HomeMy WebLinkAbout2021-02-24 PacketPage 1 of 3
Planning Commission
Regular Meeting
AGENDA
City of Ukiah Planning Commission Meeting
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February 24, 2021 6:00 PM
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
4.a. Approval of Draft Minutes of January 27, 2021 a Regular Meeting
Recommended Action: Approve the Draft Minutes of January 27, 2021 a Regular Meeting.
Attachments:
1.20210224 4a 20210127 Planning Commission Regular Meeting Minutes Draft
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 Monday, March 8, 2021.
6. COMMENTS FROM AUDIENCE ON NONAGENDA 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
Page 1 of 169
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9. PLANNING COMMISSIONERS REPORT
10. DIRECTOR'S REPORT
11. CONSENT CALENDAR
12. NEW BUSINESS
12.a. Request for Review and Recommendation of City Council Approval of Proposed Ordinance
Amending the Official Zoning Map for the City of Ukiah Establishing the East Gobbi Housing
Overlay Zone "HOZ" at 210 East Gobbi Street; APNs 00304077, 78 & 79, and Adding Section
5.5 to the Ukiah City Zoning Code
Recommended Action: Staff recommends the Planning Commission provide a Recommendation
of Approval to the City Council of the draft Ordinance amending the Official Zoning Map for the
City of Ukiah establishing the East Gobbi Housing Overlay Zone "HOZ" at 210 East Gobbi Street
(APNs 00304077, 78 & 79) and adding Section 5.5 to the Ukiah Zoning Code.
Attachments:
1.210 E Gobbi St_Draft Ordinance
2.210 E Gobbi St_HOZ Zoning Map
3.Objective Design and Development Standards
4.Agency Comments
5.210 E Gobbi St_Findings_Draft
12.b. Consideration of proposed Ordinance amending a Land Use Designation of the Airport
Industrial Park Planned Development for LACO Associates, on behalf of Fowler Auto Center, at
1117 Commerce Drive; APN 18007003; File No. 205874
Recommended Action: Approve a recommendation of approval to the City Council of the
proposed land use amendment.
Attachments:
1.Application and Project Documents
2.Elevations and Materials Board
3.Draft Ordinance Amending the AIP PD
4.1117 Commerce Dr_Land Use Map as Amended
5.1117 Commerce Dr_Fowler Auto_Findings
6.Agency Comments
12.c. Request a Review, Discussion and Possible Action Regarding the Existing Orientation Packet
for New Commissioners.
Recommended Action: Review, Discussion and Possible Action or Guidance with the Existing
Commissioners Regarding Revision and/or Updates to the Orientation Packet for New
Commissioners.
Attachments:
1.20210224 12c. Attachment 1 92519 Staff Report
2.20210224 12c. Attachment 2 Planning Commission Orientation updated 21121
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12.d. Discussion and Possible Action Regarding Calendar Year 2021 Training and Education Topics
for Commissioners.
Recommended Action: Recommend a Discussion with the Commission on Possible Training and
Education Topics for Calendar Year 2021.
Attachments: None
13. UNFINISHED BUSINESS
14. ADJOURNMENT
Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific
accommodations or interpreter services are needed in order for you to attend. The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon
request. Materials related to an item on this Agenda submitted to the Planning Commission after
distribution of the agenda packet are available online at: www.cityofukiah/meetings/ at the end of the
next business day.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing
agenda was posted on the bulletin board at the main entrance of the City of Ukiah City Hall, located
at 300 Seminary Avenue, Ukiah, California, not less than 72 hours prior to the meeting set forth on
this agenda.
February 19, 2021
Stephanie Abba
Planning Commission Secretary
Page 3 of 169
Agenda Item 4a
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CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
Meeting held Virtually: https://global.gotomeeting.com/join/473756525
Ukiah, CA 95482
January 27, 2021
6:00 p.m.
1. CALL TO ORDER
The regular meeting of the City of Ukiah Planning Commission was called to order by Chair
Christensen at 6:19 p.m. on GoToMeeting: https://global.gotomeeting.com/join/473756525.
The meeting was legally noticed on Thursday, January 21, 2021.
CHAIR CHRISTENSEN PRESIDING.
2. ROLL CALL
Roll was taken with the following Commissioners Present: Ruth Van Antwerp, Mark Hilliker,
and Laura Christensen. Absent: None Staff Present: Craig Schlatter, Community
Development Director; Mireya Turner, Planning Manager; and Stephanie Abba, Planning
Commission Secretary.
3. PLEDGE OF ALLEGIANCE
Pledge of Allegiance was recited.
4. APPROVAL OF MINUTES
a. Approval of August 26, 2020, Regular Meeting Minutes.
Motion/Second Hilliker/Van Antwerp to approve the Minutes of August 26, 2020, a Regular
Meeting. Motion carried by the following roll call vote: AYES: Van Antwerp, Hilliker, and Chair
Christensen. NOES: None. ABSENT: None. ABSTAIN: None.
b. Approval of January 13, 2021, Regular Meeting Minutes.
Motion/Second Hilliker/Van Antwerp to approve the Minutes of January 13, 2021, a Regular
Meeting. Motion carried by the following roll call vote: AYES: Van Antwerp, Hilliker, and Chair
Christensen. NOES: None. ABSENT: None. ABSTAIN: None.
5. APPEAL PROCESS
No matters eligible for appeal were heard.
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No public comment was received.
7. SITE VISIT VERIFICATION
Confirmed by Commissioners.
8. VERIFICATION OF NOTICE
Confirmed by Staff
9. PLANNING COMMISSIONERS’ REPORT
No Report Received
Page 4 of 169
Minutes of the Planning Commission, January 27, 2021 Continued:
Page 2 of 2
10. DIRECTOR’S REPORT
Presenter: Mireya Turner, Planning Manager; Craig Schlatter, Community
Development Director
11. CONSENT CALENDAR
No items on consent calendar.
12. NEW BUSINESS
a. Presentation, Discussion and Consideration of the Housing Element
Implementation Task 2n – Homeless Shelter Overlay District Evaluation. Staff
recommends the Planning Commission review the capacity analysis and provide
input, or if necessary, make a recommendation to the City Council.
Presenter: Mireya Turner Planning Manager and Craig Schlatter, Community Development
Director
Motion/Second Hilliker/Van Antwerp to Receive Report as Presented with No Changes or
Recommendations. Motion carried by the following roll call vote: AYES: Van Antwerp, Hilliker,
and Chair Christensen. NOES: None. ABSENT: None. ABSTAIN: None.
13. UNFINISHED BUSINESS
None
14. ADJOURNMENT
There being no further business, the meeting adjourned at 7:10 P.M.
_______________________________________
Stephanie Abba, Planning Commission Secretary
Page 5 of 169
AGENDA ITEM NO. 12A
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”
210 East Gobbi Street; APNs 003-040-77, 78 & 79
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DATE: February 6, 2021
TO: Planning Commission
FROM: Mireya G. Turner, Planning Manager
SUBJECT: Request for review and recommendation of City Council approval of Proposed
Ordinance Amending the Official Zoning Map for the City of Ukiah Establishing the East Gobbi Housing
Overlay Zone “HOZ” at 210 East Gobbi Street; APNs 003-040-77, 78 & 79, and adding Section 5.5 to
the Ukiah City Zoning Code
SUMMARY
PROPERTY OWNER(S): City of Ukiah
APPLICANT: City of Ukiah Community Development Department –
Planning Division
LOCATION: Intersection of East Gobbi Street and Village Circle;
Address: 210 East Gobbi Street; APNs 003-040-77, 78 & 79
TOTAL ACREAGE: ±2.12 acres (92,347.2 sf)
GENERAL PLAN: Commercial
ZONING DISTRICT: “C-1” Community Commercial and “C-2” Heavy Commercial
AIRPORT COMPATIBILITY
ZONE
B2, Extended Approach/Departure Zone
ENVIRONMENTAL
DETERMINATION:
Project is exempt, pursuant to CEQA Guidelines 15332, In-Fill
Development Projects; and Article 19 Section 15183; Projects
Consistent with a Community Plan or Zoning
RECOMMENDATION: Approve a Recommendation of approval of the proposed
ordinance to the City Council, included as Attachment 1,
applying to the Zoning Map included as Attachment 2
Page 6 of 169
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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PROJECT DESCRIPTION AND BACKGROUND
Location. The location of the proposed East Gobbi Housing Overlay Zone “HOZ” consists of
three parcels at the intersection of East Gobbi Street and Village Circle. Two of the parcels (APNs
003-040-77 & 78), closest to East Gobbi Street, are vacant. The third parcel (APN 003-040-79)
contains the remnants of a former Community Garden. Adjacent to the Project area is
Summercreek Village, a 64-unit Apartment Complex. Adjacent to the east are the railroad tracks.
Project Description. The City of Ukiah Community Development Department – Planning Division
has initiated the Project in order to complete a portion of General Plan Housing Element
Implementation Task 2h, which states that the City will create a “By-right housing program for
select parcels. Specific to APNs 003-040-77, 78 & 79, rezone these parcels at the default density
of 15 du/ac. Also rezone these parcels to allow residential use by-right for developments with at
least 20% of the units affordable to lower income households. If the proposed ordinance is
adopted, future multi-family residential projects at this location will be required to provide the
minimum amount of lower income affordable units, and comply with the City of Ukiah’s Objective
Design and Development Standards. These Objective Standards were reviewed and amended
by the Design Review Board on June 25, 2020, further reviewed and amended by the Planning
Commission on August 12, 2020, and reviewed, further amended, and approved in concept by
the City Council on November 4, 2020. The Objective Standards are included as Attachment 3.
SURROUNDING LAND USE AND ZONING
The proposed project site is surrounded by the following uses.
GENERAL PLAN: ZONING: USE:
NORTH Commercial Community Commercial “C-1” Retail Commercial and
Professional Office
EAST Commercial Community Commercial “C-1”
and Heavy Commercial “C-2”
Railroad tracks and trail,
Single-family Residential
and Retail Commercial
SOUTH High Density Residential High Density Residential “R-
3”
Multi-family Residential
WEST MDR and Commercial (C) Medium Density Residential
“R-2” and Community
Commercial “C-1”
Retail Commercial
Page 7 of 169
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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Figure 1. General Plan Designation Figure 2. Zoning Designation
Figure 3. Aerial Map
AGENCY COMMENTS
Project referrals were sent to the following responsible or trustee agencies with interest or
jurisdiction over the project: City Manager’s Office, City Attorney’s Office, City of Ukiah
Community Development Department - Building Division, Public Works Department, Police
Department, Electric Utility Department. In addition, the project was referred to the Ukiah Valley
Fire Authority, and to Mendocino County Building and Planning Services. Agency comments and
are contained in Attachment 4.
Page 8 of 169
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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STAFF ANALYSIS
General Plan Consistency. The parcels have a General Plan designation of Commercial (C),
which lists examples of allowable uses, including “retail, service businesses, general commercial,
shopping centers, shopping malls, public facilities, places of public assembly, parking lots, and
residential uses.” The General Plan also contains Land Use Goal LU-4: “Balance the housing
needs of the City and County.”
The 2019-2027 General Plan Housing Element Implementation Task 2h states:
“Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned a
Reginal Housing Needs Allocation (RHNA) of 239 units for the 2019-2027 Housing Element. To
accomplish this mandate by the State, the City will:
• Update C1 and C2 Zones to allow by-right housing development, with objective design and
development standards. Units allowed by-right will include multifamily, SROs, duplexes,
triplexes, and fourplexes.
• Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling units
per acre.
• Update the C-N Zone to increase residential density and allow similar housing types as
those allowed in R-2.
• By-right housing program for select parcels. Specific to APNs 003-040-77, 78 & 79,
rezone these parcels at the default density of 15 du/ac. Also rezone these parcels to
allow residential use by-right for developments with at least 20% of the units
affordable to lower income households.”
Design Review Board, Planning Commission and City Council review and approval, in concept,
of the Objective Design and Development Standards was the first step toward integrating these
objective standards city-wide, with an update to the Ukiah City Zoning Code. Because the
objective standards were vetted and approved by all three bodies, Staff proposes applying them
to this project to ensure a future housing project that will reflect City design and development
standards.
Zoning Ordinance Consistency. The Project Parcels are currently zoned “C-1” Community
Commercial and “C-2” Heavy Commercial. Both zoning districts allow for multi-family residential
development density of 1,500 sf/dwelling unit (du), or 29.04 du/acre. The Summercreek
Apartments on the adjacent parcel are zoned “R-3” High Density Residential, which also allows
for 1,500 sf/du. Since the purpose of Implementation Task 2h is to create the capacity to meet
the RHNA assignment, Staff is not requesting a rezone to a default of 15 du/ac, which would be
a reduction in density that is currently allowed by the two zoning districts.
According to Ukiah City Zoning Code §9265.A.3, zoning amendments may be initiated by Planning
Division staff, “for compliance with the City General Plan, or public health, safety, and general
welfare.” The proposed ordinance was initiated by Planning Division staff to complete a General
Plan Housing Element Implementation Task, for the compliance with the City General Plan.
UCC §9265.E states, “The City Council shall make findings supporting their action on zoning text,
district, and planned development ordinance amendments applications, if advised to do so by the
City Attorney.” In anticipation of this direction, the draft Findings have been included for Planning
Commission review, as Attachment 5.
Page 9 of 169
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
5
ENVIRONMENTAL DOCUMENTATION
The project is subject to the California Environmental Quality Act (CEQA). The proposed project
is categorically exempt from the provisions of CEQA pursuant to CEQA Guidelines Article 19
§15332, Class 32, In-Fill Development Projects and §15183, Projects Consistent with a
Community Plan or Zoning for the following reasons:
a) The Project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designations and regulations.
The proposal is consistent with the 1,500 sf/du Commercial General Plan designation and
satisfies General Plan Housing Element Implementation Task 2h. The project proposes
the establishment of the East Gobbi Housing Overlay Zone (“HOZ”). The overlay zone
requires compliance with the City of Ukiah Objective Design and Development Standards,
in order to avoid the conditional permit process. If compliant with the objective standards,
this overlay zone will make it possible for a multi-family housing new construction project,
with a minimum of 20% of the units affordable to lower income residents, to avoid the
conditional use permit and site development permit process, and apply for a (ministerial)
building permit, saving approximately four to six months in the development process.
b) The proposed development occurs within city limits on a project site of no more than five
acres substantially surrounded by urban uses.
The Project Area, 210 East Gobbi Street, consists of three separate parcels, totaling ±2.12
acres. The site is surrounded on all sides by existing urban uses, both commercial and
residential in nature.
c) The project site has no value as habitat for endangered, rare or threated species.
Two of the project parcels are currently vacant, generally flat, and covered by invasive
weeds and grasses which are routinely mowed. The third parcel was previously used as
a community garden. The Project Site is surrounded on all sides by existing urban uses,
both commercial and residential in nature.
d) Approval of the project would not result in any significant effects relating to traffic, noise,
air quality, or water quality.
Development is not proposed with this project. Approval of the overlay zone would
establish the three parcels as a location where development could take place in the future,
either through the conditional permit process, or if meeting the required criteria of both the
percentage of affordable housing required and compliance with the Objective Design and
Development Standards, through the l building permit process. The Objective Design and
Development Standards contain guidelines for residential development which address
traffic, noise and air and water quality standards. Lastly, the objective design and
development standards were reviewed by several departments and agencies to reduce
potential impacts from traffic, noise, air quality and water quality.
e) The site can be adequately served by all required utilities and public services.
The project site is within the City limits and is already served by City utilities and public
safety agencies.
Page 10 of 169
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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In addition, CEQA §15183 states, “CEQA mandates that projects which are consistent with the
development density established by existing zoning, community plan, or general plan policies for
which an EIR was certified shall not require additional environmental review, except as might be
necessary to examine whether there are project-specific significant effects which are peculiar to
the project or its site. This streamlines the review of such projects and reduces the need to prepare
repetitive environmental studies.”
General Plan Housing Element Implementation Task 2h states:
“Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned a
Reginal Housing Needs Allocation (RHNA) of 239 unites for the 2019-2027 Housing Element. To
accomplish this mandate by the State, the City will:
• Update C1 and C2 Zones to allow by-right housing development, with objective design
and development standards. Units allowed by-right will include multifamily, SROs,
duplexes, triplexes, and fourplexes.
• Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling
units per acre.
• Update the C-N Zone to increase residential density and allow similar housing types as
those allowed in R-2.
• By-right housing program for select parcels. Specific to APNs 003-040-77, 78 & 79,
rezone these parcels at the default density of 15 du/ac. Also rezone these parcels to
allow residential use by-right for developments with at least 20% of the units affordable
to lower income households.”
The General Plan Housing Element Update and the Initial Study/Negative Declaration (IS/ND) were
adopted by the City Council on October 23, 2019, and certified by the State Department of Housing
and Community Development on December 5, 2019. The proposed ordinance accomplishes the
fourth sub-task within Implementation Task 2h, and is therefore consistent with the Ukiah City
General Plan and its timely environmental review.
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 February 13, 2021
• Posted on the Project site on February 12, 2021
• 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 February 12, 2021
RECOMMENDATION
Staff recommends Planning Commission 1) conduct a public hearing; 2) provide recommendation
of approval to the City Council regarding the draft Ordinance Amending the Official Zoning Map
for the City of Ukiah Establishing the East Gobbi Housing Overlay Zone “HOZ” at 210 East Gobbi
Street (APNs 003-040-77, 78 & 79) and Adding Section 5.5 to the Ukiah City Code.
ATTACHMENTS
Page 11 of 169
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
7
1. Draft Ordinance Amending the Official Zoning Map for the City of Ukiah Establishing the
East Gobbi Housing Overlay Zone “HOZ” at 210 East Gobbi Street (APNs 003-040-77,
78 & 79) and Adding Section 5.5 to the Ukiah City Code
2. Draft Official Zoning Map, as amended
3. City of Ukiah Objective Design and Development Standards
4. Agency Comments
5. Draft Findings for Approval of Ordinance
Page 12 of 169
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE OFFICIAL
ZONING MAP FOR THE CITY OF UKIAH TO ESTABLISH THE EAST GOBBI HOUSING OVERLAY
ZONE “HOZ” AND ADDING ARTICLE 5.5 TO THE UKIAH CITY ZONING CODE
The City Council of the City of Ukiah does hereby ordain as follows:
Section One – Findings and Declarations
1. The proposed Ukiah City Code amendment and zoning map amendment (“Amendments”) are
consistent with the General Plan because they implement General Plan Housing Element
Implementing Program 2h, establishing a by-right housing program for selected parcels, specific
to APNs 003-040-77, 78 & 79, to apply to housing development projects with a minimum twenty
percent (20%) of units affordable to lower income households.
2. The Amendments would implement the Program 2h, required to comply with the City’s portion
of the Regional Housing Needs Allocation (RHNA) housing unit production goals, as required by
GC §65583(a)(1).
3.Recognizing the need for housing in Ukiah, the City Council has directed and supported the
Department’s efforts to implement the Housing Element Tasks.
3. On November 4, 2020, the City Council approved the Objective Design and Development
Standards for residential development (excluding single family residences); and directed Staff to
integrate the adopted standards into the Ukiah Zoning Code as part of an overall Zoning Code
Update.
4.The City of Ukiah as lead agency has prepared a Notice of Exemption, for in Infill Exemption
(CEQA Guidelines 15195(a)(5)(A), according to the standards and requirements of the California
Environmental Quality Act (CEQA).
5.The Notice of Exemption and notice of the rezoning was provided in the following manner:
•Posted at the County Clerk on _____;
•Mailed to property owners within 300 feet of the parcels included in the Project on _____;
•Published in the Ukiah Daily Journal on _____;
Attachment 1
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
• Posted at the Civic Center (glass case) on _____;
• Posted on the City’s website (www.CityofUkiah.com) on _____.
6. On _____, the Planning Commission held a public hearing as required by the Ukiah City Code
to make a recommendation to the City Council for adoption of a Zoning Map Amendment and
associated City Code amendments.
7. On _____, the City Council conducted a duly noticed public hearing and after receiving public
testimony and conducting due deliberations, voted _____ to adopt the East Gobbi Housing
Overlay Zone.
Section Two
Pursuant to the procedures set forth in Ukiah City Code Section 9009, the Official Zoning Map for the City
of Ukiah is amended to include an East Gobbi housing overlay zone (“HOZ”) as shown in Exhibit 1 attached
herein.
Section Three
This amendment to the Official Zoning Map for the City of Ukiah and City Code amendments set forth herein
are necessary to comply with General Plan Housing Element Implementation Program 2h, establishing a
by-right housing program for selected parcels, specific to APNs 003-040-77, 78 & 79, in order to ensure
capacity of adequate residential development sites for meeting the RHNA.
Section Four
Residential development projects within the HOZ must comply with the Objective Design and Development
Standards as shown in Exhibit 2, in order to qualify for by-right ministerial permits, with no discretionary
approvals.
Section Five
On _____, the Planning Commission held a duly noticed public hearing as required by the Ukiah City Code
to make a recommendation to the City Council for adoption of a Zoning Map Amendment and associated
City Code amendments. The Commission voted _____ to recommend the City Council approve the Zoning
Map Amendment and City Code amendments.
Section Six
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
A new Article 5.5 shall be added to Division 9, Chapter 2 of the Ukiah City Code and shall read as follows:
ARTICLE 5.5. REGULATIONS IN EAST GOBBI HOUSING OVERLAY ZONE “HOZ”
§9055 PURPOSE AND INTENT
A. This Section establishes the East Gobbi Housing Overlay Zone (“HOZ”). The purpose of this Housing
Overlay Zone is to allow by-right housing development with a minimum of twenty percent (20%) of the units
affordable to lower income households, with objective design and development standards, in order to
streamline the housing development permit process.
B. All new multifamily residential development proposed within the HOZ will be subject only to ministerial
review for all applicable permits, provided the proposed development complies with the Objective Design
and Development Standards, and includes a minimum of twenty percent (20%) of the units affordable to
lower income households. The Objective Design and Development Standards to be used for ministerial
review of new multifamily residential development projects are set forth in Section X of this Code.
Section Seven
This Ordinance shall be published as required by law in a newspaper of general circulation.
Section Eight
This Ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on _____ by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Passed and adopted on _____ by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Page 15 of 169
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
Juan V. Orozco, Mayor
ATTEST:
Kristine Lawler, City Clerk
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WAUGH LANEMARSHALL STREETSOUTHMAI
NSTREETPORZIO
LANEVILLAGECIRCLECITY OF UKIAH ZONING MAP
Ord. No. 1158, adopted June 17, 2015Ord. No. 1160, adopted September 16, 2015Ord. No. 1161, adopted September 16, 2015Ord. No. 1175, adopted February 15, 2017
ZONING ORDINANCE AMENDMENTS(to City Zoning Map after 2013)
HOZ -East Gobbi Housing Overlay Zone
GU - General Urban
DC - Downtown Core
UC - Urban Center
CN - Neighborhood Commercial
C1 - Community Commercial
C2 - Heavy Commercial
PF - Public Facility
PDR - Planned Development Residential
PDC -Planned Development: Commercial
M - Manufacturing
R1 - Single Family Residential
R1H - Single Family Residential - Hillside
R2 - Medium Density Residential
R3 - High Density Residential
Homeless Shelter Boundary
Downtown Zoning Code
Planned Development
Airport Compatibility Zone
Ukiah City Limit
Attachment 2
Page 17 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 1
Objective Design and
Development Standards
FOR NEW RESIDENTIAL CONSTRUCTON
California is in the midst of a housing crisis in which communities throughout the State are
challenged with accommodating their fair share of housing production. The housing shortage has
prompted the State legislature and Governor to enact new laws requiring cities and counties to
streamline housing approval by establishing a by-right, ministerial approval process for all new
residential construction, excluding single-family homes. Key to ministerial approval is the
replacement of subjective design guidelines and discretionary review with objective design
standards and ministerial approval.
In October of 2019, the City of Ukiah adopted an updated Housing Element for the 2019 -2027
planning cycle. This update brought about substantive changes in format and content from the
previously adopted Element to address the multitude of State law changes . Following Housing
Element adoption, Ukiah has prepared objective design standards that remove barriers to and
reduce costs for new residential construction, excluding single-family homes, while still protecting
the residential character of its neighborhoods.
A. Development Standards.
1.Setbacks.
a.Front. The front setback shall comply with the base zone front setback requirements.
b.Setback Landscaping. Areas between the required setback and street improvements
shall be landscaped per the landscaping requirements in Subsection (A)(11).
c.Side (Interior).
(1) Minimum Side Setbacks. There is no minimum interior side setback, provided
that structures comply with the Building and Fire Code standards for structure
separation.
(2) Zero Setback. If zero setbacks are proposed, the side setback opposite the zero
setback shall be a minimum of five feet.
d.Rear. The rear setback shall comply with the base zone rear setback requirements.
2.Property Access. There shall be vehicular access from a dedicated and improved street,
easement, or alley to off-street parking areas.
Informational Icons
The following design and development standards with the leaf logo indicate alignment with
sustainability practices.
The following design and development standards with the law enforcement logo indicate
alignment with Crime Prevention Through Environmental Design (CPTED) practices.
Attachment 3
Page 18 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 2
3. Street Frontage. Every primary residential structure shall have frontage on a public street
or an access-way which has been approved for residential access by the City.
4. Structure Orientation. Structures shall incorporate site design that reduces heating and
cooling needs by orienting structures (both common facilities and dwelling units) on the
parcel to reduce heat loss and gain, depending on the time of day and season of the year.
5. Structure Height. Structure height shall comply with the base zone maximum allowable
height.
6. Alternative Energy Applications. All structures shall be designed to allow for the
installation of alternative energy technologies including but not limited to active solar, wind,
or other emerging technologies, and shall comply with the following standards:
a. Installation of solar technology on structures such as rooftop photovoltaic cell arrays
shall be installed in accordance with the State Fire Marshal safety regulations and
guidelines.
b. Roof-mounted equipment shall be located in such a manner so as to not preclude the
installation of solar panels, as shown in Figure 1-1.
Figure 1-1
Application of Roof-Mounted Equipment
7. Utility Lines. All utility lines from the service drop to the structure shall be placed
underground.
8. HVAC Systems. All HVAC systems shall be located on the roof of the structure to minimize
noise impacts to adjacent properties.
9. Mail and Package Delivery Location. For multi-family development projects greater than
four dwelling units, mailboxes and package delivery areas shall be in locations that are
visible by residents at the interior of a structure entrance, elevator lobby, or stairwell.
10. Primary Entrances.
a. Entry Lighting. All primary structure entrances shall include dusk to dawn lighting for
safety and security per Subsection A(15).
b. Interior-Facing Structures.
(1) The primary entrance of each interior-facing structure shall be oriented toward
paseos, courtyards, pathways, and active landscape areas.
Page 19 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 3
(2) For safety, units not facing the street shall be oriented to provide visual access to
entryways, pedestrian pathways, recreation areas, and common facilities from
dwelling units.
11. Open Space. The following development standards apply to multi -family developments
greater than four dwelling units.
a. Public Open Space.
(1) Public Open Space. Not less than 10 percent of the gross acreage of the total
project shall be set aside as public open space to allow for active and passive
recreation opportunities and that includes shading elements to benefit all residents
of the project, as shown in Figure 1-2. Open space ownership and maintenance
shall be the responsibility of the property owner(s).
Figure 1-2
Configuration of Public Open Space
(2) Connections. Public open space areas shall be directly connected to all interior
space areas (i.e., community room, recreation room, exercise center), trash and
recycling enclosures, laundry facilities (if applicable), structure entrances, parking
areas, and mail delivery areas by pedestrian-oriented pathways.
(3) Landscaping. A minimum of 15 percent of the required public open space shall be
landscaped with materials and plantings consistent with the standards in
Subsection (A)(12) (Landscaping) and the subject parcels underlying base zone
landscaping requirements.
(4) Lighting. In addition to the Exterior Lighting standards in Subsection (A)(15),
public open space areas shall incorporate accent lighting. Accent lighting may
include string lighting in trees or crisscrossed over pedestrian area via, courtyards,
or plazas; lighting in fountains; or lighting of significant structures or architectural
design features.
(5) Public Gathering Space. Public open space areas shall include a minimum of two
of the following public gathering spaces:
Page 20 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 4
a) Patio seating area for a minimum of eight people. Patio seating can be fixed
chairs and tables, table/bench combination, or landscape materials (i.e., slabs
of stone or rock);
b) Garden space;
c) Water feature in the form of a fountain, bubblers, or water play pad;
d) BBQ area no smaller than 200 square feet with a minimum of three BBQs and
tables; or
e) Pedestrian plaza no smaller than 200 square feet with a minimum of four
benches.
(6) Recreation Facilities. A maximum of 25 percent of the required public open
space area may be paved for recreation facilities including but not limited to
basketball courts, tennis courts, common playground, or swimming pools.
b. Private Open Space.
(1) Ground Floor Units. Each ground floor dwelling unit shall include a minimum of
40 square feet of private open space in the form of a covered or uncovered patio to
allow for light, air, and privacy.
(2) Above Ground Floor Units. Each above ground floor dwelling unit shall include a
minimum of 40 square feet of private open space in the form of a terrace, balcony,
or rooftop patio to allow for light, air, and privacy.
12. Landscaping (see Figure 1-3).
a. Landscaping Plans. Existing features, such as trees, creeks, and riparian habitats shall
be incorporated into landscaping plans.
b. Site Landscaping.
(1) All street trees shall be planted consistent with the Standard Planting Detail on file
with the City Engineer.
(2) Vegetation (i.e., bushes, shrubs, flowers) shall be maintained at a height of no
more than three feet when located adjacent to pedestrian pathways and building
facades and placed in such a manner that does not obstruct lighting.
c. Irrigation. Site landscaping shall include an automated irrigation system with a
minimum of 75 percent of system being drip irrigation to reduce water consumption.
d. Maintenance. All trees and onsite landscaping shall be maintained by the property
owner.
e. Landscaping Plant Selection.
(1) Landscape planting shall consist of at least 75 percent native, drought -tolerant
plants and/or flowering plants.
(2) All tree plantings shall be equivalent to a 15-gallon container or larger.
(3) Street trees shall be selected from the approved species on the Ukiah Master Tree
List – Required Street Tree List.
Page 21 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 5
Figure 1-3
Landscaping
13. Personal Outdoor Storage Spaces. A minimum of 10 square feet (80 cubic feet) of
personal outdoor storage space shall be provided for each dwelling unit. Personal outdoor
storage areas shall be covered and able to be locked.
14. Bicycle Parking (see Figure 1-4).
a. Class I Bicycle Parking. One Class I bicycle parking space (i.e., bicycle locker) is
required for every 15 dwelling units. The Class I bicycle space shall be located within or
directly adjacent to the required public open space area.
b. Class II Bicycle Parking. For multi-family development projects greater than four
dwelling units, one Class II bicycle parking space (i.e., inverted U-rack, ribbon rack,
wave rack) is required for every three dwelling units. The Class II bicycle space shall be
located within or directly adjacent to the required public open space area.
Figure 1-4
Bicycle Parking
15. Parking and Circulation.
Page 22 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 6
a. Parking Areas.
(1) Parking Lot Design and Location.
a) Parking is prohibited within required sight distance areas.
b) Multi-family development projects greater than 15 dwelling units shall not site
more than 50 percent of the total parking stalls in a single parking area.
c) Multi-family development projects greater than four dwelling units shall not
provide parking areas between the building(s) and the primary street frontage.
d) Parking areas within a site shall be internally connected and use shared
driveways.
(2) Parking Lot Landscaping. The following development standards apply to multi-
family developments greater than four dwelling units.
a) Parking areas with 12 or more parking stalls shall have a tree placed between
every four parking stalls with a continuous linear planting strip, rather than
individual planting wells, unless infeasible.
b) Parking areas shall provide shade trees in landscaped areas and along
pedestrian pathways. Parking areas shall be designed to provide a tree canopy
coverage of 50 percent over all paved areas within 10 years of planting.
c) Parking areas shall provide a minimum 10-foot buffer between the parking and
structures. This buffer can include walkways and/or landscaping.
d) Parking areas shall use concrete curbing or raised planting areas to protect
landscaped areas from encroaching vehicles.
e) At least 75 percent of parking lots trees shall be deciduous species.
(3) Parking Lot Lighting. The following development standards apply to multi-family
development projects greater four dwelling units.
a) Parking lots shall include pole mounted lighting that shall be no more than 16
feet in height.
b) Parking lot lighting shall be directed downward to minimize glare.
(4) Carports. Carports shall be reserved for vehicles and shall not be used as storage
space.
(5) Individual Garage Parking. For multi-family development projects greater than
four dwelling units, indoor vehicle parking in the form of garages is encouraged,
but not required.
b. Required Parking.
(1) Guest Parking. A minimum of three guest parking spaces shall be provided for
every six dwelling units.
(2) Parking Standards. Multi-Family dwelling parking standards shall be consistent
with the parking regulations in Article 17 (Off-Street Parking and Loading).
16. Exterior Lighting (see Figure 1-5).
a. Pedestrian-oriented lighting shall be provided in active pedestrian areas (i.e., paseos,
interior sidewalks, pathways, etc.) for safety and security.
b. Pedestrian pathway (excluding street fronting sidewalks) lighting features shall not
exceed 10 feet in height.
Page 23 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 7
c. Active pedestrian areas shall incorporate free-standing lighting separate from structures.
d. Pedestrian pathways, elevator lobbies, parking areas, stairwells, and other common
areas shall have minimum illumination levels of 0.5 foot -candles at the pathway surface
to clearly show walking conditions.
e. Overhead sports court lighting shall illuminate only the intended area. Light trespass
onto neighboring parcels is prohibited.
f. Outdoor lighting shall use energy efficient lighting technology and shall be shielded
downward to reduce glare and light pollution.
Figure 1-5
Exterior Lighting
17. Privacy. Any balcony, window, or door shall use at least one of the following development
approaches to lessen the privacy impacts onto adjacent properties. These techniques
include, use of obscured glazing, landscaped/privacy buffer in the required setback with a
minimum of five feet, window placement above eye level, or locating balconies, windows,
and doors facing toward the street and backyard. Trees and landscaping used as a
landscaped/privacy buffer shall be planted and maintained by the property owner to
preserve the privacy of adjacent property owners.
18. Trash and Recycling Enclosures. The following trash and recycling enclosure
development standards apply to multi-family development projects greater than four
dwelling units.
a. Walls either made of masonry, metal, or wood with finished metal doors.
b. Vehicle and pedestrian access gates.
c. Downward lighting for safety and security.
19. Structure Identification. Structure identification numbers shall be placed along pedestrian
pathways and roads and shall be readable from a distance of at least 60 feet.
20. Signage and Information. Developments shall comply with the Sign Standards in Division
3, Article 7 of the Municipal Code (Signs). In addition, all directional signage and
informational kiosks (i.e., development maps) shall be located at the entrances of individual
buildings and at convergences of main pedestrian pathways.
Page 24 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 8
B. Design Standards.
1. Carports.
a. For multi-family development projects greater than four dwelling units, carports shall
not be visible from the street.
b. Carports shall include the approved color palette, materials, and design elements of the
structure.
2. Color Palettes (see Figure 1-6).
a. All structures shall include at least one primary color and a maximum of two accent
colors, in addition to the color of the roofing material.
b. Each structure elevation shall include two colors in the selected color palette.
c. Projects that include more than 10 dwelling units shall include at least two-color
palettes, where no single-color palette shall be used on more than 50 percent of the
dwelling units.
Figure 1-6
Color Palettes
3. Fences and Walls. The following materials are prohibited for all fences and walls:
a. Electrified;
b. Barb wire/razor wire;
c. Sharp objects such as spires and glass;
d. Cyclone or chain link; and;
e. Vinyl.
4. Glazing. Structures shall incorporate the use of energy efficient glazing to reduce heat loss
and gain.
5. Common Mailboxes. Common mailboxes shall be painted using the approved color palette
for the overall development.
6. Trash and Recycling Enclosures. Trash and recycling enclosure walls and metal doors
shall be painted in accordance with the approved color palette for the overall project.
7. Roof Design and Materials (see Figure 1-7).
a. Horizontal eaves longer than 20 feet in length shall be broken up by gables, building
projections, or other forms of articulation.
Page 25 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 9
b. Roof overhangs shall be a minimum of 12 inches.
Figure 1-7
Roof Design
c. The following are allowable roofing materials:
(1) Non-reflective standing seam metal roofs in shades of tan, brown, black , light blue,
red, and green;
(2) Cool foam roofs (white);
(3) Clay tile; and
(4) Architectural composition shingles.
8. Screening. All screening of ground-mounted, wall-mounted, and roof-mounted equipment
shall be painted in accordance with the approved color palette for the project. Visual
screening shall be installed if ground-mounted or wall-mounted equipment faces the street.
9. Stairways/Stairwells. Exterior stairways/stairwells that are not enclosed shall not be
visible from the public right-of-way.
10. Structure Massing. Structures that have a length longer than 30 feet shall include facades
with varying modulation with a minimum depth of 2 feet at intervals of no more than 10
feet, as shown in Figure 1-8.
Page 26 of 169
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 10
Figure 1-8
Structure Massing
11. Structure Materials and Elements.
a. Drainpipes, parapets, and ledges shall not be located near windows, corridors, and
balconies. If such placement is not feasible, they shall face parking lots, public spaces,
and roads.
b. All structures shall include a minimum of two primary materials (i.e., stone, wood,
masonry, or metal) on each structure elevation. Each material shall comprise at least 20
percent of the elevations excluding windows and railings.
c. All structures that use exterior veneers shall ensure the edge of the veneer is not
obvious by prohibiting the use of vertical joints at exterior corners.
d. The following primary structure materials are prohibited:
(1) Heavy timber, exposed logs in their natural state;
(2) Stucco textured foam, synthetic stucco, vinyl or vinyl clad materials; and
(3) Unfinished galvanized metals.
Page 27 of 169
1
Mireya Turner
From:Jimmy Lozano
Sent:Monday, October 19, 2020 2:08 PM
To:Mireya Turner
Subject:RE: Request for Review of Proposed Multi-family Residential Development Overlay Zone - 210 E.
Gobbi St.
Hi Mireya,
I reviewed the document for the Objective Design and Development Standards for New Residential Construction
and I have a comment/question on Item 7 (Utility Lines) All utility lines from the service drop to the structure shall
be placed underground.
The Electric Utility does have some electric infrastructure installed at that vicinity, but will still require additional
substructures to be installed. The developer would be required to install the additional infrastructure
(transformers, junction pedestals, vaults and primary/secondary conduits) in order to facilitate the underground
electric from E. Gobbi Street into Village Circle Court. As the project gets built out, transformers would set and
secondary conduits would be installed to each home/lot for future electric service. It does not mention in the
document, where electrical equipment would/will be located, whom shall pay for the electric infrastructure
improvements and the necessary easements for our electrical equipment.
Below are typical comments I would normally use for a project similar to this one.
1) The COUE Utility Department currently has underground electric utility infrastructure installed to the southern
portion of Village Circle Court. It has limited infrastructure install in the Vicinity Zones 1‐3 and will require the
Developer/Customer to install all necessary infrastructure that may include, pad mounted switches, junction
pedestals, transformer pads, primary & secondary conduits, vaults and primary & secondary pull boxes per
COUEUD specifications.
2) 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.
3) Developer/Customer will need to provide EUSERC approved electrical equipment that will be installed at the
project location. The contractor shall submit service equipment specification sheets with appropriate EUSERC
references for City approval prior to purchase and installation.
4) Developer/Customer shall provide projected load calculations, site plan/electrical drawings to the COUEUD, in
order to determine the size of transformer/s for their project.
5) Developer/customer shall incur all costs of this future project to include (labor, materials, equipment) .
6) The COU Electric Department 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
and recorded with the County Recorder Office of Mendocino County.
This is the first time I’ve seen this document and would like to know that the COUEU Department has verbiage in
the document to cover our bases.
Attachment 4
Agency Comments
Page 28 of 169
2
Thank you, Jimmy
Jim Lozano
City of Ukiah Electric Utility
1320 Airport Road
Ukiah, Ca. 95482
PH: (707) 467‐5774
FX: (707) 467‐2811
jlozano@cityofukiah.com
From: Mireya Turner <mturner@cityofukiah.com>
Sent: Friday, October 16, 2020 3:13 PM
To: Matthew Keizer <mkeizer@cityofukiah.com>; Craig Schlatter <cschlatter@cityofukiah.com>; Jason Benson
<jbenson@cityofukiah.com>; Jarod Thiele <jthiele@cityofukiah.com>; Ian Broeske
<ibroeske@cityofukiah.onmicrosoft.com>; Sean Kaeser <skaeser@cityofukiah.com>; Jimmy Lozano
<jlozano@cityofukiah.com>; Scott Bozzoli <sbozzoli@cityofukiah.com>; Jesse Davis <davisj@mendocinocounty.org>;
Keith Gronendyke <gronendykek@mendocinocounty.org>
Cc: Darcy Vaughn <dvaughn@cityofukiah.onmicrosoft.com>; Shannon Riley <sriley@cityofukiah.com>
Subject: Request for Review of Proposed Multi‐family Residential Development Overlay Zone ‐ 210 E. Gobbi St.
Good afternoon,
Attached please find a Review Referral Request for the creation of a By‐Right Multi‐family Residential Development
Overlay Zone. This zone will apply to three parcels and will allow by‐right housing development (Building Permit only, no
Use Permit or Site Development Permit required) at the three parcels comprising 210 E. Gobbi Street, so long as any
proposed development complies with the draft Objective Design and Development Standards. This project is included as
Task 2h in the Housing Element of the Ukiah General Plan.
Your consideration and comments no later than Friday, October 30, 2020, are greatly appreciated.
Cordially,
Mireya G. Turner, MPA
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
Page 29 of 169
From:Jason Benson
To:Mireya Turner
Subject:RE: email check
Date:Tuesday, December 1, 2020 10:36:44 AM
Attachments:image003.png
image005.png
image001.png
image002.png
Mireya –
My apologies for the delay. For zoning issues at this stage in the game, Public Work has no
comments on this project.
Jason Benson, PE
Public Works – Senior Engineer
P: (707)510-5485
From: Mireya Turner <mturner@cityofukiah.com>
Sent: Friday, November 20, 2020 2:19 PM
To: Jason Benson <jbenson@cityofukiah.com>
Subject: RE: email check
Hi Jason,
Have you had a chance to review the rezone project at 210 E Gobbi? I am starting the initial study, so
your comments sometime next week would be greatly appreciated.
Have a great weekend.
Cordially,
Mireya G. Turner, MPA
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
From: Jason Benson
Sent: Wednesday, October 21, 2020 5:32 PM
To: Mireya Turner <mturner@cityofukiah.com>
Subject: email check
Mireya,
Page 30 of 169
Page 31 of 169
Page 32 of 169
Findings
Establishing the East Gobbi Housing Overlay Zone “HOZ”
210 East Gobbi Street; APNs 003-040-77, 78 & 79
1
ATTACHMENT 5
FINDINGS TO ADOPT AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP FOR THE
CITY OF UKIAH ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE AT 210
EAST GOBBI STREET (APNS 003-040-77, 78 & 79) AND ADDING SECTION 5.5 OF THE
UKIAH CITY CODE
Recommendation for Adoption of an Ordinance Amending the Official Zoning Map for the
City of Ukiah Establishing the East Gobbi Housing Overlay Zone (“HOZ”): The Community
Development Department’s recommendation for adoption of an ordinance amending the Official
Zoning Map for the City of Ukiah establishing the East Gobbi Housing Overlay Zone (“HOZ”) at
210 East Gobbi Street, and adding Section 5.5 to the Ukiah City Code is based in part on the
following findings, in accordance with UCC Section 9265.
Zoning Text Amendments; Rezoning
1. The proposed land use is consistent with the provisions of the Ukiah City Code as well as
the goals and policies of the City General Plan.
General Plan Housing Element Implementation Task 2h states:
“Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned
a Reginal Housing Needs Allocation (RHNA) of 239 unites for the 2019-2027 Housing
Element. To accomplish this mandate by the State, the City will:
• Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards. Units allowed by-right will include multifamily,
SROs, duplexes, triplexes, and fourplexes.
• Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling
unites per acre.
• Update the C-N Zone to increase residential density and allow similar housing types
as those allowed in R-2.
• By-right housing program for select parcels. Specific to APNs 003-040-77, 78 & 79,
rezone these parcels at the default density of 15 du/ac. Also rezone these parcels
to allow residential use by-right for developments with at least 20% of the units
affordable to lower income households.”
The proposed ordinance accomplishes the fourth sub-task within Implementation Task 2h,
and is therefore consistent with the Ukiah City General Plan.
According to Ukiah City Code §9265.A.3, zoning amendments may be initiated by Planning
Division staff, “for compliance with the City General Plan, or public health, safety, and
general welfare.” The proposed ordinance was initiated by Planning Division staff to
complete a General Plan Housing Element Implementation Task, for the compliance with
the City General Plan.
2. The proposed land use is compatible with surrounding land uses and shall not be
detrimental to the public’s health, safety and general welfare
The project parcels are adjacent to Medium and High Density Residential Zoning Districts.
Future multi-family residential development would be similar in use and compatible with the
surrounding area. Future development would be required to comply with the Objective
Design and Development Standards, approved in concept by the City Council. The purpose
of objective design and development standards is to offer a streamlined development
Page 33 of 169
Findings
Establishing the East Gobbi Housing Overlay Zone “HOZ”
210 East Gobbi Street; APNs 003-040-77, 78 & 79
2
process which still ensures the public’s health, safety and general welfare. In addition, the
proposed Zoning Amendment has been reviewed by the following agencies to ensure
compliance with the Ukiah City Code and other codes and regulations relating to health and
safety: Ukiah Valley Fire Authority, City of Ukiah Public Works Department, City of Ukiah
Police Department, City of Ukiah Electric Utility Department, and City of Ukiah Building
Division, with no conditions requested.
Based on the above analysis, the findings required for adoption of an ordinance amending the
Official Zoning Map for the City of Ukiah establishing the East Gobbi Housing Overlay Zone
(“HOZ”) at 210 East Gobbi Street, and adding Section 5.5 to the Ukiah City Code, can be made.
Page 34 of 169
AGENDA ITEM NO. 12B
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Land Use Designation Amendment within Airport Industrial Park Planned Development
LACO Associates on behalf of Fowler Auto Center; 1117 Commerce Dr.; File No. 20-5874
1
DATE: February 18, 2020
TO: Planning Commission
FROM: Mireya G. Turner, Planning Manager
SUBJECT: Consideration of proposed Ordinance amending a Land Use Designation of the
Airport Industrial Park Planned Development for LACO Associates, on behalf of
Fowler Auto at 1117 Commerce Drive; APN 180-070-03; File No. 20-5874
SUMMARY
PROPERTY OWNER: Fowler Auto Center
APPLICANT: LACO Associates
776 South State Street, Suite 103
Ukiah, CA 95482
LOCATION: 1117 Commerce Drive
TOTAL ACREAGE: ±2.64-acres (114,998.4 sf)
GENERAL PLAN: Master Plan Area
ZONING DISTRICT:
AIRPORT COMPATIBILITY:
Airport Industrial Park Planned Development (AIP-PD)
“B1” Approach/Departure Zone and Adjacent to Runway,
and “C” Common Traffic Patterns
ENVIRONMENTAL
DETERMINATION:
Categorical Exemption, pursuant to CEQA Guidelines Article
19 Section 15332, In-fill Development Projects
RECOMMENDATION: Approve a recommendation of approval to the City Council of
the land use amendment ordinance.
Page 35 of 169
AGENDA ITEM NO. 12B
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Land Use Designation Amendment within Airport Industrial Park Planned Development
LACO Associates on behalf of Fowler Auto Center; 1117 Commerce Dr.; File No. 20-5874
2
PROJECT DESCRIPTION AND BACKGROUND
An application was received from Kevin Doble, for LACO Associates for approval of an
amendment of the land use designation for a parcel within the Airport Industrial Park Planned
Development. The Applicant proposes amending the project parcel from its current “Professional
Office” designation to “Industrial/Auto Commercial” to allow for the development of an auto
wash/detail facility and paved parking for Fowler Auto Center inventory storage. The application
and project description are included as Attachment 1 and development plans are included as
Attachment 2. The project would include the following components.
• One (1) 7,622 sf building; with 190 sf storage room for small automotive parts, 190 sf
storage room for records, 190 sf office space, 25 sf concrete patio, two (2) wash bays for
a total of 896 sf, four (4) detail bays for a total of 1,792 sf, and six (6) regular bays for a
total of 2,720 sf.
• Removal of 5,327 sf existing pavement and replacement with 8,528 sf of asphalt
• Thirteen (13) new parking stalls (including one ADA compliant stall)
• Vehicle storage on-site
• Water from the bays would flow into the floor drains into the reverse osmosis equipment
room where soap, grease and pollutants would be removed prior to the wastewater
entering the existing 12-inch main sanitary sewer waste line which exists to the south
• 943 sf vegetated swale and five (5) downspouts would border the structure to the north
and west, with a 3,924 sf vegetated area and 136 sf bioretention area located on the
northwest corner of the site
• Auto repair and retail sales are not proposed
• Hours of operation: Monday thru Friday from 8:00 a.m. to 5:00 p.m.; Saturday from 9:00
a.m. to 4:00 p.m. and closed on Sunday
• One shift per day with a total of 10-12 employees working
• Deliveries would consist of auto transports and would be unloaded in the parking lot for
cleaning and detailing services during business hours
• Minimal generation of noise
SURROUNDING LAND USE AND ZONING
The project site is located west Highway 101 at the intersection of Commerce Drive and Airport
Road. The street address is 1117 Commerce Drive, approximately 1.5 miles southeast of
downtown Ukiah.
The parcel carries a General Plan Land Use designation of Master Plan Area (MPA) and is zoned
Airport Industrial Park-Planned Development (AIP-PD) with a Land Use Designation of
Professional Office. The project site is located along the western border of the AIP-PD, with other
Professional Office parcels to the north and east. Light Manufacturing/Mixed Use designated
parcels are adjacent to the south. The Ukiah Regional Airport borders the project site to the west.
Page 36 of 169
AGENDA ITEM NO. 12B
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Land Use Designation Amendment within Airport Industrial Park Planned Development
LACO Associates on behalf of Fowler Auto Center; 1117 Commerce Dr.; File No. 20-5874
3
Figure 1. General Plan Figure 2. Zoning Designation
Figure 3. Airport Industrial Park Land Use Designation Map, existing and proposed
Page 37 of 169
AGENDA ITEM NO. 12B
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Land Use Designation Amendment within Airport Industrial Park Planned Development
LACO Associates on behalf of Fowler Auto Center; 1117 Commerce Dr.; File No. 20-5874
4
Figure 4. Aerial Map
Page 38 of 169
AGENDA ITEM NO. 12B
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Land Use Designation Amendment within Airport Industrial Park Planned Development
LACO Associates on behalf of Fowler Auto Center; 1117 Commerce Dr.; File No. 20-5874
5
AGENCY COMMENTS
Project referrals were sent to the following responsible or trustee agencies with interest or
jurisdiction over the project: City of Ukiah Building Division, City of Ukiah Electric Utility
Department, City of Ukiah Police Department, City of Ukiah Department of Public Works, and
Ukiah Valley Fire Authority. The agencies’ comments are included in Attachment 3.
STAFF ANALYSIS
General Plan and Zoning Consistency
Use. The parcel carries a General Plan Land Use designation of Master Plan Area (MPA) and is
within the Airport Industrial Park-Planned Development (AIP-PD) zoning district. Within the AIP-
PD, the project site is designated as Professional Office. An amendment to the land use
designation would not alter the General Plan or the Zoning designation, and it would therefore,
remain consistent with both documents. The auto wash/detailing facility will require an approved
Major Site Development Permit (MaSDP) in addition to a Building Permit. The Applicant has
applied for the MaSDP, and the permit is currently in the review process.
Airport Industrial Park Planned Development
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”.
The Airport Industrial Park Planned Development was created by Ordinance No. 1141, adopted
on May 15, 2013. It included the description, purpose, and design and development standards for
each land use designation. Subsequent amendments to the AIP-PD have taken place through
amending ordinances and amendments to the Airport Industrial Park Planned Development Land
Use Designation Map. Previous amendments to both the AIP-PD Plan and the Land Use
Designation Map have been adopted to meet the changing needs of development of the Airport
Industrial Park. The purpose of proposed land use amendment is to enable Fowler Auto Center
to construct an auto wash/detail structure and to replace the existing pavement with a new asphalt
parking lot, for the washing, detailing and storage of the back up inventory, to support the auto
sales center located at 1265 Airport Park Blvd.
Airport Compatibility
The project site is located across the street (Airport Road) from the Ukiah Regional Airport. It is
partially within the B1 (Approach/Departure Zone and Adjacent to the Runway) and C (Common
Traffic Patter) Compatibility Zones. The B1 Compatibility Zone is identified as having some risk,
with aircraft approaching the runway. Normally acceptable uses within the B1 Compatibility Zone
include single-story offices and low intensity retail, manufacturing, and food processing. The
Applicant proposes a single-story structure containing office and wash/detail bays. In the Zoning
Ordinance, car wash facilities are included as permitted uses in both Community Commercial and
Page 39 of 169
AGENDA ITEM NO. 12B
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Land Use Designation Amendment within Airport Industrial Park Planned Development
LACO Associates on behalf of Fowler Auto Center; 1117 Commerce Dr.; File No. 20-5874
6
Heavy Commercial zoning districts. The Applicant does not propose public access to the project
site, but the proposed uses are consistent with the low intensity retail and commercial uses
allowed within the B1 Compatibility Zone. Consistent with the Interim Referral Procedure, adopted
as Resolution No. 2018-39, on February 5, 2018, this land use designation amendment
application, with no question of its compatibility from staff, was not forwarded to the Airport Land
Use Commission for their review.
ENVIRONMENTAL DOCUMENTATION
The project is subject to the California Environmental Quality Act (CEQA). The proposed project
is categorically exempt from the provisions of CEQA pursuant to CEQA Guidelines Article 19
§15332, Class 32, In-Fill Development Projects and §15304, Minor Alterations to Land for the
following reasons.
a) The Project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designations and regulations.
The proposal is consistent with the Master Plan Area designation and applicable General
Plan policies. The project proposes one single-story structure for auto wash/detailing, and
replacement of existing pavement with an asphalt parking lot, which are allowed in the
Industrial/Auto Commercial Land Use Designation.
b) The proposed development occurs within city limits on a project site of no more than five
acres substantially surrounded by urban uses.
The proposal is within the Ukiah City limits on a property that is ±2.64-acres in size. The
site is surrounded on all sides by existing urban uses, both commercial and industrial in
nature.
c) The project site has no value as habitat for endangered, rare or threated species.
The site is currently paved, generally flat, and covered by invasive weeds and grasses
which are routinely mowed. Existing vegetation includes a 6-inch ornamental tree and 24-
inch fir tree on the northern property boundary, a 6-inch white oak to the eastern property
boundary, and a 6-inch walnut tree to the southeastern property boundary, all of which will
remain. Minimal grading is proposed which will not substantially alter the natural grade.
d) Approval of the project would not result in any significant effects relating to traffic, noise,
air quality, or water quality.
Access to the project site will be provided via a paved driveway off Commerce Drive. Retail
sales are not proposed. The traffic would consist of employee arrival/departure, and the
movement of auto inventory to the Fowler Auto Center. Noise impacts are anticipated to
be minimal. Preliminary Improvement Plans and an Initial Storm Water Low Impact
Development plan is included in the application.
e) The site can be adequately served by all required utilities and public services.
The project site is within the City limits and is already served by City utilities and public
safety agencies.
In addition, CEQA §15183 states, “CEQA mandates that projects which are consistent with the
development density established by existing zoning, community plan, or general plan policies for
Page 40 of 169
AGENDA ITEM NO. 12B
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Land Use Designation Amendment within Airport Industrial Park Planned Development
LACO Associates on behalf of Fowler Auto Center; 1117 Commerce Dr.; File No. 20-5874
7
which an EIR was certified shall not require additional environmental review, except as might be
necessary to examine whether there are project-specific significant effects which are peculiar to
the project or its site. This streamlines the review of such projects and reduces the need to prepare
repetitive environmental studies.”
The Applicant proposes a land use designation amendment for the project site. The General Plan
and Airport Industrial Park-Planned Development zoning district would remain unchanged. As
described above, the project would be consistent with the General Plan Goals and Policies. The
construction of the building will require a Major Site Development Permit which will include
recommendations for construction activities in the Conditions of Approval.
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 February 13, 2021
• Posted on the Project site on February 12, 2021
• 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 February 12, 2021
RECOMMENDATION
Staff recommends Planning Commission 1) conduct a public hearing; and 2) approve a
recommendation of approval to the City Council, for the draft Ordinance amending the Airport
Industrial Park Planned Development; and amendment to the Airport Industrial Park Planned
Development Land Use Designation Map.
ATTACHMENTS
1. Project Application Materials
2. Project Development Plans
3. Draft Ordinance amending the Airport Industrial Park Planned Development
4. Draft Airport Industrial Park Planned Development Land Use Designation Map
5. Draft Findings of Approval
6. Agency Comments
Page 41 of 169
December 14, 2020
9644.01
City of Ukiah
Community Development Department, Planning Division
300 Seminar Avenue
Ukiah, California 95482
Subject: Rezoning to Planned Development Application for
Fowler Auto Center Auxiliary Building
Assessor Parcel Number (APN) 180-070-03
To Whom It May Concern:
We are pleased to submit the enclosed application for a Rezone-PD for the proposed Fowler Auto
Center Auxiliary Building. The purpose and need for the proposed project is to have the ability to move
automobiles from the main dealership, Fowler Auto Center, located southeast of the Subject Property,
to a proposed enclosed 7,622 square foot concrete masonry structure for cleaning and detailing. Due
to the existing land use designation of Professional Office under Ordinance No. 1098, the Airport
Industrial Park (AIP) Planned Development Ordinance, the Applicant is submitting the attached Rezone
application to rezone the Subject Property as Industrial/Automotive Commercial such that the
proposed use would be principally permitted.
The following documents are included with this submittal:
1.Rezone-PD Application
2.Project Description
3.Rezoning – Planned District Exhibit (LACO, December 2, 2020)
4.Preliminary Improvement Plans (LACO, November 2020)
5.Architectural Drawings (Gold Man Architects, December 10, 2020)
6.Initial Storm Water Low Impact Development (LID) Plan (LACO, November 13, 2020)
Please feel free to call me at (707) 462-0222 if you have any questions regarding the application or if
you require more information to process this request.
Sincerely,
LACO Associates
Kevin Doble
Project Manager
cc: Ken Fowler (kenfowler01@hotmail.com)
P:\9600\9644 Fowler Auto Center\9644.01 1117 Commerce Drive Civil Engineering\06 Planning\Permitting\# Rezone App. Cover
Letter 20201204.docx
Attachment 1
Page 42 of 169
Planning Permit Application
PROJECT ADDRESS/CROSS STREETS: AP NUMBER(S):
PHONE NO: FAX NO:
CITY: STATE/ZIP:
PHONE NO: FAX NO:
PROPERTY OWNER ADDRESS IF OTHER THAN APPLICANT CITY: STATE/ZIP:
HAS YOUR PROJECT RECEIVED A PRELIMINARY REVIEW? YES NO
□AIRPORT LAND USE COMM.
DETERMINATION REFERRAL
100.0800.611.003
$ □REZONING – PLANNED DISTRICT
100.0800.611.001
$ □USE PERMIT – AMENDMENT
100.0400.449.001
$
□ANNEXATION
100.0800.611.001
$ □SITE DEVELOPMENT PERMIT –
AMENDMENT 100.0400.449.001
$ □USE PERMIT – MAJOR
100.0400.449.001
$
□ APPEAL
100.0400.449.001
$ □SITE DEVELOPMENT PERMIT –
MAJOR 100.0400.449.001
$ □USE PERMIT – MINOR
100.0400.449.001
$
□GENERAL PLAN AMENDMENT
100.0800.611.001
$ □SITE DEVELOPMENT PERMIT –
MINOR 100.0400.449.001
$ □VARIANCE – MAJOR
100.0400.449.001
$
□MURAL PERMIT
100.0400.449.001
$ □SPECIFIC/MASTER PLAN
100.0800.611.003
$ □VARIANCE – MINOR
100.0400.449.001
$
□PRE-DEVELOPMENT MEETING
100.0800.611.003
$ □MINOR SUBDIVISION/TENTATIVE
PARCEL MAP (4 OR FEWER LOTS)
100.0800.610.001
$ □ZONING AMENDMENT MAP OR
TEXT
100.0800.611.001
$
□STAFF RESEARCH (MORE THAN 1
HOUR)
10023100.41153
$ MAJOR SUBDIVISION/TENTATIVE
SUBDIVISION MAP
(5 OR MORE LOTS) 100.0800.610.001
$ □REZONING
100.0800.611.001
$
□LOT LINE ADJUSTMENT OR
MERGER
100.0800.610.001
$ □OTHER $ □OTHER $
COUNTY CEQA FILING FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ MAJOR PERMIT DEPOSIT: $ FILING DATE:
COUNTY CEQA (NEG DEC) FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ MINOR PERMIT FEE: $ TOTAL AMOUNT PAID: $
COUNTY CEQA (EIR) FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ TOTAL FEE: $ RECEIPT NUMBER:
APPLICATION NUMBER(S):
Recommendation: Prior to submitting an application, discuss your project with Staff to discover what fees (sewer,
water, in-lieu park fees, traffic impact fees, etc.) may be required for your project. Also, ask about street tree
requirements, required sidewalk repairs, drainage issues, storm water mitigation requirements, frontage improvements,
etc.
Community Development Department
Planning Division
300 Seminary Ave., Ukiah CA 95482
Email: planning@cityofukiah.com
Web: www.cityofukiah.com
Phone: (707) 463 -6268
Fax: (707) 463-6204
PROJECT NAME:
Fowler Auto Center Auxiliary Building
1117 Commerce Drive/Airport Road
APPLICANT/AUTHORIZED AGENT:
LACO Associates, Attn. Kevin Doble (707) 462-0222
E-MAIL ADDRESS:
dobelk@lacoassociates.com
Ukiah CA/95482
X
X
PROPERTY OWNER IF OTHER THAN APPLICANT/AGENT:
Fowler Auto Center, Attn. Ken Fowler
APPLICANT/AUTHORIZED AGENT
ADDRESS: 776 S. State St., Suite 103
(707) 507-5049
1265 Airport Park Blvd Ukiah CA/95482
180-070-03
(707) 462-0223
E-MAIL ADDRESS:
kenfowler01@hotmail.com
Project # 20-5874
Page 43 of 169
Project Description
Please attach a written project description including summary of work (both interior and exterior for construction and
operation) and/or business proposed. The purpose of the project description is to assist Staff in understanding the
project. The project description will also be included in the Staff Report required to review (and ultimately approve or
deny) the planning permit. Providing complete information will help expedite the project review process and in
determining what additional information, if any, related to the project and required environmental review is required.
Environmental Review and Reports
Please be aware that projects are required to comply with the California Environmental Quality Act (CEQA). Projects
will be reviewed by Staff for compliance with CEQA and Staff will determine the appropriate CEQA document to prepare
for the project (exemption, negative declaration, etc.). In order to make this determination, specific reports (traffic,
arborist, soils, etc.) and or additional information may be required.
Use Information
Please provide the following information related to the use of the site and building:
Description of Building & Site
Parcel Size: Building Size: Number of Floors:
Use of Building (check all that apply) Description Square Footage Number of Units/Suites
□Office (business/professional)
□Office (medical/dental)
□Retail
□Residential
□Other:
Operating Characteristics
Days and Hours of Operation:
Number of Shifts: Days and Hours of Shifts:
Number of Employees/Shift:
Loading Facilities: □ Yes □No Type/Vehicle Size:
Deliveries:
□Yes □No
Type: Number (day/week/month): Time(s) of Day:
Outdoor areas associated with
use? (check all that apply)
□Yes □No
Sales area:
□Yes □No
Square Footage:
Unloading of deliveries:
□Yes □No
Square Footage:
Storage:
□Yes No
Square Footage:
Noise Generating Use? Yes □No Description:
To Be Completed by Staff
General Plan Designation: Zoning District: Airport Land Use Designation:
City’s Architectural & Historic
Inventory:
□ YES □ NO
Age of Building: Demolition Policy:
Hillside:
□ YES □ NO
Flood Designation FIRM Map: Flood Designation Floodway Map:
Tree Policies
General Plan Open Space Conservation
□ NO □ YES GOAL/POLICY #:
Community Forest Management Plan
□ NO □ YES GOAL/POLICY #:
Landscaping and Streetscape Design Guidelines
□ NO □ YES GUIDELINE #:
Commercial Development Design Guidelines
□ NO □ YES GUIDELINE #:
Tree Protection and Enhancement Policy
□ NO □ YES NOTES:
Tree Planting and Maintenance Policy
□ NO □ YES NOTES:
UCC: Street Tree Policy, Purpose and Intent
□ NO □ YES NOTES:
Other:
Notes
2.53 acres 7,622 sf 1
Auxiliary Building 7,622 sf 1 unit
X
X X X□
□ Proposed concrete masonry structure for use as an
automobile cleaning & detailing location for Fowler Auto Center.
X
X
Industrial/Automotive Commercial
□Light Industrial
X
Mon.-Fri. 8am-5pm, Sat. 9am-4pm, Sun. Closed
1 per day Mon.-Fri. 8am-5pm, Sat. 9am-4pm
10-12 employees
1-2 per dayAuto transports During business hours
Auto transports will be unloaded in the parking lot.
6606,120
X Minimal
Page 44 of 169
12/11/2020
Ken Fowler
x
12/11/2020
Page 45 of 169
______________________________________________________________________________________
Project Description – Fowler Auto Center Ancillary Facility December 4, 2020
LACO Project No. 9644.01 Page 1 of 2
Project Description
For
Fowler Auto Center Auxiliary Building
LACO Project No. 9644.01
December 4, 2020
The enclosed Rezone application is a request to Rezone the property located at 1117 Commerce
Drive within the City of Ukiah (Subject Property) for the Fowler Auto Center Auxiliary Building Project.
Project Background
Fowler Auto Center Auxiliary Building Project is proposed in order to move automobiles from the main
dealership, Fowler Auto Center, located at 1265 Airport Park Blvd to a proposed enclosed concrete
masonry structure for cleaning and detailing at the proposed location of 1117 Commerce Drive
within the City of Ukiah. The proposed structure would consist of one (1) 7,622 square foot (sf) building
consisting of concrete masonry unit walls and a top perimeter band of flush metal panels to conceal
the ends of the wood truss roof framing , and 6,120 sf of new paving. A total of thirteen (13) new
parking stalls, including one (1) Americans with Disabilities Act (ADA) compliant parking stall is
proposed, along with associated striping and marking per Caltrans standards. Vehicle storage is
proposed on-site.
The 7,622 sf concrete masonry structure would contain a 190 sf storage room for small automotive
parts, a 190 sf storage room for records, a 190 sf office space, a 25 sf concrete patio on the
northwestern border of the building, and two (2) 280 sf tire storage rooms, one for used and one for
new tires. The proposed auxiliary building would also contain a 132 sf storage area for the reverse
osmosis equipment; two (2) wash bays for a total of 896 sf; four (4) detail bays for a total of 1,792 sf;
and six (6) regular bays for a total of 2,720 sf. Water from the bays would flow into the floor drains
(see Architectural Drawings) into the reverse osmosis equipment room where soap, grease, and
pollutants would be removed prior to the wastewater entering the existing 12 inch main sanitary
sewer waste line which exists the structure to the south. The proposed project would connect to an
existing water connection on Commerce Drive. A total of 5,327 sf of existing pavement would be
removed and 8,528 sf of asphalt would be placed for the proposed project. A 943-sf vegetated
swale and five (5) downspouts would border the structure to the north and west, with a 3,924-sf
vegetated area and 136 sf bioretention area located on the northwest corner of the site. Vehicle
storage is proposed on-site, prior to cleaning and detailing. Auto repair and retail sales would not be
part of the operation. Refer to the Exhibit, Preliminary Improvement Plans, and Architectural
Drawings, attached.
The proposed project would be in operation on Monday thru Friday from 8am to 5pm, on Saturday
from 9am to 4pm, and closed on Sunday. There would be one shift per day with a total of 10 to 12
employees working. No loading facilities or sales areas are proposed. Deliveries would consist of auto
transports and would be unloaded in the parking lot for cleaning and detailing services d uring
business hours. Noise generated from the proposed project is anticipated to be minimal.
Access to the project site will be provided via a paved driveway off Commerce Drive, located on
the south side of the Subject Property. Construction equipment will be staged along Commerce
Drive. Construction is anticipated to start in mid-June of 2021 and completed prior to the rainy
season, or October 15, 2021. Work is anticipated to take approximately 2 to 3 weeks to complete.
Page 46 of 169
______________________________________________________________________________________
Project Description – Fowler Auto Center Ancillary Facility December 4, 2020
LACO Project No. 9644.01 Page 2 of 2
Due to the existing land use designation of Professional Office under Ordinance No. 1098, the Airport
Industrial Park (AIP) Planned Development Ordinance, the Applicant is submitting the attached
Rezone application to rezone the Subject Property as Industrial/Automotive Commercial such that
the proposed use would be principally permitted.
Existing Use and Site Characteristics
The site is located northeast of the Ukiah Municipal Airport and west of Highway 101. The Subject
Property is 2.53 acres in size, paved and built-up, with an existing concrete wall. The site is bounded
by commercial use types to the north, south and east, and industrial use types to the west. The site is
zoned Planned Development: Commercial (PDC), with a General Plan land use designation of
Master Plan Area (MPA) and an Airport Industrial Park Land Use Designation of Professional Office.
All surrounding properties are developed. Existing vegetation on site consists of a 6-inch ornamental
tree and 24-inch fir tree on the northern property boundary, a 6-inch white oak to the eastern
property boundary, and a 6-inch walnut tree to the southeastern property boundary, and are
proposed to remain. Refer to the Exhibit, attached.
Location
The project site is located west of Highway 101 at the intersection of Commerce Drive and Airport
Road, in the City of Ukiah, California. The Project is located within Rancho Yokaya, shown on the 7.5’
USGS Topographic Quadrangle Map, Ukiah, California 2018 (see Location Map on Preliminary
Improvement Plans, attached). The street address is 1117 Commerce Drive, Ukiah, California, at
Assessor Parcel Number (APN) 180-070-03. The project site is located approximately 1.5 miles
southeast of downtown Ukiah. Refer to the Exhibit, attached.
Purpose and Need
The purpose and need for the proposed project is to have the ability to move automobiles from the
main dealership, Fowler Auto Center, located southeast of the Subject Property, to a proposed
enclosed 7,622 square foot concrete masonry structure for cleaning and detailing.
Refer to the Preliminary Improvement Plans and Architectural Drawings attached for details. An Initial
Storm Water Low Impact Development (LID) plan is attached for reference.
Page 47 of 169
DRAWNDATEAPPROVEDJOB NUMBERCHECKKDSCT12/02/20209644.01SHEETNO.BY DATEHISTORY / REVISION
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA
L ACO
CHK.1ZHFOWLER AUTO CENTER
1117 COMMERCE DRIVE, UKIAH, CA 95482
REZONING - PLANNED DISTRICT EXISTING GENERAL PLAN & ZONING DESIGNATIONSPROPOSED GENERAL PLAN & ZONING DESIGNATIONSNN
PLOT PLANPLOT PLANLEGEND:PROJECT BOUNDARYCURRENT LAND USEPROPOSED LAND USEPROFESSIONAL OFFICEINDUSTRIAL/AUTOMOTIVE COMMERCIALCURRENT ZONING DESIGNATIONSPD COMMERCIALPROPOSED ZONING DESIGNATIONSPD COMMERCIALLEGEND:PROJECT BOUNDARYPage 48 of 169
COVER SHEETC1.0RLWKDNO.BY DATEHISTORY / REVISION
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA ● CHICO
L ACO
CHK.GGDECEMBER, 20209644.01DRAWNCHECKAPPROVEDDATEJOB NUMBERDRAWINGFOWLER AUTO CENTER
AUXILIARY BUILDING
1117 COMMERCE DRIVE, UKIAH, CA 95482 FOWLER AUTO CENTERPROPOSED AUXILIARY BUILDING1117 COMMERCE DRIVE, UKIAH, CA 95482UKIAH, MENDOCINO COUNTYCALIFORNIAAPN: 180-070-03PRELIMINARY IMPROVEMENT PLANSLOCATION MAPNO SCALEUKIAHPROJECT DATAPROPERTY OWNER:FOWLER AUTO CENTER1265 AIRPORT PARK BOULEVARDUKIAH, CA 95482SURVEYOR/CIVIL ENGINEER:LACO ASSOCIATES776 S. STATE ST., SUITE 102AUKIAH, CA 95482EXISTING LAND USE: PROFESSIONAL OFFICEEXISTING ZONING: PD-COMMERCIALPROPOSED LAND USE: INDUSTRIAL/AUTOMOTIVE COMMERCIALEXISTING ACREAGE: 2.53 ACRESSHEET INDEXSHEET C1.0 COVER SHEETSHEET C2.0 SITE PLANSHEET C3.0 PRELIMINARY GRADING, DRAINAGE & UTILITY PLANLEGEND/ABBREVIATIONSEXISTING BOUNDARY LINENEW EASEMENTFENCE LINEEXISTING AC PAVINGEXISTING CONCRETEPROPOSED AC PAVINGPROPOSED VEGETATED AREASTREE DRIPLINEBUILDING LINEFLOW LINEINVERTWATER METERSANITARY SEWER MANHOLEFLOW LINEUTILITY POLESURVEY CONTROL POINTIRON PIPE MONUMENTELEVATIONEXISTINGBUILDING SETBACK LINESURVEY NOTESBOUNDARY LINES / LOT LINES SHOWN ON THIS MAP DERIVEDFROM FOUND MONUMENTS AND RECORD DATABENCH MARK.SURVEY CONTROL POINT #20 MAG NAIL ELEVATION=601.27PREPARED UNDER THE SUPERVISION OF:RODNEY L. WILBURN, JR, RCE 69388DATESCALE: 1"=40'SITE MAPPage 49 of 169
SITE PLANC2.0RLWKDNO.BY DATEHISTORY / REVISION
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA ● CHICO
L ACO
CHK.GGDECEMBER, 20209644.01DRAWNCHECKAPPROVEDDATEJOB NUMBERDRAWINGFOWLER AUTO CENTER
AUXILIARY BUILDING
1117 COMMERCE DRIVE, UKIAH, CA 95482 LEGEND/ABBREVIATIONSEXISTING BOUNDARY LINENEW EASEMENTFENCE LINEPROPOSED AC PAVINGPROPOSED VEGETATED AREATREE DRIPLINEBUILDING LINEFLOW LINESCALE: 1"=20'PARKINGK/STRIPING NOTES1 TWO COATS 4" PAINTED WHITE PARKING LINES2 ALL STRIPING AND MARKINGS SHALL BE THERMOPLASTIC APPLIEDPER CALTRANS STANDARDS.3 13 NEW PARKING STALLS (1 ADA PARKING STALL INCLUDED)INVERTWATER METERSANITARY SEWER MANHOLEFLOW LINEUTILITY POLESURVEY CONTROL POINTIRON PIPE MONUMENTDRAINAGE INLETSQUARE FEETELEVATIONEXISTINGBUILDING SETBACK LINEFINISH SLABEDGE OF PAVEMENTPAVEMENTSQUARE FEETLINEAR FEETPage 50 of 169
PRELIMINARY GRADING, DRAINAGE & UTILITY PLANC3.0RLWKDNO.BY DATEHISTORY / REVISION
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA ● CHICO
L ACO
CHK.GGDECEMBER, 20209644.01DRAWNCHECKAPPROVEDDATEJOB NUMBERDRAWINGFOWLER AUTO CENTER
AUXILIARY BUILDING
1117 COMMERCE DRIVE, UKIAH, CA 95482 LEGEND/ABBREVIATIONSEXISTING BOUNDARY LINENEW EASEMENTFENCE LINEPROPOSED AC PAVINGPROPOSED VEGETATED AREASTREE DRIPLINEBUILDING LINESCALE: 1"=20'INVERTWATER METERSANITARY SEWER MANHOLEFLOW LINEUTILITY POLESURVEY CONTROL POINTIRON PIPE MONUMENTELEVATIONEXISTINGBUILDING SETBACK LINEFINISH SLABEDGE OF PAVEMENTPAVEMENTBOTTOMTOP OF GRATEFINISH GRADESTORM DRAINSANITARY SEWERWATERLINEAR FEETBIORETENTION AREAPage 51 of 169
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
12/10/2020
2002
LG
A0.0COVER SHEETFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIASheet
Number Sheet Name
A0.0 COVER SHEET
A0.1 VIEWS
A0.2 TITLE 24 A
A0.3 TITLE 24 B
A0.4 TITLE 24 C
C1 TOPOGRAPHIC MAP BY LACO
A1.1 ENLARGED EXISTING / DEMO SITE PLAN
A1.2 PROPOSED SITE PLAN
A2.1 PROPOSED FLOOR PLAN
A2.2 PROPOSED ROOF PLAN
A3.1 PROPOSED ELEVATIONS
A4.1 PROPOSED BUILDING SECTIONS
A5.0 RESTROOM INTERIORS AND ENLARGED PLAN
A5.1 DETAILS
A5.2 EXTERIOR DETAILS
A6.0 DOOR AND WINDOW SCHEDULES
S1.0 GENERAL STRUCTURAL NOTES STANDARD DETAILS
S2.0 FOUNDATION PLAN & DETAILS
S2.1 ROOF FRAMING PLAN & DETAILS
S3.0 WALL ELEVATION
VICINITY MAP
PROJECT DIRECTORY
APPLICABLE CODES
PROJECT
ABBREVIATIONS
2019 CALIFORNIA BUILDING CODE
2019 CALIFORNIA MECHANICAL CODE
2019 CALIFORNIA ELECTRICAL CODE
2019 CALIFORNIA PLUMBING CODE
2019 CALIFORNIA FIRE CODE
@
#
AC
AD
ADJ
Alum.
APPRO
X.
Arch.
Asb.
Asph.
BRD
Bitum.
Bldg.
Blk.
Blkg.
Bm.
Bot.
Cab.
CB
Cem.
Cer.
CG
Clg.
Clkg.
Cl.
Clr.
C.O.
Col.
Conc.
Con.
Const.
Cont.
Cor.
Ctsk
Cntr.
Centr.
DBL.
Dept.
D.F.
Det.
Dia.
Dim.
Disp.
Dn.
Dr.
DS
Dwg.
Ea.
EJ
EL.
Elect.
ELev.
Emer.
Encl.
EP
Eq.
Equip.
EWC
E)
Exp.
Expan.
Ext.
FA
FD
FDN
FE
FEC
FHC
Fin.
Fl.
Flash.
Fluor.
F.O.
FOC
FOF
FOS
FPRF
FS
Ft.
FTG
Fur.
Fut.
G.B.
Gl.
Gyp.
HB
HC
HDWD
HDDWE
Horiz.
Hr.
Hgt.
Inside Diameter Dim.)
Insulation
Interior
Janitor
Joint
Kitchen
Laminate
Lavatory
Light
Men
Maximum
Mechanical
Membrane
Metal
Manufacturer
Manhole
Minimum
Mirror
Miscellaneous
Masonry Opening
Mounted
Mullion
Not in Contract
Number
Nominal
Not to scale
Overall
Obscure
On Center
Outside Diameter Dim.)
Opening
Opposite
Preparation
Plastic Laminate
Plaster
Plywood
Pair
Point
Paper Towel Dispenser
Partition
Quarry Tile
Riser
Radius
Roof Drain
Reference
Refrigerator
Register
Reinforced
Required
Resilient
Room
Rough Opening
Rain Water Leader
Solid Core
Seat Cover Dispenser
Schedule
Soap Dispenser
Section
Sheet
Similar
See Mechanical Drawings
Sanitary Napkin Disposal
Specification
See Structural Drawings
Stainless Steel
Station
Standard
Steel
Storage
Structural
Suspended
Symmetrical
Tread
Telephone
Tongue and Groove
Thick
Top of Concrete
Top of Pavement
Top of Wall
Toilet Tissue Dispenser
Television
Typical
Unfinished
Unless Otherwise Noted
Vertical
Vestibule
Women
With
Water Closet
Wood
Without
Waterproof
Wainscot
Weight
At
Centerline
Pound or Number
Acoustical
Area Drain
Adjustable
Aluminum
Approximate
Architectural
Asbestos
Asphalt
Board
Bituminous
Building
Block
Blocking
Beam
Bottom
Cabinet
Catch Basin
Cement
Ceramic
Corner Guard
Ceiling
Caulking
Closet
Clear
Cased Opening
Column
Concrete
Connection
Construction
Continuous
Corridor
Countersunk
Counter
Center
Double
Department
Drinking Fountain
Detail
Diameter
Dimension
Dispenser
Down
Door
Down spout
Drawing
Each
Expansion Joint
Elevation
Electrical
Elevator
Emergency
Enclosure
Electrical Panel board
Equal
Equipment
Electric Water Cooler
Existing
Exposed
Expansion
Exterior
Fire Alarm
Floor Drain
Foundation
Fire Extinguisher
Fire Extinguisher Cab.
Fire Hose Cabinet
Finish
Floor
Flashing
Fluorescent
Face of
Face of Concrete
Face of Finish
Face of Studs
Fireproof
Full Size
Foot or Feet
Footing
Furring
Future
Grab Bar
Glass
Gypsum Board
Hose Bib
Hollow Core
Hardwood
Hardware
Horizontal
Hour
Height
ID
Insul.
Int.
Jan.
Jt.
Kit.
Lam.
Lav.
Lt.
M
Max.
Mech.
Memb.
Met.
MFR.
MH
Min.
Mir.
Misc.
MO
Mtd.
Mul.
NIC
No. or #
Nom.
NTS
OA
Obs.
OC
OD
Open.
OPP.
Prep.
P. Lam.
Plast.
Plywd
Pr.
Pt.
PTD
Part.
QT
R
Rad.
RD
Ref.
Refr.
Rgtr
Reinf.
Req.
Resil.
Rm.
RO
RWL
SC
SCD
Sched.
SD
Sect.
Sht.
Sim.
SMD
SND
Spec.
SSD
SSt
Sta.
Std
Stl.
Stor.
Struct.
Susp.
Sym.
T
Tel.
T&G
Thk
TOC
TOP
TOW
TTD
TV
Typ.
Unf.
UON
Vert.
Vest.
W
W/
WC
WD
W/O
WP
WSCT
Wt.
1
1
A-.-
A
B
C
SYMBOL KEY
SHEET
DWG
DETAILSHEET
DWG
1
A-.-
1
A-.-
SHEET
DWG
1
NO.
ROOM NAME
A
SHEET
DWG
ELEVATION
1
A-.-
P1
EXTERIOR
ELEVATION
SECTION /
DETAIL
DOOR
NUMBER
WINDOW
TYPE
ROOM NAME
NUMBER
PARTITION
TYPE
INTERIOR
ELEVATION
ELEVATION
POINT/DATUM
REVISION #
OWNER
ARCHITECT
GOLDMAN ARCHITECTS
172 RUSS STREET
SAN FRANCISCO, CA 94103
JOHN GOLDMAN
PH: (415) 391-1339
FAX: (415) 621-3393
JOHN@GOLDMANARCHITECTS.COM
1800700300
FOWLER AUTO CENTER
1265 AIRPORT PARK BLVD,
UKIAH, CA 95482
OWNER'S REPRESENTATIVE:
PETER RICHARDSON
PH: (707) 391-6425
PETER@PACIFIC.NET
FOWLER AUTO CENTER AUXILIARY BUILDING
1117 COMMERCE DR, UKIAH, CA 95482
APN:
CIVIL
GEOTECHNICAL
TRANS TECH CONSULTANTS
GEOTECHNICAL ENGINEER
930 SHILOH RD, BLDG 44, SUITE J
WINDSOR, CA 95492
BILL WIGGINS
PH: (707) 837-8408
FAX: (707) 837-7334
BWIGGINS@TRANSTECHCONSULTANTS.COM
LACO
776 S. STATE ST. SUITE 103
UKIAH, CA 95482
KEVIN A. DOBLE
PH: (707) 463-0222
DOBLEK@LACOASSOCIATES.COM
A.P.N. :180-070-03-00
CURRENT &
PROPOSED ZONING :PD COMMERCIAL
S-1OCCUPANCY TYPE :
CONSTRUCTION TYPE :TYPE III-B.
NON-SPRINKLERED
PROJECT ADDRESS :1117 COMMERCE DRIVE
UKIAH, CALIFORNIA
PROJECT DESCRIPTION :
LOT SIZE : 1110,20 SQ.FT (2.53 ACRES)
NEW BUILDING :7,616 SQ.FT (GROSS)
NORTH WEST VIEW
SOUTH EAST VIEW
NEW BUILDING OF 12 AUTO BAYS
PLUS SPARE PARTS AND TIRES
STORAGE PLUS AN OFFICE AND
RECORDS STORAGE.
BUILDING USED TO PREPARE USED
CARS FOR RESALE.
CURRENT LAND USE :PROFESSIONAL OFFICE
PROPOSED LAND USE :INDUSTRIAL/AUTOMOTIVE
COMMERCIAL
PROJECT INFORMATION
DRAWING LIST
Page 52 of 169
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
12/10/2020
2002
LG
A0.1VIEWSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIASOUTH EAST CORNER VIEW
NORTH EAST CORNER VIEW
ARIAL VIEWS ARIAL VIEWS
Page 53 of 169
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
12/10/2020
2002
Author
A0.2TITLE 24 AFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 54 of 169
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
12/10/2020
2002
Author
A0.3TITLE 24 BFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 55 of 169
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
12/10/2020
2002
Author
A0.4TITLE 24 CFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 56 of 169
1BATBATNO.BY DATEHISTORY / REVISION
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA ● CHICO
L ACO
CHK.DJCX X X X X
4-28-20209644.00DRAWNCHECKAPPROVEDDATEJOB NUMBERSHEET1OFTOPOGRAPHIC MAP
JEFF FOWLER
FOWLER AUTO DEALERSHIP FACILITY PLANNING
1117 COMMERCE DRIVE, UKIAH, CALIFORNIA
Page 57 of 169
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
SS
SS
OHW OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHW
KEEP CLEAR
PROPERTY LINE
FORMER
BUILDING HAS
BEEN
DEMOLISHED
DEMO EXISTING CONCRETE WALL
FORMER CONCRETE SLAB ON
GRADE -HAS BEEN DEMOLISHED
PAVEMENT:
HAS BEEN DEMOLISHED
NORTH
FOOT PRINT OF THE NEW BUILDING -
SHOWN WITH RED DASHES
FOOT PRINT
OF THE NEW
BUILDING -
SHOWN WITH
RED DASHES
EXISTING
CONCRETE
PAVEMENT
TO REMAIN
EXISTING
SOIL AND
GRADES TO
REMAIN IN
GREEN
HATCH
EXISTING PAVED SURFACE
10' - 0"
KEEP CLEAR
10' - 0"
EXISTING SOIL
AND GRADES IN
GREEN HATCH
R= 11570.87' 2º20'35"
S04º59'32"EPROPERTY LINE PROPERTY LINES84º30'34"W604
604
603
603
602
605 (E) SS LOCATION LOCATION OF PROPOSED SLOPED A.C. PAVING
LOCATION OF PROPOSED EXTERIOR A.C. PAVING ON GRADE
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
1/8" = 1'-0"
12/10/2020
2002
LG
A1.1ENLARGED EXISTING /DEMO SITE PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 58 of 169
DN
SS
SS
SS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSA3.1
1
A3.1
4
A3.12
A3.1 3
PROPERTY LINE
202' - 0"
32' - 0"
R= 11570.87' 2 20'35"O
S04 59'32"EO
(E) SS LOCATION KEEP CLEAR
10' - 0"10' - 0"
KEEP CLEAR
EXISTING
SOIL AND
GRADES
LANDSCAPE
S04º59'32"EPROPERTY LINE PROPERTY LINES84º30'34"W+604'-0"
604
603
603
602
605
IF REQUIRED:
AREA OF A.C.
PAVING TO BE
REMOVED AND
PLANTED FOR
STORMWATER
MANAGEMENT
EXISTING
CONCRETE
PAVEMENT
PROPOSED NEW
WHITE STRIPING
PATTERN -
SHOWN IN BLACK
FOR CLARITY
PROPOSED
HANDICAP VAN
SPACE
REVERSE
OSMOSIS
EQUIPMENT
SPARE
PARTS
RECORDS/
STORAGE
WASH BAY 2 WASH BAY 1 BAY 10 BAY 9 BAY 8 BAY 7 BAY 5 BAY 4 BAY 3 BAY 2 BAY 1BAY 6
OFFICE
NEW TIRES USED TIRES 68' - 0"5' - 0"6%24' - 0"18' - 0"10' - 0"10' - 0"8' - 0"
TOTAL BUILDING + NEW AC = +/-15,159 SQFT
SLOPED A.C. PAVING
4273 SQFT
AC SLAB +605'-4"
2065 SQFT
NEW A.C. PAVING
423 SQFT 10' - 0"+604'-0"
+605'-4"
+605'-4"
+605'-4"
+604'-0"
+605'-4"
+605'-4"
+605'-4"
+605'-4"
+605'-4"
11' - 0"
9' - 4 1/2"
170' - 0"24' - 8"43' - 4"+605'-4"
+605'-4"+605'-4"
2%2%+604'-0"
+605'-4"
+605'-4"
NEW PAVING AT SAME
ELEVATION AS
SURROUNDING PAVING
776 SQFT
2%2%2%2%
2%2%10' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"18' - 0"42' - 0"5' - 10"26' - 2"10' - 0"RAMP 8.33%+605'-4"
+604'-0"+604'-0"
+605'-4"
EXISTING A.C.
PAVING SHOWN
IN LIGHT GRAY
NEW A.C. PAVING
SHOWN IN DARK GRAY
RAMP 6.06%CONFORM THIS EDGE TO
EXISTING A.C. PAVING 32' - 0"36' - 0"NEW
CONCRETE
CURB
+605'-4"+605'-4"
NORTH
+604'-0"
ACCESSIBLE PARKING
SIGNAGE -SEE 1/A5.1
6
A5.2
-
---
-
---
3
A4.01 2
A4.01
-
---
1
A4.01
+604'-0"1' - 0" NO
PARKING
PROPOSED NEW
WHITE STRIPING
PATTERN -
SHOWN IN BLACK
FOR CLARITY
+605'-4"+605'-4"
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
1/8" = 1'-0"
12/10/2020
2002
LG
A1.2PROPOSED SITE PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 59 of 169
DN
A3.1
1
A3.1
4
A3.12
A3.1 3
14' - 0"
8"
13' - 4"
8"
REVERSE
OSMOSIS
EQUIPMENT
SPARE
PARTS
RECORDS/
STORAGE
WASH BAY 2 WASH BAY 17' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"2' - 0"
8' - 6"13' - 0"
OFFICE
NEW TIRES
7' - 6"5' - 0"32' - 0"3' - 8"USED TIRES
8' - 6"
SHELVES
2' - 0"
202' - 0"
170' - 0"
25' - 5"24' - 0"7' - 0"6' - 4"32' - 0"32' - 0"68' - 0"7' - 0"7' - 0"3' - 0"3' - 0"5' - 4"3' - 4"14' - 8"7' - 10"4' - 8"6' - 4"5' - 0"6' - 4"5' - 0"3' - 4"
1' - 4"5' - 0"6' - 0"23' - 2"12' - 7"12' - 7"5' - 11 1/2"A5.0
2
26' - 5 1/2"EQ EQ EQ EQ
8 1/2"7"7"0' - 8"
55' - 4"
8"11' - 2 1/2"7"7"0' - 8"8"+604
+605'-4"
+604
+604
+605'-4"
+605'-4"
+605'-4"
+605'-4"
TYP.
+605'-4"+605'-4"
DRAIN
+605'-4"
+604
+605'-4"
+604
EQ EQ EQ EQ
+605'-4"
EQ EQ EQ EQ
14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"2' - 0"
12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"+605'-4"RAMP 6.06% 3' - 0"1' - 8"3' - 0"3' - 0"7"8"7"9 1/2"7"1' - 6"
01
01
03
01 01 02 02 02 02 02 02 02 02 02 02 02 02
17
25 24
22
2120 1' - 10"2326
27 04
03
0201
4' - 0"6' - 0"5' - 0"5' - 5 1/2"5' - 9"6' - 8"6' - 0"03
03
14' - 0"
161514131211100908070605
18
19
NORTH
+605'-2"+605'-2"
+605'-2"+605'-2"
28' - 0"31' - 2"
A2.1
4
A2.1
2
A2.1
3
+605'-4"24' - 8"ALIGN
JAMBS RAMP 8.33%17' - 2"6' - 0"36' - 0"36' - 0"2' - 4"1' - 10"3' - 0"1' - 2"1' - 10"3' - 0"1' - 2"1' - 2"BAY 10 BAY 9 BAY 8 BAY 7 BAY 5 BAY 4 BAY 3 BAY 2 BAY 1BAY 6
2X4 STUD
FURRING WALL +
5/8" GYPBOARD
4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"5' - 4"
8"
6
A5.2
-
---
-
---
-
---
1
A4.01
3
A4.01 2
A4.01
C
B
A
A
CD
A
A
A
+605'-4"
3' - 4"
+604' 4' - 4"RAMP
HANDRAIL 6' - 0"1' - 8"1' - 6"
8X8X16 CMU
2X6 STUD
WALL -5/8"
GYPBOARD
EACH SIDE
3' - 9"
03
5' - 4"
1' - 4"4' - 0"C
A
1' - 4"2' - 0"5' - 0"6"
PROPOSED CONCRETE CURB
8X8X16 CMU
17
3' - 4"2' - 0"
1' - 4"6"A1' - 6"3' - 4"2' - 4"6' - 0"5' - 0"
2X6 STUD WALL -
5/8" GYPBOARD
EACH SIDE
2X4 STUD
FURRING WALL +
5/8" GYPBOARD
26
25
2X4 STUD
FURRING WALL +
5/8" GYPBOARD
BA
C
B OFFICE
A -8X8X16 CMU WALL
B -8X8X16 CMU WALL PLUS 2X4 FURRING AND R-13 BATT INSTALLATION PLUS GYP BD. @ OFFICE
C -2X6 STUD WALL -5/8" GYP BD EACH SIDE
D -2X6 STUD WALL -5/8" GYP BD EACH SIDE PLUS R-13 BATT INSTALLATION PLUS GYP BD. @ OFFICE
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
As indicated
12/10/2020
2002
LG
A2.1PROPOSED FLOOR PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA0'4'8'16'32'
1/8" = 1'-0"1 Proposed Floor Plan
1/2" = 1'-0"2 Proposed Floor Plan @ DOOR #3
1/2" = 1'-0"3 Proposed Floor Plan @ DOOR #17
1/2" = 1'-0"4 Proposed Floor Plan @ DOOR #25 & 26
NOTE: EXTERIOR DIMENSIONS ARE TO FACE OF MASONRY UNITS UNLESS OTHERWISE NOTED.
INTERIOR DIMENSIONS AT MASONRY WALLS ARE TO FACE OF MASONRY UNLESS OTHERWISE NOTED.
INTERIOR DIMENSIONS TO STUD WALLS ARE TO FINISH FACE OF WALLS UNLESS OTHERWISE NOTED.
8X8X16 CMU
NOTE: SEE 4&5/A6.0 FOR DOOR JAMB DETAILS
WALL LEGEND
Page 60 of 169
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
SS
SS
A3.1
1
A3.1
4
A3.1 3
PROPERTY LINE
HIGHER ROOF
LOWER ROOF 32' - 0"R= 11570.87' 2 20'35"O
S04 59'32"EO
3% SLOPE 3% SLOPE 11' - 1"10' - 0"10' - 0"68' - 0"SSMH RMPROPERTY LINE
KEEP CLEAR FROM SSMH RM
10' - 0"10' - 0"
KEEP CLEAR FROM SSMH RM
S04º59'32"E
PROPERTY LINES84º30'34"W602
AREA OF HIGHER PORTION OF BUILDING = +/-5,445 SQFT
AREA OF LOWER PORTION OF BUILDING = +/-2,177 SQFT
TOTAL BUILDING AREA = +/-7,622 SQFT
GUTTER AND DOWNSPOUT
+623'-8"+623'-8"
+622'-8"
+622'-8"
+619'-2"
+619'-2"+618'-2"
+618'-2"
SLOPED A.C. PAVING
4273 SQFT
AC SLAB +605'-4"
2065 SQFT
+604
NORTH
SLOPING ROOF SINGLE PLY MEMBRANE
SLOPING ROOF SINGLE
PLY MEMBRANE RAMP 6.06% 32' - 0"170' - 0"36' - 0"C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
1/8" = 1'-0"
12/10/2020
2002
LG
A2.2PROPOSED ROOF PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 61 of 169
MAIN LEVEL0' -0"
T.O. CMU CONCRETE
WALL 215' -4"
HIGH POINT OF
SLOPING ROOF 218' -4"4' - 8"8' - 8"3' - 4"15' - 4"170' - 0"9' - 4"12' - 0"14' - 0"12' - 0"
METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY 8X8X16 CMU -
SMOOTH -
COLOR A
8X8X16 SPLIT
FACE CMU -
COLOR B
LEVEL @TIRE AREA-1' -4"
METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY
GUTTER AND
DOWNSPOUT
TYPE B
TYPICAL
03 02 01
MAIN LEVEL0' -0"
T.O. CMU CONCRETE
WALL 215' -4"
HIGH POINT OF
SLOPING ROOF 218' -4"
32' - 0"
68' - 0"4' - 8"4' - 8"8' - 0"3' - 4"HIGH POINT OF
SLOPING ROOF 113' -8"
T.O. CMU CONCRETE
WALL 110' -8"
8X8X16 SPLIT
FACE CMU -
COLOR B
8X8X16 CMU -
SMOOTH -
COLOR A
METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY GUTTER AND
DOWNSPOUT 18' - 4"3' - 0"4' - 8"04 03 0317
T.O.LOWER LEVEL SHOWN DASHED -
FIRST COURSE OF BLOCK PLACED @
LOWER FLOOR LEVEL
68' - 0"
32' - 0"15' - 0"4' - 8"4' - 8"LEVEL @TIRE AREA-1' -4"
T.O. CMU CONCRETE
WALL 110' -8"
GUTTER AND
DOWNSPOUT
01 01 03 26
3' - 4"T.O.LOWER LEVEL SHOWN DASHED -
FIRST COURSE OF BLOCK PLACED @
LOWER FLOOR LEVEL
MAIN LEVEL0' -0"
HIGH POINT OF
SLOPING ROOF 218' -4"
HIGH POINT OF
SLOPING ROOF 113' -8"
T.O. CMU CONCRETE
WALL 110' -8"3' - 4"2' - 0"11' - 4"GUTTER AND
DOWNSPOUT 15' - 4"1' - 0"2' - 0"2' - 0"11' - 4"2' - 0"11' - 4"2' - 0"11' - 4"01 01
02 02 02 02 02 02 02 02 02 02 02 02
SLOPING ROOF SINGLE PLY MEMBRANE
METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY
8X8X16 CMU -
SMOOTH -
COLOR A
8X8X16 SPLIT FACE
CMU -COLOR B
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
1/8" = 1'-0"
12/10/2020
2002
LG
A3.1PROPOSED ELEVATIONSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA0'4'8'16'32'
1/8" = 1'-0"1 EAST ELEVATION
1/8" = 1'-0"2 SOUTH ELEVATION
1/8" = 1'-0"3 NORTH ELEVATION
1/8" = 1'-0"4 WEST ELEVATION
Page 62 of 169
MAIN LEVEL
0' -0"
T.O. CMU CONCRETE
WALL 215' -4"
HIGH POINT OF
SLOPING ROOF 218' -4"
GUTTER
LEVEL @TIRE AREA
-1' -4"
A5.2
2 A5.2
1
MAIN LEVEL0' -0"MAIN LEVEL0' -0"
T.O. CMU CONCRETE
WALL 215' -4"
HIGH POINT OF
SLOPING ROOF 218' -4"
BAY 1 BAY 2 BAY 3 BAY 4 BAY 5 BAY 6 BAY 7 BAY 8 BAY 9 BAY 10 WASH BAY 1 WASH BAY 2
RESTROOM 1
SPARE PARTS
RECORDS/ STORAGE3' - 4"7' - 4"GUTTER 10' - 8"HIGH POINT OF
SLOPING ROOF 113' -8"
T.O. CMU CONCRETE
WALL 110' -8"
6" CONCRETE SLAB
2" SAND
4" SUBBASE
SUBGRADE
TRUSS S.S.D.
SEE A5.1 FOR
INTERIOR
ELEVATIONS
WATERPROOFING MEMBRANE
A5.2
3
A5.2
5
MAIN LEVEL
0' -0"
T.O. CMU CONCRETE
WALL 215' -4"
HIGH POINT OF
SLOPING ROOF 218' -4"
SPARE PARTSOFFICE
LEVEL @TIRE AREA
-1' -4"
T.O. CMU CONCRETE
WALL 110' -8"
NEW TIRES
6" CONCRETE SLAB
2" SAND
4" SUBBASE
SUBGRADE
WATERPROOFING MEMBRANE
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
1/8" = 1'-0"
12/10/2020
2002
LG
A4.1PROPOSED BUILDINGSECTIONSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA0'4'8'16'32'
1/8" = 1'-0"2 Section 1
1/8" = 1'-0"1 Section 2
1/8" = 1'-0"3 Section 3
Page 63 of 169
2'-0" MIN.1'-0" MIN.2'-2"1'-6"1'-6"2'-10"3'-4"1'-10"10"9"1'-7"2'-0" MIN.
3'-6" MIN.1'-0"
MAX.5'- 0"5'-2"5'-0"2'-10" 6"4"COVETILE4"X4"TILEEQ.
4"60"EQ.
20"29" MIN.34" MAX.12" MIN.
17" MIN.5"13 1/2" MIN.6"9" MAX.27" MIN.1"38" (40" MAX.) - B.O. MIRROR42" MIN12"
MAX
33"36" MIN.
18"
9"19" MIN17" - 19"12"
MIN
24" MIN
33"54" MIN
40"24" MIN.
6" MIN.6" MIN.1 1/2" 1 1/2"
CEILING
+10'-8"
FINISH FLOOR
+0'-0"
C - WESTA- EAST
B - EAST
D- NORTHB - SOUTH
CLEARANCE LINE
INSULATE EXPOSED HOT
WATER AND DRAIN PIPES
NOTE: HATCHED AREA MUST REMAIN
CLEAR OF ALL OBSTRUCTIONS
SINK AS SCHEDULED
COUNTER
7
A5.0
8
A5.0
GRAB BAR,
TYP.
RECESSED MOUNTED
SEAT-COVER
DISPENSER
RECESSED TOILET
TISSUE DISPENSER
INSTANTANEOUS
ELECTRIC WATER
HEATER, CENTERED
ON SINK
WALL- MOUNT
MIRROR
CL SINK
CL
TOILET
RECESSED PAPER
TOWEL DISPENSER AND
WASTE RECEPTACLE;
TOWELS ARE 40" ABOVE F.F.
WALL MOUNTED
MIRROR
INSULATE DRAINS +
HW SUPPLIES IN
ADA COMPLIANT
INSULATION, TYP.
CL
FIRE ALARM LIGHT
SIGNAL
GRAB BAR, TYP.
SURFACE
MOUNTED TOILET
TISSUE
DISPENSER
FLOOR
MOUNTED
TOILET
CL
RECESSED
SEAT-COVER
DISPENSER
4" COVE TILE
@ B.O. WALL
TO MEET
FLOOR TILE
L COVE BASE TILE
GYP BD.GYP BD.
GYP BD.GYP BD.
4" X 4" WALL
CERAMIC TILE
FLOOR TILE
GYP
BD.
BULLNOSE TILE
ACCESSIBILITY SIGNAGE DETAIL
SCALE: 1-1/2" = 1-'0"
6
A5.0
GRAB BAR DETAIL
Scale: N.T.S.
5
A5.0
RESTROOM ENLARGED PLAN
SCALE: 1/2" = 1-'0"
2
A5.0
DOOR MOUNTED SIGNAGE
SCALE: 1-1/2" = 1-'0"
7
A5.0
LAVATORY DETAIL
SCALE: 3/4" = 1-'0"
3
A5.0
GRAB BAR & TOILET DETAILS
SCALE: 1/2" = 1-'0"
4
A5.0
WALL MOUNTED SIGNAGE
SCALE: 1-1/2" = 1-'0"
8
A5.0
RESTROOM INTERIOR ELEVATION
SCALE:1/2" = 1-'0"
1
A5.0
NOTES:
STRUCTURAL LOAD REQUIREMENTS.
DESIGN TO COMPLY WITH 250# MIN.
1.
2.
PROVIDE SMOOTH GRAB BARS
WITH NO SHARP CORNERS
12"12"12"
MIDDLE OF SIGN FROM
FINISHED FLOOR. INSTALL
SIGN HEIGHT 60" TO
WALL SIGN ON LATCH SIDE
CL
NOTE:FINISH FLOOR2'-9"A B C
TO FLOOR60"1/4" PLEXI GLASS SIGN, TYP.
NOTE:
SIGN TO MEET ALL LOCAL,
STATE, ADA, & CBC CODE
REQUIREMENTS.
CL
PROVIDE STRUCTURAL BACKING FOR
GRAB BARS (HATCHED AREA)
GRAB BAR, TYP. - SEE DETAIL 9/A9.1
REAR WALL ELEVATION
* REAR GRAB BAR ALLOWED AT
36" A.F.F. AT TANK TYPE TOILET
TOILET
TISSUE
DISPENSER
ALL DISPENSERS
40" MAX TO
HIGHEST
OPERABLE PARTMEN
NOTE:
SIGN TO MEET ALL LOCAL, STATE,
ADA, & CBC CODE REQUIREMENTS.
PROVIDE "MEN", "WOMEN", OR
"UNISEX" SIGN AS REQUIRED
PICTOGRAM NO TACTILE REQUIRED
MINIMUM 6" HEIGHT
GRADE 2 BRAILLE "MEN" OR "WOMEN"
5/8" MIN. (2"MAX) HIGH 1/32" RAISED,
UPPER CASE, SANS SERIF OR SIMPLE
SERIF TYPESTYLE.TO FLOOR60"CL
OTHER RESTROOM IS SIMILAR
OTHER RESTROOM IS SIMILAR
MAX 2' - 6"7' - 0"7' - 5 1/2"
7' - 6"3"3' - 0"3' - 9"1' - 6"5' - 0"2' - 6"
3' - 0"3' - 6"6"1' - 0"7"
2"
1' - 6"1' - 0"
-
---
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
1/2" = 1'-0"
12/10/2020
2002
LG
A5.0RESTROOM INTERIORSAND ENLARGED PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIASOAP DISPENSER
RECESSED PAPER
TOWEL
DISPENSER AND
WASTE
RECEPTACLE
RECESSED TOILET SEAT-
COVER DISPENSER
SURFACE MOUNTED
MULTI-ROLL TOILET
TISSUE DISPENSER
GRAB BAR,
TYP
Page 64 of 169
TACTILE/BRAILLE SIGNS LOCATION
SCALE: N.T.S.
5
A5.1
ACCESSIBLE WARNING SIGNAGE
SCALE: N.T.S.
3
A5.1
ACCESSIBLE PARKING SIGNAGE
SCALE: N.T.S.
1
A5.1
VAN ACCESSIBLE PARKING REQUIREMENTS
SCALE: N.T.S.
2
A5.1
INTERNATIONAL ACCESSIBILITY SYMBOL
SCALE: 1-1/2" = 1-'0"
4
A5.1
OCCUPANT LOAD SIGN
SCALE: 1-1/2" = 1-'0"
6
A5.1
MAXIMUM OCCUPANT
CAPACITY
___ PERSONS
LOCATION OF TACTILE SIGNS
AT DOOR
WHERE A TACTILE SIGN IS PROVIDED AT DOOR, THE SIGN SHALL BE LOCATED ALONG SIDE
THE DOOR AT THE LATCH SIDE.
WHERE A TACTILE SIGN IS PROVIDED AT DOUBLE DOORS WITH TWO ACTIVE LEAFS, THE SIGN
SHALL BE LOCATED TO THE RIGHT OF THE RIGHT HAND DOOR.
WHERE THERE IS NO WALL SPACE AT THE LATCH SIDE OF A SINGLE DOOR OR AT THE RIGHT
SIDE OF A DOUBLE DOORS, SIGNS SHALL BE LOCATED ON THE NEAREST ADJACENT WALL.
SIGNS CONTAINING TACTILE CHARACTERS SHALL BE LOCATED SO THAT A CLEAR FLOOR
SPACE OF 18 INCHES MINIMUM BY 18 INCHES MINIMUM CENTERED ON THE TACTILE
CHARACTERS, IS PROVIDED BEYOND THE ARC OF ANY DOOR SWING BETWEEN THE CLOSED
POSITION AND 45 DEGREE OPEN POSITION.
WHERE PERMANENT IDENTIFICATION SIGNAGE IS PROVIDED FOR ROOMS AND SPACES THEY
SHALL BE LOCATED ON THE APPROACH SIDE OF THE DOOR AS ONE ENTERS THE ROOM OR
SPACE.
SIGNS THAT IDENTIFY EXITS SHALL BE LOCATED ON THE APPROACH SIDE OF THE DOOR AS
ONE EXITS THE ROOM OR SPACE.
CODE ALSO ALLOWS 12'-0"VAN SPACE WITH 5'-0" NO PARKING UNLOADING AISLE.
SYMBOL PROPORTIONS DISPLAY CONDITIONS
THIS DIAGRAMS ILLUSTRATES THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS
AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
LETTERS AT LEAST 1" HIGH
AND OF CONTRASTING
COLOR TO THE BACKGROUND60"TO FLOORRAISED CHARACTERS SHALL BE 1/32 INCH MINIMUM ABOVE THEIR BACKGROUND.
CHARACTERS SHALL BE UPPERCASE.
CHARACTERS SHALL BE SANS SERIF. CHARACTERS SHALL NOT BE ITALIC,
OBLIQUE, SCRIPT, HIGHLY DECORATIVE OR OTHER UNUSUAL FONTS.
CHARACTERS SHALL BE SELECTED FROM FONTS WHERE THE WIDTH OF THE
UPPERCASE LETTER "O" IS 60 PERCENT MINIMUM AND 110 PERCENT MAXIMUM
OF THE HEIGHT OF THE UPPERCASE LETTER "I".
CHARACTER HEIGHT MEASURED VERTICALLY FROM THE BASELINE OF THE
CHARACTER SHALL BE 5/8 INCH MINIMUM AND 2 INCHES MAXIMUM BASED ON
THE HEIGHT OF THE UPPERCASE LETTER "I".
BLUE
WHITE
3%
MORTAR JOINT
SLOPING ROOF SINGLE PLY
MEMBRANE -OVER
PLYWOOD
8X8X16 CMU -SMOOTH -COLOR A
REGLET IN MORTAR JOINT WITH
COUNTER-FLASHING
METAL DRIP EDGE
SLOPING ROOF SINGLE PLY
MEMBRANE -OVER PLYWOOD
BUILDING MEMBRANE BLUESKIN
SELF ADHERED WEATHER
BARRIER OR EQUAL
OVER PLYWOOD
1" METAL SLIDING: AEP
SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY
GUTTER AND
DOWNSPOUT
1" METAL SLIDING: AEP SPAN -
FLUSH PANEL -FLAT WITH 1 PENCIL
RIB -COOL OLD TOWN GRAY
DRIP EDGE
BUILDING MEMBRANE BLUESKIN
SELF ADHERED WEATHER BARRIER
OR EQUAL OVER PLYWOOD
2XPT S.S.D. FOR DETAILS
SLOPING ROOF SINGLE PLY
MEMBRANE -OVER PLYWOOD 5"6"1"1" METAL SLIDING:
AEP SPAN -FLUSH PANEL -FLAT
WITH 1 PENCIL RIB -COOL OLD
TOWN GRAY
METAL DRIP EDGE
BUILDING MEMBRANE BLUESKIN
SELF ADHERED WEATHER
BARRIER OR EQUAL OVER
PLYWOOD
CONTINUOUS CLEAT
SLOPING ROOF SINGLE PLY
MEMBRANE -OVER PLYWOOD &
OVER METAL DRIP EDGE
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
3" = 1'-0"
12/10/2020
2002
LG
A5.1DETAILSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA3" = 1'-0"7 EDGE OF THE ROOF @ WALL
3" = 1'-0"8 ROOF EDGE DETAIL
3" = 1'-0"9 GUTTER DETAIL
3" = 1'-0"10 EDGE OF THE ROOF DETAIL
-Optional
Page 65 of 169
PREFAB WOOD
TRUSS, S.S.D.
1" METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY
SLOPING ROOF SINGLE
PLY MEMBRANE -OVER
PLYWOOD
2XPT S.S.D. FOR DETAILS
8X8X16 CMU -
SMOOTH -COLOR A
METAL DRIP EDGE
3 %
METAL Z-FLASHING
BUILDING MEMBRANE
BLUESKIN SELF ADHERED
WEATHER BARRIER OR
EQUAL OVER PLYWOOD ALIGN A5.1
10
T.O. CMU CONCRETE
WALL 215' -4"
LINTEL UNITS
AWNING OR CASEMENT
WINDOW
PREFAB WOOD TRUSS, S.S.D.
8X8X16 CMU -
SMOOTH -COLOR A
GUTTER AND
DOWNSPOUT
1" METAL SLIDING: AEP SPAN -
FLUSH PANEL -FLAT WITH 1 PENCIL
RIB -COOL OLD TOWN GRAY
SLOPING ROOF SINGLE PLY
MEMBRANE -OVER PLYWOOD
2XPT S.S.D. FOR
DETAILS AND
8X8X16 CMU -
SMOOTH -COLOR A
METAL Z-
FLASHING
DRIP EDGE 3 %SLOPE
BUILDING MEMBRANE BLUESKIN
SELF ADHERED WEATHER BARRIER
OR EQUAL OVER PLYWOOD
2XPT S.S.D. FOR DETAILS
MORTAR SLOPES
5"6"8X8X16 CMU -
SMOOTH -COLOR A
A5.1
9
PREFAB WOOD TRUSS, S.S.D.
SLOPING ROOF SINGLE PLY
MEMBRANE -OVER
PLYWOOD
2XPT S.S.D. FOR DETAILS
8X8X16 CMU -
SMOOTH -COLOR A
METAL DRIP EDGE
METAL Z-FLASHING
3%
PREFAB WOOD
TRUSS, S.S.D.
REGLET IN MORTAR JOINT
WITH COUNTER-FLASHING
4X5 PT LEDGER S.S.D.
SLOPING ROOF SINGLE PLY
MEMBRANE -OVER
PLYWOOD
BUILDING MEMBRANE
BLUESKIN SELF ADHERED
WEATHER BARRIER OR
EQUAL OVER PLYWOOD
METAL FLASHING
LINE OF THE CEILING
EDGE BEYOND
A5.2
4
A5.1
7
A5.1
8
1" METAL SLIDING: AEP SPAN -
FLUSH PANEL -FLAT WITH 1 PENCIL
RIB -COOL OLD TOWN GRAY
MAIN LEVEL0' -0"
8X8X16 SPLIT FACE
CMU -COLOR B @
EXTERIOR WALL
@ 3'-4" ABOVE MAIN
LEVEL
8X8X16 SMOOTH
CMU -COLOR A
2XPT S.S.D. FOR DETAILS
METAL Z-FLASHING
1" METAL SLIDING:
AEP SPAN -FLUSH PANEL -FLAT WITH 1
PENCIL RIB -COOL OLD TOWN GRAY 1/2"BUILDING MEMBRANE BLUESKIN
SELF ADHERED WEATHER
BARRIER OR EQUAL OVER Z-
FLASHING
8X8X16 SPLIT FACE
CMU -COLOR B @
EXTERIOR WALL -
OR SMOOTH
COLOR A @
INTERIOR WALL
@ 3'-4" ABOVE MAIN
LEVEL
8X8X16 SMOOTH
CMU -COLOR A
2X4 STUD WALL
@ OFFICE
GYP BD, PAINTED,
SEE FLOOR PLAN
FOR LOCATION
4" VINYL TOP
SET BASE
R-13 BATT
INSTALLATION
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
As indicated
12/10/2020
2002
LG
A5.2EXTERIOR DETAILSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA1 1/2" = 1'-0"1 TYPICAL ROOF EDGE DETAIL
1 1/2" = 1'-0"2 TYPICAL ROOF EDGE AND WINDOW DETAIL
1 1/2" = 1'-0"3 ROOF TO WALL DETAIL
1 1/2" = 1'-0"5 DETAIL @ CMU
3" = 1'-0"4 DETAIL @ TOP OF CMU WALLS
1 1/2" = 1'-0"6 OFFICE WALL DETAIL
Page 66 of 169
TYPE E TYPE GTYPE DTYPE B TYPE CTYPE A
TYPE 01 TYPE 03TYPE 02
STOP
2X6 STUD
WALL
METAL DOOR
2"
STOP
8X8X16 CMU, S.S.D.
FOR OPENING
DETAIL
MASONRY
OPENING
DIMENSION LINE 1/2"EXTERIOR
2" HOLLOW
METAL
FRAME
METAL DOOR 1/2"2"
Door Schedule
Door
Number Type
Door Frame
Comments
Exteri
or
Door KeynoteWidth Height Thickness Material Material Finish
01 A 6' - 0" 9' - 2" 0' - 1 3/4" METAL 6/A6.0
02 A 6' - 0" 9' - 2" 0' - 1 3/4" METAL 6/A6.0
03 G 3' - 0" 9' - 2" 0' - 1 3/4" METAL 6/A6.0
04 C 6' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
05 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
06 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
07 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
08 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
09 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
10 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
11 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
12 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
13 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
14 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
15 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
16 B 12' - 0" 12' - 0" 0' - 0 3/4" METAL OVERHEAD ROLLING DOOR
17 G 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
18 D 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
19 G 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
20 G 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
21 G 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
22 G 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
23 D 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
24 G 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
25 G 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
26 G 3' - 0" 7' - 10" 0' - 1 3/4" METAL 6/A6.0
27 E 3' - 0" 7' - 10" 0' - 1 3/4" METAL 5/A6.0
C A L IF ORNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
As indicated
12/10/2020
2002
LG
A6.0DOOR AND WINDOWSCHEDULESFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAWindow Schedule
Type
Mark
R.O.
Operation Material
Sill
Height
Head
Height Comments KeynoteWidth Height
01 3' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0"1a&2a/A6.0
01 3' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0"1a&2a/A6.0
01 3' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0"1a&2a/A6.0
01 3' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
02 4' - 0" 2' - 0" AWNING 11' - 4" 13' - 4"1a&2a/A6.0
03 6' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0"1a&2a/A6.0
03 6' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0"1a&2a/A6.0
03 6' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0"1a&2a/A6.0
1/4" = 1'-0"
DOOR TYPES
1/2" = 1'-0"
WINDOW TYPES3
3" = 1'-0"5 TYPICAL HOLLOW METAL DOOR JAMB @ STUD WALLS
3" = 1'-0"6 TYPICAL HOLLOW METAL DOOR JAMB @ MASONRY WALLS
2a
TYPICAL WINDOW JAMB
AND HEAD DETAILS
5/8" GYPBD
BACKER ROD
AND SEALANT
2X4 WOOD STUD
8X8X16 CMU
S.S.D. FOR
OPENING DETAIL EXTERIOR
8X8X16 CMU
S.S.D. FOR
OPENING DETAIL EXTERIOR
3" = 1'-0"
BLOCKING
BLOCKING L -MOLDING
BACKER ROD
AND SEALANT
BACKER ROD
AND SEALANT
BACKER ROD
AND SEALANT
BLOCKING,
TYP.
BACKER ROD AND
SEALANT, TYP.
BACKER ROD AND
SEALANT, TYP.
SLOPED
MORTAR BED,
TYP.
CMU AND WINDOW, TYP.
1X SILL
2X6
BLOCKING,
TYP.
GYPBD
8X8X16 CMU S.S.D.
FOR OPENING DETAIL CMU AND WINDOW, TYP.
4
R-13 BATT
INSTALLATION
R-13 BATT-
INSTALLATION
2b
WINDOW JAMB AND HEAD
DETAILS @ OFFICE
3" = 1'-0"1b
WINDOW SILL DETAIL
@ OFFICE
3" = 1'-0"1a
TYPICAL WINDOW
SILL DETAILS
3" = 1'-0"
1b&2b
Page 67 of 169
Initial Storm Water Low Impact Development
Prepared For Fowler Auto Center
Proposed Auxiliary Building
Project Location
1117 Commerce Drive
Ukiah, Ca 95482
APN 180-070-03
LACO Job #9644.01
Owner: Fowler Auto Center
Contact: (707) 507-4049
PREPARED BY
LACO ASSOCIATES
776 South State Street
Ukiah, Ca 95482
(707) 462-0222
November 13, 2020
Prepared under the supervision of
Rodney L. Wilburn, Jr, RCE No.69388
My License Expires 30, June 2022
Page 68 of 169
Project Description:
The Proposed Auxiliary Building project will consist of the development of a new building, parking
areas and striping, asphalt pavement, stormwater bmps and landscaped areas.
The existing site is a commercially zoned downtown property. The location is at the west terminus of
Commerce Drive behind and surrounded by commercial properties that face onto Commerce
Drive. There are no wetlands or creek on site, 3 large trees within the buildable area and are
proposed to remain. The general drainage pattern for the site is in a south-eastern direction. There
is no off site run-on occurring with this project. Our proposed drainage design will intercept any
runoff in roadside bioretention areas or vegetated swales located throughout the site in Drainage
Management Areas (DMA); please refer to SUSMP Exhibit (WQ-2) for exact locations.
Project Triggers:
The project will involve the construction of 16,156 sft of new or replaced impervious areas.
According to Chapter 2, of the 2017 Storm Water LID Technical Manual. Project sites that create or
replace less than 1.0 acres of impervious surface are required to comply with Delta Volume and
Treatment. There are no creek outfalls and therefore the size of the impervious area is the only
project trigger.
Pollution Prevention Measures:
Source control pollution prevention measures would include parking area sweeping, and all onsite
Trash Enclosures shall be covered.
Runoff Reduction Measures:
Downspouts from roof gutters will be disconnected from the storm drain system and discharge into
landscape areas and swales. The total tributary area used for delta volume and treatment
calculations has been reduced by taking credit for these measures. See attached sheet (WQ-3)
Types of BMPs
The selected BMPs for the developed site will include the following:
Universal LID Features
Impervious area disconnection
Priority 1 BMPs
Roadside Bio-retention – No Curb and Gutter (P1-02)
Level of Treatment and Volume Capture
The site hydrology has been divided up into individual Drainage Management Areas (DMAs). There
is no offsite run-on as described above therefore only delta volume and treatment of onsite runoff
is provided.
The design goal of Delta Volume Capture has been achieved in DMAs 1 and 2. DMA 3 produced
an increase. However, the total site achieves greater than 100% volume capture through the
installation of an oversized bioretention area in DMA 1. See Table below and Calculations in
appendices. In addition, DMAs 2 and 3 provide treatment through the use of vegetated swales.
Total Site Volume Capture
DMA # Volume Goal (ft^3) X Percent Achieved = Volume Total (ft^3)
1 -16 809% 226
2 -86 0% 0
3 219 0% 0
Site Total 117 111% 226
*Note: Negative volumes indicate a reduction in goal of delta volume capture
Page 69 of 169
Maintenance and Funding
BMPs shall be inspected and maintained as described in the Storm Water Low Impact
Development Technical Design Manual. All BMPs are located on private land throughout the entire
property furthermore, BMPs will be the sole responsibility of and funded by Fowler Auto Center
(owner). All legal documents and agreements will be provided with the Final Storm Water Low
Impact Development Report.
Maintenance of BMPs
The maintenance of selected BMPs is recommended as follows:
Impervious Area Disconnection
At a minimum inspection and maintenance shall include the following:
• Routinely inspect for ponding water near building foundation
• Annually inspect for undercutting/washouts at the outlet of pipe
• Annually inspect for splash blocks or rain chain damage
• Annually inspect for vegetation or debris blocking outlet of pipe
Roadside Bio-retention – No Curb and Gutter (P1-02)
At a minimum maintenance shall include the following:
• Dry street sweeping upon completion of construction
• Dry street sweeping annually, and
o When water is observed flowing in the gutter during a low intensity storm.
o Algae is observed in the gutter.
o Sediment/debris covers 1/3 of the gutter width or more.
•Inspect twice annually for sedimentation and trash accumulation in the gutter.
Obstructions and trash shall be removed and properly disposed of.
• Inspect twice during the rainy season for ponded water.
• Pesticides and fertilizers shall not be used in the bioretention area.
• Plants should be pruned, weeds pulled and dead plants replaced as needed.
Page 70 of 169
Attachments:
1. Determination Worksheet
2. BMP Selection Tables
3. Calculations (CN Composite Worksheet, Storm Water Calculator, and BMP
Sizing Calculations)
4. Preliminary Details
5. Fact Sheets
6. Soils Data
7. Predevelopment Conditions Exhibit (WQ-1)
8. Post Development Exhibit (WQ-2)
9. Water Quality Credit Exhibit (WQ-3)
Page 71 of 169
Grading Permit
Use Permit
Designer Mailing Address
Designer Phone/Email
Designer Name
Designer City/State/Zip
Project Name
Project Site Address
Project City/State/Zip
Permit Number(s) - (if applicable)Applicant Phone/Email/Fax
Part 1: Project Information
PURPOSE AND APPLICABILITY: This determination worksheet is intended to satisfy the specific requirements of “ORDER NO.
R1-2015-0030, NPDES NO. CA0025054 NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT AND WASTE
DISCHARGE REQUIREMENTS FOR DISCHARGES FROM THE MUNICIPAL SEPARATE STORM SEWER SYSTEMS.” Additional design
requirements imposed by Governing Agencies, such as local grading ordinances, CAL Green, CEQA, 401 permitting, and hydraulic design
for flood control still apply as appropriate. Additionally, coverage under another regulation may trigger the requirement to design in
accordance with the Storm Water LID Technical Design Manual.
2017 Storm Water LID Determination Worksheet
Type of Application/Project:
Page 1
6/1/2017 Version 8
Applicant City/State/Zip
Yes No
1 Impervious surface replacement, such as the reconstruction of parking lots or excavation to roadway subgrades, is not a routine maintenance
activity. Reconstruction is defined as work that replaces surfaces down to the subgrade. Overlays, resurfacing, trenching and patching are
defined as maintenance activities per section VI.D.2.b.
Hillside Development
Time Extensions
Building Permit
Encroachment Other
1.
Applicant (owner or developer) Name
Applicant Mailing Address
:________________
Is this a project that creates or replaces less than 10,000 square feet of impervious surface1, including all project
phases and off-site improvements?
Subdivison
DesignReview
PART 2: Project Exemptions
Page 72 of 169
2017 Storm Water LID Determination Worksheet
3.
NO: Please complete the remainder of this worksheet.
Did you answer "YES" to any of the questions in Part 2?
Projects that Trigger Requirements:
Please answer the following questions to determine whether this project requires permanent Storm Water BMP's
and the submittal of a SW LIDs as required by the NPDES MS4 Permit order No. R1-2015-0030.
Part 3: Project Triggers
1.Does this project create or replace a combined total of 10,000 square feet or more of impervious surface1
including all project phases and off-site improvements?
2 "Rountine Maintenance Activity" includes activities such as overlays and/or resurfacing of existing roads or parking lots as well as trenching and
patching activities and reroofing activities per section VI.D.2.b.
2.Does this project create or replace a combined total or 10,000 square feet or more of impervious streets,
roads, highways, or freeway construction or reconstruction3? Yes No
Did you answer "YES" to any of the above questions in Part 3?
YES: This project will need to incorporate permanent Storm Water BMP's as required by the NPDES MS4
Permit. Please complete remainder of worksheet and sign the "Acknowledgement Signature Section" on
Page 4.
NO: This project will not need to incorporate permanent Storm Water BMP's as required by the NPDES
MS4 permit. Please complete the "Exemption Signature Section" on Page 4.
YES: This project will not need to incorporate permanent Storm Water BMP's as required by
the NPDES MS4 Permit. Please complete the "Exemption Signature Section" on Page 4.
Project Name
Yes No
Yes No
Is this project a routine maintenance activity2 that is being conducted to maintain original line and grade,
hydraulic capacity, and original purpose of facility such as resurfacing existing roads and parking lots?
3.
2.
4.
4.
Page 2
6/1/2017 Version 8
1 Imprevious surface replacement, such as the reconstruction of parking lots or excavation to roadway subgrades, is not a routine maintence activity.
Reconstruction is defined as work that replaces surfaces down to the subgrade. Overlays, resurfacint, trenching and patching are defined as
maintenance activities per section VI.D.2.b.
3 "Reconstruction" is defined as work that extends into the subgrade of a pavement per section VI.D.2.b.
Is this project a stand alone pedestrian pathway, trail or off-street bike lane?
Yes No
Does this project create or replace a combined total of 1.0 acre or more of impervious surface1 including all
project phases and off-site improvements? Yes No
Page 73 of 169
2017 Storm Water LID Determination Worksheet
Public
3. Existing impervious surface area:
square feet
acres
4.Proposed Land Use(s): (check all that apply)
2. Existing land use(s): (check all that apply)
1. Total Project area:
square feet
acres
Other
Part 4: Project Description
Commercial Industrial Residential
Description of buildings, significant site features (creeks, wetlands, heritage trees), etc.:
Commercial Industrial Residential Public Other
Description of buildings, significant site features (creeks, wetlands, heritage trees), etc.:
Project Name
5.Proposed impervious surface area:square feet
acres
Page 3
6/1/2017 Version 8
Page 74 of 169
Page 75 of 169
BMP Selection Table APPENDIX B
A-7
Project Name: _______________________________________
Best Management
Practice (BMP)
Detail
Sheet Detail Title Can be used with…High Ground WaterContaminationSlope ConstraintsAchieves…TreatmentVolume CaptureRunoff Reduction MeasureBMP in priority selected?YesNoUnique Identifier of BMP per planesExplanation of selectionOther notes:Living Roof N/A N/A X X X X X
Rainwater
Harvesting N/A N/A X X X X
Interceptor Trees N/A N/A X X X X
Bovine Terrace RRM-01 Bovine Terrace X X
Vegetated Buffer
Strip RRM-02 Vegetated
Buffer Strip X
Impervious Area
Disconnection N/A N/A X X X X
Bioretention P1-02
Roadside
Bioretention -
no C & G
X X
Vegetated Swale-
with Bioretention P1-06 Swale with
Bioretention X X
Constructed
Wetlands N/A N/A X X
P2-02
Roadside
Bioretinton -
Flush Design
Roadside
X X
P2-03
Roadside
Bioretenion-
Contiguous SW
X X
P2-04
Roadside
Bioretenion-
Curb Opening
X X
P2-05
Roadside
Bioretenion- No
C & G
X X
Constructed
Wetlands N/A N/A X X
Date: _______________Page _____ of _____
Bioretention
Universal BMP- to be
considered on all
projects.
Runoff Reduction
Measures
Priority 1- to be
installed with no
underdrains or liners.
Must drain all stading
water within 72
hours.
Priority 2 BMPs- with
subsurface drains
installed above the
capture volume.
Proposed Auxiliary Building
11/16/20 1 2
D.R.
BRA#
BRS#
Page 76 of 169
BMP Selection Table APPENDIX B
A-7
Best Management
Practice (BMP)
Detail
Sheet Detail Title Can be used with…High Ground WaterContaminationSlope ConstraintsAchieves…TreatmentVolume CaptureRunoff Reduction MeasureBMP in priority selected?YesNoUnique Identifier of BMP per planesExplanation of selectionOther notes:P3-02
Roadside
Bioretinton -
Flush Design
Roadside
X X X X
P3-03
Roadside
Bioretenion-
Contiguous SW
X X X X
P3-04
Roadside
Bioretenion-
Curb Opening
X X X X
Flow Through
Planters P3-05 Flow Through
Planters X X X X
P3-06 With
Bioretention X X X X X
P3-07 Vegetated
Swale X X X X
Tree Filter Unit X X X X
Modular
Bioretention X X X X
Chambered
Separator Units X X X X
Centrifugal
Separator Units X X X X
Trash Excluders X X X X
Filter Inserts X X X X
Priority 6 BMPs- see
the "Offset Program"
chapter for details.
Offset Program N/A N/A N/A
Other Detention X
Priority 4 BMPs- does
not achieve volume
capture and must be
used as part of a
Priority 5 BMPs- does
not achieve volume
capture and must be
used as part of a
treatment train.
Vegetated Swale
Priority 3 BMPs-
installed with
subdrains and/or
impermeable liner.
Does not achieve
volume capture and
must be used as part
of a treatment train.
Bioretention
Page 77 of 169
STORM WATER CALCULATOR LACO Associates
November 11, 2020
Project:
Address/Location:
Designer:
Date:
Inlet Number/Tributary Area/BMP:
98 3778 370,244.0
67 2707 181,369.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
Totals =6485 551,613.0
CN Composite Work Sheet
(CN x Area) +(CN x Area) + (CN x Area) + (CN x Area) …
No Entry
No Entry
No Entry No Entry
No Entry No Entry
No Entry No Entry
No Entry
No Entry
No Entry
November 11, 2020
LACO Associates
Cover Description
Product of
CN x Area
No Entry
Total Tributary AreaCNCOMPOSIT = =
Impervious - Paved Parking, Rooftop, Driveways
B: 0.15 - 0.30 in/hr infiltration (transmission) rat Brush: weed-grass mixture with brush major element - Poor (<50% ground cover)
B: 0.15 - 0.30 in/hr infiltration (transmission) rat
No Entry
No Entry
Soil Type (Infiltration Rate)
No Entry
85.1Use this CNCOMPOSIT =
No Entry
CN Area ft2
PRE DMA 1
Fowler Auto Center Auxiliary Building
Ukiah, California
INSTRUCTIONS: Please refer to the "Urban Hydrology for Small
Watersheds" (TR-55 manual).
klhj
Release 8 Rev. 5
11/19/2020
Page 78 of 169
STORM WATER CALCULATOR LACO Associates
November 11, 2020
Project:
Address/Location:
Designer:
Date:
Inlet Number/Tributary Area/BMP:
98 3531 346,038.0
67 2954 197,918.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
Totals =6485 543,956.0
CN Composite Work Sheet
(CN x Area) +(CN x Area) + (CN x Area) + (CN x Area) …
No Entry
No Entry
No Entry No Entry
No Entry No Entry
No Entry No Entry
No Entry
No Entry
No Entry
November 11, 2020
LACO Associates
Cover Description
Product of
CN x Area
No Entry
Total Tributary AreaCNCOMPOSIT = =
Impervious - Paved Parking, Rooftop, Driveways
B: 0.15 - 0.30 in/hr infiltration (transmission) rat Brush: weed-grass mixture with brush major element - Poor (<50% ground cover)
B: 0.15 - 0.30 in/hr infiltration (transmission) rat
No Entry
No Entry
Soil Type (Infiltration Rate)
No Entry
83.9Use this CNCOMPOSIT =
No Entry
CN Area ft2
POST DMA 1
Fowler Auto Center Auxiliary Building
Ukiah, California
INSTRUCTIONS: Please refer to the "Urban Hydrology for Small
Watersheds" (TR-55 manual).
klhj
Release 8 Rev. 5
11/19/2020
Page 79 of 169
STORM WATER CALCULATOR LACO Associates
November 11, 2020
Project:
Address/Location:
Designer:
Date:
Inlet Number/Tributary Area/BMP:
98 6053 593,194.0
67 1026 68,742.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
Totals =7079 661,936.0
CN Composite Work Sheet
(CN x Area) +(CN x Area) + (CN x Area) + (CN x Area) …
No Entry
No Entry
No Entry No Entry
No Entry No Entry
No Entry No Entry
No Entry
No Entry
No Entry
November 11, 2020
LACO Associates
Cover Description
Product of
CN x Area
No Entry
Total Tributary AreaCNCOMPOSIT = =
Impervious - Paved Parking, Rooftop, Driveways
B: 0.15 - 0.30 in/hr infiltration (transmission) rat Brush: weed-grass mixture with brush major element - Poor (<50% ground cover)
B: 0.15 - 0.30 in/hr infiltration (transmission) rat
No Entry
No Entry
Soil Type (Infiltration Rate)
No Entry
93.5Use this CNCOMPOSIT =
No Entry
CN Area ft2
PRE DMA 2
Fowler Auto Center Auxiliary Building
Ukiah, California
INSTRUCTIONS: Please refer to the "Urban Hydrology for Small
Watersheds" (TR-55 manual).
klhj
Release 8 Rev. 5
11/19/2020
Page 80 of 169
STORM WATER CALCULATOR LACO Associates
November 11, 2020
Project:
Address/Location:
Designer:
Date:
Inlet Number/Tributary Area/BMP:
98 5437 532,826.0
67 1642 110,014.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
Totals =7079 642,840.0
CN Composite Work Sheet
(CN x Area) +(CN x Area) + (CN x Area) + (CN x Area) …
No Entry
No Entry
No Entry No Entry
No Entry No Entry
No Entry No Entry
No Entry
No Entry
No Entry
November 11, 2020
LACO Associates
Cover Description
Product of
CN x Area
No Entry
Total Tributary AreaCNCOMPOSIT = =
Impervious - Paved Parking, Rooftop, Driveways
B: 0.15 - 0.30 in/hr infiltration (transmission) rat Brush: weed-grass mixture with brush major element - Poor (<50% ground cover)
B: 0.15 - 0.30 in/hr infiltration (transmission) rat
No Entry
No Entry
Soil Type (Infiltration Rate)
No Entry
90.8Use this CNCOMPOSIT =
No Entry
CN Area ft2
POST DMA 2
Fowler Auto Center Auxiliary Building
Ukiah, California
INSTRUCTIONS: Please refer to the "Urban Hydrology for Small
Watersheds" (TR-55 manual).
klhj
Release 8 Rev. 5
11/19/2020
Page 81 of 169
STORM WATER CALCULATOR LACO Associates
November 11, 2020
Project:
Address/Location:
Designer:
Date:
Inlet Number/Tributary Area/BMP:
98 5450 534,100.0
67 2727 182,709.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
Totals =8177 716,809.0
CN Composite Work Sheet
(CN x Area) +(CN x Area) + (CN x Area) + (CN x Area) …
No Entry
No Entry
No Entry No Entry
No Entry No Entry
No Entry No Entry
No Entry
No Entry
No Entry
November 11, 2020
LACO Associates
Cover Description
Product of
CN x Area
No Entry
Total Tributary AreaCNCOMPOSIT = =
Impervious - Paved Parking, Rooftop, Driveways
B: 0.15 - 0.30 in/hr infiltration (transmission) rat Brush: weed-grass mixture with brush major element - Poor (<50% ground cover)
B: 0.15 - 0.30 in/hr infiltration (transmission) rat
No Entry
No Entry
Soil Type (Infiltration Rate)
No Entry
87.7Use this CNCOMPOSIT =
No Entry
CN Area ft2
PRE DMA 3
Fowler Auto Center Auxiliary Building
Ukiah, California
INSTRUCTIONS: Please refer to the "Urban Hydrology for Small
Watersheds" (TR-55 manual).
klhj
Release 8 Rev. 5
11/19/2020
Page 82 of 169
STORM WATER CALCULATOR LACO Associates
November 11, 2020
Project:
Address/Location:
Designer:
Date:
Inlet Number/Tributary Area/BMP:
98 7188 704,424.0
67 989 66,263.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
0 0 0.0
Totals =8177 770,687.0
CN Composite Work Sheet
(CN x Area) +(CN x Area) + (CN x Area) + (CN x Area) …
No Entry
No Entry
No Entry No Entry
No Entry No Entry
No Entry No Entry
No Entry
No Entry
No Entry
November 11, 2020
LACO Associates
Cover Description
Product of
CN x Area
No Entry
Total Tributary AreaCNCOMPOSIT = =
Impervious - Paved Parking, Rooftop, Driveways
B: 0.15 - 0.30 in/hr infiltration (transmission) rat Brush: weed-grass mixture with brush major element - Poor (<50% ground cover)
B: 0.15 - 0.30 in/hr infiltration (transmission) rat
No Entry
No Entry
Soil Type (Infiltration Rate)
No Entry
94.3Use this CNCOMPOSIT =
No Entry
CN Area ft2
POST DMA 3
Fowler Auto Center Auxiliary Building
Ukiah, California
INSTRUCTIONS: Please refer to the "Urban Hydrology for Small
Watersheds" (TR-55 manual).
klhj
Release 8 Rev. 5
11/19/2020
Page 83 of 169
STORM WATER CALCULATORProject Name: Mean Seasonal Precipitation (MSP) of Project Site:40.00 (inches)Address/Location: K=MSP/30K= 1.33Designer: Date: Impervious area - pre development: ft2Impervious area - post development: ft2BMP ID:Tributary Area (ft2.)Runoff Reduction Measures (Y/N)Percent AchievedRequired VHydromod (ft3)Achieved (ft3)RequiredQ Treatment (cfs)Achieved (ft3)RequiredVdelta (ft3)Achieved (ft3)1DMA 1 6,485 Yes-809.0 -16.2169 226.00002DMA 2 7,079 Yes0.0 -86.1966 0.00003DMA 3 8,177 No0.0 219.4707 0.0000456789101112131415161718192021222324252627282930Delta Volume CapturePriority 1: P1-02 Roadside Bioretention - No Curb and GutterDelta Volume CapturePriority 1: P1-02 Roadside Bioretention - No Curb and GutterDelta Volume CapturePriority 1: P1-02 Roadside Bioretention - No Curb and GutterTributary AreaRequirementsBMP Design ResultsHydromodification Control Flow Base Treatment Delta Volume CaptureType of Requirement MetType of BMP DesignLACO AssociatesDelta Volume & Treatment11/11/202015,281.016,156.0Summary of Saved BMP Results: LID BMP Summary Page & Site Global ValuesProject Information:Site Information:Based upon the pre and post development impervious area, the post construction BMP requirement is:Fowler Auto Center Auxiliary BuildingUkiah, CaliforniaklhjRelease 8 Draft Rev. 511/20/2020Page 84 of 169
STORM WATER CALCULATORBMP Tributary ParametersProject Name: BMP ID:BMP Design Criteria:Type of BMP Design:BMP's Physical Tributary Area:6,485.0ft2Description/Notes:Runoff Reduction MeasuresResulting reduced Tributary Area used for BMP sizing =5,940.3ft2Total Runoff Reduction Measures =544.8ft2Interceptor TreesNumber of new interceptor Evergreen Trees:0Total Number of New trees in BMP Tributary Area:0Number of new interceptor Deciduous Trees:0Square footage of qualifying existing tree canopy:0.0ft2Disconnected Roof DrainsSelect disconnection condition:Disconnected Roof Drains Method 1 Disconnected Roof Drains Method 2Roof area of disconnected downspouts:2,179ft2Percent of rooftop area:0%Select Density:1 Units per Acre Paved Area DisconnectionPaved Area Type:Alternatively designed paved area:0.0ft2Area draining to a Buffer Strip or Bovine Terrace:0.0ft2Delta Volume Capture; VDeltaVDELTA =-16.22ft3Hydrologic soil type within tributary area:Predevelopment ground cover description:Post development ground cover description:CNPRE:CNPOST:User Composite Predevelopment CN:85.0User Composite Post development CN:84.0BMP Sizing Tool Delta Volume Capture RequirementPercent of Goal Achieved =(809.03) %Porosity:0.40Depth below perforated pipe if present:2.00ft Depth:0.50ftWidth:0.00ft Width:0.00ftLength:0.00ft Length:0.00ftArea:79.00ft2Area:136.00ft2BMP Volume Below GroundPonded Water Above GroundB: 0.15 - 0.30 in/hr infiltration (transmission) rateOpen Space (lawns, parks, golf courses, cemeteries, etc.) - Poor (<50% grass cover)Impervious - Paved Parking, Rooftop, DrivewaysSelect paved area typeBuffer Strips & Bovine TerracesFowler Auto Center Auxiliary BuildingDMA 1Delta Volume & TreatmentPriority 1: P1-02 Roadside Bioretention - No Curb and GutterRunoff is directed across landscape; Width of area: 5' to 9' Release 8 Rev. 511/20/2020Page 85 of 169
STORM WATER CALCULATORBMP Tributary ParametersProject Name: BMP ID:BMP Design Criteria:Type of BMP Design:BMP's Physical Tributary Area:7,079.0ft2Description/Notes:Runoff Reduction MeasuresResulting reduced Tributary Area used for BMP sizing =5,719.8ft2Total Runoff Reduction Measures =1,359.3ft2Interceptor TreesNumber of new interceptor Evergreen Trees:0Total Number of New trees in BMP Tributary Area:0Number of new interceptor Deciduous Trees:0Square footage of qualifying existing tree canopy:0.0ft2Disconnected Roof DrainsSelect disconnection condition:Disconnected Roof Drains Method 1 Disconnected Roof Drains Method 2Roof area of disconnected downspouts:5,437ft2Percent of rooftop area:0%Select Density:1 Units per Acre Paved Area DisconnectionPaved Area Type:Alternatively designed paved area:0.0ft2Area draining to a Buffer Strip or Bovine Terrace:0.0ft2Delta Volume Capture; VDeltaVDELTA =-86.20ft3Hydrologic soil type within tributary area:Predevelopment ground cover description:Post development ground cover description:CNPRE:CNPOST:User Composite Predevelopment CN:94.0User Composite Post development CN:91.0BMP Sizing Tool Delta Volume Capture RequirementPercent of Goal Achieved =- %Porosity:0.40Depth below perforated pipe if present:2.00ftDepth:0.50ftWidth:0.00ftWidth:0.00ftLength:0.00ftLength:0.00ftArea:0.00ft2Area:0.00ft2BMP Volume Below GroundPonded Water Above GroundB: 0.15 - 0.30 in/hr infiltration (transmission) rateOpen Space (lawns, parks, golf courses, cemeteries, etc.) - Poor (<50% grass cover)Impervious - Paved Parking, Rooftop, DrivewaysSelect paved area typeBuffer Strips & Bovine TerracesFowler Auto Center Auxiliary BuildingDMA 2Delta Volume & TreatmentPriority 1: P1-02 Roadside Bioretention - No Curb and GutterRunoff is directed across landscape; Width of area: 5' to 9' Release 8 Rev. 511/20/2020Page 86 of 169
STORM WATER CALCULATORBMP Tributary ParametersProject Name: BMP ID:BMP Design Criteria:Type of BMP Design:BMP's Physical Tributary Area:8,177.0ft2Description/Notes:Delta Volume Capture; VDeltaVDELTA =219.47ft3Hydrologic soil type within tributary area:Predevelopment ground cover description:Post development ground cover description:CNPRE:CNPOST:User Composite Predevelopment CN:88.0User Composite Post development CN:94.0BMP Sizing Tool Delta Volume Capture RequirementPercent of Goal Achieved =- %Porosity:0.40Depth below perforated pipe if present:2.00ft Depth:0.50ftWidth:0.00ft Width:0.00ftLength:0.00ft Length:0.00ftArea:0.00ft2Area:0.00ft2BMP Volume Below GroundPonded Water Above GroundB: 0.15 - 0.30 in/hr infiltration (transmission) rateOpen Space (lawns, parks, golf courses, cemeteries, etc.) - Poor (<50% grass cover)Impervious - Paved Parking, Rooftop, DrivewaysFowler Auto Center Auxiliary BuildingDMA 3Delta Volume & TreatmentPriority 1: P1-02 Roadside Bioretention - No Curb and GutterRelease 8 Rev. 511/20/2020Page 87 of 169
STORM WATER CALCULATOR
Project:
Address/Location:
Designer:
Date:
BMP ID:Percent of Goal Achieved:
111.52 %
Results from another Worksheet:
VDELTA from Delta Volume Capture Work Sheet = 117.64 ft3
LID BMP Sizing Tool Delta Volume Capture Requirement: VDELTA NOTE:
Where:
VLID DELTA=Required capture volume of the soil in LID BMP
ALID DELTA =Footprint of LID BMP area.
VPONDED =Volume of Ponded Water above the treatment area surface.
VDELTA = from Delta Volume Capture Work Sheet
Percent of Requirement Achieved =Where:Where:
P=Porosity of the material used in the BMP (Drop Down List)DP = Ponded Water Depth (decimal feet)
D=BMP Depth (See Note) (decimal feet)WP = Ponded Water Width (decimal feet)
W=Width (decimal feet)LP = Ponded Water Length (decimal feet)
L=Length (decimal feet)AP = Ponded Water Surface area (decimal square feet)
Input:Input:
P =0.40
D =2.0 ft DP =0.500 ft
W =0.0 ft WP =0.0 ft
L =0.0 ft LP =0.0 ft
OR enter Area (will override L & W)
BMP Area=79.0 ft2 Pond Area (AP)=136.0 ft2
BMP Total Volume Area =158.00 ft3 VPONDED =68.00 ft3 226.00 ft3
Solutions:
VLID DELTA =294.11 ft3 = 117.64 / 0.40 Simple Calculator Results (D,W,L)
Place zero in ether D, W, or L in the
ALID DELTA =79.00 ft2 = 79.00 BMP Below Ground yellow cells:
@ 100% (given two dimensions) =
VPONDED =68.00 ft3 = 136.00 x 0.500 D=2.00 ft
W=0.00 ft
Percent of Requirement Achieved = 111.52 % = [(68.000 / 117.64) + ((2.00 x 79.0) / 294.11)] x 100 L=0.00 ft
BMP + Ponded
Volume Total =
BMP Below
Ground
Design Check:
Perforated Pipe is NOT allowed with Ponded
Water values!
Ponded Water
Above Ground
Description: The Delta Volume Capture sizing tool helps the
designer appropriately size a LID BMP to achieve the design
requirement of the delta volume capture.
Instructions: Enter the percent of porosity of the specified soil and
depth below perforated pipe ( if present). The width and length
entries will need to be interactively adjusted until "Percent of
Requirement achieved" reaches 100%.
To Navigate back to Input BMP Data worksheet, Please use the "
Return to Input BMP Data Worksheet" button.
LID Sizing Tool only applicable for
volume based BMPs. Not required if site
requires treatment only.
LID BMP Sizing Tool Delta Volume Capture Requirement
Formulas:
Fowler Auto Center Auxiliary Building
Ukiah, California
LACO Associates
November 11, 2020
Delta Volume
<<< Return to "Input
BMP Data" Worksheet
VLID DELTA =VDELTAPALIDDELTA=W L or BMP Area VPONDED =WP LP DP or AP DP
( VPONDEDVDELTA +
D ALID DELTA⬚V LID DELTA ) × 100
BMP Depth:
-Measured from ground surface WITHOUT
perforrated pipe.
-Measured from bottom of perforated pipe if
installed.
klhj
Release 8 Rev. 5
11/20/2020
Page 88 of 169
DETAILS
COMMERCE DRIVE, UKIAH, CALIFORNIA
FOWLER AUTO CENTER
PROPOSED AUXILIARY BUILDINGPROJECT
CLIENT
LOCATION
SCALE
CHECK
DATE
BY
NO SCALE
KD
NOV 2020
GG FIGURE
JOB NO.
9644.01
1
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA
L ACO
Page 89 of 169
FACT SHEET- IMPERVIOUS AREA DISCONNECTION
Runoff Reduction Measure
A-47 City of Santa Rosa and County of Sonoma
IMPERVIOUS AREA DISCONNECTION
Including: splash blocks, rain chains, bubble up emitters, and pavement disconnection.
OVERVIEW
Impervious area disconnection allows storm water from impervious areas, such as rooftops and
pavement, to be directed to pervious natural or landscaped areas and infiltrate into the soil.
Impervious surfaces that drain directly to catch basins or storm drains are a directly connected
impervious area. These areas prevent storm water infiltration into the soil or filtering through
vegetation and soil. Impervious areas also increase the speed and amount of runoff from a site,
which may contribute to peak flows and scour in downstream creeks and waterways.
This BMP addresses these issues by disconnecting direct discharges by using: splash blocks,
bubble-up emitter, and paved area disconnection.
DOWNSPOUT DISCONNECTION- DESCRIPTION
Disconnecting downspouts and using splash blocks or rain chains is a low tech option to hard
piped downspout systems. Existing downspouts can be retrofitted.
ADVANTAGES
• Reduces the size of downstream storm water BMPs.
• Can be used on sloped sites.
• Increases infiltration potential.
• Increases time of concentration.
Page 90 of 169
FACT SHEET- IMPERVIOUS AREA DISCONNECTION
A-48 Low Impact Development Technical Design Manual
• Can be used as a retrofit BMP.
LIMITATIONS
• Adjacent buildings need to be considered in design.
• Ultimate storm water collection needs to be considered in design.
• May not be appropriate on all sites due to space constraints.
KEY DESIGN FEATURES
• Sites should be evaluated to ensure disconnecting downspouts won’t have negative
impacts.
• Rain water must be directed away from foundations and footings.
• Downspouts should not be directed to paved areas or across sidewalks.
• Landscaped areas receiving roof water should be adequately sized to prevent runoff or
erosion and to allow for infiltration.
• All calculations shall be completed using the “Storm Water Calculator” available at
www.srcity.org/stormwaterLID.
BUBBLE-UP EMITTER-DESCRIPTION
Bubble-up emitters work very much like disconnected
downspouts with splash blocks, but allow for storm water
to be released further from the building or into landscape
areas that are not directly adjacent to the building.
ADVANTAGES
• Reduces the size of downstream storm water BMPs.
• Takes water away from buildings.
• Increases infiltration potential.
• Increases time of concentration.
• Can be used as a retrofit BMP.
LIMITATIONS
• Adjacent buildings need to be considered in design.
• Ultimate storm water collection needs to be considered in design.
• May not be appropriate on all sites due to space constraints.
KEY DESIGN FEATURES
• Rain water must be directed away from foundations and footings.
• Downspouts should not be directed to paved areas or across sidewalks.
• 4” diameter SDR-35 pipe required as a minimum.
Page 91 of 169
FACT SHEET- IMPERVIOUS AREA DISCONNECTION
Runoff Reduction Measure
A-49 City of Santa Rosa and County of Sonoma
• Distance and location of emitter relative to the building must be approved by a Licensed
Geotechnical Engineer.
• Landscaped areas receiving roof water should be adequately sized to prevent runoff or
erosion and allow for infiltration.
• Landscaped areas receiving roof water need to be designed to ensure proper drainage
and to prevent ponding water.
• May be installed with a bottomless emitter to allow for infiltration. Bottom of emitter
should be placed over drain rock to prevent sedimentation of pipe.
• Emitter should be equipped with “pop up” cover to prevent mosquito breeding.
• All calculations shall be completed using the “Storm Water Calculator” available at
www.srcity.org/stormwaterLID.
PAVED AREA DISCONNECTION-DESCRIPTION
Paved areas that can be graded so that they drain onto
pervious area, such as landscape or natural area can
increase the opportunity for infiltration and minimize
the size of downstream treatment.
ADVANTAGES
• Reduces the size of downstream storm water BMPs.
• Increases infiltration potential.
• Increases time of concentration.
LIMITATIONS
• Areas receiving flow need to be adequately sized and stabilized.
• Ultimate storm water collection needs to be considered in design.
• May not be appropriate on all sites due to space constraints.
• May be limited by site slopes.
KEY DESIGN FEATURES
• Rain water must be directed away from foundations and footings.
• Downspouts should not be directed to paved areas or across sidewalks.
• Landscaped areas receiving roof water should be adequately sized to prevent runoff or
erosion and to allow for infiltration.
• All calculations shall be completed using the “Storm Water Calculator” available at
www.srcity.org/stormwaterLID.
Page 92 of 169
A-105 City of Santa Rosa and County of Sonoma
VEGETATED SWALE
Also know as: Bioretention Swale, Treatment Swale, and Grassy Swale
DESCRIPTION
The swale best management practice (BMP) functions as a soil and plant-based filtration and
infiltration feature that removes pollutants through a variety of natural physical, biological, and
chemical treatment processes. Vegetated swales are open, shallow channels with vegetation
covering the side slopes and bottom that collect and slowly convey runoff flow to downstream
discharge points. They are designed to treat runoff through filtering by the vegetation in the
channel, filtering through a subsoil matrix, and/or infiltration into the underlying soils. They
trap particulate pollutants (suspended solids and trace metals), promote infiltration, and
reduce the flow velocity of storm water runoff. Vegetated swales can serve as part of a storm
water drainage system and can replace curbs, gutters and storm sewer systems.
ADVANTAGES
• Can be designed to achieve Treatment, Delta Volume Capture, or Hydromodification
requirements.
Page 93 of 169
• Enhances water quality of downstream water bodies through natural processes.
• Aesthetically pleasing.
• The vegetation reduces heat island effects and improves an area's landscape.
• Vegetated swales can be designed to convey high flow as well as water quality flow.
LIMITATIONS
• A thick vegetative cover is needed for these practices to function properly.
• Swales are more susceptible to failure if not properly maintained than other treatment
BMPs.
• Can be difficult to avoid channelization, which may cause erosion and limit infiltration
potential.
• Not effective and may even erode when flow velocities are high, if the grass cover is not
properly maintained.
• May not be appropriate for industrial sites or locations where spills may occur.
• Grassed swales cannot treat a very large drainage area. Large areas may be divided and
treated using multiple swales.
• Should not be used in areas of know contamination. If soil and/or groundwater
contamination is present on the site or within a 100’ radius of the proposed BMP location,
the North Coast Regional Water Quality Control Board will need to be contacted and the
site reviewed.
• Should not be used in areas of slope instability where infiltrated storm water may cause
failure. Slope stability should be determined by a licensed geotechnical engineer.
• Do not use in locations that can negatively impact building foundation or footings. Location
shall be approved by a licensed Geotechnical Engineer.
KEY DESIGN FEATURES
• The longest flow path for the swale shall have a minimum retention time of 12 minutes for
conditions when the treatment flows enter the Vegetated Swale uniformly along the swale
length. The longest flow path for the swale shall have a minimum retention time of 8
minutes if 90 percent or more of the treatment flow enters the swale at the upstream end.
• Swale should be designed so that the water level does not exceed 2/3rds the height of the
grass or 4 inches, whichever is less, at the design treatment rate.
• Longitudinal slopes between 1% and 2.5% are recommended.
• Maximum allowable slope is 8% slope. In steep areas, check dams up to 24-inches high and
at least 25 feet apart are allowed.
• Trapezoidal channels are normally recommended but other configurations, such as
parabolic, can also provide substantial water quality improvement and may be easier to
mow than designs with sharp breaks in slope.
Page 94 of 169
A-105 City of Santa Rosa and County of Sonoma
• Swales constructed in cut are preferred, or in fill areas that
are far enough from an adjacent slope to minimize the
potential for gopher damage. Do not use side slopes
constructed of fill, which are prone to structural damage by
gophers and other burrowing animals.
• Shall be planted with plants from the approved Plant List
and Tree List included in Appendix F and shall be planted
to achieve 51% cover.
• Vegetated swales shall have a maximum treatment width
of 10 feet. The vegetated swale bed shall be at least 2-feet wide and no more than 7-feet
wide. Parallel swales may be used if calculations show greater width is needed.
• The bed of the swale flow area shall slope at about 2% from toe of side slope to center of
swale. Side slopes shall be no greater than a 2 to 1 slope.
• If vegetation is not established prior to rain, additional soil stabilization methods may be
necessary.
• If the 10 or 100-year storm event flow velocity is greater than 4 feet per second, a
permanent geofabric liner shall be used that is rated for the calculated flow velocity.
• If used, the perforated pipe trench shall be backfilled with ¾” crushed rock with a 2-inch
bed underneath and 6-inch cover.
SIZING DESIGN- GOAL AND REQUIREMENTS
• For all projects: The treatment component requires that all of the runoff generated by
this water quality design storm from impermeable surfaces must be treated on site for
the pollutants of concern.
• For projects that increase the amount of impervious surface, but create or replace less
than a total of one acre: The Delta Volume Capture component requires that any
increase in volume due to development for the water quality design storm must be
infiltrated and/or reused on site. Further discussion of the Treatment and Delta Volume
Capture requirements and the accompanying formulas can be found in Chapter 6.
• For projects that create or replace one acre or more of impervious surface: These larger
projects must mitigate their impacts by meeting the Hydromodification Requirement
by capturing 100% of the post development volume generated by the water quality rain
event.
• All calculations shall be completed using the “Storm Water Calculator” available at
www.srcity.org/stormwaterLID.
Page 95 of 169
A-106 Low Impact Development Technical Design Manual
INSPECTION AND MAINTENANCE REQUIREMENTS
A maintenance plan shall be provided with the Final SWLID Submittal. The maintenance plan
shall include recommended maintenance practices, state the parties responsible for
maintenance and upkeep, specify the funding source for ongoing maintenance with provisions
for full replacement when necessary and provide site specific inspection checklist.
At a minimum maintenance shall include the following:
• Mow and irrigate during dry weather to the extent necessary to keep vegetation alive.
Where 6-inch high grasses are used, the grass height shall be at least 3 inches after
mowing. Where mowed grasses are shown, the grass height shall be mowed when the
height exceeds 3 inches.
• Remove obstructions and trash from vegetated swale.
• Pesticides and fertilizers shall not be used in the swale.
Vegetated Swales shall be inspected and maintained monthly during the rainy season to review:
• Obstructions and trash.
• Ponded flow is drained within 72 hours after a rainfall event.
• Condition of grasses.
• If ponding is observed, grading will be required to restore positive drainage.
Page 96 of 169
FACT SHEET- BIORETENTION
A-64 City of Santa Rosa and County of Sonoma
BIORETENTION
Also know as: Rain garden, roadside bioretention, and bioretention cell
DESCRIPTION
The bioretention area best management practice (BMP) functions as a soil and plant-based
filtration and infiltration feature that removes pollutants through a variety of natural physical,
biological, and chemical treatment processes.
ADVANTAGES
• Can be designed to achieve Treatment, Delta Volume Capture, or Hydromodification
requirements.
• Enhances water quality of downstream water bodies through natural processes.
• Aesthetically pleasing.
• The vegetation can provide shade and wind breaks, absorbs noise, reduces heat island
effects and improves an area's landscape.
• Provides habitat for birds and attracts other pollinators like butterflies and bees.
• Does not interrupt utility installation.
• Does not interfere with tree planting.
Page 97 of 169
FACT SHEET- BIORETENTION
A-65 Low Impact Development Technical Design Manual
LIMITATIONS
• Specialized design is required for areas where street slopes exceed 10%.
• Should not be used in areas of know contamination. If soil and/or groundwater
contamination is present on the site or within a 100’ radius of the proposed BMP location,
the North Coast Regional Water Quality Control Board will need to be contacted and the
site reviewed.
• Should not be used in areas of high groundwater. In general a minimum of 2’ of clearance
should be provided between the bottom of the bioretention cell and seasonal high
groundwater.
• Should not be used in areas of slope instability where infiltrated storm water may cause
failure. Slope stability should be determined by a licensed geotechnical engineer.
• Do not use in locations that can negatively impact building foundation or footings. Location
shall be approved by a licensed Geotechnical Engineer.
KEY DESIGN FEATURES
ALL BIORETENTION
• Structural soil should be used within the bioretention area requiring load bearing
capacity (adjacent to roadways and/or buildings).
• Structural soil, if used, shall be installed as described in Appendix E.
• Some BMPs may not require the use of structural soil and a more organic type planting
soil and/or treatment media may be used in its place. It may be possible in some cases
to use native soil or to amend the native soil so that it is suitable. Use of non-structural
soil will depend on evaluation of the criteria in “Chapter 4-Site Assessment” as well as
consideration of structural needs and may require evaluation by a licensed Geotechnical
Engineer.
• Underlining native soil should remain un-compacted to preserve infiltration capacity.
Fence off the area during construction to protect it from compaction.
• Bottom of bioretention should be un-lined to allow infiltration into native soil.
• Moisture barrier must be installed vertically to protect road sub-base and any trenches
adjacent to the bioretention area.
• If used, pervious concrete shall be designed and installed as described in Appendix E and
protected during construction to prevent sediment loading.
• If the porous gutter design option is used additional trash and sediment capture BMPs is
required.
• A curb opening type design may be used in place of a porous gutter if appropriate for
the project and does not require additional trash capture.
• Bioretention areas shall be planted with plants from the approved Plant List and Tree
List included in Appendix F and shall be planted to achieve 51% cover.
• All bioretention areas shall be designed with a designated high flow bypass inlet for
storms larger than the design storm.
Page 98 of 169
FACT SHEET- BIORETENTION
A-66 City of Santa Rosa and County of Sonoma
• For designs that include perforated pipe, the 6” perforated pipe must be installed a
minimum of 6” below the adjacent road structural section.
• Perforated pipe shall be installed in straight runs only.
• The volume below the perforated pipe must be sufficient to hold and infiltrate the
design volume.
SIZING DESIGN- GOAL AND REQUIREMENTS
• For all projects: The treatment component requires that all of the runoff generated by
this water quality design storm from impermeable surfaces must be treated on site for
the pollutants of concern.
• For projects that increase the amount of impervious surface, but create or replace less
than a total of one acre: The Delta Volume Capture component requires that any
increase in volume due to development for the water quality design storm must be
infiltrated and/or reused on site. Further discussion of the Treatment and Delta Volume
Capture requirements and the accompanying formulas can be found in Chapter 6.
• For projects that create or replace one acre or more of impervious surface: These larger
projects must mitigate their impacts by meeting the Hydromodification Requirement
by capturing 100% of the post development volume generated by the water quality rain
event.
• All calculations shall be completed using the “Storm Water Calculator” available at
www.srcity.org/stormwaterLID.
INSPECTION AND MAINTENANCE REQUIREMENTS
A maintenance plan shall be provided with the Final SWLID Submittal. The maintenance plan
shall include recommended maintenance practices, state the parties responsible for
maintenance and upkeep, specify the funding source for ongoing maintenance with provisions
for full replacement when necessary and provide site specific inspection checklist.
At a minimum maintenance shall include the following:
• Dry street sweeping upon completion of construction
• Dry street sweeping annually, and
o When water is observed flowing in the gutter during a low intensity storm.
o Algae is observed in the gutter.
o Sediment/debris covers 1/3 of the gutter width or more.
• Inspect twice annually for sedimentation and trash accumulation in the gutter.
Obstructions and trash shall be removed and properly disposed of.
• Inspect twice during the rainy season for ponded water.
• Pesticides and fertilizers shall not be used in the bioretention area.
• Plants should be pruned, weeds pulled and dead plants replaced as needed.
Page 99 of 169
Soil Map—Mendocino County, Eastern Part and Southwestern Part of Trinity County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
11/12/2020
Page 1 of 3433152043315504331580433161043316404331670433170043317304331760433152043315504331580433161043316404331670433170043317304331760482610482640482670482700482730482760482790
482610 482640 482670 482700 482730 482760 482790
39° 8' 5'' N 123° 12' 4'' W39° 8' 5'' N123° 11' 56'' W39° 7' 57'' N
123° 12' 4'' W39° 7' 57'' N
123° 11' 56'' WN
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 10N WGS84
0 50 100 200 300Feet
0 15 30 60 90Meters
Map Scale: 1:1,240 if printed on A portrait (8.5" x 11") sheet.
Soil Map may not be valid at this scale.
Page 100 of 169
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:24,000.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: Mendocino County, Eastern Part and
Southwestern Part of Trinity County, California
Survey Area Data: Version 15, Jun 1, 2020
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: May 5, 2019—Jun 3,
2019
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
Soil Map—Mendocino County, Eastern Part and Southwestern Part of Trinity County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
11/12/2020
Page 2 of 3Page 101 of 169
Map Unit Legend
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
190 Russian loam, gravelly
substratum, 0 to 2 percent
slopes
0.4 16.0%
210 Urban land 2.2 84.0%
Totals for Area of Interest 2.6 100.0%
Soil Map—Mendocino County, Eastern Part and Southwestern Part of Trinity County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
11/12/2020
Page 3 of 3
Page 102 of 169
Mendocino County, Eastern Part and Southwestern
Part of Trinity County, California
190—Russian loam, gravelly substratum, 0 to 2 percent
slopes
Map Unit Setting
National map unit symbol: hgsd
Elevation: 400 to 1,500 feet
Mean annual precipitation: 37 inches
Mean annual air temperature: 57 degrees F
Frost-free period: 225 to 250 days
Farmland classification: Prime farmland if irrigated
Map Unit Composition
Russian and similar soils:85 percent
Minor components:15 percent
Estimates are based on observations, descriptions, and transects of
the mapunit.
Description of Russian
Setting
Landform:Flood plains
Landform position (two-dimensional):Backslope
Landform position (three-dimensional):Tread
Down-slope shape:Linear
Across-slope shape:Linear
Parent material:Alluvium derived from sedimentary rock
Typical profile
H1 - 0 to 30 inches: loam
H2 - 30 to 51 inches: stratified gravelly coarse sand to sandy loam
H3 - 51 to 60 inches: stratified gravelly coarse sand to gravelly
sandy loam
Properties and qualities
Slope:0 to 2 percent
Depth to restrictive feature:More than 80 inches
Drainage class:Well drained
Runoff class: Low
Capacity of the most limiting layer to transmit water
(Ksat):Moderately high to high (0.57 to 1.98 in/hr)
Depth to water table:More than 80 inches
Frequency of flooding:None
Frequency of ponding:None
Available water capacity:Moderate (about 6.6 inches)
Interpretive groups
Land capability classification (irrigated): 2s
Land capability classification (nonirrigated): 3s
Hydrologic Soil Group: B
Map Unit Description: Russian loam, gravelly substratum, 0 to 2 percent slopes---Mendocino
County, Eastern Part and Southwestern Part of Trinity County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
11/12/2020
Page 1 of 2
Page 103 of 169
Hydric soil rating: No
Minor Components
Unnamed, ponded areas
Percent of map unit:5 percent
Landform:Flood plains
Hydric soil rating: Yes
Feliz
Percent of map unit:3 percent
Hydric soil rating: No
Cole
Percent of map unit:3 percent
Hydric soil rating: No
Xerofluvents
Percent of map unit:2 percent
Landform:Flood plains
Hydric soil rating: Yes
Riverwash
Percent of map unit:2 percent
Landform:Channels
Hydric soil rating: Yes
Data Source Information
Soil Survey Area: Mendocino County, Eastern Part and Southwestern Part of
Trinity County, California
Survey Area Data: Version 15, Jun 1, 2020
Map Unit Description: Russian loam, gravelly substratum, 0 to 2 percent slopes---Mendocino
County, Eastern Part and Southwestern Part of Trinity County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
11/12/2020
Page 2 of 2
Page 104 of 169
Mendocino County, Eastern Part and Southwestern
Part of Trinity County, California
210—Urban land
Map Unit Setting
National map unit symbol: hgt1
Elevation: 500 to 1,400 feet
Mean annual precipitation: 35 to 55 inches
Mean annual air temperature: 54 to 57 degrees F
Frost-free period: 150 to 250 days
Farmland classification: Not prime farmland
Map Unit Composition
Urban land:90 percent
Minor components:10 percent
Estimates are based on observations, descriptions, and transects of
the mapunit.
Minor Components
Unnamed
Percent of map unit:2 percent
Landform:Depressions
Hydric soil rating: Yes
Xerofluvents
Percent of map unit:2 percent
Landform:Flood plains
Hydric soil rating: Yes
Talmage
Percent of map unit:1 percent
Hydric soil rating: No
Cole
Percent of map unit:1 percent
Hydric soil rating: No
Feliz
Percent of map unit:1 percent
Hydric soil rating: No
Pinole
Percent of map unit:1 percent
Hydric soil rating: No
Pinnobie
Percent of map unit:1 percent
Hydric soil rating: No
Yokayo
Percent of map unit:1 percent
Map Unit Description: Urban land---Mendocino County, Eastern Part and Southwestern Part of
Trinity County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
11/12/2020
Page 1 of 2
Page 105 of 169
Hydric soil rating: No
Data Source Information
Soil Survey Area: Mendocino County, Eastern Part and Southwestern Part of
Trinity County, California
Survey Area Data: Version 15, Jun 1, 2020
Map Unit Description: Urban land---Mendocino County, Eastern Part and Southwestern Part of
Trinity County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
11/12/2020
Page 2 of 2
Page 106 of 169
DRAWNDATEAPPROVEDJOB NUMBERCHECKRLWKDNOVEMBER 20209644.01SHEETNO.BY DATEHISTORY / REVISION
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA
L ACO
CHK.WQ1GGFOWLER AUTO CENTER
AUXILIARY BUILDING
1117 COMMERCE DRIVE, UKIAH, CA 95482
PRE-DEVELOPMENT CONDITIONS EXHIBIT LEGEND/ABBREVIATIONSDRAINAGE MANAGEMENT AREA (DMA)IMPERVIOUS AREA (SOIL GROUP B)PERVIOUS AREA (SOIL GROUP B)CURVE NUMBER VALUES (PRE-DEVELOPMENT)DMA 1IMPERVIOUS (CN:98) - 3,778 SFPERVIOUS (CN:67) - 2,707 SFTOTAL (CN:85) - 6,485 SFDMA 2IMPERVIOUS (CN:98) - 6,053 SFPERVIOUS (CN:67) - 1,026 SFTOTAL (CN:94) - 7,079 SFDMA 3IMPERVIOUS (CN:98) - 5,450 SFPERVIOUS (CN:67) - 2,727 SFTOTAL (CN:88) - 8,177 SFPage 107 of 169
DRAWNDATEAPPROVEDJOB NUMBERCHECKRLWKDNOVEMBER 20209644.01SHEETNO.BY DATEHISTORY / REVISION
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA
L ACO
CHK.WQ2GGFOWLER AUTO CENTER
AUXILIARY BUILDING
1117 COMMERCE DRIVE, UKIAH, CA 95482
POST DEVELOPMENT CONDITIONS EXHIBIT LEGEND/ABBREVIATIONSDRAINAGE MANAGEMENT AREA (DMA)IMPERVIOUS AREA (SOIL GROUP B)PERVIOUS AREA (SOIL GROUP B)FLOW DIRECTIONCURVE NUMBER VALUESDMA 1IMPERVIOUS (CN:98) - 3,531 SFPERVIOUS (CN:67) - 2,954 SFTOTAL (CN:84) - 6,485 SFDMA 2IMPERVIOUS (CN:98) - 5,437 SFPERVIOUS (CN:67) - 1,642 SFTOTAL (CN:91) - 7,079 SFDMA 3IMPERVIOUS (CN:98) - 7,188 SFPERVIOUS (CN:67) - 989 SFTOTAL (CN:94) - 8,177 SFPage 108 of 169
DRAWNDATEAPPROVEDJOB NUMBERCHECKRLWKDNOVEMBER 20209644.01SHEETNO.BY DATEHISTORY / REVISION
1-800-515-5054 www.lacoassociates.com
EUREKA ● UKIAH ● SANTA ROSA
L ACO
CHK.WQ3GGFOWLER AUTO CENTER
AUXILIARY BUILDING
1117 COMMERCE DRIVE, UKIAH, CA 95482
WATER QUALITY CREDITS EXHIBIT LEGEND/ABBREVIATIONSDRAINAGE MANAGEMENT AREA (DMA)DISCONNECTED ROOFFLOW DIRECTIONWATER QUALITY CREDITSDMA 1DISCONNECTED ROOF - 2,179 SFDMA 2DISCONNECTED ROOF - 5,437 SFPage 109 of 169
MAIN LEVEL
0' -0"
T.O. CMU CONCRETE
WALL 2
15' -4"
HIGH POINT OF
SLOPING ROOF 2
18' -4"4' - 8"8' - 8"3' - 4"15' - 4"170' - 0"9' - 4"12' - 0"14' - 0"12' - 0"
METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY
8X8X16 CMU -
SMOOTH -
COLOR A
8X8X16 SPLIT
FACE CMU -
COLOR B
LEVEL @TIRE AREA
-1' -4"
METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY
GUTTER AND
DOWNSPOUT
TYPE B
TYPICAL
03 02 01
MAIN LEVEL
0' -0"
T.O. CMU CONCRETE
WALL 2
15' -4"
HIGH POINT OF
SLOPING ROOF 2
18' -4"
32' - 0"
68' - 0"4' - 8"4' - 8"8' - 0"3' - 4"HIGH POINT OF
SLOPING ROOF 1
13' -8"
T.O. CMU CONCRETE
WALL 1
10' -8"
8X8X16 SPLIT
FACE CMU -
COLOR B
8X8X16 CMU -
SMOOTH -
COLOR A
METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY GUTTER AND
DOWNSPOUT 18' - 4"3' - 0"4' - 8"04 03 0317
T.O.LOWER LEVEL SHOWN DASHED -
FIRST COURSE OF BLOCK PLACED @
LOWER FLOOR LEVEL
68' - 0"
32' - 0"15' - 0"4' - 8"4' - 8"LEVEL @TIRE AREA
-1' -4"
T.O. CMU CONCRETE
WALL 1
10' -8"
GUTTER AND
DOWNSPOUT
01 01 03 26
3' - 4"T.O.LOWER LEVEL SHOWN DASHED -
FIRST COURSE OF BLOCK PLACED @
LOWER FLOOR LEVEL
MAIN LEVEL
0' -0"
HIGH POINT OF
SLOPING ROOF 2
18' -4"
HIGH POINT OF
SLOPING ROOF 1
13' -8"
T.O. CMU CONCRETE
WALL 1
10' -8"3' - 4"2' - 0"11' - 4"GUTTER AND
DOWNSPOUT 15' - 4"1' - 0"2' - 0"2' - 0"11' - 4"2' - 0"11' - 4"2' - 0"11' - 4"01 01
02 02 02 02 02 02 02 02 02 02 02 02
SLOPING ROOF SINGLE PLY MEMBRANE
METAL SLIDING:
AEP SPAN -FLUSH PANEL -
FLAT WITH 1 PENCIL RIB -
COOL OLD TOWN GRAY
8X8X16 CMU -
SMOOTH -
COLOR A
8X8X16 SPLIT FACE
CMU -COLOR B
C A L IF O RNIAFOETATSLICENSED ARCHIT
ECTJOHN ALAN
GOLDMAN
REN. 11-30-21
No. C-14203
SCALE:
JOB:
DATE:
DRAWN:
OF SHEETS
Revision Date
SHEET:
#
1/8" = 1'-0"
12/10/2020
2002
LG
A3.1PROPOSED ELEVATIONSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA0'4'8'16'32'
1/8" = 1'-0"1 EAST ELEVATION
1/8" = 1'-0"2 SOUTH ELEVATION
1/8" = 1'-0"3 NORTH ELEVATION
1/8" = 1'-0"4 WEST ELEVATION
ROOF: WHITE SINGLE
PLY ROOF MEMBRANE
CMU SPLIT FACE COLOR B:
CastleLife Block, LLC
Split-Face
Color: Gray #310
CMU SMOOTH COLOR A:
CastleLife Block, LLC
Precision -Smooth -
Color: Tan #145
METAL SIDING: AEP
SPAN -Flush Panel Metal
Siding with 1 Pencil RIB -
Colo: Old Town Gray
WINDOWS:Bonelli Windows
Color: Oil Rubbed Bronze
69/60040
Overhead Rolling Garage
Doors and Steel Doors
and Frames:
Paint to match Bonelli
Oil Rubbed Bronze
Overhead Rolling Garage
Doors to be Clopay Door:
Overhead Sectional
Ribbed Steel or equal
MATERIAL BOARD
01/21/2021
Attachment 2
Page 110 of 169
ORDINANCE NO.
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. 1141, adopted on May 15, 2013, amended by Ordinance
No, 1146, adopted on January 15, 2014, as revised by Ordinance No. 1173, adopted as
an urgency ordinance on November 16, 2016, and Ordinance No. 1178, adopted on
June 21, 2017 is to change the Land Use Designation on ±2.64 acres of land currently
zoned designated “Professional Office” to "Industrial/Auto Commercial” to allow for
development of an auto wash/detail facility and paved parking for auto sales inventory.
Section Two
The change in the land use designations will decrease the amount of land designated
Professional Office by ±2.64 acres and increase the land designated
“Industrial/Auto Commercial” by ±2.64 acres, to a total of ±6.93 acres
Section Three
This amendment to the AIP Planned Development Ordinance is exempt from the
requirements of t he California Environmental Quality Act pursuant to CEQA
Guideli nes Section 15332, Class 32 In-fill Development Projects.
Section Four
The overall purpose of the AIP Planned Development is to provi de 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 provi des
development standards and design guidel ines. The AIP Planned Development is
consistent with the "Master Plan" land use designati on for the property contained in the
Ukiah General Plan.
Section Five
This Ordinance also formally amends the Land Us e Map (Exhibit "A") that illustrates
whi ch land use designati ons are assigned to the various properties throughout the
Airport Industrial Park. The map shows the approximate ±2.64 acres located at 1117
Commerce Drive (APN 180-070-03) being re-designated from "Professional Office" to
"Industrial/Auto Commercial". The land use designations app ly to the 138- acre Ai rport
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 Comme rce
Drive on the south, with the exception of 1117 Commerce Drive (±9.67 acres).
2.Highway 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).
Attachment 3
Page 111 of 169
3. Retail Commercial : Applies to 13.44 acres north of Commerce Drive, and approximately 3 8 .71
acres south of Commerce Drive , bounded by Airport Park Boulevard on the west , and Highway 101 on
the east (approxima tely 52 .3 acres).
4. Industrial: App lies to the property situated at the southern end of the Airport Industrial Park
(approximately 18.3 acres).
5. Industrial/Automotive Commercial: Appli es to ±6.93 acres east of Airport Park Boulevard
between Retail Commercial designated lands located on the north and south ends of the Ai rport
Industria l Park Planned Development, and 1117 Commerce Drive. These ±6.93 acres include A PNs
180-070-03, 180-080-56, 180-080-60, 180-080-61.
6. Light Manufacturing/Mixed -Use: Applies to the lands west of Airport Park Boulevard south
of Commerce D riv e . 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 southern portion of the Park.
8. Roads and landscaping: Approximately 14.2 acres.
9. Total Acreage AIP: Approximately 138 acres.
Section Six
The AIP Planned Deve lopment was origi nally approved by City Coun cil 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
Ordi nance (929) to allow "General Commercial" in addit ion 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 Ai rport Park Boulevard on the west. This Ordinance also created
the Planned Development Ordinance out of what was previously a Use Permit. On J u ne 19 1996 , the
City C o u ncil adopted Ordinance 964 , whi ch amended the AIP Planned Development to make it a
more organized and useable set of regu lations. On October 3 0 , 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 faci lity east of Airport Pa r k Boulevard . On Apri l 2 , 1997 , the Planned
Deve lopment was amended by the adoption of Ordinance 991, which permitted drive-thru restaurants
on the lands designated as Highway Commercial. On November 3, 1999, the Ordinance was
amended by Ordinance 1024 to designate the 32 acres south of Hastings Avenue and west of Airport
Park Boulevard as Industrial/Mixed-Use. On September 6, 2000, the Ordinance was revised by
Ordinance 1030 to list hotels and sit-down restaurants as "a llowed" uses in the Professional Off ice
Land Use Designation . On January 7 , 200 4, the Ordinance was amended by Ordinance 1051 to
change the "Industrial Mixed Use" designation to "Light Manufacturing/Mixed Use," and to establ ish
new standards for commercial , professional off ic e , light manufacturi ng, and low density residential
land uses in the Light Manufacturing/Mixed- Use area that are separate from those contai ned in
Secti on "G" of thi s O rdinance . On A ugust 1, ·2007, the Ordinance was amended by Ordi nance
1098 to change the land use designation on approximate ly 14 .5 acres of land in the southern portion
of the Airport Industrial Park Planned Development east of A irport Park Boulevard . Ordinance 1098
changed the land use designation of approxi mately 8 acres of land designated Industrial/Automotive
Commercial to Light Manufacturi ng/Mixed Use , and changed the land use designation of
approximately 6.5 acres designated Industrial to Light Manufacturi ng/Mixed Use . Ordinance 1146 Page 112 of 169
adopted on January 15, 2014 changed the land use Designation on: 1) approximately 4.1 acres that
was des ignated Industrial/Automotive Commercial to Retail Commercial; and 2) on approximately 11.2
acres of Light Manufactur ing/Mixed Use to Retail Commerc ial in order to allow the devel opment of the
Costco W a rehouse and Fueling Station Project. The cha nge in the land use designat ions increased the
amount of land designated Retail Commercial by +/- 15.3 acres and decreased t he amount of land
designated Industrial/Auto Commercial by +/- 4 .1 acre . It also decreased the amount of land designated
Light Manufactur in g/Mixed Use +/- 11.2 by acres respect ive ly. Ordinance 1178, adopted on June 21, 2017
changed the land use designation for ±4.1 acres in the AIP from Industrial/Automotive Commercial land
use designation and ±11.2 acres from the Light Manufacturing/Mixed Use land use designation, to the
Retail Commercial land use designation.
Section Seven
AIP Planned Development , as amended herein, provides a mixture of industrial, 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 Eight
The Development Map (Generalized Land Use Map) for this Planned Development , as well as the design
guidelines and deve lopment standards constitute the Concept Development Plan, as required by Artic le 14,
Chapter 2 (Zoning), Division 9 of the Ukiah City C ode. The Development Map (Genera lized Land Use Map)
attached as Exhibit "A", is approved.
Section Nine
Development standards not addressed in the Planned Development regulat ions s hall be those specified in
Chapter 2 (Zoning), Division 9 of the Ukiah City Code.
Section Ten
Amendment to this Ordinance requires City Council action. All Major Variance, Use and Site
Development Permits for proposed developments within the A IP 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 appealabl e 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 des ignated land if they are primarily
intended to provide commerci al type serv ices to employees with in the A ir port Industrial Park.
Section Twelve
T h is vers ion of the Ai rport Industr ial Park (AIP ) Planned Development supersedes a ll 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 Art icle 14, Chapter 2, Division 9, of the Ukiah
City Code are as follows:
A. INDUSTRIAL DESIGNATION
1. Allowed Uses
T h e following industrial uses are allowed in the Industrial designati on w ith the securi ng 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 Activiti es - in cludes warehous ing, and storage not
available to t he gene ral public ; warehousing and distributi on act ivities associated with manufacturing,
wholesaling, or non-retail business uses; delivery and transfer services; freight forwarding ; moving and Page 113 of 169
storage ; distribution terminals for the assembly and breakdown of freight; or other similar use involving
shipping, warehousing , and distribution activities.
c. Wholesali ng and Related Uses - includes establishments engaged in wholesal e 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 suppli es .
e. Agricul tural - 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 c o ntaining ancillary uses shall be located on
the same parcel as the pr imary 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 des ignation with the se c uring of a Use Permit , provided they are situated on a
parcel no larger than one-half acre in size, and do not ex ceed 20 percent of the tota l land dedicated to the
Industrial Land Use Designat io n:
a. Delicatessen , sandwich shop, or small sit-down restaurant (no drive-thru restaurants shall be
permitted).
b. Small grocery or convenience store.
c. Banking facil ity .
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 facilit ies suc h a s 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 telev ision stations , telegraph and telephone offices,
cable T.V., and microwave stat ions .
B. PROFESSIONAL OFFICE DESIGNATION
1. Purpose
The purpose of the Profess ional Off ice Land Use Designat ion is to provide oppo rtunity for a var iety
of business and profess ional offices , as we ll as a limited number of highwa y commerci al land uses .
Land uses such as child care fac ilit ies, delicatessens, and sma ll retail stores and shops are intended
to be ancillary c omponents to professional office development projects, and the limited highway
commercial land uses.
Page 114 of 169
2. General Requirements
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 compr ises th is 20 percent shall on ly be developed with individua l
store/shop spaces that do not exceed 2,000 square feet in size.
3. Allowed Uses
The followi ng uses are allowed in the Professional Off ice des ignati o n w ith t he securi ng of a Site
Development Permit:
a. Profess ional and business offices such as accountants, engineers, architects, landscape
architects, surveyors , attorneys, advertising, consu ltants , bookkeep ing, medical and dental
offices, and other similar activities.
b. Business and off ice support serv ices - includes serv ices such as branch ba nks,
savings and loan , cred it unions , insurance brokers , real estate sale s , bluepr inting and
photocopying and answer ing 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 s it-down restaurants (no drive -thru restaura nts ).
4. Permitted Uses
The following uses are permitted in the Professional Off ice Designat ion w ith the sec uring of a Use Perm it:
a. Delicatessen and sandwich shop.
b. Small grocery or convenience store.
c. Small retail commercia l stores and shops of 2,000 square feet or less , and in
combi nation not exceeding 20 percent of the tota l deve lopab le squa re footage on a
parcel.
C. HIGHWAY COMMERCIAL DESIGNATION
1. Allowed Uses
The follow ing uses are allowed in the Highway Commerc ia l des ignat ion w ith t he securi ng 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 commerc ial stores .
D. RETAIL COMMERCIAL DESIGNATION
--- -- _J
Page 115 of 169
1. Allowed Uses
The following uses are allowed in the Retail Commercial des ignati on with the secur ing of a Site
Development Permit:
a. Retail commercial stores.
b. Child day-care facility.
c. Delicatessen, sandwich shop, and ice cream p arlor.
2. Permitted Uses
The follow ing uses are permitted in the Retail Commercia l designation w ith the securing of a
Use Permit:
a. Restaurants (no drive -thru restaurants).
b. Small grocery or convenience store.
c. Banking facility .
E. INDUSTRIAL/AUTOMOTIVE COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
Designat ion with the securing of a Site Deve lopment Perm it:
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
Designat ion with the securing of a Use Permit:
a. All the permitted industria l 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 automob ile dealerships su c h as tire stores , autoparts
stores , car- washing faci lities , automobile repair business, etc.
F. LIGHT MANUFACTURING/MIXED-USE DESIGNATION
1. Purpose and Intent
The purpose of the Light Manufacturing I Mixed-Use land use designation is to provide for a
compa t ible mix of light manufactur ing act iv it ies , commercial land uses ,
professional off ices , and limited low-densit y resident ial uses . The intent is to
provide an opportun it y for a diversit y of land uses to locate near each other
that wou ld typ ically be v iewed as incompatibl e , but because of creative s ite
planning and design , they can funct ion in harmony without adversely impact ing
Page 116 of 169
one anot her. For ex ample , the Ordinance permits "live-work " land uses where
small dwe lling units can be incorporated into low intens ity
6
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light manufacturi ng or warehousi ng operati ons. There is also opportunity for low-dens ity apartments to be
situated above commercial shops and professi onal offices .
The purpose of the Light Manufacturing I 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 s ituated a long 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 w ith the required yard
setbacks . The majority of parking fac ilities are required to be situated in-between the light
manufacturing and commercial land uses in the middle of t he parcels, rather than along
the Airport Park Boulevard frontage .
The land uses along Airport Park Boulevard are held t o a higher des ign and site planni ng 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 manufacturi ng , office, or commerci a l land uses on a parcel, provided
they are laid out and designed to be compat ible w ith surrounding land uses . Professional
office and commerc ial land uses , if proposed as stand a lo ng devel opments must adhere to
a high site planning and design standard .
The regulations are intended to create a compatible mix of land uses with ample landscapi ng and
strategi c open areas , pedestr ian walkways , and attract iv e architecture in an inviting scale,
with hidden parking and practical functionality.
2. General Requirements
a. Light manufacturi ng and warehous ing land uses should be located a long the railroad tracks
on the western portion of the current parcels or a nywhe re on the designated parcels east
of Airport 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 commerci al devel opment.
b. The majority of parking spaces for mixed-use development shall be located in- between
the light manufacturing /warehousi ng land uses and th e land uses along Airport Park
Boulevard. Every attempt shall be made to create parking that cannot be seen from public
streets.
c. Shared access is strongly encouraged between land uses on the same and adjacent
parcels to reduce encroachments onto 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 c onsistent with Section 5(f) 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
deve lo pment shall be based on creat ing compatibility between land uses .
g. There is opportunity for low density residential land uses such as apartment u nits above
offices or commerc ial spaces , but densities are limited west of Airport Park
7
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Page 119 of 169
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 residential, and mixed-use projects require
the securing of a Use Permit from the City Planning Commission. The Use
Permit process shall include an analysis of site planning and architecture ,
pursuant to Section 9262 of the Ukiah Municipal Code.
4. Required Findings
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 compatibl e 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 manufacturi ng , 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
deta iled to apprise a reviewing court of the basis for the action by bridging
the gap between the evidence and the decision-maker 's conclusions,
and shall be based upon evidence contai ned in the administrative
record .
5. Site Planning and Design Standards - Commercial Development
The following s ite 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 determ
ined in the discretionary review process. Factors that shall be considered
include, but are not limited to Building Code requirements, traffic Page 120 of 169
circulation, landscaping requirements , softening of the bulk and mass of
structures , and compatibi lity with
8
Page 121 of 169
adjacent structures and land uses.
3. Relief : Relief from the front yard setback req uirements may be granted through the
approval of a variance , pursuant to Chapter 2 , Art icle 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 addit ional 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 comp atible w ith
the scale and character of the deve lopment 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 mini mum lot area for parcels in the mixed-use area shall be determ ined
thr ough the subdivi sion 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 w ith 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 Or ientation :
1. Buildings shall be shaped and oriented to take advantage of pass ive 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 compat ible with surround ing land uses
in terms of noise , visual pr ivacy , and funct iona lity .
f. Architectural Design:
1. Buildings shal l incorporate projecti ng columns , exter ior wai nscot ing , framed
panels , and/or other features to provide r e lief to large open blank w a lls .
2. Architectural features such as arches, raised and decorative parapets, decorated and
flared cornices , extended eaves and overhangs , balconies , entry insets , and a vari ety
of roof angles and pitches are required to make bu ildings unique and interesting .
3. Windows shall be used to break up the mass and volume of buildings into smaller
components . Buildings shall use diffe rent shaped and framed w indows in a
coordinated theme . Awni ngs and other attract ive window treatments are
9
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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. 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 equipment, etc. The Planning Commission may consider
fences exceeding six (6) on a case-by-case basis duri ng the review of Site
Deve lopment and Use Permit appl i c ations .
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 he ight from finished grade . If a freestandi ng sign is placed
on a berm , the Planning Comm ission shall have the discreti on to limit its height to
less than twelve feet from finished grade . No pole signs are permitted.
Freestanding signs shall have a decorative support base.
3. The size and amount of signs shall generally comply with the requirements of the Ukiah
Municipal Code (UMC). The Planning Commission shall have the discretion to reduce
the size and amount of signs to something less than permitted by the U.M.C. if they
make a finding that the proposed size and amount of signage is out of scale with
the building and too dominati ng 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 s ign is compati ble 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 O rientat ion :
1. Pedestrian walkways shall be included that directly and safely link all parking
areas with building entrances, off-site transportation facilities, established
sidewalks , and adjacent public rights-of-way .
2. Outdoor pedestrian spaces shall be landscaped and include such features as
planters along sidewalks , pedestrian oriented signs, attractive street furniture, low-
level lighti ng, and outdoor seating areas .
3. Lots with frontages along the primary street shall provide a 5-foot wide meanderi ng
sidewalk located withi n the required front setback . The s idewalk may be located over
the public utility easement. Every effort shall be made to link
Page 123 of 169
Page 124 of 169
--
developments with att ra ctive and a c cessible pedestr ian facilities .
4. Secondary streets accessi ng the rear portion of parce ls shall include 5-
foot w ide sidewalks or alternative pedestrian facilities that link the
development on the rear port ion of the parcels with Ai rport Park
Boulevard .
i. Lighting:
1. Exter ior lighti ng shall be subdue d and of low wattage . It shall
enhance build ing des ign and landscapi n g, as well as provide
safety and secur ity .
2. Exterior lighting shall not spill out and create glare on adj oining
properties, and shall not be directed towards the night sky.
3. Light standard heights shall be predicated on the lighting need
of the particular locat ion and use. Tall lighting fixtures that
illuminate large areas sha ll be prohibited .
4. Lighting fixtures , standards , and all exposed accessories shall
be harmonious with b uilding desig n , and innovat ive in style.
5. All pedestrian and building access areas shall be adequate ly
lighted to provide safety, security , and aesthet ic quality, without
violating number 2 above.
j. . Energy Conservation:
1. Passive solar orientation is required. A ct ive s o lar des ign is strongly encouraged .
2. Deciduous trees and/or other vegetation shall be planted on the
south side of buildings whenever feasi ble to increase energy
efficienc y .
3. Sunlight shall be used for direct heat ing and illuminat ion 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 w ith 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 v iew with a solid fence or wall using
concrete , wood , sto n e , brick , or othe r similar material.
2. All outdoor storage areas and enclosures shall be screened ,
when possible, with landscapi ng.
3. If trash and recycli ng areas are required in the discretionary review
process , t hey shall be designed to harmonize with the building
Page 125 of 169
and landscap ing, and s ha ll be consi stent with the s ize and design
requirements of the Uk iah Munic ipal Code .
I. Landscaping:
1. Landscaping shall comp ly with Section "I" of this Ord inance .
2. Landscaping Plans sha ll include outdoor shaded s itting/rest ing
areas for employees and the general publ ic , unless infeas ible.
m. Ukiah Ai rport Master Plan :
1. All devel opment withi n the Airport Industrial Park shall comp ly
w it h the Federal Avi ation Adm inistration side slope criteria ,
dens ity requirements ("181"
Compati bility Zone = 60 persons per acre I ClCompatibility 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 Planning and Design Standards for Light Manufacturing
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 Follow ing Site Plann ing and Design
Standards shall apply to all Light Manufacturing and Industr ial
Development:
a. Yard Setbacks:
1. F ront: 25 feet from the Airport Park Boulevard right-of-way if
located along the frontage . If the development does not have
frontage along Ai rport Park Boulevard, and is served by a private
access easement , the front yard setback shall be determined in
the discretionary review process. Architectural features, such
as bay windows, porches and landing spaces, column
treatments , and si milar 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 , traff ic circulation, landscaping requirements,
softening of the bulk and mass of structures , and compati bility with
adjacent structures and land uses .
3. Relief : Relief from the front yard setback requi rements may be
granted through the approval of a variance .
b. Maximum Building Height:
Page 126 of 169
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 equi pment may extend an add itional
1O 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 find ing 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 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 plannin g, architecture , parkin g, and landscapi ng 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 compati ble w ith surround ing land
uses in terms of noise, visual privacy, and functionality .
f. Architectural Design:
1. Buildings shall inco rporate projecti ng columns , exterior wainscot ing , framed
panels, and/or other features to provide relief to large open blank walls .
2. The use of strong or loud colors as the domi nant 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 compat ible 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 des igned w ith an interesti ng base , and
shall not exceed eight feet in height from fini shed grade . If a freestand ing sign is
placed on a berm , the Planning Commission shall have the discreti on to lim it its
height to less than eight feet from finished grade. No pole signs are permitted.
Page 127 of 169
3. The size and amount of signs shall comply with the requirements of the Ukiah
Municipal Code (UMC). The Plann ing Comm ission shall have the discret ion to
reduce the size and amount of signs to someth ing less than perm itted 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 domi nating on the s it e .
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 devel opment on adjacent and nearby parce ls
and woul d not have an adverse impact on the health and safety of the gene ral
public.
i. Lighting:
1. Exterior lighting shall be subdued . It shall enhance build ing desi gn and
landscap ing, 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 light ing need of the part icular
loc ation 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 , br ic k ,
or other similar mater ial.
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 , a lthough
a lesser amount of landscaping may be approved depending upon the
scal e , intensity , and vis ibility of the development.
m. Ukiah Airport Master Plan:
1. All development within the Airport Industrial Park shall comply with the Ukiah
Municipal Airport Master Plan.
n. Pedestrian Orientation:
1. Pedestrian walkways shall be included that directly link all parking areas w ith
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 sidewal k 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 s idewalks or alternative pedestrian facilit ies that link the development on
the rear portion of the parcels with Airport Park Boulevard.
Page 128 of 169
G. OPEN SPACE
1. Purpose
The purpose of the Open Space land use designati on 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 :
a. Open Space
b. Maintenance and repair of e xisting drainage and utility infrastructure.
c. Restorat ion of we t lands includi ng, but not limited to removal of non-native
vegetati on and the replanting with native wetland plant species.
d. Trash removal
4. Permitted Uses
The following uses are permitted in the Open Space des ignat ion with
the securing of a Minor Use Permit:
a. None
5. Mini mum Lot Size Requ irement
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
criteri a out lined b e low :
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 Page 129 of 169
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 deter m ined by standards prescribed in t he
Ukia h Municipal Code and/or City General Pla n .
d. No vibration shall be permitted so as to cause a noticeable
tremor beyond the property line.
e. Any use producing em1ss1ons shall comply w ith all the
requirements of t he 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 .
2. Proh ibited Uses or Operations
Industr ial uses such as petroleum bulk stat ions , cement batch ing
plants , pulp and paper mills, lumber mills , refinerie s , smelting plants ,
rendering plants , junk yards , a uto wrecking , and similar "heavy
industrial" uses whi ch typically create externa l a nd environmental
effects are specifica lly 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 e ntire Airport Industrial
Park . Projects shall be rev iewed on a case-by-case basis for high
quality design, efficient function, and overall compatibility with
surrounding land uses.
1. Minimum Lot Requirement
The minimum lot area shall be 20,000 square feet. Each lot shall have a m1n1mum
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 discreti on
of the appropriate decision-maker and with the approval of the City Engineer.
Proposed access easements shall be consistent with the standards contained in
Tab le 4-1 . The Planning Comm ission may approve a public street frontage of less
than 100 feet for lots located on cul-de-sacs , street curves , or hav ing other
extraord inary characte ristics .
2. Maximum Lot Coverage
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
Page 130 of 169
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 Building Setbacks
All buildings and structures shall be setback from the property line a m inimum of 25
feet a long the entire street frontage . Lots abutting U.S . Highway 101 shall m a inta in
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 Building Height
The maxi mum height of any building or structu re shall be 50 feet. Mechanica l
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 requ irements Cl B1" Compatibility Zone = 60 persons per acre I "lC Compatibility Zone = 150 people per acre) and all other app licable prov isions of the Ukiah A irport Maste r Plan .
6. Screening
Storage areas, loading docks and r amps, transformers , storage tanks, refuse
collection areas , mechani cal equipment , and other appurtenant items of poor visual
qual ity shall be screened by the use of masonry wall s , landscapi ng materials , or
decorative fenci ng. All roof mounted electrical and mechanical equipment and/or
ductwork shall be screened from view by an enclosure whi ch is cons istent with
the building design . Fences ex ceeding six (6) feet in height may be appropriate for
some commercial and industr ial uses to screen the outdoor storage of building
materials , suppli es , constru ct ion equipment , etc . The Pla nning Commiss ion may
cons ider fences exceed ing six (6) on a case-b y -case bas is dur ing the rev iew of Site
Development and Use Permit appli cat ions .
7. Public Utility Easement
All lots shall provide a 5-foot easement in the required front setback for the prov ision
of utilities.
8. Sidewalk Requirements
Lots with frontages along the primary street shall provide a 5-foot curv ilinea r
s idewa lk located w it h in the required front setbac k. The s idewal k may be located over
the public utility easement. Every effort shall be made to link deve lopments with
attractive and access ible pedest rian facilities.
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9. Bicycle Lanes
Class Ill Bicycle lanes shall be provided on all primary streets accord ing to
CalTrans standards .
10. Development Integration
Every effort shall be made to "master plan" development within the Airport
Industrial Park . Appl icants shall be encouraged to coordi nat e de velopment
proposals to ensure compati ble architectura l themes , high qua lity site planning ,
eff ic ient and f unct iona l t raffic c irculat ion , coord inated pedestr ian c irculat io n , and
compa ti ble land uses .
11. Required Public Streets
Lot line adjustments , parce l maps , t e ntative and fi nal subdivisi on 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 adj ustme nt , map or
permit hav e been or will be dedicated to the City of Ukiah upon approva l of
t he lot line adjustment , map or per mit.
12. Street W idth Sta ndards
The followi ng street standards have been established by the Ukiah Department of
Public Works . All primary and secondary streets shall be designed and constructed
in accordance with these standards :
Table 4-1 : Minimum Street Standards
Airport Park Boulevard and Comme rce
Drive
Primary Secondary Access
Easemen
t
1. Right-of-way
2. Pavement
a. travel lanes (2)
b. left turn lane
3. Curbs (both sides)
4. Cul-de-sac (turn-arounds
)
5. Curb Returns Radius
66 feet 44 feet
64 feet 40 feet
14 feet 20
feet
12 feet 12 feet
1 foot 1
foot 100 feet
diamete r
35 feet 35 feet
32 feet
30 feet
15 feet
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13. Access Driveways and Decel eration Lanes
a. Ev ery effort shall be made to m inimize a ccess d rivewa y s a lo ng A irport Par k
Boulevard . All dr iveway and intersection radii shall be des ig ned t o accommoda t e
heavy truck turning movements, consistent with the requirements of the City
Engineer.
b. Eve ry effort shall be made to design common dr iv ew a y s for individu a l deve lopmen t s .
c. No T a lmage Road a ccess shall be pe r mitted for the parce l o r p a rcels located at
the southeast corner of T almage Road and A ir port Park Boulevard .
d. All maj or dr ivew ay s , as determ ined by t he C ity Engineer , shall h ave left t urn
pockets in the median area wher e feasible.
e. Deceleration and accelerat ion lanes sha ll not be requ ired unless the C ity Eng inee r
dete r mines the y are necessary to ensure safety and eff icient traffic flow .
14. Minimum Parking and Loading Requirements
a. No loading or unload ing shall be permitted on the street in fro nt of the building .
A suff icient number of off-street loadi ng spaces shall be prov ided 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 ent rance/exit driveways shall be limited to one per every 100 feet
of street frontage with a max imum curb cut of 40 feet. The Planning Comm iss ion
may relax these standards when a comprehens ive plan for an ent ire bloc k
has been prepared and presented to the City Plann ing Commission for rev iew and
approva l.
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 Comm is s ion may deviate from the parking requirements conta ined
in the U kiah Municipal Code on a case-by-case basis. Any dev iation must be
supported by find ings r e lated to a unique use, such a s a Mixed-use de v elopment ,
or use not spec ifically described in the Ukiah Municipal Code , and find ings that
otherwise demonstrate no on-street park ing congestion will result.
15. Signage
Ex cept as indicated e lsewhere in this Ordinance , building ident ificat ion and other
signs shall generally comply w ith the sign regulat ions for industr ial, commer c ial and
office land uses contained in the Ukiah Municipal Code. All proposed development
projects shall include a detailed sign program.
J. DESIGN GUIDELINES
The following guidelines shall be used by the Planning Commission when approving a
Site Development or Use Permit to ensure high quality design, and the coordination
and cons istency of development.
1. Landscaping and Open Space
a. A comprehensive landscape plan shall be subm itted for review and approval Page 133 of 169
as a part of the S ite 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. Landscap ing at corners shou ld be arranged to mainta in traffic visibil ity .
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. Lands cape plant ings s hall be those w hic h grow we ll in Ukia h's clim ate w ith o ut
extens ive irrigatio n . Nat ive spe cies are st rongly encouraged .
h. All landscape plantings shall be of sufficient size , health and intensity so that a
v iable 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. . Pa r king lots with twelve (12) o r more pa rking sta lls shall have a tree
placed between every four (4) parking stalls within a continuous
linear planting strip, rather than individual planti ng wells , unless
clearly infeasible . Park ing lot trees shall primarily be deciduous
speci es , and shall be designed to prov ide a tree canopy coverage
of 50 percent over all paved areas within ten years of planting. Based
upon the des ign 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 sidewal ks 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 landscapi ng coverage of 20
percent (20 %) of the gross area of the parcel , unless because of
the small s ize 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. Page 134 of 169
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 devel opment project.
2. Orientation and Location of Buildings
a. The location of buildings shall be coordinated with other buildings
and open space on adjacent lots , and should include design
elements , oriented to pedestrian usage , such as, linked walkways and
sidewalks .
b. Buildings shoul d be sited to preserve solar access opportunit ies , and
shoul d 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. A rchitectural Design
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. Building Exteriors
a. Colors and building materials shall be carefully selected, and must be compatible
with surrounding developments , and shall be finalized during the Site Development
or Use Permit process .
b. The Planning Commission may permit exterior walls of architectural metal where
it is compatible with adjacent structures , and the overall appearance and character
of the Airport Industrial Park.
5. Lighting
a. A lighti ng 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 Munici pal Ai rport ,
adjacent properties , or upwards towards the sky .
6. Design 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) automobi le parki ng spaces .
b. Fountains, kiosks, unique landscape islands , outdoor sitting areas, and other Page 135 of 169
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 (Ai rport Park Bouleva rd 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 Tal mage Road on the north, extendi ng 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 A I P 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
Industr ia l Park (AIP) is the same as for discreti onary 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 ,
Vari ances , and Site Development Permits shall be subject to Zoning
Admi nistrator 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 modificati ons to approved Site Development Permits and Use
Permits , as determined by the Planning Director , shall require the filing
of a new appl ication , payment of fees , and a duly noticed public
hearing before the Planning Comm ission . 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 , Vari ance or Use Permit is
appea lable to the City Council. The Zoni ng Admi nistrator's dec is ion
on minor modificati ons to an approved Site Development Permit,
Variance or Use Permit is appealable directly to the City Council.
2. Buildin g M odifications
a. Exterior modifications to existing buildings shall be designed to
complement and harmonize with the des ign of the existing structure Page 136 of 169
and surroundi ng developments .
b. A Site Development Permit shall be required for all substantial exte rior
modificat ions to existi ng structures , site design elements , and
landscapi ng w ith in the A irport Industrial Park . The application
procedure shall be that prescr ibed in Art icle 20 the Ukiah Municipal
Code.
Section Fourteen
Whenever a use is not listed in this Planned Development Ordinance as a
permitted or allowed use in any of the land use designations, the Planning
Director shall determine whether the use is appropriate in the land use
designation where the subject property is situated , and make a decision as to
whether or not it is an allowed or permitted land use . In making t his
determination, the Planning Director shall find as follows :
1. That the use woul d not be incompatible with existi ng 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 woul d be in harmony and consistent w ith 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 Perm it , the Planning
Director shall find that the proposed use is s imilar in nature and intens ity 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 appea l to the City Counc il, stat ing
the reasons for the appeal , and the appeal fee , if any , established from time to t ime
by City Counc il Resolut ion , is filed with the City Clerk within ten (1 0) days of the date
the dec is ion was mad e . Appeal s 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 , rev ise or modify the appealed
decision of the Planning Director . All City Council dec isions on appeals of the Planni ng
Director's actions are final for the C ity of Uk i ah.
Section Fifteen
This Ordinance shall be published as required by law and shall become effective thirty (30)
days after it is adopted.
Introduced by title only on ___________, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAI N:
Passed and adopted on __________, by the following roll call vote:
Page 137 of 169
AYES : NOES:
ABSENT:
ABSTAIN:
Juan V. Orozco, Mayor
ATTEST:
Kristine Lawler, City Clerk
Page 138 of 169
Exhibit AAirport Industrial Park Land Use Designation Map
¯TALMAGE RD.
HASTINGS AVE.
COMMERCE DR.SOUTH STATE ST.AIRPORT RD.SH 101SH 101HASTINGS FRONTAGE RD.Legend
Highway Commercial
Industrial
Industrial Auto Commercial
Light Manufacturing Mixed Use
Open Space
Professional Office
Retail CommercialAIRPORT PARK BLVD.
Page 139 of 169
Exhibit AAirport Industrial Park Land Use Designation Map
¯TALMAGE RD.
HASTINGS AVE.
COMMERCE DR.SOUTH STATE ST.AIRPORT RD.SH 101SH 101HASTINGS FRONTAGE RD.Legend
Highway Commercial
Industrial
Industrial Auto Commercial
Light Manufacturing Mixed Use
Open Space
Professional Office
Retial CommercialAIRPORT PARK BLVD.
Page 140 of 169
Findings
Land Use Designation Amendment within Airport Industrial Park Planned Development
LACO Associates on behalf of Fowler Auto Center; 1117 Commerce Dr.; File No. 20-5874
ATTACHMENT 5
FINDINGS TO ADOPT AN ORDINANCE AMENDING THE AIRPORT INDUSTRIAL PARK
PLANNED DEVELOPMENT FOR LACO ASSOCIATES, ON BEHALF OF FOWLER AUTO
CENTER AT 1117 COMMERCE DRIVE; APN 180-070-03; FILE NO. 20-5874
Recommendation for Adoption of an Ordinance Amending the Airport Industrial Park
Planned Development and Airport Industrial Park Land Use Designation Map: The
Community Development Department’s recommendation for adoption of an ordinance amending
the Airport Industrial Park Planned Development and Airport Industrial Park Land Use Designation
Map is based in part on the following findings:
Zoning Text Amendments; Rezoning
1. The proposed land use is consistent with the provisions of the Ukiah City Code as well as
the goals and policies of the City General Plan.
The proposal is consistent with the Master Plan Area designation and applicable General
Plan policies. The project proposes one single-story structure for auto wash/detailing, and
replacement of existing pavement with an asphalt parking lot, which are allowed in the
Industrial/Auto Commercial Land Use Designation.
2. The proposed land use is compatible with surrounding land uses and shall not be
detrimental to the public’s health, safety and general welfare
The proposal is within the Ukiah City limits on a property that is ±2.64-acres in size. The
site is surrounded on all sides by existing urban uses, both commercial and industrial in
nature.
The site is currently paved, generally flat, and covered by invasive weeds and grasses
which are routinely mowed. Existing vegetation includes a 6-inch ornamental tree and 24-
inch fir tree on the northern property boundary, a 6-inch white oak to the eastern property
boundary, and a 6-inch walnut tree to the southeastern property boundary, all of which will
remain. Minimal grading is proposed which will not substantially alter the natural grade.
Access to the project site will be provided via a paved driveway off Commerce Drive. Retail
sales are not proposed. The traffic would consist of employee arrival/departure, and the
movement of auto inventory to the Fowler Auto Center. Noise impacts are anticipated to
be minimal. Preliminary Improvement Plans and an Initial Storm Water Low Impact
Development plan is included in the application.
The project site is within the City limits and is already served by City utilities and public
safety agencies.
Based on the above analysis, the findings required for adoption of an ordinance amending the
Airport Industrial Park Planned Development and Airport Industrial Park Planned Development
Land Use Designation Map can be made.
Page 141 of 169
1
Mireya Turner
From:Matthew Keizer
Sent:Monday, January 4, 2021 8:43 AM
To:Mireya Turner
Subject:RE: Request for Review - Airport Industrial Park Ordinance Amendment - Fowler Auto
I have no comments, they have already submitted plans for the new building and are in plan review.
Matt Keizer, CBO, MCP
Building Official
Code Compliance Officer
Email: mkeizer@cityofukiah.com
300 Seminary Ave
Ukiah, CA 95482
Office 707‐467‐5718
Fax 707‐463‐6204
Inspection 707‐463‐6739
http://www.cityofukiah.com/community‐development/
From: Mireya Turner <mturner@cityofukiah.com>
Sent: Wednesday, December 30, 2020 11:40 AM
To: Craig Schlatter <cschlatter@cityofukiah.com>; Matthew Keizer <mkeizer@cityofukiah.com>; Jason Benson
<jbenson@cityofukiah.com>; Jarod Thiele <jthiele@cityofukiah.com>; Ian Broeske
<ibroeske@cityofukiah.onmicrosoft.com>; Noble Waidelich <nwaidelich@cityofukiah.com>; Sean Kaeser
<skaeser@cityofukiah.com>; Scott Bozzoli <sbozzoli@cityofukiah.com>; Jimmy Lozano <jlozano@cityofukiah.com>;
Shannon Riley <sriley@cityofukiah.com>
Subject: Request for Review ‐ Airport Industrial Park Ordinance Amendment ‐ Fowler Auto
Hello,
LACO Associates has applied for an amendment to the Airport Industrial Park Planned Development Ordinance. They
propose changing the land use designation at 1117 Commerce Drive, from Professional Office to Industrial/Auto
Commercial, in order to construct a structure for auto detailing and cleaning, and pave a parking lot, to support the
ongoing auto sales at Fowler Auto Center.
Your consideration and comments no later than January 13, 2021, are greatly appreciated.
Cordially,
Mireya G. Turner, MPA
Attachment 6
Page 142 of 169
2
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
Page 143 of 169
AGENDA ITEM NO. 12c.
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
DATE: February 19, 2021
TO: Planning Commission
FROM: Craig Schlatter, Director of Community Development
SUBJECT: 12c. New Business – Discussion and Possible Action Regarding Existing
Orientation Packet for Planning Commissioners
____________________________________________________________________________
Background:
On September 25, 2019, City Community Development Staff engaged in a discussion with the
Planning Commission about needed updates and revisions to the City of Ukiah Planning
Commission Orientation Packet, which had not been comprehensively updated for 10-15 years.
As a result of this discussion, the City’s Planning Commission Orientation Packet was
comprehensively updated and presented to the Commission. The Staff Report for the
September 25, 2019 meeting is included as Attachment 1, and the current (November 19, 2019)
Orientation Packet is included as Attachment 2.
Discussion:
Within the past four months, there have been two resignations from the Commission, resulting
in two vacancies. Prior to new Commissioners being seated, Staff recommends a discussion
with existing Commissioners and possible action or guidance regarding revisions and/or
updates needed to the Orientation Packet.
Page 144 of 169
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Page 145 of 169
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Page 4 of 255Page 146 of 169
Planning Commission OrientationNOVEMBER 19, 2019UPDATED FEBRUARY 11, 2021Attachment 2Page 147 of 169
OutlinePlanning Commission duties and roleDecision making process and rules of conduct / order of agendaBrown Act and ethicsStaff roles and overview of Community Development DepartmentKey links to City codes/ordinances, planning documents, past meetings, and historical and archival informationInformational links for Land Use Planning and Training OpportunitiesGlossary of terms and acronymsPage 148 of 169
Planning Commission Duties and RolePage 149 of 169
Ukiah City Code, Chapter 4, Article 4. Planning Commission DutiesSection 1157, Duties of the Commission: “It shall be the function and duty of the planning commission to prepare, make and adopt, subject to the provisions of law, a master plan for the physical development of the city, and of any land situated outside the boundaries thereof which in the commission’s judgment bears relation to theplanning thereof. (Ord. 396, §3, adopted 1947).” – And –Section 1158, Other Powers and Duties of Commission: “The planning commission shall have such other powers and duties as are prescribed by law, and shall be governed by the procedure provided by law. (Ord. 396, §4, adopted 1947)”The duties above include review and approval and/or recommendation to City Council of certain discretionary planning permits such as use permits, site development permits, variances, zoning text amendments/rezoning, appeals, prezoning, etc. as described in Chapter 2, Article 20 Administration and Procedures, of Ukiah City Code (UCC).Other requirements for specific project types are contained throughout the UCC, representing the codification of various ordinances.Page 150 of 169
Role of the Planning CommissionReviews certain discretionary development applicationsPrimary decision‐making body for many project proposals (subject to appeal to the City Council)Provides a public and deliberative venue for residents and other community stakeholders to learn about planning issues and project proposals and provide input Hears appeals of Zoning Administrator and Community Development Director determinationsMakes recommendations to the City Council on the development of key planning/policy documents, including but not limited to the Ukiah General Plan, zoning ordinances, and other specific City and regional planning documentsPage 151 of 169
Decision Making andRules of Conduct / Order of Agenda Page 152 of 169
Decision MakingObjectively determine facts and draw conclusions from those factsBase decisions on existing policy (set by City Council) and lawConsider staff analyses, including agency goals and policies, along with community inputMake recommendations and decisions based upon findings of factPage 153 of 169
Rules of Conduct / Order of AgendaExisting Rules of Conduct last adopted November 8, 2017 via Resolution No. 2017‐01. The Rules provide procedural guidelines for the conduct of planning commission meetings, such as public expression, rules of decorum, duties of the Commission, etc.The Rules also set forth an Order of Agenda for Planning Commission meetings.Please visit the link below for Planning Commission Rules of Conduct / Order of Agenda:http://www.cityofukiah.com/city‐boards‐commissions‐committees/Note: click on the box for Planning Commission at the above link. Page 154 of 169
Brown Act and EthicsPage 155 of 169
Brown ActPURPOSE: “Assure that local government agencies conduct the public’s business openly and publicly.” (CA League of Cities, 2016) TRANSPARENCY: Foundational value for ethical government practices. The Brown Act is a floor, not a ceiling, for conduct.MORE INFORMATION: “Open and Public V, a Guide to the Ralph M. Brown Act,” California League of Cities, 2016:https://www.cacities.org/Resources‐Documents/Resources‐Section/Open‐Government/Open‐Public‐2016.aspxCA Attorney General’s publication:https://oag.ca.gov/sites/all/files/agweb/pdfs/publications/2003_Intro_BrownAct.pdfPage 156 of 169
Brown ActMEETINGSRegular – regularly scheduled meetings. Must formally set the time and place for regular meetings in bylaws, by resolution, or some similar formal rule.Special – meetings called by the agreement of a majority of the agency body (e.g. Planning Commission) to discuss a specific issue. May be called at any time, but notice must be received at least 24 hours prior to the meeting by all members of the Board and media outlets that have requested notice in writing.Emergency – meetings held, as allowed in Section 54956.5 of the Brown Act, to deal with emergency situations.AGENDASPosting– At least 72 hours prior to a regular meetingContent – Contain brief description, enough to enable a determination of the general nature of the subject matter. Cannot take action/discuss any item NOT on the agenda.COMMUNICATIONEmails, Memos/Briefings, Conferences/Events, Telephone, TextPage 157 of 169
Conflicts of InterestA public official may not participate in a decision – including trying to influence a decision – if the official has financial or, in some cases, other strong personal interests in that decision.Note that influencing of a decision can include physical presence during deliberations regarding the decision.The law sets only minimum standards. Officials should ask themselves whether members of the public will question officials’ participation in certain proceedings. If they might, officials should consider excusing themselves voluntarily from that particular decision‐making process.Page 158 of 169
EthicsNo personal financial gains.Transparency and disclosure.No use of public resources for personal or political purposes.Fair process and decision making conducted openly for the public. Projects will be deliberated and a decision made during the public meeting.Page 159 of 169
Staff Roles and Department OverviewPage 160 of 169
Staff RolesRecording Secretary (Planning Commission Clerk)Maintains the public record, including the video recording and archivesWorks with Department staff to finalize and post the Agenda packets and prepare draft minutesCoordinates the meeting, including arranging audio visual and other technological needsAs of 2019, Planning Commission clerking responsibilities are coordinated by the City Clerk’s OfficeCommunity Development DirectorPrincipal advisor to Planning Commission in community development mattersPrepares and presents Directors reportsCoordinates with Planning Division staff and Clerk to prepare agenda packet contentServes as Zoning Administrator; makes Director Determinations and other authoritative interpretations of applicable laws, regulations, and policies (decisions subject to appeal to Planning Commission)Planning Services Division – Planning ManagersReviews and analyzes project applications to ensure consistency with adopted policy and regulationPrepares and presents staff reports to Planning CommissionPage 161 of 169
Community Development Department Overview and Essential ServicesApplications(Permit Center)Building DivisionPlanning DivisionHousing DivisionBldg. permit, inspectionPlan check coordinationCode enforcementApplication ProcessingPermit Approval/DenialCurrent PlanningLong‐Range PlanningHousing PolicyFed/state/ local adminApplication ProcessingPermit Approval/DenialGeneral PlanHousing ElementCDBG, HOME, UHTFPage 162 of 169
Department ContactsName/Title Email PhoneCraig Schlatter, Director cschlatter@cityofukiah.com 463‐6219Mireya Turner, Planning Manager mturner@cityofukiah.com 463‐6203Michelle Irace, Planning Manager (PT) mirace@cityofukiah.com Email onlyMatthew Keizer, Building Official mkeizer@cityofukiah.com 467‐5718Steven Oropeza, Building Inspector II soropeza@cityofukiah.com 463‐6206Erica Christopherson, Community Development Technicianechristopherson@cityofukiah.com 463‐6268Department website: www.cityofukiah.com/community‐developmentPage 163 of 169
Department OrganizationDirectorPlanning ManagerBuilding InspectorCommunity Development Tech(Planning, Housing, Building duties)Building OfficialPlanning ManagerPage 164 of 169
Key Links to Important Codes, Historical Information, and Land Use Planning ResourcesPage 165 of 169
Key Links to City Codes and Ordinances, Planning Documents, Past MeetingsZoning Code – Ukiah City Code, Division 9 Planning and Development, Chapter 2 Zoning:http: www.Codepublishing.com/CA/Ukiah(click on Division 9, Chapter 2)Ordinances adopted by City Council are eventually codified in UCC, but for those ordinances not codified (in the interim) the Community Development Department lists those ordinances online on the Documents and Maps portion of its website: http://www.cityofukiah.com/documents‐and‐maps/Planning DocumentsThe Documents and Maps webpage (see above) contains both commonly requested guidelines and other planning documents, ordinances, lists, and useful information, including:2040 General Plan Update: http://Ukiah2040.comGeneral Plan (including the certified Housing Element)Airport compatibility requirementsDesign guidelines, creek maintenance, historic and architectural inventory, tree lists, maps, storm water informationInteractive map of zoning districts with property search featureAll current and historical / archival meetings of the Planning Commission can be found here:http://www.cityofukiah.com/meetings/The above link contains both audio/visual recordings and agenda packets from past meetings. Additional archival information can be obtained from the Department and/or City Clerk’s Office.Page 166 of 169
Links to Land Use Planning ResourcesAmerican Planning Association: www.planning.orgPrincipal organization for the field of professional planning. Contains resources for planners, zoning boards, planning commissions, etc.Institute for Local Government – “A Guide to Local Planning”https://www.ca‐ilg.org/document/guide‐local‐planningDescribes emerging issues in local planning and provides overview of planning frameworkGovernor’s Office of Planning and Researchhttp://opr.ca.gov/CEQA, General Plan Guidelines, State ClearinghouseCalifornia Department of Housing and Community Development – Policy and Researchhttps://www.hcd.ca.gov/policy‐research/index.shtmlHousing Element, specific housing and community development planning policy topicsTraining opportunities for CommissionersLeague of CA Cities: https://www.cacities.org/Education‐Events/Planning‐Commissioners‐AcademyCA Chapter of APA Annual Conference: https://www.apacalifornia‐conference.org/Sonoma State University Annual Planning Commissioners Conference: http://gep.sonoma.edu/research‐activity‐centers/center‐sustainable‐communities‐csc/annual‐planning‐commissionersPage 167 of 169
Glossary of Terms and AcronymsMendocino County and Ukiah‐specific TermsALUC – Mendocino County Airport Land Use CommissionACLUP – Mendocino County Airport Comprehensive Land Use PlanDRB – Ukiah Design Review BoardMCOG – Mendocino Council of GovernmentsMSR – Municipal Service ReviewMendoLAFCo – Mendocino Local Agency Formation CommissionMiUP – Minor Use Permit; MiSDP – Minor Site Development PermitMaUP – Major Use Permit; MaSDP – Major Site Development PermitRHNA – Regional Housing Needs AllocationSOI – Sphere of InfluenceLand Use and Planning Terms – Institute for Local Government, 2010 Glossaryhttps://www.ca‐ilg.org/sites/main/files/file‐attachments/2010_‐_landuseglossary.pdfPage 168 of 169
AGENDA ITEM NO. 12d.
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
DATE: February 19, 2021
TO: Planning Commission
FROM: Craig Schlatter, Director of Community Development
SUBJECT: 12d. New Business – Discussion and Possible Action Regarding Calendar
Year 2021 Training and Education Topics for Commissioners
____________________________________________________________________________
Background:
Continuing education and training is important for both Commissioners and planners alike. It
has been a couple years since Staff and the Commission last discussed possible training
opportunities for the Commission. Given the number and importance of the various long-term
planning efforts simultaneously underway by the City, it is an opportune time to discuss possible
training and education topics for 2021.
Discussion:
Training and education can be conducted for Commissioners internally, such as a discussion of
the Ukiah City Code and Zoning Code by City Legal and Community Development Staff as an
informal workshop with the Commission. Training and education can also be conducted for
Commissioners externally, through attendance at Commissioner seminars conducted by the
League of California Cities, Regional and Urban Planning Departments at local universities,
and/or the American Planning Association.
Staff recommends a discussion with the Commission on possible training and education topics
for Calendar Year 2021.
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