 2415-�2-1041 . � ' TYPE OF�INTEREST: #O5, #06, #53` , - SBE Parcel Number: N/A ' � (Far Quitclaims, %being quitclaimed}N/A PM # 30940694 � � JCN: N/A ` ' � County: Mendocino . _ Utility Notice Nu�nbers: NIA � � 85l Approval Application No. Decision N/A • , ' ' ^ � Prepared By: TJMF . �Checked By: DRSD � Revisipn Number: N/A ' . � � � . , ', ' � . .. . . ' ''• Uistrihution I�asemenl Rev.{Ol/i i} "� Paci�c Gas and Electric Company ' � , ., � 1 � EXHIBIT "A" GRANT 4F EASEMENT DISCLOSURE STATEMENT � � This Disclosure Statement wiil assist you in evaluating the request for granting an easement to Pacific Gas and � �.lectric Company (PG&E) to accommodate a uti�ity service extension to PG&E's applicank. 1'lease read this disclosure carefully hefore'signing the GranE of Easement. , • You are under no obligation or threat of condemnation by PG&E to grant this easement. � ' . f . f . � The granting of this easement is an accammodation to PG&E's applicant re,questing.the extension of � PG&E utiiity faci[ities.to the appIicant's properEy or �roject. ,Because this easement is an accommodation for a service extension to a single customer ar group of customers, PG&E is ��at authorized to purchase any such easement. , • By granting this easement to PG&E, the easement area may be used to serve additional customers in the � area. Installat�on of any proposed facilities outside of this easement area wilf require an additiona� easement. � �' • Removal and/or pruning of trees or other vegetation on your pro�erty may be,necessary for the installation of PG&E facilities. You have the option of f�aving PG&E's contractors perform this work on your property, if available, or �ranting permission to PG&E's applicant or the appiicant's cvntractor to perform this work. AdditEonally, in order to comply with California fire laws and safety orders, AG&E or its � contractors will periodically perform vegetation inaintenance activities on your property as provided for in . this grant of easement in order to maintain proper clearances from energized electric li�►es or other facilities. . � • Tl�e description of the easement location where PG&E utility facilities are to be installed across your property must be satisfactory to you. . • • The California Public Utilities Commission lias authorized PG&E's applicant to perform the instaliation of certain utility faoilities for utility service. ti� addition to granting this easement to PG&E, yo��r consent . may be requested by the applicant, or applicant's coi�tractor, to work on your property. Upon com�letion of - the applicant's installation, the utility facilities will be inspected by PG&E. When the facility installation is , determined to be acceptable the facilities will be conveyed to PG&E by its applicant. . , By signing the Grant of Easement, you are acknowledging that you ha�e read this disclosure and understand that you arc voluntarily granting the easement to PG&E. Flease return the signed and notarized Grant of��sement with this Disclasure Statement attach�d to PG&E. The duplicate copy of tl�e Grant of Easement and this Disclosure Statem�nt . ' is for your records. � � ATTACHMENT 5 ORDINANCE NO. 1178 �--� ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT The City Council of the City of Ukiah hereby ordains as follows: Section One The purpose of this amendment to the Airport Industrial Park (AIP) Planned Development Ordinance No, 1146, adopted on January 15, 2014, as revised by Ordinance No. 1173, adopted as an urgency ordinance on November 16, 2016, is to change the land use designation for 4.1 acres in the AIP from the Industrial/Automotive Commercial land use designation and 11.2 acres from the light Manufacturing/Mixed Use land use designation, totaling approximately 15.3 acres, to the Retail Commercial land use designation. Section Two The overall purpose of the Airport Industrial Park Planned Development is to provide for a coordinated development of compatible industrial, office, and commercial land uses, and to protect and preserve the pond and wetland area within the AIP. It details both allowed and permitted uses within each land use category, regulates nuisances, and provides development standards and design guidelines. The AIP Planned Development is consistent with the "Master Plan" land use designation for the property contained in the Ukiah General Plan. Section Three This ordinance also formally amends the Land Use Map (Exhibit "A") that illustrates which land use designations are assigned to the various properties throughout the Airport Industrial Park. The map shows 4.1 acres in the AIP formerly designated by Ordinance No. 1173 as an Industrial/Automotive Commercial land use designation and 11.2 acres formerly designated as a light Manufacturing/Mixed Use land use designation as a Retail Commercial land use designation. The land use designations apply to the 138-acre Airport Industrial Park in the following manner: 1. Professional Office: Applies to the northwest portion of the site, bounded by Talmage Road on the north, Airport Park Boulevard on the east, and Commerce Drive on the south (approximately 12.6 acres). 2. Hiahwav Commercial: Applies only to the northeastern portion of the site, bounded by Talmage Road to the north, Airport Park Boulevard to the west, Highway 101 to the east, and the existing large commercial retail store property to the south (approximately 1.4 acres). 3. Retail Commercial: Applies to 13.44 acres north of Commerce Drive, and approximately 38.71 acres south of Commerce Drive, bounded by Airport Park Boulevard on the west, and Highway 101 on the east (approximately 52.3 acres). 4. Industrial: Applies to the property situated at the southern end of the Airport Industrial Park (approximately 18.3 acres). 5. Industrial/Automotive Commercial: Applies to approximately 3.9 acres east of Airport Park Boulevard befinreen Retail Commercial designated lands located on the north and _ south ends of the Airport Industrial Park Planned Development. These approximately 3.9 acres include APNs 180-080-56, 180-080-60, 180-080-61. "l' 6. Lis�ht Manufacturina/Mixed-Use: Applies to the lands west of Airport Park Boulevard south of Commerce Drive. Includes the (2) acres adjacent to and north of the existing Mendocino Brewing Company parcel, and the approximate one (1) acre west of and adjacent to the existing pond. It also includes the approximate 3.27 acres east of Airport Park Boulevard south of the Retail Commercial designated lands and north of the existing pond (approximately 32.8 acres). 7. Open Space: Applies to the +/- 2.47 acres of pond and wetlands east of Airport Park Boulevard in the southem portion of the Park. 8. Roads and landscapin�: Approximately 14.2 acres. 9. Total Acrea�e AIP: Approximately 138 acres. Section Six The Airport Industrial Park Planned Development was originally approved by City Council Resolution No. 81-59 on March 4, 1981, embodied in Use Permit No. 81-39. It was amended and further articulated in 1991 when the City Council adopted Resolution No. 91-4. In 1992, the City Council adopted a revised Ordinance (929) to allow"General Commercial" in addition to the approved "Highway Oriented Commercial" land uses in the area bounded by Talmage Road on the north, Highway 101 on the east, Commerce Drive on the south, and Airport Park Boulevard on the west. This Ordinance also created the Planned Development Ordinance out of what was previously a Use Permit. On June 19, 1996, the City Council adopted Ordinance 964, which amended the AIP Planned Development to make it a more organized and useable set of regulations. On October 30, 1996, the Planned Development was amended again by the adoption of Ordinance 964, which created an Industrial/Automotive Commercial Land Use Designation for the 16 acres directly south of the home improvement center/hardware store � �, facility east of Airport Park Boulevard. On April 2, 1997, the Planned Development was amended by the adoption of Ordinance 991, which permitted drive-thru restaurants on the lands � a designated as Highway Commercial. On November 3, 1999, the Ordinance was amended by Ordinance 1024 to designate the 32 acres south of Hastings Avenue and west of Airport Park Boulevard as Industrial/Mixed-Use. On September 6, 2000, the Ordinance was revised by Ordinance 1030 to list hotels and sit-down restaurants as "allowed" uses in the Professional O�ice Land Use Designation. On January 7, 2004, the Ordinance was amended by Ordinance 1051 to change the "Industrial Mixed Use" designation to "Light Manufacturing/Mixed Use," and to establish new standards for commercial, professional office, light manufacturing, and low density residential land uses in the Light Manufacturing/Mixed-Use area that are separate from those contained in Section "G" of this Ordinance. On August 1, 2007, the Ordinance was amended by Ordinance 1098 to change the land use designation on approximately 14.5 acres of land in the southern portion of the Airport Industrial Park Planned Development east of Airport Park Boulevard. Ordinance 1098 changed the land use designation of approximately 8 acres of land designated Industrial/Automotive Commercial to Light Manufacturing/Mixed Use, and changed the land use designation of approximately 6.5 acres designated Industrial to Light Manufacturing/Mixed Use. Ordinance 1146 adopted on January 15, 2014 changed the land use Designation on: 1) approximately 4.1 acres that was designated Industrial/Automotive Commercial to Retail Commercial; and 2) on approximately 11.2 acres of Light Manufacturing/Mixed Use to Retail Commercial in order to allow the development of the Costco Warehouse and Fueling Station Project. The change in the land use designations increased the amount of land designated Retail Commercial by +/- 15.3 acres and decreased the amount of land designated Industrial/Auto Commercial by +/- 4.1 acre. It also decreased the amount of land designated Light Manufacturing/Mixed Use +/- 11.2 by acres respectively. These latter designations were rescinded on November 16, 2016, by Ordinance No. 1173 to comply with the writ of mandate issued in Citizens for Safety First v. City of Ukiah. By the adoption of this Ordinance those land use designations are restored to the Retail Commercial land use designation. 2 Section Seven Airport Industrial Park Planned Development, as amended herein, provides a mixture of Jindustrial, commercial, low density residential, office, and open space land uses within a � Planned Development (PD), consistent with the City of Ukiah General Plan Master Plan land use designation. Section Eiaht The Development Map (Generalized Land Use Map) for this Planned Development, as well as the design guidelines and development standards constitute the Concept Development Plan, as required by Article 14, Chapter 2 (Zoning) of the Ukiah Municipal Code. The Development Map (Generalized Land Use Map) attached as Exhibit "A", is approved. The Traffic Circulation Plan for this Planned Development is discussed in Section "I" on page 24, and the Circulation Map, attached as Exhibit"B", is approved. Section Nine Development standards not addressed in the Planned Development regulations shall be those specified in the City of Ukiah Zoning Code. Section Ten Amendment to this ordinance requires City Council action. All Major Variance, Use and Site Development Permits for proposed developments within the Airport Industrial Park require City Planning Commission review and action. Minor permits are subject to the review and action by the City Zoning Administrator. Decisions on Major and Minor Variance, Site Development and Use Permits made by the City Planning Commission or Zoning Administrator are appealable to the City Council pursuant to section 9266 of the Ukiah Municipal Code. Section Eleven Some small commercial land uses may be permitted on the Industrial designated land if they are primarily intended to provide commercial type services to employees within the Airport Industrial Park. Section Twelve This version of the Airport Industrial Park (AIP) Planned Development supersedes all past versions, and shall govern and regulate the growth and development within the AIP. Section Thirteen The regulations for this Planned Development, as required in Article 14, Chapter 2 (Zoning), of the Ukiah Municipal Code are as follows: A. INDUSTRIAL DESIGNATION 1. Allowed Uses The following industrial uses are allowed in the Industrial designation with the securing of a Site Development Permit. a. Manufacturing - activities or operations involving the processing, assembling, blending, packaging, compounding, or fabrication of previously prepared materials or substances into new products. b. Warehouse and Distribution Activities - includes warehousing, and storage not available to the general public; warehousing and distribution activities associated with manufacturing, wholesaling, or non-retail business uses; delivery and transfer services; freight forwarding; moving and storage; distribution terminals for the assembly and breakdown of freight; or other similar use involving shipping, warehousing, and distribution activities. � c. Wholesaling and Related Uses - includes establishments engaged in wholesale trade or warehousing activities including maintaining inventories of goods; assembling, sorting, and grading goods into large lots; breaking bulk and redistribution in smaller lots; selling merchandise to retailers, industrial, commercial, institutional, or business users, or other wholesalers. d. Contractor's Offices - includes business office for building, plumbing, electrical, roofing, heating, air conditioning, and painting contractors including storage of incidental equipment and supplies. e. Agricultural - allowed as a continuation of the existing land use, including all necessary structures and appurtenances. f. Research and Development Laboratories, and computer and data processing. g. Accessory Uses and Structures - activities such as administrative offices and warehouses which are related and ancillary to an allowed use. Ancillary structures containing ancillary uses shall be located on the same parcel as the primary use/structure, and shall not exceed 25% of the gross floor area of structure(s) containing the primary use. 2. Permitted Uses The following small commercial, business support, and repair service land uses may be permitted in the Industrial land use designation with the securing of a Use Permit, provided they are situated on a parcel no larger than one-half acre in size, and do not exceed 20 percent of the total land dedicated to the Industrial' Land Use Designation: �.. a. Delicatessen, sandwich shop, or small sit�down restaurant (no drive-thru restaurants shall be permitted). �r � b. Small grocery or convenience store. c. Banking facility. d. Child day-care facility. e. Industrial and business support services - establishments primarily engaged in providing services to business and industry, such as blueprinting and photocopying, janitorial and building maintenance, equipment rental and leasing, medical labs, commercial testing laboratories and answering services. f. Public Facilities - includes all public and quasi-public facilities such as utility substations, post offices, fire stations, and government offices. g, Repair Services - includes repair services such as radio and television, furniture„ automotive repair, body and fender shops. h. Communication Installations - includes radio and television stations, telegraph and telephone offices, cable T.V., and microwave stations. B. PROFESSIONAL OFFICE DESIGNATION 1. Purpose The purpose of the Professional Office Land Use Designation is to provide opportunity for a variety of business and professional offices, as well as a limited number of highway commercial land uses. Land uses such as child care facilities, delicatessens, and small 4 retail stores and shops are intended to be ancillary components to professional office development projects, and the limited highway commercial land uses. �� 2. General Reauirements l a. Child care facilities, delicatessens, and small commercial retail stores and shops shall not exceed 20 percent of the total developable square footage of any one parcel. The resulting square footage that comprises this 20 percent shall only be developed with individual store/shop spaces that do not exceed 2,000 square feet in size. 3. Allowed Uses The following uses are allowed in the Professional Office designation with the securing of a Site Development Permit: a. Professional and business offices such as accountants, engineers, architects, landscape architects, surveyors, attorneys, advertising, consultants, bookkeeping, medical and dental offices, and other similar activities. b. Business and office support senrices - includes services such as branch banks, savings and loan, credit unions, insurance brokers, real estate sales, blueprinting and photocopying and answering services. c. Child day-care facility. d. Retail commercial in the built-out northwest portion of this area outside the boundaries of the Redwood Business Park. � e. Hotels and sit-down restaurants (no drive-thru restaurants). 4. Permitted Uses The following uses are permitted in the Professional Office Designation with the securing of a Use Permit: a. Delicatessen and sandwich shop. b. Small grocery or convenience store. c. Small retail commercial stores and shops of 2,000 square feet or less, and in combination not exceeding 20 percent of the total developable square footage on a parcel. C. HIGHWAY COMMERCIAL DESIGNATION 1. Allowed Uses The following uses are allowed in the Highway Commercial designation with the securing of a Site Development Permit: a. Businesses such as motels, sit-down and drive-thru restaurants, service stations, and other similar uses that provide services and merchandise primarily to highway � travelers. b. Retail commercial stores. �, � D. RETAIL COMMERCIAL DESIGNATION 1. Allowed Uses The following uses are allowed in the Retail Commercial designation with the securing of a Site Development Permit: �� a. Retail commercial stores. b. Child day-care facility. c. Delicatessen, sandwich shop, and ice cream parlor. 2. Permitted Uses The following uses are permitted in the Retail Commercial designation with the securing of a Use Permit: a. Restaurants (no drive-thru restaurants). b. Small grocery or convenience store. c. Banking facility. E. INDUSTRIAUAUTOMOTIVE COMMERCIAL DESIGNATION 1� Allowed Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with the securing of a Site Development Permit: a. All the allowed industrial uses listed in Item A (1) above. � % b. Automobile dealerships, except for those that exclusively sell used vehicles. � �' 2. Permitted Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with the securing of a Use Permit: a. All the permitted industrial land uses listed in Item A (2) above. b. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants). c. Automotive service (gas) station. d. Small grocery store, mini-market, or convenience store. e. Uses related to automobile dealerships such as tire stores, autoparts stores, car- washing facilities, automobile repair business, etc. F. LIGHT MANUFACTURING/MIXED-USE DESIGNATION 1. Purpose and Intent The purpose of the Light Manufacturing / Mixed-Use land use designation is to provide for a compatible mix of light manufacturing activities, commercial land uses, professional offices, and limited low-density residential uses. The intent is to provide an opportunity for a diversity of land uses to locate near each other that would typically be viewed as ' incompatible, but because of creative site planning and design, they can function in harmony without adversely impacting one another. For example, the Ordinance permits 6 "live-work" land uses where small dwelling units can be incorporated into low intensity light manufacturing or warehousing operations. There is also opportunity for low-density apartments to be situated above commercial shops and professional offices. The purpose of the Light Manufacturing / Mixed-Use designation is also to promote Smart Growth and New Urbanism planning techniques. The Ordinance contains design standards that will lead to the development of office, light manufacturing, commercial, and residential uses in a pedestrian oriented, aesthetically pleasing, mixed-use neighborhood. The Ordinance requires light manufacturing land uses, if proposed, to be situated along the railroad tracks on the rear of the parcels, and to develop other land uses along the front of the parcels on Airport Park Boulevard, except for the parcels east of Airport Park Boulevard where light manufacturing land uses can occur anywhere on the parcels with the required yard setbacks. The majority of parking facilities are required to be situated in-between the light manufacturing and commercial land uses in the middle of the parcels, rather than along the Airport Park Boulevard frontage. The land uses along Airport Park Boulevard are held to a higher design and site planning standard than the light manufacturing land uses, because it is situated in the more visible location, and because light manufacturing land uses are highly desired and a lesser design standard provides an inherent incentive. It is possible to develop full light manufacturing, office, or commercial land uses on a parcel, provided they are laid out and designed to be compatible with surrounding land uses. Professional office and commercial land uses, if proposed as stand along developments must adhere to a high site planning and design standard. "' The regulations are intended to create a compatible mix of land uses with ample landscaping and strategic open areas, pedestrian walkways, and attractive architecture in an inviting scale, with hidden parking and practical functionality. 2. General Repuirements a. Light manufacturing and warehousing land uses should be located along the railroad tracks on the western portion of the current parcels or anywhere on the designated parcels east of Rirport Park Boulevard with the required yard setbacks. Light manufacturing and warehousing can be situated along Airport Park Boulevard if it conforms to the site planning and design standards for commercial development. b. The majority of parking spaces for mixed-use development shall be located in- between the light manufacturing/warehousing land uses and the land uses along Airport Park Boulevard. Every attempt shall be made to create parking that cannot be seen from public streets. c. Shared access is strongly encouraged befinreen land uses on the same and adjacent parcels to reduce encroachments onto Airport Park Boulevard. d. Street trees and a meandering sidewalk are required along Airport Park Boulevard. e. The architectural facades for buildings situated along and facing Airport Park Boulevard shall be consistent with Section 5(� of this Subsection, and shall be designed to soften height, bulk, and mass. f. The orientation, height, and design of buildings, as well as the theme for property development shall be based on creating compatibility between land uses. 7 g, There is opportunity for low density residential land uses such as apartment units above offices or commercial spaces, but densities are limited west of Airport Park Boulevard because of airport constraints to a total of 60 people per acre on a given parcel. 3. Permitted Land Uses a. Notwithstanding Subsection "K", all light manufacturing, commercial, professional office, low density residenfial, and mixed-use projects require the securing of a Use Permit from the City Planning Commission. The Use Permit process shall include an analysis of site planning and architecture, pursuant to Section 9262 of the Ukiah Municipal Code. 4. Re_quired Findins�s a. Prior to approving a Use Permit for a project situated on land in the Mixed-Use designation, the Planning Commission and/or the City Council shall make the following findings: 1. The proposed land use is consistent with the goals and policies of the Ukiah General Plan, the provisions of the Airport Industrial Park Planned Development Ordinance, the Ukiah Municipal Code, and the Ukiah Airport Master Plan. 2. The proposed land use is compatible with surrounding land uses and will not be detrimental to the public's health, safety and general welfare. 3. There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) to avoid monotony and/or a box-like uninteresting external appearance. 4. For all land uses other than light manufacturing, there is uniqueness and an exemplary approach to the site planning, design, and architecture, consistent with the Site Planning and Design Standards contained herein, that results in a quality and sophisticated development. 5. The Findings shall not be vague. The findings shall be sufficiently detailed to apprise a reviewing court of the basis for the action by bridging the gap be'tv�een the evidence and the decision-maker's conclusions, and shall be based upon evidence contained in the administrative record. �. Site Plannin� and Desian Standards -Commercial Development The following site planning and design standards are specifically adopted for the Light Manufacturing/Mixed-Use Land Use Designation. They shall apply to all commercial, professional office, low-density residential, and mixed-use development projects not involving light manufacturing/ warehousing unless it is situated along the Airport Park Boulevard street frontage. The Development Standards contained in Section "G" and the Design Standards in Section "I" of this Ordinance shall apply to the Light Manufacturing/Mixed Use designation unless superseded by the following specific standards: a. Yard Setbacks: 1. Front: 25 feet from the Airport Park Boulevard right-of-way. Architectural features, such as bay windows, porches and landing spaces, column treatments, and similar features may extend up to two-feet into the required front yard setback. '""' 2. Side and Rear: The side and rear yard setbacks shall be determined in the 8 discretionary review process. Factors that shall be considered include, but are not limited to Building Code requirements, traffic circulation, landscaping � requirements, softening of the bulk and mass of structures, and compatibility with adjacent structures and land uses. 3. Relief: Relief from the front yard setback requirements may be granted through the approval of a variance, pursuant to Chapter 2, Article 20 of the Ukiah Municipal Code. b. Maximum Building Height: 1. The maximum height of any building or structure shall be 40 feet, provided it complies with the side-slope criteria for the Ukiah Airport. 2. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum height provided it is adequately screened from view. 3. Relief: Relief from the height standards may be granted through the discretionary review process if a finding is made that the proposed height is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. c. Minimum Lot Area: 1. The minimum lot area for parcels in the mixed-use area shall be determined through the subdivision and/or discretionary review process. In no case shall lots be created that are less than 20,000 square feet in size. d. Maximum Lot Coverage: 1. Commercial and mixed land uses may cover up to 40 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AIP Planned Development Ordinance. 2. Relief: Relief from the lot coverage standard may be granted through the discretionary review process provided a finding is made that the proposed lot coverage is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. e. Building Orientation: 1. Buildings shall be shaped and oriented to take advantage of passive solar energy and solar collection in the winter, and to control solar cooling loads in the summer. 2. Buildings shall be shaped and oriented to be compatible with surrounding land uses in terms of noise, visual privacy, and functionality. f. Architectural Design: 1. Buildings shall incorporate projecting columns, exterior wainscoting, framed panels, and/or other features to provide relief to large open blank walls. 2. Architectural features such as arches, raised and decorative parapets, decorated and flared cornices, extended eaves and overhangs, balconies, entry insets, and a variety of roof angles and pitches are required to make buildings unique and interesting. 9 3. Windows shall be used to break up the mass and volume of buildings into smaller components. Buildings shall use different shaped and framed windows in a coordinated theme. Awnings and other attractive window treatments are strongly encouraged. 4. All four elevations of buildings shall incorporate the architectural design requirements listed above in a reasonable and feasible manner. 5, The use of strong or loud colors as the dominant building color shall not be permitted. The dominant colors used on buildings shall be subdued and earth tone in nature. Colors of buildings shall be compatible with adjoining buildings. 6. Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection areas, mechanical equipment, and other appurtenant items of poor visual quality shall be screened by the use of masonry walls, landscaping materials, or decorative fencing. Ai'I roof mounted electrical and mechanical equipment and/or ducfinrork shall be screened from view by an enclosure which is consistent with the building design. Fences exceeding six (6) feet in height may be appropriate for some commercial and industrial uses to screen the outdoor storage of building materials, supplies, construction equipment, etc. The Planning Commission may consider fences exceeding six (6) on a case-by-case basis during the review of Site Development and Use Permit applications. g. Signs: 1. The colors, materials, and lighting of every sign on a site shall be restrained and harmonious with the building and site. ' � � 2. Freestanding signs shall be tastefully designed with an interesting base, and � �% shall not exceed twelve feet in height from finished grade. If a freestanding sign is placed on a berm, the Planning Commission shall have the discretion to limit its height to less than finrelve feet from finished grade. No pole signs are permitted. Freestanding signs shall have a decorative support base. 3. The size and amount of signs shall generally comply with the requirements of the Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion to reduce the size and amount of signs to something less than permitted by the U.M.C. if they make a finding that the proposed size and amount of signage is out of scale with the building and too dominating on the site. 4. Signs are not permitted on the roof or projecting above the roof of any building. 5. Relief: Relief from the sign standards may be granted through the discretionary review process provided a finding is made that the proposed sign is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. h. Pedestrian Orientation: 1. Pedestrian walkways shall be included that directly and safely link all parking - areas with building entrances, o�'-site transportation facilities, established sidewalks, and adjacent public rights-of-way. 2. Outdoor pedestrian spaces shall be landscaped and include such features as planters along sidewalks, pedestrian oriented signs, attractive street furniture, 10 low-level lighting, and outdoor seating areas. 3. Lots with frontages along the primary street shall provide a 5-foot wide meandering sidewalk located within the required front setback. The sidewalk may _ _ be located over the public utility easement. Every effort shall be made to link developments with attractive and accessible pedestrian facilities. 4. Secondary streets accessing the rear portion of parcels shall include 5-foot wide sidewalks or alternative pedestrian facilities that link the development on the rear portion of the parcels with Airport Park Boulevard. i. Lighting: 1. Exterior lighting shall be subdued and of low wattage. It shall enhance building design and landscaping, as well as provide safety and security. 2. Exterior lighting shall not spill out and create glare on adjoining properties, and shall not be directed towards the night sky. 3. Light standard heights shall be predicated on the lighting need of the particular location and use. Tall lighting fixtures that illuminate large areas shall be prohibited. 4. Lighting fixtures, standards, and all exposed accessories shall be harmonious with building design, and innovative in style. 5. All pedestrian and building access areas shall be adequately lighted to provide safety, security, and aesthetic quality, without violating number 2 above. j. Energy Conservation: 1. Passive solar orientation is required. Active solar design is strongly encouraged. 2. Deciduous trees and/or other vegetation shall be planted on the south side of buildings whenever feasible to increase energy efficiency. 3. Sunlight shall be used for direct heating and illumination whenever possible. 4. Solar heating equipment need not be screened, but shall be as unobtrusive as possible and complement the building design. Every effort shall be made to integrate solar panels into the roof design, flush with the roof slope. k. Outdoor Storage and Service Areas: 1. Storage areas shall be limited to the rear of a site, and shall be screened from public view with a solid fence or wall using concrete, wood, stone, brick, or other similar material. 2. All outdoor storage areas and enclosures shall be screened, when possible, with landscaping. 3. If trash and recycling areas are required in the discretionary review process, they shall be designed to harmonize with the building and landscaping, and shall be consistent with the size and design requirements of the Ukiah Municipal Code. I. Landscaping: 1. Landscaping shall comply with Section "I" of this Ordinance. 11 2, Landscaping Plans shall include outdoor shaded sitting/resting areas for employees and the general public, unless infeasible. m. Ukiah Airport Master Plan: 1. All development within the Airport Industrial Park shall comply with the Federal Aviation Administration side slope criteria, density requirements (" �61" Compatibility Zone = 60 persons per acre / 1�1C�i:wll Compatibility Zone = 150 people per acre) and all other applicable provisions of the Ukiah Airport Master Plan. n. Public Utility Easements, Public Streets, and Access Driveways: 1. All Public Utility Easements, Public Streets, and Access Driveways shall comply with Section "H" of this Ordinance. 6. Site Plannin� and Desi�n Standards for Li�ht Manufacturin� and Industrial Development The Site Planning and Design Standards for Light Manufacturing and Industrial development are less demanding than those for commercial, professional office and mixed-use development. The lesser design standards are meant to encourage and promote light manufacturing and industrial development, particularly along the western portion of the parcels. The Following Site Planning and Design Standards shall apply to all Light Manufacturing and Industrial Development: a. Yard Setbacks: 1. Front: 25 feet from the Airport Park Boulevard right-of-way if located along the frontage. If the development does not have frontage along Airport Park ;` �` Boulevard, and is served by a private access easement, the front yard setback � � G shall be determined in the discretionary review process. Architectural features, l._� such as bay windows, porches and landing spaces, column treatments, and similar features may extend up to two-feet into the required front yard setback. 2. Side and Rear: The side and rear yard setbacks shall be determined in the discretionary review process. Factors that shall be considered include, but are not limited, to Building Code requirements, traffic circulation, landscaping requirements, softening of the bulk and mass of structures, and compatibility with adjacent structures and land uses. 3. Relief: Relief from the front yard setback requirements may be granted through the approval of a variance. b. Maximum Building Height: 1. The maximum height of any building or structure shall be 50 feet, provided it complies with the side-slope criteria for the Ukiah Airport. 2. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum height provided it is adequately screened from view. 3. Relief: Relief from the height standards may be granted through the discretionary review process if a finding is made that the proposed height is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. 12 c. Minimum Lot Area: 1. The minimum lot area for light manufacturing and industrial development parcels - in the mixed-use area shall be determined through the subdivision and/or discretionary review process. In no case shall lots be created that are less than 20,000 square feet in size. d. Maximum Lot Coverage: 1. Light manufacturing and industrial land uses may cover up to 60 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AIP Planned Development Ordinance. 2. Relief: Relief from the lot coverage standard may be granted through the discretionary review process provided a finding is made that the proposed lot coverage is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. e. Building Orientation: 1. Buildings shall be shaped and oriented to take advantage of passive solar energy and solar collection in the winter, and to control solar cooling loads in the summer. 2. Buildings shall be shaped and oriented to be compatible with surrounding land uses in terms of noise, visual privacy, and functionality. f. Architectural Design: 1. Buildings shall incorporate projecting columns, exterior wainscoting, framed panels, and/or other features to provide relief to large open blank walls. 2. The use of strong or loud colors as the dominant building color shall not be permitted. The dominant colors used on buildings shall be subdued and earth tone in nature. Colors of buildings shall be compatible with adjoining buildings. g. Signs: 1. The colors, materials, and lighting of every sign on a site shall be restrained and harmonious with the building and site. 2. Freestanding signs shall be tastefully designed with an interesting base, and shall not exceed eight feet in height from finished grade. If a freestanding sign is placed on a berm, the Planning Commission shall have the discretion to limit its height to less than eight feet from finished grade. No pole signs are permitted. 3. The size and amount of signs shall comply with the requirements of the Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion to reduce the size and amount of signs to something less than permitted by the U.M.C. if they make a finding that the proposed size and amount of signage is out of scale with the building and too dominating on the site. 4. Signs are not permitted on the roof of any building. 5. Relief: Relief from the sign standards may be granted through the discretionary � review process provided a finding is made that the proposed sign is compatible , with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. 13 i. Lighting: 1. Exterior lighting shall be subdued. It shall enhance building design and landscaping, as well as provide safety and security. 2. Exterior lighting shall not spill out and create glare on adjoining properties, and shall not be directed towards the night sky. 3. Light standard heights shall be predicated on the lighting need of the particular location and use. Tall lighting fixtures that illuminate large areas shall be prohibited. k. Outdoor Storage and Service Areas: 1. Storage areas shall be limited to the rear of a site, and shall be screened from public view with a solid fence or wall using concrete, wood, stone, brick, or other similar material. 2. All outdoor storage areas and enclosures shall be screened, when possible, with landscaping. I. Landscaping: 1. Landscaping shall generally comply with Section "I" of this Ordinance, although a lesser amount of landscaping may be approved depending upon the scale, intensity, and visibility of the development. m. Ukiah Airport Master Plan: 1. All development within the Airport Industrial Park shall comply with the Ukiah Municipal Airport Master Plan. i n, Pedestrian Orientation: 1. Pedestrian walkways shall be included that directly link all parking areas with �� building entrances, off-site transportation facilities, established sidewalks, and adjacent public rights-of-way. 2. Lots with frontages along the primary streets shall provide a 5-foot wide meandering sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort shall be made to link developments with attractive and accessible pedestrian facilities. 3. Secondary streets accessing the rear portion of parcels shall include 5-foot wide sidewalks or alternative pedestrian facilities that link the development on the rear portion of the parcels with Airport Park Boulevard. G. OPEN SPACE 1. Purpose The purpose of the Open Space land use designation is to provide for the protection and preservation of an existing pond and wetland area and its habitats, to provide contrast to the built environment, to preserve the existing scenic qualities of the area, and to preserve capacity and water quality of the storm water drainage system. 2. General Requirements All areas designated "Open Space" shall be kept in their natural state except for areas already disturbed with drainage or utility infrastructure, in which case maintenance and repairs may occur. Otherwise, no development is allowed or permitted. 3. Allowed Uses The following uses are allowed in the Open Space designation: 14 a. Open Space b. Maintenance and repair of existing drainage and utility infrastructure. c. Restoration of wetlands including, but not limited to removal of non-native vegetation and the replanting with native wetland plant species. d. Trash removal 4. Permitted Uses The following uses are permitted in the Open Space designation with the securing of a Minor Use Permit: a. None 5. Minimum Lot Size Reauirement a. None 6. Prohibited Uses a. Construction and development b. Public Access c. Off-Road vehicle activity, except for City vehicles d. Application of pesticides and/or herbicides H. NUISANCES ; 1. No lot shall be used in such a manner as to create a nuisance to adjacent parcels. Proposed uses shall comply with the performance criteria outlined below: a. All activities involving the storage of flammable and explosive materials shall be provided with adequate safety devices against the hazard of fire and explosion by adequate fire-fighting and fire suppression equipment and devices standard in industry. All incineration is prohibited. b. Devices which radiate radio-frequency energy shall be so operated as not to cause interference with any activity carried on beyond the boundary line of the property upon which the device is located. c. The maximum sound level radiated by any use of facility, when measured at the boundary line of the property upon which the sound is generated, shall not be obnoxious by reason of its intensity or pitch, as determined by standards prescribed in the Ukiah Municipal Code and/or City General Plan. d. No vibration shall be permitted so as to cause a noticeable tremor beyond the property line. e. Any use producing emissions shall comply with all the requirements of the Mendocino County Air Quality Management District. � f. Projects involving the use of toxic materials or hazardous substances shall comply with all Federal, State, and all local Laws and regulations. k,. __ 2. Prohibited Uses or Operations Industrial uses such as petroleum bulk stations, cement batching plants, pulp and paper mills, lumber mills, refineries, smelting plants, rendering plants, junk yards, auto 15 wrecking, and similar "heavy industrial" uses which typically create external and environmental effects are specifically prohibited due to the detrimental effect the use may have upon the general appearance, function, and environmental quality of nearby uses. � �� , I. DEVELOPMENT STANDARDS The following standards have been established to ensure compatibility among uses and consistency in the appearance and character of development. These standards are intended to guide the planning, design, and development of both individual lots and the entire Airport Industrial Park. Projects shall be reviewed on a case-by-case basis for high quality design, efficient function, and overall compatibility with surrounding land uses. 1. Minimum Lot Reauirement The minimum lot area shall be 20,000 square feet. Each lot shall have a minimum frontage of 100 feet on a public street. Except for lots fronting on Airport Park Boulevard, or other public streets shown on the Land Use Map, access easements to a public street may be authorized in lieu of public street frontage in the discretion of the appropriate decision-maker and with the approval of the City Engineer. Proposed access easements shall be consistent with the standards contained in Table 4-1. The Planning Commission may approve a public street frontage of less than 100 feet for lots located on cul-de-sacs, street curves, or having other extraordinary characteristics. 2. Maximum Lot Coveracte No more than 40 percent of the lot shall be covered by buildings or structures. Above ground parking lots and landscaping areas shall not be included in the calculation of lot coverage. Industrial land uses may cover a maximum of 60 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the � � requirements of the AIP Planned Development Ordinance. ' � � ; 3. Minimum Buildins� Setbacks All buildings and structures shall be setback from the property line a minimum of 25 feet along the entire street frontage. Lots abutting U.S. Highway 101 shall maintain a minimum setback of 60 feet from the property line adjacent to the freeway. Side yard setbacks shall be determined in the Site Development or Use Permit review process. 4. Maximum Buildina Heis�ht The maximum height of any building or structure shall be 50 feet. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum building height. 5. Ukiah Airport Master Plan All development within the Airport Industrial Park shall comply with the Federal Aviation Administration side slope criteria, density requirements (I:�B1" Compatibility Zone = 60 persons per acre / `:1CI� Compatibility Zone = 150 people per acre) and all other applicable provisions of the Ukiah Airport Master Plan. 6. Screenin� Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection areas, mechanical equipment, and other appurtenant items of poor visual quality shall be screened by the use of masonry walls, landscaping materials, or decorative fencing. All roof mounted electrical and mechanical equipment and/or ductwork shall be screened from view by an enclosure which is consistent with the building design. Fences exceeding six (6) feet in height may be appropriate for some commercial and industrial ''" ' uses to screen the outdoor storage of building materials, supplies, construction 16 equipment, etc. The Planning Commission may consider fences exceeding six (6) on a case-by-case basis during the review of Site Development and Use Permit applications. �� 7. Public Utilitv Easement � All lots shall provide a 5-foot easement in the required front setback for the provision of �� utilities. 8. Sidewalk Reauirements Lots with frontages along the primary street shall provide a 5-foot curvilinear sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort shall be made to link developments with attractive and accessible pedestrian facilities. 9. Bicvcle Lanes Class III Bicycle lanes shall be provided on all primary streets according to CalTrans standards. 10. Development Intearation Every effort shall be made to "master plan" development within the Airport Industrial Park. Applicants shall be encouraged to coordinate development proposals to ensure compatible architectural themes, high quality site planning, efficient and functional traffic circulation, coordinated pedestrian circulation, and compatible land uses. 11. Required Public Streets Lot line adjustments, parcel maps, tentative and final subdivision maps, and Site Development and Use Permits shall not be approved, unless public streets identified on ' the Land Use Map serving the parcels covered by the lot line adjustment, map or permit have been or will be dedicated to the City of Ukiah upon approval of the lot line ' �� adjustment, map or permit. 12. Street Width Standards The following street standards have been established by the Ukiah Department of Public Works. All primary and secondary streets shall be designed and constructed in accordance with these standards: Tab/e 41: Minimum Street Standards Airport Park Boulevard and Commerce Drive Primary Secondary Access Easement 1. Right-of-way 66 feet 44 feet 32 feet 2. Pavement 64 feet 40 feet 30 feet a. travel lanes (2) 14 feet 20 feet 15 feet b. left turn lane 12 feet 12 feet 3. Curbs (both sides) 1 foot 1 foot 4. Cul-de-sac (turn-arounds) 100 feet diameter 5. Curb Returns Radius 35 feet 35 feet � 13.Access Drivewavs and Deceleration Lanes , __ a. Every effort shall be made to minimize access driveways along Airport Park Boulevard. All driveway and intersection radii shall be designed to accommodate heavy truck turning movements, consistent with the requirements of the City Engineer. 17 b. Every effort shall be made to design common driveways for individual developments. c. No Talmage Road access shall be permitted for the parcel or parcels located at the southeast corner of Talmage Road and Airport Park Boulevard. d. All major driveways, as determined by the City Engineer, shall have left turn pockets in the median area where feasible. e. Deceleration and acceleration lanes shall not be required unless the City Engineer determines they are necessary to ensure safety and efficient traffic flow. 14. Minimum Parkina and Loadin� Repuirements a. No loading or unloading shall be permitted on the street in front of the building. A sufficient number of off-street loading spaces shall be provided to meet the needs of the approved use. Adequate apron and dock space also shall be provided for truck maneuvering on individual lots. b. The number of entrance/exit driveways shall be limited to one per every 100 feet of street frontage with a maximum curb cut of 40 feet. The Planning Corr�mission may relax these standards when a comprehensive plan for an entire block has been prepared and presented to the City Planning Commission for review and approval. c. Adequate off-street parking shall be provided to accommodate the parking needs of employees, visitors, and company vehicles. The minimum number of off-street parking spaces shall generally be provided according to the requirements of the Ukiah Municipal Code. �� '� d. The Planning Commission may deviate from the parking requirements contained in �� the Ukiah Municipal Code on a case-by-case basis. Any deviation must be supported by findings related to a unique use, such as a Mixed-use development, or use not specifically described in the Ukiah Municipal Code, and findings that otherwise demonstrate no on-street parking congestion will result. 15. Siana�e Except as indicated elsewhere in this Ordinance, building identification and other signs shall generally comply with the sign regulations for industrial, commercial and o�"ice land uses contained in the Ukiah Municipal Code. All proposed development projects shall include a detailed sign program. J, DESIGN GUIDELINES The following guidelines shall be used by the Planning Commission when approving a Site Development or Use Permit to ensure high quality design, and the coordination and consistency of development. 1. Landscapin� and Open Space a. A comprehensive landscape plan shall be submitted for review and approval as a part of the Site Development or Use Permit process. b. Existing trees shall be retained whenever possible. c. A variety of tree species shall be used that provides diversity in form, texture, and color, �� d. Landscaping at corners should be arranged to maintain traffic visibility. 18 e. Landscaping along an entire street frontage should be coordinated to achieve a �- �� uniform appearance. � f. Landscaping shall be proportional to the building elevations. g. Landscape plantings shall be those which grow well in Ukiah's climate without extensive irrigation. Native species are strongly encouraged. h. All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature appearance can be attained in three years. I. Deciduous trees shall constitute the majority of the trees proposed along the south and west building exposures; non-deciduous street species shall be restricted to areas that do not inhibit solar access. j. Parking lots with finrelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls within a continuous linear planting strip, rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of 50 percent over all paved areas within ten years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process. k. Parking lots shall have a perimeter planting strip with both trees and shrubs. I. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process. m. Street trees may be placed on the property proposed for development instead of within the public right-of-way if the location is approved by the City Engineer, based upon safety and maintenance factors. n. All new developments shall include a landscaping coverage of 20 percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be unreasonable. A minimum of 50 percent (50%) of the landscaped area shall be dedicated to live plantings. o. Landscaping Plans shall include an automatic irrigation system. p. All required landscaping for commercial development projects shall be adequately maintained in a viable condition. q. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority to modify the required elements of a Landscaping Plan depending upon the size, scale, intensity, and location of the development project. 2. Orientation and Location of Buildinas � a. The location of buildin s shall be coordinated with other buildin s and o en s ace �v_�� 9 9 P P on adjacent lots, and should include design elements, oriented to pedestrian usage, such as, linked walkways and sidewalks. 19 b. Buildings should be sited to preserve solar access opportunities, and should include passive and active solar design elements. c. Buildings should be oriented to minimize heating and cooling costs. d. Buildings should be creatively sited to provide open views of the site and surrounding environment. e. Buildings shall not be sited in the middle of large parking lots. 3. Architectural Desi�n a. Individual projects shall exhibit a thoughtful and creative approach to site planning and architecture. b. Projects shall be designed to avoid the cumulative collection of large structures with similar building elevations and facades. c. Buildings shall be limited in height, bulk, and mass, and shall be designed to avoid a box-like appearance. 4. Buildina Exteriors a. Colors and building materials shall be carefully selected, and must be compatible with surrounding developments, and shall be finalized during the Site Development or Use Permit process. b. The Planning Commission may permit exterior walls of architectural metal where it is compatible with adjacent structures, and the overall appearance and character of the r �� Airport Industrial Park, � � � 5. Li htin a. A lighting plan shall be submitted for review and approval with all Site Development and Use Permit applications. All lighting plans shall emphasize security and safety, and shall minimize energy usage. b. Lighting for developments shall include shielded, non-glare types of lights. c. Lighting shall not be directed towards Highway 101, the Ukiah Municipal Airport, adjacent properties, or upwards towards the sky. 6. Desistn Amenities a. Bicycle parking facilities shall be provided near the entrance to buildings. One (1) bicycle space shall be provided for every ten (10) employees, plus one (1) space for every fifty (50) automobile parking spaces. b. Fountains, kiosks„ unique landscape islands, outdoor sitting areas, and other quality design amenities are encouraged. K. CIRCULATION PLAN The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B". As shown, the plan includes points of access at Talmage Road at the north, Hastings Avenue at the northwest, and Airport Road at the southwest. In lieu of the originally envisioned southern access road (Airport Park Boulevard to Norgard Lane) an emergency access is provided through the airport to a future gated encroachment along the southern portion of Airport Road. Internal access includes an extension of Airport Road from the west into the southern portion of the site; Airport Park Boulevard from Talmage Road on the 20 north, extending south to intersect with the Airport Road extension; and Commerce Drive from west to east in the northern portion of the AIP. All streets within the AIP shall be public. Property owners of parcels with frontage along the railroad right-of-way are encouraged to � plan for possible future use of the railroad. � L. DISCRETIONARY REVIEW The discretionary permit review process for development projects within the Airport Industrial Park (AIP) is the same as for discretionary permits elsewhere in the City. As articulated in Section 9 of this ordinance, a Site Development Permit or Use Permit is required for development projects proposed in the AIP. 1. Site Development Permits and Use Permits a. As articulated in Section 9 above, development projects within the Airport Industrial Park are subject to the Site Development or Use Permit process, depending upon the proposed use and its location. A Site Development Permit shall not be required for any development proposal requiring a Use Permit. Within the Use Permit review process, all site development issues and concerns shall be appropriately analyzed. b. All Major Use Permits, Variances, and Site Development Permits for proposed developments within the Airport Industrial Park require City Planning Commission review and action. Minor Use Permits, Variances, and Site Development Permits shall be subject to Zoning Administrator review and action. c. Decisions on Site Development and Use Permits made by the City Planning Commission and Zoning Administrator are appealable to the City Council pursuant to Section 9266 of the Ukiah Municipal Code. d. Major modifications to approved Site Development Permits and Use Permits, as determined by the Planning Director, shall require the filing of a new application, payment of fees, and a duly noticed public hearing before the Planning Commission. Minor modifications to approved Site Development Permits and Use Permits, as determined by the Planning Director shall require the filing of a new application, payment of processing fees and a duly noticed public hearing before the City Zoning Administrator. e. The Planning Commission's decision on major modifications to an approved Site Development Permit, Variance or Use Permit is appealable to the City Council. The Zoning Administrator's decision on minor modifications to an approved Site Development Permit, Variance or Use Permit is appealable directly to the City Council. 2. Buildinq Modi�cations a. Exterior modifications to existing buildings shall be designed to complement and harmonize with the design of the existing structure and surrounding developments. b. A Site Development Permit shall be required for all substantial exterior modifications to existing structures, site design elements, and landscaping within the Airport Industrial Park. The application procedure shall be that prescribed in Article 20 the Ukiah Municipal Code. � i Section Fourteen � Whenever a use is not listed in this Planned Development Ordinance as a permitted or allowed '�,_- use in any of the land use designations, the Planning Director shall determine whether the use is appropriate in the land use designation where the subject property is situated, and make a 21 decision as to whether or not it is an allowed or permitted land use. In making this determination, the Planning Director shall find as follows: 1. That the use would not be incompatible with existing nearby land uses, or the allowed and permitted land uses listed for the particular land use designation. 2. That the use would not be detrimental to the continuing development of the area in which the use would be located. 3. That the use would be in harmony and consistent with the purpose and intent of the Airport Industrial Park Planned Development Ordinance and Ukiah General Plan. 4. In the case of determining that a use not articulated as an allowed or permitted use could be established with the securing of a Use Permit, the Planning Director shall find that the proposed use is similar in nature and intensity to the uses listed as allowed uses. All determinations of the Planning Director regarding whether a use can be allowed or permitted in any land use designation within the Airport Industrial Park shall be final unless a written appeal to the City Council, stating the reasons for the appeal, and the appeal fee, if any, established from time to time by City Council Resolution, is filed with the City Clerk within ten (10) days of the date the decision was made. Appeals may be filed by an applicant or any interested party. The City Council shall conduct a duly noticed public hearing on the appeal in accordance to the applicable procedures as set forth in this chapter. At the close of the public hearing, the City Council may affirm, reverse, revise or modify the appealed decision of the Planning Director. All City Council decisions on appeals of the Planning Director's actions are final for the City of Ukiah. Section Fifteen This Ordinance shall be published as required by law and shall become effective thirty (30) days �" �� , after it is adopted. ; Ga Introduced by title only on June 7, 2017, by the following roll call vote: AYES: Councilmembers Scalmanini, Crane, Mulheren, Doble, and Mayor Brown NOES: None ABSENT: None ABSTAIN: None Passed and adopted on June 21, 2017, by the following roll call vote: AYES: Councilmembers Scalmanini, Crane, Mulheren, Doble, and Mayor Brown NOES: None ABSENT: None ABSTAIN:None �� " ,�� Brown, Mayor ATTEST: � �� +I��,'� �° ��' � �� p� , � Kristine wler, City Clerk 22 Exhibit A ' Airport Industrial Park Land Use Designation Map alma'e Roa � �" �,� ! �� va�� ', ��j� ..�.... +! � � im,',i�' ❑ � / � --�� O r N ,,,,, ,�.. � 3 "9.. � � w � Legend Pror alonal c� �A �IIIIIIIIIIIIIIIIIIVII�IIII� Coromertlil �Illllllllllllll�lllllllluul�u Commerclal Induetriai ��"" I��111111111 Auto Commerclal Llpht ManufactuNnp Mixed Use IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII, Open Space � ��,..��^^� �.._ .- � o �oa� soo 9�a�� CAL�1�m 6 � ATTACHMENT 6 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 ❑5 ❑�ff�OGa statement to the top of the DRB QJ�K�CC�CDERXI�-IQP��I�5 ❑❑ 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 Page 3 of 3 ATTACHMENT 7 r . ;� �n� � MENDOCINO COUNTY AIRPORT LAND USE COMMISSION MINUTES FOR THE MEETING HELD ON: OCtObef 4, 2018 LocaTioN: Mendocino County Board of Supervisors Chambers 501 Low Gap Road, Room 1070 Ukiah, California 95482 COMMISSIONERS PRESENT: Cf8118, Beckler, Howell, Holtkamp, Swithenbank, Donovan COMMISSIONERS ABSENT: Hall PLANNING$c BLDG SVC STAFF PRESENT: RObeft DOStalek, Planner III Victoria Davis, Commission Services Supervisor OTHER DEPARTMENTS: M8tth8W KIeC1fOWSkI, County Counsel 1. Roll Call. The meeting was called to order at 2:04 p.m. Roll call was established by the Clerk. 2. Determination of Leqal Notice. The Clerk advised the Commission that all items had been property noticed. 3. Matters from the Public. None. 4. Commission Administration. None. 5. Reqular Calendar. 5a. CASE#: ALUC 2018-0004 DATE FILED: 8/10/2018 OWNER: REDWOOD BUSINESS PARK OF UKIAH APPLICANT: TERRY JOHNSON REQUEST: Mendocino County Airport Comprehensive Land Use Plan Consistency Determination to implement a two-phase development project. Phase one would consist of a new 7,671± square-foot retail building with a maximum height of 27 feet. Phase two would consist of a retail building with a maximum floor area of 5,500 square feet and a maximum height of 35 feet. A total of approximately 15,842 square feet of landscaping is also proposed for the project. LOCATION: In the City of Ukiah, lying on the west side of Airport Park Boulevard, 1800±ft. south of its intersection with Talmage Road, located at 1230 Airport Park Boulevard, Ukiah (APN: 180-080-77). STAFF PLANNER: Robert Dostalek ALUC Meeting Minutes October 4, 2018 PAGE20F2 Mr. Dostalek, staff planner, reviewed the staff report. Commissioner Beckler arrived after Mr. Dostalek had begun his presentation and Mrs. Davis noted his arrival for the record. Craig Schlatter, Director of Community Development of the City of Ukiah, reviewed the City's staff report and noted that the height of the building would be under 35 feet and located on a parcel zoned B-1. He also noted that the project had a density compliant with the zone. The public hearing was declared open. Terry Johnson, the applicant, reviewed of the project and noted support for the project approval. The public hearing was declared closed. Upon motion by Commissioner Holtkamp, seconded by Commissioner Beckler and carried by the following voice vote of (6-0), IT IS ORDERED: That the Airport Land Use Commission finds the project consistent with the Mendocino County Airport Comprehensive Land Use Plan. AYES: Crane, Beckler, Howell, Holtkamp, Swithenbank, Donovan NOES: None ABSENT: Hall 6. Matters from Staff. None. 7. Matters from Commission. Chair Crane noted the passing of Commissioner Gawthrop and that the Commission appreciated his years of service. 8. Adiournment Upon motion by Commissioner Swithenbank, seconded by Commissioner Beckler, and with a voice vote unanimously carried (6-0), IT IS ORDERED that the Airport Land Use Commission hearing adjourn at 2:25 p.m. Community Development Department Planning Services Division 300 Seminary Ave. Ukiah, CA 95482 ��, �� planning@cityofukiah.com DATE: August 10, 2018 TO: Mendocino County Airport Land Use Commission FROM: Craig Schlatter, Community Development Director SUBJECT: Mendocino County Comprehensive Land Use Plan consistency determination for a two-phase project that would include 1) a new 7,671 sf retail shell building to house a Panda Express drive-thru restaurant and other retail space; and 2) future 5,500 sf retail building within the B1 Airport Compatibility Zone. PROJECT OVERVIEW OWNERS: Gary Akerstrom Redwood Business Park of Ukiah APPLICANT: Terry Johnson Best Properties Group REQUEST: Mendocino County Comprehensive Land Use Plan consistency determination for Panda Express Restaurant and Other Retail Space LOCATION: ±600 ft south of Hastings Road, situated between Airport Road and Airport Park Boulevard. Address: 1230 Airport Park Boulevard; APN: 180-080-77 TOTAL ACREAGE: ±1.82 acres (Phase I: 1.14 acres; Phase II: 0.68 acres) GENERAL PLAN: Master Plan Area (MPA)-Airport Industrial Park (AIP) Planned Development ZONING DISTRICT: Light Manufacturing/Mixed Use ENVIRONMENTAL Categorical Exemption, pursuant to CEQA Guidelines Article DETERMINATION: 19 Section 15332, Infill Development Projects, Class 32 PROJECT SUMMARY An application was received from Terry Johnson of Best Properties Group by the City of Ukiah Community Development Department for approval of a Major Use Permit/Major Site Development Permit to allow the development of a two-phase project to develop commercial uses at 1230 Airport Park Boulevard (APN 180-080-77) in the &W�li�/�4irport Industrial Park (AIP) Planned Development area. The parcel comprises 1.82 acres total that will be split into two parcels via a Minor Subdivision Tentative Map. The two phases of the project are described below: 1. The easterly parcel will be 1.14 acres and house the Phase I project consisting of: • A 7,671 sf 27-ft high retail shell building to house a 2,200 sf Panda Express restaurant and drive-thru, as well as 5,471 sf of other retail space. • Green building design features including: an area on the roof being reserved for future solar panels, building materials made of recycled-composite materials, etc. • 50 vehicle parking spaces. • 9,917 sf of landscaping improvements. • Supporting sidewalk improvements, signage, lighting, trash enclosures, etc. 2. The westerly parcel will be 0.68 acres and house the Phase II project consisting of: • A maximum of 5,500 sf of retail within one new building. • 22 vehicle parking spaces. • A minimum of 5,925 sf landscaping improvements. • No further detailed plans for improvement have been provided at this time. The site plan and building elevations for the proposed project are included in Attachment 1. SETTING The project site is located on a vacant parcel in the Airport Industrial Park ��,3�Planned Development area, a well-developed urban area with existing commercial uses. The project is surrounded by the following: North: Commercial including Sears, U.S. Cellular, Ukiah Valley Holistics Cannabis Dispensary, etc.; Light Manufacturing/Mixed Use zoning South: Commercial including Mendocino Animal Hospital; Light Manufacturing/Mixed Use & Industrial zoning East: Commercial including Friedman Brothers, Food Maxx, etc.; Retail Commercial zoning West: Ukiah Municipal Airport; Light Manufacturing/Mixed Use zoning ALUC Consistency Determination Panda Express 2 � � - •• �- �. � � � ' • � � - �� 1 1 ` - . • . : � . • • • • I • � . � � �� • �• , t • ,a ,�O � �'. - }• � i.�t -,,. ; a — . . 1 ;.- ?" � .. Applebee's Grill;�Bar y 1 '�` ' � 4�' �,�! �L�-�O�Counry`Ad Olf mnly:Rd� .--., . - i I� HaslmpsR6T . � . i� '-�' ' ' Slarbu ks� �� . ,, �- . I � �(l _ �� ,� �� ' - � � Q r � � I � _ � '�J6 II�� . . . F GameStop (, � ` �� - i '� � �; '� • °��1 '` pl� ' � S �� • ��,�, �� r �� 4,��'�'• .City of•Ukiah � ��230 A�rport �F Y � � ark Bod rd � ` I ax•x� �i �1 �� _ ,.! ProjectLocation ,`� d S ,;4 . +�•➢ r . , Ex Ship Center �. � - �� a Mendodno �i'� � ,� �,�__�. � � _ A i ��p , .. � 1� �= _ - Friedman's 1 .�� ' a � N �' _ Impro e �a. � i' � k� . ^ - �� 9 '• . r I O a 'o� ' �. 7ractor �w � _�- t ; -� �z . D, � ' �� T � j �I � o� C�� w +� �i• '_ _ MY �I �T- IR � ' T � ��.y,-'.1.i'+Sr- '.I�� . `r � � u ' '_ . ,- � �. � ' i �, Le's Schwab�Tire Center� i �� }� � ��-_ � � � � . -. .Mi Pueblito ��r �= F, .� ' � � i . � ..{u. - r � .-_ i` � - •�'w � I _- '� , , �-, 1 �� e •Center � _ „� c_ � �_y� _ . : -. _:� . ti::;..��_�....��l ,�, . ,_� m �—..�! � . _ � . D T.a.l �I� ` :� ,/l�. ' � x -+� ' � - a �UkldhY�V12t�IGf1 1 "4, � � �: '�t �1r` ' �.j-' �� i x 1, 1 A � ; Yk - �,,` ` � ! a r � � Ukiah 0. � � H a , �� , , - ' � Municipal ,�►• -r �� _ .� . � Airport , �� .� b r .,. � :��I Community Development Department Planning Services Division 300 Seminary Ave. Ukiah, CA 95482 ��, �� planning@cityofukiah.com Figure 2. Zoning Designation Airport Industrial Park Land Use Designation Map � � LMAGE RD. I�,` � • e. , � :�� . i i. {• � t, ' � � - .:. . •" � 7�- �t - � ♦ � �"t � � � � Q � T d � � z � ,t , p G� m ,,: � 0 o ° 1 ',t � . � Q � _ � , � � Legend f H�g��ay Cumrnercia� IndusL i31 Inaust-�af,�uto Con�m.ereia^ L�ghf�danufactunng M�red Use - Upen Space Prafessfonal Dff�ce Retall ComRiere�al -�_l�� - - - -- � Community Development Department Planning Services Division 300 Seminary Ave. Ukiah, CA 95482 ��, �� planning@cityofukiah.com Figure 3. Airport Compatibility Zone i Y � � .� � .::r�r,la ! Y "- R ■ ! � 4 � � f # � i j � � � I ! r ■ �_� � a� � J i r� � ':I � � �� I K ■ � � Y � � � d i � 1 � ir ° U KIAH � i � MUNICIPAL � - . , _ : AIRP�RT; � _ . , � - ' b r • r � � 'o ' B� � , , �� , r��rd � _ � . C . . �� , �� A • . '�� y + 'i a i � I ■ • �� ■ ' � 1 CITY OF UKIAH ZONING ORDINANCE Development within the project site and area is regulated by the City of Ukiah Zoning Ordinance and regulations within the AIP Planned Development, adopted in January 2014 and last amended in June 2017 (Ordinance No. 1178). The AIP zoning of the subject property is Light Manufacturing/Mixed Use and requires a Major Use Permit/Site Development Permit for new commercial development. The applicant has provided a narrative of how the project complies with the zoning regulations as a part of their application (Attachment 2). AIRPORT COMPATABILITY ANALYSIS 3 F�W-i[�NDK�D XC�FLSD�L LL�F� ��8 NDK�D ��-I��i�l9�l'b'FV�LIPoI❑ is located in Zone B1 of the July 1996 Ukiah Municipal Airport Master Plan Compatibility Zoning Map. This zone comprises land within the Approach/Departure Zone and Adjacent to the Runway. Density. Table 7A of the Ukiah Master Plan (Table 2A of the CLUP) identifies a maximum density of 60 persons per acre for non-residential uses. Because the tenants of the other retail spaces of the Phase I parcel and the future Phase II parcel are unknown at this time, density has been calculated and analyzed using the Parking Ordinance methodology described in Appendix C of the CLUP. The Parking Ordinance mH�P�J�Pa1�71�4-IC�E�[bF-FZ.S�I[�ldivHQ��LYHQ�I area can be calculated based upon the number of parking spaces provided. Some assumption regarding the number of people per vehicle needs to be developed to calculate the number of people on-site. The number of people per acre can then be calculated by dividing the number of people on-site by the size of the parcel in acres. This approach is appropriate where the use is H��H�ISFiQ�-IQJ�CSRQIDFFMM��'�KLF� Parking requirements are typically calculated by use and square footage per Ukiah City Code (UCC) Section 9198. Using the Parking Ordinance methodology and B1 criteria, the maximum density allowed would be 68 persons on the Phase I parcel (1.14 acres x 60 = 68.4) and 41 persons on the Phase II parcel (0.68 acres x 60 =40.8). The total combined existing parcel density allowed is 112 persons (1.86 acres x 60 persons = 111.6). As shown below, using this methodology, the resulting density for Phase I would be 65.7 persons per acre, which is below the 68 persons allowed on-site. The resulting density for Phase II would be 49, which would be above the 41 persons allowed on-site. However, together the existing combined parcels would result in 59.3 persons per acre, which is below the 112 persons allowed on the existing site. Proposed Phase I Total parking spaces required per UCC: 50 Number of people per vehicle: 1.5 Total number of persons on-site: 75 (50 spaces x 1.5 persons) Resulting density: 66 persons/acre (75 persons/ 1.14 acres = 65.7) Proposed Phase II Total parking spaces required (max) per UCC: 50 Number of people per vehicle: 1.5 Total number of persons on-site: 33 (22 spaces x 1.5 persons) Resulting density: 49 persons/acre (33 persons/ 0.68 acres = 48.5) Total Existing Parcel (Phase I and II combined) Total parking spaces required per UCC:72 Number of people per vehicle: 1.5 Total number of persons on-site: 108 (72 spaces x 1.5 persons) Resulting density: 59 persons (108 persons/ 1.86 acres = 59.3) Open Land. Table 7A of the Ukiah Master Plan recommends 30 percent of open land per parcel in the B1 compatibility zone. The Phase I parcel is 49,658 sf in size. The project includes 7,671 sf of building area and 41,987 sf open area (including landscaping and parking), totaling 84.6 percent of open land, which is above the 30 percent recommendation. Proposed Phase I Parcel area: 49,658 sf Total building area: 7,671 sf Total open land area: 41,987 sf, or 84.6% of parcel ALUC Consistency Determination Panda Express 6 Proposed Phase II Parcel area: 29,621 sf Total building area: 5,500 sf max Total open land area: 24,121 sf, or 81.4% of parcel Total Existing Parcel (Phase I and II combined) Parcel area: 79,279 sf Total building area: 13,171 sf Total open land area: 66,108 sf, or 83% of parcel Height. The proposed building is 27 feet high and does not exceed the maximum height standard for buildings of this type/use in the B1 airport compatibility zone. CONCLUSION The project represents a well-planned commercial infill development, which is consistent with the Ukiah General Plan and fulfills major community objectives. RECOMMENDATION: City Staff recommends the Commission: 1. Consider the request for a consistency determination submitted by the Best Property Group for a new Panda Express restaurant and other commercial/retail space. 2. Consider the Findings 1-3 identified below. 3. Find the proposed project consistent with the Airport Comprehensive Land Use Plan. FINDINGS FOR CONSIDERATION 1. The proposed project represents a well-planned commercial infill development, which is consistent with the Ukiah General Plan and fulfills major community objectives. 2. 71q-II�IH�S�A-K��19�'41�FV�LCO�LG1P LHI�PaFi�SXEQFI�NI�F�/XIiHI�H�FI-MA��I_Q�LVI�DC�GG�VDI MM hazards associated with airport operations. 3. Based on calculations and analysis contained herein, the Panda Express project is consistent with the airport B1 Compatibility Zone density standard. ATTAC H M E NTS 1. Panda Express Site Plan and Building Elevations 2. Panda Express Project Narrative ALUC Consistency Determination Panda Express 7 ATTACHMENT 1 x I ', '� � � � E B �DGo P R E T DATA � OJ C E SEARS � � � � � � � - - , A.P.N.: 180 080 77 N .�.C. � � I � � N . I .C. � �� C ) � I �� x � _ _ , ZONING: PD COMMERCIAL PD 24 AIRPORT INDUSTRIAL PARK � � � � � , �--, LIGHT MANUFACTURING MIXED USE I �I10' WATER � I EASEMEN I I f LOT SIZE: 1.82 ACRES GROSS 79 279 S.F. � , ( , ) � � � NEW PARCEL 1 PHASE I : 1.14 ACRES 49,658f S.F. x il , ( ) ( ) I WALK ITH STRIPED ' I � NEW PARCEL 2 (PHASE II): 0.68 ACRES (29,621 f S.F.) CROSSI G TO TIE INTO I I a � I NORTHE N PROPERTY � o , PHASE I DATA � TRAS H - x I � ENCLOSURE � �I I i � BUILDING AREA: 7,671 SQ. FT./ 49,658 SQ. FT. 15.4� �I « � } LANDSCAPE AREA (OPEN): 9,917 SQ. FT./ 49,658 SQ. FT. = 20.0� \ 15' ACCESS � I� � Q I �1 0' WATER EASEMENT ' c.i Q = �� \ EASEMENT � � � � � � HARDSCAPE AREA (OPEN): 32,070 SQ. FT./ 49,658 SQ. FT. = 64.6% _ � _ _ _ _ _ _ _ _ � Q _ ^ � ! � y1 --—----- ------ —------—-----—-�— � I W - I � S 8 q-�q-�'2 2 W �8 J.8 2 I w ° ° � I N � � 10' UTI LITY - � � � c�.i � TOTAL OPEN AREA: 41,987 SQ. FT./ 49,658 SQ. FT. 84.6% OPEN � � � o � ��, � � � � c° � o I I - - CONCRETE WITH d- o � N � \ I o � ' I I E A S E M E N T T O �j �o � o � � �� O C C U P A N C Y G R O U P: A-2 / B O R M (A-2 I S M O S T R E S T R I C T I V E) x � lO\ a N ; ; B E R E L O C A T E D � I � I a DRIVE-THRU I � � � I I � � - � SENSOR LOOP � TYPE OF CONSTRUCTION: V-N, SPRINKLERED � w a � � J� � � � ,I I a C° o � o a a a a � v o HEIGHT (TABLE 504.3): 27'-0" (40' ALLOWED MAX. PER ORDINANCE N0. 1151, � � � _ \ \ /� a -� � ° o � � � a ° °� o o � a � I SECTION 13.F.5.b.1) v ^ .. I. . � - . � � o.a __ _—_ . . ^ a ., a L____ __ ___ o �i . X � � _ - - - - - - - - � _ o c° �� l �° I -- - � _ _ _ __ , °� PEDESTRIAN STORIES (TABLE 504.4): 1 STORY (2 STORIES ALLOWED MAX.) - � L - - - - - -1- � � � v a o a., I � �j' _I ----� ---- --- ___ _ __ _ i��,', �v I oa p � ,�� iJ;� �� ,� ! ACCESS FROM GROSS BUILDING AREA: 7,671 S.F. (24,000 ALLOWED WITHOUT HEIGHT INCREASE) � � _ — — — — — � — � - - ---- — � �-- --��- -- -- �� - � � I — • , / - ', R.O.W. WALK OCCUPANCY SEPARATION: A-2 TO B OR M = 1 HOUR (WITH SPRINKLERS) - � (E) T1/ -- - � O � � � r— L � � � � PLANTER BOX FUjIURE I � ---- - - - -PIANTER__ �,`L --- -`-- ---- GAS METERS ', x i �� II I ` g 1 P NTER TRANSFORMIER � o � CQB CII�- -- ---- ---- ---- ---- ---- � � ., � a o -- / / o �a , -_ ----- ----- ----- --- -- � � � --- -- -- �- --- FUTU R E P HAS E 2 DATA � I I � - `� 0�o x � � � 2 (E PHOf�E ,.C°� � a�°aP,4Td0 a o i�p EJI(p� U- -- ,. � / `, \� BUILDING AREA: 5,500 SQ. FT. MAXIMUM/ 29,621 SQ. FT. = 18.6% I �' I I - � � O B�X I a �` tn i,i�=a � MEANDERING ; U I �1► I � a Q � - � I I � � a v+ t�-.-�y! R,p,W, LANDSCAPE AREA (OPEN): 5,925 SQ. FT. MINIMUM/ 29,621 SQ. FT. = 20.0% � I I I � o _ oo . � � . �___=� a SIDEWALK � x I I _I o � I � o � o o HARDSCAPE AREA OPEN 18,196 SQ. FT. MAXIMUM 29,621 SQ. FT. = 61.4% � I I ( )� / I G �m ih o 0 _ I e -- 9 — � � I I �� ( PLANTER � I "� �� ";� � � TOTAL OPEN AREA: 24,121 SQ. FT./ 29,621 SQ. FT. = 81.4% OPEN � � PLANTER o °� ='i� � I --- - � DRIVE-THRU Ii�-- _�' I ❑ T � , 2 200 S FT. i OCCUPANCY GROUP: B OR M (EQUALLY RESTRICTIVE) I Q• � � a _ , LANE ASPHALT � I F T FF , � ULL CU 0 i� 65 . — � X _ i� - c� a � ' TYPE OF CONSTRUCTION. V N SPRINKLERED � � I a � � ' LED SITE LIGHT i h- - o PAVING EXCEPT � I � 0 I � � � _ � � O I II � I � POLE, TYPICA� � -- --� �'"-�" � ., WHERE NOTED , HEIGHT TABLE 504.3 : TBD 40' ALLOWED MAX. PER ORDINANCE N0. 1 151 SECTION � , _ TRASH/RECYCLE 5 -0 (� � � � � O I � o o II I� � ° COMBO UNIT �° -'' " 13.F.5.b.1) 0 CHAIN LINK I - � � I _ 6-F T N ,-- � �� I c� PLANTER 00 LO G STORIES TABLE 504.4 1 STORY 2 STORIES ALLOWED MAX. � � )� � ) N � X I FENCING II � I r� I I I == N W I ° ° BACKLESS BENCH ° � ° ° 0 � I GROSS BUILDING AREA: 5 500 S.F. MAX 24 000 ALLOWED WITHOUT HEIGHT INCREASE � , , I x �� ( ) �� I I � I � - � I � � �� O OCCUPANCY SEPARATION: B OR M TO B OR M = NO SEPARATION REQUIREMENT (�' a � I II I � � L—J I � I � � I III � � FUTU R E I � o _ � I I � MENU BOAR[� � '� X � PHASE I � -� � ' o � °° �' i � , l P NT R o �, E I J PARKING ANALYSIS � � I ) ( X PLANTER i� I I � vf DRIVE-THRU Q_ � � 1^ a. —_ I I � I u J vp � o R ETAI � I � � `�' � al N P HA I i�� o SYSTEM (PER UKIAH CITY CODE SECTION 9198.B) � SE � , „ , „ , „ , „ , „ , „ ; „ � � � �, I I ❑� 19 -0 25 -0 19 -0 19 -0 25 -0 � 19 -0 0 12 -0 � -A 5 500 S FT. � Q• - I , � 0 0 � PHASE I 0 z x �� o � � � RETAIL � � I— a _ I I 0 CONCRETE WIl`H �/ MAX I M U M / / / a PANDA EXPRESS RESTAURANT WITH DRIVE THROUGH : I/ / / / � x � I � ° . �J,471 SQ. �. o DRIVE-THRU lJ-- � � I o I , �� 1 SPACE PER 3 SEATS +4 ADDITIONAL SPACES f I � —'-'- � 1 J _ � '� �--- --� I o - - �1^ SENSOR LOOP', 54 INTERIOR + 18 PATIO SEATS 3 + 4 = 28 PARKING SPACES PLANTER I / a I Ll J 0 � o a 1 � � i . � a R ETAI L: � � ❑ o 0 I -- _ --= N n � _ � X I I > „ , „o � � , I � � 1 SPACE PER 250 SQ. FT. � I - o _ 17 -0 14 0 O l�- I _ � r � � � � c° � RISER ROOM / `' 5.471 SQ. FT./ 250 = 22 PARKING SPACES - I�t_-=�� I I I _ I � � � 0 f �II � � � OVERHANG ROOF ACCESS o 'I i a 4 ', � TOTAL PARKING SPACES REQUIRED/PROVIDED 50/50 PARKING SPACES I o - I I � a � , � � ., a � � � 5-BIKE RACK o a i ,- I � � MAIN SWITCHGEAR _,� �� _ I BICYCLE PARKING: I �_�° Q X , I 1 �(� C� PLANTER P TER � � `V ELECTRIC PANELS � I � 1 SPACE PER 10 EMPLOYEES APPROXIMATELY 40 4 SPACES I w � � 50 � ) IL - JII I � � 25' B�DG. ' 1 SPACE PER 50 PARKING SPACES 1 SPACE � I Z � w PROPOSED o � O 65 � � �o � v S T ACK & '' � E B I TOTAL BICYCLE PARKING SPACES RE UIRED PROVIDED 4 5 SPACES g I I _ o Q J / � I X \ \ � I II I �� oj Q LINOPERTY ^ N I I o PLANTER � ° o a ° o ° .p� PUE , ; � � � II I'� � I � � � C H A I N L I N K �� o I I ° � v � �`p., 52'-11» o �__�,� PHARETAIL: � � _ � \ I N - FENCE SET 36 _ � � � � I I o w � w � 1 SPACE PER 250 SQ. FT. 5.500 SQ. FT./ 250 = 22 PARKING SPACES � � � � � � o OFF PROPERTY I o � � � g � � � � � � 15' SIDEWALK � — � � L � � � LINE W� ^I � � - - TOTAL PARKING SPACES REQUIRED/PROVIDED 22/22 PARKING SPACES x + o �_- � EASEMENT �n � I ., I x 4 PLANTER _ I I � I I � � �- I °� ❑❑ BIO-RETENTION AREA �❑ � � � � BICYCLE PARKING: � � � I o I o�. 1 SPACE PER 10 EMPLOYEES (APPROXIMATELY 20) 2 SPACES I � I 3/I � � a � MONUMENT 1 SPACE PER 50 PARKING SPACES 1 SPACE X � � � I 36'-3" 5'-0" I ' SIGN TOTAL BICYCLE PARKING SPACES REQUIRED/PROVIDED 3/5 SPACES T � WALK � � � : Q � � PLAf�fTER � EXISTING 12" REDW OD 5'-6" 1 5' ACCESS EASEMENT � � � � � D E N S I T Y A N A L Y S I S � iw '' � 584°40'22"W 41 0. 64' ExisTiN� Tv & � ExisTiN� �.H. �o'—o" ExisTiN� sTORM � � � � � I 10' SEWER EASEMENT (PER CALIFORNIA AIRPORT LAND USE PLANNING HANDBOOK, APPENDIX G) 25' PUE EXISTING 12" REDWOOD � PHONE BOXES \ I � � DRAIN INLET, TYPICA� �� I, � � EXISTING TRANSFORMER � � � � DENSITY COMPATIBILITY ZONE: B1 = 60 PERSONS PER ACRE '� EXISTING 12" REDWOOD, TYP. � �� _ � DENSITY ANALYSIS METHOD: PARKING COUNT � � I I , „ , � � ENTIRE PARCEL �, I� � I _ 584�40 22 W � 34.72 _ _ _ _ � � TOTAL PARKING SPACES REQUIRED: 72 PARKING SPACES PARKING SPACES X 1.5 PERSONS PER SPACE: 108 PERSONS � DENSITY (PERSON / ACRES): 108/1.82 = 59.3 PERSONS/ACRE � I �� 1 0' UTILITY EASEMENT E VET HOSPITA� ; � � PHASE I � �N.I.C.� � II TOTAL PARKING SPACES REQUIRED: 50 PARKING SPACES 0 � PARKING SPACES X 1.5 PERSONS PER SPACE: 75 PERSONS � �n �I �I � I � DENSITY (PERSON � ACRES): 75�1.14 = 65.7 PERSONS�ACRE I I � I � PHASE II � � II I � � TOTAL PARKING SPACES REQUIRED: 22 PARKING SPACES � I I I O o � PARKING SPACES X 1.5 PERSONS PER SPACE: 33 PERSONS � O � DENSITY (PERSON / ACRES): 33/0.68 = 48.5 PERSONS/ACRE � '� '� N� �� PROJ ECT DESCRI PTI ON �� I I � I I THIS PARCEL IS PROPOSED TO BE SUBDIVIDED INTO TWO PARCELS, PHASE I AND PHASE II. � I II � � PHASE I OF THE PROPOSED PROJECT IS ON THE EASTERN HALF OF THE PARCEL FRONTING � � AIRPORT PARK BOULEVARD. IT WILL INCLUDE A 7,671 SQUARE FOOT RETAIL SHELL BUILDING I � I r� r� WHICH WILL INCORPORATE THE CITY'S LIGHT MANUFACTURING/MIXED-USE DESIGN � I � � GUIDELINES AS OUTLINED IN THE ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH ' AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT - ORDINANCE N0. 1178. I � �I �I I I �I �I � THE PROJECT WILL ADD A PANDA EXPRESS RESTAURANT WITH A DRIVE-THRU AND ADDITIONAL COMMERCIAL RETAIL SPACES THAT WILL FURTHER ENHANCE THE SHOPPING � I II EXPERIENCE FOR THE SURROUNDING COMMUNITY. ANTICIPATED JOB CREATION IS 15-20 PERMANENT POSITIONS FOR PANDA EXPRESS, AND 10-15 PERMANENT POSITIONS FOR THE I I � BALANCE OF RETAIL. PHASE II DEVELOPMENT WILL OCCUR UPON SECURING A TENANT COMMITMENT. AT THIS TIME, - - - - - - - - - - - - - - - - - -� - - - - - - - - - - - - - - ' - - THERE IS NOTHING. DEVELOPMENT WILL INCLUDE A MAXIMUM 5,500 SQUARE FOOT RETAIL 7 )) 9 ) Sg4�4O 22 W 2�J4.00 � 77. 6�J BUILDING ALONG WITH SUPPORTING PARKING AND LIGHTING, TRASH ENCLOSURE, SITE � LANDSCAPE, AND IRRIGATION. PRELIMINARY SITE PLAN NORTH SCALE: 1" = 20' REvisioNs PRELIMINARY SITE PLAN OP EXp � DELTA DATE H M R A RC H I T EC TS � �� Q � PLANNING AND PUBLIC WORKS COMMENTS 4 24 2018 ■ � °��"� �D '^��" "�� ■ Q � V� �O e � e s �O � AUGUST 2, 2018 H°�N c�nnn� °Poar� � u�u�s�m 2 DESIGN REVIEW BOARD PLANNING COMMENTS 7 18 2018 � V�A7RK aF M�R ARCI-NTECTS Af�D MAY NOT BE ■ � O � � DRAWN BY: 2130 21st Street �� a�� • � • Panda Express and Retail Center �� Sacramento, CA 95818 � �� T OF HM�ARCHTECT� � �+ � � T 916 736 2724 �G�p �O� 1230 Airport Park Blvd . , Ukiah, CA CHECKSED eY: ��T �H��S� P18006 � � TENTATIVE PARCEL MAP LEGAL DESCRIPTION Ta/ma e Rood THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE CITY PANDA E��PRE RETAIL ENTER OF UKIAH, COUNTY OF MENDOCINO, STATE OF CALIFORNIA, AND IS UKIAH DESCRIBED AS FOLLOWS: � � LOT B 1-A PER PARCEL MAP M.S. 9-29 TRACT ONE: rt LOT B1 -A AS NUMBERED AND DESIGNATED UPON THE MAP ENTITLED � � DRAW�R 79, PAGE 65 & 66; MENDOCINO COUTY 'A RRL 5, 2010MIN MAPS,"RAWER 79P PAGESI65 AND 66�CORD � ,� MENDOCINO COUNTY RECORDS. Commerce Drive 1230 AIRPORT PARK BLVD Project � CITY OF UKIAH,CA APN �ao-o8o-�� SI te TRACT TWO: o A 15 FOOT WIDE NON-EXCLUSIVE ACCESS EASEMENT AS RESERVED � BY REDWOOD BUSINESS PARK OF UKIAH, A CALIFORNIA LIMITED o PARTNERSHIP IN THE DEED RECORDED JUNE 7, 2002 AS �- 2002-12913, MENDOCINO COUNTY RECORDS. VICINTY MAP Guillon �� N O RTH aP �so—oso—so PRODECT SUMMARY N.T.S. I � I � � I I � rt Q � Found 7/2" iron pipe o F�.� ASSESORS PARCEL NO VERTICAL BENCHMARK I � � tagged �s 45>8 Q� �� 65 � � mpmppmp Fire hydrant: � � W `� N � �. rt� � Benchmark for 0 0 � � � 2x2 Dl � CD � I I � PRO�ECT ADDRESS � this �ob. Top of I � �� +-� r CD � rrash �� rop=93.29 Q � cn �, � D o � m��AIRPORT PARK BLVD � � D /n v=90.36 � hydrant = 700.00 I � �p � � %� —1 —1 � -- c� Nothin foun UKIAHOCA�O�� fn Parking stalls � marb � o g '"' Guillon—Pete�son Enterp�ises LLC I I a' � � � — _ � �— � �� _ � at property c mer � AP 180-080-81 0 o I I cUr� � _ _ — — - � _ _ —\�- - � OWNER � c�, _ _ __ �-- — — � � � �; �� ' �W _PROPERTY LINE —� � W REDWOOD BUSINEES PARK OF UKIAH � Planter �— I __ I -�— - _ -aN 2x2 Dl w� 0�0 TALMAGE ROAD rn -o� m _ _ — — — � � wV I_ — — _ I W = �—'� � v-�� 6 � UKIAH�CA��0� c� c�n _ - - x2 bl I �N-� _,IJ� ��.= __ — � a �'o� � � — �'�� Planter I op=�95.5.3 _�_=— \\ ,a�p�� _ — — � �_= 2 5� � � i� � � 1 � DEVELOPER[14PPLICANT sidewa�k o� 383.82' � 242.04 � � � �� — � � PROPERTY LINE 6" concrete curb ��.�� S84°40'22"w � �� _ � � ' -- —1 BEST PROPERTIES GROUP F� � 0�0� SIERRA BLVD�SUITE E �0 8" SD �-�.— —` Underground _ �e_f asphal t 1 �'1 g 3� � SACRAMENTO�CA��0�� _ — � � utilites. TV, I I — -- g' PGE �� 1 \\ � ATTNOTERRY[bHNSON Found 3�4" iron pipe + �— � � � gas, electric � � _ -- --- — Concrete bent southerl , no ta � Cor,crete � � � ��Asphalt driveway � 0 and phone � I _l � � ESMT i � � � � curb & utte Y 9� � `1� � � � Fence � � 2x2 D c„i � \�`� `°' — I—� �� DOC. 2012—�5110 g ENGINEER � Q Top=96.74 +�' co +V �� 1 ° � I I _ — — — � \\I -- � � TSD ENGINEERING�INC 6 � lnv=93.74 0{ asphalt � __ —� W'— , I � _� I — m — — — - — — - — -- �`�1— — 1 �V ,O, 0�0 ORCHARD DRIVE�SUITE�� ,�� Edq_ _ _ � � ri,� boX �as � eiec� . i�ne --- — — — — \\ — R�w FOLSOM�CA0�00� _ _ — . I � U 35' ATTNOCHRIS SCHULD E �� 6 E/ec. t�ox _ � � — — -- — -- — ------- — — — — — N ----- — -� -Q V +`�� 2X2 oi � r I � o � 0 1 � 35� ED ISTING NUMBER OF LOTS �� ln��93.50 � � Phone b�x C � � � � � � � �N � � �� (0� ONE � I � � I I I o v�'�'i � o r'�' � � � \ � � � � ED IST PROPERTY AREA o I I �� ➢ ZD � N � 1 � I � 0�0��5 6 N84°40'22„E `� I , � � I `''-+ m 1 ( � � `° � O o � o � � � � 5.00' I � I � °' � � � 1 1 � southbound � PROPOSED NUMBER OF LOTS I CD � I � p � p lanes � � (0) TWO � �� , I �- � � � � 2 D/ � 1 I _- - - - 8_' s�= _ �I �= — I water 1 \\o �-` RIGHT OF WA�' PROPOSED PROPERTYAREA � � � — � � op=9��.32 spigot � � � lnv=8� � � c PROPERTY LINE 2x�? �� _ _ _ _ _ — — � �p' UTI�ITY � � � �5, SpwK � ', � g� F� � � � PARCELD To�,=9�09 8» sp - - _ __ — ESMT � � � = PARCEL ESM� \\ �� ,� � o��6�00�00�4 g�� ln v--9�.09 _ _ - - 21190R299 0 �g, pG rt '� � Concrete � + �`" � � I 1 O �R65-66 N curb & gutteo � � PARCELD ��o PARCEL PROPOSED � � I �'��;� +1. 15 acres \�� ; � �� 0��6��0[�4L}7� � I �� PROPERTY LINE �� m�;ter � � � a � � � � � E�ectric boX � � � �� Q � = � � ED ISTING USE � �; � � � I I�, ��' ��0� O�/ S .��. , vE & � � — � VACANT �+- � +0. 6� a cres � � ,�� q �5 P s�eK ` =o � �+ � 8" thicl; concrete ��' y.��r�r n p� BLDG �G 24 _ � � � — wa// a rox. 3' I I I I 11 � (�l i.7a7 / ll�� > q.�, � Q_ �� \ �-+ PROPOSED USE �I 0° ' pp +29 1 �5 Sq.��. � �R \\ � � � � RETAIL�OMMERCIAL � � � to 3.5' tall � � �__ J o p o i ross net �, � ��,�— ��w�_W I 11 a�� 1 \ � � c� � ��' � � i � � o � Q �, ED ISTING 0 ONING[�ENERAL PLAN (�i- 0 � W �� _ �� Qj 0 ONNG�PD�COMMERCIAL C� o � c,.�o0 0 � r � I , \ 1-� GENERAL PLAN[IAIPORT INDUSTRIAL PARK MASTER PLAN AREAD ►•� ��' rri rn � ' 10 WATER �� boX � I I I ESMT \ \ Q.► 2 northbound LIGHT MANUFACTURINGQvII�ED USE 21190R306 \\\ � �°nes � � I \ \ � PROPOSED 0 ONING�ENERAL PLAN +9 Existing co,�tours � Q � � DONNG� PD�COMMERCIAL � �A (7 foo t in ter val) I �� ' ' ��'� � `L GENERAL PLAN[IAIPORT INDUSTRIAL PARK MASI�ER PLAN AREAD I � � ° I I 11 \ � LIGHT MANUFACTURINGQvII�ED USE b � I I \\ � Concrete � � �� 2x2 D� � �curb in/et � I � � � Top=9� .65 � (� � in v=87.40 ��_ � 1�+• � �� _ _ — � �„ p 18" 5� �� UTILITY PROVIDERSD � � � � � I � 2X2 0� ._____ ---- _ — '- s � 9 � N I I I I 11� - � ��9 --- - . --- — I ---- � WATER C� I -P �, � rop=94.5a ---- -- - -- _ _ _ _ _ �2 _ !: -- ,� SD - 12" J ' o ln v=8 5�— -- — SD — — ---- - - < CITY OF UKIAH I � -p � � I � � � _-_ _ - \II ` o � Found 3 4" iron -o C _ — _ _ \ °' --- _ — - -- ` � � --- g G) o == — � p ip e, n o a � SANITARY SEWER �v m � — -- -- �_-� 0 E`� �' -- _- _-__-Edqe of aspna�t o � � � CITY OF UKIAH M1y � — _ _ _ — -- — I �� WV _ a� _ _ — — - �, — � � � — �/�T � N �� l�lound � � � 2x2 Dl � � STORM DRAIN _ — — — Sy �` — — — — �� o � 1►� �. � o� � � � � Elec �� w� Concrete line 263.87� � �_ X.SS � lnv=88.0� �— � F�- � CITY OF UKIAH �� °�� h�X � Propert� � � � __ � ,� � � � � ++ � � curb � � � � — g0� � FIRE O �� — — _ _ — — _ _ — � � �� con�rete � CITY oF UKIAH � - �� "yy 410.6 - X. S — — — Eag=of p -PROPERT�LINE- — — — g � � -r � � as halt curb & utter x � � S$ `4� 2 - � � � �_ � - � � � - � n � � e 4 � SCal2: 1 =20 � � chain link fenc X X � � � � �O �, 2x2 Dl )� � � � -- O� � ELECTRIC — X — X 146.77' _ o ro =.�4� _ _ — _ - _ _ � � CITY OF UKIAH X — X X — �'�� s `� ln v=89.74 � — � — u�i v� — p — _ — — � X — X — � - �--� �Q � � \_ — _ � m n w — � � � 20 0 10 20 40 � ��.2 �' � Curb and� '" r Asphalt driveway — _ � � � --� `L �— � Elec. fT1� � N box o \ � Tele hone and on 6x8 slab � N� n � O n � � GAS � � gutter � Transformer � � _ � � � D � � PGsiE PROPERTY LINE p — � -a m �m `� � Found 3�4" iron pipe TV boxes � � � � �� TELEPHONE taggea RCE �»96 x � o � �n �� SURVEY NOTES F°`""d P" n°;� °nd AT�T � � � disc stamped LS 4598 �''� � � � � TE�TTA�'IVE PARCEL MA� � CABLE m PER PRELIMINARY FIELD INVESTIGATION THERE IS NO I m Rice Sommers Properties LLC ° COMCAST � EVIDENCE OF ED ISTING OR ABANDONED WELLS ON THE I AP 180-080-75 AP R I L � �O 1 S � o SUBDECT PARCELD Rice Sommers Properfies LLC � - REFUSE '�° AP 180-080-74 � '� �0 PROPOSED LOT LINES AND LOTS MAY CHANGE DUE TO I R�VI S E D ��J LY 2 6, 2 018 CITY OF UKIAH _ � BUILDING CODE CONFORMANCED � I� i TENTATIVE MAP STATEMENT _ _ � � BENCHMARK CITY STANDARDS STATEMENT "I HEREBY STATE THAT ALL EASEMENTS AS INDICATED IN THE � ASSUMED DATUM BASIS OF BEARING FLOOD � ONE REDWOOD EMPIRE TITLE COMPANY OF MENDOCINO COUNTYD ELEV��00 PROPERTY IS LOCATED WITHIN FLOOD 0 ONE DESIGNATED AS ALL PROPOSED IMPROVEMENTS ARE IN COMPLIANCE WITH PRELIMINARY TITLE REPORT NO�D��m�N DATED AUGUST m� m BASIS OF BEARINGS IS PER FOUND MONUMENTS AS SHOWN CURRENT CITY OF UKIAH STANDARDS AT THIS TIME� D�m HAVE BEEN SHOWN HEREON ANDaJR HAVE BEEN _ ON THE PARCEL MAP RECORDED IN MAPS[IDRAWER��PAGES �ONE� �AREA OF MINIMAL FLOOD HA�ARD(AREAS o DETERINED TO BE OUTSIDE THE 0�0 ANNUAL CHANCE OF ACCOUNTED FOR IN NOTE PLACED HEREOND ALL EASEMENTS T S D E N G I N E E R I N G� I N C. THE BASIS OF ELEVATIONS FOR THIS SURVEY IS BASED ON D�m�OMENDOCINO COUNTY RECORDS� FLOOD PLAIN)AS SHOWN ON THE FEDERAL EMERGENCY PROPOSED TO BE ABANDONED OR 0 UITCLAIMED ANDmR ALL expect more. o AN ASSUMED DATUM BASED ON AN ALTAQ4CSM SURVEY MANAGEMEN�I AGENCY FLOOD INSURANCE RATE MAP�MAP EASEMENTS THAT CANNO�I BE LOCATED ARE NOTED HEREON� o PREPARED ON OCTOBER m��m�THE SITE BENCHAMRK NO�D��CmmF�DATED�[JNE�0�0� � ISANE�ISTINGFIREHYDRANTASSHOWN� ��, /��-- 6�4�2018 785 Orchard Drive, SUIt2 #110 i sIGN �ATE Folsom, C.A 95630 � Phone: (9�6) 608-0707 � LICENSE REGISTRATION NO. 7375 EXPIRES: 12-31-2019 �� /�_ � FaX: �g1 G� C 08-0701 �o 1V1 � � C K C C E C C E K D 5 6 13 NPICAL 5 13 TYPICAL 5 4 TYPICAL 5 5 13 TypICAL 4 TYPICAL 6 J TYPICAL 5 A 13 TYPICAL 8 TYPICAL +27'-0" +27'-0" +24'-0" +24'-0" +23'-4" +22'-0" l . . . . . . . . . . +19'-6" +20'-0" Q 0 0 �N �p EXp _ � 9�� ------- -- --`------ c��o° 4 0 0 �!' �---- � �------------ � �-- � � �� . � � . �M'"r CRIN�SE4 eo � o° . � : . . 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The project will add a Panda Express restaurant with a dri�e-thru and additional cammercial retail spaces that will further enhance tF�e shopping experience for the surrounding community. • Existing Conditions: The surrounding buildings are commercial retai! buildings with stone �enesr. The proposed building is �ery compatible with the adjacent buildings and utilizes similar materials and colors. The scale of this building is also well-suited with the overall scale of the adjacent structures and it is also is very similar to the commercial corridor work that has been previously appro�ed. • Project Scope: The scope of this project is to build a Panda Express restaurant building with a dri�e-thru,along with additional retail commercial shell spaces within khe same building.The scope aRso includes supportFng parking and lighting, trash e�closure, and site landscape and irrigation. • Painting,Colors 8 Materials: The scope of this project proposes to utilize materials that are consistent with those approved from previous projects in the adjacent area. This submittal package includes a colored elevation wl the building paint colors noted, as weli as a color board. Summary This project represents a building that will be designeci to be consistent with the existing commercial retail built environment along Airport Park Bouleuard. The scale of the building is in keeping with what has been previously appro�ed and provides good pedestrian access and connecti�ity to Airport Park Baulevard. The project witl continue to enhance the retail opportunities of the surrounding community as weA as create a new eEement of the built environment that wi[I be easily identifiable for future tenants and members of the cammunity. B�ST�EVEL�PMEI�lT GROCIP TE��>>e,.��s��s•ti Reaf�st��e L1evelnp��r�r+� FAX[915)��ae-a5,s ?_580 Sierra B[vd.,Suiie F in`ai�'he3tprop,r�e1 Sacramento.CA �5b25 �U�v��, 2��.� Michelle Irace, Planning Manager pepartment af Planning and Community Revelopment �ity af Lllciah 3��5eminary A�enue Llkiah, CA 95482-5400 �7�7)463-62D7 RE: A�plication# 18-3591 MaUP/MaSDP�Minor Sub-Panda Express APN 1.8�-OSO-fl77; 1Z3�Airpart Park Boulevard, Ukiah, CA Re�ised Application pear Ms. Irace� We are in receipt af the commepts with ca�er letter dated July 18, 2�Z8. We ha�e read the attached canditions of appro�al and revised the plans and offerthe follQwing in response: Comments from Aublic Warks�epartment 7.. The Grading and 5torm Water Plans show the entire parking lot drainage c�n�entrating at the drive-in entrance and crosswalk at the s4uthwest carner of the building, priarta diseharge into the bio-retentian basin. This will �e a prohlem far pedestrians walking across tnis much surfa�e water. Consider extending the bioretentian basin under the sidewalk, so that storm water can enter the �asin further ta the west, and avoid the crosswalk area. Response:The Preliminary Grading Plan and Bin-Retention Basin A ha�e k�een revised. The hasir� naw extends under the sidewalk and the grading has heen rer►i5ed to allaw runoff to enter the basin withaut crossing the crosswalk.{See 5heet C1—Preliminary�rading Plany �. The lltility Plan shows the grease interceptor manholes centered in the pavement drainage swale along west side af�uilding. Adjust location to ensure that starm water does not ent2r the grease interceptor. ReSponse:The grease interceptor has been shifted 5-feet to the west tn a�oid the drainage swale. �See Sheet C3—Preliminary 5ewer and Water Plan� 3. ❑n the tentative map, to accommoc�ate a future connection to the Rail 7raii, shaw a 15-foat wide puhlic access easement along the westerly boundary of the praperty, adjacent to the railraad right-of-way, and a 2z-foot wide public ac�ess easement alang the northerly boundary ❑f the property. Respanse: Per the Preliminary 5ite Plan,Sheet 1,we ha�e designed the continuous fi-f�nt wide pedestrian walkway along the nnrth praperty line for ac�ess fram Airpart Park Boule�ard to the we5# property line.We have shown Phase II parcel development intentinns. 1Ne will r�ot, however, also include a 2�-foot ea5ement alang the narth pareei iine ar a 15-foot easement at the eas#parcef line a5 we ha�e already designed in the access that these easements are intended far. �, �n the tentati��map, indi�ate bath grass an� net areas for ea�h parcel. Respanse:The gross and net areas are equal for this site,which is now indicated on the tentative map. {5ee Sheet TPM-1—Tentati�e Parcei Map] a. The Preliminary 5torm Water LID submittal (and plans, if necessary} shauld be revised address the follawing issues: i. Storm Water Calculator indicates that Shed A has hydrologic sail type B, howe�er,the narrati�e Sectian V indicates the project soil is type ❑. Respanse:�nsite soils ha�e a hydrolagic designation af Type B.Sectian V on the narratir►e has been re�ised. (5ee re�ised Preliminary Storm Water Low Impact�e�elopment Re{�ort dated 7-Zfi-2018] ii. Storm Water�al�ulatar should include cal�ulations far the entire pra}ect site including Shed B. Response:Calculatians for Shed B have heen added. {5ee revised Preliminary � 5torm Water Low Impact Develapment Report dated 7-�6-2�18y iii. 5torm Water Calculator shows a gorosity of�.33 was used far the BMP. C�nfirm that the propasec4 Class 2 permeable hase �per bia-retent3on basin � detail} will pravide this amount of vaid space. , Response:The porosity used ta�aieulate the r►alume of the bio-retentinn ba5ins was revised ta�.3a hased an the�alue used in t�e Califnrnia Phase II LID Sizing Taol Dncumenta#ion Manual prepared fnr the 5#ate Water Resauree Cantro] Board by California State Univer5ity,Sacramento Dffiee a#Water Program5. htt : www.aw .csus.edu LI�7ool �or�tent PDF Li❑ Tool Manual. df {See rer►ised Preliminary 5torm Water Low Impact De�elapment Repnrt dated 7-26-2018� I Please Gantact 6en Kageyama at �707J 463-6284 or hkageyama@cityofulciatt.com for more inforrnatian.Additional information can be found ❑nline at htt � wv�.+w.eit ❑fukiah.cai��lstorrnwater-utilit 1 1. 5ee ather comments ta �e included Conditions af Approval regarding circulatian, sidewalks, sfreet trees, etc. in tf�e attached camment letter. Respanse:We ha�e reviewed the�onditiorts af Appro�al and will incorporate into final constructian dotuments. Camments from the Police Department 5. AI1 perimeterfencing and gates constructed of de�arati�e tubular steel, no climb type and allowing transparen�y, to enclose the patio area at a heig�t of 6 ft. This will allow nfl entry after business closing hours. Gate shall meet locking and panic hardware requirements per cut'rent building�safety standards. �See preliminary site plan, �age 4,Architectural details, and enlarged pati❑ plan with railing detail}, 5ee example in camment letter. This comment will he inciuded as a C�ndition ❑f Appr��al. Response:We da nat agree with thi5 candition and will continue this discussion with the Palice I]epartment regarding railing height and gate r�quirements. 5. Two benches an current plan should be remaved and replaced with CP7�fl type seating. These can �e benches with seat dividers t❑ dis�ourage Iong term usage, i.e, sleeping. {See preliminary site plan, page 4, Architectural cletails, BenchJ. This comment wil{ �Oe included as a Candition ❑f Approvai. Response: See Sheet 4,Architectural Details� Bench,for rer►ised specification shawing center arm rest. 7. See seeurity suggestions from the police Qepartment contained within the comment letters. Response:We har►e rer►iewed and will consider implementatian. Corrrments from Ukiah Valley Frre Author'riy 8. Fire access must he maintained around 4�uilding with a dedicated fire lane ta the rear of the structure. Response:All curbs not included as part nf a parking space shall be designated as a no- parEcing�fire lane curb with red paint�white lettering, per City af Ukiah Fire Department stan�lards. 9, Access wil! need to accammodate�ire engines for ingress and egress. Response: Understoad and will cnmply. Final constru�tian dncuments ta aceommadate. 1�. Fire hydrants will need t❑ be installed per the CFC. Location af hydrants will be determined at the building permit phase. Response:iJnderstaod. Comments from the Flectric Uf+Iity Qepartment 11. The �roject will he served from ane of two existir�g Jun�#ign Pedestals, which are installed in two locations on the current lat and will�may serve multiple ad�lr�ss�k�uildings in the immediate area. Nowe�er, r+owhere in the drawings does it show these 2 junctian pedestals 4�eing incorparated ir�ta the parking lot plan.The junetion pedestals are essential for isolatian or sectianalizing 12KV primary distribution feeds�n the immediate area.�ne or hoth a�the }unction pedestais will mast likely feed the pra�osed parcel�s in the future. Response:See Sheet 1,5ite Plan,far prapased lotation af new transformerJpad,as well as reui5ed pianters over existing junction pedes#ais. 12. The canceptual drawings do not show where a utility transformer wauld�may be lo�ated in order to feed the customers Servi�e Pane1�Main Switch 6oard.The City will need an appr�ximately 7' x 7' space for any substructure to inGlude transfarmers and junction pedestals. Res onse:5ee Sheet 1,5ite Plan,for prnposed lacation of new transformer��ad,as well as p revised planters o�er existing junction pedestals. 13. The City E12ctric Lltility De�artment will need ta see haw the 2 existing junction pedestals and the future transformers wili be incorporated into the parking lot plans�ci�il plans. If the applicant has anather alternati�e plan,they are welcome to submit. Response:5ee Sheet 1,Site Plan,far praposed loca#inn of new transfarmer/pad,as wekl as re�ised planters n�er existing junction pedestals. 14. ae�ela�er shall provide projected load calculations, site plan eiectri�al drawings to the City's Electric Utiiity Department in ❑rder to deCermine the si�e of the transformer. Respnnse: Understoad.7hese items will be furnished upan application for service. 15. A 10' utility easement far any underground distribution extended into the parcel l�eyond the existing PL}� will be required. Respanse:tlnderstood. Final easements will be determined during the construetion do�ument phase and applica#ian for service. 7.5. 5ee other comments�Conditior�s of Appro�al outlined in �omment ietter. Response:We ha�e reviewed the comments�Conditions af Appra►►al and will tnmply. Cnmments from Rir C2ualrty Management!]istrrct 17. A grading Permit will be required as a part af the 6uilding Permit pracess.5ee corraments ta be incorporated as Conditians of Appro�al. Response: UnderStood and will camply. We ha�e re�iewed the Conditians nf Approval and wi11 inearporate appfica�le items. Comments from Mendocino County Airport�.arrd tJse Commission {ALUCJ 5taff Representative 18. Proje�t is lacated in �1 Airport Compatibility Zone and may not be compatible with the County's Airpart Camprehensive Land Use Pian.Therefore,the praje�t requires ALUC re�iew to determine consistency.The County's fe�for this re�iew is$2,169.�his review is facilitated through City Staff once all incomplete items ha�e been addressed and your appli�atian is deemed complete. Response: Understaad and will comply. 19. Please pro�ide total square footage of existing and prapased buildings,as well as a calculatian far ercenta e of o en land �everything but buildings, including parking lots, landscaping, etc.} p g p for the Panda Express parcel.7his information is needed for the ALUC review. Response:See Sheet 1, Site Plan, under Project Data,far lauilding area and open area calculatians af both phases of project. 24. Please prn�ide the maximum amount af employees that will be on-site for Panda Express at one time. Respanse: Five employees 21. Please pro�ide the Maximum D�cupancy of the Panda Express building, as well as the other retail buildings. Response:Since the Panda h�ilding contains 54 seats and assuming that all 54 seats are ❑�cu�ied, p[us the 5 employees would mafce the maximum occupancy t❑ he 5g people. As far as calculating the maximum oceupancy of the other retail huilcfings it is unknawn at this time as it will depend an the specific tenant.The park�ng spaces a�ailahle and the City permitted uses wili dictate the uses of the other buildings and each use will mast]ikely have a different maximum octupancy. Nate:This site falls under FAA density requirement 61 Cumpatibility 2one =60 persans per acre.We have reviewed the Airpart density methods for determining cancentrations af peopEe and cho5e the parking ardinance methad for calculatian.Althaugh this project is phased with a parcel subdi�ision,a�erall the required density will be met.The analysis below sl�aws haw the auerall partel densi#y is just hekaw 6U with Phase I six persons over#he requirement and Phase II ele�en persans under. Because af the parking requirements fnr the occupancies in Phase I,we cannot redu�e the amaunt of parEcing. Howe�er,with consideratian of the a�erall FAA den5ity requirement,we limited the parEcing for Phase II,to meet the FAA requirements. �PER CALIF�RNIA AIRP�RT LAN� US�PLANHiNG HAlVDBOaIC,APPEHDI?[G} ❑�NSITY COMPA7161LITY Z�NE:61 w 6�PER50N5 PER ACRE DEN5ITY ANALYSfS METHOR: PARE(ING ORDII�ANCE ENTIRE PARCEL TOTAL PARKING SPACES REQUIRED: 72 PAR}{1NG SPACES PARE[IHG SPACES H 1.5 PERSONS pER SPACE: 108 PfR50NS DENSITY[PERSON�ACRESj: 1Q8�1.82=59.3 PER50NS�ACItE PHASE I T�7AL RARKIIVG SPACES REQUIRED: 50 PARKING S�ACE5 PARKING SRACES x 1.5 PERS�fVS PER SPAC�: 75 PERS�NS DENSiTY[PER50N f ACRES]: 75�1.14=65.7 PER50N5f ACltE PHASE 11 TQTAL PARKING SPAC�S REQUIRED �MA7[.�: 2Z PARKING SPACES PARI�ING SPACES x 1.5 PER50N5 PER SPACE: 33 P�R50N5 ❑EHSI7Y�PERS�H�ACRESy: 33�O.fi8=48.5 PER5�N5�ACRE Comments from The Mer+docrrro Caunty Planning and Suilding Departmerrt 2�. The Mendocin❑ County Airpart Camprehensive Lane Use Plan 5ection 3.3.2{a}�5] nates that direct or indirect light emissians may interfere wit� pilot�isians. Consider reducing luminosity af propased light fixtures f1", in the western parking lot in order to defle�t gfare away from the � lJkiah Airport. Llkiah Valiey Area Plan Policy CD2.Za, Lighting Guidelines, recommends "redu�ed wattage, downward shielding and limited hours" as a�ew measures to reduce glare. ReSpnnse: We will take these guidelines inta consideration for lig�ting.The proposed fix#ures are lawer-wattage,fully shielded fixtures. Commerrts from Pacific Gas& F1ecCric 23. PG&E has two easements far ga5 distribution facilities crossing this area with buiiding restrictian clauses. Per the plans, it appears that part of the building wiil he constru�ted ❑ver the existing gas line. If the appiicant has not alreaciy done sa, please submit an application ta mave the gas line to a new iacation priorta canstruction. Applications can be initiated by�alling the PG$eE 5ervice Planning desk at[7�7d}458-3914 or an the we�site at 11tt s: www. e.coi�i en �S resider�tiai ��stomer-ser�ice home-serviees ren��atin -a�}�1-buif din renavatiq��-and-�uildin . a e. 5ee attached �omments. Response:Will comply. Please feel free to eontact me with any questian or concerns. Thank yau, �� 1' TerryJohnsan Best Revelopment Group LLC Attachment: 1. �3] sets of revised plans, 5a�50 fald 2. Re�ised Preliminary Storm Water Low lmpact Qe�elapment Report Ordinance No. 17.78 Section Three.6: Project is Mixed-Use and camplies with permitted uses. 5ectian Thirteen.F: Light Manufacturing�Mix�d-lJse Designation 1. lJnderstood.This design confarms to the intents of this use. 2. General Requirements a. Not applicable.This is not a light manufacturing or warehouse use. b. Conforms, parking behind huilding cannot be seen from street. c. Canforms, shared a�cess is present. d. Conforms, streeC trees and fi�e-foot wide meandering walk present. e. Conforms,see SectiQn 5{f}. f, Conforms,compliments adjac2nt buiiding designs�uses. g. Nflt applicable. 3. Permitted Land uses a. Llnderstaod. 4. Required Findings a. Understood (all subsections} 5. Site Planning and Design 5tandards—Commercial ❑e�elopment a. Yard sethacks 1. Conforms, �uilding sethack minimum 25 feet fram Right of Way. Z. COCl�01'f715r setbacks shown on Ci�il and Architectural site plans. 3. Nat applicahle. b. Max building height 1. Conforms, max height allowed is 40'-d". Building is 27'-0" at tallest. 2. Understood. Unkikely wi11 extend beyond parapets, but will screen i�so. 3. Not applicable. c. Minimum LoC Area 1. Conforms. Proposed parcel subdi�ision will create a 49,fi58 SF parcei on the east side and a 29,521 SF parcel an the west. d. Maximum Lot Coverage 1. Confarms, building coverage is 15.4%a.40% maximum aliowed. 2. Not applicable. e. Building�rientation 1. Main glazed areas face west ta take advantage of winter sun. 2. Building oriented with entries and glazing fa�ing away from Airport Park Boule�ard for privacy and noise reduction within center. f. Architectural Design 1. Conforms, building has piiasters, wainscoting, varyir�g heigl�ts,�arying finishes. �. Conforms, building has�arying height parapets with cornice accents,various finishes, architectural awnings and eyel�rows, and �reates a unique building presentatian. 3. Canfarms,glazing is present along the north and west elevations. Glazing has awning or eyebrow a�cents. 4. Conforms, all four efevations have architectural elements listed aba�e in some �a�a�ity. No ele�atians are flat or single finish. 5. Can�orms, the calar theme is brown and grey neutrals.This�olor scheme blen�Js with the adjacent praperties' building finishes. fi. Conforms,the refuse coliection enclasure is fuily screened in a decorati�e finish material that matches the building finishes. All roof-mounted items are screened by the parapet wal{s.Temporary cyclane fencing is proposed to secure the adja�ent Phase II parcel from�ehicular travel ar�agrancy. g. 5igns 1. Canfarms, signage package compliments the building and site. Z, Confarms,see propased monument and Panda Express signage designs. 3. Conforms,see proposed signage package. 4. Confarms, all signage to be on building face without projecting abo�e r�afline. 5. Not applicable. h. Pedestrian Orientation 1. Conforms, site design includes a five-foot meandering walk with linking six-foot wide walkway on norfh side of property to building. 7he six-foot wide walkway continues westerly along the narth praperty line for a future tie-in ta the Phase II site. Additi�naliy, a new crossing is proposed across the north drive aisle to tie into the north property walkway. ❑n the southern side, the walk is continued across the drive-through entry to be tied into by future de�elopment on the parcel to the south. 2. Conforms,the walkways are landscaped.7here is street furniture in front of the building for outdoor seating as weil as an enclosed patio area for the Panda Express. Lighting on the huilding will light the walkways at the building. See Photometric plan. 3. Conforms.There is a fi�e f�ot wide meandering waik running north ta s�uth on the east parcel kine.Additionally, there is a pedestrian crossing linking to the parcel norCh of this praject and a walk running tawards the parcel south of the project ta �e lir�ked into by future de�elapment. 4. �anforms.There is a continuous six foot wide pedestrian waik running along the narth parcel line that will link to the western Phase II development and tie into the future bike�pedestrian path alang the railraad. i. Lighting 7., Conforms. See Phatometric Plan for lighting levels and attached �ut sheets. 2, Canfarms. See Photometric Plan for lighting le�els and attached cut sheets. 3. CQnforms. Lights are on 15-foot high poles mounted on 36" high con�rete pedestals.5ee PhotomeCric Plan for lighting ievels and attached cut sheets. 4. Conforms. See attached cut sheets and building elevations. 5. Confarms. See Photometri� Plan for lighting levels and attached cut sheets. j. £nergy Conservation 1. �anforms. Building is ariented with g�azing towards the west. Qeciduous trees are planted along t4�at eie�ation t❑ pro�ide shade during summer manths and salar gain during fhe winter months.Additionally,there are confiinuous awnings to provide shade an the glaring. �. Nat applicable.7he south side of the �uilding daes not have glazing. 3. Conforms.There is glazing on the north and west building ele�ations, allowing for daylighting into the s�aces. In the winter months,the dec�duaus trees wili allow for solar gain�heating in the afternoon. 4. Conforms.There wil! be a designated area an the flat roof ta install future salar panels. k. ❑utdoor Storage and 5ervice Areas 1. Not applicable.There are no outdoor starage areas. 2. Not applicable.Thes-e are no outdoor st�rage areas. 3. Canfarms. 5ee 5ite PVan and 5ite AmeniCies Plan for trash enciosure designed to fully screen waste rece{�tacles and harmanize with the building and iandscaping. !. Landscaping 1. Complies. See tandscape planting plans, irrigation plans, and plant types. 2, Complies. 5ee Site Plan for pedestrian ben�hes along west side af building and encl�sed patio for restaurant tenant. m. Ukiah Airport Master Plan 1. This site fails under FAA density requirement B1 Campatibility Zone= 6� persons per acre.We ha�e reviewed the Airport density methods for determining concentrations af people and chose the parking ordinance method for calculation.Although this project is pt�ased with a par�el suhdivision,overall the required density wi11 be m�t.The analysis helow shaws haw the overall parcei density is�ust below 60 with Phase I six persons a�er the requirement and Phase II ele�en persons under. Because of the parking requirements for the accupancies in Phase I,we cannot reduce the amount of parking. Hawever, with cansideration of the o�erall FAA density requirement,we limited the parking for Phase li,to meet the FAA requirements. (PER CALIFORNIA AiRP�RT LAND U5E PLANNING HANd60�K,APPENDI7C G} DENSIYY C�MPA7iB{L.ITV ZONE: 61= 6� P�RSONS PER ACRE DENSITY ANALY515 METHOI]: PARICiNG ❑RDINANCE E�I71R� PARCEL TD7AL PARKING SPACES REQUIRED: 72 PARKING SPACES PARKING SPACES x 1.5 PERS��lS PER SPACE: TOS PERS�NS pEN51TY(P�RSdN�ACRES�: 1q8�1.82=59.3 P�RS�NS�ACR£ PHASEI T�TAL PARKlI�G SPACES R�QUIRE�: 50 PARKiNG SPACES PAR�CING SPACES l( 1.5 PERSONS PER SPAC�: 75 PER50N5 bENSiTY�AFRS�N�ACRE5}: 75�1.14= 65.7 P�R501VS�ACRE PHASE II T07AL PARICIlVG SPACES REQL1iRED �MA7f.}: 22 PARKING S�ACES PARKVNG SPACES X 1.5 PERSONS PER SPACE: 33 PERS�NS pENSITY(PERSON�ACRES}; 33�0.68=48.5 �'ERS�NS�ACRE n. Puhlic LJtility Easements, Public Streets, and Access Driveways 1. Complies.The existing gas�electric easement running under the �roposed building shali be relotated into the a�cess driveway to the north.See Ci�i! Plans. 6. 5ite Plannin�and ❑esign Standards for Light Manufacturing and lndustrial Development Nat appli�at�le.This project is a Commercial ❑evelapment and �amplies w�th section 5. 5ectian Thirteen.G:�pen 5pace—�lOT APPLICA6LE 5ection ThirCeen.H: Nuisances 1. project complies with all subsectians 2, Proposed use for this parcel daes not fall under the list af prohibited uses. Section Thirteen.i: �e�elopment Standards 1. Minirr►um Lat Re uirement. Conforms. Lot is 1.82 ACRES�79,279}S.F.}. Phase I de�elops 1.1�L ACRES{49,658±S.F.J and Phase II develo�s O.fi8 ACRES (29,fi21±S.F.�. Frontage along Airport Park Boulevard is 200.72 feet.Ac�ess easements are in place. 2. Maximum Lat Coverage.Conforms. PHASEIDATA BUIL�ING AREA: 7,671 S4• FT.�49,658 5Q. FT. = 15.�L% LANDSCAPE AREA: 9,917 5q. FT.�49,658 S4• FT.=20.0% HARDSCAPE AREA: 32,070 5Q. FT.�49,658 SQ. FT. = 64.6% PHASE II DATA: FINAI.T6D BUIL�ING AREA�MA7(}: 5,5D0 SC�. FY.�29,fi23 5Q. FT. = 7.8.5°Io LAf�DSCAPE AREA{MIN}; 5,925 5Q. �T.�29,6�1 Sq. F7. = 20.�% HAf�DSCAPE AREA(MAx.}: 18,19fi±SQ. F7.�29,fi215q. FT. =51.5% 3. Minimum 6uilding 5etba�ks. Conforms. Buildfng is set back m�re than 25'. Monument 5ign is set hack 25' minimum. 4. Maximum building Height. Conforms. Building is 27'-Q" at tallest. 5. Ukiah Master Plan. G. Screening. Confarms. Building parapets screen all roof top equipment.Trash enclosure screens refuse area. Future transformer wiil be screened with landscaping. 7. Puhlic lJtility Easement. Canfarms. LJtility PUE shown on Ci�if pian. 8. 5idewalk Requirements.Conforms.See Site Plan far five-foat wide meandering walk within the front set�ack.This wali�s linlcs the north and south par�els. 9. Bicycke Lanes. Not Applicable. H�wever, along the north parcel line there will be a six-foot wide pedestrian walk that will link ta the rear af the parcel with the campletion of�hase ll, and ultimately iink to the future bike path alang the railroad. 1d. De�elopment Integration. Confarms.Site design ineludes a fi�e-foat meandering walk with linking six-foot wide walkway on north side af�aroperty to t�uilding.The six-foat wide walkway continues westerly aiong the north property line for a future tie-in to the Phase I! site. Additionally, a new crossing is propased acr�ss the north dri�e aisle to tie into the north property walkway. ❑n the southern side,the walk is cantinued across the drive-thrQugh entry to be tied int❑ �y future de�elopment on the parcel ta the south.The building design and colors integrate weil with the adja�ent properties. 11. Required Public 5treets. Not Applicable.5treets are already existing.A�cess easements on the North and South parcel lines are existing f�r dri�eways hetween parcels. 12. Street Width 5tandards. Nat Applicai�le. Streets are not part of this de�elopment. 7.3. Access Dri�eways and Deceleration Lanes a. Canforms. Dri�eways are existing and between parcels. Existing radii conform to city standards. k�. Conforms. Rri�eways are existing and between parcels as common driveways. �. Not applicable. d. No#applieable. e. Understood. 14. Minimum Parking and Loading Requirements a. Conforms. �Vo laading zone is an street. 5ufficient area is given far maneu�ering and loading�unlaading. b. Canforms.There are two dri�eways, each between parcels far common access, and frontage is 2��linear feet. c. Canforms. PARKIlVG REQLJIRMEN7S PER 111{IAH CITY CDDE SEC71�N 5198.8 PHASE I PANQA E7CPRESS �RES7AURANT WITN f]RIVE-THROUGH�: 15PAC� PER 3 SEA�S+Q AD�ITIONAL SPACES 54 lN7ERl�R t 18 PATlO SEA�"S�3 +4= 28 PARKING SPI�CES RETAI L: 15PACE PER 250 54• FT. 5,4715Q. FT.�z5�= Z2 PARKING SPACES TOTAL PARKING SPACES REQUlRED�PR�ViDED 50�5�PARKiNG SPACES PHAS� I! RETAIt: 1 SPACE PER 25�SQ. FT. 5,500 Sq. F7.�25�= 22 PARKING SPACES TOTAL PARKING SPACES RFQUIRED�PR�VI�ED 22��2 PARIClNG SPACES d, Not applicable. 15. Signage.See signage program for propased center signage guidelines. Section ThirteenJ: Design Guidelines 1. Landscaping and�pen Spaces a. Cot�farms.See �andscape plans, irrigation plans,and plant photos. b. Conforms.7here are four existing trees on the parcel. 12" diameter redwoods.They will remain. c. Confarms.5ee Landscape plans far trees d. Canfarms.See Landscape plans.The trees at the south driveway are la�ated so that the vision triangle is maintained for right turns looking left. e. Conforms. 5ee Landscaping plan along frontage. f. Conforms.See Landscaping plan for plantings around building and in parking lot. g. CanfQrms. Except�or the grasses in the bia-retention area,the plant species are native and�ar drought resistant species. h. Confarms. i. Conforms.A!f trees are deciduous except the existing redwoods to remain. j, Conforms. Landscape planters are placed at maximum e�ery 4 spaces. Note that the depth of the site and required parking did not allow for a cantinuous planting strip, but the propased planters are large enough to accommodate an aesthetically pleasing design. k. Conforms. I. Canfarms. m. Not applicable. n. Conforms. Both Phase I and Pt�ase II are at least 20°/a landscape co�erage. o. Confarms. 5ee irrigation plan. p. lJnderstaod. q. Llnderstood. 2. �rientation and Lacation af Buildings a. Conforms. See site plan. b. Conforms.An area on the roof will be reserved for future sofar panefs.The building is oriented with glazing facing west.The west elevation is shaded with deciduous trees to shade in the summer and allow solar gain in the winter. c. Conforms.7he west elevatian is shaded with deciduous trees to shade in the summer and aVlpw solar gain in the winter. d. Canfarms.5ee site plan and elevations for extent and glazing and ❑pen areas. e. Confarms. 6uilding is oriented ta front o�parcel. 3. Architectural Design a. Conforms.5ee elevatians. b. Conforms.See elevatians. c. Conforms. See ele�ations. 4. Building Exteriors a. Conforms.See ele�ations, colored ele�ations, and materials/colors board. b. Not applicable. 5. Lighting a. Conforms. See phatometric and light�ut sheets.Ail lighting is low-energy LED lighting confarming to�lark-sky design. �. Conforms.5ee lighting cut sheets. c. Conforms. 6. Design Amenities a. Con#orms. Bicy�le parking is pra�ided. See site plar� and site amenities sh�et. b. Confarms. 5ee site plan far seating areas on west side af building, and patia dining area at Panda Express. Section 7hirteen.K: Circulation Plar� Understood. Any easements dedi�ated for the railroad will be addressed during Phase II de�elopment. Sectian Thirteen.L: Qiscretionary Review--Understood—all sectians