HomeMy WebLinkAbout2022-03-23 PacketPage 1 of 2
Planning Commission
Regular Meeting
AGENDA
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March 23, 2022 - 6:00 PM
1.CALL TO ORDER
2.ROLL CALL
3.PLEDGE OF ALLEGIANCE
4.APPROVAL OF MINUTES
4.a.Approval of March 9, 2022, Planning Commission Meeting Minutes - Draft
Recommended Action: Approve the Minutes of March 9, 2022, a Regular Meeting
Attachments:
1.March 9, 2022, PC 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 April 4, 2022.
6.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for everyone to be heard, please limit your comments
to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action
to be taken on audience comments.
7.SITE VISIT VERIFICATION
Page 1 of 83
Page 2 of 2
8.VERIFICATION OF NOTICE
9.PLANNING COMMISSIONERS REPORT
10.DIRECTOR'S REPORT
11.CONSENT CALENDAR
12.NEW BUSINESS
12.a.Request for consideration of a proposed Major Use Permit to allow phased development of
1117 Commerce Drive (Project Site). Phase 1 facilitates construction of a 7,973 square foot (sq
ft) concrete masonry structure for the repair, maintenance, cleaning, and detailing of
automobiles exclusively associated with Fowler Automotive.
Recommended Action: Staff Recommends Planning Commission 1) Conduct a public hearing;
and 2) Approve the proposed Major Use Permit, based on the Findings in Attachment 1, and
subject to the Conditions of Approval in Attachment 2.
Attachments:
1.Draft Findings
2.Draft Conditions of Approval
3.Application Materials
4.Landscaping Plan
5.Design Review Board - Draft Minutes (01/27/22)
6.Agency Referral Comments
7.Airport Industrial Park - Planned Development (Ordinance 1213)
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 at the Civic Center 300 Seminary Ave. Ukiah, CA 95482; and online at: www.cityofukiah/meetings/ at the end of the next
business day. You can also view the meeting and download the packet.
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.
Dated: March 16, 2022
Stephanie Abba, Planning Commission Secretary
Page 2 of 83
Agenda Item 4a
Page 1 of 2
CITY OF UKIAH
PLANNING COMMISSION REGULAR MEETING
MINUTES
Virtual Meeting Link
https://zoom.us/j/91264543193
Ukiah, CA 95482
March 9, 2022
6:00 p.m.
1. CALL TO ORDER
The City of Ukiah Planning Commission held a Regular Meeting on March 9, 2022. The meeting was
legally noticed on March 2, 2022. Chair Christensen called the meeting to Order at 6:00 p.m. on the
following virtual link: https://zoom.us/j/91264543193
CHAIR CHRISTENSEN PRESIDING.
2. ROLL CALL
Roll was taken with the following Commissioners Present: Rick Johnson; Michelle Johnson; Alex de
Grassi; Mark Hilliker; and Laura Christensen. Commissioners Absent: None; Staff Present: Craig
Schlatter, Community Development Director; Mireya Turner, Planning Manager; and Stephanie Abba,
Planning Commission Secretary.
3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was recited.
4. APPROVAL OF MINUTES
a. Approval of the Draft Minutes of February 23, 2022, a Regular Meeting as submitted.
Motion/Second: R. Johnson/Hilliker to approve the Minutes of February 23, 2022, a Regular Meeting;
as submitted. Motion carried by the following roll call vote: AYES: R. Johnson, M. Johnson, de Grassi,
Hilliker, and Chair Christensen. NOES: None. ABSENT: None. ABSTAIN: None.
5. APPEAL PROCESS
No appeals were received.
6. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS
No public comment was received
7. SITE VISIT VERIFICATION
Verified by Commissioners
8. VERIFICATION OF NOTICE
Verified by Staff
9. PLANNING COMMISSIONERS’ REPORTS
No Reports were given
10. PLANNING COMMISSION DIRECTOR’S REPORT
Report received
11. CONSENT CALENDAR
No items on the consent calendar.
Page 3 of 83
Minutes of the Planning Commission, March 9, 2022, Continued:
Page 2 of 2
12. NEW BUSINESS
a. Request for consideration of Proposed major Use and Site Development Permit to allow
Development of 1,553 sf. addition to an existing 2, 122 sf. Dental Office Building at 772 South
Dora Street; APN 001-313-11; File No. 21-6738
Presenter: Mireya Turner, Planning Manager
Public Comment: Ron Verdier, Agent/Applicant
Motion/Second: de Grassi/Hilliker To approve the proposed Major Use Permit and Site Development
Permit for the Khoury Dental Office Addition at 772 South Dora Street, based on the Findings, and
subject to the Conditions included in the Staff Report, and Permittee shall replace the lawn along both
front lot lines with drought-resistant landscaping consistent with City Code to be approved by the
Community Development Director. Motion carried by the following roll call vote: AYES: R. Johnson,
M. Johnson, de Grassi, Hilliker, and Chair Christensen. NOES: None. ABSENT: None: ABSTAIN:
None.
13. UNFINISHED BUSINESS
a. Receive Bi-Annual Status Updates and Report Regarding the Community Center and Winter
Homeless Shelter at 1045 South State Street.
Public Comment: Sage Wolf, RCS Director
Report Received
b. ADJOURNMENT
There being no further business, the meeting adjourned at 7:59 p.m.
_______________________________________
Stephanie Abba, Planning Commission Secretary
Page 4 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
1
DATE: March 15, 2022
TO: Planning Commission
FROM: Jesse Davis, Planning Manager
SUBJECT: Review and consider a proposed Major Use Permit to allow phased development
of 1117 Commerce Drive (Project Site). Phase 1 facilitates construction of a
7,973 square foot (sq ft) concrete masonry structure for the repair, maintenance,
cleaning, and detailing of automobiles exclusively associated with Fowler
Automotive; and continued use of the Project Site for automotive inventory
storage, as well as continued use of a non-conforming office structure; APN 180-
070-03; File No. 20-5874.
SUMMARY
OWNER/APPLICANT: Fowler Auto Center
AGENTS:
Kevin Doble; Steve Honeycutt
LOCATION:
1117 Commerce Drive; APN 180-070-03
TOTAL ACREAGE: ±2.64 acres; Phase 1 ±.89 acres
GENERAL PLAN: Master Plan Area (MPA)
ZONING DISTRICT: Airport Industrial Park Planned Development (AIP-PD);
Industrial/Automotive Commercial Land Use Designation
AIRPORT COMPATIBILITY:
ENVIRONMENTAL
DETERMINATION:
Zone 2 (Inner Approach/Departure Zone) & Zone 3 (Inner
Turning Zone)
Categorical Exemption, pursuant to CEQA Guidelines
Article 19, Class 3 (C): New Construction of Commercial
Structures
RECOMMENDATION:
Conditional Approval (see Draft Findings in Attachment 1
and Draft Conditions of Approval in Attachment 2
BACKGROUND
Created in 1981, the Airport Industrial Park Planned Development (AIP-PD) now features an
assortment of commercial uses, including hotels, automobiles sales and service facilities,
restaurants, and wholesale stores. The Project Site is subject to the AIP-PD and has traditionally
featured a mixture of manufacturing and industrial activities, including historic operations for
Kennedy Construction and Canadian Cedar Products Company. In 1990, the Planning
Commission approved Variance (No. 90-2) and Site Development Permit (No. 89-128) to allow
for construction of an 8,000 square feet (sq ft) lumber warehouse and an 1,875 sq ft equipment
storage shed. This associated Variance facilitated the relocation of the existing office structure
Page 5 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
2
to the front (south) of the parcel at a front-yard setback of 12 feet (ft) from Commerce Drive
where it still exists today.
On September 21, 2004, Minor Subdivision (No. 04-22) was approved to allow for division of
the property into three parcels and a remainder. By 2010, all but one of the large warehouse
structure toward the rear of the property had been demolished. In 2015, the subdivision,
however, expired following multiple extensions per Government Code 66452.6. While the non-
conforming office structure remains, previous landscaping was removed and the site has been
used for vehicle, equipment and bulk/miscellaneous outdoor-storage since approximately 2015.
The final warehouse structure along the northern property line was demolished in 2020.
On March 17, 2021, the Project Site was updated to an Industrial/Automotive Commercial Land
Use Designation by the Ukiah City Council per Ordinance No. 1213, after being reviewed and
approved by the Planning Commission on February 24, 2020. Prior to being designated
Industrial/Automotive Commercial, the property was regulated under a Professional Office land
use designation, which prevented most automobile type activities or related-improvements. With
this amended land use designation, the proposed use by Fowler Automotive is permitted,
subject to the issuance of a Use Permit.
On January 27, 2022, this request, including a version of the associated Landscape Plan, was
reviewed by the Design Review Board (DRB). The DRB unanimously made a recommendation
of approval to the Planning Commission with a recommendation that Valley Oak (Quercus
lobate) be incorporated and substituted.
PROJECT DESCRIPTION
The Applicant (Fowler Automotive) seeks a Major Use Permit to facilitate construction of a 7,973
sq ft concrete masonry structure for the repair, maintenance, cleaning, and detailing of
automobiles exclusively associated with Fowler Automotive. Per the AIP-PD Section
13(E)(2)(e), within the Industrial/Automotive Commercial Land Use Designation, “Uses related
to automobile dealership…such as car washing facilities, automobile repair business, etc.,
require securement of a Use Permit.”
As requested, development of the Project Site will be phased. Phase 1 will focus on ±.89 acres
situated along the northern and western peripheries of the Project Site. The application, project
description, relevant plans and design elements are included as Attachment 3. Phase 1
development includes the following:
• One (1) 7,973 sq ft building; with a storage room for oil (295 sq ft), a storage room for
records (139 sq ft), office-space (144 sq ft), a storage room for tools (1,002 sq ft), a
water recycling and reverse osmosis equipment addition (226 sq ft), and a photo-studio
with an internal car turntable (1,203 sq ft).
• This proposed auxiliary building will feature two (2) wash bays for a total of 931 sq
ft; four (4) detail bays for a total of 1,839 sq ft; and four (4) regular bays for automotive
repair for a total of 1,794 sq ft;
Page 6 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
3
• Thirteen (13) new parking stalls would be developed with appropriate landscaping
inserts; including one (1) ADA compliant stalls and one (1) EV stall; bicycle parking is
also identified on the submitted Landscape Plan (Attachment 4);
• Replace existing fencing with 8’ black tube steel, curved top, no climb security fencing
along multiple frontages of the Project Site, and include two (2) electronic gates for
improved traffic and access control.
Automobile sales will not be conducted, nor will the facilities be open to the general public.
Existing uses, specifically automobile inventory storage, as well as the non-conforming,
unrelated office structure will be continued. Those aspects are not considered a component of
this project.
While Phase 2 has not yet been identified or proposed, development of the Project Site will
remain subject to the jurisdiction of the Planning Commission.
SETTING
The Project Site is located at the intersection of Commerce Drive and Airport Road, and is a
designated Master Plan Area (MPA) subject to the Airport Industrial Park Planned Development
(AIP-PD). In 2021, the Project Site was updated to an Industrial/Automotive Commercial Land
Use Designation.
Located northeast of the Ukiah Municipal Airport, and adjacent to the southern terminus of the
Great Redwood Trail, the Project Site is predominantly paved, with remaining concrete pads
from previous warehouse and manufacturing structures scattered throughout. There is minimal
vegetation, and the Project Site is bounded by commercial use types to the north, south and
east, as well as industrial/public facility uses to the west.
Upon review, it was determined that the Project Site features no combining districts or other
zoning restrictions, and is not subject to any mapped flood or seismic hazards. It is subject,
however, airport land use regulations, particularly Zone 2 (Inner Approach/Departure Zone) and
Zone 3 (Inner Turning Zone). There are no water courses, wildlife, wildlife-habitat, or designated
floodway located on the Project Site, nor are there any identified environmentally sensitive
habitat areas. Neither the property, nor its improvements, are included on the City of Ukiah’s
Historic and Architectural Inventory Table.
A summary of zoning designations and nearby uses is provided below in Table 1. A General
Plan Land Use Map is depicted in Figure 1, an AIP Land Use Designation Map is depicted in
Figure 2, and an aerial image of the site with parcel lines is included in Figure 3.
Table 1: Zoning and Land Use
ZONING: USE:
NORTH Professional Office-AIP Office
EAST Professional Office-AIP Hotel
SOUTH Light Mfg./Mixed Use-AIP Commercial Retail
WEST Manufacturing Retail; Municipal
Page 7 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
4
Figure 1. General Plan Land Use Figure 2. AIP Designation Map
Figure 3. Aerial Image
AGENCY COMMENTS
Project referrals were sent to the following responsible or trustee agencies with interest or
jurisdiction over the project: Ukiah Valley Fire Authority, City of Ukiah Public Works, City of
Ukiah Police Dept., City of Ukiah Electrical Utility, City of Ukiah Building Division, Mendocino
County Environmental Health, Mendocino County Air Quality Management District, and
Mendocino County Planning and Building – Airport Land Use Commission Staff. The agencies’
comments and recommended Conditions of Approval, if any, are contained in Attachment 6.
Page 8 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
5
STAFF ANALYSIS
General Plan Consistency: The parcel is regulated under a Master Plan Area land use
designation and is part of the Airport Industrial Park - Planned Development (AIP-PD). As noted
in the AIP-PD Ordinance, this planned development provides a mixture of industrial,
commercial, low density residential, office, and open space land uses, consistent with the City
of Ukiah’s 1995 General Plan Master Plan. Many of the goals and policies identified in the
General Plan are incorporated into the AIP-PD Ordinance. Additionally, the proposed Project
meets the following General Plan goals related to economic development listed in Table 2:
Table 2: General Plan Analysis
Goal GP-2: Promote business
development, emphasizing local
ownership of businesses in order to keep
capital and growth within the community.
As conveyed within the Application materials
(Attachment 3), Fowler Automotive has
longstanding operations within the City of Ukiah
and would utilize the auxiliary structure in
support of its existing automobile sales facility
already located along Airport Park Boulevard.
Goal ED-1: Support a strong local
economy.
As discussed within the Application materials
(Attachment 3), the use of this Project Site for
an auxiliary automotive structure will bolster the
operational capacity of a local business and
allow for the productive use of an underutilized
parcel.
Zoning Consistency: The parcel is identified as Industrial/Automotive Commercial within AIP-
PD. This designation is intended to provide opportunity for automobile sales and related
services. In addition to permitted industrial uses and improvements, uses related to automobile
dealerships such as tire stores, auto parts retail, car-washing facilities, automobile repair
business, etc. are considered subject to securing a Use Permit. Permitted uses require Planning
Commission approval of a Major Use Permit. Per AIP-PD Section 13(L)(1), 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 are appropriately
analyzed.
Design and Development Standards: Although a Site Development Permit is not required,
Staff requested the Design Review Board (DRB)’s analysis of the Project for compatibility with
the AIP-PD design criteria, phasing and overall proposal. On January 27, 2022, the DRB
reviewed the Project and unanimously recommended approval to the Planning Commission,
with a recommendation that Valley Oak (Quercus lobate) trees be substituted. Minutes from the
DRB meeting are included as Attachment 5. While DRB’s recommendation is to substitute
proposed trees with Valley Oak, Staff recommends that the Planning Commission consider
supplemental plantings of Valley Oak instead to ensure that parking lot shade coverage,
pavement/concrete longevity, and species/aesthetic diversity considerations are
accommodated. The trees and species identified within the associated Landscape Plan
(Attachment 4) are appropriate and considerate of suggested and required lists provided by
the City. Staff recommends a supplemental Condition of Approval that the Applicant submit a
Final Landscape Plan to the Director of Community Development that incorporates and provides
for supplemental Valley Oak trees as appropriate.
Page 9 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
6
Unlike other designations within the AIP-PD, the Industrial/Automotive Commercial Designation
does not provide specific requirements or findings to guide improvements. Per the Application
materials submitted, Staff summarizes the list of design and site planning standards pertinent
to this request below in Table 3:
Table 3. Applicable AIP-PD Development & Design Standards (Section I - J)
Criterion(a) AIP-PD Development
Requirement(s)
Proposed by Project Project’s
Compatibility
Analysis
Front
Setback
All buildings and structures
shall be setback from the
property line a minimum of
25 feet along the entire
street frontage.
±500 ft from Commerce
Drive; Variance (No. 90-2)
allowed a relocated non-
conforming office structure,
however, to be situated at a
front-yard setback of 12 ft
from Commerce Drive.
Compatible.
Side and
Rear
Setbacks
Shall be determined in the
discretionary review
process. Factors to consider
include traffic circulation,
landscaping, compatibility
with surrounding uses and
structures, etc.
Sides: ±15 ft from southern
property line; ±70 ft from
northern property line.
Rear: ±9-11 ft from western
property line.
Compatible.
Adequate setbacks
are proposed, as
they are similar to
comparable zoning
designations and
enhanced by
landscaping that
will separate the
proposed use from
the Great Redwood
Trail.
Height
Limit
50 ft, provided it complies
with the side-slope criteria
for the airport.
The high-point of the
Auxiliary Structure’s sloping
roof is 18 feet – 4 inches.
Compatible. Within
Zone 2 & Zone 3
object heights can
be restricted to <35
feet in some areas
by UKI ALUCP.
See Airport
Compatibility
section for more
information.
Maximum
Lot
Coverage
Up to 40% Phase 1: ±19%;
Overall: ±7.5%
Compatible.
Subsequent
development
phases will be
subject to maximum
lot coverage.
Page 10 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
7
Pedestrian
Orientation
Pedestrian walkways shall
be included to link parking
areas, buildings, sidewalks
and adjacent public rights-
of-ways; pedestrian paths
shall be landscaped to
include features such as
planters, low-level lighting,
outdoor seating areas, and
pedestrian oriented signs.
A shared path of travel is
provided from the parking
spaces to the structure. The
location of the auxiliary
structure is intentional to
ensure that open space
remains for future
development related to
automotive or commercial
uses. The site is not open to
the general public, and will
include features to improve
the aesthetics and usability of
the Great Redwood Trail.
Compatible
Screening Fences exceeding six (6)
feet in height may be
appropriate for some
commercial and industrial
uses to screen the outdoor
storage of building
materials, supplies,
construction equipment, etc.
The Planning Commission
may consider fences
exceeding six (6) on a case-
by-case basis during the
review of Use Permit
applications.
The Applicant requests
installation of decorative eight
(8) feet high, black tube steel,
curved top fence, no climb
security fencing that will
formalize and separate the
Project Site from the Great
Redwood Trail, as well as
provide for a more attractive
frontage along Commerce
Drive. All refuse and waste
disposal areas are removed
from public view points.
Compatible. See
Landscaping Plan
included as
Attachment 4.
Lighting Various regulations to
ensure lighting is
harmonious with building
design and does not spill
out onto adjacent properties
or the night sky.
Lighting will be down
shielded and not spill over
onto adjacent properties.
Compatible. See
Landscaping Plan
included as
Attachment 4.
Landscaping Several landscaping
standards including, but not
limited to, 20% minimum lot
coverage, placing one tree
between every 4 parking
spaces, landscaping along
frontages, irrigation
systems.
Project proposes 7,699 sq ft
(22%) of landscaping during
Phase 1; trees are provided
between every 4 spaces;
perimeter landscaping is
provided with irrigation, etc.
Compatible. See
Application
Materials, included
as Attachment 3.
Landscaping Plan
included as
Attachment 4.
Subsequent
development will be
subject to
landscaping
requirements.
Page 11 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
8
Circulation: The Project has been reviewed by Staff, as well as the Public Works Department
to analyze impacts to traffic and circulation. Staff relied upon the Office of Planning and
Research’s (OPR) Technical Advisory on Evaluating Transportation Impacts in CEQA
(Technical Advisory; 2018) and the Mendocino Council of Governments’ (MCOG) Senate Bill
743 Vehicle Miles Traveled Regional Baseline Study (Baseline Study; 2020) which are intended
to provide recommendations and screening thresholds for evaluating traffic impacts by the way
of Vehicle Miles Traveled (VMT).
The MCOG Baseline Study states that the analysis of smaller, less complex projects can be
simplified by using screening criteria. If a project meets any of the criteria, including the
following, outlined in Section 3.3 of the Baseline Study, it may be presumed to cause a less-
than-significant VMT impact without further study: This project meets the following exemption
criteria: Local-serving retail or other local serving employment project less than 50,000 sq ft
(larger retail projects may also qualify due to distance from other population centers) and is
consistent with the jurisdiction’s general plan and the Regional Transportation Plan.
As noted in the Project Description, access to the Project Site would be provided via Commerce
Drive. This auxiliary automotive facility is not open to the public. Rather, the structure and use
is to support a nearby business at 1265 Airport Park Boulevard (Fowler Automotive). Based on
this information, the Project would not exceed the threshold criteria identified in the MCOG
Baseline Study and OPR’s Technical Advisory.
Because the Project involves construction of a small (less than 50,000 sq ft) building to house
a low VMT-generating (less than 110 VMT), local-serving retail business located within a heavily
developed area, and does not conflict with the City’s General Plan or other local plans intended
to address circulation, the Project can be presumed to not result in a significant impact to traffic.
Parking: With regard to parking, Staff notes that the Project Site is not open or to be used by
the General Public. Per the AIP-PD, 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. Per the AIP-PD, however, the Planning Commission may deviate
from the parking requirements contained in the Ukiah Municipal Code on a case-by-case basis
supported by findings related to a unique aspect, or use not specifically described in the Ukiah
Municipal Code, and findings that otherwise demonstrate no on-street parking congestion will
result. On the proposed site plan, the Applicant includes thirteen (13) parking spaces, including
two accessible stalls with a dedicated path of travel to the auxiliary building.
As stated, this Project Site will not be open to the general public, and has been assigned off-
street parking commiserate with the number of employees, visitors and company vehicles
identified, including accommodations for accessibility, bicycle parking and EV charging. Should
off-street parking be utilized from the Ukiah City Code (UCC), however, to calculate the required
spaces per UCC §9198 (B)(1) and UCC §9198(B)(6)(a), 43 off-street spaces would be required
for the proposed Project Site.
Page 12 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
9
A Finding to reduce the required amount of parking is provided within Attachment 1, and the
project is conditioned that if it should be opened to the general public that additional off-street
parking would be required.
AIRPORT COMPATIBILITY: Approximately 34,921 sq ft of the Project site is located within
Airport Compatibility Zone 2 (Inner Approach/ Departure Zone), but the majority of the subject
parcel (78,100 sq ft) is subject to Zone 3 (Inner Turning Zone) of the Ukiah Municipal Airport
Land Use Compatibility Plan (UKIALUCP). Please see Figure 5, below:
Figure 5. Airport Land Use Zones
Zone 3 object heights are restricted to less than 35 feet in some areas, but the high-point of the
proposed auxiliary structure’s sloping roof is 18' - 4", which conforms to the limitations of the
UKIALUCP. While it is preferred to locate structures within these zones the maximum distance
away from the runway centerline, the UKIALUCP indicates this should occur when feasible.
Staff notes that there is an existing PG&E gas line that traverses the eastern boundary of the
Project Parcel, limiting the ability to locate the structure as preferred.
Any Project site that is split by Compatibility Zone boundaries shall be considered as if it were
multiple sites divided at the Compatibility Zone boundary line. That being said, Staff has
facilitated this review under the more restrictive Zone 2 criteria to demonstrate compatibility with
the required intensities for the entirety of the project site. According to Table 3A of the
UKIALUCP, many commercial and industrial uses, including automobile repair, are listed as
conditionally compatible within Zone 2 & 3, so long as they meet the intensity criteria and height
limitations:
Zone 2 ‘Intensity/Density’ Criteria Allowances
• Max. Sitewide Avg. Intensity Allowed (people/acre): 60 Persons per acre
• Max. Single-Acre Intensity Allowed (people/acre): 120 Persons per acre
Page 13 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
10
As indicated within Attachment 3, the building area is 7,973 sq ft, but features approximately
7,575 sq ft of d and the parcel size is 114,563 sq ft./2.64 acres. For the purposes of the
facilitating a building code based methodology review for airport land use considerations, the
request features the following occupancy groups as identified within Table 4:
Table 4: Occupancy Classification and Area
Auxiliary Structure - Use Area Type Occupancy
Type
Area
4 Car Bays – Regular Business Area B 1,794 sq ft
4 Car Bays -Detail Business Area B 1,839 sq ft
2 Car Bays - Wash Business Area B 931 sq ft
Auto Photo Room Business Area B 1,203 sq ft
Office Business Area B 144 sq ft
Oil Storage Room Business Area B 295 sq ft
Reverse Osmosis &
Water Storage Tank
Storage S-1 226 sq ft
Storage Storage S-1 1,002 sq ft
Storage Closet Storage S-1 139 sq ft
Total ± 7,575 sq ft
The intensity of use for the subject structure, or the number of maximum persons, is therefore
estimated as follows based on the UBC standards for each occupancy group:
• Group S-1: 1,367 sq ft per 60 sq ft = 22 Persons Max
• Group B-1: 6,206 sq ft per 100 sq ft = 62 Persons Max
Maximum Occupancy under UBC Assumptions is 22+62= 88 Persons Max
1. Assume typical peak occupancy is 50%= 44 Persons
2. 44 Persons/2.64 Acres = 16 Persons per acre, within the site-wide average intensity
for the requested use.
Assuming a relatively balanced occupancy throughout the building and that outdoor uses are
minimal, the usage intensity for a single acre would be estimated to be:
1. 7,973 sq ft bldg. footprint / 43,560 sq ft per acre = 0.18 acre bldg. footprint
2. Building footprint < 1.0 acre; therefore, single acre intensity = bldg. occupancy = 16
people per single acre under UBC methodology.
Per UKIALUCP Policy 3.2.8(b), a recording of an Overflight Notification is required as a
condition for approval of new residential or nonresidential project in Compatibility Zones 2 & 3;
this requirement has been included as a Condition of Approval (see Attachment 2).
On February 8, 2022, a review of the project was conducted by Airport Land Use Commission
Staff and affirmed that the request was to be consistent with the UKIALUCP and not require
formal ALUC review. In summary, the proposed land use and Project meets all of the criteria
Page 14 of 83
AGENDA ITEM NO. 12a
Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
Staff Report | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
11
listed for Airport Compatibility within Zones 2 & 3 and does not require additional or formalized
review by the ALUC.
ENVIRONMENTAL DOCUMENTATION
The proposed Project is subject to the California Environmental Quality Act (CEQA). The Project
qualifies for a categorical exemption pursuant to CEQA Guidelines Article 19, Section 15303,
New Construction of Commercial Structures, and 15304, Minor Alterations to Land. It is noted
that the 15303 exemption can be applied to up to four commercial buildings not exceeding
10,000 sq ft in floor area on sites zoned for such use, if not involving the use of significant
amounts of hazardous substances where all necessary public services and facilities are
available and the surrounding area is not environmentally sensitive.
Staff has determined the exemption is appropriate, as the Project is located in an urbanized
area and zoned for commercial and industrial uses; that it consists of a commercial structure
less than 10,000 sq ft; involves minor grading and trenching; does not propose the removal of
notable natural features; is not in an environmentally sensitive area; and all needed public
services and facilities are available to the site.
Staff Report, existing regulations, Conditions of Approval, and site design relating to the use
and storage of hazardous materials, air quality, noise, and traffic would ensure that the Project
would not impact the environment. As such, the Project qualifies for use of the aforementioned
CEQA exemption.
NOTICE
Notice of the Public Hearing was provided in the following manner, in accordance with UCC
§9262(C):
• Published in the Ukiah Daily Journal on March 13, 2022;
• Posted on the Project site on March 13, 2022;
• Posted at the Civic Center (glass case) 72 hours prior to the public hearing; and
• Mailed to property owners within 300 feet of the Project parcels on March 12, 2022.
RECOMMENDATION
Staff Recommends Planning Commission 1) Conduct a public hearing; and 2) Approve the
proposed Major Use Permit, based on the Findings in Attachment 1, and subject to the
Conditions of Approval in Attachment 2.
ATTACHMENTS
1. Draft Findings
2. Draft Conditions of Approval
3. Application Materials – Updated March 15, 2022
4. Landscaping Plan – Updated March 15, 2022
5. Design Review Board Meeting Minutes January 27, 2022 (DRAFT)
6. Agency Referral Comments
7. Ordinance No. 1213 (AIP-PD)
Page 15 of 83
Draft Findings | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
1
ATTACHMENT 1
DRAFT FINDINGS TO ADOPT MAJOR USE PERMIT TO ALLOW PHASED DEVELOPMENT
OF 1117 COMMERCE DRIVE (PROJECT SITE). PHASE 1 FACILITATES CONSTRUCTION
OF A 7,973 SQUARE FOOT (SQ FT) CONCRETE MASONRY STRUCTURE FOR THE
REPAIR, MAINTENANCE, CLEANING, AND DETAILING OF AUTOMOBILES EXCLUSIVELY
ASSOCIATED WITH FOWLER AUTOMOTIVE; AND CONTINUED USE OF THE PROJECT
SITE FOR AUTOMOTIVE INVENTORY STORAGE, AS WELL AS CONTINUED USE OF A
NON-CONFORMING OFFICE STRUCTURE; APN 180-070-03; FILE NO. 20-5874.
The Community Development Department’s recommendation for conditional approval of a Major
Use Permit to allow phased development of 1117 Commerce Drive (Project Site), as described in
the application materials and Staff Report dated March 15, 2022, is based in part on the following
findings, in accordance with UCC §9262 and the Airport Industrial Park Planned Development
(Ordinance No. 1213).
Airport Industrial Park Planned Development - Major Use Permit 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.
The proposed project is consistent with the General Plan’s Master Plan Area land use
designation, as it is intended to cover land within planned unit developments. The project
site carries a Zoning Designation Automotive Commercial within the Airport Industrial Park
Planned Development (AIP-PD). As noted in the AIP-PD Ordinance, the AIP-PD 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’s 1995 General Plan
Master Plan land use designation. Many of the goals and policies identified in the General
Plan are incorporated into the AIP-PD Ordinance.
Additionally, the proposed Project meets the following General Plan goals related to
economic development.
Goal GP-2: Promote business development, emphasizing local ownership of
businesses in order to keep capital and growth within the community.
Goal ED-1: Support a strong local economy.
The parcel is identified as Industrial/Automotive Commercial within AIP-PD. This
designation is intended to provide opportunity for automobile sales and related services.
In addition to permitted industrial uses, uses related to automobile dealerships such as
tire stores, auto parts retail, car-washing facilities, automobile repair business, etc. are
considered permitted. Additionally, as further described in the Staff Report, the proposed
land use and project are consistent with the Ukiah Municipal Airport Land Use Compatibility
Plan (UKIALUCP), as it is considered a use that is “conditionally acceptable” within Airport
Compatibility Zone 2 and meets all development criteria contained therein.
2. The proposed land use is compatible with surrounding land uses and will not be detrimental
to the public’s health, safety and general welfare.
The proposed project would be located in a highly developed commercial area known as
the Airport Business Park, which is heavily developed with similar land uses and intensity,
including other automobile-centric businesses. The property was previously utilized for
industrial and lumber business uses. As noted in the Staff Report, existing regulations,
Page 16 of 83
Draft Findings | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
2
Conditions of Approval, and site design ensure that the project would not impact to the
public’s health, safety or general welfare.
Lastly, the project has been provided and considered by the following agencies to ensure
compliance with local, state and federal regulations pertaining to public health and safety:
Ukiah Valley Fire Authority, City of Ukiah Public Works, City of Ukiah Police Dept., City of
Ukiah Electrical Utility, City of Ukiah Community Development Department - Building
Division, County of Mendocino Airport Land Use Commission staff, and Mendocino County
Air Quality Management District. Comments have been included as Conditions of Approval,
as appropriate.
3. There is sufficient variety, creativity, and articulation to the architecture and design of the
structure to avoid monotonous and/or a box-like uninteresting external appearance.
The perimeter of the project site will feature improved decorative no-climb fencing, and there
will be sufficient landscaping to ensure variety and improve the permeabilit y of the Project
Site. On January 23, 2022, the DRB reviewed the Project and unanimously recommended
the Project’s design for Planning Commission approval, with a suggestion for the applicant
that additional Valley Oak (Quercus lobate) trees be utilized to the extent possible.
4. Parking: Section(I)(14)(d): Any deviation must be supported by findings related to a unique
use, such as a Mixed-use development, or use not specifically described in the Ukiah
Municipal Code, and findings that otherwise demonstrate no on-street parking congestion
will result.
The Project Site is unique, as it is not intended to be open to the General Public. Rather, the
structure and use is to support a nearby business at 1265 Airport Park Boulevard (Fowler
Automotive. Given the size of the project site, the lack of customers, and the additional
parking area retained for inventory storage, it is unlikely that on-street parking congestion
will result from this proposed use.
FINDINGS
Per the plans submitted March 15, 2022, Staff offers the following Findings per Airport Industrial
Park Planned Development (AIP-PD) Section J (Design Guidelines) for discussion and
consideration of the Design Review Board:
1. LANDSCAPING AND OPEN SPACE
a) A comprehensive landscape plan was submitted for review and approval as
a part of the Site Development or Use Permit process.
• On March 15, 2022, a revised comprehensive Landscaping Plan was
submitted to the attention of City Staff. It is included for review as
Attachment 4.
b) Existing trees shall be retained whenever possible.
• Existing vegetation on-site, proposed to remain, consists of a 6-inch
diameter ornamental tree and 24-inch diameter fir tree on the northern
property boundary, a 6-inch diameter white oak to the eastern property
boundary, and a 6-inch diameter walnut tree to the southeastern property
boundary. Additionally, while not noted on the landscaping plan, Sequoia
sempervirens near the southeastern corner of the property are also to be
retained.
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Draft Findings | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
3
c) A variety of tree species shall be used that provides diversity in form, texture,
and color.
• Refer to Tree & Shrub/Sod List included in the Landscaping Plan. A variety
of shrubs will be utilized, as well as Sawleaf Zelkova trees, which will
provide diversity in form, texture and color. To address the Design Review
Board recommendation regarding Valley Oak (Quercus lobate), Staff
suggests incorporating these trees as supplementary landscaping. Staff
has included a Condition of Approval that requires a final Landscaping Plan
to be reviewed and approved by the Community Development Director to
ensure that requirements related to shade coverage, tree-species diversity
and pavement considerations are addressed.
d) Landscaping at corners should be arranged to maintain traffic visibility.
• While landscaping is proposed within corners near the northern periphery,
the impacts to traffic are minimized, as the development is clearly
separated from the encroachments onto Commerce Drive by
approximately 500 feet. That being said, should landscaping be reinserted
along Commerce Drive, visibility would need to be reassessed.
e) Landscaping along an entire street frontage should be coordinated to
achieve a uniform appearance.
• There are no proposals for revised landscaping for the street frontage
along Commerce Drive; existing Sequoia trees within this vicinity,
however, are to remain. A portion of the frontage along the Great
Redwood Trail is to be improved and made uniform by the installation of
new perimeter security fencing.
f) Landscaping shall be proportional to the building elevations.
• Per the AIP-PD, 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 proposed fencing is 8 feet in height. Given the activities and
storage of automobiles, this fencing is considered appropriate and an
improvement from the existing chain-link presently installed.
g) Landscape plantings shall be those which grow well m Ukiah's climate
without extensive irrigation. Native species are strongly encouraged.
• Toyon, which is native throughout the western part of California is one of
the predominant species featured in the submitted landscaping plan.
Additionally, the Sawleaf Zelkova trees are identified by the City of Ukiah
Street Tree list as appropriate to provide shade canopy.
h) All landscape plantings shall be of sufficient size, health and intensity so
that a viable and mature appearance can be attained in three years.
• The Landscaping plan features a mixture of shrubs and trees that will
allow for mature appearance within 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.
• The western property line will feature a vegetated swale that will not
inhibit solar access. Additionally, along the western property line no new
trees for planting are identified that would inhibit photovoltaic power
generation on the subject property, should it be pursued.
j) Parking lots with twelve (12) or more parking stalls shall have a tree placed
between every four (4) parking stalls within a continuous linear planting
strip, rather than individual planting wells, unless clearly infeasible.
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Draft Findings | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
4
Parking lot trees shall primarily be deciduous species, and shall be
designed to provide a tree canopy coverage of 50 percent over all paved
areas within ten years of planting. Based upon the design of the parking lot
a reduced number of trees may be approved through the discretionary
review process.
• As provided on the Landscaping Plan, there is approximately 6,250 sq ft
of ‘Parking and Back Up Area’ and 4,396 sq ft of total shade area. The
resulting shade coverage is 70%, and satisfies the objective standard. As
reviewed, the site plan within Attachments 3 and 4 inserts trees between
every 4 parking stalls. The trees utilized are Sawleaf Zelkova, which
aligns with the request that trees be deciduous. This finding is only
applied to the employee parking area, due to the fact that inventory
storage does not necessitate the same space or requirements that are
typically associated with commercial parking spaces. Landscaping
improvements are not considered outside of Phase 1, including the
frontage along Commerce Drive. While DRB’s recommendation is to
substitute proposed trees with Valley Oak, Staff recommends that the
Planning Commission consider supplemental plantings of Valley Oak
instead to ensure that the parking lot shade coverage, pavement
longevity, and species/aesthetic diversity considerations are
accommodated. The trees and species selected are appropriate and
considerate of suggested and required lists provided by the City. As
indicated, this proposed auxilary facility is for the exclusive use of Fowler
Automotive, and will not be utilized by the general public.
k) Parking lots shall have a perimeter planting strip with both trees and shrub.
• As provided on the Landscaping Plan, perimeter-planting strips are
included to the north and east of the parking lot area.
l) Parking lots with twelve (12} or more parking stalls shall have defined
pedestrian sidewalks or marked pedestrian facilities within landscaped
areas and/or separated from automobile travel lanes. Based upon the
design of the parking lot, and the use that it is serving, relief from this
requirement may be approved through the discretionary review process.
• The provided parking lot includes a dedicated pedestrian facility that
traverses the Project Site to provide access from the employee parking
area to the auxiliary structure.
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.
• Street trees and additional landscaping requirements will be addressed
as part of subsequent development. Modification of this Use Permit will
be required to facilitate future improvements.
n) All new developments shall include a landscaping coverage of 20 percent
(20%) of the gross area of the parcel, unless because of the small size of a
parcel, such coverage would be unreasonable. A minimum of 50 percent
(50%) of the landscaped area shall be dedicated to live plantings.
• As described in the Application materials, the Phase 1 project area is
38,229 sq ft. 7,699 sq ft of that area is described as landscaped, satisfying
the 20% threshold. Beyond the Phase 1 project area, future development
will require subsequent review of the Design Review Board and the
Planning Commission.
o) Landscaping Plans shall include an automatic irrigation system.
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Draft Findings | Use Permit
Fowler Auto Center – Auxiliary
1006 South State Street
File No.: 20-5874
5
• Landscaping will be watered by an automatically controlled low volume
drip irrigation system. The controller will feature a rain/ freeze shut off
switch. As well as real-time evapotranspiration adjustment to allow for
further optimization of irrigation water.
p) All required landscaping for commercial development projects shall be
adequately maintained in a viable condition.
• As conditioned, the Applicant will be required to maintain the installed
landscaping so that it remains viable and in alignment with the AIP-PD.
q) The Planning Director, Zoning Administrator, Planning Commission, or City
Council shall have the authority to modify the required elements of a
Landscaping Plan depending upon the size, scale, intensity, and location of
the development project.
• Given the nature of the development, a phased incremental development
is appropriate to ensure the viability for future land uses that otherwise
would be considered prohibitive if fully landscaped and developed.
2. ORIENTATION AND LOCATION OF BUILDINGS
a) The location of buildings shalt 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.
• A shared path of travel is provided from the parking lot area to the
auxiliary structure. The location of the auxiliary structure is intentional to
ensure that open space remains for future development activities related
to automotive or commercial uses.
b) Buildings should be sited to preserve solar access opportunities, and
should include passive and active solar design elements.
• The proposed auxiliary structure is sited so as to preserve existing and
future solar access opportunities for the Project Site. The design and
coloration of the proposed facility includes passive solar design elements,
such as thermal mass, roof color, and appropriately located windows. The
ability to open the garage doors also presents opportunity for passive air
flow and ventilation.
c) Buildings should be oriented to minimize heating and cooling costs.
• See Above: While heating and cooling aspects are separate from solar
considerations, there are many similar aspects, such as window
placement, and materials selection. The bays are designed not to feature
HVAC units, relying instead on passive heating and cooling. This design
feature minimizes associated costs.
d) Buildings should be creatively sited to provide open views of the site and
surrounding environment.
• By being located in along the northern property line, the improvements
are sited so to provide open views of the area utilized for inventory
storage.
e) Buildings shall not be sited in the middle of large parking lots.
• The Building and associated development is intentionally sited to ensure
more comprehensive use of the Project Site in the future. The proposed
auxiliary structure is not sited in the middle of a large parking lot, as it
otherwise could be.
3. ARCHITECTURAL DESIGN
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1006 South State Street
File No.: 20-5874
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a) Individual projects shall exhibit a thoughtful and creative approach to site
planning and architecture.
• The Building and associated development is thoughtful in its incremental
approach to site development. The design for the auxiliary structure is
included with this Attachment 3 for the review of the Planning
Commission.
b) Projects shall be designed to avoid the cumulative collection of large
structures with similar building elevations and facades.
• Only a single structure and associated improvements are proposed at this
time, and the proposed designs are included with this Staff Report for the
review of the Planning Commission.
c) Buildings shall be limited in height, bulk, and mass, and shall be designed
to avoid a box-like appearance.
• The facility, while utilitarian, does not exhibit box-like appearance, and is
situated in a corner. Proposed designs are included with this Staff Report
for the review of the Planning Commission.
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.
• Colors and building materials are included with this Staff Report for the
review of the Planning Commission.
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.
• Colors and building materials are included with this Staff Report for the
review of the Planning Commission. The overhead rolling garage doors
and steel doors and frames are to be painted to match Bonelli Oil Rubbed
Bronze.
5. LIGHTING
a) A lighting plan shall be submitted for review and approval with all Site
Development and Use Permit applications. All lighting plans shall
emphasize security and safety, and shall minimize energy usage.
• An interior lighting plan was provided, and exterior lighting placement is
noted on the landscape plan.
b) Lighting for developments shall include shielded, non-glare types of lights.
• The project will be conditioned to include shielded, non-glare types of
lights, and not allow for light-trespass. Exterior lights are to be minimized
where possible.
c) Lighting shall not be directed towards Highway 101, the Ukiah Municipal
Airport, adjacent properties or upwards towards the sky.
• The project will be conditioned to include shielded, non-glare types of
lights, and not allow for light-trespass. Exterior lights are to be minimized
where possible to comply with expectations of the Ukiah Municipal Airport
planning documents.
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1006 South State Street
File No.: 20-5874
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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) automobile parking spaces.
• An inverted 'U' style rack with 2 bike capacity is included and described in
the landscaping plan.
b) Fountains, kiosks, unique landscape islands, outdoor sitting areas, and
other quality design amenities are encouraged.
• The business is not intended to be open to be the public, and is otherwise
oriented towards automobile and industrial uses. As an off-site auxiliary
structure, most employee needs will be accommodated at the primary
automobile sales facility at 1265 Airport Park Boulevard.
ENVIRONMENTAL DOCUMENTATION
The proposed project is subject to the California Environmental Quality Act (CEQA). The project
qualifies for a categorical exemption pursuant to CEQA Guidelines Article 19, Class 3 (C): New
Construction of Commercial Structures. It is noted that this exemption can be applied to up to four
commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use,
if not involving the use of significant amounts of hazardous substances where all necessary public
services and facilities are available and the surrounding area is not environmentally sensitive.
Staff has determined the exemption is appropriate, as the project is located in an urbanized area
and zoned for automotive-commercial use; that it consists of commercial structures of less than
10,000 total square feet; that all needed public services and facilities are available; and that the
surrounding area is not environmentally sensitive.
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 March 13, 2022;
• Posted on the Project site on March 13, 2022;
• Posted at the Civic Center (glass case) 72 hours prior to the public hearing; and
• Mailed to property owners within 300 feet of the Project parcels on March 12, 2022.
Page 22 of 83
Draft Conditions of Approval | Use Permit
Fowler Auto Center – Auxiliary
1117 Commerce Drive
File No.: 20-5874
1
ATTACHMENT 2
DRAFT CONDITIONS OF APPROVAL TO ADOPT MAJOR USE PERMIT TO ALLOW PHASED
DEVELOPMENT OF 1117 COMMERCE DRIVE (PROJECT SITE). PHASE 1 FACILITATES
CONSTRUCTION OF A 7,973 SQUARE FOOT (SQ FT) CONCRETE MASONRY STRUCTURE
FOR THE REPAIR, MAINTENANCE, CLEANING, AND DETAILING OF AUTOMOBILES
EXCLUSIVELY ASSOCIATED WITH FOWLER AUTOMOTIVE; AND CONTINUED USE OF THE
PROJECT SITE FOR AUTOMOTIVE INVENTORY STORAGE, AS WELL AS CONTINUED USE
OF A NON-CONFORMING OFFICE STRUCTURE; APN 180-070-03; FILE NO. 20-5874.
The following Conditions of Approval shall be made a permanent part of the Major Use Permit, shall
remain in force regardless of property ownership, and shall be implemented in order for this
entitlement to remain valid.
Approved Project Description: As requested, development of the Project Site will be phased. Phase
1 will focus on ±.89 acres situated along the northern and western peripheries of the Project Site.
The application, project description, relevant plans and design elements are included as Attachment
3. Phase 1 development includes the following:
• One (1) 7,973 sq ft building; with a storage room for oil (295 sq ft), a storage room for records
(139 sq ft), office-space (144 sq ft), a storage room for tools (1,002 sq ft), a water recycling
and reverse osmosis equipment addition (226 sq ft), and a photo-studio with an internal car
turntable (1,203 sq ft).
• This proposed auxiliary building will feature two (2) wash bays for a total of 931 sq ft;
four (4) detail bays for a total of 1,839 sq ft; and four (4) regular bays for automotive
repair for a total of 1,794 sq ft;
• Thirteen (13) new parking stalls would be developed with appropriate landscaping inserts;
including one (1) ADA compliant stalls and one (1) EV stall; bicycle parking is also identified
on the submitted Landscape Plan (Attachment 4);
Replace existing fencing with 8’ black tube steel, curved top, no climb security fencing along
multiple frontages of the Project Site, and include two (2) electronic gates for improved traffic
and access control.
Automobile sales will not be conducted, nor will the facilities be open to the general public. Existing
uses, specifically automobile inventory storage, as well as the non-conforming, unrelated office
structure will be continued. Those aspects are not considered a component of this project. While
Phase 2 has not yet been identified or proposed, development of the Project Site will remain subject
to the jurisdiction of the Planning Commission.
CITY OF UKIAH SPECIAL CONDITIONS
1. All required landscaping shall be properly maintained to insure the long-term health and
vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to the
following:
o Regular slow, deep watering when feasible. The amount of water used shall
fluctuate according to the season, i. e., more water in summer, less in the winter.
o Additional watering shall occur during long periods of severe heat and drying winds,
and reduced watering shall be used during extended periods of cool rainy weather.
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1117 Commerce Drive
File No.: 20-5874
2
o Fertilizer shall only being used on trees during planting. Shrubs may receive
periodic fertilizer according to the recommendations of a landscaping professional.
o The tree ties and stakes shall be checked every six months to ensure they do not
constrict the trunks and damage the trees.
o Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
damage the trunk of the tree and its overall growth.
o Any tree that dies or is unhealthy due to pests, disease or other factors, including
vandalism, shall be replaced with the same or similar tree species, or an alternative
species approved by the department of Planning and Community Development.
o All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
pruning shall follow standard industry methods and techniques to ensure the health
and vitality of the tree.
2. Applicant shall submit a Final Landscape Plan to the Director of Community
Development for review and which must be approved prior to finalization of the
Building Permit for the auxiliary structure. The Final Landscape Plan shall incorporate
supplemental Valley Oak trees, as appropriate.
3. Should the auxiliary automotive facility be opened to the general public, additional off-
street parking would be required and subject to UCC §9198 (B)(1) and UCC
§9198(B)(6)(a).
4. Subsequent development beyond the ‘Project Description’ and Phase 1 is subject to the
review of the Planning Commission.
5. Provide district addresses for all structures on the Project Site.
CITY OF UKIAH STANDARD CONDITIONS
1. This approval is not effective until the 10-day appeal period applicable to this Major Use
Permit has expired without the filing of a timely appeal. If a timely appeal is filed, the
project is subject to the outcome of the appeal and shall be revised as necessary to
comply with any modifications, conditions, or requirements that were imposed as part of
the appeal.
2. All use, construction and the location thereof, or occupancy, shall conform to the
application and to any supporting documents submitted therewith, including any maps,
sketches, or plot plans accompanying the application or submitted by applicant in support
thereof.
3. Any construction shall comply with the "Standard Specifications" for such type of
construction now existing or which may hereafter be promulgated by the Engineering
Department of the City of Ukiah; except where higher standards are imposed by law, rule,
or regulation or by action of the Planning Commission such standards shall be met.
4. Building permits shall be issued within two years after the effective date of the Use Permit
or same shall be null and void.
5. In addition to any particular condition which might be imposed; any construction shall
comply with all building, fire, electric, plumbing, occupancy, and structural laws, rules,
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regulations, and ordinances in effect at the time the Building Permit is approved and
issued.
6. The Applicant shall submit verification of all applicable permits or approvals in compliance
with all local, state and federal laws to the Community Development Department prior to
issuance of building permits.
7. All fees associated with the project planning permits and approvals shall be paid in full
prior to occupancy.
8. As outlined in Article 20, Administration and Procedures, of the Zoning Code this planning
permit may be revoked through the City’s revocation process if the approved project
related to this Permit is not being conducted in compliance with these stipulations and
conditions of approval; or if the project is not established within two years of the effective
date of this approval; or if the established use for which the permit was granted has ceased
or has been suspended for 24 consecutive months.
ELECTRIC UTILITY DEPARTMENT CONDITIONS
9. All future site improvements shall be submitted to the COU Building Department and the
Electric Utility Department for review and comment. At this time, specific service
requirements, service voltage and developer costs and requirements will be determined.
10. Developer/customer shall incur all costs of this future project to include (labor, materials,
equipment).
11. The City of Ukiah Electric Utility Department will require an easement provided to the EUD
for any electric service that transverses through the property and/or around any City owned
Electric equipment, beyond any PUE.
UKIAH POLICE DEPARTMENT
12. Provide UPD dispatch with current appropriate business contact names and telephone
numbers for after-hours contact.
13. Business owner to keep all business related vehicles contained to their parking lot. No on-
street parking of vehicles at the location.
14. Keep dumpsters locked to limit unauthorized dumping or scavenging or keep in
locked/gated area.
15. Place no trespassing signs on property.
16. Exterior lighting shall be shielded or otherwise designed to avoid spill-over illumination to
adjacent streets and properties.
17. All building exterior lighting and parking lot lighting should be functioning and kept in good
repair.
18. Keep property free of debris/garbage.
Page 25 of 83
Draft Conditions of Approval | Use Permit
Fowler Auto Center – Auxiliary
1117 Commerce Drive
File No.: 20-5874
4
19. Any exterior electrical outlets can have locking plates or decommission for non-use to limit
illegal usage.
20. Any exterior water faucets should have a locking box cover or decommission for non-use
to limit illegal usage.
PUBLIC WORKS
21. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other
alternative surfacing, subject to approval by the City Engineer.
22. Prior to construction of site improvements, a grading and drainage plan, and an erosion
and sediment control plan, prepared by a Civil Engineer, shall be submitted for review and
approval by the Department of Public Works. The plan shall include the detailed design of
post-construction storm water best-management practices (BMPs) in compliance with the
City of Ukiah's Phase I Storm Water Permit and the Low Impact Development Technical
Design Manual (LID Manual), in effect at the time of development. A Standard Urban
Storm Water Mitigation Plan (SUSMP) shall be provided to support the design of the
proposed drainage system.
23. Maintenance and inspection of all post-construction best management practices (BMPs)
are the responsibility of the property owner. In accordance with the LID Manual, a legally
binding, signed maintenance agreement approved by the City of Ukiah is required for the
proposed Stormwater treatment areas and all post-construction BMPs, and shall be
recorded prior to final approval of the building permit.
24. Applicable City water & sewer connection fees shall be paid at the time of building permit
issuance.
25. The proposed water recycling system shall be approved by the City Engineer.
AIRPORT LAND USE COMMISSION
26. A dedication of avigation easement or a Deed Notice shall be recorded and a copy of the
recorded document shall be provided to the Community Development Department prior to
issuance of building permits.
Page 26 of 83
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
$ $ □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
□ REZONING – PLANNED DISTRICT
100.0800.611.001
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
X
X
X
Attachment #3
50 Cost Recovery
Cost Recovery
12/14/2020
--
-
20-5874
Page 27 of 83
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: N/A
Storage:
□Yes No
Square Footage:1,266
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 7,973 sf 1
Auxiliary Building 7,973 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.
X Minimal
AIP-PD Industrial/Auto Commercial Zones 2 and 3
N/ANew Construct.
N/A N/A
X
X
Page 28 of 83
I,______________________________________________ , owner authorize _____________________________
to act on my behalf for this project and I have read and agree with all of the above. (Application must be signed by
owner).
PROPERTY OWNER SIGNATURE DATE
I, _______________________________________________, am the owner / authorized agent of the property
for which the development is proposed. The above information and attached documents are true and accurate to the
best of my knowledge.
I have read and agree with all of the above.
I hereby authorize employees of the City of Ukiah, the City’s authorized agents, and persons with review or decision
making authority for the project to enter upon the subject property, as n ecessary, to inspect the premises, post notices,
and process this application.
I understand that conditions of approval may be placed on my project by the city of Ukiah and it is my responsibility to
fully understand the conditions and ask questions about them before action is taken on my planning permit.
OWNER / AUTHORIZED AGENT DATE
INDEMNIFICATION AGREEMENT
As part of this application, the applicant agrees to defend, indemnify, and hold harmless the City of Ukiah, its agents,
officers, council members, employees, boards, commissions or Council from any claim, action or proceeding brought
against any of the foregoing n individuals or entities, the purpose of which is to attack, set aside, void, or annul any
approval of the application or related decision, or the adoption or certification of any environmental documents or
negative declaration which relates to its approval. This indemnification shall include, but is not limited to, all damages,
costs, expenses, attorney fees or expert witness fees that may be awarded to the prevailing party arising out of it or in
connection with the approval of the application or related decision, whether or not there is concurrent, passive, or active
negligence on the part of the City, its agents, officers, council members, employees, boards, commissions of Council.
If for any reason, any portion of this indemnification agreement is held to be void or unenforceable by a court of
competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
The City of Ukiah shall have the right to appear and defend its interests in any action through its City Attorney or outside
counsel. The applicant shall not be required to reimburse the City for attorney’s fees incurred by the City Attorney of
the City’s outside counsel if the City chooses to appear and defend itself in the litigation.
I have read and agree to all of the above.
PROPERTY OWNER / AUTHORIZED AGENT
(PLEASE PRINT NAME)
PROPERTY OWNER / AUTHORIZED AGENT DATE
(SIGNATURE)
Revised 08/19/2019
Ken Fowler LACO Associates
Samantha Thomas X
X
X
X
Kevin Doble
04/30/2021
04/30/2021
Page 29 of 83
LACD
Project Description
For
Fowler Auto Center Auxiliary Building
LACO Project No. 9100.08
Revised March 15, 2022
The enclosed Major Site Development Permit and Use Permit applications are
requests to construct the proposed Fowler Auto Center Auxiliary Building Project
on the property located at 1117 Commerce Drive within the City of Ukiah (Site),
Assessor's Parcel Number (APN) 180-070-03, 2.53-acres in size.
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 Boulevard, to a proposed enclosed concrete masonry structure for cleaning
and detailing and minor repairs at the proposed location of 1117 Commerce Drive
within the City of Ukiah, The proposed structure would consist of one (1) 7,973-
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, with an attached 240 sf wood frame equipment room, and 18, 900-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 City standards. Vehicle storage currently exists
on the southern portion of the Site and would continue under the proposed
project.
The 7,973-sf concrete masonry structure would contain a 300-sf storage room for
oil, a 850-sf storage room for equipment, parts, and supplies, a 118-sf office space,
a 116-sf storage room for tools, and a 1,344-sf photo room. The proposed auxiliary
building would also contain a 240-sf storage area for the water recycling and
reverse osmosis equipment; two (2) wash bays for a total of 890-sf; four (4) detail
bays for a total of 1,815-sf; and four (4) regular bays for a total of 1,794-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 at the structure to the southeast. The proposed project
would connect to an existing water connection on Commerce Drive. A total of
16,200 sf of existing pavement would be removed and 18,900 sf of asphalt would
be placed for the proposed project. A 1,033-sf vegetated swale and five (5)
downspouts would border the structure to the north and west, with a 5,804-sf
Project Description-Fowler Auto Center Ancillary Facility
LACO Project No. 9100.08
March 15, 2022
Page I of 4
Page 30 of 83
vegetated area and a 136-sf bioretention area located on the northwest corner
of the Site. The existing fence would be replaced with an 8-foot-tall black tube
steel, curved top, no climb security fencing along portions of the northern,
western, and southern perimeter of the project site. Vehicle storage is an existing
use on-site and will continue prior to any minor repairs, cleaning, and detailing.
Retail sales would not be part of the operation. This project is phased consisting of
the above improvements under the Current Phase on 0.89-acres and fL1ture
improvements are not currently planned under the Future Phase on 1.64-acres,
but should they become necessary the property owner acknowledges that an
additional site development permit will be required. Refer to the Preliminary
Improvement Plans, Architectural Drawings, and Preliminary Landscape Plan,
attached. As the proposed project may be phased, the plans show improvements
to the Current Phase only, as labeled.
The proposed project would be in operation on Monday thru Friday from 8 a.m. to
5 p.m., on Saturday from 9 a.m. to 4 p.m., and closed on Sunday. There would be
one shift per day with a total of 1 O 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 minor repairs, cleaning and detailing services
during business hours. Noise generated from the proposed project is anticipated
to be minimal. In addition, the proposed project is not anticipated to create a
nuisance to adjacent parcels and shall comply with the performance criteria
outlined in the Airport Industrial Park Planned Development (AIP-PD) Ordinance,
Section 13 (H) Nuisances.
Access to the Site will be provided via a paved driveway off Commerce Drive,
located to the south. Construction equipment will be staged in the immediate
area. As indicated on the preliminary grading, drainage, and utility plan, the dirt
stockpile and spoils are temporary imported materials related to construction
efforts for the proposed building pad. Construction is anticipated to start in early
of 2022 and completed prior to the rainy season, or October 15, 2022.
Existing Use and Site Characteristics
The Site is located northeast of the Ukiah Municipal Airport and west of Highway
101, is approximately 2.53-acres in size, paved and built-up, with existing concrete
pads throughout and an existing office space located off Commerce Drive on the
southern portion of the Site. 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
Project Description -Fowler Auto Center Ancillary Facility
LACO Project No. 9100.08
March 15. 2022
Page 2 of 4
Page 31 of 83
Designation of Industrial/ Automotive Commercial. Refer to the Preliminary
Improvement Plans, attached.
On Wednesday, April 7, 2021, City Council adopted the Ordinance amending the
land use designation of Professional Office for the Site under Ordinance No. 1098,
the AIP-PD Ordinance to Industrial/Automotive Commercial. With this amended
land use designation, the proposed use is permitted, wbject to the issL1ance of a
Use Permit.
Proposed Use and AIP-PD Consistency
Per the AIP-PD Ordinance, a Use Permit is required for "uses related to automobile
dealerships, such as tire stores, auto parts stores, car-washing facilities, automobile
repair business, etc." within the Industrial/Automobile Commercial Land Use
Designation. This would include the proposed cleaning, detailing and repair
operation as well as existing inventory storage of up to 200 automobiles for the
dealership. While the design guidelines of the AIP-PD identify specific requirements
for parking lots, it also notes that the relief from these requirements may be
approved through the discretionary review process. Based on the expected
design of a parking lot for inventory storage, pedestrian facilities are likely
unnecessary or minimal under the proposed project.
The City of Ukiah's review of planning files indicate that the existing office structure
currently used by Guillan Inc. was moved to its present location as part of a Site
Development Permit (89-128) and Variance (90-2). A review of the AIP-PD
Ordinance, identifies no "Allowed" or "Permitted" uses associated with this existing
use per A(l) or E(l-2), indicating that the use is now non-conforming. The existing
office structure would continue to be used by Guillan Inc. and all business activities
related to Fowler Auto Center would occur at the dealership as the Site is a
proposed auxiliary use to the dealership. As such, the existing office structure
complies with Ukiah City Code Section 9209 Non-Conforming Uses.
As proposed, the project shall comply with the performance criteria outlined in the
AIP-PD Ordinance, Section 13 (I) Development Standards and (J) Design
Guidelines. Refer to the Preliminary Improvement Plans, Architectural Drawings,
Preliminary Landscape Plan, and Materials and Color Boards, attached.
Under Section 13(L) Discretionary Review of the AIP-PD Ordinance, as the
proposed project is subject to a Use Permit, the Site Development Permit is not
required as all Site development issues and concerns shall be appropriately
analyzed within the Use Permit review.
Project Description-Fowler Auto Center Ancillary Facility
LACO Project No. 9100.08
March 15. 2022
Page 3 of 4
Page 32 of 83
Location
The 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-minute United States Geological Survey 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 Site is located
approximately 1.5 miles southeast of downtown Ukiah. Refer to the Preliminary
Improvement Plans, 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 Site, to a proposed 7,973-sf enclosed concrete masonry structure for minor
repairs, cleaning, and detailing.
Refer to the Preliminary Improvement Plans and Architectural Drawings attached
for details. An Initial Storm Water Low Impact Development (3_LID) plan is
attached for reference.
Project Description -fowler Auto Center Ancillary Facility
LACO Project No. 9100.08
March 15. 2022
Page 4 of 4
Page 33 of 83
1,839 SFAUTO BAY 5-8931 SFAUTO BAY 9-101,794 SFAUTO BAY 1-4144 SFOFFICE1,203 SFAUTO PHOTO ROOM139 SFSTORAGE 34412122236113S-11002130012B183921506B93111501S-1 29513001B144115012B179421508B120321500S-1 13913001S-1 1561300# OF EXITSPROVIDEDAREA PER OCCUPANTAREA (SF)OCCUPANCY LOADOCCUPANCY TYPE1,002 SFSTORAGE295 SFOIL STORAGE ROOM226 SFREVERSE OSMOSIS &WATER STORAGETANK RM.1S-1 22613001CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #1/16" = 1'-0"3/9/20222002LGA0.0COVER SHEETFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIASheetNumberSheet NameA0.0 COVER SHEETA0.1 VIEWSA0.2 TITLE 24 AA0.3 TITLE 24 BA0.4 TITLE 24 CA1.1 ENLARGED EXISTING / DEMO SITE PLANA1.2 PROPOSED SITE PLANA2.1 PROPOSED FLOOR PLANA2.2 PROPOSED ROOF PLANA2.3 PROPOSED REFLECTED CEILING PLANA3.1 PROPOSED ELEVATIONSA4.1 PROPOSED BUILDING SECTIONSA5.0 RESTROOM PLAN, INTERIOR ELEVATIONS AND ADADETAILSA5.1 ADA DETAILSA5.2 EXTERIOR DETAILSA5.3 EXTERIOR DETAILS - SHED ROOF BUILDINGA6.0 DOOR AND WINDOW SCHEDULES1 TOPOGRAPHIC MAP BY LACOC1.0 CIVIL COVER SHEETC2.0 CIVIL SITE PLANC3.0 CIVIL PRELIMINARY GRADING, DRAINAGE & UTILITY PLANS1.0 GENERAL STRUCTURAL NOTES STANDARD DETAILSS2.0 FOUNDATION PLAN & DETAILSS2.1 ROOF FRAMING PLAN & DETAILSVICINITY MAPPROJECT DIRECTORYAPPLICABLE CODESPROJECTABBREVIATIONS2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA FIRE CODE2019 CALIFORNIA GREEN BUILDING STANDARDS CODE2019 CALIFORNIA ENERGY CODE @#ACADADJAlum.APPROX.Arch.Asb.Asph.BRDBitum.Bldg.Blk.Blkg.Bm.Bot.Cab.CBCem.Cer.CGClg.Clkg.Cl.Clr.C.O.Col.Conc.Con.Const.Cont.Cor.CtskCntr.Centr.DBL.Dept.D.F.Det.Dia.Dim.Disp.Dn.Dr.DSDwg.Ea.EJEL.Elect.ELev.Emer.Encl.EPEq.Equip.EWCE)Exp.Expan.Ext.FAFDFDNFEFECFHCFin.Fl.Flash.Fluor.F.O.FOCFOFFOSFPRFFSFt.FTGFur.Fut.G.B.Gl.Gyp.HBHCHDWDHDDWEHoriz.Hr.Hgt.Inside Diameter Dim.)InsulationInteriorJanitorJointKitchenLaminateLavatoryLightMenMaximumMechanicalMembraneMetalManufacturerManholeMinimumMirrorMiscellaneousMasonry OpeningMountedMullionNot in ContractNumberNominalNot to scaleOverallObscureOn CenterOutside Diameter Dim.)OpeningOppositePreparationPlastic LaminatePlasterPlywoodPairPointPaper Towel DispenserPartitionQuarry TileRiserRadiusRoof DrainReferenceRefrigeratorRegisterReinforcedRequiredResilientRoomRough OpeningRain Water LeaderSolid CoreSeat Cover DispenserScheduleSoap DispenserSectionSheetSimilarSee Mechanical DrawingsSanitary Napkin DisposalSpecificationSee Structural DrawingsStainless SteelStationStandardSteelStorageStructuralSuspendedSymmetricalTreadTelephoneTongue and GrooveThickTop of ConcreteTop of PavementTop of WallToilet Tissue DispenserTelevisionTypicalUnfinishedUnless Otherwise NotedVerticalVestibuleWomenWithWater ClosetWoodWithoutWaterproofWainscotWeightAtCenterlinePound or NumberAcousticalArea DrainAdjustableAluminumApproximateArchitecturalAsbestosAsphaltBoardBituminousBuildingBlockBlockingBeamBottomCabinetCatch BasinCementCeramicCorner GuardCeilingCaulkingClosetClearCased OpeningColumnConcreteConnectionConstructionContinuousCorridorCountersunkCounterCenterDoubleDepartmentDrinking FountainDetailDiameterDimensionDispenserDownDoorDown spoutDrawingEachExpansion JointElevationElectricalElevatorEmergencyEnclosureElectrical Panel boardEqualEquipmentElectric Water CoolerExistingExposedExpansionExteriorFire AlarmFloor DrainFoundationFire ExtinguisherFire Extinguisher Cab.Fire Hose CabinetFinishFloorFlashingFluorescentFace ofFace of ConcreteFace of FinishFace of StudsFireproofFull SizeFoot or FeetFootingFurringFutureGrab BarGlassGypsum BoardHose BibHollow CoreHardwoodHardwareHorizontalHourHeightIDInsul.Int.Jan.Jt.Kit.Lam.Lav.Lt.MMax.Mech.Memb.Met.MFR.MHMin.Mir.Misc.MOMtd.Mul.NICNo. or #Nom.NTSOAObs.OCODOpen.OPP.Prep.P. Lam.Plast.PlywdPr.Pt.PTDPart.QTRRad.RDRef.Refr.RgtrReinf.Req.Resil.Rm.RORWLSCSCDSched.SDSect.Sht.Sim.SMDSNDSpec.SSDSStSta.StdStl.Stor.Struct.Susp.Sym.TTel.T>hkTOCTOPTOWTTDTVTyp.Unf.UONVert.Vest.WW/WCWDW/OWPWSCTWt.11A-.-ABCSYMBOL KEYSHEETDWGDETAILSHEETDWG1A-.-1A-.-SHEETDWG1NO.ROOM NAMEASHEETDWGELEVATION1A-.-P1EXTERIORELEVATIONSECTION /DETAILDOORNUMBERWINDOWTYPEROOM NAMENUMBERPARTITIONTYPEINTERIORELEVATIONELEVATION POINT/DATUMREVISION #OWNERARCHITECTGOLDMAN ARCHITECTS172 RUSS STREETSAN FRANCISCO, CA 94103JOHN GOLDMANPH: (415) 391-1339FAX: (415) 621-3393JOHN@GOLDMANARCHITECTS.COM1800700300FOWLER AUTO CENTER 1265 AIRPORT PARK BLVD, UKIAH, CA 95482FOWLER AUTO CENTER AUXILIARY BUILDING1117 COMMERCE DR, UKIAH, CA 95482APN:CIVILGEOTECHNICALTRANS TECH CONSULTANTSGEOTECHNICAL ENGINEER930 SHILOH RD, BLDG 44, SUITE JWINDSOR, CA 95492BILL WIGGINSPH: (707) 837-8408FAX: (707) 837-7334BWIGGINS@TRANSTECHCONSULTANTS.COMLACO 776 S. STATE ST. SUITE 103UKIAH, CA 95482 KEVIN A. DOBLEPH: (707) 463-0222DOBLEK@LACOASSOCIATES.COMA.P.N. :180-070-03-00ZONING :INDUSTRIAL AUTO COMMERCIAL S-1 & B ( ONLY THE OFFICE IS B )OCCUPANCY TYPE :CONSTRUCTION TYPE :TYPE III-B. NON-SPRINKLEREDPROJECT ADDRESS :1117 COMMERCE DRIVE UKIAH, CALIFORNIA 95482PROJECT DESCRIPTION :LOT SIZE : 1110,20 SQ.FT (2.53 ACRES)NEW BUILDING :7,973 SQ.FT (GROSS) NORTHWEST VIEWSOUTHEAST VIEWNEW BUILDING OF 10 AUTO BAYS PLUS PHOTO ROOM AND STORAGE, EQUIPMENT ROOM AND OIL STORAGE PLUS AN OFFICE UTILITY AND TOOLS ROOM. CURRENT LAND USE:PARKING LOT AND STORAGEPROPOSED LAND USE:AUTOMOTIVE BUILDING AND PARKINGPROJECT INFORMATIONDRAWING LISTBUILDING HEIGHT:18' - 4" HEIGHT NUMBER OF STORIES: ONE STORY BUILDING 1111MEP UNDER A SEPARATE PERMIT 1. TWO (2) COPIES OF EACH DEFERRED SUBMITTAL WILLFIRST BE SUBMITTED TO THE ARCHITECT/ENGINEER-OF-RECORD, WHO WILL REVIEW THEM AND FORWARD THEM TO THE BUILDING DEPARTMENT WITH NOTATIONS INDICATING THAT THE SUBMITTALS CONFORM TO THE DESIGN OF THE BUILDING. 2. THE ENGINEER(S) RESPONSIBLE FOR THE DESIGN OFTHE DEFERRED SUBMITTAL ITEMS SHALL STAMP AND WET-SIGN THOSE DRAWINGS AND CALCULATIONS FOR WHICH HE/SHE IS RESPONSIBLE.PREMANUFACTURED TRUSS DESIGNGREEN BUILDING CONSULTANTTITLE 24 DATA CORP.DAVID A.McCLAIN 633 MONTEREY TRAIL & POB 2199FRAZIER PARK, CALIFORNIA 93225-2199DAVID A.McCLAIN PH: (800) 237-8824DAVIDMCCLAINT24@GMAIL.COMOCCUPANCY LOADNAME Area TypeOccupancyTypeArea PerOccupantOccupancyGross or NetAREA OCCUPANCYNumberof ExitsAUTO BAY 1-4BUSINESSAREAS-1 150 SF GROSS 1,794 SF 12 2AUTO BAY 5-8BUSINESSAREAS-1 150 SF GROSS 1,839 SF 12 2AUTO BAY 9-10BUSINESSAREAS-1 150 SF GROSS 931 SF 6 1AUTO PHOTO ROOMBUSINESSAREAS-1 150 SF GROSS 1,203 SF 8 2OFFICEBUSINESSAREAB 150 SF GROSS 144 SF 1 1OIL STORAGE ROOM STORAGE S-1 300 SF GROSS 295 SF 1 1REVERSE OSMOSIS &WATER STORAGE TANK RM.STORAGE S-1 300 SF GROSS 226 SF 1 1STORAGE STORAGE S-1 300 SF GROSS 1,002 SF 3 1STORAGE 3 STORAGE S-1 300 SF GROSS 139 SF 0 1TOTAL:7,575 SFOCCUPANCY LOAD & EXITING DIAGRAM44EXITING DIAGRAMANOTHER WAY OF DETERMINING THE OCCUPANT LOAD, SINCE INTENDED FUNCTION IS NOT LISTED PER CBC 2019, TABLE 1004.5 IS TO CALCULATE 3 WORKERS PER EACH AUTO BAY: 3X10 = 30 + 2 WORKERS IN AUTO PHOTO ROOM (1 IN CAR, 1 OPERATING CAMERA AND COMPUTER) + 1 PERSON IN THE OFFICE AREA + 3 PERSONS IN THE STORAGE AREAS. THE TOTAL OCCUPANCY IS 36.1 1/27/20222 3/9/20222Page 34 of 83
CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #3/9/20222002LGA0.1VIEWSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIASOUTHEAST CORNER VIEW NORTHEAST CORNER VIEW AERIAL VIEW AERIAL VIEW Page 35 of 83
CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #3/9/20222002AuthorA0.2TITLE 24 AFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 36 of 83
CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #3/9/20222002AuthorA0.3TITLE 24 BFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 37 of 83
CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #3/9/20222002AuthorA0.4TITLE 24 CFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAPage 38 of 83
930603.47G931603.43EP932603.49EP933603.64EP934603.59EP COR935603.74EP936604.08EP937604.15EP938603.91EP939604.08EP940604.03EP941603.94EP942603.97EP943603.81EP944603.82EP945603.91EP946604.38EP947604.35EP949604.09EP COR950603.89EP COR951603.89EP952603.85EP\ WR FNC END23604.17CONC N CP23_____953604.31EP COR954603.77CYC FNC CORR FNC COR955603.81EOC956603.46TOE957603.41TOE958603.76EOC959603.97EOC960603.67TOE961603.73TOE962604.08EOC963604.24EOC964603.57TOE965603.60TOE DL966604.47EOC END967604.33G968604.41G969604.56G970604.70G971604.44TOP972603.97TOE973603.64G974603.99G975603.26TOE976603.84TOE977603.99TOE978603.84TOE979604.49TOP980604.58G981604.68G982604.51TOP983604.15TOE984603.96TOE985604.47TOP986604.61G987604.67G988604.44TOP989603.74TOE990603.47TOE991604.52TOP992604.69G993604.65G994604.52TOP995604.23TOE996604.18TOE997604.56TOP998604.63G999604.65G1000604.52TOP1001604.12TOE1002603.95TOE1003604.40TOP1004604.60G1005604.59G1006604.47TOP1007604.29TOE1008604.21TOE DL1009604.38TOP1010604.62G1011604.67G1012604.47TOP1013604.38TOP1014604.14TOE1015604.65G1016604.64G1017604.43TOP1018603.60TOE\GUY1019603.25TOE1020604.50TOP1021604.35TOP1022604.38TOP1023604.32TOP1030603.16G1038603.99EOC1039604.07EOC1040603.96EOC1041603.98EOC1042603.69EOC1043603.87EOC1044603.62EOC1045603.66EOC1046603.62EOC1047604.19WR CYC FNC END1048604.96WR CYC FNC INT1049604.19LP1050603.98TOE CURB COR1052603.93TOE CURB COR1053605.08FIR 24 36 DL1054603.74ORN 6 16DL24603.60CONC N CP24_____278604.5614POWER POLE502604.11BLDG COR514604.26BLDG COR END FEN463605.46CNC WAL COR TOP464605.38CNC WAL COR TOP465605.08CNC WAL COR TOP466605.10CNC WAL COR TOP402602.04CYC FEN405602.30CYC FEN411603.32CYC FEN414602.46CYC FEN415602.88CYC FEN496603.21CYC FEN495602.89CYC FEN COR513605.40CYC FEN COR TFC820605.03CYC FNC COR821604.63CYC FNC INT797605.36DL\GRV SHOULDR498603.15EG CNC COR500603.81EG CNC CYCFENCOR499603.74EG CNC FEN INT404603.27END WOD FEN437604.76EOC COR438604.73EOC COR439604.68EOC COR440604.66EOC COR782603.95EOC COR783603.91EOC COR441604.13EOC COR TO SLAB7442604.15EOC COR TO SLAB7443604.19EOC COR TO SLAB7444604.15EOC COR TO SLAB7445604.15EOC COR TO SLAB7448604.22EOC COR TO SLAB7449604.40EOC COR TO SLAB7426604.05EOC SLAB 3433604.73EOC SLAB 7434604.71EOC SLAB 7455603.50EOC SLAB 8401602.05EP406602.34EP489603.48EP407602.53EP COR408602.76EP COR409602.63EP COR435604.53FF SLAB 7458603.48FF SLAB 8472603.72FL507603.92FL508604.00FL503603.81FL 2CURB DRAIN511604.75FL COR475603.83FL END467603.76FL TP SWALE772603.85G784604.44G795604.50G796604.12G808604.34G809604.70G419603.50GUY773604.34GUY774604.01GUY505603.82INV 2CURB DRAIN781604.51PP 1425B 3 COROR420603.86SLAB 3 COR423603.95SLAB 3 COR424604.08SLAB 3 COR425604.17SLAB 3 COR427604.71SLAB 7 COR431604.41SLAB 7 COR432604.65SLAB 7 COR453603.24SLAB 8 COR454603.74SLAB 8 COR456604.03SLAB 8 COR457603.64SLAB 8 COR459603.71SLAB 9 COR460604.13SLAB 9 COR461604.14SLAB 9 COR462604.07SLAB 9 COR412602.11T413602.65T418604.47T501604.26TFC506604.32TFC509604.49TFC510605.15TFC497602.78TGDI798604.97TOE807604.46TOE810604.82TOE468603.81TP469603.80TP470604.02TP471604.04TP473603.87TP474603.90TP476604.16TP477604.12TP478604.13TP479604.13TP480603.08TP481602.93TP482604.13TP483603.20TP484602.56TP403602.07WOD FEN881601.21CEN SSMH17602.233/4IP 1779615604.09PAINT X16603.67SPK6" WHITE OAKCONCRETEWALLCYCLONEFENCECURBBK. 154 PG.206INV INV OUT=599.14"POWERPOLEGUYG3/4" IP RCE17796Δ=2°20'35".46R=11570.87'S04°59'32"E604604604603603604604605605SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWPROPERTY LINEFORMER BUILDING HAS BEEN DEMOLISHED FORMER CONCRETE SLAB ON GRADE - HAS BEEN DEMOLISHED PAVEMENT:HAS BEEN DEMOLISHED NORTHFOOT PRINT OF THE NEW BUILDING -SHOWN RED DASHED FOOT PRINT OF THE NEW BUILDING -SHOWN RED DASHEDEXISTING CONCRETE PAVEMENT TO REMAIN EXISTING SOIL AND GRADES TO REMAIN IN GREEN HATCH EXISTING PAVED SURFACE EXISTING SOIL AND GRADES IN GREEN HATCH R= 11570.87' 2º20'35"S04º59'32"EPROPERTY LINE PROPERTY LINES84º30'34"W604604603603602605(E) SS LOCATION LOCATION OF PROPOSED SLOPED A.C. PAVING EDGE OF PROPOSED SLOPED A.C. PAVING - SHOWN PURPLE DASHED EDGE OF PROPOSED SLOPED A.C. PAVING - SHOWN PURPLE DASHED FOOT PRINT OF THE NEW BUILDING - SHOWN RED DASHED DEMO (E) CONCRETEDEMO (E) CONCRETE WALLDEMO (E) PAVED SURFACECALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #1" = 10'-0"3/9/20222002LGA1.1ENLARGED EXISTING /DEMO SITE PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA1" = 10'-0"1Exisitng Site PlanPage 39 of 83
A3.11A3.16A3.13A3.15PROPERTY LINE202' - 0"6' - 0"20' - 0"6' - 0"RESTROOM#1(E) SS LOCATION KEEP CLEAR KEEP CLEAR 604604603603602605LANDSCAPE S04º59'32"EPROPERTY LINE PROPERTY LINES84º30'34"W605IF REQUIRED: AREA OF A.C. PAVING TO BE REMOVED AND PLANTED FOR STORMWATER MANAGEMENT PROPOSED NEW WHITE STRIPING PATTERN -OVER (E) PAVING TOTAL BUILDING + NEW AC = +/- 24,617 SQFT SLOPED A.C. PAVING = 11,149 SQFT F.F. +605'-4"F.F. +605'-4"EXISTING A.C. PAVING SHOWN IN LIGHT GRAYCONFORM THIS EDGE TO EXISTING A.C. PAVING NORTHACCESSIBLE PARKING SIGNAGE - SEE 1/A5.1 NOPARKING PROPOSED NEW WHITE STRIPING PATTERN SLOPED (N) PAVING SHOWN IN DARK GRAYSEE CIVIL DRAWINGS FOR GRADING, DRAINAGE AND UTILITY72' - 0"12' - 0"CONFORM THIS EDGE TO EXISTING A.C. PAVING 4%+ 604'-0" + 603'-6"+ 603'-0"+ 603'-0"+ 605'-4"F.F. +605'-4"F.F. +605'-4"STORAGERM.BAY 1BAY 2BAY 3BAY 4BAY 5BAY 6BAY 7BAY 8WASH BAY2WASH BAY1OILSTORAGEROOMOFFICEHALLWAY 1TOOLSRESTROOM#2+ 605'-4"+ 605'-4"+ 605'-4"+ 605'-4"76' - 0"1.7%2%CONFORM THIS EDGE TO EXISTING A.C. PAVING 6" W. RETAINING WALL -T.O. CURB : + 605' - 7" CONFORM THIS EDGE TO EXISTING A.C. PAVING A3.12A3.14PROPOSED HANDICAP SPACE -SEE A5.1 FOR MORE DETAILSMAX. PATH OF TRAVEL: 72' -2"EV CHARGING SPACE &PARKING SPACE PER CGBSC 5.106.5.3.3; TABLE 5.106.5.3.3; AND 5.106.5.2; TABLE 5.106.5.2.WHEEL STOP, TYP.WHEEL STOP, TYP.+ 604'- 0"+ 604'- 0"F.F. +605'-4"DETECTABLE WARNINGS IN YELLOW AT VEHICULAR AREAS PER CBC 11B-705.1.1, 11B-705.1.2.5. AND 11B-247.1.2.5, SHALL BE 36 INCHES IN WIDTH.DETECTABLE WARNING SURFACE OF TRUNCATED DOMES BASE WITH DIAMETER OF 0.9 INCH MIN. AND 0.92 INCH MAX., A TOP DIAMETER OF 0.45 INCH MIN. AND 0.47 MAX, AND BASE TO BASE SPACING OF 0.65 INCH MIN. MEASURED BETWEEN THE MOST ADJACENT DOMES ON A SQUARE GRID. 16' - 0"15' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"10' - 0"11' - 0"10' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"232' - 0"MIN. CLEAR10' - 0"MIN. CLEAR10' - 0"REVERSEOSMOSIS &WATERSTORAGETANKROOMSTORAGEROOM5' - 0"PHOTOROOMF.F. +605'-4"WHITE STRIPPINGPATTERNCALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #1" = 10'-0"3/9/20222002LGA1.2PROPOSED SITE PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA1" = 10'-0"1Proposed Site Plan1 1/27/20222 3/9/2022112Page 40 of 83
OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWA3.11A3.16A3.13A3.152A4.15A4.11A4.1RESTROOM#11' - 4"NORTHA2.12AOILSTORAGEROOMOFFICETOOLSRESTROOM#2BAY 4 BAY 3 BAY 2 BAY 1BAY 8 BAY 7 BAY 6BAY 5HALLWAY 1WASH BAY1WASH BAY22' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"7' - 0"7' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"12' - 0"2' - 0"16' - 0"26' - 0"31' - 1"28' - 1"7' - 11"8' - 5"170' - 0"6' - 0"20' - 0"6' - 0"F.F. +605'-4"F.F. +605'-4"F.F. +605'-4"+605'-4"F.F. +605'-4"25' - 4"A3.12A3.142%2%2%2%+605'-1"F.F. +605'-4"+605'-4"F.F. +605'-4"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"24' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"10' - 0"4' - 0"48' - 0"6' - 4"4' - 0"15' - 0"3' - 4"15' - 0"3' - 4"25' - 0"6' - 4 3/4"16' - 4"7' - 11 1/4"6"2' - 0"6' - 8"29' - 5"2' - 0"11' - 11"12100908060504031102020202020214A03182001B23220407022419032502020202AA2.13A2.14A5.0112' - 0"72' - 0"30' - 8"32' - 0"40' - 0 1/4"26' - 8"3' - 4"2' - 0"DRAIN A5' - 6 3/4"1328153A4.1161' - 4"1' - 6 3/4"12275' - 2"5' - 1"4' - 0"PHOTOROOMSTORAGERM.1' - 10"6' - 0 1/2"3' - 0 1/4"202' - 0"REVERSEOSMOSIS &WATERSTORAGETANKROOMMAIN ELECTRICAL PANEL AND POTENTIAL SPRINKLER RISER LOCATED IN THIS AREAEEDC26STORAGEROOMHGJJC4A4.1A5.37B7' - 6 3/4"8' - 7 1/4"CCEXIT SIGNEXIT SIGNEXIT SIGNEXIT SIGNEXIT SIGNEXIT SIGNGBAAACAAEAAA11' - 0"3' - 4"11' - 0"3' - 4"33' - 9 3/4"3' - 4"2' - 0"3' - 6 1/2"0404AA2117FIRE ALARM VISUAL STROBE LIGHT SIGNAL DEVICEFIRE ALARM VISUAL STROBE LIGHT SIGNAL DEVICEFIRE ALARM VISUAL STROBE LIGHT SIGNAL DEVICEFIRE ALARM VISUAL STROBE LIGHT SIGNAL DEVICEFIRE ALARM VISUAL STROBE LIGHT SIGNAL DEVICEPROPOSED 3" H. CONCRETE CURB 8X8X16 CMU14AF.F. +605' - 4"F.F. +605' - 4"6"PHOTO ROOM A6' - 6"7' - 0"6' - 7 3/4"7' - 1 3/4"3' - 4"2' - 0"1' - 4"A - 8X8X16 CMU WALL B - 8X8X16 CMU WALL + 2X4 FURRING & R-13 BATT INSULATION + 5/8" GYP BOARD @ OFFICE C - 2X6 STUD WALL - 5/8" GYP BD EACH SIDE D - 2X6 STUD WALL & R-13 BATT INSULATION + 5/8" GYP BOARD EACH SIDE @ OFFICE E - STUCCO - OSB SHEATHING -2X4 STUD WALL - 5/8" GYP BD PLUS R-13 BATT INSULATIONF - 8X8X16 SMOOTH FACE CMU WALL + 1/2" MOISTURE RESISTANT GYP BOARD + 1/8" MARLITE @ RESTROOMG - 2X6 STUD WALL & 3 1/2" BATT INSULATION + 5/8" GYP BOARD ON ONE SIDE + 1/2"MOISTURE RESISTANT GYP BOARD + 1/8" MARLITE @ RESTROOMH - 2X4 STUD WALL & 3 1/2" BATT INSULATION + 1/2"MOISTURE RESISTANT GYP BOARD + 1/8" MARLITE EACH SIDE @ RESTROOMSJ - 2X4 FURRING WALL + 1/2"MOISTURE RESISTANT GYP BOARD + 1/8" MARLITE @ RESTROOMOFFICE1' - 8"3' - 4"B180708F.F. +605' - 4" 3' - 4"04D3"3' - 4"A25STORAGEF.F. 605' - 4" F.F. 605' - 4" CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #As indicated3/9/20222002LGA2.1PROPOSED FLOOR PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA0'4'8'16'32'1/8" = 1'-0"1Proposed Floor PlanNOTE: 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.1/2" = 1'-0"2Proposed Floor Plan @ DOOR #14WALL LEGEND1/2" = 1'-0"3Proposed Floor Plan @ DOOR #71/2" = 1'-0"4Proposed Floor Plan @ DOOR #252 3/9/2022PLUMBING FIXTURE SCHEDULEFIXTUREADACompliantModel Count ManufacturerRESTROOM #1FLOOR MOUNT WATER CLOSET Yes ST-2029 1 SLOANWATER CLOSET FLUSHOMETER1.28 GPFYes Gem-2 111-1.28 1 SLOANTANKLESS WATER HEATER Yes M-15L / 277 1Chronomite Laboratories, Inc. isa division of Acorn Engineering1.2 GPM LAVATORY FAUCET Yes K-97345-4-CP 1 KOHLER Co.WALL MOUNT LAVATORY SINK Yes NA 1 KOHLER Co.FLOOR DRAIN ZPD1 1 Zurn Industries, LLCRESTROOM #2WATER CLOSET FLUSHOMETER1.28 GPFYes Gem-2 111-1.28 1 SLOANFLOOR MOUNT WATER CLOSET Yes ST-2029 1 SLOANTANKLESS WATER HEATER Yes M-15L / 277 1Chronomite Laboratories, Inc. isa division of Acorn Engineering1.2 GPM LAVATORY FAUCET Yes K-97345-4-CP 1 KOHLER Co.WALL MOUNT LAVATORY SINK Yes NA 1 KOHLER Co.FLOOR DRAIN ZPD1 1 Zurn Industries, LLCWASH BAY 24-3/4" TRENCH DRAIN Z8841 Zurn Industries, LLC2Page 41 of 83
A3.11A3.16A3.13A3.152A4.15A4.11A4.1PROPERTY LINER= 11570.87' 2 20'35"O 3% SLOPE 3% SLOPE SSMH RMPROPERTY LINE KEEP CLEAR FROM SSMH RMKEEP CLEAR FROM SSMH RMPROPERTY LINES84º30'34"WTOTAL BUILDING AREA = +/- 7,731 SQFT GUTTER AND DOWNSPOUT+623'-10"+623'-10"+622'-10"+622'-10"SLOPED A.C. PAVING = +/- 16,959 SQFT NORTHSLOPING ROOF SINGLE PLY MEMBRANESLOPING ROOF SINGLE PLY MEMBRANE20' - 0"+623'-10"+622'-10"TOTAL BUILDING + NEW AC = +/- 24,680 SQFT EDGE OF PROPOSED SLOPED A.C. PAVING GUTTER AND DOWNSPOUTA3.12A3.143A4.1 4:12 SLOPE 4A4.1+614'-10"CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #1/8" = 1'-0"3/9/20222002LGA2.2PROPOSED ROOF PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA1/8" = 1'-0"1Proposed Roof PlanSOLAR READY ZONE 2 3/9/2022SPLIT SYSTEM HEAT PUMP FOR OFFICE LOCATED ON THE ROOF2Page 42 of 83
2A4.11A4.1TRUSS S.S.D. 5' - 2"10' - 2"10' - 2"5' - 2"TRUSS S.S.D. LINEAR LED CEILING LIGHT 8' - 5 1/2"7' - 6"CEILING FAN TRUSS S.S.D. LINEAR LED CEILING LIGHT RESTROOM#1OILSTORAGEROOMOFFICETOOLSRESTROOM#2BAY 4 BAY 3 BAY 2BAY 1STORAGERM.BAY 8BAY 7BAY 6 BAY 5HALLWAY 1WASH BAY1WASH BAY23A4.1PHOTOROOMSLREVERSEOSMOSIS &WATERSTORAGETANKROOMSTORAGEROOM4A4.1ABBCEMERGENCY LIGHTING FIXTURE 14' - 5"14' - 0"14' - 0"EQEQ14' - 0"11AAAC+CEILING10' - 0"+CEILING10' - 0"+CEILING10' - 0"+CEILING10' - 0"AA5' - 2"10' - 2"10' - 2"5' - 2"7' - 8"8' - 0"7' - 8"4' - 2"8' - 5 3/4"8' - 5 1/2"4' - 2"TYPE E - LED WALL MOUNTED EXIT EGRESS SIGN WITH DIRECTIONAL ARROWS. WORD "EXIT" TO BE LOCATED IN SHADED FACE.TYPE 1 - RESTROOM CEILING FAN AND LIGHT FIXTURETYPE A - LED SUSPENDED LINEAR PENDANT, 48" LENGTHTYPE B - WALL MOUNTED LED VANITY SCONCE, 24" LENGTHFIRE ALARM VISUAL STROBE LIGHT SIGNAL DEVICE, WALL MOUNTED, +80"AFF OR 6" BELOW CEILING, WHICHEVER IS LOWER. TYPE A - SHADING OF ANY FIXTURE MEANS IT INCLUDESEMERGENCY BATTERY PACKS.TYPE C - RESTROOM EMERGENCY LIGHTING FIXTURE CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #As indicated3/9/20222002LGA2.3PROPOSED REFLECTEDCEILING PLANFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA1/8" = 1'-0"1REFLECTED CEILING PLANREFLECTED CEILING PLAN LEGENDPROJECT ADDRESS: 1117 COMMERCE DR. SHOWN ON THE NEW BUILDING ELEVATIONS, AS WELL AS THE EXISTING ONE-STORY BUILDING LOCATED AT THE SOUTH END OF THE PROPERTY ALONG COMMERCE DRIVE. 2 3/9/2022LOCATION OF PROPOSED FOWLER AUTO CENTER AUXILIARY BUILDINGLIGHTING FIXTURE SCHEDULETYPEMARKFIXTURE TYPE COUNTLuminousFluxLuminousIntensityEfficacy1 CEILING FAN/LIGHT 50 CFM 2 7700 lm 2451 cd 550 lm/WALED SUSPENDED LINEARPENDANT 48"97 7470 lm 594 cd 149 lm/WBLED VANITY WALL SCONCE,24"2 1800 lm 143 cd 149 lm/WC EMERGENCY EXIT LIGHT 2 1485 lm 118 cd 149 lm/WE EXIT SIGN 9 743 lm 59 cd 149 lm/W2Page 43 of 83
MAIN LEVEL0' -0"8X8X16 CMU -SMOOTH - COLOR A 8X8X16 SPLIT FACE CMU - COLOR B T.O. CMU WALL15' -4"METAL SIDING: AEP SPAN - FLUSH PANEL - FLAT WITH 1 PENCIL RIB - COOL OLD TOWN GRAY GUTTER AND DOWNSPOUT STUCCO -SMOOTH - COLOR A MAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"72' - 0"T.O. CMU WALL15' -4"8X8X16 SPLIT FACE CMU - COLOR B 8X8X16 CMU - SMOOTH -COLOR A METAL SIDING: AEP SPAN - FLUSH PANEL - FLAT WITH 1 PENCIL RIB -COOL OLD TOWN GRAY 4A4.11' - 2"MAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"5A4.1T.O. CMU WALL15' -4"GUTTER AND DOWNSPOUT 033' - 4"010103SLOPING ROOF SINGLE PLY MEMBRANE 4A4.172' - 0"EQEQEQEQMAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"T.O. CMU WALL15' -4"GUTTER AND DOWNSPOUT 2' - 0"11' - 4"2' - 0"11' - 4"020202020202SLOPING ROOF SINGLE PLY MEMBRANE METAL SIDING: AEP SPAN - FLUSH PANEL - FLAT WITH 1 PENCIL RIB - COOL OLD TOWN GRAY 8X8X16 CMU -SMOOTH -COLOR A 8X8X16 SPLIT FACE CMU - COLOR B 0202020267' - 4"134' - 8"24' - 0 1/4"EQEQEQEQMAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"2A4.11A4.1T.O. CMU WALL15' -4"8X8X16 CMU - SMOOTH -COLOR A 8X8X16 SPLIT FACE CMU - COLOR B METAL SIDING: AEP SPAN - FLUSH PANEL - FLAT WITH 1 PENCIL RIB - COOL OLD TOWN GRAY GUTTER AND DOWNSPOUT 3A4.1434 SFWASH BAY 1121MAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"5A4.1T.O. CMU WALL15' -4"72' - 0"8X8X16 SPLIT FACE CMU - COLOR B 8X8X16 CMU -SMOOTH - COLOR A METAL SIDING: AEP SPAN - FLUSH PANEL - FLAT WITH 1 PENCIL RIB - COOL OLD TOWN GRAY GUTTER AND DOWNSPOUT BAY 74A4.1CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #1/8" = 1'-0"3/9/20222002LGA3.1PROPOSED ELEVATIONSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA0'4'8'16'32'1/8" = 1'-0"1EAST ELEVATION - A1/8" = 1'-0"3SOUTH ELEVATION - A1/8" = 1'-0"5NORTH ELEVATION1/8" = 1'-0"6WEST ELEVATIONROOF: 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 #145METAL SIDING: AEP SPAN - Flush Panel Metal Siding with 1 Pencil RIB - Color: Old Town GrayWINDOWS: 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 1/8" = 1'-0"2EAST ELEVATION - B1/8" = 1'-0"4SOUTH ELEVATION - B2 3/9/2022222Page 44 of 83
MAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"5A4.1GUTTER T.O. CMU WALL15' -4"A5.23OFFICETOOLSRESTROOM#2HALLWAY 1CEILING 4A4.118' - 7"1' - 0"A5.27MAIN LEVEL0' -0"MAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"2A4.11A4.13' - 4"12' - 0"GUTTER 15' - 4"T.O. CMU WALL15' -4"6" CONCRETE SLAB 2" SAND 4" SUBBASE SUBGRADE TRUSS S.S.D. WATERPROOFING MEMBRANEBAY 4BAY 3BAY 2BAY 1BAY 8BAY 7BAY 6BAY 5HALLWAY 1FOUNDATION S.S.D. 3A4.1MAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"5A4.1T.O. CMU WALL15' -4"6" CONCRETE SLAB 2" CLEAN SAND 4" SUBBASE SUBGRADE WATERPROOFING MEMBRANEWASH BAY1WASH BAY2FOUNDATION S.S.DREVERSEOSMOSIS &WATERSTORAGETANKROOMSTORAGEROOMOILSTORAGEROOMA5.32A5.31A5.334A4.1A5.21A5.22A5.26MAIN LEVEL0' -0"HIGH POINT OF SLOPING ROOF18' -6"T.O. CMU WALL15' -4"PHOTOROOM1' - 0"MAIN LEVEL0' -0"1A4.1REVERSEOSMOSIS &WATERSTORAGETANKROOMA5.35A5.34A5.36CALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #1/8" = 1'-0"3/9/20222002LGA4.1PROPOSED BUILDINGSECTIONSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA0'4'8'16'32'1/8" = 1'-0"2CROSS SECTION LOOKING NORTH 21/8" = 1'-0"5LONGITUDIAL SECTION LOOKING WEST1/8" = 1'-0"1CROSS SECTION LOOKING NORTH 11/8" = 1'-0"3CROSS SECTION LOOKING SOUTH2 3/9/20221/8" = 1'-0"4SECTION THRU SHED ROOF BUILDING22Page 45 of 83
48" MIN.A5.02348RESTROOM#2RECESSED TOILET TISSUE DISPENSER AND SANITARY NAPKIN DISPOSAL42" MIN.12" MIN.54" MIN.GRAB BARSSURFACE MOUNTEDTOILET SEAT COVER DISPENSERSURFACE MOUNTEDTOILET SEAT COVER DISPENSER2' - 6"48"30"60"7' - 5 3/4"RESTROOM#1JGH18" MIN.MAIN LEVEL0' -0"7"-9"MAX.12"MIN.42"MIN.54"48" MIN.RECESSED TOILET TISSUE DISPENSER AND SANITARY NAPKIN DISPOSALMARLITE 48" HIGH1/2" THICK PAINTEDGREEN BOARD48"MAIN LEVEL0' -0"17"-18"6"MIN.12"MIN.24"36" MIN.SURFACE MOUNTEDTOILET SEAT COVER DISPENSERINSTANT FLOW THANKLESS WATER HEATER RECESSED PAPER TOWEL DISPENSER AND WASTE RECEPTACLEWALL MOUNTED MIRROR1" INSULATIONTHICKNESS FOR HOT WATER PIPES INACCORDANCE WITH TITLE 24, SECTION 120.3(C).+ADA COMPLIANTINSULATION, TYP.WALL MOUNTED LED VANITY SCONCE, 24" LENGTH18" MIN.MAIN LEVEL0' -0"7' - 6"10' - 0"2' - 5"8" MIN.6" MAX.RECESSED PAPER TOWEL DISPENSER AND WASTE RECEPTACLE29" MIN.27" MIN.17" MIN.-25" MAX.20"9" MIN.34" MAX.40" MAX.40" MAX.MAIN LEVEL0' -0"MARLITE 48" HIGH1/2" THICK PAINTED GREEN BOARDEMERGENCY LIGHTCALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #As indicated3/9/20222002GDGA5.0RESTROOM PLAN,INTERIOR ELEVATIONSAND ADA DETAILSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA1/2" = 1'-0"1ENLARGED RESTROOM #2 PLAN1 1/2" = 1'-0"9CHANGE IN LEVEL DETAIL1 1/2" = 1'-0"10SIGNAGE_DOOR MOUNTED SIGN1 1/2" = 1'-0"5SIGNAGE_WALL MOUNTED SIGN1/2" = 1'-0"2Elevation A - EAST1/2" = 1'-0"3Elevation B - SOUTH1/2" = 1'-0"4Elevation C - WEST1/2" = 1'-0"8Elevation D - NORTH1 1/2" = 1'-0"6SIGNAGE_ ACCESSIBILITY DETAIL1 1/2" = 1'-0"11GRAB BAR SECTION1 1/2" = 1'-0"12LAVATORY DETAIL1 1/2" = 1'-0"7GRAB BARS AND TOILET DETAILSTHE RESTROOM #1 IS MIRROREDPage 46 of 83
BLUEWHITE-OPTIONALCALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #1 1/2" = 1'-0"3/9/20222002LGA5.1ADA DETAILSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA1 1/2" = 1'-0"7SIGNAGE_TACTILE BRAILLE SIGN DETAIL1 1/2" = 1'-0"1ACCESSIBLE PARKING SIGNAGE1 1/2" = 1'-0"2VAN ACCESSIBLE PARKING REQUIREMENTS1 1/2" = 1'-0"3ACCESSIBLE WARNING SIGNAGE1 1/2" = 1'-0"4INTERNATIONAL ACCESSIBILITY SYMBOL1 1/2" = 1'-0"5TACTILE/BRAILLE SIGNS LOCATION1 1/2" = 1'-0"6OCCUPANT LOAD SIGNPage 47 of 83
T.O. CMU WALL15' -4"2XPT SEE STRUCTURAL DRAWINGSMETAL Z- FLASHING METAL SIDING: AEP SPAN - FLUSH PANEL - FLAT WITH 1 PENCIL RIB - COOL OLD TOWN GRAYBUILDING MEMBRANE BLUESKIN SELF ADHERED WEATHER BARRIER OR EQUAL OVER PLYWOOD AND Z-FLASHING 1"1/2"HIGH POINT OF SLOPING ROOF18' -6"T.O. CMU WALL15' -4"PREFAB WOOD TRUSS, SEE STRUCTURAL DRAWINGS METAL SIDING: AEP SPAN - FLUSH PANEL -FLAT WITH 1 PENCIL RIB -COOL OLD TOWN GRAY 2XPT SEE STRUCTURAL DRAWINGS 8X8X16 CMU -SMOOTH - COLOR A METAL DRIP EDGE METAL Z- FLASHING BUILDING MEMBRANE BLUESKIN SELF ADHERED WEATHER BARRIER OR EQUAL OVER PLYWOOD ALIGN A5.25A5.24SLOPE 3%HIGH POINT OF SLOPING ROOF18' -6"SLOPING ROOF SINGLE PLY MEMBRANE CONTINUOUS CLEAT METAL DRIP EDGE 2XPT SEE STRUCTURAL DRAWINGS FOR DETAILS BUILDING MEMBRANE BLUESKIN SELF ADHERED WEATHER BARRIER OR EQUAL OVER PLYWOOD METAL SLIDING: AEP SPAN - FLUSH PANEL -FLAT WITH 1 PENCIL RIB -COOL OLD TOWN GRAY 1"15/32 APA RATED SHEATHINGROOF SHEATHINGSLOPE 3%HIGH POINT OF SLOPING ROOF18' -6"T.O. CMU WALL15' -4"LINTEL UNITS AWNING OR CASEMENT WINDOWPREFAB WOOD TRUSS, SEE STRUCTURAL DRAWINGS 8X8X16 CMU - SMOOTH - COLOR A GUTTER AND DOWNSPOUT METAL SLIDING: AEP SPAN - FLUSH PANEL - FLAT WITH 1 PENCIL RIB -COOL OLD TOWN GRAY SLOPING ROOF SINGLE PLY MEMBRANE - OVER PLYWOOD 2XPT, SEE STRUCTURAL DRAWINGS METAL Z- FLASHING DRIP EDGE BUILDING MEMBRANE BLUESKIN SELF ADHERED WEATHER BARRIER OR EQUAL OVER PLYWOOD 2XPT, SEE STRUCTURAL DRAWINGSMORTAR SLOPESFOR SILL DRAINAGE 8X8X16 CMU - SMOOTH - COLOR A SLOPE 3%A5.28STORAGEROOM2" MIN.12"MAIN LEVEL0' -0"EXTERIOR WALL: 8X8X16 SMOOTH CMU - COLOR AEXTERIOR WALL BASE: 8X8X16 SPLIT FACE CMU - COLOR B 3' - 4"6"ENGINEERED FILL4" MIN. DRAIN ROCKVAPOR BARRIER2" MIN. SANDWATERPROOFING MEMBRANE6" CONCRETE SLAB, SEE STRUCTURAL DRAWINGS 4" VINYL BASE CONCRETE FOOTING, SEE STRUCTURAL DRAWINGS STORAGEROOMGUTTER AND DOWNSPOUT 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, SEE STRUCTURAL DRAWINGSROOF SHEATHINGSLOPING ROOF SINGLE PLY MEMBRANE 1"15/32 APA RATED SHEATHINGPREFABRICATED WOOD TRUSS, SEE STRUCTURAL DRAWINGS 2" MIN.MAIN LEVEL0' -0"6"ENGINEERED FILL4" MIN. DRAIN ROCKVAPOR BARRIER2" MIN. SANDWATERPROOFING MEMBRANEEXTERIOR WALL: 8X8X16 SMOOTH CMU - COLOR AEXTERIOR WALL BASE: 8X8X16 SPLIT FACE CMU - COLOR B3' - 4"EXTERIOR WALL BASE: 8X8X16 SPLIT FACE CMU - COLOR BR-13 BATT INSTALLATION2X4 STUD WALL 4" VINYL BASE1/2"MOISTURE RESISTANT GYP BOARD1/8" MARLITE, 48" HIGHRESTROOM#26" CONCRETE SLAB, SEE STRUCTURAL DRAWINGSCONCRETE FOOTING, SEE STRUCTURAL DRAWINGSHIGH POINT OF SLOPING ROOF18' -6"T.O. CMU WALL15' -4"PREFABRICATED WOOD TRUSS, SEE STRUCTURAL DRAWINGS TYPICAL INTERIOR8X8X16 SMOOTH CMU WALL - COLOR ASTORAGEROOMSLOPING ROOF SINGLE PLY MEMBRANE ROOF SHEATHINGCALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #As indicated3/9/20222002GDGA5.2EXTERIOR DETAILSFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA3" = 1'-0"5DETAIL @ TOP OF CMU WALLS1 1/2" = 1'-0"3TYPICAL ROOF EDGE DETAIL3" = 1'-0"4DETAIL - EDGE OF THE HIGH POINT ROOF1 1/2" = 1'-0"1TYPICAL ROOF EDGE AND WINDOW DETAIL1 1/2" = 1'-0"2TYPICAL EXTERIOR CMU WALL DETAIL3" = 1'-0"8TYPICAL GUTTER DETAIL1 1/2" = 1'-0"7EXTERIOR WALL @ RESTROOM DETAIL1 1/2" = 1'-0"6INTERIOR CMU WALL TO ROOF DETAILPage 48 of 83
EPDM ROOFING MEMBRANE3/4" PLYWOODMETAL FLASHING DRIP EDGEROOF INSULATION1X6 FASCIA7/8" CEMENT PLASTER2 LAYER TYPE "D" BUILDING PAPER 1/2" OSB SHEATHING2X6 WOOD FRAMINGR-13 WALL INSULATION5/8" GYP BOARDREVERSE OSMOSIS & WATER STORAGE TANK ROOM SELF ADHERING MEMBRANEROOF VENT1"6"2"MAIN LEVEL0' -0"6" MIN.5/8" GYP BARD2X6 WALL FRAMINGR-13 WALL INSULATION1/2" OSB HEATING2 LAYER TYPE "D"BUILDING PAPER 7/8" CEMENT PLASTERWATERPROOFING MEMBRANE EXTENDED UP THE WALL MIN. 6"STUCCO DRIP SCREEDEXPANSION JOINT SIDEWALK REVERSE OSMOSIS & WATER STORAGE TANK ROOM PRESSURE TREATED PLATE T.O. CMU WALL15' -4"METAL FLASHINGEXTEND UP THE WALL MIN. 6"EPDM ROOFING MEMBRANE3/4" PLYWOODROOF FRAMING5/8" GYP BOARDFRY MASONRY REGLET 8X8X16 SMOOTH CMU WALL - COLOR A 7" MIN.ROOF INSULATION7/8" CEMENT PLASTERINTERIOR EXTERIORDOUBLE RABBET HM DOOR FRAME 1/2" SHIM SPACEDOOR HEADER, SEE STRUCTURAL DRAWINGS5/8" GYP BOARDPAINTED 1 3/4" STEEL DOOR 2X6 WOOD FRAMING2 LAYER TYPE "D" BUILDING PAPERLAPS OVER SELF ADHERING MEMBRANE1/2" OSB SHEATING9" MIN.SELF ADHERING MEMBRANE.EXTEND MEMBRANE MIN. 9" UP ON THEWALL @ HEADZ FLASHING1"EPDM ROOFING MEMBRANE3/4" PLYWOODROOF INSULATIONMETAL FLASHING DRIP EDGE1X6 FASCIAROOF VENT COVERED BY INSECT SCREEN7/8" CEMENT PLASTER2 LAYER TYPE "D" BUILDING PAPER1/2" OSB SHEATHING2X6 WOOD FRAMINGR-13 WALL INSULATION5/8" GYP BOARDSELF ADHERING MEMBRANE6"2"MAIN LEVEL0' -0"PAINTED 1 3/4" STEEL DOORPEMKO 2727 TRESHOLDSTRUCTURAL FLOOR AND FOUNDATIONSIDEWALK SLOPED 1/4" PER FOOT1/4"PAINTED 1 3/4" STEEL DOORDOUBLE RABBET HM DOOR FRAME 1/2" SHIM SPACESELF ADHERING MEMBRANE.EXTEND MEMBRANE MIN. 8" ON THE WALL @ SIDES2 LAYER TYPE "D" BUILDING PAPER LAPS OVER SELF ADHERING MEMBRANE1/2" OSB SHEATING8" MIN.2X6 WOOD FRAMINGR-13 WALL INSULATION7/8" CEMENT PLASTERPEMKO 2727 TRESHOLD5/8" GYP BOARDCALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #3" = 1'-0"3/9/20222002GDGA5.3EXTERIOR DETAILS -SHED ROOF BUILDINGFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIA2 3/9/20223" = 1'-0"2SHED ROOF BUILDING - EAVE DETAIL3" = 1'-0"3SHED ROOF BUILDING - FOUNDATION DETAIL3" = 1'-0"1SHED ROOF BUILDING - WALL CONNECTION DETAIL3" = 1'-0"5STEEL DOOR HEAD3" = 1'-0"4SHED ROOF BUILDING - RAKE DETAIL3" = 1'-0"6STEEL DOOR TRESHOLD3" = 1'-0"7STEEL DOOR JAMB2Page 49 of 83
TYPE CTYPE A TYPE B, D & EEXTERIOR OVERHEAD ROLLING GARAGE DOOR INTERIOR BATHROOM DOOREXTERIOR AND INTERIOR METAL DOORMIN.34"-MAX. 44"3' - 0"ALL DOOR-OPENING HARDWARE TO BE CENTERED BETWEEN 34" TO 44" A.F.F. REF 2019 CBC 11B-213.2.1. MIN.34"-MAX. 44"2' - 10"TYPE FEXTERIOR AND INTERIOR METAL DOORMIN. 34"- MAX.44"3' - 0"TYPE 01 TYPE 04TYPE 023' - 4"2' - 0"4' - 0"2' - 0"TYPE 034' - 0"2' - 0"2' - 0"4' - 8"7' - 0"1/2"1/2"2"2"1/2"2"DOOR SCHEDULEDoorNumberTypeDoorFinishFrameHardwareKeynoteWidth Height Thickness Material Material01 B 26' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR02 E6' - 77/8"8' - 0" 0' - 0 3/4" METAL PAINT METAL OVERHEAD ROLLING DOOR03 B 12' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR04 B 12' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR05 B 12' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR06 B 12' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR07 H 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE08 B 12' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR09 B 12' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR10 B 12' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR11 B 12' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR12 D 16' - 0" 12' - 0" 0' - 0 3/4" ALUMINIUM PAINT N/A OVERHEAD ROLLING DOOR13 H 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE14 H 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE15 K 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE16 K 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE17 I 3' - 0" 7' - 8" 0' - 1 3/4"18 K 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE19 K 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE20 K 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE21 I 3' - 0" 7' - 8" 0' - 1 3/4"22 F 6' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE23 H 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE24 H 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE25 H 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE26 F 6' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE27 H 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARE28 H 3' - 0" 7' - 8" 0' - 1 3/4"METAL PAINT METAL LEVER HARDWARECALIFORNIAFOETATSLICENSEDARCHITECTJOHN ALAN GOLDMANREN. 11-30-23No. C-14203SCALE:JOB: DATE:DRAWN:OF SHEETSRevision DateSHEET: #As indicated3/9/20222002LGA6.0DOOR AND WINDOWSCHEDULESFOWLER AUTO CENTERAUXILIARY BUILDING1117 COMMERCE DRIVE,UKIAH, CALIFORNIAWINDOW SCHEDULETypeMarkR.O.OperationMaterialGlazingTypeFinishSillHeightHeadHeightKeynote MarkWidth Height01 3' - 4" 2' - 0" AWNING ALUMINUMTempered Oil Rubbed Bronze 11' - 4"13' - 4" 5a&2a/A6.0 0101 3' - 4" 2' - 0" AWNING ALUMINUMTempered Oil Rubbed Bronze 11' - 4"13' - 4" 5a&2a/A6.0 0202 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 0302 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 0402 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 0502 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 0602 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 0702 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 0802 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 0902 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 1002 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 1102 4' - 0" 2' - 0" AWNING ALUMINUM Lexan Oil Rubbed Bronze 11' - 4" 13' - 4" 5a&2a/A6.0 1203 4' - 0" 2' - 0" AWNING ALUMINUMTempered Oil Rubbed Bronze 11' - 4"13' - 4" 5a&2a/A6.0 1303 4' - 0" 2' - 0" AWNING ALUMINUMTempered Oil Rubbed Bronze 11' - 4"13' - 4" 5a&2a/A6.0 1404 7' - 0" 4' - 8" CASEMENT ALUMINUMTempered Oil Rubbed Bronze 3' - 4" 8' - 0" 5b&2b/A6.0 1504 7' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0" 5b&2b/A6.0 3404 7' - 0" 4' - 8" CASEMENT 3' - 4" 8' - 0" 5b&2b/A6.0 351/4" = 1'-0"DOOR TYPES1/2" = 1'-0"WINDOW TYPES65aTYPICAL WINDOW JAMB AND HEAD DETAILS 5/8" GYPBD BACKER ROD AND SEALANT 2X4 WOOD STUD8X8X16 CMU S.S.D. FOR OPENING DETAILEXTERIOR 8X8X16 CMU S.S.D. FOR OPENING DETAILEXTERIOR 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 SILL2X6 BLOCKING, TYP. 5/8" GYPBD8X8X16 CMU S.S.D. FOR OPENING DETAIL CMU AND WINDOW, TYP.4R-13 BATTINSTALLATION R-13 BATT-INSTALLATION 5bWINDOW JAMB AND HEAD DETAILS @ OFFICE3" = 1'-0"2bWINDOW SILL DETAIL @ OFFICE3" = 1'-0"2aTYPICAL WINDOW SILL DETAILS3" = 1'-0"OVERHEAD ROLLING GARAGE DOORS AND STEEL DOORS AND FRAMES:PAINT TO MATCH BONELLI OIL RUBBED BRONZE1. ALL DOORS' GLAZING SHALL BE TEMPERED GLASS.2. ALL THRESHOLDS SHALL NOT BE HIGHER THAN A 1/2" ABOVE THE FINISH FLOOR / LANDING. A CHANGE IN LEVEL BETWEEN 1/4" & 1/2" SHALL BE BEVELED WITH A MAXIMUM GRADIENT OF 1:2 (50-PERCENT SLOPE).3. THE 10 INCHES OF ALL BOTTOM RAIL DOORS SHALL HAVE A SMOOTH UNINTERRUPTED SURFACE.4. THE MAXIMUM EFFORT TO OPERATE DOORS SHALL BE AS FOLLOWS, 8.5# FOR EXTERIOR DOORS AND 5# FOR INTERIOR DOORS8X8X16 CMU S.S.D. FOR OPENING DETAILMASONRY OPENING DIMENTION LINE STOP 2" HOLLOW METAL FRAME METAL DOOR 2X6 STUD WALL STOP METAL DOOR 1TYPICAL HOLLOW METAL DOOR JAMB @ MASONRY WALLS 3" = 1'-0"3bTYPICAL HOLLOW METAL DOOR JAMB @ STUD WALLS 3" = 1'-0"MAXIMUM EFFORT FOR BOTH INTERIOR AND EXTERIOR DOOR IS 5 POUNDS. REF CBC 11B-404.2.9. A READILY VISIBLE DURABLE SIGN POSTED ON THE EGRESS SIDE ON OR ADJACENT TO THE DOOR STATING: " THIS DOOR REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED." THE SIGN SHALL BE IN LETTERS 1" HIGH ON A CONTRASTING BACKGROUND. 3aTYPICAL HOLLOW METAL DOOR JAMB @ OFFICE3" = 1'-0"2X6 STUD WALL STOP METAL DOOR 5/8" GYPBDEXTERIOR EXTERIOR EXTERIOR R-13 BATT-INSTALLATION 1 1/27/20221Page 50 of 83
Attachment #4
Page 51 of 83
PROJECT NUMBER: 2249
DRAWN: JBB
DATE: MARCH 15, 2022
FOWLER AUTOMOTIVE, UKIAH
DESIGN DEVELOPMENT
GUILLON, INC
Prepared for:
Prepared by:
627 BROADWAY, SUITE 220, CHICO, CALIFORNIA 95928
PHONE: (530) 899-1130 www.BFLAdesign.com
BRIAN FIRTH LANDSCAPE ARCHITECT, INC.
2550 LAKE WEST DRIVE SUITE 50
CHICO, CA 95928
ARCTOSTAPHYLOS 'HOWARD MCMINN'
MCMINN MANZANITA
BIOFILTRATION SOD
ZELKOVA SERRATA
SAWLEAF ZELKOVA
HETEROMELES ARBUTIFOLIA
TOYON
CERCIS OCCIDENTALIS
WESTERN REDBUD
RIBES SANGUINEUM
RED FLOWERING CURRANT
DIETES IRIDIOIDES
AFRICAN IRIS
DECORATIVE 8 FOOT HIGH, BLACK TUBE STEEL, CURVED TOP FENCE, NO CLIMB
SECURITY FENCING WITH SECURITY FINIALS
BICYCLE PARKING. INVERTED 'U' STYLE RACK. 2 BIKE CAPACITY
AREA LIGHT. POLE-MOUNTED, DARK SKIES COMPLIANT, LED AREA LIGHTS. 12
FOOT LUMINERE HEIGHT
BUILDING WALL PACK LIGHTING. DARK SKIES COMPLIANT, LED AREA LIGHTS.
SHOWN FOR REFERENCE ONLY
(SHEET 2 OF 2)
Page 52 of 83
Page 1 of 2
CITY OF UKIAH
DESIGN REVIEW BOARD SPECIAL MEETING MINUTES
Held remotely via Zoom
January 27, 2022
3:00 p.m.
1.CALL TO ORDER
Chair Liden called the Design Review Board meeting to order at 3:08 p.m.
Chair Tom Liden presiding.
2.ROLL CALL Present:Members Meaux, Hawkes, Morrow, and
Chair Liden
Absent: None
Staff Present: Neil Davis, Community Services Director
Mireya Turner, Planning Manager
Jesse Davis Planning Manager
Others Present: Kevin Doble
John Goldman
Jason Bisho
Jeff Fowler
Steve Hunnicut
Ron Verdier
3.CORRESPONDENCE
No correspondence was received.
4.APPROVAL OF MINUTES
a.Approval of Draft Minutes of the November 8, 2021 Special Meeting
Motion/Second Morrow/Hawkes to approve the November 8, 2021 Special Meeting
Minutes, as submitted. Motion carried by a unanimous voice vote.
b.Approval of Draft Minutes of the December 8, 2021 Special Meeting
Motion/Second Morrow/Hawkes to approve the December 8, 2021 Special Meeting
Minutes, as submitted. Motion carried by a unanimous voice vote.
5.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
None
6.NEW BUSINESS
6a. Review and Recommendation Regarding Offer of Public Artwork to be Located at
the Alex Thomas Plaza, 310 South State Street (APN 002-265-09).
Planning Manager Mireya Turner presented the project.
Attachment #5
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Page 2 of 2
Chair Liden opened the item for public comment at 3:15 p.m. No one was present
wishing to speak and Chair Liden closed the public comment
Motion/Second Morrow/Meaux made a motion to recommend approval of the project to
the Planning Commission, as presented.
The motion was passed by roll call vote (4 ayes).
6b. Review and Recommendation for a Major Use Permit to Allow Phased Development
of 1117 Commerce Drive (Project Site). Phase 1 Facilitates Construction of a 7,773
sf Concrete Masonry Structure for the Repair, Maintenance, Cleaning, and Detailing
of Automobiles Exclusively Associated with Fowler Automotive; and Continued Use
of the Project Site for Automotive Inventory Storage, as well as the Non-Conforming
Structure; APN 180-070-03; File No. 20-5874
Planning Manager Jesse Davis presented the project.
Chair Liden opened the item for public comment at 3:28 p.m. Kevin Doble, Jeff
Fowler, Steve Hunnicut, and Jason Bisho spoke. Noone else was present wishing
to speak and Chair Liden closed the public comment at 3:36 p.m.
Motion/Second Morrow/Meaux made a motion to recommend approval of the project to
the Planning Commission, with the substitution of Valley Oak for the new trees.
The motion was passed by roll call vote (4 ayes).
6c. Review and Recommendation to the Planning Commission for a Major Use and Site
Development Permit to Allow for Construction of an Addition to an Existing Dental
Office Building; 772 South Dora Street; APN 001-313-11; File No. 21-6738
Planning Manager Mireya Turner presented the project.
Chair Liden opened the item for public comment at 4:02 p.m. and Ron Verdier spoke.
No one else was present wishing to speak and Chair Liden closed the public
comment at 4:07 p.m.
Motion/Second Hawkes/Morrow made a motion to recommend approval of the project to
the Planning Commission, as presented.
The motion was passed by roll call vote (3 ayes, Member Meaux ABSTAIN).
7. MATTERS FROM THE BOARD
None
8. MATTERS FROM STAFF
9. ADJOURNMENT
There being no further business, the meeting adjourned at 4:12 p.m.
Page 54 of 83
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 55 of 83
2
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
Page 56 of 83
Page 57 of 83
Page 58 of 83
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Page 1 of 22
ORDINANCE NO. 1213
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
the California Environmental Quality Act pursuant to CEQA Guidelines Section 15332, Class 32 In-
fill Development Projects.
Section Four
The overall purpose of the AIP Planned Development is to provide for a coordinated development
of compatible industrial, office, and commercial land uses, and to protect and preserve the pond and
wetland area within the AIP. It details both allowed and permitted uses within each land use category,
regulates nuisances, and provides development standards and design guidelines. The AIP Planned
Development is consistent with the "Master Plan" land use designation for the property contained in
the Ukiah General Plan.
Section Five
This Ordinance also formally amends the Land Use Map (Exhibit "A") that illustrates which land use
designations are assigned to the various properties throughout the Airport Industrial Park. The map
shows 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
apply to the 138- acre Airport Industrial Park in the following manner:
1.Professional Office: Applies to the northwest portion of the site, bounded by Talmage Road on
the north, Airport Park Boulevard on the east, and Commerce Drive on the south, 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).
3.Retail Commercial: Applies to 13.44 acres north of Commerce Drive, and approximately 38.71
acres south of Commerce Drive, bounded by Airport Park Boulevard on the west, and Highway
101 on the east (approximately 52.3 acres).
Attachment #7
Page 61 of 83
Page 2 of 22
4.Industrial: Applies to the property situated at the southern end of the Airport Industrial Park
(approximately 18.3 acres).
5.Industrial/Automotive Commercial: Applies to ±6.93 acres east of Airport Park Boulevard
between Retail Commercial designated lands located on the north and south ends of the Airport
Industrial 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 Drive. Includes the (2) acres adjacent to and north of the existing Mendocino Brewing
Company parcel, and the approximate one (1) acre west of and adjacent to the existing pond. It
also includes the approximate 3.27 acres east of Airport Park Boulevard south of the Retail
Commercial designated lands and north of the existing pond (approximately 32.8 acres).
7.Open Space: Applies to the +/- 2.47 acres of pond and wetlands east of Airport Park Boulevard
in the 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 Development was originally approved by City Council Resolution No. 81-59 on
March 4, 1981, embodied in Use Permit No. 81-39. It was amended and further articulated in 1991
when the City Council adopted Resolution No. 91-4. In 1992, the City Council adopted a revised
Ordinance (929) to allow "General Commercial" in addition to the approved "Highway Oriented
Commercial" land uses in the area bounded by Talmage Road on the north, Highway 101 on the
east, Commerce Drive on the south, and Airport Park Boulevard on the west. This Ordinance also
created the Planned Development Ordinance out of what was previously a Use Permit. On June 19
1996, the City Council adopted Ordinance 964, which amended the AIP Planned Development to
make it a more organized and useable set of regulations. On October 30, 1996, the Planned
Development was amended again by the adoption of Ordinance 964, which created an
Industrial/Automotive Commercial Land Use Designation for the 16 acres directly south of the home
improvement center/hardware store facility east of Airport Park Boulevard. On April 2, 1997, the
Planned Development was amended by the adoption of Ordinance 991, which permitted drive-thru
restaurants on the lands designated as Highway Commercial. On November 3, 1999, the Ordinance
was amended by Ordinance 1024 to designate the 32 acres south of Hastings Avenue and west of
Airport Park Boulevard as Industrial/Mixed-Use. On September 6, 2000, the Ordinance was revised
by Ordinance 1030 to list hotels and sit-down restaurants as "allowed" uses in the Professional Office
Land Use Designation. On January 7, 2004, the Ordinance was amended by Ordinance 1051 to
change the "Industrial Mixed Use" designation to "Light Manufacturing/Mixed Use," and to establish
new standards for commercial, professional office, light manufacturing, and low density residential
land uses in the Light Manufacturing/Mixed- Use area that are separate from those contained in
Section "G" of this Ordinance. On August 1, ·2007, the Ordinance was amended by Ordinance
1098 to change the land use designation on approximately 14.5 acres of land in the southern portion
of the Airport Industrial Park Planned Development east of Airport Park Boulevard. Ordinance 1098
changed the land use designation of approximately 8 acres of land designated Industrial/Automotive
Commercial to Light Manufacturing/Mixed Use, and changed the land use designation of
approximately 6.5 acres designated Industrial to Light Manufacturing/Mixed Use. Ordinance 1146
adopted on January 15, 2014 changed the land use Designation on: 1) approximately 4.1 acres that
was designated Industrial/Automotive Commercial to Retail Commercial; and 2) on approximately
11.2 acres of Light Manufacturing/Mixed Use to Retail Commercial in order to allow the development
of the Costco Warehouse and Fueling Station Project. The change in the land use designations
increased the amount of land designated Retail Commercial by +/- 15.3 acres and decreased the
Page 62 of 83
Page 3 of 22
amount of land designated Industrial/Auto Commercial by +/- 4.1 acre. It also decreased the amount
of land designated Light Manufacturing/Mixed Use +/- 11.2 by acres respectively. 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 development standards constitute the Concept Development Plan, as
required by Article 14, Chapter 2 (Zoning), Division 9 of the Ukiah City Code. The Development Map
(Generalized Land Use Map) attached as Exhibit "A", is approved.
Section Nine
Development standards not addressed in the Planned Development regulations shall 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 AIP require City Planning Commission
review and action. Minor permits are subject to the review and action by the City Zoning
Administrator. Decisions on Major and Minor Variance, Site Development and Use Permits made by
the City Planning Commission or Zoning Administrator are appealable to the City Council pursuant
to Section 9266 of the Ukiah Municipal Code.
Section Eleven
Some small commercial land uses may be permitted on the Industrial designated land if they are
primarily intended to provide commercial type services to employees within the Airport Industrial
Park.
Section Twelve
This version of the Airport Industrial Park (AIP) Planned Development supersedes all past versions,
and shall govern and regulate the growth and development within the AIP.
Section Thirteen
The regulations for this Planned Development, as required in Article 14, Chapter 2, Division 9, of the
Ukiah City Code are as follows:
A. INDUSTRIAL DESIGNATION
1.Allowed Uses
The following industrial uses are allowed in the Industrial designation with the securing of a
Site Development Permit.
a.Manufacturing - activities or operations involving the processing, assembling, blending,
packaging, compounding, or fabrication of previously prepared materials or substances
into new products.
b.Warehouse and Distribution Activities - includes warehousing, and storage not available
to the general public; warehousing and distribution activities associated with
manufacturing, wholesaling, or non-retail business uses; delivery and transfer services;
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freight forwarding ; moving and storage; distribution terminals for the assembly and
breakdown of freight; or other similar use involving shipping, warehousing , and
distribution activities.
c. Wholesaling and Related Uses - includes establishments engaged in wholesale trade
or warehousing activities including maintaining inventories of goods; assembling,
sorting, and grading goods into large lots; breaking bulk and redistribution in smaller lots;
selling merchandise to retailers, industrial, commercial , institutional, or business users,
or other wholesalers.
d. Contractor's Offices - includes business office for building, plumbing, electrical, roofing,
heating, air conditioning, and painting contractors including storage of incidental
equipment and supplies.
e. Agricultural - allowed as a continuation of the existing land use, including all necessary
structures and appurtenances .
f. Research and Development Laboratories, and computer and data processing.
g. Accessory Uses and Structures - activities such as administrative offices and
warehouses which are related and ancillary to an allowed use. Ancillary structures
containing ancillary uses shall be located on the same parcel as the primary
use/structure, and shall not exceed 25% of the gross floor area of structure(s) containing
the primary use.
2. Permitted Uses
The following small commercial, business support, and repair service land uses may be
permitted in the Industrial land use designation with the securing of a Use Permit, provided
they are situated on a parcel no larger than one-half acre in size, and do not exceed 20
percent of the total land dedicated to the Industrial Land Use Designation:
a. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants
shall be permitted).
b. Small grocery or convenience store.
c. Banking facility.
d. Child day-care facility.
e. Industrial and business support services - establishments primarily engaged in providing
services to business and industry, such as blueprinting and photocopying, janitorial and
building maintenance, equipment rental and leasing, medical labs, commercial testing
laboratories and answering services.
f. Public Facilities - includes all public and quasi-public facilities such as utility substations,
post offices, fire stations, and government offices.
g. Repair Services - includes repair services such as radio and television, furniture,
automotive repair, body and fender shops.
h. Communication Installations - includes radio and television stations, telegraph and
telephone offices, cable T.V., and microwave stations.
B. PROFESSIONAL OFFICE DESIGNATION
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1.Purpose
The purpose of the Professional Office Land Use Designation is to provide opportunity for a
variety of business and professional offices, as well as a limited number of highway
commercial land uses. Land uses such as child care facilities, delicatessens, and small retail
stores and shops are intended to be ancillary components to professional office development
projects, and the limited highway commercial land uses.
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 comprises this 20 percent shall only be developed with
individual store/shop spaces that do not exceed 2,000 square feet in size.
3.Allowed Uses
The following uses are allowed in the Professional Office designation with the securing of a
Site Development Permit:
a.Professional and business offices such as accountants, engineers, architects, landscape
architects, surveyors, attorneys, advertising, consultants, bookkeeping, medical and
dental offices, and other similar activities.
b.Business and office support services - includes services such as branch banks, savings
and loan, credit unions, insurance brokers, real estate sales, blueprinting and
photocopying and answering services.
c.Child day-care facility.
d.Retail commercial in the built-out northwest portion of this area outside the boundaries of
the Redwood Business Park.
e.Hotels and sit-down restaurants (no drive-thru restaurants).
4.Permitted Uses
The following uses are permitted in the Professional Office Designation with the securing of
a Use Permit:
a.Delicatessen and sandwich shop.
b.Small grocery or convenience store.
c.Small retail commercial stores and shops of 2,000 square feet or less, and in combination
not exceeding 20 percent of the total developable square footage on a parcel.
C. HIGHWAY COMMERCIAL DESIGNATION
1.Allowed Uses
The following uses are allowed in the Highway Commercial designation with the securing of
a Site Development Permit:
a.Businesses such as motels, sit-down and drive-thru restaurants, service stations, and
other similar uses that provide services and merchandise primarily to highway travelers.
b.Retail commercial stores.
D. RETAIL COMMERCIAL DESIGNATION
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1. Allowed Uses
The following uses are allowed in the Retail Commercial designation with the securing of a
Site Development Permit:
a. Retail commercial stores.
b. Child day-care facility.
c. Delicatessen, sandwich shop, and ice cream parlor.
2. Permitted Uses
The following uses are permitted in the Retail Commercial designation with the securing of a
Use Permit:
a. Restaurants (no drive-thru restaurants).
b. Small grocery or convenience store.
c. Banking facility.
E. INDUSTRIAL/AUTOMOTIVE COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
Designation with the securing of a Site Development Permit:
a. All the allowed industrial uses listed in Item A (1) above.
b. Automobile dealerships, except for those that exclusively sell used vehicles.
2. Permitted Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
Designation with the securing of a Use Permit:
a. All the permitted industrial land uses listed in Item A (2) above.
b. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants).
c. Automotive service (gas) station.
d. Small grocery store, mini-market, or convenience store.
e. Uses related to automobile dealerships such as tire stores, auto parts stores, car-
washing facilities, 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
compatible mix of light manufacturing activities, commercial land uses, professional offices,
and limited low-density residential uses. The intent is to provide an opportunity for a diversity
of land uses to locate near each other that would typically be viewed as incompatible, but
because of creative site planning and design, they can function in harmony without adversely
impacting one another. For example, the Ordinance permits "live-work" land uses where
small dwelling units can be incorporated into low intensity light manufacturing or warehousing
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operations. There is also opportunity for low-density apartments to be situated above
commercial shops and professional offices.
The purpose of the Light Manufacturing/Mixed-Use designation is also to promote Smart
Growth and New Urbanism planning techniques. The Ordinance contains design standards
that will lead to the development of office, light manufacturing, commercial, and residential
uses in a pedestrian oriented, aesthetically pleasing, mixed-use neighborhood.
The Ordinance requires light manufacturing land uses, if proposed, to be situated along the
railroad tracks on the rear of the parcels, and to develop other land uses along the front of
the parcels on Airport Park Boulevard, except for the parcels east of Airport Park Boulevard
where light manufacturing land uses can occur anywhere on the parcels with the required
yard setbacks. The majority of parking facilities are required to be situated in-between the
light manufacturing and commercial land uses in the middle of the parcels, rather than along
the Airport Park Boulevard frontage.
The land uses along Airport Park Boulevard are held to a higher design and site planning
standard than the light manufacturing land uses, because it is situated in the more visible
location, and because light manufacturing land uses are highly desired and a lesser design
standard provides an inherent incentive.
It is possible to develop full light manufacturing, office, or commercial land uses on a parcel,
provided they are laid out and designed to be compatible with surrounding land uses.
Professional office and commercial land uses, if proposed as stand along developments must
adhere to a high site planning and design standard.
The regulations are intended to create a compatible mix of land uses with ample landscaping
and strategic open areas, pedestrian walkways, and attractive architecture in an inviting
scale, with hidden parking and practical functionality.
2. General Requirements
a. Light manufacturing and warehousing land uses should be located along the railroad
tracks on the western portion of the current parcels or anywhere on the designated
parcels east of 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 commercial development.
b. The majority of parking spaces for mixed-use development shall be located in- between
the light manufacturing/warehousing land uses and the land uses along Airport Park
Boulevard. Every attempt shall be made to create parking that cannot be seen from public
streets.
c. Shared access is strongly encouraged 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 consistent 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
development shall be based on creating compatibility between land uses.
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g. There is opportunity for low density residential land uses such as apartment units above
offices or commercial spaces, but densities are limited west of Airport Park Boulevard
because of airport constraints to a total of 60 people per acre on a given 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 compatible with surrounding land uses and will not be
detrimental to the public's health, safety and general welfare.
3. There is sufficient variety, creativity, and articulation to the architecture and design of
the structure(s) to avoid monotony and/or a box-like uninteresting external
appearance.
4. For all land uses other than light manufacturing, there is uniqueness and an
exemplary approach to the site planning, design, and architecture, consistent with the
Site Planning and Design Standards contained herein, that results in a quality and
sophisticated development.
5. The Findings shall not be vague. The findings shall be sufficiently detailed to apprise
a reviewing court of the basis for the action by bridging the gap between the evidence
and the decision-maker's conclusions, and shall be based upon evidence contained
in the administrative record.
5. Site Planning and Design Standards - Commercial Development
The following site planning and design standards are specifically adopted for the Light
Manufacturing/Mixed-Use Land Use Designation. They shall apply to all commercial,
professional office, low-density residential, and mixed-use development projects not
involving light manufacturing/ warehousing unless it is situated along the Airport Park
Boulevard street frontage. The Development Standards contained in Section "G" and the
Design Standards in Section "I" of this Ordinance shall apply to the Light
Manufacturing/Mixed Use designation unless superseded by the following specific
standards:
a. Yard Setbacks:
1. Front: 25 feet from the Airport Park Boulevard right-of-way.
Architectural features, such as bay windows, porches and landing spaces, column
treatments, and similar features may extend up to two-feet into the required front yard
setback.
2. Side and Rear: The side and rear yard setbacks shall be determined in the
discretionary review process. Factors that shall be considered include, but are not
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limited to Building Code requirements, traffic circulation, landscaping requirements,
softening of the bulk and mass of structures, and compatibility with adjacent
structures and land uses.
3.Relief: Relief from the front yard setback requirements may be granted through the
approval of a variance pursuant to Chapter 2, Article 20 of the Ukiah Municipal Code.
b.Maximum Building Height:
1.The maximum height of any building or structure shall be 40 feet, provided it complies
with the side-slope criteria for the Ukiah Airport.
2.Mechanical penthouse and equipment may extend an additional 10 feet beyond the
maximum height provided it is adequately screened from view.
3.Relief: Relief from the height standards may be granted through the discretionary
review process if a finding is made that the proposed height is compatible with the
scale and character of the development on adjacent and nearby parcels and would
not have an adverse impact on the health and safety of the general public.
c.Minimum Lot Area:
1.The minimum lot area for parcels in the mixed-use area shall be determined through
the subdivision and/or discretionary review process. In no case shall lots be created
that are less than 20,000 square feet in size.
d.Maximum Lot Coverage:
1.Commercial and mixed land uses may cover up to 40 percent of a lot provided that
the site planning, architecture, parking, and landscaping are consistent with the
requirements of the AIP Planned Development Ordinance.
2.Relief: Relief from the lot coverage standard may be granted through the discretionary
review process provided a finding is made that the proposed lot coverage is
compatible with the scale and character of the development on adjacent and nearby
parcels and would not have an adverse impact on the health and safety of the general
public.
e.Building Orientation:
1.Buildings shall be shaped and oriented to take advantage of passive solar energy
and solar collection in the winter, and to control solar cooling loads in the summer.
2.Buildings shall be shaped and oriented to be compatible with surrounding land uses
in terms of noise, visual privacy, and functionality.
f.Architectural Design:
1.Buildings shall incorporate projecting columns, exterior wainscoting, framed panels,
and/or other features to provide relief to large open blank walls.
2.Architectural features such as arches, raised and decorative parapets, decorated and
flared cornices, extended eaves and overhangs, balconies, entry insets, and a variety
of roof angles and pitches are required to make buildings unique and interesting.
3.Windows shall be used to break up the mass and volume of buildings into smaller
components. Buildings shall use different shaped and framed windows in a
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coordinated theme. Awnings and other attractive window treatments are strongly
encouraged.
4. All four elevations of buildings shall incorporate the architectural design requirements
listed above in a reasonable and feasible manner.
5. The use of strong or loud colors as the dominant building color shall not be permitted.
The dominant colors used on buildings shall be subdued and earth tone in nature.
Colors of buildings shall be compatible with adjoining buildings.
6. Storage areas, loading docks and ramps, transformers, storage tanks, refuse
collection areas, mechanical equipment, and other appurtenant items of poor visual
quality shall be screened by the use of masonry walls, landscaping materials, or
decorative fencing. 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 during the review of Site
Development and Use Permit applications.
g. Signs:
1. The colors, materials, and lighting of every sign on a site shall be restrained and
harmonious with the building and site.
2. Freestanding signs shall be tastefully designed with an interesting base, and shall not
exceed twelve feet in height from finished grade. If a freestanding sign is placed on a
berm, the Planning Commission shall have the discretion to limit its height to less
than twelve feet from finished grade. No pole signs are permitted. Freestanding signs
shall have a decorative support base.
3. The size and amount of signs shall generally comply with the requirements of the
Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion to
reduce the size and amount of signs to something less than permitted by the UMC if
they make a finding that the proposed size and amount of signage is out of scale with
the building and too dominating on the site.
4. Signs are not permitted on the roof or projecting above the roof of any building.
5. Relief: Relief from the sign standards may be granted through the discretionary
review process provided a finding is made that the proposed sign is compatible with
the scale and character of the development on adjacent and nearby parcels and
would not have an adverse impact on the health and safety of the general public.
h. Pedestrian Orientation:
1. Pedestrian walkways shall be included that directly and safely link all parking areas
with building entrances, off-site transportation facilities, established sidewalks, and
adjacent public rights-of-way.
2. Outdoor pedestrian spaces shall be landscaped and include such features as planters
along sidewalks, pedestrian oriented signs, attractive street furniture, low-level
lighting, and outdoor seating areas.
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3. Lots with frontages along the primary street shall provide a 5-foot wide meandering
sidewalk located within the required front setback. The sidewalk may be located over
the public utility easement. Every effort shall be made to link developments with
attractive and accessible pedestrian facilities.
4. Secondary streets accessing the rear portion of parcels shall include 5-foot wide
sidewalks or alternative pedestrian facilities that link the development on the rear
portion of the parcels with Airport Park Boulevard.
i. Lighting:
1. Exterior lighting shall be subdued and of low wattage. It shall enhance building design
and landscaping, as well as provide safety and security.
2. Exterior lighting shall not spill out and create glare on adjoining properties, and shall
not be directed towards the night sky.
3. Light standard heights shall be predicated on the lighting need of the particular
location and use. Tall lighting fixtures that illuminate large areas shall be prohibited.
4. Lighting fixtures, standards, and all exposed accessories shall be harmonious with
building design, and innovative in style.
5. All pedestrian and building access areas shall be adequately lighted to provide safety,
security, and aesthetic quality, without violating number 2 above.
j. Energy Conservation:
1. Passive solar orientation is required. Active solar design is strongly encouraged.
2. Deciduous trees and/or other vegetation shall be planted on the south side of
buildings whenever feasible to increase energy efficiency.
3. Sunlight shall be used for direct heating and illumination whenever possible.
4. Solar heating equipment need not be screened, but shall be as unobtrusive as
possible and complement the building design. Every effort shall be made to integrate
solar panels into the roof design, flush with the roof slope.
k. Outdoor Storage and Service Areas:
1. Storage areas shall be limited to the rear of a site, and shall be screened from public
view with a solid fence or wall using concrete, wood, stone, brick, or other similar
material.
2. All outdoor storage areas and enclosures shall be screened, when possible, with
landscaping.
3. If trash and recycling areas are required in the discretionary review process, they
shall be designed to harmonize with the building and landscaping, and shall be
consistent with the size and design requirements of the Ukiah Municipal Code.
I. Landscaping:
1. Landscaping shall comply with Section "I" of this Ordinance.
2. Landscaping Plans shall include outdoor shaded sitting/resting areas for employees
and the general public, unless infeasible.
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m. Ukiah Airport Master Plan:
1. All development within the Airport Industrial Park shall comply with the Federal
Aviation Administration side slope criteria, density requirements ("181"
Compatibility Zone = 60 persons per acre Compatibility Zone = 150 people per acre)
and all other applicable provisions of the Ukiah Airport Master Plan.
n. Public Utility Easements, Public Streets, and Access Driveways:
1. All Public Utility Easements, Public Streets, and Access Driveways shall comply with
Section "H" of this Ordinance.
6. Site 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 Following Site Planning and Design Standards shall apply to all Light
Manufacturing and Industrial Development:
a. Yard Setbacks:
1. Front: 25 feet from the Airport Park Boulevard right-of-way if located along the
frontage. If the development does not have frontage along Airport Park Boulevard,
and is served by a private access easement, the front yard setback shall be
determined in the discretionary review process. Architectural features, such as bay
windows, porches and landing spaces, column treatments, and similar features may
extend up to two-feet into the required front yard setback.
2. Side and Rear: The side and rear yard setbacks shall be determined in the
discretionary review process. Factors that shall be considered include, but are not
limited, to Building Code requirements, traffic circulation, landscaping requirements,
softening of the bulk and mass of structures, and compatibility with adjacent
structures and land uses.
3. Relief: Relief from the front yard setback requirements may be granted through the
approval of a variance.
b. Maximum Building Height:
1. The maximum height of any building or structure shall be 50 feet, provided it complies
with the side-slope criteria for the Ukiah Airport.
2. Mechanical penthouse and equipment may extend an additional 10 feet beyond the
maximum height provided it is adequately screened from view.
3. Relief: Relief from the height standards may be granted through the discretionary
review process if a finding is made that the proposed height is compatible with the
scale and character of the development on adjacent and nearby parcels and would
not have an adverse impact on the health and safety of the general public.
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
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review process. In no case shall lots be created that are less than 20,000 square feet
in size.
d. Maximum Lot Coverage:
1. Light manufacturing and industrial land uses may cover up to 60 percent of a lot
provided that the site planning, architecture, parking, and landscaping are consistent
with the requirements of the AIP Planned Development Ordinance.
2. Relief: Relief from the lot coverage standard may be granted through the discretionary
review process provided a finding is made that the proposed lot coverage is
compatible with the scale and character of the development on adjacent and nearby
parcels and would not have an adverse impact on the health and safety of the
general public.
e. Building Orientation:
1. Buildings shall be shaped and oriented to take advantage of passive solar energy
and solar collection in the winter, and to control solar cooling loads in the summer.
2. Buildings shall be shaped and oriented to be compatible with surrounding land uses
in terms of noise, visual privacy, and functionality.
f. Architectural Design:
1. Buildings shall incorporate projecting columns, exterior wainscoting, framed panels,
and/or other features to provide relief to large open blank walls.
2. The use of strong or loud colors as the dominant building color shall not be permitted.
The dominant colors used on buildings shall be subdued and earth tone in nature.
Colors of buildings shall be compatible with adjoining buildings.
g. Signs:
1. The colors, materials, and lighting of every sign on a site shall be restrained and
harmonious with the building and site.
2. Freestanding signs shall be tastefully designed with an interesting base, and shall not
exceed eight feet in height from finished grade. If a freestanding sign is placed on a
berm, the Planning Commission shall have the discretion to limit its height to less
than eight feet from finished grade. No pole signs are permitted.
3. The size and amount of signs shall comply with the requirements of the Ukiah
Municipal Code (UMC). The Planning Commission shall have the discretion to reduce
the size and amount of signs to something less than permitted by the UMC if they
make a finding that the proposed size and amount of signage is out of scale with the
building and too dominating on the site.
4. Signs are not permitted on the roof of any building.
5. Relief: Relief from the sign standards may be granted through the discretionary
review process provided a finding is made that the proposed sign is compatible with
the scale and character of the development on adjacent and nearby parcels and
would not have an adverse impact on the health and safety of the general public.
h. Lighting:
1. Exterior lighting shall be subdued. It shall enhance building design and landscaping,
as well as provide safety and security.
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2. Exterior lighting shall not spill out and create glare on adjoining properties, and shall
not be directed towards the night sky.
3. Light standard heights shall be predicated on the lighting need of the particular
location and use. Tall lighting fixtures that illuminate large areas shall be prohibited.
i. Outdoor Storage and Service Areas:
1. Storage areas shall be limited to the rear of a site, and shall be screened from public
view with a solid fence or wall using concrete, wood, stone, brick, or other similar
material.
2. All outdoor storage areas and enclosures shall be screened, when possible, with
landscaping.
j. Landscaping:
1. Landscaping shall generally comply with Section "I" of this Ordinance, although a
lesser amount of landscaping may be approved depending upon the scale, intensity,
and visibility of the development.
k. Ukiah Airport Master Plan:
1. All development within the Airport Industrial Park shall comply with the Ukiah
Municipal Airport Master Plan.
l. Pedestrian Orientation:
1. Pedestrian walkways shall be included that directly link all parking areas with building
entrances, off-site transportation facilities, established sidewalks, and adjacent public
rights-of-way.
2. Lots with frontages along the primary streets shall provide a 5-foot wide meandering
sidewalk located within the required front setback. The sidewalk may be located over
the public utility easement. Every effort shall be made to link developments with
attractive and accessible pedestrian facilities.
3. Secondary streets accessing the rear portion of parcels shall include 5-foot wide
sidewalks or alternative pedestrian facilities that link the development on the rear
portion of the parcels with Airport Park Boulevard.
G. OPEN SPACE
1. Purpose
The purpose of the Open Space land use designation is to provide for the protection and
preservation of an existing pond and wetland area and its habitats, to provide contrast to the
built environment, to preserve the existing scenic qualities of the area, and to preserve
capacity and water quality of the storm water drainage system.
2. General Requirements
All areas designated "Open Space" shall be kept in their natural state except for areas
already disturbed with drainage or utility infrastructure, in which case maintenance and
repairs may occur. Otherwise, no development is allowed or permitted.
3. Allowed Uses
The following uses are allowed in the Open Space designation:
a. Open Space
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b. Maintenance and repair of existing drainage and utility infrastructure.
c. Restoration of wetlands including, but not limited to removal of non-native vegetation and
the replanting with native wetland plant species.
d. Trash removal
4. Permitted Uses
The following uses are permitted in the Open Space designation with the securing of a Minor
Use Permit:
a. None
5. Mini mum Lot Size Requirement
a. None
6. Prohibited Uses
a. Construction and development
b. Public Access
c. Off-Road vehicle activity, except for City vehicles
d. Application of pesticides and/or herbicides
H. NUISANCES
1. No lot shall be used in such a manner as to create a nuisance to adjacent parcels.
Proposed uses shall comply with the performance criteria outlined below:
a. All activities involving the storage of flammable and explosive materials shall be provided
with adequate safety devices against the hazard of fire and explosion by adequate fire-
fighting and fire suppression equipment and devices standard in industry. All incineration
is prohibited.
b. Devices which radiate radio-frequency energy shall be so operated as not to cause
interference with any activity carried on beyond the boundary line of the property upon
which the device is located.
c. The maximum sound level radiated by any use of facility, when measured at the boundary
line of the property upon which the sound is generated, shall not be obnoxious by reason
of its intensity or pitch, as determined by standards prescribed in the Ukiah Municipal
Code and/or City General Plan.
d. No vibration shall be permitted so as to cause a noticeable tremor beyond the property
line.
e. Any use producing em1ss1ons shall comply with all the requirements of the Mendocino
County Air Quality Management District.
f. Projects involving the use of toxic materials or hazardous substances shall comply with
all Federal, State, and all local Laws and regulations.
2. Prohibited Uses or Operations
Industrial uses such as petroleum bulk stations, cement batching plants, pulp and paper mills,
lumber mills, refineries, smelting plants, rendering plants, junk yards, auto wrecking, and
similar "heavy industrial" uses which typically create external and environmental effects are
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specifically prohibited due to the detrimental effect the use may have upon the general
appearance , function, and environmental quality of nearby uses.
I. DEVELOPMENT STANDARDS
The following standards have been established to ensure compatibility among uses and
consistency in the appearance and character of development. These standards are intended to
guide the planning, design, and development of both individual lots and the entire Airport
Industrial Park. Projects shall be reviewed on a case-by-case basis for high quality design,
efficient function, and overall compatibility with surrounding land uses.
1. Minimum Lot Requirement
The minimum lot area shall be 20,000 square feet. Each lot shall have a minimum frontage
of 100 feet on a public street. Except for lots fronting on Airport Park Boulevard, or other
public streets shown on the Land Use Map, access easements to a public street may be
authorized in lieu of public street frontage in the discretion of the appropriate decision-maker
and with the approval of the City Engineer. Proposed access easements shall be consistent
with the standards contained in Table 4-1. The Planning Commission may approve a public
street frontage of less than 100 feet for lots located on cul-de-sacs, street curves, or having
other extraordinary characteristics.
2. Maximum Lot 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 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 minimum of 25 feet
along the entire street frontage. Lots abutting U.S. Highway 101 shall maintain a minimum
setback of 60 feet from the property line adjacent to the freeway. Side yard setbacks shall be
determined in the Site Development or Use Permit review process.
4. Maximum Building Height
The maximum height of any building or structure shall be 50 feet. Mechanical penthouse and
equipment may extend an additional 10 feet beyond the maximum building height.
5. Ukiah Airport Master Plan
All development within the Airport Industrial Park shall comply with the Federal Aviation
Administration side slope criteria, density requirements “B1" Compatibility Zone = 60 persons
per acre “C” Compatibility Zone = 150 people per acre) and all other applicable provisions of
the Ukiah Airport Master Plan.
6. Screening
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 during the
review of Site Development and Use Permit applications.
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7. Public Utility Easement
All lots shall provide a 5-foot easement in the required front setback for the provision of
utilities.
8. Sidewalk Requirements
Lots with frontages along the primary street shall provide a 5-foot curvilinear sidewalk located
within the required front setback. The sidewalk may be located over the public utility
easement. Every effort shall be made to link developments with attractive and accessible
pedestrian facilities.
9. Bicycle Lanes
Class Ill Bicycle lanes shall be provided on all primary streets according to Caltrans
standards.
10. Development Integration
Every effort shall be made to "master plan" development within the Airport Industrial Park.
Applicants shall be encouraged to coordinate development proposals to ensure compatible
architectural themes, high quality site planning, efficient and functional traffic circulation,
coordinated pedestrian circulation, and compatible land uses.
11. Required Public Streets
Lot line adjustments, parcel maps, tentative and final subdivision maps, and Site
Development and Use Permits shall not be approved, unless public streets identified on the
Land Use Map serving the parcels covered by the lot line adjustment, map or permit have
been or will be dedicated to the City of Ukiah upon approval of the lot line adjustment, map
or permit.
12. Street Width Standards
The following street standards have been established by the Ukiah Department of Public
Works. All primary and secondary streets shall be designed and constructed in accordance
with these standards:
Table 4-1: Minimum Street Standards
Airport Park Boulevard and Commerce Drive
Primary Secondary Access Easement
1. Right-of-way 66 feet 44 feet 32 feet
2. Pavement 64 feet 40 feet 30 feet
a. travel lanes (2) 14 feet 20 feet 15 feet
b. left turn lane 12 feet 12 feet
3. Curbs (both sides) 1 foot 1 foot
4. Cul-de-sac (turn-arounds) 100 feet
diameter
5. Curb Returns Radius 35 feet 35 feet
13. Access Driveways and Deceleration Lanes
a. Every effort shall be made to minimize access driveways along Airport Park Boulevard.
All driveway and intersection radii shall be designed to accommodate heavy truck turning
movements, consistent with the requirements of the City Engineer.
b. Every effort shall be made to design common driveways for individual developments.
c. No Talmage Road access shall be permitted for the parcel or parcels located at the
southeast corner of Talmage Road and Airport Park Boulevard.
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d. All major driveways, as determined by the City Engineer, shall have left turn pockets in
the median area where feasible.
e. Deceleration and acceleration lanes shall not be required unless the City Engineer
determines they are necessary to ensure safety and efficient traffic flow.
14. Minimum Parking and Loading Requirements
a. No loading or unloading shall be permitted on the street in front of the building. A sufficient
number of off-street loading spaces shall be provided to meet the needs of the approved
use. Adequate apron and dock space also shall be provided for truck maneuvering on
individual lots.
b. The number of entrance/exit driveways shall be limited to one per every 100 feet of street
frontage with a maximum curb cut of 40 feet. The Planning Commission may relax these
standards when a comprehensive plan for an entire block has been prepared and
presented to the City Planning Commission for review and approval.
c. Adequate off-street parking shall be provided to accommodate the parking needs of
employees, visitors, and company vehicles. The minimum number of off-street parking
spaces shall generally be provided according to the requirements of the Ukiah Municipal
Code.
d. The Planning Commission may deviate from the parking requirements contained in the
Ukiah Municipal Code on a case-by-case basis. Any deviation must be supported by
findings related to a unique use, such as a Mixed-use development, or use not specifically
described in the Ukiah Municipal Code, and findings that otherwise demonstrate no on-
street parking congestion will result.
15. Signage
Except as indicated elsewhere in this Ordinance, building identification and other signs shall
generally comply with the sign regulations for industrial, commercial and office land uses
contained in the Ukiah Municipal Code. All proposed development projects shall include a
detailed sign program.
J. DESIGN GUIDELINES
The following guidelines shall be used by the Planning Commission when approving a Site
Development or Use Permit to ensure high quality design, and the coordination and consistency
of development.
1. Landscaping and Open Space
a. A comprehensive landscape plan shall be submitted for review and approval as a part of
the Site Development or Use Permit process.
b. Existing trees shall be retained whenever possible.
c. A variety of tree species shall be used that provides diversity in form, texture, and color.
d. Landscaping at corners should be arranged to maintain traffic visibility.
e. Landscaping along an entire street frontage should be coordinated to achieve a uniform
appearance.
f. Landscaping shall be proportional to the building elevations.
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g. Landscape plantings shall be those which grow well in Ukiah's climate without extensive
irrigation. Native species are strongly encouraged.
h. All landscape plantings shall be of sufficient size, health and intensity so that a viable and
mature appearance can be attained in three years.
I. Deciduous trees shall constitute the majority of the trees proposed along the south and
west building exposures; non-deciduous street species shall be restricted to areas that
do not inhibit solar access.
j. Parking lots with twelve (12) or more parking stalls shall have a tree placed between
every four (4) parking stalls within a continuous linear planting strip, rather than individual
planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous
species, and shall be designed to provide a tree canopy coverage of 50 percent over all
paved areas within ten years of planting. Based upon the design of the parking lot, a
reduced number of trees may be approved through the discretionary review process.
k. Parking lots shall have a perimeter planting strip with both trees and shrubs.
I. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian
sidewalks or marked pedestrian facilities within landscaped areas and/or separated from
automobile travel lanes. Based upon the design of the parking lot, and the use that it is
serving, relief from this requirement may be approved through the discretionary review
process.
m. Street trees may be placed on the property proposed for development instead of within
the public right-of-way if the location is approved by the City Engineer, based upon safety
and maintenance factors.
n. All new developments shall include a landscaping coverage of 20 percent (20%) of the
gross area of the parcel, unless because of the small size of a parcel, such coverage
would be unreasonable. A minimum of 50 percent (50%) of the landscaped area shall be
dedicated to live plantings.
o. Landscaping Plans shall include an automatic irrigation system.
p. All required landscaping for commercial development projects shall be adequately
maintained in a viable condition.
q. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall
have the authority to modify the required elements of a Landscaping Plan depending
upon the size, scale, intensity, and location of the development project.
2. Orientation and Location of 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 should be sited to preserve solar access opportunities, and should include
passive and active solar design elements.
c. Buildings should be oriented to minimize heating and cooling costs.
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d. Buildings should be creatively sited to provide open views of the site and surrounding
environment.
e. Buildings shall not be sited in the middle of large parking lots.
3. Architectural 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 lighting plan shall be submitted for review and approval with all Site Development and
Use Permit applications. All lighting plans shall emphasize security and safety, and shall
minimize energy usage.
b. Lighting for developments shall include shielded, non-glare types of lights.
c. Lighting shall not be directed towards Highway 101, the Ukiah Municipal Airport, adjacent
properties, or upwards towards the sky.
6. 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) automobile parking spaces.
b. Fountains, kiosks, unique landscape islands, outdoor sitting areas, and other quality
design amenities are encouraged.
K. CIRCULATION PLAN
The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B". As
shown, the plan includes points of access at Talmage Road at the north, Hastings Avenue at the
northwest, and Airport Road at the southwest. In lieu of the originally envisioned southern access
road (Airport Park Boulevard to Norgard Lane) an emergency access is provided through the
airport to a future gated encroachment along the southern portion of Airport Road. Internal
access includes an extension of Airport Road from the west into the southern portion of the site;
Airport Park Boulevard from Talmage Road on the north, extending south to intersect with the
Airport Road extension; and Commerce Drive from west to east in the northern portion of the
AIP. All streets within the AIP shall be public. Property owners of parcels with frontage along the
railroad right-of-way are encouraged to plan for possible future use of the railroad.
L. DISCRETIONARY REVIEW
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The discretionary permit review process for development projects within the Airport Industrial
Park (AIP) is the same as for discretionary permits elsewhere in the City. As articulated in Section
9 of this ordinance, a Site Development Permit or Use Permit is required for development
projects proposed in the AIP.
1. Site Development Permits and Use Permits
a. As articulated in Section 9 above, development projects within the Airport Industrial Park
are subject to the Site Development or Use Permit process, depending upon the
proposed use and its location. A Site Development Permit shall not be required for any
development proposal requiring a Use Permit. Within the Use Permit review process, all
site development issues and concerns shall be appropriately analyzed.
b. All Major Use Permits, Variances, and Site Development Permits for proposed
developments within the Airport Industrial Park require City Planning Commission review
and action. Minor Use Permits, Variances, and Site Development Permits shall be subject
to Zoning Administrator review and action.
c. Decisions on Site Development and Use Permits made by the City Planning Commission
and Zoning Administrator are appealable to the City Council pursuant to Section 9266 of
the Ukiah Municipal Code.
d. Major modifications to approved Site Development Permits and Use Permits, as
determined by the Planning Director, shall require the filing of a new application, payment
of fees, and a duly noticed public hearing before the Planning Commission. Minor
modifications to approved Site Development Permits and Use Permits, as determined by
the Planning Director shall require the filing of a new application, payment of processing
fees and a duly noticed public hearing before the City Zoning Administrator.
e. The Planning Commission's decision on major modifications to an approved Site
Development Permit, Variance or Use Permit is appealable to the City Council. The
Zoning Administrator's decision on minor modifications to an approved Site Development
Permit, Variance or Use Permit is appealable directly to the City Council.
2. Building Modifications
a. Exterior modifications to existing buildings shall be designed to complement and
harmonize with the design of the existing structure and surrounding developments.
b. A Site Development Permit shall be required for all substantial exterior modifications to
existing structures, site design elements, and landscaping within the Airport Industrial
Park. The application procedure shall be that prescribed in Article 20 the Ukiah Municipal
Code.
Section Fourteen
Whenever a use is not listed in this Planned Development Ordinance as a permitted or allowed use
in any of the land use designations, the Planning Director shall determine whether the use is
appropriate in the land use designation where the subject property is situated, and make a decision
as to whether or not it is an allowed or permitted land use. In making this determination, the Planning
Director shall find as follows:
1. That the use would not be incompatible with existing nearby land uses, or the allowed and
permitted land uses listed for the particular land use designation.
2. That the use would not be detrimental to the continuing development of the area in which the
use would be located.
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3.That the use would be in harmony and consistent with the purpose and intent of the Airport
Industrial Park Planned Development Ordinance and Ukiah General Plan.
4.In the case of determining that a use not articulated as an allowed or permitted use could be
established with the securing of a Use Permit, the Planning Director shall find that the proposed
use is similar in nature and intensity to the uses listed as allowed uses. All determinations of the
Planning Director regarding whether a use can be allowed or permitted in any land use
designation within the Airport Industrial Park shall be final unless a written appeal to the City
Council, stating the reasons for the appeal, and the appeal fee, if any, established from time to
time by City Council Resolution, is filed with the City Clerk within ten (10) days of the date the
decision was made. Appeals may be filed by an applicant or any interested party. The City
Council shall conduct a duly noticed public hearing on the appeal in accordance to the applicable
procedures as set forth in this chapter. At the close of the public hearing, the City Council may
affirm, reverse, revise or modify the appealed decision of the Planning Director. All City Council
decisions on appeals of the Planning Director's actions are final for the City of Ukiah.
Section Fifteen
This Ordinance shall be published as required by law and shall become effective thirty (30) days
after it is adopted.
Introduced by title only on March 17, 2021, by the following roll call vote:
AYES: Councilmembers Crane, Rodin, Duenas, Brown, and Mayor Orozco
NOES: None
ABSENT: None
ABSTAIN: None
Passed and adopted on April 7, 2021, by the following roll call vote:
AYES: Councilmembers Crane, Rodin, Duenas, Brown, and Mayor Orozco
NOES: None
ABSENT: None
ABSTAIN: None
_____________________
Juan V. Orozco, Mayor
ATTEST:
_______________________
Kristine Lawler, City Clerk
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Exhibit A Airport 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
.
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