HomeMy WebLinkAbout2023-12-06 PacketPage 1 of 5
City Council
Regular Meeting
AGENDA
(to be held both at the physical and virtual locations below)
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
To participate or view the virtual meeting, go to the following link: https://us06web.zoom.us/j/97199426600
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Alternatively, you may view the meeting (without participating) by clicking on the name of the meeting
at www.cityofukiah.com/meetings.
December 6, 2023 - 6:00 PM
1. ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
4. PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS
5. PETITIONS AND COMMUNICATIONS
6. APPROVAL OF MINUTES
6.a. Approval of the Minutes for the November 15, 2023, Special Meeting.
Recommended Action: Approve the minutes for the November 15, 2023, Special Meeting.
Attachments:
1. 2023-11-15 Draft Minutes - Special Meeting
6.b. Approval of the Minutes for the November 15, 2023, Regular Meeting.
Recommended Action: Approve the minutes for the November 15, 2023, Regular Meeting.
Attachments:
1. 2023-11-15 Draft Minutes - Regular Meeting
7. RIGHT TO APPEAL DECISION
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Persons who are dissatisfied with a decision of the City Council may have the right to a review of that decision by a court. The
City has adopted Section 1094.6 of the California Code of Civil Procedure, which generally limits to ninety days (90) the time
within which the decision of the City Boards and Agencies may be judicially challenged.
8. CONSENT CALENDAR
The following items listed are considered routine and will be enacted by a single motion and roll call vote by the City Council.
Items may be removed from the Consent Calendar upon request of a Councilmember or a citizen in which event the item will
be considered at the completion of all other items on the agenda. The motion by the City Council on the Consent Calendar will
approve and make findings in accordance with Administrative Staff and/or Planning Commission recommendations.
8.a. Consider Adopting a Resolution Approving an Amendment to the Memorandum of
Understanding Between the City of Ukiah and Ukiah Professional Firefighters Association
Approving Mandatory Employee Contributions to the "IAFF Medical Expense Reimbursement
Plan" of the Washington State Council of Firefighters Employee Benefit Trust, Effective January
1, 2024.
Recommended Action: Adopt a Resolution approving an amendment to the Memorandum of
Understanding between the City of Ukiah and Ukiah Professional Firefighters Association
approving mandatory employee contributions to the "IAFF Medical Expense Reimbursement
Plan" of the Washington State Council of Firefighters Employee Benefit Trust, effective January 1,
2024.
Attachments:
1. UPFA MOU Amendment
2. IAFF MERP Joinder Agreement
3. Resolution
8.b. Consideration of Approval of the First Amendment to the Central Valley Project Membership
Agreement Extending the Agreement for an Additional Ten Years to December 31, 2034; and
Approval of Exhibit C, a Contract for Displacement of Base Resource, Extending the Term of
the Contract by Two Years to December 31, 2026; and Authorizing the City Manager to
Execute Both Agreements.
Recommended Action: Approve the first amendment to the Central Valley Project Membership
Agreement extending the agreement for an additional ten years to December 31, 2034; and
approve Exhibit C, a Contract for Displacement of Base Resource, extending the term of the
contract by two years to December 31, 2026; and authorize the City Manager to execute both
agreements on the City's behalf.
Attachments:
1. CVP Mbrshp Agrmnt Original
2. CVP Prtcpnt Exbt C Original
3. CVP_Corp_Amendment_to_Member_Agreement
4. CVP_Corp_Amendment_to_Exhibit_C_Contract_for_Displacement_of_Base_Resource_Ukia
h
8.c. Request Approval to Amend the Contract with Utility Design Services, LLC to Increase Design
and Engineering Contract Funding for Electric Capital Improvement Projects in the Amount of
$100,000.
Recommended Action: Authorize an increase of contract funding for Capital Improvement
Projects design and engineering services by $100,000 to Utility Design Services, LLC.
Attachments:
1. Contract 1314213
2. Utility Design Services 2024 Rate Schedule
8.d. Approve Completion of the Emergency Contract with West Coast Fire & Water for Fire
Remediation Work at the Electric Utility Service Center at Hastings, and Terminate the
Emergency Action.
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Recommended Action: Approve the completion of the emergency contract with West Coast Fire
and Water for fire remediation work at the Electric Service Center, and terminate the emergency
action.
Attachments:
1. West Coast Fire Water - Hastings Fire Remediation Work - 2223-177
8.e. Possible Adoption of Plans and Specifications for Tenant Improvements and Fire Damage
Repair for the Electric Service Center, and Authorize Staff to Advertise for Bids.
Recommended Action: Adopt plans and specifications for the tenant improvements and fire
damage repair for the Electric Service Center, and authorize staff to advertise for bids.
Attachments:
1. 2202_231117_CD100_BuildingPermit_Compiled_R2
2. 2202_231117_1350Hastings_Appendix_A_Technical Specifications
3. 2202_231117_1350 Hastings_Estimate
9. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
The City Council welcomes input from the audience. If there is a matter of business on the agenda that you are interested in,
you may address the Council when this matter is considered. If you wish to speak on a matter that is not on this agenda that is
within the subject matter jurisdiction of the City Council, you may do so at this time. 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 in which the subject is not listed on the agenda.
10. COUNCIL REPORTS
11. CITY MANAGER/CITY CLERK REPORTS
12. PUBLIC HEARINGS (6:15 PM)
12.a. Consideration of 1) the Planning Commission's Recommendation to Adopt a Resolution to:
Adopt an Addendum to the Ukiah Western Hills Open Land Acquisition and Limited
Development Project Initial Study/Mitigated Negative Declaration (SCH No. 2021040428);
Approve an Amendment of the Western Hills Annexation Area to Include APN 003-190-11; and
Prezone Parcels to Public Facility (“PF”) Zoning District and Low Density Residential-Hillside
Overlay Zoning District (“R1-H”); and 2) Authorization for the City Manager to Negotiate and
Execute the Property Purchase Sale Agreement and Joint Escrow Instructions between the City
of Ukiah and David J. Hull.
Recommended Action: Adopt a Resolution to Adopt an Addendum to the Ukiah Western Hills
Open Land Acquisition and Limited Development Project Initial Study/Mitigated Negative
Declaration (SCH No. 2021040428); Approve an Amendment of the Western Hills Annexation Area
to Include APN 003-190-11; and Prezone Parcels to Public Facility (“PF”) Zoning District and Low
Density Residential-Hillside Overlay Zoning District (“R1-H”); and Authorization for the City Manager
to Negotiate and Execute the Property Purchase Sale Agreement and Joint Escrow Instructions
between the City of Ukiah and David J. Hull.
Attachments:
1. PC Staff Report 11.8.23 (body)
2. Draft Findings_Amendment of Western Hills Annexation Area Amendment
3. Draft COAs_Amendment of Western Hills Annexation Area Amendment
4. Draft Resolution 11 30 23
5. Project Maps and List of Parcels
6. Western_Hills_Aquisition_Project_FAQs
7. Draft Property Purchase Agreement
8. Western Hills Revised Project ISMND Addendum_103123
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12.b. Consideration and Possible Adoption of a Resolution Amending the Fee Schedule for the
Planning and Building Divisions of the Community Development Department (Withdrawn and
Deferred to a Future Meeting Date).
Recommended Action: N/A
Attachments: None
13. UNFINISHED BUSINESS
14. NEW BUSINESS
14.a. Consider Authorization for the City Manager to Execute a Three-Year Agreement with
Governmentjobs.com, Inc. (dba "NEOGOV") for a Cloud-Based Human Resources and Payroll
Module in the Amount of $321,889.82, and Approve a Corresponding Budget Amendment.
Recommended Action: Authorize the City Manager to execute a three-year agreement with
Governmentjobs.com, Inc. (dba "NEOGOV") for a cloud-based Human Resources and Payroll
module in the amount of $321,889.82, and approve a corresponding budget amendment.
Attachments:
1. RFI for Timesheet Entry Software
2. Demo Presentation Agenda Script (1)
3. Dec 5th Council ready NEOGOV NCSA Agreement with special Term Clause for Ukiah
City CA (003)
14.b. Review and Consider the Fiscal Year 2024-25 Budget Development Schedule.
Recommended Action: Receive and consider the City's operating and capital budget
development and adoption schedule for the 2024-25 fiscal year.
Attachments:
1. 2024-25 Budget Develpment Schedule
14.c. Receive Updates on City Council Committee and Ad Hoc Assignments, and, if Necessary,
Consider Modifications to Assignments and/or the Creation/Elimination of Ad Hoc(s), Including
Consideration of a New Ad Hoc to Review the Fee Schedule for the Planning and Building
Divisions.
Recommended Action: Receive report(s). The Council will consider modifications to committee
and ad hoc assignments along with the creation/elimination ad hoc(s), and consider appointing
two Councilmembers to serve on an ad hoc to review the fee schedule for the Planning and
Building Divisions.
Attachments:
1. City Council Special Assignments rev 8-4-23
15. CLOSED SESSION - CLOSED SESSION MAY BE HELD AT ANY TIME DURING THE MEETING
15.a. Conference with Legal Counsel – Anticipated Litigation
(Government Code Section 54956.9(d)(2))
Significant exposure to litigation pursuant to paragraph (2) of subdivision (d) of Section
54956.9: (1 case)
15.b. Conference with Legal Counsel – Anticipated Litigation
(Government Code Section 54956.9(d)(4))
Initiation of litigation (1 case)
15.c. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9(d)(1)
Name of case: Roofing & Solar Construction, Inc. v. City of Ukiah et al., Mendocino County
Superior Court Case No. 22CV00048
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15.d. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9(d)(1))
Name of case: Vichy Springs Resort v. City of Ukiah, Et Al; Case No. SCUK-CVPT-2018-70200
15.e. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9(d)(1))
Name of case: Russian River Keepers et al. v. City of Ukiah, Case No. SCUK-CVPT-20-74612
15.f. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9)
Name of case: Ukiah v. Questex, Mendocino County Superior Court Case No. 15-66036
15.g. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9)
Name of case: Jane Doe v. City of Ukiah et al., U.S.D.C. (Eureka Division) Case No. 123-cv-
009808.
15.h. Conference with Real Property Negotiators
(Cal. Gov't Code Section 54956.8)
Property: APN Nos: 003-190-11
Negotiator: Sage Sangiacomo, City Manager
Negotiating Parties: Dave Hull
Under Negotiation: Price & Terms of Payment
15.i. Conference with Real Property Negotiators
(Cal. Gov't Code Section 54956.8)
Property: APN Nos: 184-080-37;184-080-36; 184-090-01; 184-090-07; 184-090-06; 184-100-04
Negotiator: Sage Sangiacomo, City Manager
Negotiating Parties: Henry's Original
Under Negotiation: Price & Terms of Payment
15.j. Conference with Labor Negotiator (54957.6)
Agency Representative: Sage Sangiacomo, City Manager
Employee Organizations: All Bargaining Units
16. 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 City Council after distribution of the agenda packet are
available for public inspection at the front counter at the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA 95482, during normal business
hours, Monday through Friday, 8:00 am to 5:00 pm. Any handouts or presentation materials from the public must be submitted to the clerk 48
hours in advance of the meeting; for handouts, please include 10 copies.
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.
Kristine Lawler, CMC
Dated: 12/1/23
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AGENDA ITEM 6a
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CITY OF UKIAH
CITY COUNCIL MINUTES
Special Meeting
Virtual Meeting Link: https://us06web.zoom.us/j/97199426600
Ukiah, CA 95482
November 15, 2023
3:30 p.m.
1. ROLL CALL AND PLEDGE OF ALLEGIANCE
Ukiah City Council met at a Special Meeting on November 15, 2023, having been legally noticed on
November 13, 2023. The meeting was held in person and virtually at the following link:
https://us06web.zoom.us/j/97199426600. Mayor Rodin called the meeting to order at 3:35 p.m. Roll
was taken with the following Councilmembers Present: Juan V. Orozco, Susan Sher, Douglas, F.
Crane (arriving at 3:40 p.m.), Josefina Dueňas (arriving at 3:35 p.m.), and Mari Rodin. Staff Present:
Sage Sangiacomo, City Manager; Sheri Mannion, Human Resources Director/Risk Manager; and
Kristine Lawler, City Clerk.
MAYOR RODIN PRESIDING.
The Pledge of Allegiance was led by Mayor Rodin.
2. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
No public comment was received.
THE CITY COUNCIL ADJOURNED TO CLOSED SESSION AT 3:36 P.M.
3. CLOSED SESSION
a. Public Employee Performance Evaluation
(Government Code Section 54956
Title: City Manager
No action reported.
4. ADJOURNMENT
There being no further business, the meeting adjourned at 5:35 p.m.
________________________________
Kristine Lawler, City Clerk
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AGENDA ITEM 6b
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CITY OF UKIAH
CITY COUNCIL MINUTES
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue, Ukiah, CA 95482
Virtual Meeting Link: https://us06web.zoom.us/j/97199426600
Ukiah, CA 95482
November 15, 2023
6:00 p.m.
1. ROLL CALL
Ukiah City Council met at a Regular Meeting on November 15, 2023, having been legally noticed on
November 9, 2023. The meeting was held in person and virtually at the following link:
https://us06web.zoom.us/j/97199426600. Mayor Rodin called the meeting to order at 6:02 p.m. Roll
was taken with the following Councilmembers Present: Juan V. Orozco, Susan Sher, Douglas, F.
Crane, Josefina Dueňas, and Mari Rodin. Staff Present: Sage Sangiacomo, City Manager; David
Rapport, City Attorney; and Kristine Lawler, City Clerk.
MAYOR RODIN PRESIDING.
2.PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by City Manager Sangiacomo.
3.AB 2449 NOTIFICATIONS AND CONSIDERATIONS
4.PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS
5.PETITIONS AND COMMUNICATIONS
City Clerk, Kristine Lawler, stated that all communications had been distributed.
6.APPROVAL OF MINUTES
a. Approval of the Minutes for the November 1, 2023, Special Meeting.
b. Approval of the Minutes for the November 1, 2023, Regular Meeting.
c. Approval of the Minutes for the November 7, 2023, Special Meeting.
Motion/Second: Crane/Orozco to approve the Special and Regular Meeting Minutes of November
1, 2023; and the Special Meeting Minutes of November 7, 2023; as submitted. Motion carried by
the following roll call votes: AYES: Orozco, Sher, Crane, Dueňas, and Rodin. NOES: None.
ABSENT: None. ABSTAIN: None.
7. RIGHT TO APPEAL DECISION
8. CONSENT CALENDAR
a. Approval of Purchase (PO No. 48492) of Mimecast Email Security Suite Including Installation and
Configuration from CompuNet in the Amount of $58,779, and Approval of Corresponding Budget
Amendment – Information Services.
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City Council Minutes for November 15, 2023, Continued:
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b. Approve the Purchase (PO No. 48485) of a Portable Concrete Mixer from Cart-Away Concrete
Systems, Inc in the Amount of $71,514.32 – Public Works.
c. Progress Report for HdL Companies Contract (2223-082) for Tax and Fee Administration Services
for Transient Occupancy Tax - Finance.
Motion/Second: Crane/Sher to approve Consent Calendar Items 7a-7c, as submitted. Motion
carried by the following roll call votes: AYES: Orozco, Sher, Crane, Dueňas, and Rodin. NOES:
None. ABSENT: None. ABSTAIN: None.
9. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
Public Comment: Dennis Crean – Palace Hotel, Public Safety; Pinky Kushner – Stream blockages,
Palace Hotel.
10. COUNCIL REPORTS
Presenters: Councilmembers Sher and Orozco, and Mayor Rodin.
11. CITY MANAGER/CITY CLERK REPORTS
Presenters:
Palace Hotel Update – Matt Keizer, Chief Building Official.
Porzio Lane Update – Darcy Vaughn, Assistant City Attorney and Matt Keizer, Chief Building
Official.
Community Development Department’s Preparation of Comments Regarding an
Unincorporated Development in the County for a Gas Station/Convenience Store/65ft
Sign at 9621 & 9601 North State Street – Sage Sangiacomo, City Manager.
Construction Update – Tim Eriksen, Public Works Director / City Engineer.
RECESS: 6:40 – 6:45 P.M.
12. PUBLIC HEARINGS (6:15 PM)
a. Conduct a Public Hearing to Receive Public Comment, Discuss Final Grantee
Performance Under State Community Development Block Grant 20-CDBG-CV-2-3-00069,
Adopt Resolution to Confirm Program Closeout and Full Reimbursement of Grant
Expenses from the California Department of Housing and Community Development; and
Approve any Corresponding Budget Amendments Required as Part of the Grant Closeout
Process.
Presenter: Jim Robbins, Housing and Grants Manager.
PUBLIC HEARING OPENED AT 6:52 P.M.
No public comment was received.
PUBLIC HEARING CLOSED AT 6:52 P.M.
Motion/Second: Crane/Sher to adopt a Resolution (2023-38) acknowledging accomplishments,
confirming activity completion, and confirming receipt of grant reimbursement funds from the State;
and Approve any corresponding budget amendments required as part of the grant closeout process.
Motion carried by the following roll call votes: AYES: Orozco, Sher, Crane, Dueňas, and Rodin.
NOES: None. ABSENT: None. ABSTAIN: None.
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City Council Minutes for November 15, 2023, Continued:
Page 3 of 5
b. Conduct a Public Hearing to Receive Public Comment; Discuss Final Grantee
Performance Under State Community Development Block Grant 20-CDBG-12057; Adopt
Resolution to Confirm Project Closeout and Full Reimbursement of Grant Expenses from
the California Department of Housing and Community Development; and Approve any
Corresponding Budget Amendments Required as Part of the Grant Closeout Process.
Presenter: Jim Robbins, Housing and Grants Manager.
PUBLIC HEARING OPENED AT 6:58 P.M.
No public comment was received.
PUBLIC HEARING CLOSED AT 6:58 P.M.
Motion/Second: Crane/Sher to adopt a Resolution (2023-39) acknowledging accomplishments,
confirming activity completion, and confirming receipt of grant reimbursement funds from the State;
and 4) Approve any corresponding budget amendments required as part of the grant closeout
process. Motion carried by the following roll call votes: AYES: Orozco, Sher, Crane, Dueňas, and
Rodin. NOES: None. ABSENT: None. ABSTAIN: None.
13. UNFINISHED BUSINESS
a. Status Report of the Emergency Contract with West Coast Fire & Water for Fire
Remediation Work at the Electric Utility Service Center at Hastings.
Presenter: Cindy Sauers, Electric Utility Director
Motion/Second: Crane/Orozco to approve the continued work on the emergency contract (2223-
177) with West Coast Fire & Water for Fire Remediation Work at the Electric Utility Service Center
at Hastings. Motion carried by the following roll call votes: AYES: Orozco, Sher, Crane, Dueňas,
and Rodin. NOES: None. ABSENT: None. ABSTAIN: None.
14. NEW BUSINESS
a. Receive and File First Quarter Financial Report.
b. Receive and File Fourth Quarter Financial Report (Preliminary Unaudited Year-End
Results).
Presenter: Dan Buffalo, Finance Director.
PowerPoint presentation was received.
Reports were received.
RECESS: 8:11 – 8:16 P.M.
c. Receive Updates on City Council Committee and Ad Hoc Assignments and, if Necessary,
Consider Modifications to Assignments and/or the Creation/Elimination of Ad hoc(s).
No reports were received.
d. Consideration of Adoption of Amended Resolution Providing Council Rotation
Guidelines; and Annual Appointment of Mayor, Vice Mayor, and Council Reorganization.
Presenter: Kristine Lawler, City Clerk.
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City Council Minutes for November 15, 2023, Continued:
Page 4 of 5
Motion/Second: Sher/Orozco to adopt the amended resolution (2023-40) providing Council rotation
guidelines, superseding resolution 2020-50. Motion carried by the following roll call votes: AYES:
Orozco, Sher, Dueňas, and Rodin. NOES: None. ABSENT: None. ABSTAIN: Crane.
Public Comment: Alan Nicholson.
Motion/Second: Crane/Orozco to nominate and appoint Councilmember Duenas for Mayor for the
year 2024, taking the seat on December 6, 2023. Motion carried by the following roll call votes:
AYES: Orozco, Sher, Crane, Dueňas, and Rodin. NOES: None. ABSENT: None. ABSTAIN: None.
Motion/Second: Duenas/Sher to nominate and appoint Councilmember Crane for Vice Mayor for
the year 2024, taking the seat on December 6, 2023. Motion carried by the following roll call votes:
AYES: Orozco, Sher, Crane, Dueňas, and Rodin. NOES: None. ABSENT: None. ABSTAIN: None.
Motion/Second: Crane/Orozco to approve the recommended reorganization (Rodin to Seat #1,
Orozco to Seat #2, and Sher to Seat #3) for the remaining Councilmembers. Motion carried by the
following roll call votes: AYES: Orozco, Sher, Crane, Dueňas, and Rodin. NOES: None. ABSENT:
None. ABSTAIN: None.
RECESS 9:07 – 9:11 P.M.
15. CLOSED SESSION
a. Conference with Legal Counsel – Anticipated Litigation
(Government Code Section 54956.9(d)(2))
Significant exposure to litigation pursuant to paragraph (2) of subdivision (d) of Section 54956.9:
(1 case)
b. Conference with Legal Counsel – Anticipated Litigation
(Government Code Section 54956.9(d)(4))
Initiation of litigation (1 case)
c. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9(d)(1)
Name of case: Roofing & Solar Construction, Inc. v. City of Ukiah et al., Mendocino County
Superior Court Case No. 22CV00048
d. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9(d)(1))
Name of case: Vichy Springs Resort v. City of Ukiah, Et Al; Case No. SCUK-CVPT-2018-70200
e. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9(d)(1))
Name of case: Russian River Keepers et al. v. City of Ukiah, Case No. SCUK-CVPT-20-74612
f. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9)
Name of case: Ukiah v. Questex, Mendocino County Superior Court Case No. 15-66036
g. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9)
Name of case: Jane Doe v. City of Ukiah et al., U.S.D.C. (Eureka Division) Case No. 123-cv-
009808.
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City Council Minutes for November 15, 2023, Continued:
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h. Conference with Real Property Negotiators
(Cal. Gov't Code Section 54956.8)
Property: APN Nos: 003-190-11
Negotiator: Sage Sangiacomo, City Manager
Negotiating Parties: Dave Hull
Under Negotiation: Price & Terms of Payment
i. Conference with Real Property Negotiators
(Cal. Gov't Code Section 54956.8)
Property: APN Nos: 184-080-37;184-080-36; 184-090-01; 184-090-07; 184-090-06; 184-100-04
Negotiator: Sage Sangiacomo, City Manager
Negotiating Parties: Henry's Original
Price & Terms of Payment
j. Public Employee Performance Evaluation
(Government Code Section 54956
Title: City Manager
k. Conference with Labor Negotiator (54957.6)
Agency Representative: Sage Sangiacomo, City Manager
Employee Organizations: All Bargaining Units
Closed Session was continued to a Special Meeting, date to be determined.
16. ADJOURNMENT
There being no further business, the meeting adjourned at 9:15 p.m.
________________________________
Kristine Lawler, CMC
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Agenda Item No: 8.a.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3203
AGENDA SUMMARY REPORT
SUBJECT: Consider Adopting a Resolution Approving an Amendment to the Memorandum of Understanding
Between the City of Ukiah and Ukiah Professional Firefighters Association Approving Mandatory Employee
Contributions to the "IAFF Medical Expense Reimbursement Plan" of the Washington State Council of
Firefighters Employee Benefit Trust, Effective January 1, 2024.
DEPARTMENT: Human Resources /
Risk Management PREPARED BY: Sheri Mannion, H.R. Director/Risk Manager
PRESENTER: Consent Calendar
ATTACHMENTS:
1. UPFA MOU Amendment
2. IAFF MERP Joinder Agreement
3. Resolution
Summary: Council is being asked to adopt a Resolution approving an amendment to the Memorandum of
Understanding between the City of Ukiah and Ukiah Professional Firefighters Association approving mandatory
employee contributions to the "IAFF Medical Expense Reimbursement Plan" of the Washington State Council of
Firefighters Employee Benefit Trust, effective January 1, 2024.
Background: As part of the overall routine maintenance of the classification and compensation schedules,
and employee benefit packages for the City of Ukiah, the Human Resources Department is responsible for
evaluating classifications, developing new classifications (including appropriate salary levels), examining
salary grade adjustments, reviewing fringe benefits, and making recommendations for additions, modifications,
and corrections to classifications, benefits and Memoranda of Understanding provisions.
The current Memorandum of Understanding (MOU) between the City of Ukiah and Ukiah Professional
Firefighters Association, Local 3686 (UPFA) is in effect until September 18, 2025. During negotiations for the
current MOU, UPFA advised the City Manager and Human Resources Director that the Association members
were interested in joining the International Association of Fire Fighters (IAFF) "Medical Expense
Reimbursement Plan" (MERP). In August 2022, the UPFA President approached the Human Resources
Director and requested to open discussions to join the IAFF MERP outside the regular negotiation cycle. The
City Manager agreed to meet and requested that UPFA provide more information, including presentations and
direct meetings with IAFF MERP for both the City negotiating team and association members.
Discussion: The IAFF Medical Expense Reimbursement Plan (MERP) is a tax-exempt, multi-employer
Voluntary Employee's Beneficiary Association Plan (VEBA), that allows participating firefighters to set aside
dollars during active employment. Deferrals are made through recurring payroll and must be level accross the
bargaining unit as defined in the MOU. IRS rules prohibit individual elections. Therefore, all represented
members of the unit must participate.
Upon separation from City service and meeting plan eligibility requirements, the employee's contributions
determine a lifetime monthly tax-free benefit used to offset post-employment/retirement healthcare expenses
as defined by IRC 213(d), including health insurance premiums and medical expenses. The lifetime benefit
plan design, with a survivor continuance for the spouse, is structured similar to a defined benefit plan, making
it unique when compared to other Retiree Health Savings Accounts.
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After multiple discussions with IPFA and Council authorization, including presentations provided by IAFF
MERP, the City and UPFA reached a tentative agreement (Attachment 1). The Association held a vote at its
August 29, 2023, meeting, voting to enroll into the IAFF MERP. Included in the attachments is the IAFF MERP
Joinder Agreement (Attachment 2) and Resolution of the City Council (Attachment 3) approving the UPFA
MOU amendment and mandatory employee contributions to the MERP. Association members voted to
contribute $100 per month to the Trust. There is no cost or assumed liability to the City. Additionally, the
Association agreed to include members who transition out of the bargaining unit into management
positions. The Fire Chief previously participated in the plan under a different organization and will be required
to participate in the plan with the same contribution of $100 per month.
The information above and the attached documents are inline with Council authorization. Staff recommends
that Council adopt a Resolution authorizing an amendment to the UPFA MOU and mandatory employee
contributions as outlined in the attached documents.
Recommended Action: Adopt a Resolution approving an amendment to the Memorandum of Understanding
between the City of Ukiah and Ukiah Professional Firefighters Association approving mandatory employee
contributions to the "IAFF Medical Expense Reimbursement Plan" of the Washington State Council of
Firefighters Employee Benefit Trust, effective January 1, 2024.
BUDGET AMENDMENT REQUIRED: N/A; no cost to the City.
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: N/A
DIVERSITY-EQUITY INITIATIVES (DEI):N/A
CLIMATE INITIATIVES (CI):N/A
GENERAL PLAN ELEMENTS (GP):N/A
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Amendment to 2022-25 MOU
IAFF MERP
Page 1
{14072/A0806801.1}
AMENDMENT TO THE 2022-2025 MEMORANDUM OF UNDERSTANDING
BETWEEN CITY OF UKIAH AND UKIAH PROFESSIONAL FIREFIGHTERS ASSOCIATION
FOR PARTICIPATION IN
IAFF MEDICAL EXPENSE REIMBURSEMENT PLAN
PREAMBLE
The Amendment to the Memorandum of Understanding (MOU) on wages, hours, and working conditions
is entered into between the City of Ukiah and the Ukiah Professional Firefighters Association, collectively
referred to as “Parties.”
The City acknowledges that the Association has entered into an agreement with the IAFF Medical Expense
Reimbursement Plan of the Washington State Council of Fire Fighters Employee Benefit Trust (hereafter,
the “Trust”). The purpose of the Trust shall be to provide for retiree health expense reimbursement benefits.
A. DEFINED CLASS OF EMPLOYEES RECEIVING CONTRIBUTIONS. The “Defined
Class” of employees receiving contributions to the Trust as set forth below, consists of all employees
represented by Ukiah Professional Firefighters Association, Local 3686.
B. EMPLOYEE CONTRIBUTION AMOUNT. The City and the Association agree that the City
shall withhold a mandatory contribution of $100.00 per month on a pre-tax basis from the pay of every
employee in the Defined Class who is a member of the bargaining unit represented by the Association and
shall transmit such contributions to the Trust pursuant to the requirements in Section C below. No employee
in the Defined Class shall be permitted to opt-out of the mandatory contributions or receive any portion of
the contribution in cash.
C. REMITTANCE OF CONTRIBUTIONS. The City shall remit the above contributions directly
to the Trust for the duration of the Memorandum of Understanding. Those contributions shall be remitted
on a per pay period or monthly basis in one aggregate ACH or wire transfer directly to the custodian of the
Trust within 30 days of the date the payment would have been payable to the employee.
The City hereby acknowledges receipt of the Trust Agreement governing the Trust and will comply with
rules set by the Trust Office in regard to reporting and depositing the required contributions set forth herein.
D. REPORTING TO TRUST OFFICE. The City shall electronically submit to the Trust a report
of contributing employees for each contribution sent to the Trust, in the format requested by the Trust, and
received by the Trust Office within five (5) days of receipt of the contribution funds.
The City shall also provide an initial report of information for all contributing employees, as reasonably
requested by the Trust; and shall send updates to this information to the Trust Office whenever the City has
notice of changes to the information.
E. INDEMNITY. The Association and its members agree, to the fullest extent permitted by
applicable law, to indemnify, defend and hold harmless the City and each of its agents, officers, and
employees against all costs, expenses, liability, and damages resulting from misrepresentation, negligent
action or inaction, or breach of, the Trust, or any rules policies, or procedures established by the Trust’s
Board of Trustees by any person or entity except for the City’s breach of its obligations under this
Agreement.
Attachment 1
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Amendment to 2022-25 MOU
IAFF MERP
Page 2
{14072/A0806801.1}
F. NO CITY GUARANTEE REGARDING BENEFIT PAYOUT AFTER FUNDING.
Employees who participate in the Trust assume the entire risk from any investment gains or losses
associated with these funds or other decline in the funds’ value. Nothing contained in this Agreement shall
constitute a guarantee by the City that the assets in the Trust will be sufficient to pay any benefit to any
person or make any other payment during the employee’s life expectancy after retirement and/or during the
life expectancy of any beneficiary. Payments to be paid from the Trust are limited to the remaining assets
in the Trust and governed by the plan adopted or amended by the Board of Trustees.
G. LIMITATION OF LIABILITY. The City shall not incur or be liable for any fees associated with
the Trust. The City will only administer payroll deductions for employee contributions to a qualifying
employee benefit plan under the Internal Revenue Code. The City may cease payroll such deductions if the
City incurs a fee, anticipates incurring a fee, or believes the payroll deductions will expose the City to legal
claims or liabilities; provided, however, that the City shall provide advance notice to the Association of its
intent to cease payroll deductions and allow the Association a reasonable opportunity to discuss and/or
absorb any costs to the City. Responsibility for the maintenance and investment of the Trust funds rests
solely with the Trust’s Board of Trustees.
H. MODIFICATION OF CONTRIBUTION AMOUNT. The Parties agree to meet on an as needed
basis to discuss, evaluate, and make changes to the Association’s elected member contributions.
APPROVALS
CITY OF UKIAH FIRE UNIT
(Sage Sangiacomo, City Manager) Anthony Selvitella, President
Date Date
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IAFF MEDICAL EXPENSE REIMBURSEMENT PLAN
JOINDER AGREEMENT FOR IAFF LOCALS
{14072/A0806809.1}
Dr. 6/21/23
(1) Negotiated contribution. The undersigned IAFF Local (hereafter “Association”) and Employer acknowledge receipt of a copy of
the IAFF Medical Expense Reimbursement Plan (“Plan”) and Trust Agreement governing the Washington State Council of Fire
Fighters Employee Benefit Trust (hereafter “Trust Agreement”). Association and Employer have negotiated a mandatory contribution
into the Trust pursuant to Memorandum of Understanding Between The City of Ukiah And Ukiah Professional Firefighters
Association, Local 3686 (hereafter “CBA”).
(2) Request to participate. Request is hereby made that employees represented b y Ukiah Professional Firefighters Association, Local
3686 be participating employees in the “IAFF Medical Expense Reimbursement Plan” (hereafter “Plan”). The Plan provides retiree
medical expense reimbursement benefits. In consideration of the granting of this request, the Association hereby agrees to be bound
by the terms, conditions and provisions of said Trust Agreement and Plan.
(3) Monthly or per pay period contribution rate. The contribution rate to the Trust is set forth in the Amendment to the 2022-2025
CBA. Attached is a true and complete copy of the Amendment to the 2022-25 CBA, authorizing contributions to the Plan. The
Association or Employer shall provide the Trust with a copy of any successor CBA executed after the effective date of the CBA
referenced in this paragraph.
Contributions will continue for employees who promote out of the Association and for employees who transfer into the Fire Unit with
prior IAFF MERP participation. The attached Council Resolution for Unrepresented Employees with prior participation in IAFF MERP
mandates contributions to the Plan. (Contribution levels for Unrepresented Employees cannot exceed contribution levels for
Association employees.)
(4) In-lieu/Cafeteria/Flexible Benefits Contributions. There is not a provision in the CBA regarding a mandatory contribution of “In-
lieu Incentive” for employees waiving employer-provided health insurance benefits and/or cafeteria/flexible benefits funds.
(5) Leave transfers. There is not a provision in the CBA regarding a mandatory sick and/or vacation leave contribution to the Trust.
There is not a provision in the CBA regarding other mandatory Lump Sum Transfers (as defined in the Plan) to the Trust on behalf of
employees.
There is not a provision in the Council Resolution regarding a mandatory sick and/or vacation leave transfers to the Trust on behalf of
Unrepresented Employees.
(6) Retiree contributions. There is not a provision in the CBA for Retiree Contributions to the Trust on behalf of retired employees.
There is not a provision in the Council Resolution for Retiree Contributions to the Trust on behalf of retired Unrepresented Employees.
(7) No individual election to participate. Association and Employer certify that all contributions (including transfer of sick or
vacation leave if applicable) will be made on all employees in the Defined Class, as stated in the CBA, and employees may not
individually elect against participation in the Plan.
(8) Contribution Reporting. The Employer shall electronically submit to the Trust Office a report of contributing employees, with
sufficient identifying information pursuant to the reasonable rules of the Trust, for each contribution sent to the Trust within 5
business days of the contribution transfer. The Employer shall also provide an initial report of contact and identifying information for
all contributing employees, in a format reasonably requested by the Trust, and shall send updates to this information to the Trust
Office whenever the Employer/Association has notice of changes to the information contained therein.
(9) Contribution Delinquencies. The Association acknowledges that the Trust Agreement contains provisions regarding pursuit of
delinquent contributions, and the Association agrees to cooperate with the Trustees in proceedings to recover such delinquent
contributions. The Employer and Association acknowledge that federal law imposes penalties on the employer for late contributions,
currently for contributions received by the Plan more than 90 days after the date the salary would have been payable to the employee.
(10) Pooled Sharing of Risk and Costs. The Association acknowledges that the Trustees pool all contributions except for Lump Sum
Transfers (as defined the Plan) (e.g., sick and/or vacation leave); that the Trust and Plan operate based on a multiemployer basis,
sharing costs and risk between all participants, and not based only on the employees in this Association; and that the monthly benefit
levels will be set based on actuarial projections for the entire Tr ust population, and not based only on the employees in this
Association.
Attachment 2
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Joinder Agreement
IAFF MERP
Page 2
{14072/A0806809.1}
(11) Term. This Agreement shall be effective upon the Trust’s receipt of the first contribution and shall remain in effect unless
terminated in accordance with the terms of the Trust Agreement. Written notice of termination must be received by either party prior
to the first day of the month in which participation is to be terminated.
Approved by: Acknowledged by:
By Association (Authorized Signature) By Employer (Authorized Signature)
Print Name & Title Print Name & Title
Date Date
Contact person at Association: Contact person at Employer:
__________________________________________________ ___________________________________________
(Name and Title) (Name and Title)
___________________________________________
(Phone and Email) (Phone and Email)
_________________________________________________ ___________________________________________
(Street Address) (Street Address)
IAFF MERP Joinder Agreement
Re: Ukiah Professional Firefighters Association, Local 3686
Approved and Processed for the Board of Trustees
By the Trust Office
Return completed Agreement to Trust Office:
c/o Vimly Benefit Solutions, Inc.
(Signature) P.O. Box 6, Mukilteo, WA 98275
Phone: 425.367.0743
Fax: 866.676.1530
(Print Name) Email: IAFF-MERP@vimly.com
(Date)
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RESOLUTION NO. 2023-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING
MANDATORY EMPLOYEE CONTRIBUTIONS TO THE “IAFF MEDICAL EXPENSE
REIMBURSEMENT PLAN” OF THE WASHINGTON STATE COUNCIL OF FIRE
FIGHTERS’ EMPLOYEE BENEFIT TRUST, EFFECTIVE JANUARY 1, 2024
WHEREAS, effective January 1, 2024, firefighter employees of the City of Ukiah (the
“City”), who are in the bargaining unit represented by IAFF Local 3686, participate in the
IAFF Medical Expense Reimbursement Plan (the “Plan”), which provides
reimbursement for medical expenses for retired firefighters who meet the eligibility rules
of the Plan; and
WHEREAS, firefighter employees of the City who are in the bargaining unit represented
by IAFF Local 3686 (“the Local”), participate in this Trust by employee contribution
under the MEMORANDUM OF UNDERSTANDING between the City of Ukiah and
Ukiah Professional Firefighters Association, Local 3686 (“CBA”); and
WHEREAS, certain management firefighter employees participating in the Plan, who
either promote out of Local 3686 or otherwise previously participated in the Plan, have
requested to continue participation in the Plan through mandatory employee
contributions; and
WHEREAS, the governing body of the City has the authority to make mandatory
deductions from employee payroll as part of the employees’ compensation package, for
contributions to the Plan in accordance with the terms of CBA, as stated herein; and
WHEREAS, the City acknowledges receipt of a copy of the “IAFF Medical Expense
Reimbursement Plan” and the “Trust Agreement Governing the Washington State
Council of Fire Fighters Employee Benefit Trust.”
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Ukiah that:
SECTION 1. That all of the above recitals are true and correct.
SECTION 2. “Unrepresented Employee” is defined as a City employee who is a
member of the Ukiah Professional Firefighters Association, who previously participated
in the Plan, either through contributions to the Plan due to Local 3686 representation or
through contributions to the Plan during prior employment.
SECTION 3. That City shall impose a $100 per month mandatory payroll deduction
from the salary of each Unrepresented Employee to be deposited pre-tax with the IAFF
Medical Expense Reimbursement Plan for each eligible Unrepresented Employee, as
defined herein. This amount shall be adjusted whenever, and in the same amount that,
the contribution amount in the CBA may be adjusted.
{14072/A0806796.1}
ATTACHMENT 3
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City Council Resolution
Mandatory Contributions to Medical Expense Reimbursement Plan
Unrepresented Fire Unit Employees
Page 2
{14072/A0806796.1} Dr. 2-21-18
SECTION 3. That this Resolution shall take effect upon its adoption by this City
Council.
PASSED, ADOPTED and APPROVED this 6th day of December, 2023 by the following
vote on roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
_______________________________
Josefina Dueñas, Mayor
ATTEST:
_______________________________
Kristine Lawler, City Clerk
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Agenda Item No: 8.b.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3207
AGENDA SUMMARY REPORT
SUBJECT: Consideration of Approval of the First Amendment to the Central Valley Project Membership
Agreement Extending the Agreement for an Additional Ten Years to December 31, 2034; and Approval of
Exhibit C, a Contract for Displacement of Base Resource, Extending the Term of the Contract by Two Years to
December 31, 2026; and Authorizing the City Manager to Execute Both Agreements.
DEPARTMENT: Electric Utility PREPARED BY: Cindy Sauers, Electric Utility Director
PRESENTER: Cindy Sauers, Electric Utility Director
ATTACHMENTS:
1. CVP Mbrshp Agrmnt Original
2. CVP Prtcpnt Exbt C Original
3. CVP_Corp_Amendment_to_Member_Agreement
4. CVP_Corp_Amendment_to_Exhibit_C_Contract_for_Displacement_of_Base_Resource_Ukiah
Summary: City Council will consider approving the first amendment to the Central Valley Project Membership
Agreement extending the term of the agreement for an additional ten years to December 31. 2034; and
possibly approving Exhibit C, a contract for displacement of Base Resource, extending the term of the contract
by two years to December 31, 2026; and authorizing the City Manager to execute both agreements on the
City's behalf.
Background: The Central Valley Project (CVP) is a hydropower generation resource used to meet the city of
Ukiah's energy needs. CVP is owned and operated by the Bureau of Reclamation, a Federal agency under
the US Department of Interior to improve flood control; deliver water to farms, cities, fish and wildlife; and to
generate power. The CVP has 11 hydropower generation plants with 2100 megawatts of installed capacity,
producing on average 4,600 gigawatt-hours of generation annually. CVP generation is used first to operate
the project and to pump and deliver water, which consumes roughly 23 percent of CVP generation. Western
Area Power Administration (Western), a power marketing administration under the US Department of Energy,
markets the remaining wholesale generation at cost-based rates to first-preference and base-resource power
customers. The City of Ukiah is a base-resource customer.
On March 16, 2011, the City entered into a membership agreement with CVP (Attachment 1) to achieve
efficiencies and avoid double payment on transmission services, since CVP facilities are interconnected into
the Western transmission system and Ukiah is interconnected on the California Independent System Operator
(CAISO) transmission grid. Additionally, on March 16, 2011, Exhibit C to the membership agreement was
approved (Attachment 2).
Discussion: Approval of this amendment will extend the term of the Membership Agreement for an additional
ten-year period from the original expiration date of December 31, 2024, to a new date of December 31,
2034; and extend the Contract for Displacement of Base Resource for an additional two-year period from the
original expiration date to December 31, 2026, in line with the Funding Contract that was approved in October
2023. Staff recommends approving the first amendment to the CVP Membership Agreement (Attachment 3)
and the Contract for Displacement of Base Resource (Attachment 4).
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Page 2 of 2
Recommended Action: Approve the first amendment to the Central Valley Project Membership Agreement
extending the agreement for an additional ten years to December 31, 2034; and approve Exhibit C, a Contract
for Displacement of Base Resource, extending the term of the contract by two years to December 31, 2026;
and authorize the City Manager to execute both agreements on the City's behalf.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Kristine Lawler, City Clerk
DIVERSITY-EQUITY INITIATIVES (DEI): N/A
CLIMATE INITIATIVES (CI): 1d – Continue plan to meet statewide goals for purchased power by 2030.
GENERAL PLAN ELEMENTS (GP):GP-A5 - Environment and Sustainability Element
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Attachment 2
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ATTACHMENT 3
CVP Corp
First Amendment to Central Valley Project Corporation Membership Agreement between
Central Valley Project Corporation and the City of Ukiah
Template 6-8-18 Page 1 of 2
FIRST AMENDMENT TO CENTRAL VALLEY PROJECT CORPORATION MEMBERSHIP
AGREEMENT
This First Amendment (“Amendment”) to Central Valley Project Corporation Membership
Agreement is entered into by and between the Central Valley Project Corporation, a California
nonprofit public benefit corporation (“CVP Corp”) and the City of Ukiah, (individually a
“Participant”), and each undersigned participant collectively referred to as “the Participants”. The
CVP Corp and any of the Participants individually are called “Party” and collectively are called
“Parties.”
WHEREAS, the City of Ukiah entered into the Central Valley Project Corporation
Membership Agreement dated effective March 16, 2011 (the “Agreement”); and
WHEREAS, CVP Corp is formed for the benefit of, and to carry out the purposes of, the
Participants by helping the Participants achieve cost savings and efficiencies; facilitating customer
involvement, and conducting joint actions as directed by the Participants; and
WHEREAS, the United States of America, Department of Energy, Western Area Power
Administration (WAPA) and CVP Corp entered into Contract 03-SNR-00583 (“Funding Contract”) on
June 25, 2003; and
WHEREAS, each Participant has entered into a 2025 Base Resource Contract with WAPA
for a percentage of WAPA’s Base Resource power for deliveries beginning January 1, 2025, for a
maximum term of thirty years; and
WHEREAS, the Parties now desire to amend the Agreement to extend the term of the
Agreement for an additional ten-year period from the original expiration date of December 31,
2024, to a new date of December 31, 2034, and
WHEREAS, the Parties have agreed to modify the Agreement as set forth above; and
WHEREAS, in accordance with Section k), Paragraph e), all changes to the Agreement
must be in writing and signed by CVP Corp and the Participants who desire to extend the term of
the Agreement; and
NOW, THEREFORE, the Parties agree as follows:
1. Section j —Term of the Agreement; Termination. The first sentence of this section of the
Agreement is amended and restated to extend the term of the Agreement as follows:
This Agreement shall become effective upon execution by the CVP Corp and upon the
signature of a sufficient number of Participants as determined by the CVP Corp Board of
Directors and, unless earlier terminated, shall remain in effect until December 31, 2034.
The remainder of Section j of the Agreement is unchanged.
Page 46 of 509
First Amendment to Central Valley Project Corporation Membership Agreement between
Central Valley Project Corporation and the City of Ukiah
Template 6-8-18 Page 2 of 2
2. This Amendment in no way alters the terms and conditions of the Agreement except as
specifically set forth herein.
Date: Date:
CENTRAL VALLEY PROJECT CORPORATION CITY OF UKIAH
____________________________ ______________________________
RANDY S. HOWARD SAGE SANGIACOMO
Chair, Board of Directors City Manager
Approved as to Form:
____________________________
Jane E. Luckhardt, General Counsel
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Attachment 4
CVP Corp
First Amendment to Participant Exhibit C,
Contract for Displacement of Base Resource
Template 6-8-18 Page 1 of 2
FIRST AMENDMENT TO PARTICIPANT EXHIBIT C, CONTRACT FOR DISPLACEMENT OF
BASE RESOURCE BETWEEN THE CENTRAL VALLEY PROJECT CORPORATION AND
CITY OF UKIAH
This First Amendment (“Amendment”) to Participant Exhibit C, Contract for Displacement of Base
Resource is entered into by and between the Central Valley Project Corporation, a California
nonprofit public benefit corporation (“CVP Corp”) and the City of Ukiah (individually a “Participant”),
and each undersigned participant collectively referred to as “the Participants”. The CVP Corp and
any of the Participants individually are called “Party” and collectively are called “Parties.”
WHEREAS, the City of Ukiah entered into the Central Valley Project Corporation
Membership Agreement dated effective March 16, 2011 (the “Agreement”); and
WHEREAS, the City of Ukiah entered into Participant Exhibit C to the Agreement, Contract
for Displacement of Base Resource dated effective March 16, 2011, (the “Contract”); and
WHEREAS, the Parties entered into the Contract to preserve the value and benefit of the First
Preference Power (FPP) and Base Resource (BR) allocations, create efficiencies among the Central
Valley Project customers, and minimize delivery costs among the Non-Direct Connect Customers
(NDCC) and the Direct Connect Customers (DCC); and
WHEREAS, each Participant has entered into a 2025 Base Resource Contract with WAPA
for a percentage of WAPA’s Base Resource power for deliveries beginning January 1, 2025, for a
maximum term of thirty years; and
WHEREAS, the United States of America, Department of Energy, Western Area Power
Administration (WAPA) and CVP Corp entered into Contract 03-SNR-00583 (“Funding Contract”) on
June 25, 2003; and
WHEREAS, WAPA and CVP Corp entered into Amendment 1 to the Funding Contract in
October of 2023 to extend the term of the Funding Contract for two years through December 31,
2026.
WHEREAS, the Parties now desire to amend the Contract to extend the term of the
Contract for an additional two-year period from the original expiration date of December 31, 2024
to a new date of December 31, 2026; and
WHEREAS, the Parties have agreed to modify the Contract as set forth above; and
NOW, THEREFORE, the Parties agree as follows:
1. Section 4 —Effective Date and Term of Contract, subsection 4.1 of the Contract is
amended and restated to read in full as follows:
This Exhibit C shall become effective on the first day Western designates the Displacement
Program to be effective and shall remain in effect until midnight of December 31, 2026,
subject to prior termination as otherwise provided for herein.
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First Amendment to Participant Exhibit C,
Contract for Displacement of Base Resource
Template 6-8-18 Page 2 of 2
2. This Amendment in no way alters the terms and conditions of the Contract except as
specifically set forth herein.
Date: Date:
CENTRAL VALLEY PROJECT CORPORATION CITY OF UKIAH
____________________________ ______________________________
RANDY S. HOWARD SAGE SANGIACOMO
Chair, Board of Directors City Manager
Approved as to Form:
____________________________
Jane E. Luckhardt, General Counsel
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Agenda Item No: 8.c.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3208
AGENDA SUMMARY REPORT
SUBJECT: Request Approval to Amend the Contract with Utility Design Services, LLC to Increase Design and
Engineering Contract Funding for Electric Capital Improvement Projects in the Amount of $100,000.
DEPARTMENT: Electric Utility PREPARED BY: Diann Lucchetti, Administrative Secretary
PRESENTER: Cindy Sauers, Electric Utility Director
ATTACHMENTS:
1. Contract 1314213
2. Utility Design Services 2024 Rate Schedule
Summary: Council will consider approving an amendment to the contract with Utility Design Services, LLC to
increase design and engineering contract funding for Electric Capital Improvement projects in the amount of
$100,000.
Background: The Electric Utility continues to expand its capital projects to improve electric system
performance, reliability and capability, and prepare for electrification. These projects increase the system
capacity to prepare for electrification, improve reliability by replacing end of life equipment, or improve
performance and efficiency. The additional funding will provide design services for projects including
replacement of direct buried cables, system balancing, and upgrades to various circuits throughout the city to
increase capacity. In addition, Utility Design Services, LLC provides survey support services required to
obtain easements for equipment placement and in the preparation of legal descriptions.
Utility Design Services has provided engineering and design services for the City of Ukiah Electric Department
for many years and has thorough knowledge of the City's electric system, its policies and design standards.
Discussion: The Electric Utility's engineering team's workload includes new customer projects, system impact
studies, project management duties, low impact system improvements, mapping and day to day activities,
including assisting local contractors and other City departments. These duties provide full-time work for the
current Staff. Additional support is needed for the design of larger projects.
Utility Design Services, LLC is highly qualified with years of industry and Ukiah knowledge to assist our design
and construction team. This professional support helps ensure the Electric Utility Department’s capital
improvements are designed and constructed while we continue to provide customer support and system
maintenance. A general range of services are provided including: project design, drafting and record support,
survey and public utility easement procurement and construction management.
To ensure the necessary level of engineering support to meet current engineering demands and continue
necessary system improvements, Staff recommends approval of the contract funding amendment. Funds are
budgeted in the Fiscal Year 2023-2024 Budget.
A copy of the contract (Attachment 1) and current rate schedule (Attachment 2) are attached for reference.
Recommended Action: Authorize an increase of contract funding for Capital Improvement Projects design
and engineering services by $100,000 to Utility Design Services, LLC.
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Page 2 of 2
BUDGET AMENDMENT REQUIRED: No
CURRENT BUDGET AMOUNT: 80026400.52100: $75,000; 80026110.52100: $25,000
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: Fund 800
PREVIOUS CONTRACT/PURCHASE ORDER NO.: COU 1314213
COORDINATED WITH: N/A
DIVERSITY-EQUITY INITIATIVES (DEI):
CLIMATE INITIATIVES (CI):
GENERAL PLAN ELEMENTS (GP):
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Attachment 1
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Utility Design Services LLC
Electric Utility Design Consultant – Rates - 2024
Prepares detailed electrical designs, engineered construction drawings and cost estimates for
electric system, electric reliability projects and capital improvement projects.
Design street lighting systems and prepares construction drawings.
Coordinates project design with City departments and other utilities.
Negotiate easements and right-of-ways for all utility projects.
Prepares bid specifications and council communications.
Manage on-site construction from start to finish, if required.
Inspection services performed throughout construction representing the client to ensure
conformance with design, specifications and pertinent regulations, if required.
Hourly Rates
Design Consultant $ 165/hr
Associate Design Consultant $ 125/hr
Civil Engineer $225/hr
The following “Direct Charges” are in addition to the hourly rates set forth above.
Direct Charges:
Travel subsistence, air travel, motel, meals, etc.: Cost + 20%
Vehicles $ 10.00/day plus current Federal Reimbursement Milage Rate
Note:
If directed by client or the need arises to travel to project site, hourly rate charges begin and end
at our office.
Attachment 2
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Agenda Item No: 8.d.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3219
AGENDA SUMMARY REPORT
SUBJECT: Approve Completion of the Emergency Contract with West Coast Fire & Water for Fire
Remediation Work at the Electric Utility Service Center at Hastings, and Terminate the Emergency Action.
DEPARTMENT: Electric Utility PREPARED BY: Cindy Sauers, Electric Utility Director
PRESENTER: Cindy Sauers, Electric Utility Director.
ATTACHMENTS:
1. West Coast Fire Water - Hastings Fire Remediation Work - 2223-177
Summary: Council will consider approving the completion of the emergency contract with West Coast Fire
and Water for fire remediation work at the Electric Service Center, and terminating the emergency action.
Background: The Ukiah City Council approved the purchase of 2.8 acres with a 15,800 sq. ft. building located
at 1350 Hastings Rd (The Electric Service Center) to house the Electric Utility Department’s operations. The
Electric Service Center will centralize electric operations for Engineering, Construction and Technical
Services. In addition, the Department intends to use the Electric Service Center for training, material
warehousing and construction preparation.
On August 5, 2020, the City Council adopted the plans and specifications for the grading, fencing, roofing and
electric equipment relocation. This work was completed on March 2, 2023.
On the morning of March 8, 2023, a fire broke out at the Electric Utility Department's Service Center located at
1350 Hastings Road. The source of the fire was the electrical failure of a bathroom ceiling fan. The Ukiah
Valley Fire Authority responded to the incident, and was successful in putting the fire out. However, significant
smoke and water damage occurred, as well as structural damage to the building.
West Coast Fire & Water was contacted and was able to respond in a timely manner to assess the fire, smoke
and water damage. They were able to secure the building and cover exposed areas to prevent additional
water intrusion from the impending precipitation. The City Purchasing, Risk Management, and Electric
Departments worked with McLarens, the claims adjuster for the City's self-insured liability program through its
membership in the California Intergovernmental Risk Authority (CIRA), and West Coast Water & Fire to
develop a Scope of Work and contract for the remediation of the fire, water, and smoke damage. Please see
Attachment 1 for a copy of the agreement.
The City opted to review all invoices and provide authority to McLarens to pay West Coast directly. The City,
however, executed a contract with West Coast Fire & Water to complete the Scope of Work.
The initial cost estimate for this remediation was over $200,000. The scope of work that was performed under
this contract falls under the definition of "public project", as it involves demolition and repair work involving a
publicly owned facility. The City Manager, under his authority, authorized proceeding with the work as an
emergency, since the event was sudden and unexpected, and required immediate action for the protection of
City (public) property. Due to structural issues, and immediate mold growth, time was of the essence, and
bidding for this work as per the normal requirements of the California Uniform Cost Accounting Act, was not an
option. Under these circumstances, public bidding is excused. At their Council meeting on April 5, 2023, the
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Page 2 of 2
City Council initially received the report regarding this contract, and approved by a four-fifths vote for the work
to continue under these emergency circumstances.
Discussion: On April 7, 2023, the remediation work on the structure was completed. In July 2023, the
cleaning of the electronics was completed and returned in satisfactory condition.
On November 13, 2023, Staff received the documentation from McLarens to approve the final invoice and
directed them to proceed with payment. The total amount paid to West Coast for remediation work came to
$185,138.94.
Staff is requesting the Council's approval of the completion of the emergency contract and termination of the
emergency action.
Recommended Action: Approve the completion of the emergency contract with West Coast Fire and Water
for fire remediation work at the Electric Service Center, and terminate the emergency action.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: Insurance Proceeds
PREVIOUS CONTRACT/PURCHASE ORDER NO.: 2223-177
COORDINATED WITH: Cindy Sauers, Electric Utility Director, Sheri Mannion, HR & Risk Management
Director and Darcy Vaughn, Deputy City Attorney
DIVERSITY-EQUITY INITIATIVES (DEI): n/a
CLIMATE INITIATIVES (CI): n/a
GENERAL PLAN ELEMENTS (GP): n/a
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1
SHORTFORMCONSTRUCTIONCONTRACT
ThisAgreementismadeandenteredon March 13, 2023,in Ukiah,California,by and
between Bridges Restoration LLC,dba West Coast Fire Water,a limited liability company
Contractor")and the City of Ukiah City"),a general law municipal corporation.
RECITALS:
1.TheplansandspecificationsforthisworktheWork")arecontained in Exhibit A,which
is attached hereto and incorporated herein by this reference.
2.Contractorisproperlylicensedandqualifiedtoperformthework.
3.WheneverthisAgreementcallsforCityapprovalornotification,the approval or
notification must be signed by the City Manager or his or her designee.
AGREEMENT:
Wherefore,inconsiderationoftheforegoing facts and the terms and conditions as further
stated herein,the parties hereby agree as follows.
1. PERFORMANCE OF THE WORK
ContractorwillperformtheWorkasfurther provided herein.
1.1TimeofPerformance.Time is of the essence,and the Contractor shall commence the
work as soon as possible following the issuance of a Notice to Proceed”.
1.1.1.N/Acheckifapplicable]It is agreed by the parties to the contract that time is of
the essence and that,in case all the work is not completed before or upon the expiration of the
time limit as set forth,damage,other than those cost items identified in section 1.1.2,will be
sustained by the City and that it is and will be impracticable to determine the actual amount of
damage by reason of such delay;and it is therefore agreed that,subject to Sections 1.13 1.14,
below,the Contractor will pay to the City the sum of five hundred dollars 500.00)per day for
each and every calendar day's delay beyond the time prescribed.
1.1.2N/Acheckifapplicable]In case the work called for under this contract is not
completed within the time limit stipulated herein,the City shall have the right as provided
hereinabove,to extend the time of completion thereof.If the time limit be so extended,the
City shall have the right to charge to the Contractor and to deduct from the final payment for
the work the actual cost to the City of engineering,inspection,superintendence and other
overhead expenses which are directly chargeable to the contract and which accrue during the
ATTACHMENT 1
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period of such extension,except that the cost of final unavoidable delays shall not be included
in such charges.
1.2ConstructionofContractDocuments.Contractor will perform the Work in compliance
with the plans and specifications set forth in the attached Exhibit A.If there is any inconsistency or
conflict between the plans and the specifications,the specifications will prevail.If there is any
inconsistency between the plans and the specifications and this agreement,the terms of this
Agreement shall prevail,unless expressly stated otherwise in a particular specification.
1.3Contractorfurnisheditems.Contractor will furnish all necessary labor,materials,tools,
equipment,and transportation necessary to perform the Work.
1.4 SB 854 requirements
1.4.1 No contractor or subcontractor may be listed on a bid proposal for a public
works project unless registered with the Department of Industrial Relations pursuant to Labor
Code section 1725.5 with limited exceptions from this requirement for bid purposes only
under Labor Code section 1771.1(a)].
1.4.2 No contractor or subcontractor may be awarded a contract for public work on a
public works project unless registered with the Department of Industrial Relations pursuant to
Labor Code section 1725.5.
1.4.3 This project is subject to compliance monitoring and enforcement by the
Department of Industrial Relations.
1.4.4 The Labor Commissioner through the Division of Labor Standards Enforcement
DLSE)may at any time require contractors and subcontractors to furnish electronic certified
payroll records directly to DLSE.All contractors and subcontractors must furnish electronic
certified payroll records directly to the DLSE.
1.4.5 The Prime Contractor is required to post job notices at the job site as prescribed
by regulations currently,8 CCR 16451(d).)
1.5 Use of Employees.
1.5.1.Contractorandanysubcontractorsshallpayallmechanicsand laborers
employed by them to work upon the site of the work unconditionally and without subsequent
deductions or rebate on any account the full amounts due at the time of payment at wage rates
not less than those contained in the applicable prevailing wage determination,regardless of any
contractual relationship which may be alleged to exist between the Contractor and
subcontractors and such laborers and mechanics.
1.5.2.ContractorshallcomplywiththeCaliforniaLaborCodeSection 1775.In
accordance with said Section 1775,Contractor shall forfeit as a penalty to the City,50.00 for
each calendar day or portion thereof,for each workman paid less than the stipulated prevailing
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3
rates for such work or craft in which such workman is employed for any work done under the
Contract by him or her or by any subcontractor under him or her in violation of the provisions of
the Labor Code and in particular,Labor Code Sections 1770 to 1780,inclusive.In addition to said
penalty and pursuant to Section 1775,the difference between such stipulated prevailing wage
rates and the amount paid to each workman for each calendar day or portion thereof for which
each workman was paid less than the stipulated prevailing wage rate shall be paid to each
workman by the Contractor.
1.5.3.Pursuant to the provision of Section 1770 of the Labor Code of the State of
California,City has ascertained the general prevailing rate of wages which rate includes
employer payments for health and welfare,vacation,pension and similar purposes)applicable
to the work to be done,for straight time work.The holiday wage rate listed shall be applicable
to all holidays recognized in the collective bargaining agreement of the particular craft,
classification,or type of workers concerned.Copies of the General Prevailing Wage
Determination are on file in the office of the City Engineer and are available to the Contractor on
request.The Contractor shall post the wage determination at the site of work in a prominent
place where the workers can easily see it.
1.5.4.Citywillnotrecognizeanyclaim for additional compensation because the
Contractor has paid any rate in excess of the prevailing wage rate obtained from the City Engineer.
The possibility of wage increases is one of the elements to be considered by the Contractor in
determining his or her bid and will not in any circumstances be considered as the basis for a claim
against the City.
1.5.5.TravelandSubsistence Payments.
Contractorshallmaketravelandsubsistence payments to each worker needed to
execute the work in accordance with the requirements in Section 1773.8 of the Labor Code Chapter
880,Statutes of 1968).
1.5.6.Apprentices.
Attentionisdirectedtotheprovisions in Sections 1777.5 Chapter 1411,Statutes
of 1968)and 1777.6 of the California Labor Code concerning the employment of apprentices by
the Contractor or any subcontractor under him.Contractor and any subcontractor under him or
her shall comply with the requirements of said sections in the employment of apprentices.
Information relative to apprenticeship standards,wage schedules and other
requirements may be obtained from the Director of Industrial Relations,ex officio the
Administrator of Apprenticeship,San Francisco,California,or from the Division of
Apprenticeship Standards and its branch offices.
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Copies of Labor Code Sections 1771 requiring prevailing wages),1775 imposing
penalties,including a 50 per day,per worker forfeiture,for failure to pay prevailing wages),1776
requiring contractor to maintain available for inspection certified payroll records),1777.5
requiring certain apprenticeship programs),1813 imposing penalties for failure to make records
available for inspection)and 1815 requiring time and for overtime)are available at the
Department of Industrial Relations website at http://www.dir.ca.gov/
1.6CITYInspector.CITY may designate an architect,engineer,other design professional or
other inspector Inspector")to supervise and/or inspect Contractor's performance of the Work.
The Inspector shall have no authority to change the Work,the compensation for performing the
Work or the time for completing the Work without City's prior written approval.City shall notify the
Contractor in writing,if it designates an Inspector.
1.7SiteConditions.Contractor acknowledges that it has inspected the work site and any
improvements involving the Work and satisfied itself as to the conditions which can affect the Work
or its cost.Contractor has not relied on any representation by CITY or its officers or employees as
to the condition of the site or the houses or any condition that might affect the cost of performing
this Agreement.
1.8NewProductsRequired.All equipment,materials or fixtures furnished by Contractor
under this Agreement shall be new and of the most suitable grade for the intended purpose,unless
otherwise specifically provided.
1.9CompliancewithLaws.The Contractor shall give all notices and comply with all
applicable laws,ordinances,codes,rules and regulations.The Contractor shall secure and pay for
all permits,fees,and licenses necessary for the proper execution and completion of the work.
1.10ProtectionofSiteandImprovements.The Contractor shall preserve and protect the
site,grounds and any involved improvements and shall not alter or damage any portion thereof,
except as is absolutely necessary in order to perform the Work.The Contractor shall repair or
replace,as directed by CITY,any property that it damages,looses or destroys in violation of this
paragraph.Contractor shall assume full responsibility for maintaining the safety of the worksite in
compliance with all applicable state and federal worker safety and protection laws and shall
maintain the worksite in compliance with all such laws.
1.11InspectionofWork.The Contractor shall ensure that the Work is available for
inspection by CITY or its Inspector at all reasonable times and that no work is covered up or rendered
incapable of inspection without prior notice to CITY or its Inspector and a reasonable opportunity
for inspection.The presence or absence of an CITY inspector or the conduct of an inspection by CITY
or its Inspector shall not relieve the Contractor from any contract requirement or compliance with
Exhibit A.
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1.12Title.The Contractor warrants that it conveys full and complete title,free of all liens
and encumbrances,to all materials,supplies,fixtures and equipment furnished to CITY under this
Agreement and agrees to fully defend and indemnify CITY,its officers and employees,and the
houses and homebuyers included in the Work from and against any claim,lien,charge,debt,cost,
expense or liability arising from a breach of said warranty.
1.13Warranties.N/A]In addition to any other warranties in this contract,the Contractor
warrants that the Work conforms to the contract requirements and is free of any defect in
equipment,material or workmanship for a period of one year from the date of final acceptance of
the Work by CITY.If CITY accepts any part of the Work before final acceptance of the entire Work,
the warranty shall continue for the period of one year from the date of such partial acceptance.The
Contractor shall remedy,at the Contractor's expense,any failure to conform,or any defect.Initial
if following sentence applies CITY shall retain N/A%of the Contract Amount to secure the
Contractor's warranty and shall remit the unused portion of that amount at the end of the warranty
period.The time limit of this warranty shall not apply to any latent defects,or gross negligence or
fraud on the part of the Contractor.
1.14.ExtensionofTime.
Should any delays occur which the City may consider unavoidable,as herein defined,the Contractor
shall,pursuant to his or her application,be allowed an extension of time proportional to said delay
or delays,beyond the time herein set forth,in which to complete this contract;and liquidated
damages for delay shall not be charged against the Contractor by the City during an extension of
time granted because of unavoidable delay or delays.
Any claim by Contractor for a time extension based on unavoidable delays shall be based on written
notice delivered to the City within 15 days of the occurrence of the event giving rise to the claim.
Failure to file said written notice within the time specified shall constitute a waiver of said claim.
Notice of the full extent of the claim and all supporting data must be delivered to the City within 45
days of the occurrence unless the City specifies in writing a longer period.All claims for a time
extension must be approved by the City and incorporated into a written change order.
1.15.UnfavorableWeatherandOther Conditions.
During unfavorable weather and other conditions,the Contractor shall pursue only such portions of
the work as shall not be damaged thereby.No portions of the work whose satisfactory quality or
efficiency will be affected by any unfavorable conditions shall be constructed while these conditions
remain,unless,by special means or precautions approved by the City,the Contractor shall be able
to overcome them.
The Contractor shall be granted a time extension of one day for each unfavorable weather day that
prevents him or her from placing concrete forms or placing and finishing concrete or asphalt
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concrete.Such unfavorable weather day is defined as a rain day where precipitation prevents the
contractor from performing the work more than four 4)continuous hours within the authorized
work period or a temperature day where the ambient temperature is below that specified for the
placement of materials associated with the controlling work item for more than four 4)continuous
work hours of the authorized work period.
1.16.Saturday,Sunday,Holiday and Night Work.
No work shall be done between the hours of 6 p.m.and 7 a.m.,nor on Saturdays,Sundays or legal
holidays except such work as is necessary for the proper care and protection of work already
performed,or except in cases of absolute necessity and in any case only with the permission of the
City.
It is understood,however,that night work may be established as a regular procedure by the
Contractor if he or she first obtains the written permission of the City and that such permission may
be revoked at any time by the City if the Contractor fails to maintain at night adequate force and
equipment for reasonable prosecution and to justify inspection of the work.
1.17.HoursofLabor.
Eight 8)hours of labor shall constitute a legal day's work and the Contractor or any subcontractor
shall not require or permit more than eight hours of labor in a day from any person employed by
him or her in the performance of the work under this contract,unless paying compensation for all
hours worked in excess of eight 8)hours per day at not less than 1 times the basic rate of pay.
The Contractor shall forfeit to the City,as a penalty,the sum of twenty five dollars 25.00)for each
workman employed in the execution of the contract by him or her or by any subcontractor,for each
calendar day during which such laborer,workman,or mechanic is required or permitted to labor
more than eight hours in violation of the provisions of Section 1810 to 1816,inclusive,Article 3,
Chapter 1,Part 7,Division 2)of the Labor Code of the State of California and any acts amendatory
thereof.
2.CONTRACT PRICE
The Contractor will be paid for performance of this Agreement time and materials plus
subcontractors will be added as invoice plus 20%per rate sheet provided as Exhibit B.
3.PAYMENT OF CONTRACT PRICE
3.1 City authorizes McLarens to pay Contractor solely and directly for the completed work
performed pursuant to this contract.All payments under this contract shall be made upon the
presentation of certificates in writing to the City and shall show that the work covered by the
payments has been done and the payments thereof are due in accordance with this contract.Within
fifteen days of the City’s receipt of the certificate of payment,City shall review and forward
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authorization for payment to McLarens for its review,approval,and payment to the Contractor.
If,for any reason,Customer receives a check from Insurance Company made payable to Customer,
Customer agrees to pay West Coast Fire and Water immediately upon receipt of the check.In order
to expedite payment to Contractor,Customer hereby appoints Contractor as attorney in fact,
authorizing Contractor to endorse Customer’s name on Insurance Company checks or drafts,and to
deposit insurance checks for the services provided in the amount invoiced.
4.INDEMNIFICATION AND INSURANCE.
4.1Indemnification.The Contractor shall do all of the work and furnish all labor,
materials,tools and appliances,except as otherwise herein expressly stipulated,necessary or proper
for performing and completing the work herein required in the manner and within the time herein
specified.The mention of any specific duty or liability imposed upon the Contractor shall not be
construed as a limitation or restriction of any general liability or duty imposed upon the Contractor
by this contract,said reference to any specific duty or liability being made herein merely for the
purpose of explanation.
The right of general supervision by the City shall not make the Contractor an agent of the City and
the liability of the Contractor for all damages to persons or to public or private property,arising from
the Contractor's execution of the work,shall not be lessened because of such general supervision.
Until the completion and final acceptance by the City of all the work under and implied by this
contract,the work shall be under the Contractor's responsible care and charge.The Contractor shall
rebuild,repair,restore and make good all injuries,damages,re erections and repairs,occasioned or
rendered necessary by causes of any nature whatsoever,excepting only acts of God and none other,
to all or any portions of the work,except as otherwise stipulated.
To the fullest extent permitted by law,Contractor shall indemnify and hold harmless the City and its
officers,directors,agents,and employees from and against all claims,damages,losses and expenses
including but not limited to attorneys'fees,costs of suit,expert witness fees and expenses and fees
and costs of any necessary private investigators arising out of or resulting from the performance of
the work,provided that any such claim,damage,loss or expense 1)is attributable to bodily injury,
sickness,disease or death,or to injury to or destruction of tangible property,other than the work
itself,including the loss of use resulting therefrom and 2)is caused in whole or in part by any act or
omission of the Contractor,any subcontractor,or anyone directly or indirectly employed by any of
them,or anyone for whose acts any of them may be liable,regardless of whether or not it is caused
in part by a party indemnified hereunder,or by the negligence or omission of a party indemnified
herein.
In any and all claims against the City or any of its agents or employees by any employee of the
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Contractor,any subcontractor,anyone directly or indirectly employed by any of them,or anyone
for whose acts any of them may be liable,the indemnification obligation shall not be limited in any
way by any limitation on the amount or type of damages,compensation or benefits payable by or
for the Contractor or any subcontractor under workers'or workmen's compensation acts,disability
benefit acts,or other employee benefit acts.The obligation to indemnify shall extend to and include
acts of the indemnified party which may be negligent or omissions which may cause negligence.
The City shall have the right to estimate the amount of such damage and to cause the City to pay
the same and the amount so paid for such damage shall be deducted from the money due the
Contractor under this contract;or the whole or so much of the money due or to become due the
Contractor under this contract as may be considered necessary by the City,shall be retained by the
City until such suits or claims for damages shall have been settled or otherwise disposed of and
satisfactory evidence to that effect furnished to the City.
4.2Insurance.Contractor shall procure and maintain for the duration of the
contract insurance against claims for injuries to persons or damages to property which may
arise from or in connection with the performance of the work hereunder by the Contractor,his
agents,representatives,employees or subcontractors.
4.2.1.MinimumScopeof Insurance
Coverageshallbeatleastasbroadas:
A. Insurance Services Office Commercial General Liability coverage Form
No.CG 20 10 10 01 and Commercial General Liability Completed
Operations Form No.CG 20 37 10 01).
B. Insurance Services Office form number CA 0001 Ed.1/87)covering
Automobile Liability,code 1 any auto).
C. Worker’s Compensation insurance as required by the State of California
and Employer’s Liability Insurance.
4.2.2.MinimumLimitsofInsurance
Contractor shall maintain limits no less than:
A. General Liability:1,000,000 per occurrence for bodily injury,personal injury
and property damage including operations,products and completed
operations.If Commercial General Liability Insurance or other form with
a general aggregate limit is used,either the general aggregate limit shall apply
separately to this project/location or the general aggregate limit shall be twice
the required occurrence limit.Insurance must be written on an occurrence
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basis.
B. Automobile Liability:1,000,000 per accident for bodily injury and property
damage.Insurance must be written on an occurrence basis.
C. Worker’s Compensation Employer’s Liability:1,000,000 per accident for
bodily injury or disease.
4.2.3.DeductiblesandSelfinsuredRetentions
Any deductibles or self insured retentions must be declared to and approved by the City.The
City may require the insurer to reduce or eliminate such deductibles or self insured retentions
with respect to the City,its officers,officials,employees and volunteers;or the Contractor to
provide a financial guarantee satisfactory to the City guaranteeing payment of losses and
related investigations,claim administration and defense expenses;or to approve the deductible
without a guarantee.
4.2.4.REQUIRED Insurance Provisions
Proof of general liability and automobile liability policies are to contain,or be endorsed
to contain,the following provisions:
A.The City,its officers,officials,employees,and volunteers are to be covered as
ADDITIONAL INSURED with respect to liability arising out of automobiles owned,leased,
hired or borrowed by or on behalf of the contractor;and with respect to liability arising
out of work or operations performed by or on behalf of the Contractor including materials,
parts or equipment,furnished in connection with such work or operations.General
liability coverage can be provided in the form of an endorsement to the Contractor’s
insurance,or as a separate owner’s policy.
B.The workers’compensation policy is to be endorsed with a waiver of subrogation.
The insurance company,in its endorsement,agrees to waive all rights of subrogation
against the City,its officers,officials,employees and volunteers for losses paid under the
terms of this policy which arises from the work performed by the named insured for the
City.NOTE:You cannot be added as an additional insured on a workers’compensation
policy.
C.For any claims related to this project,the Contractor’s insurance coverage shall be
primary insurance with respect to the City,its officers,officials,employees,and
volunteers.Any insurance or self insurance maintained by the City,its officers,officials,
employees,or volunteers shall be in excess of the Contractor’s insurance and shall not
contribute with it.
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D.Each insurance policy required by this clause shall be endorsed to state that coverage
shall not be canceled by either party,except after thirty 30)days’prior written notice by
certified mail,return receipt requested,has been given to the City.
E.Note:This protects the Contractor)Coverage shall not extend to any indemnity
coverage for the active negligence of the additional insured in any case where an
agreement to indemnify the additional insured would be invalid under Subdivision b)of
Section 2782 of Civil Code.
5.TERMINATION.
ThisAgreementmayonlybeterminatedbyCity:1)forbreachoftheagreement;2)because
funds are no longer available to pay Contractor for services provided under this Agreement;or 3)
City has abandoned and does not wish to complete the project for which Contractor was retained.
City shall notify Contractor of any alleged breach of the agreement and of the action required to
cure the breach.If Contractor fails to cure the breach within the time specified in the notice,the
contract shall be terminated as of that time.If terminated for lack of funds or abandonment of the
project,the contract shall terminate on the date notice of termination is given to Contractor.City
shall pay the Contractor only for services performed and expenses incurred as of the effective
termination date,unless terminated because the Contractor has failed to satisfactorily cure a breach
after notice in which event City shall:
a.retainanyamountsearnedundertheContractbutnotyetpaidby City;
b.takepossessionofallmaterialand fixtures on the job site;
c.havetherighttocompletetheWorkandrecoverfromContractorany increased cost to
complete the Work above the amounts that would have been paid to Contractor hereunder,
together with any other damages suffered by City as a result of said breach.
6.MODIFICATION OF AGREEMENT.
Citymay,fromtimetotime,requestchangesintheWork,thetimeto complete the work or
the compensation to be paid for the Work.Such changes must be incorporated in written
amendments to this Agreement.To be effective,all such changes as referred to in this section must
be agreed upon in writing by both parties to this agreement.
7.ASSIGNMENT.
TheContractorshallnotassignanyinterestinthisAgreement,and shall not transfer any
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interest in the same whether by assignment or novation),without the prior written consent of City.
8.APPLICATION OF LAWS.
ThepartiesherebyagreethatallapplicableFederal,Stateandlocal rules,regulations and
guidelines not written into this Agreement shall hereby prevail during the period of this Agreement.
9.INDEPENDENT CONTRACTOR.
ItistheexpressintentionofthepartiesheretothatContractorisan independent contractor
and not an employee,joint venturer,or partner of City for any purpose whatsoever.City shall have
no right to,and shall not control the manner or prescribe the method of accomplishing those
services contracted to and performed by Contractor under this Agreement,and the general public
and all governmental agencies regulating such activity shall be so informed.
ThoseprovisionsofthisAgreementthat reserve ultimate authority in City have been
inserted solely to achieve compliance with federal and state laws,rules,regulations,and in
terpretations thereof.No such provisions and no other provisions of this Agreement shall be
interpreted or construed as creating or establishing the relationship of employer and employee
between Contractor and City.
Contractorshallpayallestimatedand actual federal and state income and self employment
taxes that are due the state and federal government and shall furnish and pay worker's compensa
tion insurance,unemployment insurance and any other benefits required by law for himself and his
employees,if any.Contractor agrees to indemnify and hold City and its officers,agents and
employees harmless from and against any claims or demands by federal,state or local government
agencies for any such taxes or benefits due but not paid by Contractor,including the legal costs
associated with defending against any audit,claim,demand or law suit.
Contractorwarrantsandrepresentsthatitisaproperlylicensedfor the work performed
under this Agreement with a substantial investment in its business and that it maintains its own
offices and staff which it will use in performing under this Agreement.
10.GOVERNING LAW.
ThisAgreementshallbegovernedbyandconstruedinaccordancewiththe laws of the State
of California and any legal action concerning the agreement must be filed and litigated in the proper
court in Mendocino County,each party consenting to jurisdiction and venue of California state
courts in Mendocino County.
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11. SEVERABILITY.
IfanyprovisionoftheAgreementisheld by a court of competent jurisdiction to be invalid,
void,or unenforceable,the remaining provisions shall nevertheless continue in full force and effect
without being impaired or invalidated in any way.
12. INTEGRATION.
ThisAgreement,includingtheexhibits attached hereto,contains the entire agreement
among the parties and supersedes all prior and contemporaneous oral and written agreements,
understandings,and representations among the parties.No amendments to this Agreement shall
be binding unless executed in writing by all of the parties.
13. WAIVER.
NowaiverofanyoftheprovisionsofthisAgreementshallbedeemed,or shall constitute a
waiver of any other provision,nor shall any waiver constitute a continuing waiver.No waiver shall
be binding unless executed in writing by the party making the waiver.
14. NOTICES.
Whenevernotice,paymentorothercommunication is required or permitted under this
Agreement,it shall be deemed to have been given when personally delivered,emailed,or deposited
in the United States mail with proper first class postage affixed thereto and addressed as follows:
CONTRACTOR CITY
Bridges Restoration,LLC City of Ukiah
dba West Coast Fire Water
5846 Live Oak Drive 300 Seminary Ave.
Kelseyville,CA 95451 Ukiah,CA.95482
Email:lmartinez@westcoastfireandwater.com Email:puchasing@cityofukiah.com
Either party may change the address to which notices must be sent by providing notice of that
change as provided in this paragraph.
15. PARAGRAPH HEADINGS.
Theparagraphheadingscontainedhereinareforconvenienceandreference only and are
not intended to define or limit the scope of this agreement.
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16. EXECUTION OF AGREEMENT.
ThisAgreementmaybeexecutedinduplicateoriginals,eachbearingthe original
signature of the parties.Alternatively,this Agreement may be executed and delivered by
facsimile or other electronic transmission,and in more than one counterpart,each of which shall
be deemed an original,and all of which together shall constitute one and the same instrument.
When executed using either alternative,the executed agreement shall be deemed an original
admissible as evidence in any administrative or judicial proceeding to prove the terms and
content of this Agreement.
WHEREFORE,thepartieshaveenteredthis Agreement on the date first written above.
CONTRACTOR CITYOFUKIAH
By:By:
LeonardoMartinez SageSangiacomo
DirectorofLargeLoss CityManager
California Contractor's License Number:1036250
Department of Industrial Relations Registration Number:1000040614
German
Page 82 of 509
COU 2223 177
14
EXHIBIT A SCOPE
The work is for any and all necessary cleaning and/or restoration services at 1350 Hastings Road,
Ukiah,California,that are eligible expenses covered under Claim Number 002 059250 00.Q as
approved by McLarens Insurance and the City of Ukiah.Any expenses not pre approved by
McLarens Insurance and the City of Ukiah will be the sole responsibility of West Coast Fire and Water.
Page 83 of 509
1
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
Insured: City of Ukiah Home: (707) 463-6233
Property: 1350 Hastings Rd
Ukiah, CA 95482
Estimator: Leo Martinez Business: (707) 245-7017
E-mail: lmartinez@westcoastfireandw
ater.com
Position: Director Of Large Loss
Company: West Coast Fire and Water
Business: 3001 South State St #5
Ukiah, CA 95482
Claim Number:Policy Number:Type of Loss:<NONE>
Date of Loss:Date Received:
Date Inspected:Date Entered: 5/14/2020 9:00 AM
Price List: CAUK8X_SEP22
Restoration/Service/Remodel
Estimate: T&MPRICING
EXHIBIT B
Page 84 of 509
2
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 2
CODES
Main Level
REGULAR WAGE (NON PREVAILING)
REGULAR WAGE
DESCRIPTION QTY UNIT PRICE TOTAL
NON PREVAILING WAGE RATE***
1. Skilled Labor 1.00 HR @ 75.00 =75.00
2. Supervisor 1.00 HR @ 85.00 =85.00
3. Project Manager 1.00 HR @ 100.00 = 100.00
4. Project Manager- large loss 1.00 HR @ 125.00 = 125.00
5. Project Estimator 1.00 HR @ 120.00 = 120.00
6. Skilled Biohazard Technician 1.00 HR @ 120.00 = 120.00
7. Biohazard Supervisor 1.00 HR @ 125.00 = 125.00
8. Health and Safety Officer 1.00 HR @ 75.00 =75.00
9. Admin 1.00 HR @ 40.00 =40.00
Overtime rates will be calculated as rates above x1.5
PREVAILING WAGE
DESCRIPTION QTY UNIT PRICE TOTAL
PREVAILING WAGE RATES***
10. Skilled Labor 1.00 HR @ 123.00 = 123.00
11. Supervisor 1.00 HR @ 135.00 = 135.00
12. Project Manager 1.00 HR @ 130.00 = 130.00
13. Project Manager- large loss 1.00 HR @ 140.00 = 140.00
14. Skilled Microbial Remediaton Technician 1.00 HR @ 133.00 = 133.00
15. Microbial Remediation Supervisor 1.00 HR @ 145.00 = 145.00
16. Skilled Biohazard Bloodborne Pathogen Technician 1.00 HR @ 143.00 = 143.00
17. Biohazard Bloodborne Pathogen Supervisor 1.00 HR @ 155.00 = 155.00
18. Health and Safety Officer 1.00 HR @ 140.00 = 140.00
19. Admin 1.00 HR @ 70.00 =70.00
20. Resources Coordinator 1.00 HR @ 100.00 = 100.00
Overtime rates will be calculated as rates above x1.5
MATERIALS Height: 8'
Page 85 of 509
3
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 3
DESCRIPTION QTY UNIT PRICE TOTAL
21. 4 mil 10X100 1.00 RL @ 140.00 =140.00
22. 4 mil 10X100 (fire resistant)1.00 RL @ 160.00 =160.00
23. 6 mil 10X100 1.00 RL @ 184.00 =184.00
24. 6 mil 10X100 (fire resistant)1.00 RL @ 315.00 =315.00
25. Absorbent 1.00 BG @ 20.00 =20.00
26. Adhesive spray 1.00 EA @ 15.00 =15.00
27. Air Neutralizer 1.00 EA @ 41.00 =41.00
28. Bags clear bags (pack of 50)1.00 BX @ 43.00 =43.00
29. Bags garbage (pack of 32)1.00 BX @ 51.00 =51.00
30. HEPA vac debris bag 1.00 EA @ 30.00 =30.00
31. Bio hazard bags (pack of 50)1.00 BX @ 75.00 =75.00
32. Booties (pair)1.00 EA @ 1.00 =1.00
33. Botanical disinfectant 1.00 GL @ 95.00 =95.00
34. Box Large 4.5 cubic feet 1.00 EA @ 8.00 =8.00
35. Box Medium 3 cubic feet 1.00 EA @ 6.00 =6.00
36. Box Small 1.5 cubic feet 1.00 EA @ 4.00 =4.00
37. Box waredrobe 24X24X34 1.00 EA @ 23.00 =23.00
38. Bubble wrap roll 1.00 RL @ 115.00 =115.00
39. Carpet shield protector 200'1.00 EA @ 114.00 =114.00
40. Chemical sponges 1.00 EA @ 5.00 =5.00
41. Cleaner glass 1.00 EA @ 15.00 =15.00
42. Cleaner heavy duty degreaser 1.00 EA @ 65.00 =65.00
43. Deoderizer for ducting 1.00 GL @ 47.00 =47.00
44. Deoderizer smoke/odor 1.00 GL @ 126.00 =126.00
45. Deoderizer thermal fog 1.00 GL @ 168.00 =168.00
46. Dry Ice 1.00 LB @ 10.00 =10.00
47. Duct sealant 1.00 GL @ 70.00 =70.00
48. Encapsulant smoke/odor 1.00 5G @ 450.00 =450.00
49. Filter carbon 1000/1200 1.00 EA @ 100.00 =100.00
50. Filter carbon 2000 1.00 EA @ 170.00 =170.00
51. Filter carbon 500 1.00 EA @ 70.00 =70.00
52. Filter HEPA 1000/1200 1.00 EA @ 254.00 =254.00
53. Filter HEPA 2000 1.00 EA @ 294.00 =294.00
54. Filter HEPA 500 1.00 EA @ 194.00 =194.00
55. FIlter pad 1000/1200 1.00 EA @ 3.00 =3.00
56. FIlter pad 2000 1.00 EA @ 3.00 =3.00
57. Filter pad 500 1.00 EA @ 3.00 =3.00
58. Filter pleated 2000 1.00 EA @ 20.00 =20.00
59. Filter pleated 500 1.00 EA @ 16.00 =16.00
60. Filter pleated 1000/1200 1.00 EA @ 18.00 =18.00
Page 86 of 509
4
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 4
CONTINUED - MATERIALS
DESCRIPTION QTY UNIT PRICE TOTAL
61. Filter respirator (pair)1.00 EA @ 24.00 =24.00
62. Filter respirator odor (pair)1.00 EA @ 66.00 =66.00
63. Floor scraper blades 1.00 EA @ 2.00 =2.00
64. Furniture blanket 1.00 DA @ 2.00 =2.00
65. Furniture blocks 1.00 BX @ 81.00 =81.00
66. Gloves disposable 1.00 BX @ 18.00 =18.00
67. Lay flat 12"x500'1.00 LF @ 1.00 =1.00
68. Lay flat 18"x500'1.00 LF @ 1.25 =1.25
69. Lay flat 22"x500'1.00 LF @ 1.50 =1.50
70. Lay flat 24"x500'1.00 LF @ 1.75 =1.75
71. Lay flat 30"x500'1.00 LF @ 2.00 =2.00
72. Mop/mop head/bucket combo 1.00 EA @ 25.00 =25.00
73. N-95 1.00 EA @ 5.00 =5.00
74. Paint remover 1.00 GL @ 78.00 =78.00
75. Paint plastic 10x100 2 mil 1.00 RL @ 48.00 =48.00
76. Furniture polish 1.00 EA @ 23.00 =23.00
77. Stainless steel polish 1.00 EA @ 14.00 =14.00
78. Poly hanger T clips 1.00 EA @ 8.00 =8.00
79. Rags white (60 pack)1.00 BX @ 100.00 =100.00
80. Ramboard 38" wide 100'1.00 RL @ 205.00 =205.00
81. Sand bag (filled)1.00 EA @ 40.00 =40.00
82. Saw zawzall blades (metal)1.00 EA @ 4.00 =4.00
83. Saw zawzall blade (wood)1.00 EA @ 5.00 =5.00
84. Scouring sponges (yellow or green)1.00 EA @ 3.00 =3.00
85. Shrink wrap 1.00 RL @ 66.00 =66.00
86. Tacky mat (set of 25)1.00 EA @ 120.00 =120.00
87. Caution tape 1.00 RL @ 34.00 =34.00
88. Duct tape 1.00 RL @ 17.00 =17.00
89. Packaging tape 1.00 RL @ 12.00 =12.00
90. Painters tape 2"1.00 RL @ 20.00 =20.00
91. Painters tape 3"1.00 RL @ 28.00 =28.00
92. Tyvek suits (blue)1.00 EA @ 22.00 =22.00
93. Tyvek suits (white)1.00 EA @ 20.00 =20.00
94. Tyvek suits (yellow)1.00 EA @ 24.00 =24.00
Page 87 of 509
5
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 5
CONTINUED - MATERIALS
DESCRIPTION QTY UNIT PRICE TOTAL
95. Water case (24 pack)1.00 EA @ 24.00 =24.00
96. Zipper (2 pack)1.00 EA @ 30.00 =30.00
97. Cleaner simple green 1.00 EA @ 43.00 =43.00
SMALL TOOLS FEE OF 3% WILL BE APPLIED TO INVOICE ON LABOR ONLY**
EQUIPMENT
DESCRIPTION QTY UNIT PRICE TOTAL
98. Air compressor 1.00 DA @ 100.00 = 100.00
99. Air mover 1.00 DA @ 30.00 =30.00
100. Air scrubber 1000/1200 CFM 1.00 DA @ 125.00 = 125.00
101. Air scrubber 2000 CFM 1.00 DA @ 150.00 = 150.00
102. Air scrubber 500 CFM 1.00 DA @ 80.00 =80.00
103. Airless spray 1.00 DA @ 165.00 = 165.00
104. Dehumidifer large 110-159 PPD 1.00 DA @ 175.00 = 175.00
105. Dehumidifer medium 70-109 PPD 1.00 DA @ 150.00 = 150.00
106. Dehumidifer small 69 PPD 1.00 DA @ 120.00 = 120.00
107. Desiccant dehumidifer 1,000-2,500 CFM 1.00 DA @ 710.00 = 710.00
108. Desiccant dehumidifer 10,000 CFM 1.00 DA @ 2,400.00 = 2,400.00
109. Desiccant dehumidifer 15,000 CFM 1.00 DA @ 3,350.00 = 3,350.00
110. Desiccant dehumidifer 3,000-4,000 CFM 1.00 DA @ 1,200.00 = 1,200.00
111. Desiccant dehumidifer 5000 CFM 1.00 DA @ 1,500.00 = 1,500.00
112. Desiccant dehumidifer 7,500 CFM 1.00 DA @ 2,000.00 = 2,000.00
113. Dolly 1.00 DA @ 22.00 =22.00
114. Dry ice blasting machine 1.00 DA @ 650.00 = 650.00
115. Extractor- portable 1.00 DA @ 140.00 = 140.00
116. Extractor- truck mount 1.00 DA @ 525.00 = 525.00
117. Generator 10 KW 1.00 DA @ 125.00 = 125.00
118. Generator 100 KW 1.00 DA @ 950.00 = 950.00
119. Generator 150 KW 1.00 DA @ 1,100.00 = 1,100.00
120. Generator 175 KW 1.00 DA @ 1,250.00 = 1,250.00
121. Generator 200 KW 1.00 DA @ 1,300.00 = 1,300.00
Page 88 of 509
6
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 6
CONTINUED - EQUIPMENT
DESCRIPTION QTY UNIT PRICE TOTAL
122. Generator 250 KW 1.00 DA @ 1,450.00 =1,450.00
123. Generator 30 KW 1.00 DA @ 370.00 =370.00
124. Generator 300 KW 1.00 DA @ 1,650.00 =1,650.00
125. Generator 400 KW 1.00 DA @ 2,450.00 =2,450.00
126. Generator 5 KW 1.00 DA @ 95.00 =95.00
127. Generator 50 KW 1.00 DA @ 600.00 =600.00
128. Generator 75 KW 1.00 DA @ 750.00 =750.00
129. Hydroxyl generator 1.00 DA @ 300.00 =300.00
130. Moisture meter 1.00 DA @ 75.00 =75.00
131. Ozone generator 1.00 DA @ 300.00 =300.00
132. Passenger van 1.00 DA @ 195.00 =195.00
133. Pick up tuck 1.00 DA @ 205.00 =205.00
134. PPE harness and lanyard 1.00 DA @ 30.00 =30.00
135. Pressure washer 1.00 DA @ 150.00 =150.00
136. Respirator full face 1.00 DA @ 12.00 =12.00
137. Respirator half face 1.00 DA @ 42.00 =42.00
138. Scaffolding 1.00 EA @ 45.00 =45.00
139. Spider box 1.00 DA @ 72.00 =72.00
140. Spider box cables 100'1.00 DA @ 62.00 =62.00
141. Thermal camera 1.00 DA @ 175.00 =175.00
142. Thermohygrometer 1.00 DA @ 70.00 =70.00
143. Vaccum back pack 1.00 DA @ 95.00 =95.00
144. Vaccum HEPA turtle 1.00 DA @ 95.00 =95.00
145. Work light temporary lighting 1.00 DA @ 20.00 =20.00
146. Workstation (table, chair)1.00 DA @ 50.00 =50.00
VEHICLES
DESCRIPTION QTY UNIT PRICE TOTAL
147. Box truck small 1.00 DA @ 340.00 =340.00
148. Box truck medium 1.00 DA @ 415.00 =415.00
149. Box truck large 1.00 DA @ 510.00 =510.00
Page 89 of 509
7
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 7
CONTINUED - VEHICLES
DESCRIPTION QTY UNIT PRICE TOTAL
150. Cargo van 1.00 DA @ 250.00 =250.00
151. Dump truck (does not include dump fees)1.00 DA @ 600.00 =600.00
152. Dump trailer (does not include dump fees)1.00 DA @ 120.00 =120.00
153. Catastrophe trailer 1.00 DA @ 600.00 =600.00
Grand Total Areas:
384.00 SF Walls 144.00 SF Ceiling SF Walls andCeiling528.00
144.00 SF Floor 16.00 SY Flooring 48.00 LF Floor Perimeter
0.00 SF Long Wall 0.00 SF Short Wall 48.00 LF Ceil. Perimeter
144.00 Floor Area 160.44 Total Area 384.00 Interior Wall Area
456.00 Exterior Wall Area 50.67 Exterior Perimeter of
Walls
0.00 Surface Area 0.00 Number of Squares 0.00 Total Perimeter Length
0.00 Total Ridge Length 0.00 Total Hip Length
Coverage Item Total %ACV Total %
Dwelling 29,954.00 79.77%29,954.00 79.77%
Other Structures 0.00 0.00%0.00 0.00%
Contents 7,594.50 20.23%7,594.50 20.23%
Total 37,548.50 100.00%37,548.50 100.00%
Page 90 of 509
8
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 8
Summary for Dwelling
Line Item Total 29,954.00
Replacement Cost Value $29,954.00
Net Claim $29,954.00
Leo Martinez
Director Of Large Loss
Page 91 of 509
9
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 9
Summary for Contents
Line Item Total 7,594.50
Replacement Cost Value $7,594.50
Net Claim $7,594.50
Leo Martinez
Director Of Large Loss
Page 92 of 509
10
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 10
Recap by Room
Estimate: CODES
Area: Main Level
Area: REGULAR WAGE (NON PREVAILING)
REGULAR WAGE 865.00 2.30%
Coverage: Dwelling 100.00% =865.00
Area Subtotal: REGULAR WAGE (NON PREVAILING)2.30%865.00
Coverage: Dwelling 100.00% =865.00
PREVAILING WAGE 1,414.00 3.77%
Coverage: Dwelling 100.00% =1,414.00
MATERIALS 4,759.50 12.68%
Coverage: Contents 100.00% =4,759.50
EQUIPMENT 27,675.00 73.70%
Coverage: Dwelling 100.00% =27,675.00
VEHICLES 2,835.00 7.55%
Coverage: Contents 100.00% =2,835.00
Area Subtotal: Main Level 100.00%37,548.50
Coverage: Dwelling 79.77% =29,954.00
Coverage: Contents 20.23% =7,594.50
Subtotal of Areas 100.00%37,548.50
Coverage: Dwelling 79.77% =29,954.00
Coverage: Contents 20.23% =7,594.50
Total 37,548.50 100.00%
Page 93 of 509
11
West Coast Fire and Water
5846 Live Oak Dr. #1
Kelseyville, Ca 95451
Phone: 1(888)617-3786
Fax: 1(888)411-9985
Federal Employer Identification Number #90-0725162
service@westcoastfireandwater.com
T&MPRICING 3/24/2023 Page: 11
Recap by Category
Items Total %
CONT: PACKING,HANDLNG,STORAGE 2,835.00 7.55%
Coverage: Contents @ 100.00% =2,835.00
LABOR ONLY 2,279.00 6.07%
Coverage: Dwelling @ 100.00% =2,279.00
USER DEFINED ITEMS 4,759.50 12.68%
Coverage: Contents @ 100.00% =4,759.50
WATER EXTRACTION & REMEDIATION 27,675.00 73.70%
Coverage: Dwelling @ 100.00% =27,675.00
Subtotal 37,548.50 100.00%
Page 94 of 509
12
T&MPRICING 3/24/2023 Page: 12
Main Level
MATERIALSMATERIALS
Main Level
12'
12' 8"
12 12
8
Page 95 of 509
Page 1 of 2
Agenda Item No: 8.e.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3227
AGENDA SUMMARY REPORT
SUBJECT: Possible Adoption of Plans and Specifications for Tenant Improvements and Fire Damage Repair
for the Electric Service Center, and Authorize Staff to Advertise for Bids.
DEPARTMENT: Electric Utility PREPARED BY: Cindy Sauers, Electric Utility Director
PRESENTER: Cindy Sauers, Electric Utility Director
ATTACHMENTS:
1. 2202_231117_CD100_BuildingPermit_Compiled_R2
2. 2202_231117_1350Hastings_Appendix_A_Technical Specifications
3. 2202_231117_1350 Hastings_Estimate
Summary: Council will consider adopting the plans and specifications for the tenant improvements and fire
damage repair at the Electric Service Center, and authorize staff to advertise for bids.
Background: The Ukiah City Council approved the purchase of 2.8 acres with a 15,800 sq. ft. building located
at 1350 Hastings Rd to be used as the Electric Utility Service Center. The Service Center will centralize
electric operations for Engineering, Construction and Technical Services and house all Electric Utility
functions. In March 2023, the site improvements were completed, including grading, fencing and roofing. One
week following completion of the site improvements, a fire broke out and caused significant damage to the
central portion of the building. The cause of the fire was determined to be the electrical failure of a bathroom
exhaust fan. Remediation action was taken and all work on the emergency contract was satisfactorily
completed in July.
Staff contracted with architects and structural engineers to complete phase 2 of the project, which consists of
the renovation of the interior of the building to convert the existing suites to office space, a conference room,
and warehousing. A third phase of the project includes the addition of solar generation on the roof and on
raised structures to increase Ukiah's eligible renewable production. Phase 3 is scheduled for FY25.
Discussion: On March, 16, 2022, Council approved a contract with Ren-Alexander Design for architectural
services. Whitchurch Engineering was contracted for structural, mechanical, and electrical engineering
services. Following the fire, both firms assessed the damage and revised the plans and specifications to
include fire damage repair. See Attachment 1 and 2 for plans and technical specifications.
The engineer's estimate (Attachment 3) for the work is $2,624,542. The estimate includes the anticipated
additional costs related to the fire damage repair as well as a 5% factor for inflation.
Staff recommends adopting the plans and specifications and authorizing staff to advertise for bids. Funds are
budgeted and available in 80126100.80220.17023 using Series 2022 Electric Revenue Bonds as well as
anticipated insurance proceeds in an amount yet to be determined.
Recommended Action: Adopt plans and specifications for the tenant improvements and fire damage repair
for the Electric Service Center, and authorize staff to advertise for bids.
BUDGET AMENDMENT REQUIRED: No
CURRENT BUDGET AMOUNT: 80126100.80220.17023; $3,000,000
Page 96 of 509
Page 2 of 2
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: 2022 Series Electric Revenue Bonds and Insurance Proceeds
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Mary Horger, Financial Services Manager
DIVERSITY-EQUITY INITIATIVES (DEI): N/A
CLIMATE INITIATIVES (CI): N/A
GENERAL PLAN ELEMENTS (GP): N/A
Page 97 of 509
F.O.C. FACE OF CONCRETE
F.O.F. FACE OF FINISH
F.O.S. FACE OF STUD
FNDN. FOUNDATION
FT. FOOT OR FEET
FTG. FOOTING
FURR. FURRING
GALV. GALVANIZED
GA. GAGE
G.F.I.C. GROUND FAULT
INTERCEPTOR CIRCUIT
GL. GLASS
GR. GRADE
GRND. GROUND
GSM. GALVANIZED SHEET METAL
GYP. GYPSUM
H.B. HOSE BIB
H.C.HOLLOW CORE
HDWD.HARDWOOD
HDWR.HARDWARE
HT.HEIGHT
HORIZ.HORIZONTAL
HR.HOUR
IN. INCH OR INCHES.
INSUL. INSULATION
INT. INTERIOR
LAM. LAMINATE
LAV. LAVATORY
L.O.LINE OF
LT. LIGHT
MAX. MAXIMUM
MED. CAB. MEDICINE CABINET
MECH. MECHANICAL
MEMB. MEMBRANE
MTL. METAL
MTD. MOUNTED
MFR. MANUFACTURER
MIN. MINIMUM
MIR. MIRROR
MISC. MISCELLANEOUS
N. NORTH
N.I.C.NOT IN CONTRACT
NO. NUMBER
NOM. NOMINAL
N.T.S. NOT TO SCALE
O/ OVER
O.A. OVERALL
O.A.E. OR APPROVED EQUAL
OBS. OBSCURE
O.C.ON CENTER
O.D.OUTSIDE DIAMETER
OPNG.OPENING
OPP.OPPOSITE
O.R.B.OIL RUBBED BRONZE
P.G. PAINT GRADE
PL. PLATE
PLAM. PLASTIC LAMINATE
PLYWD. PLYWOOD
PR. PAIR
PROP.LN. PROPERTY LINE
P.T. PRESSURE TREATED
& AND
∠ ANGLE
@ AT
Ø DIAMETER
# NUMBER
(D)DEMOLISH
(E) EXISTING
(N)NEW
(R) REPLACE IN KIND
A.B. ANCHOR BOLT
ABV. ABOVE
ADJ. ADJACENT
A.F.F. ABOVE FINISHED FLOOR
AGGR. AGGREGATE
ALN. ALIGN
ALUM. ALUMINUM
APPROX. APPROXIMATE
ARCH. ARCHITECUTRAL
AV. AUDIO VISUAL
BD. BOARD
BLDG. BUILDING
BLK. BLOCK
BLKG. BLOCKING
BM. BEAM
B.O. BOTTOM OF
B.U.R. BUILT UP ROOFING
B/W BETWEEN
CAB. CABINET
CEM. CEMENT
CER. CERAMIC
CLG. CEILING
CLKG. CAULKING
CLR. CLEAR
C.M.U.CONC. MASONRY UNIT
C.O.CENTER OF
COL.COLUMN
CONC.CONCRETE
CONT.CONTINUOUS
DBL. DOUBLE
DTL. DETAIL
DIA. DIAMETER
DIM. DIMENSION
DN DOWN
DR. DOOR
DS. DOWNSPOUT
DWG. DRAWING
DWR. DRAWER
E. EAST
EA. EACH
ELEC. ELECTRICAL
ELEV. ELEVATION
ENCL. ENCLOSURE
EQ. EQUAL
EQUIP. EQUIPMENT
EXT. EXTERIOR
F.D.FLOOR DRAIN
F.F. & E.FURNITURE, FIXTURES & EQUIP.
F.F.FINISH FLOOR
FIN.FINISH
FLR.FLOOR
FLUOR.FLUORESCENT
FIXT.FIXTURE
F.O.FACE OF
R. RISER
RAD. RADIUS
R.D.ROOF DRAIN
REC.RECOMMENDATION
RDWD.REDWOOD
REF.REFERENCE
REFR.REFRIGERATOR
REINF.REINFORCED
REQ.REQUIRED
RESIL.RESILIENT
R.L.RAIN LEADER
RM. ROOM
R.O. ROUGH OPENING
S. SOUTH
S.C.SOLID CORE
SCHED.SCHEDULE
SD SMOKE DETECTOR
SECT.SECTION
S.G.STAIN GRADE
SHR.SHOWER
SHT.SHEET
SIM.SIMILAR
SL.SLOPE
S.L.D.SEE LANDSCAPE DRAWINGS
SPEC.SPECIFICATION
SQ.SQUARE
S.S.D.SEE STRUCTURAL DRAWINGS
S.S.STAINLESS STEEL
STD.STANDARD
STL.STEEL
STOR.STORAGE
STRUC.STRUCTURAL
SYM.SYMMETRICAL
T. TREAD
T.B. TOWEL BAR
TEL. TELEPHONE
T.&G. TONGUE AND GROVE
THK. THICK
TMPR. TEMPERED
T.O. TOP OF
T.O.P. TOP OF PAVEMENT
T.O.W. TOP OF WALL
T.P.H. TOILET PAPER HOLDER
T.S. TUBULAR STEEL
T.V.TELEVISION
TYP. TYPICAL
U.O.N. UNLESS OTHERWISE NOTED
V.C.T.VINYL COMPOSITION TILE
VERT.VERTICAL
V.I.F.VERIFY IN FIELD
W. WEST
W/ WITH
WD. WOOD
W/O WITHOUT
W.P. WATERPROOFING
WT. WEIGHT
1.ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE LOCAL BUILDING CODES AND REGULATIONS.
CONTRACTOR SHALL BE RESPONSIBLE FOR PERMITS APPLICABLE TO SPECIFIC TRADES OR SUBCONTRACTORS.
2.CONTRACTOR WILL HAVE EXAMINED THE PREMISES AND SITE SO AS TO COMPARE THEM WITH THE
DRAWINGS AND WILL HAVE SATISFIED HIMSELF AS TO THE CONDITION OF EXISTING WORK AND ADJACENT
PROPERTY PRIOR TO SUBMISSION OF BID. NO ALLOWANCES WILL SUBSEQUENTLY BE MADE ON BEHALF OF
THE CONTRACTOR BY REASON OF ANY OMISSION ON HIS PART TO INCLUDE THE COSTS OF ALL ITEMS OF
WORK, EITHER LABOR OR MATERIALS, WHETHER THEY ARE OR ARE NOT ESPECIALLY OR PARTICULARLY SHOWN
OR NOTED BUT WHICH ARE IMPLIED OR REQUIRED TO ATTAIN THE COMPLETED CONDITIONS PROPOSED IN
THE DRAWINGS.
3.ALL SUBCONTRACTORS TO THE GENERAL CONTRACTOR SHALL INSPECT THE SITE AND SHALL CONVEY ANY
QUESTIONS REGARDING DESIGN INTENT AND SCOPE OF WORK TO THE ARCHITECT PRIOR TO SUBMITTING
BID AND PRIOR TO COMMENCING WORK.
4.CONTRACTOR SHALL COORDINATE THE WORK OF THE VARIOUS TRADES AND SUBCONTRACTORS AND SHALL
BE RESPONSIBLE FOR ANY ACTS, OMISSIONS, OR ERRORS OF THE SUBCONTRACTORS AND OF PERSONS
DIRECTLY OR INDIRECTLY EMPLOYED BY THEM.
5.CONTRACTOR TO ASSUME SOLE RESPONSIBILITY FOR JOB SITE CONDITIONS INCLUDING SAFETY OF
PERSONS AND PROPERTY FOR THE DURATION OF THE PROJECT.
6.CONTRACTOR TO CONFORM TO HOMEOWNERS ASSOCIATION RULES AND GUIDELINES.
7.CONTRACTOR TO NOTIFY ARCHITECT IMMEDIATELY AND PRIOR TO ORDERING OF ALL LONG LEAD ITEMS AND
OF APPROXIMATE DELIVERY DATES.
8.ALL CONSTRUCTION MATERIALS AND SUPPLIES TO BE STORED, HANDLED, AND INSTALLED ACCORDING TO
MANUFACTURERS' RECOMMENDATIONS.
9.IF ERRORS OR OMISSIONS ARE FOUND IN THE DRAWINGS THEY SHALL BE BROUGHT TO THE ATTENTION OF
THE ARCHITECT BEFORE PROCEEDING WITH THE WORK.
10.DRAWINGS SCHEMATICALLY INDICATE NEW CONSTRUCTION. THE CONTRACTOR SHOULD ANTICIPATE, BASED
ON EXPERIENCE, A REASONABLE NUMBER OF ADJUSTMENTS TO BE NECESSARY TO MEET THE DESIGN
OBJECTIVES AND SHOULD CONSIDER SUCH ADJUSTMENTS AS INCLUDED IN THE SCOPE OF WORK.
11.WHEN SPECIFIC FEATURES OF CONSTRUCTION ARE NOT FULLY SHOWN ON THE DRAWINGS OR CALLED FOR
IN THE GENERAL NOTES, THEIR CONSTRUCTION SHALL BE OF THE SAME CHARACTER AS SIMILAR
CONDITIONS.
12.ALL DIMENSIONS TO BE TAKEN FROM NUMERIC DESIGNATIONS ONLY; DIMENSIONS ARE NOT TO BE SCALED
OFF DRAWINGS.
13.THESE NOTES TO APPLY TO ALL DRAWINGS AND GOVERN UNLESS MORE SPECIFIC REQUIREMENTS ARE
INDICATED APPLICABLE TO PARTICULAR DIVISIONS OF THE WORK. SEE SPECIFICATIONS AND GENERAL NOTES
IN THE SUBSECTIONS OF THESE DRAWINGS.
14.ALL DIMENSIONS ARE TO FACE OF FINISH, U.O.N.
15.WEATHER STRIP ALL DOORS LEADING FROM HEATED TO UNHEATED AREAS. PROVIDE VINYL BEAD TYPE
WEATHER STRIPPING AT THESE DOORS AND WINDOWS. ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED,
INCLUDING THE THRESHOLD.
16.CAULK AND SEAL OPENINGS IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION.
17.WINDOWS TO BE OPERABLE AND CLEANED, U.O.N.
18.ALL WALL FRAMING SHALL BE 2x4 @ 16" O.C. MINIMUM. U.O.N.
19.ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N.
20.ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND
WITH NO VISIBLE JOINTS, U.O.N.
21.STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE 'D' BUILDING PAPER.
22.STRUCTURAL WOOD MEMBERS ADJACENT TO CONCRETE ARE TO BE PRESSURE TREATED DOUGLAS FIR.
FLUID APPLIED AIR BARRIER
ROOF UNDERLAYMENT OR SELF ADHERING MEMBRANE
DRAIN MAT
SHEET APPLIED WATERPROOFING
DRAINABLE BATTENS
DRAIN BOARD OR WATER PERMEABLE DRAIN LAYER
FLUID APPLIED WATERPROOFING
UNDER FLOOR VAPOR BARRIER
(SEE INT. FLR. TYPES)
PRE-APPLIED SHEET MEMBRANE
00
SHEET WHERE DRAWING/DETAIL OCCURS
APPLIANCE TAG
GLASS IN SECTION
FINISH WOOD IN SECTION
PLYWOOD IN SECTION
GYPSUM BOARD IN SECTION
LATH AND PLASTER IN SECTION
INSULATION IN SECTION (RIGID)
INSULATION IN SECTION (BATT)
CONCRETE
LINE ABOVE
BUILDING SECTION
DRAWING OR DETAIL
DRAWING/DETAIL REFERENCE TAG
WORKPOINT OR DATUM
MATCHLINE
REVISION TAG
INTERIOR ELEVATION REFERENCE TAG
SHEET WHERE SECTION OCCURS
SECTION/ELEVATION REFERENCE TAG
SHEET WHERE INTERIOR ELEVATION OCCURS
INTERIOR ELEVATION
WALL TYPE TAG
THRESHOLD
LINE BELOW
DOOR TAG
WINDOW TAG
DOOR/WINDOW OPERATION
PROPERTY LINE
SETBACK
ALIGN
CENTER LINE
1
A9.1
1
3.1
1
A5.1
1
1
A
00
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
A0.0
TITLE SHEET
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD UKIAH CA 95482 USA
TENANT IMPROVEMENTS
& FIRE DAMAGE REPAIR
GENERAL NOTES
SYMBOL LEGENDABBREVIATIONS
PROJECT DATA
ZONED
APN
EXISTING USE
PROPOSED USE
LOT DIMENSION
LOT SIZE
VICINITY MAP
PROJECT DIRECTORY
OWNER
ARCHITECT
STRUCTURAL
SCOPE OF WORKLEGAL DESCRIPTION
APN 180-070-19-00
MECHANICAL
ELECTRICAL
APPLICABLE CODES
APPROVALS:
STAMP:
DRAWING INDEX
SITE AERIAL VIEW
PLUMBING
T-24 ENERGY
EXISTING SQFT.
CONST. TYPE
FIRE SPRINKLERS
SEISMIC DESIGN CAT.
ORIG. CONST. DATE
CITY OF UKIAH: ELECTRIC UTILITIES DIVISION
300 SEMINARY AVENUE
UKIAH, CA 95482
T. 707-463-6200
REN / ALEXANDER DESIGN
301 SCOTT STREET
UKIAH, CA 95482
T. 707-367-8020
E. STEVEN@RENALEXANDER.COM
WHITCHURCH ENGINEERING
610 9TH STREET
FORTUNA, CA 95540
T. 707-725-6926
E. BLW@WHITCHURCHENGINEERING.COM
WHITCHURCH ENGINEERING
610 9TH STREET
FORTUNA, CA 95540
T. 707-725-6926
E. ETA@WHITCHURCHENGINEERING.COM
WHITCHURCH ENGINEERING
610 9TH STREET
FORTUNA, CA 95540
T. 707-725-6926
E. ETA@WHITCHURCHENGINEERING.COM
WHITCHURCH ENGINEERING
610 9TH STREET
FORTUNA, CA 95540
T. 707-725-6926
E. DCL@WHITCHURCHENGINEERING.COM
ABBAY TECHNICAL SERVICES
1125 16TH STREET; SUITE 216
ARCATA, CA 95521
T. 707-826-1433
E. ADMIN@ABBAYTECHNICALSERVICES.COM
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
DEFFERED SUBMITTALS
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
2019 CA BLDG. CODE
2019 CA ELECTRICAL CODE
2019 CA MECHANICAL CODE
2019 CA PLUMBING CODE
2019 CA ENERGY CODE
2019 CA FIRE CODE
2019 CA GREEN BUILDING STANDARDS CODE
2019 CITY OF UKIAH CODE AMENDMENTS
ID
A0.0
A0.1
A0.2
A0.3
A0.4
A0.5
A0.6
A06.1
A0.7
A0.8
A0.9
A0.10
A0.11
A1.1
A1.2
A1.3
A1.4
A2.1
A2.2
A2.3
A2.4
A2.5
A2.6
A2.7
A3.1
A3.2
A3.3
A3.4
A3.5
A4.1
A5.1
A5.2
A5.3
A5.4
A5.5
A5.6
A5.7
A5.8
A6.1
A6.2
A7.1
A7.2
A8.1
A8.2
A9.1
NAME
TITLE SHEET
GENERAL NOTES
EXISTING EXTERIOR PHOTOS
EXISTING INTERIOR PHOTOS
INTERIOR CONCEPT VIEWS
SITE PLAN
EGRESS DIAGRAMS
ACCESSIBILITY COMPLIANCE
ACCESSIBILITY COMPLIANCE
CALGREEN CHECKLIST
CALGREEN CHECKLIST
CALGREEN CHECKLIST
WALL & FLOOR ASSEMBLIES
EXISTING / DEMO GROUND FLOOR PLAN
EXISTING / DEMO MEZZ. LEVEL PLAN
EXISTING / DEMO SECOND FLOOR PLAN
EXISTING / DEMO ROOF PLAN
PROPOSED GROUND FLOOR PLAN
PROPOSED MEZZ. LEVEL & SECOND LEVEL PLAN
DOOR SCHEDULES
WINDOW SCHEDULES
PROPOSED FLOOR FINISHES PLANS
SCHEDULES
SCHEDULES
(E) / DEMO EXTERIOR ELEVATIONS
PROPOSED EXTERIOR ELEVATIONS
PROPOSED SECTIONS
WALL SECTIONS
WALL SECTIONS
ENLARGED FLOOR PLANS
INTERIOR ELEVATIONS
INTERIOR ELEVATIONS
INTERIOR ELEVATIONS
INTERIOR ELEVATIONS
INTERIOR ELEVATIONS
INTERIOR ELEVATIONS
INTERIOR ELEVATIONS
INTERIOR ELEVATIONS
GROUND LEVEL CEILING PLAN
MEZZ. LEVEL & SECOND FLOOR CEILING PLAN
STAIR & RAILING DETAILS
STAIR & RAILING DETAILS
EXTERIOR DETAILS
EXTERIOR DETAILS
INTERIOR DETAILS
PARCEL 2 OF PCL MAP MS 38-78, HASTINGS SUBURBAN ADDITION TO UKIAH FILED DEC
28, 1978 IN C2, D34, P2, MCR.
[C-2] COMMERCIAL / INDUSTRIAL
OFFICES [B] / STORAGE [S-1]
OFFICES [B] / STORAGE [S-1] (NO CHANGE)
APPROX. 290'-0" X 430'-0"
2.8 ACRES / 121,968 SQFT.
TENANT IMPROVEMENT FOR EXISTING
WAREHOUSE BUILDING. NEW HVAC SYSTEM;
NEW EXTERIOR WINDOWS & DOORS. NO
BUILDING FOOTPRINT ALTERATIONS. FIRE &
WATER DAMAGE REPAIR FROM 3/8/2023
FIRE.
APN 180-070-19-00
15,800 SQFT.
V-A
YES
E
2000
FIRE SPRINKLER & ALARM SYSTEM
S0
S1
S2
S3
S4
S5
M1
M2
M3
M4
E1
E2
E3
E4
E5
P1
P2
T24.1
T24.2
T24.3
T24.4
T24.5
T24.6
NOTES / TYPICAL DETAILS
GROUND FLOOR STRUCTURAL PLAN
MEZZANINE LEVEL STRUCTURAL PLAN
MISCELLANEOUS DETAILS
NOTES
FLOOR FRAMING & ROOF FRAMING REPAIR
MECHANICAL CALCULATIONS AND NOTES
MECHANICAL LAYOUT & EQUIPMENT SCHEDULE
MECHANICAL DETAILS
MECHANICAL LAYOUT / SPECIFICATIONS
ELECTRICAL LAYOUT / NOTES
ELECTRICAL PANEL SCHEDULES 1
ELECTRICAL PANEL SCHEDULES 2
ELECTRICAL PLANEL LOAD CALCS
ELECTRICAL / LIGHTING LAYOUT / SCHEDULES
PLUMBING PLAN
DRAINAGE PLAN
TITLE 24 BUILDING ENERGY REPORT
TITLE 24 BUILDING ENERGY REPORT
TITLE 24 BUILDING ENERGY REPORT
TITLE 24 BUILDING ENERGY REPORT
TITLE 24 BUILDING ENERGY REPORT
TITLE 24 BUILDING ENERGY REPORT
1
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
1
1
1
1
1
1
2
2
2
1
1
1
1
1
1
2
2
1
2
2
2
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1
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1
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2
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ARCHITECTURAL
REVISION - 11/17/2023 SR
REVISION - 2/17/2023 SR
MEPS
Attachment 1
Page 98 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
SYMBOL LEGEND
COMMUNICATIONS
CONTROLS
ELECTRICAL
FIRE
LIGHTING
CO
SD
SC
J
220
CLG
CLK
DED
WR
GFI
B
D
3
D3
4
D4
AIR
JMB
OCC
DAT
DAT
CB
KP
X
INT
DATA JACK
DATA JACK FLOOR
KEYPAD
SWITCH
SWITCH - 3 WAY
SWITCH - 3 WAY DIMMABLE
SWITCH - 4 WAY
SWITCH - 4 WAY DIMMABLE
SWITCH - AIR
SWITCH - DIMMABLE
SWITCH - JAMB
SWITCH - OCCUPANCY / VACANCY
JUNCTION BOX
DUPLEX OUTLET
DUPLEX OUTLET - 220V
DUPLEX OUTLET - CEILING
DUPLEX OUTLET - CLOCK
DUPLEX OUTLET - DEDICATED
DUPLEX OUTLET - FLOOR
DUPLEX OUTLET - GFI
DUPLEX OUTLET - HALF HOT
OUTLET - HALF HOT FLOOR
OUTLET - QUAD
DUPLEX OUTLET - WATER RESISTANT
SPEAKER - CEILING
CARBON MONOXIDE DETECTOR
COMBINED SMOKE DETECTOR & MONOXIDE
DETECTOR
SPRINKLER HEAD
ELECTRIC POCKET SHADE
INTERCOM
BELL/CHIME/BUZZER
CALL BUTTON
SMOKE DETECTOR
RECESSED CAN FIXTURE
SURFACE MOUNTED FIXTURE
PENDANT FIXTURE
RECESSED DIRECTIONAL
RECESSED DIRECTIONAL
LED TRACK LIGHTING
SURFACE MOUNT 4'-0" LED TUBE
WALL MOUNTED SCONCE
LED STRIP LIGHTING
X
X
X
X
A
X
X
X
X
GENERAL NOTES
A0.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
GENERAL MEP NOTES
GENERAL HVAC NOTES
GENERAL PLUMBING NOTES
FIRE PROTECTION NOTES
HIGH EFFICACY LAMPS
CAL GREEN PLUMBING NOTES
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
GENERAL ELECTRICAL NOTES
1. ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE CODES AND
REGULATIONS.
2. PLUMBING CONTRACTOR SHALL BE RESPONSIBLE FOR SITE VERIFICATION
OF EXISTING CONDITIONS, AND PROPER ENGINEERING OF PLUMBING
INSTALLATION.
3. ALL SUPPLY LINES TO BE ISOLATED.
4. ALL DRAIN PIPES & WASTE LINES TO BE QUIET PIPE & ISOLATED FROM
FRAMING
5. ALL NEW PLUMBING FIXTURES AND FITTINGS TO BE INSTALLED
ACCORDING TO MANUFACTURERS' RECOMMENDATIONS.
6. ALL SHOWERHEADS AND BATH LAVATORY FAUCETS TO BE 1.5 GPM MAX.
7. ALL KITCHEN SINK FAUCETS SHALL BE INSTALLED WITH AN AERATOR WITH A
FLOW RESTRICTOR OR HAVE A MAXIMUM FLOW-RATE OF 1.8 GPM.
8. ALL TOILETS TO BE EPA WATERSENSE RATED 1.28 GPM.
9. ALL WATER OUTLETS AND HOSE-BIBS MUST HAVE A PERMANENT BACK-
FLOW PREVENTER PER CPC 603.4.7.
10. A LISTED NON-REMOVABLE BACKFLOW PREVENTER OR ATMOSPHERIC
VACUUM BREAKER INSTALLED AT LEAST 6" ABOVE THE HIGHEST POINT OF
USEAGE SHALL PROTECT HOSE BIBS. CPC 603.4.7
11. UNDERGROUND PLASTIC GAS PIPING SHALL HAVE A MINIMUM OF 18" OF
COVER AND SHALL HAVE AN ELECTRICALLY CONTINUOUS CORROSION-
RESISTANT TRACER WIRE (MIN. 14GA.) BURIED WITH IT. ONE END OF THE
TRACER WIRE SHALL BE BROUGHT ABOVE GROUND AT A WALL OR A RISER.
CPC 1211.1.2 & 1211.1.7(C)
1. ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE CODES AND
REGULATIONS.
2. ELECTRICAL CONTRACTOR SHALL BE RESPONSIBLE FOR SITE VERIFICATION
OF EXISTING CONDITIONS, AND PROPER ENGINEERING OF NEW/REVISED
ELECTRICAL INSTALLATION.
3. ELECTRICAL SERVICE POWER TO BE EVALUATED FOR MEETING LIGHTING
DESIGN AND EQUIPMENT REQUIREMENTS; PROPER POWER LEVEL SHALL BE
PROVIDED.
4. ALL ELECTRICAL TRIMS SCREWLESS BY LUTRON IN WHITE U.O.N.
5. ALL NEW ELECTRICAL EQUIPMENT AND APPLIANCES TO BE INSTALLED
ACCORDING TO MFR. REC.
6. NOTIFY ARCHITECT 24 HOURS PRIOR TO SETTING BOXES FOR RECESSED
AND SURFACE MOUNTED FIXTURES, SWITCHES, OUTLETS, AND CABLE
OUTLETS. ALL FIXTURES, SWITCHES, JACKS, OUTLETS, AND CONTROL
PANELS, SHALL BE DETERMINED IN THE FIELD BY A "WALK THROUGH" WITH
THE OWNER AND THE ARCHITECT.
7. LIGHTING IN CLOSETS SHALL COMPLY WITH CEC 410.16
8. OUTLETS IN BATHROOMS SHALL BE PROTECTED BY A GROUND-FAULT
CIRCUIT INTERRUPTER (S).
9. INFORMATION REGARDING SIZING OF ELECTRICAL PANELS, LOCATION OF
SUBPANELS, AND GROUNDING INFORMATION WILL BE SUBMITTED TO THE
BUILDING INSPECTOR BY THE GENERAL CONTRACTOR PRIOR TO
INSTALLATION.
10. ALL DIMENSIONS ARE TO FINISH SURFACES, U.O.N.
* MOUNT ALL OUTLETS, PHONE JACKS, AND TELEVISION
CABLE JACKS HORIZONTALLY ON BASE BOARD U.O.N. AGREE FINAL
HEIGHT WITH ARCHITECT.
* MOUNT ALL SWITCHES AND OUTLETS VERTICALLY AT
+48" TO CENTERLINE ABOVE FINISH FLOOR IN
BATHROOMS AND KITCHENS EXCEPT FOR THOSE
DESIGNATED FOR APPLIANCES U.O.N.
* MOUNT ALL SWITCHES AT +48" TO CENTERLINE ABOVE
FINISH FLOOR U.O.N.
* VERTICALLY ALIGN SWITCHES AND OUTLETS WHERE
SHOWN GROUPED ON PLAN.
11. RECEPTACLES IN BATHROOMS MUST BE SUPPLIED BY AT LEAST ONE 20-AMP
CIRCUIT THAT SHALL HAVE NOT OTHER OUTLET. CEC 210.11(C)(3)
12. A GFCI PROTECTED RECEPTACLE MUST BE INSTALLED WITHIN 24" OF EACH
SINK. CEC 210.52(C)(1)
13. ALL 120-VOLT RECEPTACLES IN ANY DWELLING UNIT SHALL BE TAMPER-
RESISTANT. CEC 406.11
14. ALL CIRCUITS TO BE AFCI PROTECTED UNLESS OTHERWISE ALLOWED BY CEC
201.12
15. ALL LIGHTING IN WET LOCATIONS TO BE RATED AS SUCH OR U.L. LISTED
FOR WET LOCATIONS PER NEC 410.10
16. ALL LED LUMINARIES AND TRIMS TO BE CEC 2013 CERTIFIED
17. RECESSED CANS TO BE IC-RATED AND CERTIFIED AIR TIGHT WHEN IN
CONTACT WITH INSULATION OR OTHERWISE REQ'D
1. ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE CODES AND
REGULATIONS.
2. HVAC CONTRACTOR SHALL BE RESPONSIBLE FOR SITE VERIFICATION OF
EXISTING CONDITIONS, AND PROPER ENGINEERING OF HVAC
INSTALLATION.
3. ALL NEW HVAC EQUIPMENT AND APPLIANCES TO BE INSTALLED ACCORDING
TO MANUFACTURERS' RECOMMENDATIONS.
4. HVAC SYSTEM TO PROVIDE CONSTANT, EVEN TEMPERATURE THROUGHOUT
HOUSE, CAPABLE OF MAINTAINING 70 DEGREES FAHRENHEIT AT 36" A.F.F.
DAMPERS TO BE ACCESSIBLE FOR NECESSARY ADJUSTMENTS. BALANCING
OF SYSTEM TO BE PROVIDED AND COORDINATED WITH REGISTER
PLACEMENT.
5. ALL HEATING AND COOLING DUCTS, INCLUDING PLENUMS, SHALL HAVE R-6
INSULATION MIN. UNLESS ENCLOSED ENTIRELY IN CONDITIONED SPACE
6. GAS VENT TERMINATIONS SHALL MEET THE REQUIREMENTS OF CMC 802.6
7. COMBUSTION AIR SHALL MEET THE REQUIREMENTS OF CMC CH. 7
8. ENVIRONMENTAL AIR DUCTS SHALL TERMINATE 3'-0" FROM THE PROPERTY
LINE AND 3'-0" FROM OPENINGS INTO THE BUILDING PER CMC 504.5 AND
PROVIDE WITH BACK-DRAFT DAMPERS PER CMC 504.1
10. ALL INTERIOR SPACES INTENDED FOR HUMAN OCCUPANCY SHALL BE
PROVIDED WITH SPACE HEATING PER CBC 1204.1
1. FIRE SPRINKLER TO BE DESIGNED BY A LICENSED C-16 PROFESSIONAL, AND
U.O.N. A DEFERRED SUBMITTAL BY GENERAL CONTRACTOR
2. SPRINKLER SYSTEM MUST COMPLY WITH NFPA 13 U.O.N.
3. INTERCONNECTED SMOKE ALARM SYSTEM WITH UNITS IN EA. SLEEPING
ROOM, OUTSIDE EA. SLEEPING AREA, AND EA. ADDITIONAL STORY
INCLUDING BASEMENTS
4. CO ALARM OUTSIDE EA. SLEEPING AREA, AND EA. ADDITIONAL STORY
5. REQUIRED SIGNAGE SHALL COMPLY WITH ALL PROVISIONS APPLICABLE
INCLUDING CBC 1011
6. ALL SMOKE DETECTORS SHALL RECEIVE THEIR PRIMARY SOURCE OF POWER
FROM BUILDING WIRING WITH BATTERY BACK-UP.
7. SMOKE/CO DETECTORS TO BE "SILHOUETTE" BY KIDDIE U.O.N.
30 lm/W
45 lm/W
60 lm/W
90 lm/W
<5W
5 - 15W
15 - 40W
>40W
VENTILATION
1. INTERMITTENT FANS TO BE 3 SONE MAX. CONTINUOUS FANS TO BE 1
SONE MAX.
2. WHOLE HOUSE FAN IN BATHROOM MUST BE LABLED "WHOLE HOUSE FAN"
3. ALL FANS TO BE ENERGYSTAR RATED AND VENT DIRECTLY TO OUTSIDE,
WITH INTEGRAL HUMIDISTAT
4. ALL DUCT SIZES AS PER ASHRAE 62.2 TABLE 7.1
5. INSTALLATION OF FANS OVER 125 CFM TO BE FIELD TESTED TO MEET THE
REQUIREMENTS OF ASHRAE 62.2
PLUMBING FIXTURES AND FITTINGS SHALL COMPLY WITH THE
FOLLOWING:
1. WATER CLOSETS: ≤ 1.28 GAL/FLUSH
2. WALL MOUNTED URINALS: ≤ 0.125 GAL/FLUSH; ALL
OTHER URINALS ≤ 0.5 GAL/FLUSH SINGLE
SHOWERHEADS: ≤ 2.0 GPM @ 80 PSI
3. MULTIPLE SHOWERHEADS: COMBINED FLOW RATE OF
ALL SHOWERHEADS CONTROLLED BY A SINGLE VALVE
SHALL NOT EXCEED 2.0 GPM @ 80 PSI, OR ONLY ONE
SHOWER OUTLET IS TO BE IN OPERATION AT A TIME
4. RESIDENTIAL LAVATORY FAUCETS: MAXIMUM FLOW
RATE ≤ 1.2 GPM @ 60 PSI; MINIMUM FLOW RATE ≥ 0.8
GPM @ 20 PSI
5. LAVATORY FAUCETS IN COMMON AND PUBLIC USE
AREAS OF RESIDENTIAL BUILDINGS: ≤ 0.5 GPM @ 60
PSI
6. METERING FAUCETS: ≤ 0.25 GALLONS PER CYCLE
7. KITCHEN FAUCETS: ≤ 1.8 GPM @ 60 PSI; TEMPORARY
INCREASE TO 2.2 GPM ALLOWED BUT SHALL DEFAULT
TO 1.8 GPM
PR
I
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T
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D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
1. ALL NEW ELECTRICAL ITEMS TO BE U.L. RATED.
2. FIXTURE SPECIFICATIONS TO BE COORDINATED w/ARCHITECT & OWNER.
3. ALL MEP WORK SHOWN IN ARCHITECTURAL DRAWINGS FOR REFERENCE &
DESIGN PURPOSES ONLY. SEE ENGINEERING DRAWINGS.
4. MEP SUBCONTRACTOR RESPONSIBLE FOR ALL MEP WORK TO BE COMPLIANT
TO ALL CODES & REGULATIONS.
5. ALL TITLE-24 REQ'TS PART OF THIS PERMIT.
6. ALL NEW ELECTRICAL EQUIPMENT AND APPLIANCES TO BE INSTALLED
ACCORDING TO MANUFACTURES' RECOMMENDATIONS. ELECTRICAL
SUBCONTRACTOR TO VERIFY ELECTRICAL REQUIREMENTS OF ALL APPLIANCES
PRIOR TO WIRING.
7. CONTRACTOR TO NOTIFY OWNER PRIOR TO SETTING BOXES FOR RECESSED
AND SURFACE MOUNT FIXTURES, SWITCHES, OUTLETS, DATA AND CABLE
OUTLETS. ALL LOCATIONS SHALL BE VERIFIED AND DETERMINED IN FIELD BY A
"WALK-THROUGH" WITH OWNER & ARCHITECT.
8. OUTLETS IN KITCHENS & BATHROOMS, IN GARAGE & OUTDOORS, SHALL
HAVE GROUND FAULT INTERCEPTORS; OUTDOOR OUTLETS TO BE WEATHER
PROTECTED.
9. SEE ENGINEERING DRAWINGS FOR INFORMATION REGARDING SIZING OF
ELECTRICAL PANELS, LOCATION OF SUBPANELS AND GROUNDING
INFORMATION.
10. ALL SMOKE DETECTORS SHALL BE INTERCONNECTED & RECEIVE THEIR
PRIMARY SOURCE OF POWER FROM 110V HARD WIRING WITH BATTERY BACK-
UP PER CBC 907.2.11.2
11. ALL MAJOR APPLIANCES SHALL HAVE SEPARATE CIRCUITS PER ALL APPLICABLE
CODE REQUIREMENTS.
12. ORIENT SWITCHES & OUTLETS VERTICALLY WHERE SHOWN GROUPED ON
PLAN.
13. STYLE OF SWITCHES TO BE COORDINATED WITH ARCHITECT.
14. ALL NEW PLUMBING FIXTURES TO COMPLY w/SF GREEN BUILDING
STANDARDS, SEE REQ'TS FOR INDOOR WATER USE ON A0.2.
15. ALL DIMENSIONS ARE TO FINISH SURFACES UNLESS OTHERWISE NOTED:
• MOUNT ALL SWITCHES AT 42" TO CENTERLINE ABOVE FINISH FLOOR
UNLESS OTHERWISE NOTED IN DRAWINGS.
• MOUNT ALL OUTLETS, PHONE/DATA JACKS, TELEVISION CABLE JACKS
VERTICALLY 4" TO CENTERLINE FROM FINISH FLOOR UNLESS OTHERWISE
NOTED ON PLAN.
•MOUNT ALL SWITCHES AND OUTLETS HORIZONTALLY AT+44" TO
CENTERLINE ABOVE FINISH FLOOR IN KITCHEN & BATHROOMS EXCEPT FOR
THOSE DESIGNATED FOR APPLIANCES OR OTHERWISE NOTED IN DRAWINGS.
• OUTLETS DESIGNATED FOR APPLIANCES TO BE MOUNTED AT NECESSARY
HEIGHT PER MFR. REQUIREMENTS.
16. ALL ENVIRONMENTAL AIR DUCT EXHAUST SHALL TERMINATE MINIMUM OF
3'-0" FROM PROPERTY LINE AND 3'-0" AWAY FROM ANY OPENINGS TO THE
BUILDING PER CMC 504.5
17. GAS FLUE TERMINATION IN THE ROOF FOR THE FURNACE & HW HEATER TO
COMPLY W/ CMC802.6
18. APPLIANCES DESIGNED FOR FIXED POSITION (WATER HEATER & FURNACE)
SHALL BE SUPPORTED TO SUSTAIN VERTICAL & HORIZONTAL LOADS AS REQ'D
IN CMC 303.4. PROVIDE SEISMIC STRAPPING & BRACING
19. ALL GAS APPLIANCES TO BE UL LISTED AND PROVIDED WITH INSTALLATION
REQUIREMENTS.
20. ALL REQUIRED FIRE ALARM AND DETECTION SYSTEMS INCLUDING FIRE
EXTINGUISHER REQ'S TO BE PERMITTED SEPARATELY AND HANDLED UNDER
GENERAL CONTRACTOR / FIRE CONSULTANT.
PLUMBING FIXTURE
TOILET(S)
SINK(S)
SHOWER(S)
FLOOR / MOP SINK(S)
DRINKING FOUNTAIN(S)
EXISTING PROPOSED NET INCREASE
5
5
1
1
0
7
10
0
1
2
+2
+5
-1
0
+2
PLUMBING FIXTURE COUNTS
Page 99 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EXISTING EXTERIOR
PHOTOS
A0.2
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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2
_
2
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1
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1
7
_
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_
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u
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P
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_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
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,
1
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:
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1
AM
BUILDING PERMIT
1 SOUTH FACADE FROM HASTINGS RD.
2 EAST FACADE FROM HASTINGS RD
3 WEST FACADE FROM HASTINGS RD.
4 NORTH & EAST ELEVATIONS (LOOKING SOUTHWEST FROM ROAD)
5 NORTH & EAST ELEVATIONS (LOOKING SOUTH FROM ROAD)
Page 100 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EXISTING INTERIOR
PHOTOS
A0.3
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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2
2
0
2
_
U
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/
0
6
-
A
r
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A
D
/
2
2
0
2
_
2
3
1
1
1
7
_
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E
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_
B
u
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P
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m
i
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_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
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T
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D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
1 EXISTING OPEN AREA UNDER SECOND FLOOR2EXISTING READY ROOM AREA / MECH. RM.
3 EXISTING BAY 2 MEZZANINE4EXISTING BAY 3 MEZZANINE
5 EXISTING BAY 2 MEZZANINE
6 EXISTING STAIR TO SECOND LEVEL
Page 101 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR CONCEPT
VIEWS
A0.4
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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/
2
2
0
2
_
U
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r
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c
/
0
6
-
A
r
c
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i
C
A
D
/
2
2
0
2
_
2
3
1
1
1
7
_
U
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_
B
u
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P
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i
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_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
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1
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/
2
2
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2
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1
1
:
3
1
AM
BUILDING PERMIT
1 VIEW AT OFFICE CORRIDOR
2 VIEW OUTSIDE CONFERENCE ROOM3VIEW INSIDE WORKSHOP
Page 102 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
SITE PLAN
A0.5
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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2
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_
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/
0
6
-
A
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/
2
2
0
2
_
2
3
1
1
1
7
_
U
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c
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_
B
u
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P
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_
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2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
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D
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1
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/
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2
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1
1
:
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AM
BUILDING PERMIT
584.08
584.40
584.16 BW
582.79'
583.8'
588.12
588.18'
588.5'
584.65'
588.18'588.30'
587.85'
587.90'
583.59'
588.0'
583.7'583.4'583.1'
587.77 TW
587.6'
586.0'
586.0'
588.3'
588.12'
586.42'
586.0'
586.0'
587.29'
587.90'
586.21'
582.5'
585.69'
582.5'582.4'
582.5'
584.40
588.18'
588.18'
588.18'587.0'
585.0'
582.9'
585.0'
584.6'
584.0'
582.7'
578.6'
578.5'
585.4'
585.0'
588.18'
588.2' TW
583.5'
586.0'
583.5'
583.4'
(E) LANDSCAPE BLOCK
WALL ALONG
BACK OF SIDEWALK
4'-0" CONC. VALLEY
GUTTER
10%
24" X 24" DROP INLET
W/ TRAFFIC GRATE
(E) SEWER MANHOLE
(E) MTL. FENCE
(E) AUTOMATED
VEHICLE ENTRY GATE;
PROVIDE (N) KNOX-
BOX W/ KEY
(E) AUTOMATED
VEHICLE ENTRY GATE;
PROVIDE (N) KNOX-
BOX W/ KEY
(E) CONC. SIDEWALK
& ENTRY
(E) SEWER MAN HOLE
(E) VEGTATED BIOSWALE
(E) STORMWATER
RETENTION AREA
& RAIN GARDEN
(E) SEWER
MAN HOLE
(E) BUILDINGSLAB FLOOR 588.30'
NORTH PROPERTY LINE 430'-0"
(E) AC PAVEDPARKING LOT
FH
WATER LINE?STORM SEWERCLEANOUT
APP
R
O
X
.
W
A
T
E
R
L
I
N
E
SEW
E
R
M
A
I
N
L
I
N
E
AP
P
R
O
X
.
W
A
T
E
R
L
I
N
E
EDGE OF PAVEMENT
8" STORM DRAIN
8" S
T
O
R
M
D
R
A
I
N
6" STORM DRAIN 6" STORM DRAIN
12
"
S
T
O
R
M
D
R
A
I
N
WE
S
T
P
R
O
P
E
R
T
Y
L
I
N
E
2
9
0
'
-
4
"
S
E
W
E
R
M
A
I
N
WV
WV
EDGE OF PAVEMENT
WV
WV
CENTERLINE OF ROAD
EA
S
T
P
R
O
P
E
R
T
Y
L
I
N
E
ED
G
E
O
F
P
A
V
E
M
E
N
T
FH
WH TEL
4
2
"
C
O
R
R
.
M
T
L
.
P
I
P
E
42" CORR. M
T
L
.
P
I
P
E
H
A
S
T
I
N
G
S
R
O
A
D
HASTINGS ROAD
SOUTH PROPERTY LINE 266'-3"EDGE OF PAVEMENT
(E
)
3
6
"
C
U
L
V
E
R
T
(E) AC PAVEDPARKING LOT
(E) BASE ROCKPARKING AREA
(E) BASE ROCKSTAGING AREA
CE
N
T
E
R
L
I
N
E
O
F
R
O
A
D
WV
WM
FH
D
I
T
C
H
DITCH
N
SCALE: 1" = 20'1 SITE PLAN
Page 103 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EGRESS DIAGRAMS
A0.6
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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1
7
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
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BUILDING PERMIT
214 sq ft
1,736 sq ft
1234567891011121314151617181920212223242526272829303132
UPSTAIR
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
I
R
STORAGE MEZZANINE 1
OCCUPANCY / USE: B1
ACTUAL FLOOR AREA: 214 SQFT.
FLOOR AREA SERVED BELOW3: 1,736 SQFT.
ALLOWABLE FLOOR AREA3: (1/3) (1,736) = 578'-7"
OCC. LOAD FACTOR: 1501
OCC. LOAD: 1.4
EXIT ACCESS: YES: 2 BELOW
EGRESS WIDTH PROVIDED: 44"
STAIR WIDTH PROVIDED: 44"
TRAVEL DISTANCE
MAX. EXIT ACCESS LENGTH 300'-0" 2
CODE COMPLIANT: YES
1 OCCUPANT LOAD PER CBC TABLE 1004.1.2
2 MIN. REQ'D. EGRESS WIDTH PER 1005.3
3 ALLOWABLE PER 505.2
EXIT 1
EXIT 3
EXIT 2
STORAGE MEZZANINE 2
OCCUPANCY / USE: B1
ACTUAL FLOOR AREA: 576 SQFT.
FLOOR AREA SERVED BELOW3: 1,736 SQFT.
ALLOWABLE FLOOR AREA3: (1/3) (1,736) = 578'-7"
OCC. LOAD FACTOR: 1501
OCC. LOAD: 3.8
EXIT ACCESS: YES: 2 BELOW
EGRESS WIDTH PROVIDED: 6'-0"
STAIR WIDTH PROVIDED: 44"
TRAVEL DISTANCE
MAX. EXIT ACCESS LENGTH 300'-0" 2
CODE COMPLIANT: YES
1 OCCUPANT LOAD PER CBC TABLE 1004.1.2
2 MIN. REQ'D. EGRESS WIDTH PER 1005.3
3 ALLOWABLE PER 505.2
EXIT 4
MEZZANINE
101
576 sq ft
1,736 sq ft
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15
16
17
DN
UP
MEZZANINE
102
ICE
EY
E
W
S
.
UP
01 02 03 04 05 06 07 08 09 10 11 12
4,229 sq ft
1234567891011121314151617181920212223242526272829303132
UPSTAIR
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
I
R
53
'
-
3
"
48
'
-
1
1
/
4
"
49'-0 3/4"
6
5
'
-
1
3
/
4
"
118'-0" 1
/
3
=
3
9
'
-
3
"
1
8
'
-
3
1
/
2
"
9,773 sq ft
NOT IN SCOPE.
EXISTING STORAGE
WAREHOUSES TO
REMAIN
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
(N) SWITCHGEAR AREA
OFFICE AREA
OCCUPANCY / USE: B1
FLOOR AREA: 9,773 SQFT
OCC. LOAD FACTOR: 1501
OCC. LOAD: 65
EXITS REQ'D.: 23
EXITS PROVIDED: 6
EGRESS WIDTH PROVIDED: 6'-0"
STAIR WIDTH PROVIDED: 44"
TRAVEL DISTANCE
ZONE 1
MAX. DIAGONAL DISTANCE 140'-0"
1/3 MAX. DIAGONAL 46'-7"
ACTUAL EXIT SEPARATION SEE PLAN
MAX. EXIT ACCESS LENGTH 300'-0" 2
CODE COMPLIANT: YES
ZONE 2
MAX. DIAGONAL DISTANCE 118'-0"
1/3 MAX. DIAGONAL 39'-3"
ACTUAL EXIT SEPARATION SEE PLAN
MAX. EXIT ACCESS LENGTH 300'-0" 4
CODE COMPLIANT: YES
1 OCCUPANT LOAD PER CBC TABLE 1004.1.2
2 MIN. REQ'D. EGRESS WIDTH PER 1005.3
3 MIN REQ'D. EXITS PER 1006.3.3
4 MAX TRAVEL DISTANCE PER CBC 1017.2
ZONE 2
O
.
A
.
D
I
A
G
O
N
A
L
Z
O
N
E
1
O
.
A
.
D
I
A
G
O
N
A
L
S
E
P
A
R
A
T
I
O
N
D
I
S
T
A
N
C
E
SE
P
A
R
A
T
I
O
N
D
I
S
T
A
N
C
E
SE
P
A
R
A
T
I
O
N
D
I
S
T
A
N
C
E
SEPARATION DISTANCE
EXIT 1
EXIT 3
EXIT 4
EXIT 5 EXIT 6
EXIT 2
1
3
9
'
-
9
3
/
4
"
(
1
/
3
=
4
6
'
-
7
"
)
SHOWROOM
001
CONFERENCE
003
SUPPLY
002
HALL
004
PRINT
005
(E) TOILET
006
LACTATION
007
FOYER
008
OFFICE
010
OFFICE
011
SHARED OFFICE
012
OFFICE
013
SHARED OFFICE
014SHARED OFFICE
015
PLOT
016
VESTIBULE
021
HALL
009
STORAGE
017
BREAK ROOM
018
HALL
019
METER TESTING
020
U-TOILET
022
M-TOILET
023
W-TOILET
024
WAREHOUSE
025
OFFICE
026
CUSTODIAN
028
U-TOILET
029
READY ROOM
027
MECH
031
BULL ROOM
032
SHARED OFFICE
026
(E) WAREHOUSE
033
(E) WAREHOUSE
034
(E) OFFICE
035
(E) TOILET
036
STAIR
038
STAIR
037
U-TOILET
030
ICE
EY
E
W
S
.
UP
01 02 03 04 05 06 07 08 09 10 11 12
1234567891011121314151617181920212223242526272829303132
UPSTAIR
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
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R
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
(N) SWITCHGEAR AREA
ACCESSIBILITY NOTES
1. ACCESSIBLE PATH OF TRAVEL AS INDICATED ON PLANS IS A
BARRIER FREE ACCESS ROUTE WITHOUT ANY ABRUPT LEVEL
CHANGES EXCEEDING 1/2" IF BEVELED AT 1:2 MAX.
SLOPE, OR VERTICAL LEVEL CHANGES NOT EXCEEDING
1/4" MAX. ALL ACCESSIBLE ROUTES OF TRAVEL TO BE AT
LEAST 44:. SURFACE IS STABLE, FIRM AND SLIP RESISTANT,
CROSS SLOPE DOES NOT EXCEED 2% AND SLOPE IN THE
DIRECTION OF TRAVEL IS LESS THAN 5% U.O.N.
2. WHEN THE SLOPE IN THE DIRECTION OF TRAVEL OF ANY
WALK EXCEED 1:20 IT SHALL COMPLY WITH THE
PROVISIONS FOR PEDESTRIAN RAMPS.
3. WALKS, SIDEWALKS AND PEDESTRIAN WAYS SHALL BE FREE
OF GRATINGS WHERE POSSIBLE. FOR GRATINGS LOCATED
IN THE SURFACE OF THESE AREAS, GRID OPENINGS SHALL
BE LIMITED TO 1/2" IN THE DIRECTION OF TRAVEL FLOW.
4. SURFACES WITH A SLOPE OF LESS THAN 6% GRADIENT
SHALL BE AT LEAST AS SLIP RESISTANT AS THAT DESCRIBED
AS A MEDIUM SALT FINISH AND HEAVY BROOM FINISH
FOR SLOPES GREATER THAN 6%.
5. ACCESSIBLE ROUTES OF TRAVEL SHALL BE MAINTAINED
FREE OF OVERHANGING OBSTRUCTIONS AND TO 80"
MINIMUM AND PROTRUDING OBJECTS GREATER THAN 4"
PROJECTION FROM WALL AND ABOVE 27" AND LESS THAN
80".
6. SEE SHEETS A0.6 FOR TYPICAL ACCESSIBILITY DETAILS
7. ALL REQ'D. ACCESSIBLE DOORS TO HAVE 32" CLEAR
OPENING MEASURED WITH THE DOOR POSITIONED AT
ANY ANGLE OF 90 DEGREES FROM ITS CLOSED POSITION.
SHOWROOM
001
CONFERENCE
003
SUPPLY
002
HALL
004
PRINT
005
(E) TOILET
006
LACTATION
007
FOYER
008
OFFICE
010
OFFICE
011
SHARED OFFICE
012
OFFICE
013
SHARED OFFICE
014SHARED OFFICE
015
PLOT
016
VESTIBULE
021
HALL
009
STORAGE
017
BREAK ROOM
018
HALL
019
METER TESTING
020
U-TOILET
022
M-TOILET
023
W-TOILET
024
WAREHOUSE
025
OFFICE
026
CUSTODIAN
028
U-TOILET
029
READY ROOM
027
MECH
031
BULL ROOM
032
SHARED OFFICE
026
(E) WAREHOUSE
033
(E) WAREHOUSE
034
(E) OFFICE
035
(E) TOILET
036
STAIR
038
STAIR
037
U-TOILET
030
DN
19
20
21
22
23
24
25
26
27
28
29
30
1,600 sq ft
1234567891011121314151617181920212223242526272829303132
STAIR
51'-
1
1
1
/
2
"
(E) STORAGE
OCCUPANCY / USE: S-1
FLOOR AREA: 1,600 SQFT
OCC. LOAD FACTOR: 150
OCC. LOAD: 10
EXITS REQ'D.: 2
EXITS PROVIDED: 2
MIN. REQ'D. EGRESS WIDTH: 36"
EGRESS WIDTH PROVIDED: 48" & 60"
MIN. STAIR WIDTH: 44"
STAIR WIDTH PROVIDED1: 44"
TRAVEL DISTANCE
MAX. DIAGONAL DISTANCE 52'-0"
1/3 MAX. DIAGONAL 17'-3"
ACTUAL SEPARATION 29'-0"
MAX. EXIT ACCESS LENGTH 300'-0"
CODE COMPLIANT: YES
1 EXISTING INTERIOR & EXTERIOR EGRESS STAIR TO REMAIN
SEPA
R
A
T
I
O
N
(E) STRG
202
(E) STRG
201
(E) STRG
203
(E) STRG.
204
STAIR
038
29'-0
1
/
4
"
AREA OF PRIMARY
FIRE & WATER
DAMAGE 3/8/2023
SCALE: 1" = 20'3 SECOND LEVEL EGRESS PLAN
SCALE: 1" = 20'2 MEZZ. LEVEL EGRESS PLAN
SCALE: 1" = 20'1 GROUND LEVEL EGRESS PLAN
SCALE: 1" = 20'4 GROUND LEVEL ACCESSIBLE PATH OF TRAVEL
Page 104 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
ACCESSIBILITY
COMPLIANCE
A06.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
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BUILDING PERMIT
Notes1 high 1 wideDetailer for ARCHICAD Notes1 high 1 wide
Detailer for ARCHICAD Notes1 high 1 wide
Detailer for ARCHICAD Notes1 high 2 wideDetailer for ARCHICAD Notes1 high 1 wide
Detailer for ARCHICAD Notes1 high 1 wide Detailer for ARCHICAD Notes1 high 1 wide
Detailer for ARCHICAD Notes1 high 1 wide
SCALE: 3/4" = 1'-0"1 HANDRAIL @ T.O. STAIR
SCALE: 3/4" = 1'-0"4 HANDRAIL @ B.O. STAIR
SCALE: 3/4" = 1'-0"7 RAMP HANDRAIL
NOT TO SCALE
5 WHEELCHAIR REACH
NOT TO SCALE
6 DOORS & DOORWAYS
NOT TO SCALE
8 CLEAR FLOOR SPACE
NOT TO SCALE
12 ACCESSIBLE MOUNTING HEIGHT REQUIREMENTS
SCALE: 3/4" = 1'-0"10 RAILING MOUNTING HEIGHTS
Page 105 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
ACCESSIBILITY
COMPLIANCE
A0.7
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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DATE:
DRAWN:
CHECKED:
SCALE:
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12/19/2022
SR
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AS NOTED ON 24" X 36"
REVISIONS:BY:
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BUILDING PERMIT
MIRROR
SD
LAV
CL
CL
CL
CL
CL
CL
33
"
19
"
M
A
X
.
17
"
M
I
N
.
17"-18" MIN.24" MIN.
48
"
18"CLEAR
6"8"MIN
19" MIN.
29
"
MI
N
.
27
"
MI
N
.
40
"
MA
X
11" MIN.
33
"
MA
X
.
40
"
MA
X
.
17"-18" MIN.
9"
MI
N
.
7"-9"
12" MAX.
54" MIN.
24"MIN.
1
1
/
2
"
MI
N
.
19
"
33
"
42" G.B.
36" G.B.
EDGE OF
REFLECTIVE
SURFACE
INSULATE WASTE
LINE WHERE
EXPOSED
PTD. GYP. U.O.N.
SEE MATERIAL
SCHED.
REQ'D KNEE CLR.
SEE DTL.
LAV
PTD. GYP. U.O.N.
A.F.F. MAX TO
HIGHEST
OPERABLE PART
RECESSED PAPER
TOWEL
DISPENSER &
TRASH
BOBRICK
B-38034
PTD. GYP. U.O.N.PTD. GYP. U.O.N.
1. TPH: BOBRICK
B-35883
2. TPH / SND IN
WOMEN'S RESTROOM
BOBROCK B-3094
OPERATING HANDLE
5# MAX. OPERATING
FORCE; AUTOMATIC
OR PLACED ON WIDE
SIDE OF FIXTURE.
BOBRICK B-306
M07
M07
M07
M07
T.O. SEAT
1 - WEST 2 - NORTH 3 - EAST 4 - SOUTH
Detailer for ARCHICAD Notes1 high 1 wide
1. INTERIOR DOORS MUST NOT REQUIRE MORE THAN 5 LBS. OF FORCE TO OPERATE
2. EXTERIOR DOORS MUST NOT REQUIRE MORE THAN 5 LBS. OF FORCE TO OPERATE
5'
-
0
"
EQ.EQ.6"
5'
-
0
"
M
A
X
.
T
O
B
A
S
E
L
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O
F
R
A
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C
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A
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A
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S
4'
-
0
"
M
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.
T
O
B
A
S
E
L
I
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O
F
L
O
W
E
S
T
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I
N
E
O
F
B
R
A
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E
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V
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R
H
A
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D
W
A
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E
SIGNAGE WHERE OCCURS FOR
MENS' WOMENS' OR UNISEX
EXIT IDENTIFICATION
DIRECTIONAL & DISABLED
ACCESS ENTRY SIGNAGE
34
"
-
4
4
"
Detailer for ARCHICAD Notes1 high 1 wide
UNISEX RESTROOM EA. SHAPEEQUILATERAL TRIANGLE
DIAMETER CIRCLE
TYPICAL NOTES
1. EACH 1/4" THICK SHAPE
SHALL HAVE COLOR CONTRAST
TO DOOR COLOR. UNISEX
CIRCLE SHALL COLOR CONTRAST
DOOR AND TRIANGLE
2. MOUNTED 5'-0" A.F.F. TO
CENTER OF SIGN AND
CENTERED ON DOOR.
3. CONTRAST OF LRV (LIGHT
REFLECTIVE VALUE) OF DOOR
FIN. & SIGNS SHALL BE AT LEAST
70% AS DETERMINED BY:
((LRV1 - LRV2) / LRV1) X 100
>70%
LRV1 = LIGHTER COLOR
LRV2 = DARKER COLOR
1'-0"1'-0"
1'-0"
Detailer for ARCHICAD Notes1 high 1 wide
ACCESSIBLE RESTROOM MENS / WOMENS RESTROOM
7" X 8"
FABRICATE FROM 1/8" THICK
PLASTIC WITH WOOD BACKING.
MOUNT ON LATCH SIDE OF
DOOR.
SYMBOLS AND LETTERS SHALL BE
IN A COLOR CONTRASTING
WITH BACKGROUND AND
RAISED 1/32"
6" HIGH RAISED WHEELCHAIR
LOGO AND SYMBOLS AND
LETTERS SHALL BE RAISED 1/32"
10.5" X 8"
LETTERS SHALL BE 1" HIGH
HELVETICA MEDIUM
GRADE #2 MIN. TO 3/8" TO
MAX 1/2" DIRECTLY BELOW
TACTILE LETTERS FLUSH LEFT OR
CENTERED BRAILE READING
'RESTROOM'
3. CONTRAST OF LRV (LIGHT
REFLECTIVE VALUE) OF DOOR FIN. &
SIGNS SHALL BE AT LEAST 70% AS
DETERMINED BY:
((LRV1 - LRV2) / LRV1) X 100 >70%
LRV1 = LIGHTER COLOR
LRV2 = DARKER COLOR
Detailer for ARCHICAD Notes1 high 1 wide
1 1/2"
2'
-
9
"
INTERIOR FINISH (VARIES) SEE
MATERIALS SCHED.
INTERIOR FINISH BLOCKING AS
REQ'D.
1 1/4" MIN. TO 1 1/2" MAX. DIA.
MTL. GRAB BAR W/ MTL.
FLANGE; SEE SPEC.
INSULATION; SEE INSULATION
SCHEDULE & TITLE-24
(2X) 3/8" X 3" S.S. SCREWS.
250LBF MIN. DOWNWARD
LOAD.
INT.
CLR.
TO
F
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O
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Detailer for ARCHICAD Notes1 high 1 wide
2'
-
3
"
M
I
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.
BO
T
T
O
M
O
F
C
O
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N
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8"CLEAR
1'-5"MIN.
11"MIN.
9"
MI
N
.
2'
-
1
0
"
TOP OF COUNTER; TYP.
FINISHED FLOOR
Detailer for ARCHICAD Notes1 high 1 wide
1/
2
"
M
A
X
.
1/
4
"
M
A
X
.
MTL. DOOR THRESHOLD; SEE
SPEC.
TYP. INT. / EXT. DOOR LEAF; SEE
SCHED.
OUTLINE OF DOOR JAMB &
FRAME SHOWN FOR REFERENCE
F.F.E.
2
1
Detailer for ARCHICAD Notes1 high 1 wide
1. ACCESSIBLE PATH OF TRAVEL AS INDICATED ON PLANS IS A BARRIER FREE ACCESS ROUTE WITHOUT ANY ABRUPT
LEVEL CHANGES EXCEEDING 1/2" IF BEVELED AT 1:2 MAX. SLOPE, OR VERTICAL LEVEL CHANGES NOT EXCEEDING
1/4" MAX. ALL ACCESSIBLE ROUTES OF TRAVEL TO BE AT LEAST 44:. SURFACE IS STABLE, FIRM AND SLIP RESISTANT,
CROSS SLOPE DOES NOT EXCEED 2% AND SLOPE IN THE DIRECTION OF TRAVEL IS LESS THAN 5% U.O.N.
2. WHEN THE SLOPE IN THE DIRECTION OF TRAVEL OF ANY WALK EXCEED 1:20 IT SHALL COMPLY WITH THE
PROVISIONS FOR PEDESTRIAN RAMPS.
3. WALKS, SIDEWALKS AND PEDESTRIAN WAYS SHALL BE FREE OF GRATINGS WHERE POSSIBLE. FOR GRATINGS
LOCATED IN THE SURFACE OF THESE AREAS, GRID OPENINGS SHALL BE LIMITED TO 1/2" IN THE DIRECTION OF
TRAVEL FLOW.
4. SURFACES WITH A SLOPE OF LESS THAN 6% GRADIENT SHALL BE AT LEAST AS SLIP RESISTANT AS THAT DESCRIBED
AS A MEDIUM SALT FINISH AND HEAVY BROOM FINISH FOR SLOPES GREATER THAN 6%.
5. ACCESSIBLE ROUTES OF TRAVEL SHALL BE MAINTAINED FREE OF OVERHANGING OBSTRUCTIONS AND TO 80"
MINIMUM AND PROTRUDING OBJECTS GREATER THAN 4" PROJECTION FROM WALL AND ABOVE 27" AND LESS
THAN 80".
6. SEE SHEETS AX.X FOR TYPICAL ACCESSIBILITY DETAILS
7. ALL REQ'D. ACCESSIBLE DOORS TO HAVE 32" CLEAR OPENING MEASURED WITH THE DOOR POSITIONED AT ANY
ANGLE OF 90 DEGREES FROM ITS CLOSED POSITION.
8. PROVIDE LEVER TYPE FAUCET CONTROLS FOR ACCESSIBLE LAVS.
9. PROVIDE INSULATION PADS ON ALL WATER SUPPLY & DRAIN PIPES FOR ACCESSIBLE LAVS.
10. FAUCET CONTROLS & OPERATING MECHANISMS FOR KITCHEN SINKS SHALL BE OPERABLE WITH ONE HAND &
SHALL NOT REQUIRE GRASPING, PINCHING OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE
FAUCET CONTROLS & OPERATING MECHANISMS FOR KITCHEN SINKS SHALL BE NO GREATER THAN 5#. LEVER
OPERATED, PUSH TYPE & ELECTRONICALLY CONTROLLED MECHANISMS ARE EXAMPLES OF ACCEPTABLE DESIGNS.
SELF-CLOSING VALVES ARE ALLOWED IF THE FAUCET REMAINS OPEN FOR AT LEAST 10 SECONDS.
11. SEE MILLWORK DETAILS FOR REMOVABLE DOORS FOR ACCESS BELOW SINK.
RECESSED PAPER
TOWEL DISPENSER
& TRASH
RECEPTACLE
SOAP DISPENSER
<ID>
<ID>
<ID>
30" X 48"CLEARFLOORAREA
54" X 44"CLEARFLOORAREA
<ID>
<ID>
<ID>
Detailer for ARCHICAD Notes1 high 1 wide
5" MAX.15" MIN.
GYP. PONY WALL OR ADA
COMPLIANT PEDESTRIAN
GUARD RAIL PER CBC
11B-602.9
SCALE: 1/2" = 1'-0"10 TYPICAL BATH INTERIOR ELEVATIONS
SCALE: 3/4" = 1'-0"6 RESTROOM DOOR SIGNAGE
SCALE: 3/4" = 1'-0"5 RESTROOM DOOR SIGNAGE
SCALE: 3/4" = 1'-0"9 RESTROOM WALL SIGNAGE
SCALE: 6" = 1'-0"11 ADA GRAB BAR DETAIL
SCALE: 1 1/2"= 1'-0"8 ADA KNEE CLEARANCE @ SINK
SCALE: 6" = 1'-0"12 TYP. DOOR THRESHOLD 3 GENERAL ACCESSIBILITY NOTES
SCALE: 1/2" = 1'-0"4 TYP. ENLARGED RESTROOM PLAN
SCALE: 1/2" = 1'-0"2 ADA DRINKING FOUNTAIN DETAIL
Page 106 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
CALGREEN CHECKLIST
A0.8
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
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AS NOTED ON 24" X 36"
REVISIONS:BY:
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BUILDING PERMIT
CHAPTER 5
NONRESIDENTIAL MANDATORY MEASURES
SECTION 5.101 GENERAL
5.101.1 SCOPE
The provisions of this chapter outline planning, design and development methods that include environmentally
responsible site selection, building design, building siting and development to protect, restore and enhance the
environmental quality of the site and respect the integrity of adjacent properties.
DIVISION 5.1 PLANNING AND DESIGN
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE
NONRESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2020, Includes August 2019 Supplement)
Y
SECTION 5.102 DEFINITIONS
5.102.1 DEFINITIONS
The following terms are defined in Chapter 2 (and are included here for reference)
CUTOFF LUMINAIRES. Luminaires whose light distribution is such that the candela per 1000 lamp lumens does not
numerically exceed 25 (2.5 percent) at an angle of 90 degrees above nadir, and 100 (10 percent) at a vertical angle of
80 degrees above nadir. This applies to all lateral angles around the luminaire.
LOW-EMITTING AND FUEL EFFICIENT VEHICLES.
Eligible vehicles are limited to the following:
1. Zero emission vehicle (ZEV), including neighborhood electric vehicles (NEV), partial zero emission
vehicle (PZEV), advanced technology PZEV (AT ZEV) or CNG fueled (original equipment manufacturer
only) regulated under Health and Safety Code section 43800 and CCR, Title 13, Sections 1961 and 1962.
2. High-efficiency vehicles, regulated by U.S. EPA, bearing High-Occupancy Vehicle (HOV) car pool lane
stickers issued by the Department of Motor Vehicles.
NEIGHBORHOOD ELECTRIC VEHICLE (NEV). A motor vehicle that meets the definition of "low-speed vehicle"
either in Section 385.5 of the Vehicle Code or in 49CFR571.500 (as it existed on July 1, 2000), and is certified to
zero-emission vehicle standards.
TENANT-OCCUPANTS. Building occupants who inhabit a building during its normal hours of operation as permanent
occupants, such as employees, as distinguished from customers and other transient visitors.
VANPOOL VEHICLE. Eligible vehicles are limited to any motor vehicle, other than a motortruck or truck tractor,
designed for carrying more than 10 but not more than 15 persons including the driver, which is maintained and used
primarily for the nonprofit work-related transportation of adults for the purpose of ridesharing.
Note: Source: Vehicle Code, Division 1, Section 668
ZEV. Any vehicle certified to zero-emission standards.
SECTION 5.106 SITE DEVELOPMENT
5.106.1 STORM WATER POLLUTION PREVENTION FOR PROJECTS THAT DISTURB LESS THAN ONE ACRE
OF LAND. Newly constructed projects and additions which disturb less than one acre of land, and are not part of a
larger common plan of development or sale, shall prevent the pollution of storm water runoff from the construction
activities through one or more of the following measures:
5.106.1.1 Local ordinance. Comply with a lawfully enacted storm water management and/or erosion control
ordinance.
5.106.1.2 Best Management Practices (BMPs). Prevent the loss of soil through wind or water erosion by
implementing an effective combination of erosion and sediment control and good housekeeping BMPs.
1. Soil loss BMPs that should be considered for implementation as appropriate for each project include,
but are not limited to, the following:
a. Scheduling construction activity during dry weather, when possible.
b. Preservation of natural features, vegetation, soil, and buffers around surface waters.
c. Drainage swales or lined ditches to control stormwater flow.
d. Mulching or hydroseeding to stabilize disturbed soils.
e. Erosion control to protect slopes.
f. Protection of storm drain inlets (gravel bags or catch basin inserts).
g. Perimeter sediment control (perimeter silt fence, fiber rolls).
h. Sediment trap or sediment basin to retain sediment on site.
i. Stabilized construction exits.
j. Wind erosion control.
k. Other soil loss BMPs acceptable to the enforcing agency.
2. Good housekeeping BMPs to manage construction equipment, materials, non-stormwater discharges
and wastes that should be considered for implementation as appropriate for each project include, but
are not limited to, the following:
a. Dewatering activities.
b. Material handling and waste management.
c. Building materials stockpile management.
d. Management of washout areas (concrete, paints, stucco, etc.).
e. Control of vehicle/equipment fueling to contractor's staging area.
f. Vehicle and equipment cleaning performed off site.
g Spill prevention and control.
h. Other housekeeping BMPs acceptable to the enforcing agency.
DIVISION 5.2 ENERGY EFFICIENCY
SECTION 5.201 GENERAL
5.201.1 Scope [BSC-CG]. California Energy Code [DSA-SS]. For the purposes of mandatory energy efficiency
standards in this code, the California Energy Commission will continue to adopt mandatory building standards.
DIVISION 5.3 WATER EFFICIENCY AND CONSERVATION
SECTION 5.301 GENERAL
5.301.1 Scope. The provisions of this chapter shall establish the means of conserving water use indoors, outdoors
and in wastewater conveyance.
SECTION 5.302 DEFINITIONS
5.302.1 Definitions. The following terms are defined in Chapter 2 (and are included here for reference)
EVAPOTRANSPIRATION ADJUSTMENT FACTOR (ETAF) [DSA-SS]. An adjustment factor when applied to
reference evapotranspiration that adjusts for plant factors and irrigation efficiency, which ae two major influences on
the amount of water that needs to be applied to the landscape.
FOOTPRINT AREA [DSA-SS]. The total area of the furthest exterior wall of the structure projected to natural grade,
not including exterior areas such as stairs, covered walkways, patios and decks.
METERING FAUCET. A self-closing faucet that dispenses a specific volume of water for each actuation cycle. The
volume or cycle duration can be fixed or adjustable.
GRAYWATER. Pursuant to Health and Safety Code Section 17922.12, "graywater" means untreated wastewater that
has not been contaminated by any toilet discharge, has not been affected by infectious, contaminated, or unhealthy
bodily wastes, and does not present a threat from contamination by unhealthful processing, manufacturing, or
operating wastes. "Graywater" includes, but is not limited to wastewater from bathtubs, showers, bathroom
washbasins, clothes washing machines and laundry tubs, but does not include waste water from kitchen sinks or
dishwashers.
MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO). The California ordinance regulating landscape
design, installation and maintenance practices that will ensure commercial, multifamily and other developer installed
landscapes greater than 2500 square feet meet an irrigation water budget developed based on landscaped area and
climatological parameters.
MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO). [HCD] The California model ordinance
(California Code of Regulations, Title 23, Division 2, Chapter 2.7), regulating landscape design, installation and
maintenance practices. Local agencies are required to adopt the updated MWELO, or adopt a local ordinance at least
as effective as the MWELO.
POTABLE WATER. Water that is drinkable and meets the U.S. Environmental Protection Agency (EPA) Drinking
Water Standards. See definition in the California Plumbing Code, Part 5.
POTABLE WATER. [HCD] Water that is satisfactory for drinking, culinary, and domestic puroses, and meets the U.S.
Environmental Protection Agency (EPA) Drinking Water Standards and the requirements of the Health Authority
Having Jurisdiction.
RECYCLED WATER. Water which, as a result of treatment of waste, is suitable for a direct beneficial use or a
controlled use that would not otherwise occur [Water Code Section 13050 (n)]. Simply put, recycled water is water
treated to remove waste matter attaining a quality that is suitable to use the water again.
SUBMETER. A meter installed subordinate to a site meter. Usually used to measure water intended for one purpose,
such as landscape irrigation. For the purposes of CALGreen, a dedicated meter may be considered a submeter.
WATER BUDGET. Is the estimated total landscape irrigation water use which shall not exceed the maximum applied
water allowance calculated in accordance with the Department of Water Resources Model Efficient Landscape
Ordinance (MWELO).
5.303.3 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures (water closets and
urinals) and fittings (faucets and showerheads) shall comply with the following:
5.303.3.1 Water Closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per
flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense
Specification for Tank-Type toilets.
Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volume of
two reduced flushes and one full flush.
5.303.3.2 Urinals.
5.303.3.2.1 Wall-mounted Urinals. The effective flush volume of wall-mounted urinals shall not exceed
0.125 gallons per flush.
5.303.3.2.2 Floor-mounted Urinals. The effective flush volume of floor-mounted or other urinals shall
not exceed 0.5 gallons per flush.
5.303.3.3 Showerheads. [BSC-CG]
5.303.3.3.1 Single showerhead. Showerheads shall have a maximum flow rate of not more than 1.8
gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA
WaterSense Specification for Showerheads.
5.303.3.3.2 Multiple showerheads serving one shower. When a shower is served by more than one
showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by a
single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to
allow only one shower outlet to be in operation at a time.
Note: A hand-held shower shall be considered a showerhead.
5.106.5.2.1 - Parking stall marking. Paint, in the paint used for stall striping, the following
characters such that the lower edge of the last word aligns with the end of the stall striping and is
visible beneath a parked vehicle: CLEAN AIR / VAN POOL / EV
Note: Vehicles bearing Clean Air Vehicle stickers from expired HOV lane programs may be
considered eligible for designated parking spaces.
5.106.5.3 Electric vehicle (EV) charging. [N] Construction shall comply with Section 5.106.5.3.1
or Section 5.106.5.3.2 to facilitate future installation of electric vehicle supply equipment (EVSE).
When EVSE(s) is/are installed, it shall be in accordance with the California Building Code, the
California Electrical Code and as follows:
5.106.5.3.1 Single charging space requirements. [N] When only a single charging space is
required per Table 5.106.5.3.3, a raceway is required to be installed at the time of construction
and shall be installed in accordance with the California Electrical Code. Construction plans and
specifications shall include, but are not limited to, the following:
1. The type and location of the EVSE.
2. A listed raceway capable of accommodating a 208/240 -volt dedicated branch circuit.
3. The raceway shall not be less than trade size 1".
4. The raceway shall originate at a service panel or a subpanel serving the area, and shall
terminate in close proximity to the proposed location of the charging equipment and listed
suitable cabinet, box, enclosure or equivalent.
5. The service panel or subpanel shall have sufficient capacity to accommodate a minimum
40-ampere dedicated branch circuit for the future installation of the EVSE.
5.106.5.3.2 Multiple charging space requirements. [N] When multiple charging spaces are
required per Table 5.106.5.3.3 raceway(s) is/are required to be installed at the time of construction
and shall be installed in accordance with the California Electrical Code. Construction plans and
specifications shall include, but are not limited to, the following:
1. The type and location of the EVSE.
2. The raceway(s) shall originate at a service panel or a subpanel(s) serving the area, and
shall terminate in close proximity to the proposed location of the charging equipment and
into listed suitable cabinet(s), box(es), enclosure(s) or equivalent.
3. Plan design shall be based upon 40-ampere minimum branch circuits.
4. Electrical calculations shall substantiate the design of the electrical system, to include the
rating of equipment and any on-site distribution transformers and have sufficient capacity
to simultaneously charge all required EVs at its full rated amperage.
5. The service panel or subpanel(s) shall have sufficient capacity to accommodate the
required number of dedicated branch circuit(s) for the future installation of the EVSE.
5.106.5.3.3 EV charging space calculations. [N] Table 5.106.5.3.3 shall be used to determine if
single or multiple charging space requirements apply for the future installation of EVSE.
Exceptions: On a case-by-case basis where the local enforcing agency has determined EV
charging and infrastructure is not feasible based upon one or more of the following conditions:
TABLE 5.106.5.2 - PARKING
TOTAL NUMBER OF PARKING SPACES NUMBER OF REQUIRED SPACES
0-9 0
10-25 1
25-50 3
51-75 6
76-100 8
101-150 11
151-200 16
201 AND OVER AT LEAST 8% OF TOTAL
ABBREVIATION DEFINITIONS:
HCD Department of Housing and Community Development
BSC California Building Standards Commission
DSA-SS Division of the State Architect, Structural Safety
OSHPD Office of Statewide Health Planning and Development
LR Low Rise
HR High Rise
AA Additions and Alterations
N New
5.106.4.1.2 Long-term bicycle parking. For new buildings with tenant spaces that have 10 or more
tenant-occupants, provide secure bicycle parking for 5 percent of the tenant-occupant vehicular parking
spaces with a minimum of one bicycle parking facility.
5.106.4.1.3 For additions or alterations that add 10 or more tenant-occupant vehicular parking spaces,
provide secure bicycle parking for 5 percent of the tenant vehicular parking spaces being added, with a
minimum of one bicycle parking facility.
5.106.4.1.4 For new shell buildings in phased projects provide secure bicycle parking for 5 percent of the
anticipated tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility.
5.106.4.1.5 Acceptable bicycle parking facility for Sections 5.106.4.1.2, 5.106.4.1.3, and 5.106.4.1.4 shall
be convenient from the street and shall meet one of the following:
1. Covered, lockable enclosures with permanently anchored racks for bicycles;
2. Lockable bicycle rooms with permanently anchored racks; or
3. Lockable, permanently anchored bicycle lockers.
Note: Additional information on recommended bicycle accommodations may be obtained from
Sacramento Area Bicycle Advocates.
5.106.4.2 Bicycle parking. [DSA-SS] For public schools and community colleges, comply with Sections
5.106.4.2.1 and 5.106.4.2.2
5.106.4.2.1 Student bicycle parking. Provide permanently anchored bicycle racks conveniently
accessed with a minimum of four two-bike capacity racks per new building.
5.106.4.2.2 Staff bicycle parking. Provide permanent, secure bicycle parking conveniently accessed
with a minimum of two staff bicycle parking spaces per new building. Acceptable bicycle parking facilities
shall be convenient from the street or staff parking area and shall meet one of the following:
1. Covered, lockable enclosures with permanently anchored racks for bicycles;
2. Lockable bicycle rooms with permanently anchored racks; or
3. Lockable, permanently anchored bicycle lockers.
5.106.5.2 DESIGNATED PARKING FOR CLEAN AIR VEHICLES. In new projects or additions or alterations
that add 10 or more vehicular parking spaces, provide designated parking for any combination of low-emitting,
fuel-efficient and carpool/van pool vehicles as follows:
5.106.4 BICYCLE PARKING. For buildings within the authority of California Building Standards Commission as
specified in Section 103, comply with Section 5.106.4.1. For buildings within the authority of the Division of the State
Architect pursuant to Section 105, comply with Section 5.106.4.2
5.106.4.1 Bicycle parking. [BSC-CG] Comply with Sections 5.106.4.1.1 and 5.106.4.1.2; or meet the
applicable local ordinance, whichever is stricter.
5.106.4.1.1 Short-term bicycle parking. If the new project or an addition or alteration is anticipated
to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors'
entrance, readily visible to passers-by, for 5% of new visitor motorized vehicle parking spaces being
added, with a minimum of one two-bike capacity rack.
Exception: Additions or alterations which add nine or less visitor vehicular parking spaces.
SECTION 5.303 INDOOR WATER USE
5.303.1 METERS. Separate submeters or metering devices shall be installed for the uses described in Sections
503.1.1 and 503.1.2.
5.303.1.1 Buildings in excess of 50,000 square feet. Separate submeters shall be installed as follows:
1. For each individual leased, rented or other tenant space within the building projected to consume
more than 100 gal/day (380 L/day), including, but not limited to, spaces used for laundry or cleaners,
restaurant or food service, medical or dental office, laboratory, or beauty salon or barber shop.
CHAPTER 3
GREEN BUILDING
SECTION 301 GENERAL
301.1 SCOPE. Buildings shall be designed to include the green building measures specified as mandatory in
the application checklists contained in this code. Voluntary green building measures are also included in the
application checklists and may be included in the design and construction of structures covered by this code,
but are not required unless adopted by a city, county, or city and county as specified in Section 101.7.
301.3 NONRESIDENTIAL ADDITIONS AND ALTERATIONS. [BSC-CG] The provisions
of individual sections of Chapter 5 apply to newly constructed buildings, building additions of 1,000 square
feet or greater, and/or building alterations with a permit valuation of $200,000 or above (for occupancies within
the authority of California Building Standards Commission). Code sections relevant to additions and
alterations shall only apply to the portions of the building being added or altered within the scope of the
permitted work.
A code section will be designated by a banner to indicate where the code section only applies to newly
constructed buildings [N] or to additions and/or alterations [A]. When the code section applies to both, no
banner will be used.
301.3.1 Nonresidential additions and alterations that cause updates to plumbing fixtures only:
Note: On and after January 1, 2014, certain commercial real property, as defined in Civil Code Section
1101.3, shall have its noncompliant plumbing fixtures replaced with appropriate water-conserving
plumbing fixtures under specific circumstances. See Civil Code Section 1101.1 et seq. for definitions,
types of commercial real property affected, effective dates, circumstances necessitating
replacement of noncompliant plumbing fixtures, and duties and responsibilities for
ensuring compliance.
301.3.2 Waste Diversion. The requirements of Section 5.408 shall be required for additions and
alterations whenever a permit is required for work.
301.4 PUBLIC SCHOOLS AND COMMUNITY COLLEGES. (see GBSC)
301.5 HEALTH FACILITIES. (see GBSC)
SECTION 302 MIXED OCCUPANCY BUILDINGS
302.1 MIXED OCCUPANCY BUILDINGS. In mixed occupancy buildings, each portion of a building
shall comply with the specific green building measures applicable to each specific occupancy.
SECTION 303 PHASED PROJECTS
303.1 PHASED PROJECTS. For shell buildings and others constructed for future tenant improvements,
only those code measures relevant to the building components and systems considered to be new
construction (or newly constructed) shall apply.
303.1.1 Initial Tenant improvements. The provisions of this code shall apply only to the initial tenant
improvements to a project. Subsequent tenant improvements shall comply with the scoping provisions in
Section 301.3 non-residential additions and alterations.
1. Calculation for spaces shall be rounded up to the nearest whole number.
5.106.5.3.4 [N] Identification. The service panel or subpanel(s) circuit directory shall identify the
reserved overcurrent protective device space(s) for future EV charging as "EV CAPABLE". The raceway
termination location shall be permanently and visibly marked as "EV CAPABLE".
5.106.5.3.5 [N] Future charging spaces qualify as designated parking as described in Section 5.106.5.2
Designated parking for clean air vehicles.
TABLE 5.106.5.3.3
TOTAL NUMBER OF PARKING SPACES NUMBER OF REQUIRED SPACES
0-9 0
10-25 1
26-50 2
51-75 4
76-100 5
101-150 7
151-200 10
201 AND OVER 6% of total¹
5.106.8 LIGHT POLLUTION REDUCTION. [N].l Outdoor lighting systems shall be designed and installed to comply
with the following:
1. The minimum requirements in the California Energy Code for Lighting Zones 0-4 as defined in Chapter 10,
Section 10-114 of the California Administrative Code; and
2. Backlight (B) ratings as defined in IES TM-15-11 (shown in Table A-1 in Chapter 8);
3. Uplight and Glare ratings as defined in California Energy Code (shown in Tables 130.2-A and 130.2-B in
Chapter 8) and
4. Allowable BUG ratings not exceeding those shown in Table 5.106.8, [N] or Comply with a local ordinance
lawfully enacted pursuant to Section 101.7, whichever is more stringent.
Exceptions: [N]
1. Luminaires that qualify as exceptions in Section 140.7 of the California Energy Code.
2. Emergency lighting.
3. Building facade meeting the requirements in Table 140.7-B of the California Energy Code, Part 6.
4. Custom lighting features as allowed by the local enforcing agency, as permitted by Section 101.8
Alternate materials, designs and methods of construction.
Note: [N]
1. See also California Building Code, Chapter 12, Section 1205.6 for college campus lighting
requirements for parking facilities and walkways.
2. Refer to Chapter 8 (Compliance Forms, Worksheets and Reference Material) for IES TM-15-11 Table
A-1, California Energy Code Tables 130.2-A and 130.2-B.
3. Refer to the California Building Code for requirements for additions and alterations.
5.106.10 GRADING AND PAVING. Construction plans shall indicate how site grading or a drainage system will
manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface water
include, but are not limited to, the following:
1. Swales.
2. Water collection and disposal systems.
3. French drains.
4. Water retention gardens.
5. Other water measures which keep surface water away from buildings and aid in groundwater
recharge.
Exception: Additions and alterations not altering the drainage path.
TABLE 5.106.8 [N] MAXIMUM ALLOWABLE BACKLIGHT, UPLIGHT
AND GLARE (BUG) RATINGS 1,2
ALLOWABLE RATING
LIGHTING
ZONE
LZ0
LIGHTING
ZONE LZ1
LIGHTING
ZONE LZ2
LIGHTING
ZONE LZ3
LIGHTING
ZONE LZ4
MAXIMUM ALLOWABLE
BACKLIGHT RATING 3
Luminaire greater than 2
mounting heights (MH) from
property line
N/A No Limit No Limit No Limit No Limit
Luminaire back hemisphere is
1-2 MH from property line N/A B2 B3 B4 B4
Luminaire back hemisphere is
0.5-1 MH from property line N/A B1 B2 B3 B3
Luminaire back hemisphere is
less than 0.5 MH from property
line
N/A B0 B0 B1 B2
MAXIMUM ALLOWABLE
UPLIGHT RATING (U)
For area lighting 4 N/A U0 U0 U0 U0
For all other outdoor
lighting,including decorative
luminaires
N/A U1 U2 U3 UR
MAXIMUM ALLOWABLE
GLARE RATING 5 (G)
Luminaire greater than 2 MH
from property line N/A G1 G2 G3 G4
Luminaire front hemisphere is
1-2 MH from property line N/A G0 G1 G1 G2
Luminaire front hemisphere is
0.5-1 MH from property line N/A G0 G0 G1 G1
Luminaire back hemisphere is
less than 0.5 MH from property
line
N/A G0 G0 G0 G1
1. IESNA Lighting Zones 0 and 5 are not applicable; refer to Lighting Zones as defined in the
California Energy Code and Chapter 10 of the Callifornia Administrative Code.
2. For property lines that abut public walkways, bikeways, plazas and parking lots, the property
line may be considered to be 5 feet beyond the actual property line for purpose of determining
compliance with this section. For property lines that abut public roadways and public transit
corridors, the property line may be considered to be the centerline of the public roadway or public
transit corridor for the purpose of determining compliance with this section.
3. If the nearest property line is less than or equal to two mounting heights from the back
hemisphere of the luminaire distribution, the applicable reduced Backlight rating shall be met.
4. General lighting luminaires in areas such as outdoor parking, sales or storage lots shall meet
these reduced ratings. Decorative luminaires located in these areas shall meet U-value limits for
"all other outdoor lighting".
5. If the nearest property line is less than or equal to two mounting heights from the front
hemisphere of the luminaire distribution, the applicable reduced Glare rating shall be met.
2. Where separate submeters for individual building tenants are unfeasible, for water supplied to the
following subsystems:
a. Makeup water for cooling towers where flow through is greater than 500 gpm (30 L/s).
b. Makeup water for evaporative coolers greater than 6 gpm (0.04 L/s).
c. Steam and hot water boilers with energy input more than 500,000 Btu/h (147 kW).
5.303.1.2 Excess consumption. A separate submeter or metering device shall be provided for any tenant
within a new building or within an addition that is projected to consume more than 1,000 gal/day.
DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.
5.106.2 STORMWATER POLLUTION PREVENTION FOR PROJECTS THAT DISTURB ONE OR MORE ACRES OF
LAND. Comply with all lawfully enacted stormwater discharge regulations for projects that (1) disturb one acre or
more of land, or (2) disturb less than one acre of land but are part of a larger common plan of development sale.
Note: Projects that (1) disturb one acre or more of land, or (2) disturb less than one acre of land but are part of the
larger common plan of development or sale must comply with the post-construction requirements detailed in the
applicable National Pollutant Discharge Elimination System (NPDES) General permit for Stormwater Discharges
Associated with Construction and Land Disturbance Activities issued by the State Water Resources Control Board or
the Lahontan Regional Water Quality Control Board (for projects in the Lake Tahoe Hydrologic Unit).
The NPDES permits require postconstruction runoff (post-project hydrology) to match the preconstruction runoff
(pre-project hydrology) with the installation of postconstruction stormwater management measures. The NPDES
permits emphasize runoff reduction through on-site stormwater use, interception, evapotranspiration, and infiltration
through nonstructural controls, such as Low Impact Development (LID) practices, and conversation design measures.
Stormwater volume that cannot be addressed using nonstructural practices is required to be captured in structural
practices and be approved by the enforcing agency.
Refer to the current applicable permits on the State Water Resources Control Board website at:
www.waterboards.ca.gov/constructionstormwater. Consideration to the stormwater runoff management measures
should be given during the initial design process for appropriate integration into site development.
N/A Y N/A
1. Where there is insufficient electrical supply.
2. Where there is evidence suitable to the local enforcing agency substantiating that
additional local utility infrastructure design requirements, directly related to the
implementation of Section 5.106.5.3, may adversely impact the construction cost of the
project.
Y N/A Y N/A
Y = YES
N/A = NOT APPLICABLE
RESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER,
OWNER, CONTRACTOR, INSPECTOR ETC.)
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
5.106.12 SHADE TREES [DSA-SS]. Shade Trees shall be planted to comply with Sections 5.106.12.1, 5.106.12.2,
and 5.106.12.3. Percentages shown shall be measured at noon on the summer solstice. Landscape irrigation
necessary to establish and maintain tree health shall comply with Section 5.304.6.
5.106.12.1 Surface parking areas. Shade tree plantings, minimum #10 container size or equal, shall be installed
to provide shade over 50 percent of the parking area within 15 years.
Exceptions: The surface parking area covered by solar photovoltaic shade structures, or shade
structures, with roofing materials that comply with Table A5.106.11.2.2 in Appendix A5, are not
included in the total area calculations.
5.106.12.2 Landscape areas. Shade tress plantings, minimum #10 container size or equal shall be installed to
provide shade of 20% of the landscape area within 15 years.
Exceptions: Playfields for organized sport activity are not included in the total area calculation.
5.106.12.3. Hardscape areas. Shade tree plantings, minimum #10 container size or equal shall be installed to
provide shade over 20 percent of the hardscape area within 15 years.
Exceptions: Walks, hardscape areas covered by solar photovoltaic shade structures, and hardscape
areas covered by shade structures with roofing materials that comply with Table A5.106.11.2.2 in
Appendix A5, are not included in the total area calculation.
Page 107 of 509
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APPROVALS:
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CALGREEN CHECKLIST
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BUILDING PERMIT
DIVISION 5.4 MATERIAL CONSERVATION AND RESOURCE
EFFICIENCY
SECTION 5.401 GENERAL
5.401.1 SCOPE. The provisions of this chapter shall outline means of achieving material conservation and resource
efficiency through protection of buildings from exterior moisture, construction waste diversion, employment of
techniques to reduce pollution through recycling of materials, and building commissioning or testing and adjusting.
SECTION 5.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND
RECYCLING
5.408.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or salvage for reuse a minimum of 65% of the
non-hazardous construction and demolition waste in accordance with Section 5.408.1.1, 5.408.1.2 or 5.408.1.3; or
meet a local construction and demolition waste management ordinance, whichever is more stringent.
5.408.1.1 Construction waste management plan. Where a local jurisdiction does not have a construction and
demolition waste management ordinance, submit a construction waste management plan that:
1. Identifies the construction and demolition waste materials to be diverted from disposal by efficient
usage, recycling, reuse on the project or salvage for future use or sale.
2. Determines if construction and demolition waste materials will be sorted on-site (source-separated) or
bulk mixed (single stream).
3. Identifies diversion facilities where construction and demolition waste material collected will be taken.
4. Specifies that the amount of construction and demolition waste materials diverted shall be calculated
byweight or volume, but not by both.
5.408.1.2 Waste Management Company. Utilize a waste management company that can provide verifiable
documentation that the percentage of construction and demolition waste material diverted from the landfill
complies with this section.
Note: The owner or contractor shall make the determination if the construction and demolition waste material
will be diverted by a waste management company.
Exceptions to Sections 5.408.1.1 and 5.408.1.2:
1. Excavated soil and land-clearing debris.
2. Alternate waste reduction methods developed by working with local agencies if diversion or recycle
facilities capable of compliance with this item do not exist.
3. Demolition waste meeting local ordinance or calculated in consideration of local recycling facilities
and markets.
5.408.1.3 Waste stream reduction alternative. The combined weight of new construction disposal that does
not exceed two pounds per square foot of building area may be deemed to meet the 65% minimum requirement
as approved by the enforcing agency.
5.408.1.4 Documentation. Documentation shall be provided to the enforcing agency which demonstrates
compliance with Sections 5.408.1.1, through 5.408.1.3. The waste management plan shall be updated as
necessary and shall be accessible during construction for examination by the enforcing agency.
Notes:
1. Sample forms found in "A Guide to the California Green Building Standards Code (Nonresidential)"
located at www.bsc.ca.gov/Home/CALGreen.aspx may be used to assist in documenting compliance
with the waste management plan.
2. Mixed construction and demolition debris processors can be located at the California Department of
Resources Recycling and Recovery (CalRecycle).
5.408.2 UNIVERSAL WASTE. [A] Additions and alterations to a building or tenant space that meet the scoping
provisions in Section 301.3 for nonresidential additions and alterations, shall require verification that Universal Waste
items such as fluorescent lamps and ballast and mercury containing thermostats as well as other California prohibited
Universal Waste materials are disposed of properly and are diverted from landfills. A list of prohibited Universal Waste
materials shall be included in the construction documents.
Note: Refer to the Universal Waste Rule link at:
http://www.dtsc.ca.gov/LawsRegsPolicies/Regs/upload/OEAR-A_REGS_UWR_FinalText.pdf
5.408.3 EXCAVATED SOIL AND LAND CLEARING DEBRIS. 100 percent of trees, stumps, rocks and associated
vegetation and soils resulting primarily from land clearing shall be reused or recycled. For a phased project, such
material may be stockpiled on site until the storage site is developed.
Exception: Reuse, either on or off-site, of vegetation or soil contaminated by disease or pest infestation.
Notes:
1. If contamination by disease or pest infestation is suspected, contact the County Agricultural
Commissioner and follow its direction for recycling or disposal of the material.
2. For a map of know pest and/or disease quarantine zones, consult with the California Department of
Food and Agriculture. (www.cdfa.ca.gov)
DIVISION 5.5 ENVIRONMENTAL QUALITY
SECTION 5.501 GENERAL
5.501.1 SCOPE. The provisions of this chapter shall outline means of reducing the quantity of air contaminants that
are odorous, irritating, and/or harmful to the comfort and well-being of a building's installers, occupants and neighbors.
SECTION 5.502 DEFINITIONS
5.502.1 DEFINITIONS. The following terms are defined in Chapter 2 (and are included here for reference)
ARTERIAL HIGHWAY. A general term denoting a highway primarily for through traffic usually on a continuous route.
A-WEIGHTED SOUND LEVEL (dBA). The sound pressure level in decibels as measured on a sound level meter
using the internationally standardized A-weighting filter or as computed from sound spectral data to which A-weighting
adjustments have been made.
1 BTU/HOUR. British thermal units per hour, also referred to as Btu. The amount of heat required to raise one pound
of water one degree Fahrenheit per hour, a common measure of heat transfer rate. A ton of refrigeration is 12,000 Btu,
the amount of heat required to melt a ton (2,000 pounds) of ice at 320 Fahrenheit.
COMMUNITY NOISE EQUIVALENT LEVEL (CNEL). A metric similar to the day-night average sound level (Ldn),
except that a 5 decibel adjustment is added to the equivalent continuous sound exposure level for evening hours (7pm
to 10pm) in addition to the 10 dB nighttime adjustment used in the Ldn.
COMPOSITE WOOD PRODUCTS. Composite wood products include hardwood plywood, particleboard and medium
density fiberboard. “Composite wood products” does not include hardboard, structural plywood, structural
panels, structural composite lumber, oriented strand board, glued laminated timber, timber, prefabricated wood I–joists
or finger–jointed lumber, all as specified in California Code of Regulations (CCR), Title 17, Section 93120.1(a).
Note: See CCR, Title 17, Section 93120.1.
DAY-NIGHT AVERAGE SOUND LEVEL (Ldn). The A-weighted equivalent continuous sound exposure level for a
24-hour period with a 10 dB adjustment added to sound levels occurring during nighttime hours (10p.m. to 7 a.m.).
DECIBEL (db). A measure on a logarithmic scale of the magnitude of a particular quantity (such as sound pressure,
sound power, sound intensity) with respect to a reference quantity.
ELECTRIC VEHICLE (EV). An automotive-type vehicle for on-road use, such as passenger automobiles, buses,
trucks, vans, neighborhood electric vehicles, electric motorcycles, and the like, primarily powered by an electric motor
that draws current from a rechargeable storage battery, fuel cell, photovoltaic array, or other source of electric current.
Plug-in hybrid electric vehicles (PHEV) are considered electric vehicles. For purposes of the California Electrical Code,
off-road, self-propoelled electric vehicles, such as industrial trucks, hoists, lifts, transports, golf carts, airline ground
support equipment, tractors, boats, and the like, are not included.
ELECTRIC VEHICLE CHARGING STATION(S) (EVCSj). One or more spaces intended for charging electric vehicles.
ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE). The conductors, including the ungrounded, grounded, and
equipment grounding conductors and the electric vehicle connectors, attachment plugs, and all other fittings, devices,
power outlets, or apparatus installed specifically for the purpose of transferring energy between the premises wiring
and the electric vehicle.
ENERGY EQUIVALENT (NOISE) LEVEL (Leq). The level of a steady noise which would have the same energy as
the fluctuating noise level integrated over the time of period of interest.
EXPRESSWAY. An arterial highway for through traffic which may have partial control of access, but which may or may
not be divided or have grade separations at intersections.
FREEWAY. A divided arterial highway with full control of access and with grade separations at intersections.
GLOBAL WARMING POTENTIAL (GWP). The radiative forcing impact of one mass-based unit of a given greenhouse
gas relative to an equivalent unit of carbon dioxide over a given period of time. Carbon dioxide is the reference
compound with a GWP of one.
GLOBAL WARMING POTENTIAL VALUE (GWP VALUE). A 100-year GWP value published by the
Intergovernmental Panel on Climate Change (IPCC) in either its Second Assessment Report (SAR) (IPCC, 1995); or
its Fourth Assessment A-3 Report (AR4) (IPCC, 2007). The SAR GWP values are found in column "SAR (100-yr)" of
Table 2.14.; the AR4 GWP values are found in column "100 yr" of Table 2.14.
HIGH-GWP REFRIGERANT. A compound used as a heat transfer fluid or gas that is: (a) a chlorofluorocarbon, a
hdrochlorofluorocarbon, a hydrofluorocarbon, a perfluorocarbon, or any compound or blend of compounds, with a
GWP value equal to or greater than 150, or (B) any ozone depleting substance as defined in Title 40 of the Code of
Federal Regulations, Part 82, sec.82.3 (as amended March 10, 2009).
LONG RADIUS ELBOW. Pipe fitting installed between two lengths of pipe or tubing to allow a change of direction,
with a radius 1.5 times the pipe diameter.
LOW-GWP REFRIGERANT. A compound used as a heat transfer fluid or gas that: (A) has a GWP value less than
150, and (B) is not an ozone depleting substance as defined in Title 40 of the Code of Federal Regulations, Part 82,
sec.82.3 (as amended March 10, 2009).
MERV. Filter minimum efficiency reporting value, based on ASHRAE 52.2–1999.
MAXIMUM INCREMENTAL REACTIVITY (MIR). The maximum change in weight of ozone formed by adding a
compound to the "Base REactive Organic Gas (ROG) Mixture" per weight of compound added, expressed to
hundreths of a gram (g O3/g ROC).
PRODUCT-WEIGHTED MIR (PWMIR). The sum of all weighted-MIR for all ingredients in a product subject to this
article. The PWMIR is the total product reactivity expressed to hundredths of a gram of ozone formed per gram of
product (excluding container and packaging).
PSIG. Pounds per square inch, guage.
REACTIVE ORGANIC COMPOUND (ROC). Any compound that has the potential, once emitted, to contribute to
ozone formation in the troposphere.
SCHRADER ACCESS VALVES. Access fittings with a valve core installed.
SHORT RADIUS ELBOW. Pipe fitting installed between two lengths of pipe or tubing to allow a change of direction,
with a radius 1.0 times the pipe diameter.
SUPERMARKET. For the purposes of Section 5.508.2, a supermarket is any retail food facility with 8,000 square feet
or more conditioned area, and that utilizes either refrigerated display cases, or walk-in coolers or freezers connected
to remote compressor units or condensing units.
VOC. A volatile organic compound broadly defined as a chemical compound based on carbon chains or rings with
vapor pressures greater than 0.1 millimeters of mercury at room temperature. These compounds typically contain
hydrogen and may contain oxygen, nitrogen and other elements. See CCR Title 17, Section 94508(a)
.
Note: Where specific regulations are cited from different agencies such as SCAQMD, ARB, etc., the VOC definition
included in that specific regulation is the one that prevails for the specific measure in question.
SECTION 5.503 FIREPLACES
5.503.1 FIREPLACES. Install only a direct-vent sealed-combustion gas or sealed wood-burning fireplace, or a sealed
woodstove or pellet stove, and refer to residential requirements in the California Energy Code, Title 24, Part 6,
Subchapter 7, Section 150. Woodstoves, pellet stoves and fireplaces shall comply with applicable local ordinances.
5.503.1.1 Woodstoves. Woodstoves and pellet stoves shall comply with U.S. EPA New Source Performance
Standards (NSPS) emission limits as applicable, and shall have a permanent label indicating they are certified
to meet the emission limits.
SECTION 5.504 POLLUTANT CONTROL
5.504.1 TEMPORARY VENTILATION. The permanent HVAC system shall only be used during construction if
necessary to condition the building or areas of addition or alteration within the required temperature range for
material and equipment installation. If the HVAC system is used during construction, use return air filters with a
Minimum Efficiency Reporting Value (MERV) of 8, based on ASHRAE 52.2-1999, or an average efficiency of
30% based on ASHRAE 52.1-1992 Replace all filters immediately prior to occupancy, or, if the building is
occupied during alteration, at the conclusion of construction.
5.504.3 Covering of duct openings and protection of mechanical equipment during construction. At the time of
rough installation and during storage on the construction site until final startup of the heating, cooling and ventilation
equipment, all duct and other related air distribution component openings shall be covered with tape, plastic,
sheetmetal or other methods acceptable to the enforcing agency to reduce the amount of dust, water and debris which
may enter the system.
5.410.2.1 Owner's or Owner Representative's Project Requirements (OPR). [N] The expectations and
requirements of the building appropriate to its phase shall be documented before the design phase of the
project begins. This documentation shall include the following:
1. Environmental and sustainability goals.
2. Building sustainable goals.
3. Indoor environmental quality requirements.
4. Project program, including facility functions and hours of operation, and need for after hours
operation.
5. Equipment and systems expectations.
6. Building occupant and operation and maintenance (O&M) personnel expectations.
5.410.2.2 Basis of Design (BOD). [N] A written explanation of how the design of the building systems meets
the OPR shall be completed at the design phase of the building project. The Basis of Design document shall
cover the following systems:
1. Renewable energy systems.
2. Landscape irrigation systems.
3. Water reuse system.
5.410.2.3 Commissioning plan. [N] Prior to permit issuance a commissioning plan shall be completed to
document how the project will be commissioned. The commissioning plan shall include the following:
1. General project information.
2. Commissioning goals.
3. Systems to be commissioned. Plans to test systems and components shall include:
a. An explanation of the original design intent.
b. Equipment and systems to be tested, including the extent of tests.
c. Functions to be tested.
d. Conditions under which the test shall be performed.
e. Measurable criteria for acceptable performance.
4. Commissioning team information.
5. Commissioning process activities, schedules and responsibilities. Plans for the completion of
commissioning shall be included.
5.410.2.4 Functional performance testing. [N] Functional performance tests shall demonstrate the correct
installation and operation of each component, system and system-to-system interface in accordance with the
approved plans and specifications. Functional performance testing reports shall contain information addressing
each of the building components tested, the testing methods utilized, and include any readings and adjustments
made.
5.410.2.6 Commissioning report. [N] A report of commissioning process activities undertaken through the
design and construction phases of the building project shall be completed and provided to the owner or
representative.
5.410.4 TESTING AND ADJUSTING. New buildings less than 10,000 square feet. Testing and adjusting of
systems shall be required for new buildings less than 10,000 square feet or new systems to serve an addition or
alteration subject to Section 303.1.
5.410.4.2 (Reserved)
Note: For energy-related systems under the scope (Section 100) of the California Energy Code, including
heating, ventilation, air conditioning (HVAC) systems and controls, indoor lighting system and controls, as well
as water heating systems and controls, refer to California Energy Code Section 120.8 for commissioning
requirements and Sections 120.5, 120.6, 130.4, and 140.9(b)3 for additional testing requirements of specific
systems.
5.410.4.2 Systems. Develop a written plan of procedures for testing and adjusting systems. Systems to be
included for testing and adjusting shall include at a minimum, as applicable to the project:
1. Renewable energy systems.
2. Landscape irrigation systems.
3. Water reuse systems.
5.410.4.3 Procedures. Perform testing and adjusting procedures in accordance with manufacturer's
specifications and applicable standards on each system.
5.410.4.3.1 HVAC balancing. In addition to testing and adjusting, before a new space-conditioning
system serving a building or space is operated for normal use, the system shall be balanced in
accordance with the procedures defined by the Testing Adjusting and Balancing Bureau National
Standards; the National Environmental Balancing Bureau Procedural Standards; Associated Air Balance
Council National Standards or as approved by the enforcing agency.
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE
NONRESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2020, Includes August 2019 Supplement)
SECTION 5.410 BUILDING MAINTENANCE AND OPERATIONS
5.410.1 RECYCLING BY OCCUPANTS. Provide readily accessible areas that serve the entire building and are
identified for the depositing, storage and collection of non-hazardous materials for recycling, including (at a minimum)
paper, corrugated cardboard, glass, plastics, organic waste, and metals or meet a lawfully enacted local recycling
ordinance, if more restrictive.
Exception: Rural jurisdictions that meet and apply for the exemption in Public Resources
Code 42649.82 (a)(2)(A) et seq. shall also be exempt from the organic waste portion of this section.
5.410.1.1 Additions. All additions conducted within a 12-month period under single or multiple permits,
resulting in an increase of 30% or more in floor area, shall provide recycling areas on site.
Exception: Additions within a tenant space resulting in less than a 30% increase in the tenant space
floor area.
5.410.1.2 Sample ordinance. Space allocation for recycling areas shall comply with Chapter 18, Part 3,
Division 30 of the Public Resources Code. Chapter 18 is known as the California Solid Waste Reuse and
Recycling Access Act of 1991 (Act).
Note: A sample ordinance for use by local agencies may be found in Appendix A of the document at the
CalRecycle’s web site.
5.410.2.5 Documentation and training. [N] A Systems Manual and Systems Operations Training are required,
including Occupational Safety and Health Act (OSHA) requirements in California Code of Regulations (CCR),
Title 8, Section 5142, and other related regulations.
5.410.2.5.1 Systems manual. [N] Documentation of the operational aspects of the building shall be
completed within the systems manual and delivered to the building owner or representative. The
systems manual shall include the following:
1. Site information, including facility description, history and current requirements.
2. Site contact information.
3. Basic operations and maintenance, including general site operating procedures, basic
troubleshooting, recommended maintenance requirements, site events log.
4. Major systems.
5. Site equipment inventory and maintenance notes.
6. A copy of verifications required by the enforcing agency or this code.
7. Other resources and documentation, if applicable.
5.410.2.5.2 Systems operations training. [N] A program for training of the appropriate maintenance
staff for each equipment type and/or system shall be developed and documented in the commissioning
report and shall include the following:
1. System/equipment overview (what it is, what it does and with what other systems and/or
equipment it interfaces).
2. Review and demonstration of servicing/preventive maintenance.
3. Review of the information in the Systems Manual.
4. Review of the record drawings on the system/equipment.
SECTION 5.304 OUTDOOR WATER USE
5.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. Nonresidential developments shall comply
with a local water efficient landscape ordinance or the current California Department of Water Resources' Model Water
Efficient Landscape Ordinance (MWELO), whichever is more stringent.
Notes:
1. The Model Water Efficient Landscape Ordinance (MWELO) is located in the California Code of Regulations,
Title 23, Chapter 2.7, Division 2.
2. MWELO and supporting documents, including a water budget calculator, are available at:
https://www.water.ca.gov/.
5.304.6 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. For public schools and community colleges,
landscape projects as described in Sections 5.304.6.1 and 5.304.6.2 shall comply with the California Department of
Water Resources Model Water Efficient Landscape Ordinance (MWELO) commencing with Section 490 of Chapter
2.7, Division 2, Title 23, California Code of Regulations, except that the evapotranspiration adjustment factor (ETAF)
shall be 0.65 with an additional water allowance for special landscape areas (SLA) of 0.35.
Exception: Any project with an aggregate landscape area of 2,500 square feet or less may comply with the
prescriptive measures contained in Appendix D of the MWELO.
5.304.6.1 Newly constructed landscapes. New construction projects with an aggregate landscape
area equal to or greater than 500 square feet.
5.304.6.2 Rehabilitated landscapes. Rehabilitated landscape projects with an aggregate
landscape area equal to or greater than 1,200 square feet.
DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.
5.303.4 COMMERCIAL KITCHEN EQUIPMENT.
5.303.4.1 Food Waste Disposers. Disposers shall either modulate the use of water to no more than 1 gpm
when the disposer is not in use (not actively grinding food waste/no-load) or shall automatically shut off after no
more than 10 minutes of inactivity. Disposers shall use no more than 8 gpm of water.
Note: This code section does not affect local jurisdiction authority to prohibit or require disposer
installation.
5.303.5 AREAS OF ADDITION OR ALTERATION. For those occupancies within the authority of the California
Building Standards Commission as specified in Section 103, the provisions of Section 5.303.3 and 5.303.4 shall apply
to new fixtures in additions or areas of alteration to the building.
5.303.6 STANDARDS FOR PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures and fittings shall be installed
in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1701.1
of the California Plumbing Code and in Chapter 6 of this code.
Y N/A
SECTION 5.402 DEFINITIONS
5.402.1 DEFINITIONS. The following terms are defined in Chapter 2 (and are included here for reference)
ADJUST. To regulate fluid flow rate and air patterns at the terminal equipment, such as to reduce fan speed or adjust
a damper.
BALANCE. To proportion flows within the distribution system, including sub-mains, branches and terminals,
according to design quantities.
BUILDING COMMISSIONING. A systematic quality assurance process that spans the entire design and construction
process, including verifying and documenting that building systems and components are planned, designed, installed,
tested, operated and maintained to meet the owner’s project requirements.
ORGANIC WASTE. Food waste, green waste, landscape and pruning wste, nonhazardous wood waste, and food
soiled paper waste that is mixed in with food waste.
TEST. A procedure to determine quantitative performance of a system or equipment
SECTION 5.407 WATER RESISTANCE AND MOISTURE MANAGEMENT
5.407.1 WEATHER PROTECTION. Provide a weather-resistant exterior wall and foundation envelope as required by
California Building Code Section 1402.2 (Weather Protection), manufacturer's installation instructions or local
ordinance, whichever is more stringent.
5.407.2 MOISTURE CONTROL. Employ moisture control measures by the following methods.
5.407.2.1 Sprinklers. Design and maintain landscape irrigation systems to prevent spray on structures.
5.407.2.2 Entries and openings. Design exterior entries and/or openings subject to foot traffic or wind-driven
rain to prevent water intrusion into buildings as follows:
5.407.2.2.1 Exterior door protection. Primary exterior entries shall be covered to prevent water
intrusion by using nonabsorbent floor and wall finishes within at least 2 feet around and perpendicular to
such openings plus at least one of the following:
1. An installed awning at least 4 feet in depth.
2. The door is protected by a roof overhang at least 4 feet in depth.
3. The door is recessed at least 4 feet.
4. Other methods which provide equivalent protection.
5.407.2.2.2 Flashing. Install flashings integrated with a drainage plane.
5.410.2 COMMISSIONING. [N] New buildings 10,000 square feet and over. For new buildings 10,000 square feet
and over, building commissioning shall be included in the design and construction processes of the building project to
verify that the building systems and components meet the owner’s or owner representative’s project
requirements. Commissioning shall be performed in accordance with this section by trained personnel with experience
on projects of comparable size and complexity. For I-occupancies that are not regulated by OSHPD or for
I-occupancies and L-occupancies that are not regulated y the California Energy Code Section 100.0 Scope, all
requirements in Sections 5.410.2 through 5.410.2.6 shall apply.
Note: For energy-related systems under the scope (Section 100) of the California Energy Code, including heating,
ventilation, air conditioning (HVAC) systems and controls, indoor lighting systems and controls, as well as water
heating systems and controls, refer to California Energy Code Section 120.8 for commissioning requirements
Commissioning requirements shall include:
1. Owner’s or Owner representative’s project requirements.
2. Basis of design.
3. Commissioning measures shown in the construction documents.
4. Commissioning plan.
5. Functional performance testing.
6. Documentation and training.
7. Commissioning report.
Exceptions:
1. Unconditioned warehouses of any size.
2. Areas less than 10,000 square feet used for offices or other conditioned accessory spaces within
unconditioned warehouses.
3. Tenant improvements less than 10,000 square feet as described in Section 303.1.1.
4. Open parking garages of any size, or open parking garage areas, of any size, within a structure.
Note: For the purposes of this section, unconditioned shall mean a building, area, or room which does not
provide heating and or air conditioning.
Informational Notes:
1. IAS AC 476 is an accreditation criteria for organizations providing training and/or certification of
commissioning personnel. AC 476 is available to the Authority Having Jurisdiction as a reference for
qualifications of commissioning personnel. AC 476 des not certify individuals to conduct functional
performance tests or to adjust and balance systems.
2. Functional performance testing for heating, ventilation, air conditioning systems and lighting controls
must be performed in compliance with the California Energy Code.
5.410.4.4 Reporting. After completion of testing, adjusting and balancing, provide a final report of testing
signed by the individual responsible for performing these services.
5.410.4.5 Operation and maintenance (O & M) manual. Provide the building owner or representative with
detailed operating and maintenance instructions and copies of guaranties/warranties for each system. O & M
instructions shall be consistent with OSHA requirements in CCR, Title 8, Section 5142, and other related
regulations.
5.410.4.5.1 Inspections and reports. Include a copy of all inspection verifications and reports required
by the enforcing agency.
Y N/A Y N/A Y N/ARESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
Y = YES
N/A = NOT APPLICABLE
RESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER,
OWNER, CONTRACTOR, INSPECTOR ETC.)
5.303.3.4 Faucets and fountains.
5.303.3.4.1 Nonresidential Lavatory faucets. Lavatory faucets shall have a maximum flow rate of not
more than 0.5 gallons per minute at 60 psi.
5.303.3.4.2 Kitchen faucets. Kitchen faucets shall have a maximum flow rate of not more than 1.8
gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate,
but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons
per minute at 60 psi.
5.303.3.4.3 Wash fountains. Wash fountains shall have a maximum flow rate of not more than1.8
gallons per minute/20 [rim space (inches) at 60 psi].
5.303.3.4.4 Metering faucets. Metering faucets shall not deliver more than 0.20 gallons per cycle.
5.303.3.4.5 Metering faucets for wash fountains. Metering faucets for wash fountains shall have a
maximum flow rate of not more than 0.20 gallons per minute/20 [rim space (inches) at 60 psi].
Note: Where complying faucets are unavailable, aerators or other means may be used to achieve
reduction.
Page 108 of 509
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BUILDING PERMIT
5.504.4.3 Paints and coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of
the ARB Architectural Coatings Suggested Control Measure, as shown in Table 5.504.4.3, unless more
stringent local limits apply. The VOC content limit for coatings that do not meet the definitions for the specialty
coatings categories listed in Table 5.504.4.3 shall be determined by classifying the coating as a Flat, Nonflat
or Nonflat-High Gloss coating, based on its gloss, as defined in Subsections 4.21, 4.36 and 4.37 of the 2007
California Air Resources Board Suggested Control Measure, and the corresponding Flat, Nonflat or
Nonflat-High Gloss VOC limit in Table 5.504.4.3 shall apply.
5.504.4.3.1 Aerosol Paints and coatings. Aerosol paints and coatings shall meet the PWMIR Limits for
ROC in Section 94522(a)(3) and other requirements, including prohibitions on use of certain toxic
compounds and ozone depleting substances, in Sections 94522(c)(2) and (d)(2) of California Code of
Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the
Bay Area Air Quality Management District additionally comply with the percent VOC by weight of product
limits of Regulation 8 Rule 49.
5.504.4.4.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the
requirements of the Carpet and Rug Institute Green Label program.
5.504.4.4.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 5.504.4.1.
5.504.4.5 Composite wood products. Hardwood plywood, particleboard and medium density fiberboard
composite wood products used on the interior or exterior of the buildings shall meet the requirements for
formaldehyde as specified in ARB's Air Toxics Control Measure (ATCM) for Composite Wood (17 CCR 93120 et
seq.). Those materials not exempted under the ATCM must meet the specified emission limits, as shown in
Table 5.504.4.5.
5.504.4.5.3 Documentation. Verification of compliance with this section shall be provided as
requested by the enforcing agency. Documentation shall include at least one of the following:
1. Product certifications and specifications.
2. Chain of custody certifications.
3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see
CCR, Title 17, Section 93120, et seq.).
4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the
Engineered Wood Association, the Australian AS/NZS 2269 or European 636 3S
standards.
5. Other methods acceptable to the enforcing agency.
TABLE 5.504.4.1 - ADHESIVE VOC LIMIT1,2
Less Water and Less Exempt Compounds in Grams per Liter
ARCHITECTURAL APPLICATIONS CURRENT VOC LIMIT
INDOOR CARPET ADHESIVES 50
CARPET PAD ADHESIVES 50
OUTDOOR CARPET ADHESIVES 150
WOOD FLOORING ADHESIVES 100
RUBBER FLOOR ADHESIVES 60
SUBFLOOR ADHESIVES 50
CERAMIC TILE ADHESIVES 65
VCT & ASPHALT TILE ADHESIVES 50
DRYWALL & PANEL ADHESIVES 50
COVE BASE ADHESIVES 50
MULTIPURPOSE CONSTRUCTION ADHESIVES 70
STRUCTURAL GLAZING ADHESIVES 100
SINGLE-PLY ROOF MEMBRANE ADHESIVES 250
OTHER ADHESIVES NOT SPECIFICALLY LISTED 50
SPECIALTY APPLICATIONS
PVC WELDING 510
CPVC WELDING 490
ABS WELDING 325
PLASTIC CEMENT WELDING 250
ADHESIVE PRIMER FOR PLASTIC 550
CONTACT ADHESIVE 80
SPECIAL PURPOSE CONTACT ADHESIVE 250
STRUCTURAL WOOD MEMBER ADHESIVE 140
TOP & TRIM ADHESIVE 250
SUBSTRATE SPECIFIC APPLICATIONS
METAL TO METAL 30
PLASTIC FOAMS 50
POROUS MATERIAL (EXCEPT WOOD)50
WOOD 30
FIBERGLASS 80
1. IF AN ADHESIVE IS USED TO BOND DISSIMILAR SUBSTRATES TOGETHER,
THE ADHESIVE WITH THE HIGHEST VOC CONTENT SHALL BE ALLOWED.
2. FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE
THE VOC CONTENT SPECIFIED IN THIS TABLE, SEE SOUTH COAST AIR
QUALITY MANAGEMENT DISTRICT RULE 1168,
www.arb.ca.gov/DRDB/SC/CURHTML/R1168.PDF
TABLE 5.504.4.2 - SEALANT VOC LIMIT
Less Water and Less Exempt Compounds in Grams per Liter
SEALANTS CURRENT VOC LIMIT
ARCHITECTURAL 250
MARINE DECK 760
NONMEMBRANE ROOF 300
ROADWAY 250
SINGLE-PLY ROOF MEMBRANE 450
OTHER 420
SEALANT PRIMERS
ARCHITECTURAL
NONPOROUS 250
POROUS 775
MODIFIED BITUMINOUS 500
MARINE DECK 760
OTHER 750
NOTE: FOR ADDITIONAL INFORMATION REGARDING METHODS TO
MEASURE THE VOC CONTENT SPECIFIED IN THESE TABLES, SEE SOUTH
COAST AIR QUALITY MANAGEMENT DISTRICT RULE 1168.
TABLE 5.504.4.3 - VOC CONTENT LIMITS FOR ARCHITECTURAL
COATINGS2,3
GRAMS OF VOC PER LITER OF COATING, LESS WATER & LESS EXEMPT COMPOUNDS
COATING CATEGORY CURRENT VOC LIMIT
FLAT COATINGS 50
NONFLAT COATINGS 100
NONFLAT HIGH GLOSS COATINGS 150
SPECIALTY COATINGS
ALUMINUM ROOF COATINGS 400
BASEMENT SPECIALTY COATINGS 400
BITUMINOUS ROOF COATINGS 50
BITUMINOUS ROOF PRIMERS 350
BOND BREAKERS 350
CONCRETE CURING COMPOUNDS 350
CONCRETE/MASONRY SEALERS 100
DRIVEWAY SEALERS 50
DRY FOG COATINGS 150
FAUX FINISHING COATINGS 350
FIRE RESISTIVE COATINGS 350
FLOOR COATINGS 100
FORM-RELEASE COMPOUNDS 250
GRAPHIC ARTS COATINGS (SIGN PAINTS)500
HIGH-TEMPERATURE COATINGS 420
INDUSTRIAL MAINTENANCE COATINGS 250
LOW SOLIDS COATINGS1 120
MAGNESITE CEMENT COATINGS 450
MASTIC TEXTURE COATINGS 100
METALLIC PIGMENTED COATINGS 500
MULTICOLOR COATINGS 250
PRETREATMENT WASH PRIMERS 420
PRIMERS, SEALERS, & UNDERCOATERS 100
REACTIVE PENETRATING SEALERS 350
RECYCLED COATINGS 250
ROOF COATINGS 50
RUST PREVENTATIVE COATINGS 250
SHELLACS:
CLEAR 730
OPAQUE 550
SPECIALTY PRIMERS, SEALERS & UNDERCOATERS 100
STAINS 250
STONE CONSOLIDANTS 450
SWIMMING POOL COATINGS 340
TRAFFIC MARKING COATINGS 100
TUB & TILE REFINISH COATINGS 420
WATERPROOFING MEMBRANES 250
WOOD COATINGS 275
WOOD PRESERVATIVES 350
ZINC-RICH PRIMERS 340
1. GRAMS OF VOC PER LITER OF COATING, INCLUDING WATER & EXEMPT COMPOUNDS
2. THE SPECIFIED LIMITS REMAIN IN EFFECT UNLESS REVISED LIMITS ARE LISTED IN SUBSEQUENT COLUMNS IN
THE TABLE.
3. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THE CALIFORNIA AIR RESOURCES BOARD,
ARCHITECTURAL COATINGS SUGGESTED CONTROL MEASURE, FEB. 1, 2008. MORE INFORMATION IS AVAILABLE
FROM THE AIR RESOURCES BOARD.
TABLE 5.504.4.5 - FORMALDEHYDE LIMITS1
MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION
PRODUCT CURRENT LIMIT
HARDWOOD PLYWOOD VENEER CORE 0.05
HARDWOOD PLYWOOD COMPOSITE CORE 0.05
PARTICLE BOARD 0.09
MEDIUM DENSITY FIBERBOARD 0.11
THIN MEDIUM DENSITY FIBERBOARD2 0.13
1. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THE CALIFORNIA AIR RESOURCES BOARD,
AIR TOXICS CONTROL MEASURE FOR COMPOSITE WOOD AS TESTED IN ACCORDANCE WITH ASTM E 1333. FOR
ADDITIONAL INFORMATION, SEE CALIFORNIA CODE OF REGULATIONS, TITLE 17, SECTIONS 93120 THROUGH
93120.12.
2. THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM THICKNESS OF 5/16 INCHES (8 MM).
5.508.2.1 Refrigerant piping. Piping compliant with the California Mechanical Code shall be installed to be
accessible for leak protection and repairs. Piping runs using threaded pipe, copper tubing with an outside
diameter (OD) less than 1/4 inch, flared tubing connections and short radius elbows shall not be used in
refrigerant systems except as noted below.
5.508.2.1.1 Threaded pipe. Threaded connections are permitted at the compressor rack.
5.508.2.1.2 Copper pipe. Copper tubing with an OD less than 1/4 inch may be used in systems with a
refrigerant charge of 5 pounds or less.
5.508.2.1.2.1 Anchorage. One-fouth-inch OD tubing shall be securely clamped to a rigid base to
keep vibration levels below 8 mils.
5.508.2.1.3 Flared tubing connections. Double-flared tubing connections may be used for pressure
controls, valve pilot lines and oil.
Exception: Single-flared tubing connections may be used with a multiring seal coated with
industrial sealant suitable for use with refrigerants and tightened in accordance with manufacturer's
recommendations.
5.508.2.1.4 Elbows. Short radius elbows are only permitted where space limitations prohibit use of
long radius elbows.
5.508.2.2 Valves. Valves Valves and fittings shall comply with the California Mechanical Code and as
follows.
5.508.2.2.1 Pressure relief valves. For vessels containing high-GWP refrigerant, a rupture disc shall
be installed between the outlet of the vessel and the inlet of the pressure relief valve.
5.508.2.2.1.1 Pressure detection. A pressure gauge, pressure transducer or other device shall
be installed in the space between the rupture disc and the relief valve inlet to indicate a disc
rupture or discharge of the relief valve.
5.508.2.2.2 Access valves. Only Schrader access valves with a brass or steel body are
permitted for use.
5.508.2.2.2.1 Valve caps. For systems with a refrigerant charge of 5 pounds or more, valve caps
shall be brass or steel and not plastic.
5.508.2.2.2.2 Seal caps. If designed for it, the cap shall have a neoprene O-ring in place.
5.508.2.2.2.2.1 Chain tethers. Chain tethers to fit ovr the stem are required for valves
designed to have seal caps.
Exception: Valves with seal caps that are not removed from the valve during stem
operation.
5.508.2.3 Refrigerated service cases. Refrigerated service cases holding food products containing vinegar and
salt shall have evaporator coils of corrosion-resistant material, such as stainless steel; or be coated to prevent
corrosion from these substances.
5.508.2.3.1 Coil coating. Consideration shall be given to the heat transfer efficiency of coil coating to
maximize energy efficiency.
5.508.2.4 Refrigerant receivers. Refrigerant receivers with capacities greater than 200 pounds shall be fitted
with a device tha indicates the level of refrigerant in the receiver.
5.508.2.5 Pressure testing. The system shall be pressure tested during installation prior to evacuation and
charging.
5.508.2.5.1 Minimum pressure. The system shall be charged with regulated dry nitrogen and
appropriate tracer gas to bring system pressure up to 300 psig minimum.
5.508.2.5.2 Leaks. Check the system for leaks, repair any leaks, and retest for pressure using the same
gauge.
5.508.2.5.3 Allowable pressure change. The system shall stand, unaltered, for 24 hours with no more
than a +/- one pound pressure change from 300 psig, measured with the same gauge.
5.508.2.6 Evacuation. The system shall be evacuated after pressure testing and prior to charging.
5.508.2.6.1 First vacuum. Pull a system vacuum down to at least 1000 microns (+/- 50 microns), and
hold for 30 minutes.
5.508.2.6.2 Second vacuum. Pull a second system vacuum to a minimum of 500 microns and hold for 30
minutes.
5.508.2.6.3 Third vacuum. Pull a third vacuum down to a minimum of 300 microns, and hold for 24 hours
with a maximum drift of 100 microns over a 24-hour period.
CHAPTER 7
INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS
702 QUALIFICATIONS
702.1 INSTALLER TRAINING. HVAC system installers shall be trained and certified in the proper
installation of HVAC systems including ducts and equipment by a nationally or regionally recognized training or
certification program. Uncertified persons may perform HVAC installations when under the direct supervision and
responsibility of a person trained and certified to install HVAC systems or contractor licensed to install HVAC systems.
Examples of acceptable HVAC training and certification programs include but are not limited to the following:
1. State certified apprenticeship programs.
2. Public utility training programs.
3. Training programs sponsored by trade, labor or statewide energy consulting or verification organizations.
4. Programs sponsored by manufacturing organizations.
5. Other programs acceptable to the enforcing agency.
702.2 SPECIAL INSPECTION [HCD]. When required by the enforcing agency, the owner or the
responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or
other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence
to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition to
other certifications or qualifications acceptable to the enforcing agency, the following certifications or education may be
considered by the enforcing agency when evaluating the qualifications of a special inspector:
1. Certification by a national or regional green building program or standard publisher.
2. Certification by a statewide energy consulting or verification organization, such as HERS raters, building
performance contractors, and home energy auditors.
3. Successful completion of a third party apprentice training program in the appropriate trade.
4. Other programs acceptable to the enforcing agency.
Notes:
1. Special inspectors shall be independent entities with no financial interest in the materials or the
project they are inspecting for compliance with this code.
2. HERS raters are special inspectors certified by the California Energy Commission (CEC) to rate
homes in California according to the Home Energy Rating System (HERS).
[BSC-CG] When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent
shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate
compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing
agency for the particular type of inspection or task to be performed. In addition, the special inspector shall have a
certification from a recognized state, national or international association, as determined by the local agency. The
area of certification shall be closely related to the primary job function, as determined by the local agency.
Note: Special inspectors shall be independent entities with no financial interest in the materials or the
project they are inspecting for compliance with this code.
703 VERIFICATIONS
703.1 DOCUMENTATION. Documentation used to show compliance with this code shall include but is not limited to,
construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods
acceptable to the enforcing agency which demonstrate substantial conformance. When specific documentation or
special inspection is necessary to verify compliance, that method of compliance will be specified in the appropriate
section or identified applicable checklist.
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE
NONRESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2020, Includes August 2019 Supplement)
SECTION 5.505 INDOOR MOISTURE CONTROL
5.505.1 INDOOR MOISTURE CONTROL. Buildings shall meet or exceed the provisions of California Building Code,
CCR, Title 24, Part 2, Sections 1202 (Ventilation) and Chapter 14 (Exterior Walls). For additional measures, see
Section 5.407.2 of this code.
SECTION 5.506 INDOOR AIR QUALITY
5.506.1 OUTSIDE AIR DELIVERY. For mechanically or naturally ventilated spaces in buildings, meet the minimum
requirements of Section 120.1 (Requirements For Ventilation) of the California Energy Code, or the applicable local
code, whichever is more stringent, and Division 1, Chapter 4 of CCR, Title 8.
5.506.2 CARBON DIOXIDE (CO2) MONITORING. For buildings or additions equipped with demand control
ventilation, CO2 sensors and ventilation controls shall be specified and installed in accordance with the requirements
of the California Energy Code, Section 120(c)(4).
SECTION 5.507 ENVIRONMENTAL COMFORT
5.507.4 ACOUSTICAL CONTROL. Employ building assemblies and components with Sound Transmission Class
(STC) values determined in accordance with ASTM E 90 and ASTM E 413, or Outdoor-Indoor Sound Transmission
Class (OITC) determined in accordance with ASTM E 1332, using either the prescriptive or performance method in
Section 5.507.4.1 or 5.507.4.2.
Exception: Buildings with few or no occupants or where occupants are not likely to be affected by exterior
noise, as determined by the enforcement authority, such as factories, stadiums, storage, enclosed parking
structures and utility buildings.
Exception: [DSA-SS] For public schools and community colleges, the requirements of this section and all
subsections apply only to new construction.
5.507.4.1 Exterior noise transmission, prescriptive method. Wall and roof-ceiling assemblies exposed to
the noise source making up the building or addition envelope or altered envelope shall meet a composite STC
rating of at least 50 or a composite OITC rating of no less than 40, with exterior windows of a minimum STC of
40 or OITC of 30 in the following locations:
1. Within the 65 CNEL noise contour of an airport.
Exceptions:
1. Ldn or CNEL for military airports shall be determined by the facility Air Installation Compatible
Land Use Zone (AICUZ) plan.
2. Ldn or CNEL for other airports and heliports for which a land use plan has not been developed
shall be determined by the local general plan noise element.
2. Within the 65 CNEL or Ldn noise contour of a freeway or expressway, railroad, industrial source or
fixed-guideway source as determined by the Noise Element of the General Plan.
5.507.4.1.1. Noise exposure where noise contours are not readily available. Buildings exposed to a
noise level of 65 dB Leq - 1-hr during any hour of operation shall have building, addition or alteration
exterior wall and roof-ceiling assemblies exposed to the noise source meeting a composite STC rating of
at least 45 (or OITC 35), with exterior windows of a minimum STC of 40 (or OITC 30).
5.507.4.2 Performance Method. For buildings located as defined in Section 5.507.4.1 or 5.507.4.1.1, wall and
roof-ceiling assemblies exposed to the noise source making up the building or addition envelope or altered
envelope shall be constructed to provide an interior noise environment attributable to exterior sources that does
not exceed an hourly equivalent noise level (Leq-1Hr) of 50 dBA in occupied areas during any hour of operation.
5.507.4.2.1 Site Features. Exterior features such as sound walls or earth berms may be utilized as
appropriate to the building, addition or alteration project to mitigate sound migration to the interior.
5.507.4.2.2 Documentation of Compliance. An acoustical analysis documenting complying interior
soundlevels shall be prepared by personnel approved by the architect or engineer of record.
5.507.4.3 Interior sound transmission. Wall and floor-ceiling assemblies separating tenant spaces and tenant
spaces and public places shall have an STC of at least 40.
Note: Examples of assemblies and their various STC ratings may be found at the California Office of
Noise Control: www.toolbase.org/PDF/CaseStudies/stc_icc_ratings.pdf.
SECTION 5.508 OUTDOOR AIR QUALITY
5.508.1 Ozone depletion and greenhouse gas reductions. Installations of HVAC, refrigeration and fire suppression
equipment shall comply with Sections 5.508.1.1 and 5.508.1.2.
5.508.1.1 Chlorofluorocarbons (CFCs). Install HVAC, refrigeration and fire suppression equipment that do not
contain CFCs.
5.508.1.2 Halons. Install HVAC, refrigeration and fire suppression equipment that do not contain Halons.
5.508.2 Supermarket refrigerant leak reduction. New commercial refrigeration systems shall comply with the
provisions of this section when installed in retail food stores 8,000 square feet or more conditioned area, and that
utilize either refrigerated display cases, or walk-in coolers or freezers connected to remote compressor units or
condensing units. The leak reduction measures apply to refrigeration systems containing high-global-warming potential
(high-GWP) refrigerants with a GWP of 150 or greater. New refrigeration systems include both new facilities and the
replacement of existing refrigeration systems in existing facilities.
Exception: Refrigeration systems containing low-global warming potential (low-GWP) refrigerant with a GWP
value less than 150 are not subject to this section. Low-GWP refrigerants are nonozone-depleting refrigerants
that include ammonia, carbon dioxide (CO2), and potentially other refrigerants.
5.504.4.6 Resilient flooring systems. For 80 percent of floor area receiving resilient flooring, installed
resilient flooring shall meet at least one of the following:
1. Certified under the Resilient Floor Covering Institute (RFCI) FloorScore program;
2. Compliant with the VOC-emission limits and testing requirements specified in the California
Department of Public Health's 2010 Standard Method for the Testing and Evaluation Chambers,
Version 1.1, February 2010;
3. Compliant with the Collaborative for High Performance Schools California (2014 CA-CHPS) Criteria
and listed in the CHPS High Performance Product Database; or
4. Products certified under UL GREENGUARD Gold (formerly the Greenguard Children's & Schools
Program).
5.504.4.6.1 Verification of compliance. Documentation shall be provided verifying that resilient flooring
materials meet the pollutant emission limits.
5.504.5.3 Filters. In mechanically ventilated buildings, provide regularly occupied areas of the building with air
filtration media for outside and return air that provides at least a Minimum Efficiency Reporting Value (MERV) of
13. MERV 13 filters shall be installed prior to occupancy, and recommendations for maintenance with filters of
the same value shall be included in the operation and maintenance manual.
Exceptions: Existing mechanical equipment.
5.504.5.3.1 Labeling. Installed filters shall be clearly labeled by the manufacturer indicating the MERV
rating.
5.504.7 ENVIRONMENTAL TOBACCO SMOKE (ETS) CONTROL. Where outdoor areas are provided for smoking,
prohibit smoking within 25 feet of building entries, outdoor air intakes and operable windows and within the building as
already prohibited by other laws or regulations; or as enforced by ordinances, regulations or policies of any city,
county, city and county, California Community College, campus of the California State University, or campus of the
University of California, whichever are more stringent. When ordinances, regulations or policies are not in place, post
signage to inform building occupants of the prohibitions.
5.504.4.3.2 Verification. Verification of compliance with this section shall be provided at the request of
the enforcing agency. Documentation may include, but is not limited to, the following:
1. Manufacturer's product specification
2. Field verification of on-site product containers
5.504.4.4 Carpet Systems. All carpet installed in the building interior shall meet at least one of the testing and
product requirements:
1. Carpet and Rug Institute's Green Label Plus Program.
2. Compliant with the VOC-emission limits and testing requirements specified in the California
Department of Public Health Standard Method for the Testing and Evaluation of Volatile Organic
Chemical Emissions from Indoor Sources Using Environmental Chambers, Version 1.1, February
2010 (also known as CDPH Standard Method V1.1 or Specification 01350).
3. NSF/ANSI 140 at the Gold level or higher;
4. Scientific Certifications Systems Sustainable Choice; or
5. Compliant with the Collaborative for High Performance Schools California (2014 CA-CHPS) Criteria
listed in the CHPS High Performance Product Database.
5.504.4 FINISH MATERIAL POLLUTANT CONTROL. Finish materials shall comply with Sections 5.504.4.1 through
5.504.4.6.
5.504.4.1 Adhesives, sealants and caulks. Adhesives, sealants, and caulks used on the project shall meet
the requirements of the following standards:
1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks shall
comply with local or regional air pollution control or air quality management district rules where
applicable, or SCAQMD Rule 1168 VOC limits, as shown in Tables 5.504.4.1 and 5.504.4.2. Such
products also shall comply with the Rule 1168 prohibition on the use of certain toxic compounds
(chloroform, ethylene dichloride, methylene chloride, perchloroethylene and trichloroethylene), except for
aerosol products as specified in subsection 2, below.
2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in
units of product, less packaging, which do not weigh more than one pound and do not consist of more
than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including
prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing
with Section 94507.
DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.
Y N/A Y N/A Y N/A Y N/ARESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
Y = YES
N/A = NOT APPLICABLE
RESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER,
OWNER, CONTRACTOR, INSPECTOR ETC.)
Page 109 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
WALL & FLOOR
ASSEMBLIES
A0.11
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
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Detailer for ARCHICAD Notes1 high 1 wide
VARIES
TY
P
.
1X
S
H
E
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2X
S
H
E
A
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F.O.F.F.O.F.5/8" PTD. GYP. BD. REF.
FINISHES SCHEDULE FOR PAINT
COLOR
WOOD FRAMING STUD @ 16"
O.C.
INSULATION; SEE INSULATION
SCHEDULE & TITLE-24
PLYWOOD SHEAR WALL WHERE
OCCURS; S.S.D. FOR
LOCATIONS
1 HOUR FIRE RATING:
ANSI/UL FIRE
RESISTIVE RATINGS 263
DESIGN NO. U314
INT.INT.
Detailer for ARCHICAD Notes1 high 1 wide
5/8" PTD. GYP. BD. REF.
FINISHES SCHEDULE FOR PAINT
COLOR
WOOD FRAMING STUD @ 16"
O.C.
INSULATION; SEE INSULATION
SCHEDULE & TITLE-24
PORCELAIN OR STONE TILE; SEE
MATERIALS SCHEDULE
LATEX MODIFIED THINSET
WATERPROOFING MEMBRANE;
SEE W.P. SCHEDULE
1/2" CEMENT BACKER BOARD;
DUROCK OR EQUIVALENT
INT.INT.
1 HOUR FIRE RATING:
ANSI/UL FIRE
RESISTIVE RATINGS 263
DESIGN NO. U314
Detailer for ARCHICAD Notes1 high 1 wide
6 1/2"
6 3/4"
F.O.F.F.O.F.5/8" PTD. GYP. BD. REF.
FINISHES SCHEDULE FOR PAINT
COLOR
WOOD FRAMING STUD @ 16"
O.C.; S.S.D.
INSULATION; SEE INSULATION
SCHEDULE & TITLE-24
PLYWOOD SHEAR WALL WHERE
OCCURS; S.S.D. FOR
LOCATIONS
RESILIENT SOUND ISOLATION
CLIP W/ 7/8" MTL. HAT TRACK
(ASTM D 2000, M2 AA 510 A13)
1 HOUR FIRE RATING:
ANSI/UL FIRE
RESISTIVE RATINGS 263
DESIGN NO. U314
INT.INT.
Detailer for ARCHICAD Notes1 high 1 wide
3/4" CDX PLYWOOD
WOOD FRAMING STUD @ 16"
O.C.
INSULATION; SEE INSULATION
SCHEDULE & TITLE-24
EXTERIOR PLYWOOD
SHEATHING; S.S.D.
EXTERIOR CORRUGATED MTL.
CLADDING
(E) VAPOR BARRIER / W.P.
MEMBRANE
EXT.INT.
Detailer for ARCHICAD Notes1 high 1 wide
5/8" PTD. GYP. BD. REF.
FINISHES SCHEDULE FOR PAINT
COLOR
WOOD FRAMING STUD @ 16"
O.C.
INSULATION; SEE INSULATION
SCHEDULE & TITLE-24
EXTERIOR PLYWOOD
SHEATHING; S.S.D.
EXTERIOR CORRUGATED MTL.
CLADDING
(E) VAPOR BARRIER / W.P.
MEMBRANE
EXT.INT.
Detailer for ARCHICAD Notes1 high 1 wide
Detailer for ARCHICAD Notes1 high 1 wide
4
1
/
4
"
(E) WATERPROOFING
MEMBRANE
(E) COMPACTED FILL
(E) VOID-FILLING MATERIAL
(E) CONCRETE SLAB
(E) CONCRETE SLAB FINISH TO
REMAIN AS-IS, U.O.N.
INT.
Detailer for ARCHICAD Notes1 high 1 wide
4
1
/
4
"
(E) WATERPROOFING
MEMBRANE
(E) COMPACTED FILL
(E) VOID-FILLING MATERIAL
(E) CONCRETE SLAB
(N) CARPET TILES WHERE
OCCURS ON PLANS; SEE
MATERIALS LEGEND &
SPECIFICATIONS
INT.
Detailer for ARCHICAD Notes1 high 1 wide
Detailer for ARCHICAD Notes1 high 1 wide
MEZZ. F.F.E.
RESILIENT FLOORING; SEE
MATERIALS LEGEND &
SPECIFICATIONS
ADHESIVE AS REQ'D PER MFR.
SPECIFICATIONS
PLYWOOD SUBSTRATE; S.S.D.
2X FLOOR FRAMING; S.S.D.
MINERAL WOOL INSULATION
3/4" PLYWOOD WHERE
OCCURS; SEE FINISH PLANS &
RCP
INT.
INT.
Detailer for ARCHICAD Notes1 high 1 wide
RESILIENT FLOORING; SEE
MATERIALS LEGEND &
SPECIFICATIONS
ADHESIVE AS REQ'D PER MFR.
SPECIFICATIONS
PLYWOOD SUBSTRATE; S.S.D.
2X FLOOR FRAMING; S.S.D.
MINERAL WOOL INSULATION
3/4" PLYWOOD WHERE
OCCURS; SEE FINISH PLANS &
RCP
INT.
INT.
Detailer for ARCHICAD Notes1 high 1 wide
SCALE: 3" = 1'-0"A WALL TYPE A - 1 HR. GYP. - GYP.
SCALE: 3" = 1'-0"B WALL TYPE B - GYP. - TILE
SCALE: 3" = 1'-0"A1 WALL TYPE A1 - ACOUSTIC GYP.
SCALE: 3" = 1'-0"C WALL TYPE C - EXT. METAL - PLYWD
SCALE: 3" = 1'-0"D WALL TYPE D - EXT. METAL - GYP.
SCALE: 3" = 1'-0"N NOT USED
SCALE: 3" = 1'-0"B1 FLOOR TYPE B - (E) CONCRETE SLAB
SCALE: 3" = 1'-0"B2 FLOOR TYPE B - (E) CONC. SLAB W/ CARPET TILES
SCALE: 3" = 1'-0"N NOT USED
SCALE: 3" = 1'-0"D FLOOR TYPE D - WD. FRAME W/ RES. FLOORING
SCALE: 3" = 1'-0"E CEILING TYPE E - WD. FRAME / GYP.
SCALE: 3" = 1'-0"N NOT USED
Page 110 of 509
EXISTING WALL TO REMAIN
NEW WALL
WALL TO BE DEMOLISHED
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EXISTING / DEMO
GROUND FLOOR PLAN
A1.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
GENERAL DEMOLITION NOTESSYMBOLS
/U
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P
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i
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_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
1. ALL DEMOLITION WORK TO BE CONDUCTED IN SUCH A MANNER AS TO PROTECT ADJACENT PROPERTY AND
LANDSCAPE PLANTING TO REMAIN.
2. ASBESTOS CONTAINING MATERIALS IN EXISTING BUILDINGS TO BE IDENTIFIED AND REMOVED IN COMPLIANCE
WITH ALL APPLICABLE REGULATIONS.
3. LEAD PAINTED MATERIALS IN EXISTING BUILDINGS TO BE IDENTIFIED AND REMOVED IN COMPLIANCE WITH ALL
APPLICABLE REGULATIONS.
4. DEMOLISH ALL REDUNDANT HVAC EQUIPMENT, INCLUDING PIPING,
DUCTWORK, RADIANT PANELS, AND BASEBOARD HEATERS. SAVE AND CATALOGUE DECORATIVE GRILLES FOR
STORAGE AND RE-USE.
5. DEMOLISH REDUNDANT PLUMBING IN WALL OR FLOOR CAVITIES OPENED FOR CONSTRUCTION.
6. DEMOLISH ALL ABANDONED INTERIOR ELECTRICAL THROUGHOUT.
7. DEMOLISH ALL WINDOW COVERINGS AND RELATED HARDWARE,. REMOVE WINDOW HARDWARE, U.O.N.
8. AT DOORS TO BE DEMOLISHED OR REMOVED, REMOVE DOOR, HARDWARE, AND FRAME, U.O.N. AND SAVE FOR
RE-USE.
9. DEMOLISH ALL FLOOR FINISHES, INCLUDING CARPET, VINYL, AND TILE. WOOD FLOORS TO REMAIN, U.O.N.
PROTECT DURING CONSTRUCTION.
10. DEMOLISH ALL ABANDONED GAS LINES TO MAIN POINT OF ENTRY, U.O.N.
11. CONTRACTOR TO VERIFY BEARING AND NON-BEARING STATUS OF
EXISTING CONSTRUCTION TO BE DEMOLISHED BEFORE PROCEEDING WITH WORK.
12. PATCH AND REPAIR (E) DRYWALL WHERE FEASIBLE TO LEVEL-4 FINISH TO RECEIVE PAINT.
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
UP
01 02 03 04 05 06 07 08 09 10 11 12
1 2 3 4 5 6 7 8 9 10 11 12 13 14
UP STAIR
12345678910111213141516
UPSTAIR
1
2
3
4
5
6
7 8
9
10
11
12
13
14
UP
ST
A
I
R
1234567891011121314151617181920212223242526272829303132
UPSTAIR
8'
-
1
1
"
10'-4"
15'-0"
3
A3.1
1
A3.1
2
A3.1
4
A3.1
DEMO (E) STAIR, WALLS &
MEZZANINE STRUCTURE
ABOVE
RELOCATE (E) MSB & EQPMT.
TO WEST ELEVATION; SEE (N)
PLANS
DEMO & INFILL (E) ROLL-UP
DOOR W/ (N) GLAZED
STOREFRONT SYSTEM; SEE
SCHED.
DEMO & INFILL (E) SWING
DOOR; MATCH (E) MTL.
SIDING.
RELOCATE (E) ELEC. PANELS.
SEE MEP PLAN
DEMO & INFILL (E) ROLL-UP
DOOR W/ (N) GLAZED
STOREFRONT SYSTEM; SEE
SCHED.
DEMO & INFILL (E)
ROLL-UP DOOR W/
(N) GLAZED
STOREFRONT
SYSTEM; SEE SCHED.
DEMO & INFILL (E) ROLL-
UP DOOR; MATCH (E)
MTL. SIDING
INFILL (E) ROLL-UP DOOR
W/ (N) GLAZED
STOREFRONT SYSTEM;
SEE SCHED.
DEMO & INFILL (E) ROLL-UP
DOOR W/ (N) GLAZED
STOREFRONT SYSTEM; SEE
SCHED.
RELOCATE (E) ELEC. PANELS.
SEE MEP PLAN
DEMO (E) ROLL-UP
DOOR; INFILL W/
FRAMING, SIDING &
INTERIOR FINISH TO
MATCH (E). SEE DTL.
DEMO PORTION OF
(E) STRUCTURAL WALL
FOR (N) CORRIDOR &
CIRCULATION
DEMO PORTION OF
(E) STRUCTURAL WALL
FOR (N) CORRIDOR &
CIRCULATION
DEMO FOR (N)
WDW. SEE (N) EXT.
ELEVS.
DEMO FOR (N)
WDW. SEE (N) EXT.
ELEVS.
DEMO FOR (N)
WDW. SEE EXT. ELEVS.
DEMO FOR (N)
WDW. SEE EXT. ELEVS.
DEMO FOR (N) WDW.
SEE EXT. ELEVS.
DEMO & PATCH (E) DOOR
DE-CONSTRUCT (E)
MEZZANINE PLATFORM.
SALVAGE MATERIALS & STORE
ON SITE.
DEMO & INFILL (E)
SWING DOOR
REMOVE &
SALVAGE (E) ROLL
UP DOOR TO BE
USED ON (N)
WALL; SEE SCHED
DEMO FOR (N) STOREFRONT
SYSTEM & RETAIL ENTRY; SEE
EXT. ELEVS.
DEMO & INFILL (E)
SWING DOOR; MATCH
(E) MTL. SIDING
DEMO & INFILL (E) WDW.
MATCH (E) SIDING; TYP.
DEMO (E) TOILET
DEMO (E) OFFICE & TOILET
DEMO & INFILL (E)
SWING DOOR; MATCH
(E) MTL. SIDING
(E) ROLL-UP
DOOR & SWING
DOOR TO
REMAIN
(E) ROLL UP DOOR TO
REMAIN
DEMO (E) STAIR & MEZZ.
(E) COLUMNS & BEAM TO
REMAIN IF FEASIBLE;
STRUCTURAL ENGINEER
TO FIELD VERIFY &
EVALUATE CONDITION.
PATCH, REPAIR & REPLACE (E)
FIRE & WATER-DAMAGED
FINISHES WHERE POSSIBLE. RE-
FRAME & REFINISH IF DEEMED
NOT SALVAGEABLE AT TIME OF
CONSTRUCTION
PATCH, REPAIR &
REPLACE (E) FINISHES
(THIS WALL) WHERE
POSSIBLE.AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
MEZZANINEABOVE
(E) MEZZANINEABOVE
(E) MEZZANINEABOVE
MEZZANINEABOVE
MAIN SWITCH BOARD
120/240V, 3∅, 4W,1000A
(E) METERS
(E) EXHAUST FANENCLOSURE
(E) HOSE BIB
(E) ELEC. PNL.
W.P. DISC.
W.P. DISC.
(E) HOSE BIB
(E) 6.0 GAL. ELEC. WATERHEATER ON SHELF ABOVE
ELEC.PNLS.
TLCM
FAC
ALRM
(E) ELEC. PNL.
(E) HOSE BIB
ELEC.PNL.ELEC.PNL.
(E) OUTDOORPATIO TO REMAIN
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
(E)WAREHOUSEBAY (E) OFFICE
(E)WAREHOUSEBAY
(E) STRG.
(E) TOILET
(E) OFFICE
(E) OFFICE
(E) TOILET
(E) JAN.
(E)WAREHOUSEBAY
(E) MEZZANINEABOVE
(E)WAREHOUSEBAY
(E)WAREHOUSEBAY
(E)WAREHOUSEBAY
(E) ELEC. PNL.
(E)WAREHOUSEBAY
(E)WAREHOUSEBAY
B
C
A
D
E
1 2 3 4 5 6
180'-0"
40
'
-
0
"
45
'
-
0
"
45
'
-
0
"
45
'
-
0
"
40
'
-
0
"
13
5
'
-
0
"
40'-0"
17
5
'
-
0
"
89'-8"23'-0"46'-4"61'-0"
220'-0"
34
'
-
2
1
/
4
"
REPLACE STAIR FINISHES @
LOWER RUN, LANDING &
UPPER RUN; SEE STAIR DETAILS.
(E) TOILET
006
(E) TOILET
030
U-TOILET
030
N
2
2
SCALE: 1" = 10'1 (E) / DEMO GROUND LEVEL PLAN
REVISION - 11/17/2023 SR
Page 111 of 509
EXISTING WALL TO REMAIN
NEW WALL
WALL TO BE DEMOLISHED
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EXISTING / DEMO
MEZZ. LEVEL PLAN
A1.2
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
GENERAL DEMOLITION NOTESSYMBOLS
/U
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6
-
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2
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2
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1
1
1
7
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B
u
i
l
d
i
n
g
P
e
r
m
i
t
_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
1. ALL DEMOLITION WORK TO BE CONDUCTED IN SUCH A MANNER AS TO PROTECT ADJACENT PROPERTY AND
LANDSCAPE PLANTING TO REMAIN.
2. ASBESTOS CONTAINING MATERIALS IN EXISTING BUILDINGS TO BE IDENTIFIED AND REMOVED IN COMPLIANCE
WITH ALL APPLICABLE REGULATIONS.
3. LEAD PAINTED MATERIALS IN EXISTING BUILDINGS TO BE IDENTIFIED AND REMOVED IN COMPLIANCE WITH ALL
APPLICABLE REGULATIONS.
4. DEMOLISH ALL REDUNDANT HVAC EQUIPMENT, INCLUDING PIPING,
DUCTWORK, RADIANT PANELS, AND BASEBOARD HEATERS. SAVE AND CATALOGUE DECORATIVE GRILLES FOR
STORAGE AND RE-USE.
5. DEMOLISH REDUNDANT PLUMBING IN WALL OR FLOOR CAVITIES OPENED FOR CONSTRUCTION.
6. DEMOLISH ALL ABANDONED INTERIOR ELECTRICAL THROUGHOUT.
7. DEMOLISH ALL WINDOW COVERINGS AND RELATED HARDWARE,. REMOVE WINDOW HARDWARE, U.O.N.
8. AT DOORS TO BE DEMOLISHED OR REMOVED, REMOVE DOOR, HARDWARE, AND FRAME, U.O.N. AND SAVE FOR
RE-USE.
9. DEMOLISH ALL FLOOR FINISHES, INCLUDING CARPET, VINYL, AND TILE. WOOD FLOORS TO REMAIN, U.O.N.
PROTECT DURING CONSTRUCTION.
10. DEMOLISH ALL ABANDONED GAS LINES TO MAIN POINT OF ENTRY, U.O.N.
11. CONTRACTOR TO VERIFY BEARING AND NON-BEARING STATUS OF
EXISTING CONSTRUCTION TO BE DEMOLISHED BEFORE PROCEEDING WITH WORK.
12. PATCH AND REPAIR (E) DRYWALL WHERE FEASIBLE TO LEVEL-4 FINISH TO RECEIVE PAINT.
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
1 2 3 4 5 6 7 8 9 10 11 12 13 14
STAIR
12345678910111213141516
STAIR
1
2
3
4
5
6
7 8
9
10
11
12
13
14
ST
A
I
R
1234567891011121314151617181920212223242526272829303132
UPSTAIR
3
A3.1
1
A3.1
2
A3.1
4
A3.1
665 sq ft
311 sq ft
319 sq ft
567 sq ft
DEMO (E)
MEZZANINE
PLATFORM & STAIR
DE-CONSTRUCT (E)
MEZZANINE
PLATFORM. SALVAGE
MATERIALS & STORE
ON SITE.
DE-CONSTRUCT (E)
MEZZANINE
PLATFORM. SALVAGE
MATERIALS & STORE
ON SITE.
DE-CONSTRUCT (E)
MEZZANINE
PLATFORM. SALVAGE
MATERIALS & STORE
ON SITE.
DE-CONSTRUCT (E)
MEZZANINE
PLATFORM. SALVAGE
MATERIALS & STORE
ON SITE.
PATCH, REPAIR & REPLACE (E)
FINISHES WHERE POSSIBLE. RE-
FRAME & REFINISH IF DEEMED
NOT SALVAGEABLE AT TIME OF
CONSTRUCTION
PATCH, REPAIR &
REPLACE (E) FIRE &
WATER-DAMAGED
FINISHES WHERE
POSSIBLE. RE-FRAME
& REFINISH IF
DEEMED NOT
SALVAGEABLE AT
TIME OF
CONSTRUCTION
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
(E) MEZZANINE
03
(E) MEZZANINE
01
(E) MEZZANINE
02
(E) MEZZANINE
04
(E) MEZZANINE
05
B
C
A
D
E
1 2 3 4 5 6
262 sq ft
(E) DOUBLE
HEIGHT
STRUCTURAL WALL
W/ (N) PUNCHED
OPENING AT
CORRIDOR
(E) DOUBLE
HEIGHT
STRUCTURAL WALL
W/ (N) PUNCHED
OPENING AT
CORRIDOR
REPLACE (E) DOOR
W/ (N); SEE SCHED.
MAINTAIN ACCESS
TO (N) STORAGE
PLATFORM
(E) STORAGE
PLATFORM TO
REMAIN; SEE (N)
PLANS
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15
16
17
DN
UP
(E) STRG. PLATFORM
06
N
2
2
SCALE: 1" = 10'1 (E) / DEMO MEZZANINE LEVEL PLAN
REVISION - 11/17/2023 SR
Page 112 of 509
EXISTING WALL TO REMAIN
NEW WALL
WALL TO BE DEMOLISHED
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EXISTING / DEMO
SECOND FLOOR PLAN
A1.3
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
GENERAL DEMOLITION NOTESSYMBOLS
/U
s
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2
2
0
2
_
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r
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/
0
6
-
A
r
c
h
i
C
A
D
/
2
2
0
2
_
2
3
1
1
1
7
_
U
k
i
a
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E
l
e
c
t
r
i
c
_
B
u
i
l
d
i
n
g
P
e
r
m
i
t
_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
1. ALL DEMOLITION WORK TO BE CONDUCTED IN SUCH A MANNER AS TO PROTECT ADJACENT PROPERTY AND
LANDSCAPE PLANTING TO REMAIN.
2. ASBESTOS CONTAINING MATERIALS IN EXISTING BUILDINGS TO BE IDENTIFIED AND REMOVED IN COMPLIANCE
WITH ALL APPLICABLE REGULATIONS.
3. LEAD PAINTED MATERIALS IN EXISTING BUILDINGS TO BE IDENTIFIED AND REMOVED IN COMPLIANCE WITH ALL
APPLICABLE REGULATIONS.
4. DEMOLISH ALL REDUNDANT HVAC EQUIPMENT, INCLUDING PIPING,
DUCTWORK, RADIANT PANELS, AND BASEBOARD HEATERS. SAVE AND CATALOGUE DECORATIVE GRILLES FOR
STORAGE AND RE-USE.
5. DEMOLISH REDUNDANT PLUMBING IN WALL OR FLOOR CAVITIES OPENED FOR CONSTRUCTION.
6. DEMOLISH ALL ABANDONED INTERIOR ELECTRICAL THROUGHOUT.
7. DEMOLISH ALL WINDOW COVERINGS AND RELATED HARDWARE,. REMOVE WINDOW HARDWARE, U.O.N.
8. AT DOORS TO BE DEMOLISHED OR REMOVED, REMOVE DOOR, HARDWARE, AND FRAME, U.O.N. AND SAVE FOR
RE-USE.
9. DEMOLISH ALL FLOOR FINISHES, INCLUDING CARPET, VINYL, AND TILE. WOOD FLOORS TO REMAIN, U.O.N.
PROTECT DURING CONSTRUCTION.
10. DEMOLISH ALL ABANDONED GAS LINES TO MAIN POINT OF ENTRY, U.O.N.
11. CONTRACTOR TO VERIFY BEARING AND NON-BEARING STATUS OF
EXISTING CONSTRUCTION TO BE DEMOLISHED BEFORE PROCEEDING WITH WORK.
12. PATCH AND REPAIR (E) DRYWALL WHERE FEASIBLE TO LEVEL-4 FINISH TO RECEIVE PAINT.
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
DN
19
20
21
22
23
24
25
26
27
28
29
30
1234567891011121314151617181920212223242526272829303132
STAIR
1
A3.2
2
A3.2
3
A3.2
4
A3.2
4
A7.1
2
3
4
1 A5.8
DEMO & REPLACE IN
KIND ALL SECOND
LEVEL WINDOWS
(E) STRG
202
(E) STRG
201
(E) STRG
203
(E) STRG.
204
STAIR
038
SL
O
P
E
SL
O
P
E
B
C
A
D
E
1 2 3 4 5 6
2
A3.3
2
A3.3
1
A3.3
1
A3.3
± 833 sq ft
(E) MTL. STANDING
SEAM ROOF TO
REMAIN; TYP.
(E) MTL. STANDING
SEAM ROOF TO
REMAIN; TYP.
(E) GUTTER &
DOWNSPOUTS TO
REMAIN; TYP.
PATCH, REPAIR &
REPLACE (E) FINISHES
WHERE POSSIBLE AT
SECOND LEVEL WALLS
WHERE WATER & FIRE
DAMAGE IS EVIDENT,
TYP. RE-FRAME & RE-
FINISH IF DEEMED NOT
SALVAGEABLE AT TIME
OF CONSTRUCTION
DEMO DAMAGED
FLOOR FINISH; SEE
FLOOR FINISHES PLAN
& MATERIAL SCHEDULE.
REMOVE FIRE / WATER DAMAGED
AREA OF ROOF TRUSSES,
INSULATION & METAL. PATCH &
REPAIR AS REQ'D. S.S.D. FOR STRUCT.
DETAILS. SEE ROOF DETAIL.
DEMO & REPLACE (E)
WINDOW IN KIND; SEE
WINDOW SCHED.
(N) INTERIOR WALLS &
DOORS; (REPLACE IN
KIND)
AREA OF PRIMARY
FIRE & WATER
DAMAGE 3/8/2023
PATCH & REPAIR
EXT. SIDING THIS
AREA. MATCH (E);
TYP.
SLOPE SLOPE
SLOPE SLOPE
SLOPE SLOPE
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
N
2
2
SCALE: 1" = 10'1 (E) / DEMO SECOND LEVEL PLAN
REVISION - 11/17/2023 SR
Page 113 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EXISTING / DEMO
ROOF PLAN
A1.4
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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7
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
1234567891011121314151617181920212223242526272829303132
STAIR
1
A3.2
2
A3.2
3
A3.2
4
A3.2
4
A7.1
SLOPE SLOPE
SLOPE SLOPE
SLOPE SLOPE
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
B
C
A
D
E
1 2 3 4 5 6
2
A3.3
2
A3.3
1
A3.3
1
A3.3
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
REMOVE FIRE / WATER DAMAGED
AREA OF ROOF TRUSSES,
INSULATION & METAL. PATCH &
REPAIR AS REQ'D. S.S.D. FOR STRUCT.
DETAILS. SEE ROOF DETAIL.
SL
O
P
E
SL
O
P
E
SLOPESLOPE
N
2
2
SCALE: 1" = 10'1 (E) ROOF LEVEL PLAN
REVISION - 11/17/2023 SR
Page 114 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
PROPOSED GROUND
FLOOR PLAN
A2.1
EXISTING WALL TO REMAIN
NEW WALL
WALL TO BE DEMOLISHED
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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2
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
SYMBOLS
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
ICE
EY
E
W
S
.
UP
01 02 03 04 05 06 07 08 09 10 11 12
N01
1234567891011121314151617181920212223242526272829303132
UPSTAIR
104
103
102
101
105
E04
108
110 109
111
114
113
112
E03
E02
E01
N03
N02
N13
N15
107
106
F04
F06
F03
F08
F07
F05
F09
N14
N12
R08
N10
N11
N11.1
F10
N08 N09N07
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
I
R
5
A7.1
4
A0.7
5
A4.1
4
A4.1
11
A7.2
N04
15'-0"
17'-3"
10
'
-
0
"
20'-0"
0"
0"
0"
0"
0"
0"
0"
0"
0"
0"
1
A3.2
2
A3.2
3
A3.2
4
A3.2
1
A3.5
1
A3.4
2
A3.4
2
3
4
1 A5.2
2
4
1 A5.4
2
3
4
1 A5.5
N
E
S
W A5.1
2
3
4
1 A5.6
2
3
4
1 A5.2
2
3
4
1 A5.3
2
3
4
1 A5.7
4
A7.1
F01
F02
SHIPS LADDER
ACCESS TO
STORAGE
PLATFORM ABOVELINE OF STORAGE
PLATFORM ABOVE
SHOWN DASHED
LINE OF (N) SOFFIT
ABOVE SHOWN
DASHED
(E) ROLL-UP
DOOR TO
REMAIN
(E) ROLL-UP
DOOR TO
REMAIN
(E) ROLL-UP
DOOR TO
REMAIN
(E) DOOR TO
REMAIN
(E) DOOR TO
REMAIN
(E) WINDOW TO
REMAIN
(N) STRUCTURAL BEAM
& COLUMNS FOR
STRG. PLATFORM
ABOVE
(E) ROLL-UP
DOOR TO
REMAIN
(E) ROLL-UP
DOOR & SWING
DOOR TO
REMAIN
A
A
A
A
A
A
D
A
A
A
A
A
A
D
D
D
D
C
C C D D D
A
A
A
A
A
A
D
D
A
A A1
A
B
B D
A
A
A
A
D
A
5X LOCKERS(E) ROLL UP DOOR TO
REMAIN
PROVIDE RECESSED
KNOX-BOX KEY
PROVIDE RECESSED
KNOX-BOX KEY; SEE
A8.2 FOR LOCATION
RELOCATE (E) ALARM
BOX TO (N) WALL
(N) ALARM KEYPAD
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
A
(E) HOSE BIB
W.P. DISC.
W.P. DISC.
(E) HOSE BIB
(E) 6.0 GAL. ELEC. WATERHEATER ON SHELF ABOVE
ELEC.PNLS.
TLCM
FAC
ALRM
(E) ELEC. PNL.
(E) HOSE BIB
ELEC.PNL.ELEC.PNL.
MA
I
N
S
W
I
T
C
H
B
O
A
R
D
12
0
/
2
4
0
V
,
3
∅,
4
W
,
10
0
0
A
(E
)
M
E
T
E
R
S
(N) SWITCHGEAR AREA
(E) OUTDOORPATIO TO REMAIN
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE PROPERTY LINE
(E) ELEC. PNL.
F11
B
C
A
D
E
1 2 3 4 5 6
180'-0"
40
'
-
0
"
45
'
-
0
"
45
'
-
0
"
45
'
-
0
"
40
'
-
0
"
13
5
'
-
0
"
40'-0"
17
5
'
-
0
"
89'-8"23'-0"46'-4"61'-0"
220'-0"
11
'
-
3
"
34
'
-
2
1
/
4
"
16'-1"16'-1"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
6'-0"
8'
-
8
1
/
2
"
10
'
-
9
"
20
'
-
1
0
1
/
2
"
2
A3.3
2
A3.3
1
A3.3
1
A3.3
10
A7.2
4
A7.2
N06
A A
A
A
A
A
B
A
A
B BB
B B B
B
A
COATCLOSET
OPEN TOABOVE
SHOWROOM
001
CONFERENCE
003
SUPPLY
002
HALL
004
PRINT
005
(E) TOILET
006
LACTATION
007
FOYER
008
OFFICE
010
OFFICE
011
SHARED OFFICE
012
OFFICE
013
SHARED OFFICE
014
SHARED OFFICE
015
PLOT
016
VESTIBULE
021
HALL
009
STORAGE
017
BREAK ROOM
018
HALL
019
METER TESTING
020
U-TOILET
022
M-TOILET
023
W-TOILET
024
WAREHOUSE
025
OFFICE
026
CUSTODIAN
028
U-TOILET
029
READY ROOM
027
MECH
031
BULL ROOM
032
SHARED OFFICE
026
(E) WAREHOUSE
033
(E) WAREHOUSE
034
(E) OFFICE
035
(E) TOILET
036
STAIR
038
STAIR
037
U-TOILET
030
N
2
2
1
SCALE: 1" = 10'1 PROPOSED GROUND FLOOR PLAN
REVISION - 11/17/2023 SR
REVISION - 2/17/2023 SR
Page 115 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
PROPOSED MEZZ. LEVEL
& SECOND LEVEL PLAN
A2.2
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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6
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1
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7
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P
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R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
1234567891011121314151617181920212223242526272829303132
UPSTAIR
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
I
R
#DrgID
#LayID
1
A3.2
2
A3.2
3
A3.2
4
A3.2
4
A7.1
10'-0"
10'-0"
MATCH (E) PALLET
STORAGE RACK
SHIPS LADDER
ACCESS TO STORAGE
PLATFORM ABOVE
EXTEND (E)
STORAGE
PLATFORM
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
MEZZANINE
101
10'-0"
B
C
A
D
E
1 2 3 4 5 6
2
A3.3
2
A3.3
1
A3.3
1
A3.3
33
'
-
2
1
/
4
"
8'
-
8
1
/
2
"
8'
-
8
1
/
2
"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"9'-0"
10'-0"
10'-0"
ACCESS VIA
DOOR @ STAIR
LANDING
BLACK CHAINLINK
GUARDRAIL @
PLATFORM EDGE;
TYP.
BLACK CHAINLINK
GUARDS @
PLATFORM EDGE;
TYP.
(E) DOUBLE
HEIGHT
STRUCTURAL WALL
W/ (N) PUNCHED
OPENING AT
CORRIDOR
(E) DOUBLE
HEIGHT
STRUCTURAL WALL
W/ (N) PUNCHED
OPENING AT
CORRIDOR
(E) STORAGE
PLATFORM TO
REMAIN; SEE (N)
PLANS
SOFFIT ABOVE
BREAK ROOM
BELOW
CONFERENCEROOM SOFFIT
OPEN TO ABOVE& BELOW
OPEN TOABOVE &BELOW
OPEN TO ABOVE& BELOW
OPEN TOABOVE &BELOW
OPEN TOABOVE &BELOW
OPEN TO ABOVE& BELOW
OPEN TOABOVE &BELOW
OPEN TO ABOVE& BELOW OPEN TO ABOVE& BELOW
OPEN TOABOVE &BELOW
SOFFIT ABOVEMETERINGTECH OFFICE
OFFICESOFFIT
STAIRLANDING
STRG.PLATFORM
(E) EXT.STAIR
SOFFIT ABOVERESTROOM
OPEN TOABOVE &BELOW
STRG.PLATFORM STRG.PLATFORM
LACTATION007SOFFIT
SOFFIT ABOVEBULL ROOM
OFFICESOFFIT
OFFICESOFFIT
OFFICESOFFIT
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15
16
17
DN
UP
MEZZANINE
102
DN
19
20
21
22
23
24
25
26
27
28
29
30
1234567891011121314151617181920212223242526272829303132
STAIR206207208209
N22
N21
N23
N24
3
A3.2
2
3
4
1 A5.8
DEMO & REPLACE IN
KIND ALL SECOND
LEVEL WINDOWS
(E) STRG
202
(E) STRG
201
(E) STRG
203
(E) STRG.
204
STAIR
038
SL
O
P
E
SL
O
P
E
D
E
1
A3.3
202
203
204
205
201
± 371 sq ft
± 461 sq ft
(E) MTL. STANDING
SEAM ROOF TO
REMAIN; TYP.
(E) GUTTER &
DOWNSPOUTS TO
REMAIN; TYP.
PATCH, REPAIR &
REPLACE (E) FINISHES
WHERE POSSIBLE AT
SECOND LEVEL WALLS
WHERE WATER & FIRE
DAMAGE IS EVIDENT,
TYP. RE-FRAME & RE-
FINISH IF DEEMED NOT
SALVAGEABLE AT TIME
OF CONSTRUCTION
DEMO DAMAGED
FLOOR FINISH; SEE
FLOOR FINISHES PLAN
& MATERIAL SCHEDULE.
REMOVE FIRE / WATER DAMAGED
AREA OF ROOF TRUSSES,
INSULATION & METAL. PATCH &
REPAIR AS REQ'D. S.S.D. FOR STRUCT.
DETAILS. SEE ROOF DETAIL.
(N) WINDOW
(N) INTERIOR WALLS &
DOORS; (REPLACE IN
KIND)
A
A
A
A
D
A
A
AREA OF PRIMARY
FIRE & WATER
DAMAGE 3/8/2023
PATCH & REPAIR
EXT. SIDING THIS
AREA. MATCH (E);
TYP.
SLOPE SLOPE
N
2
2
SCALE: 1" = 10'1 PROPOSED MEZZANINE LEVEL PLAN
SCALE: 1" = 10'2 PROPOSED SECOND LEVEL PLAN
Page 116 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
DOOR SCHEDULES
A2.3
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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2
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0
6
-
A
r
c
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i
C
A
D
/
2
2
0
2
_
2
3
1
1
1
7
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B
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P
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R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
DOOR SCHEDULE
MARK
E01
E02
E03
E04
F01
F02
F03
F04
F05
F06
F07
F08
F09
F10
F11
N01
N02
N03
N04
N05
N06
N07
N08
N09
N10
N11
N11.1
N12
N13
N14
N15
N21
N22
N23
N24
R08
TYPE
A
A
A
B
H
J
J
J
J
J
J
J
J
J
J
C
C
C
C
-
D
C
C
C
C
C
C
C
C
C
C
C
C
C
D
K
POSITION
Exterior
Exterior
Exterior
Exterior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
Interior
MANUFACTURER / PRODUCT
LINE
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
CRLAURENCE. ARCADIA, OR
APPROVED EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
---
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
TRUDOOR OR APPROVED
EQUIVALENT
EXISTING - MOVED TO (N)
LOCATION. SEE PLANS
UNIT
DIMENSIONS
9'-0"×10'-0"
9'-0"×10'-0"
9'-0"×10'-0"
9'-4 3/4"×10'-0"
21'-0"×10'-0"
8'-9 3/4"×8'-0"
8'-9 3/4"×8'-0"
8'-9 3/4"×8'-0"
8'-9 3/4"×8'-0"
8'-9 3/4"×8'-0"
8'-9 3/4"×8'-0"
6'-9 3/4"×8'-0"
6'-9 3/4"×8'-0"
8'-9 3/4"×8'-0"
8'-9 3/4"×8'-0"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
6'-0"×10'-0"
6'-1"×6'-8 1/2"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
3'-1 1/2"×6'-8
3/4"
6'-1"×6'-8 1/2"
3'-1 1/2"×6'-8
3/4"
11'-0"×16'-0 5/8"
LEAF
DIMENSIONS
6'-0"×8'-0"
6'-0"×8'-0"
6'-0"×8'-0"
3'-0"×8'-0"
6'-9"×8'-0"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
---
6'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
3'-0"×6'-8"
6'-0"×6'-8"
3'-0"×6'-8"
10'-6"×15'-0"
THK.
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 5/8"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
1 3/4"
2"
MATERIAL
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
SOLID CORE
WOOD
METAL
FINISH /
COLOR
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
NATURAL
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
PAINTED /
F-1
(E) TO
REMAIN
GLAZING
Y
Y
Y
Y
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
U-VALUE
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
MINIMUM
STC RATING
-
-
-
-
40
40
40
40
40
40
40
40
40
40
40
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
SHGC
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
FRAME
MATERIAL
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
METAL
(E) TO
REMAIN
FINISH / COLOR
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
PAINTED / F-1
FIRE
RATING
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
---
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
HARDWARE SET
KEYED ENTRY /
PANIC BAR INT.
KEYED ENTRY /
PANIC BAR INT.
KEYED ENTRY /
PANIC BAR INT.
KEYED ENTRY /
PANIC BAR INT.
PRIVACY
PRIVACY
PRIVACY
PRIVACY
PRIVACY
PRIVACY
PRIVACY
PRIVACY
PRIVACY
PRIVACY
PRIVACY
SECURITY
PASSAGE
PRIVACY
PRIVACY
---
SECURITY
PRIVACY
PRIVACY
PRIVACY
SECURITY
PRIVACY
PRIVACY
SECURITY
PASSAGE
PRIVACY
PASSAGE
PRIVACY
PRIVACY
PRIVACY
DUMMY
ROLL-UP
REMARKS
NEW BURGLAR ALRM TO TIE INTO
EXISTING ALARM SYSTEM
NEW BURGLAR ALRM TO TIE INTO
EXISTING ALARM SYSTEM
NEW BURGLAR ALRM TO TIE INTO
EXISTING ALARM SYSTEM
NEW BURGLAR ALRM TO TIE INTO
EXISTING ALARM SYSTEM
SEE FINISHES SCHEDULE FOR
PAINT COLOR SPEC
---
SEE FINISHES SCHEDULE FOR
PAINT COLOR SPEC
SEE FINISHES SCHEDULE FOR
PAINT COLOR SPEC
SEE FINISHES SCHEDULE FOR
PAINT COLOR SPEC
SEE FINISHES SCHEDULE FOR
PAINT COLOR SPEC
1'-6"6'-0"1'-6"
LE
A
F
H
E
I
G
H
T
2'
-
0
"
UNIT WIDTH
UN
I
T
H
E
I
G
H
T
LE
A
F
H
E
I
G
H
T
2'
-
0
"
UNIT WIDTH
3'-0"
UN
I
T
H
E
I
G
H
T
1. VERTICAL PULL BARS AT EXTERIOR
2. PANIC PUSH HARDWARE AT INTERIOR
1. VERTICAL PULL BARS AT EXTERIOR
2. PANIC PUSH HARDWARE AT INTERIOR
EXTERIORVIEW EXTERIORVIEW
TYPE A TYPE B
6'
-
8
"
T
Y
P
.
3'-0" MIN.
SEE SCHED.
SE
E
S
C
H
E
D
.
UNIT WIDTH
3'
-
0
"
5'
-
0
"
2'
-
0
"
LE
A
F
H
E
I
G
H
T
UN
I
T
H
E
I
G
H
T
LEAF WIDTH
1/6X EQ.1/6X EQ.1/6X EQ.1/6X EQ.1/6X EQ.1/6X EQ.
UNIT WIDTH
UN
I
T
H
E
I
G
H
T
3'-0" LEAF
LE
A
F
H
E
I
G
H
T
2'
-
6
"
VARIES
SE
E
S
C
H
E
D
.
SEE SCHED.
PTD. KNOCK-
DOWN METAL
FRAME
PTD. KNOCK-
DOWN METAL
FRAME
PTD. WD. LEAF PTD. WD. LEAF
VENTING PANEL
ABOVE TRANSOM AT
PARTITIONS; TYP.
VENTING PANEL
ABOVE TRANSOM AT
PARTITIONS; TYP.
FROSTED WINDOW
FILM TO 25%
OPACITY; 3M OR
APPROVED EQUIV.
EXTERIORVIEW EXTERIORVIEW
TYPE C TYPE D
TYPE H
EXTERIORVIEW
TYPE J
EXTERIORVIEW
TYPE K
EXTERIORVIEW
2
2
SCALE: 3/8" = 1'-0"4 EXTERIOR DOOR ELEVATIONS
SCALE: 3/8" = 1'-0"5 INTERIOR DOOR ELEVATIONS
NOTE: SEE TECHNICAL SPECIFICATIONS FOR DOOR HARDWARE
NOT USED
REVISION - 11/17/2023 SR
Page 117 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
WINDOW SCHEDULES
A2.4
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
s
e
r
s
/
s
t
e
v
e
n
r
a
t
l
e
y
/
D
o
c
u
m
e
n
t
s
/
R
e
n
:
A
l
e
x
a
n
d
e
r
P
r
o
j
e
c
t
s
/
2
2
0
2
_
U
k
i
a
h
E
l
e
c
t
r
i
c
/
0
6
-
A
r
c
h
i
C
A
D
/
2
2
0
2
_
2
3
1
1
1
7
_
U
k
i
a
h
E
l
e
c
t
r
i
c
_
B
u
i
l
d
i
n
g
P
e
r
m
i
t
_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
WINDOW SCHEDULE
MARK
101
102
103
104
105
106
107
108
109
110
111
112
113
114
201
202
203
204
205
206
207
208
209
TYPE
A
A
A
A
A
A
A
A
A
A
C
A
A
A
B
B
B
B
B
B
B
B
B
WIDTH
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
12'-4
1/2"
4'-0"
4'-0"
4'-0"
3'-2
3/8"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
HEIGHT
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
15'-0"
4'-0"
4'-0"
4'-0"
2'-1
3/4"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
4'-0"
MANUFACTURER / PRODUCT LINE
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
CRLAURENCE, ARCADIA, WESTERN OR
APPROVED EQUIVALENT
OPERATION
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
FIXED
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER W/ FIXED
TRANSOM
SLIDER
SLIDER
SLIDER
SLIDER
SLIDER
SLIDER
SLIDER
SLIDER
SLIDER
GLAZING
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
U-VALUE
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
SHGC
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
MATERIAL
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
ALUMINUM
FINISH /
COLOR
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
ANODIZED /
BLACK
FIRE
RATING
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
HARDWARE
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
NONE
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
STANDARD
REMARKS
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
MOTORIZED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
CORDED ROLLER SHADE MOUNTED
ABOVE
SE
E
S
C
H
E
D
.
SEE SCHED.
1/3X EQ.1/3X EQ.1/3X EQ.
1/
4
X
E
Q
.
1/
4
X
E
Q
.
1/
4
X
E
Q
.
1/
4
X
E
Q
.
1'
-
6
"
SEE SCHED.
3'
-
8
"
SE
E
S
C
H
E
D
.
MA
T
C
H
(
E
)
SE
E
S
C
H
E
D
.
SEE SCHED.
FIXED PANEL
STOREFRONT /
CURTAIN WALL
EXTERIORVIEW
WINDOW111
INTERIORVIEW
SLIDING WINDOWW/ FIXED TRANSOM
INTERIORVIEW
SLIDING WINDOW
TYPE - C
TYPE - A TYPE - B
2
2
2
SCALE: 3/8" = 1'-0"3 WINDOW ELEVATIONS
REVISION - 11/17/2023 SR
Page 118 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
PROPOSED FLOOR
FINISHES PLANS
A2.5
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
s
e
r
s
/
s
t
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a
t
l
e
y
/
D
o
c
u
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s
/
R
e
n
:
A
l
e
x
a
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d
e
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P
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c
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/
2
2
0
2
_
U
k
i
a
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E
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e
c
t
r
i
c
/
0
6
-
A
r
c
h
i
C
A
D
/
2
2
0
2
_
2
3
1
1
1
7
_
U
k
i
a
h
E
l
e
c
t
r
i
c
_
B
u
i
l
d
i
n
g
P
e
r
m
i
t
_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
ICE
EY
E
W
S
.
UP
01 02 03 04 05 06 07 08 09 10 11 12
1234567891011121314151617181920212223242526272829303132
UPSTAIR
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
I
R
15'-0"
17'-3"
10
'
-
0
"
20'-0"
509 sq ft
173 sq ft
173 sq ft
173 sq ft
173 sq ft173 sq ft
140 sq ft 140 sq ft
229 sq ft
215 sq ft
M02
M02M02
M02 M02
M02
M02
M02
M02
M02
M01
M01
M01 M01 M01
M01
M01
M01 M01 M01M01
M01
M01
M01
M01
M01
M01
M01
M01
M01
M01
M01
M01
M04
M01
M09
M07
M07
M04
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
(N) SWITCHGEAR AREA
B
C
A
D
E
180'-0"
40
'
-
0
"
45
'
-
0
"
45
'
-
0
"
45
'
-
0
"
40
'
-
0
"
13
5
'
-
0
"
40'-0"
17
5
'
-
0
"
11
'
-
3
"
34
'
-
2
1
/
4
"
16'-1"16'-1"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
6'-0"
8'
-
8
1
/
2
"
10
'
-
9
"
20
'
-
1
0
1
/
2
"
M01
M01
M0
4
M09
SHOWROOM
001
CONFERENCE
003
SUPPLY
002
HALL
004
PRINT
005
(E) TOILET
006
LACTATION
007
FOYER
008
OFFICE
010
OFFICE
011
SHARED OFFICE
012
OFFICE
013
SHARED OFFICE
014
SHARED OFFICE
015
PLOT
016
VESTIBULE
021
HALL
009
STORAGE
017
BREAK ROOM
018
HALL
019
METER TESTING
020
U-TOILET
022
M-TOILET
023
W-TOILET
024
WAREHOUSE
025
OFFICE
026
CUSTODIAN
028
U-TOILET
029
READY ROOM
027
MECH
031
BULL ROOM
032
SHARED OFFICE
026
(E) WAREHOUSE
033
(E) WAREHOUSE
034
(E) OFFICE
035
(E) TOILET
036
STAIR
038
STAIR
037
U-TOILET
030
MATERIALS & FINISHES LEGEND
M01
M02
M03
M04
M06
M07
M08
M09
M10
M11
M12
M13
M14
M15
M16
M17
M18
M19
EXPOSED CONCRETE
CARPET TILE
PAINTED GYP BOARD
PLYWOOD
STANDING SEAM METAL ROOF TO MATCH (E)
CORIAN
CORRUGATED METAL SIDING
RESILIENT FLOORING
ODOR SEALING PRIMER
WOOD SLAT & FELT
ACOUSTIC WALL PANELING
NOT USED / RESERVED
NOT USED / RESERVED
NOT USED / RESERVED
NOT USED / RESERVED
NOT USED / RESERVED
NOT USED / RESERVED
NOT USED / RESERVED
NOT USED / RESERVED
GENERAL MATERIAL NOTES
8'
-
8
1
/
2
"
8'
-
8
1
/
2
"
717 sq ft
M09
M09
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15
16
DN
UP
MEZZANINE
102
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
I
R
212 sq ft
MEZZANINE
101
M09
DN
19
20
21
22
23
24
25
26
27
28
29
30
1234567891011121314151617181920212223242526272829303132
STAIR
59 sq ft
1,468 sq ft
(E) STRG
202
(E) STRG
201
(E) STRG
203
(E) STRG.
204
STAIR
038
± 371 sq ft
± 458 sq ft
M09
M09
M09
M09
M09
AREA OF ROOF
REPAIR; SEE DEMO
PLANS
M06
M06
AREA OF PRIMARY
FIRE & WATER
DAMAGE 3/8/2023
22
2
2
2
SCALE: 1" = 10'1 PROPOSED GROUND FLOOR FINISHES PLAN
SCALE: 1" = 10'3 MEZZANINE 102 FLOOR FINISH PLAN
SCALE: 1" = 10'4 MEZZANINE 101 FLOOR FINISH PLAN
SCALE: 1" = 10'5 PROPOSED SECOND LEVEL FLOOR FINISHES PLAN
2. SEE ENLARGED PLANS FOR VERTICAL SURFACE FINISH INFORMATION & DATA.
3. SEE RCP PLAN FOR CEILING FINISH INFORMATION.
4. ADHESIVES, SEALANTS, & CAULKS:
Comply with VOC limits in SCAQMD Rule 1168 VOC limits and California Code of
Regulations Title 17 for aerosol adhesives. (CalGreen 5.504.4.1)
5. PAINTS & COATINGS:
Comply with VOC limits in the Air Resources Board Architectural Coatings Suggested
Control Measure and California Code of Regulations Title 17 for aerosol paints. (CalGreen
5.504.4.3.1)
6. CARPET: All carpet must meet one of the following:
1. Carpet and Rug Institute Green Label Plus Program,
2. California Department of Public Health Standard Practice for the testing of VOCs
(Specification 01350), 3. NSF/ANSI 140 at the Gold level,
4. Scientific Certifications Systems Sustainable Choice, OR
5. California Collaborative for High Performance Schools EQ 2.2 and listed in the CHPS High
Performance Product Database
AND carpet cushion must meet Carpet and Rug Institute Green Label,
AND indoor carpet adhesive & carpet pad adhesive must not exceed 50 g/L VOC content.
REVISION - 11/17/2023 SR
Page 119 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
SCHEDULES
A2.6
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
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BUILDING PERMIT
FINISHES SCHEDULE
Room No.Room
Flooring Walls / Base Ceiling Millwork
Material Tag Mfr.Finish Color Area / SQ FT NOTES Material Mfr.Finish Color Area / SQ FT NOTES Material Mfr.Finish Color Area / SQ FT NOTES ITEM MATERIAL COLOR REF NOTES
001 SHOWROOM M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR ---EXISTING EXPOSED
002 SUPPLY M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
003 CONFERENCE M02 FLOR CARPET TILE SEE A2.5
M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 / FEATURE WALL: INTRIGUE -1580 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR
M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
M11 AKUPANEL WALNUT WALNUT SEE INT. ELEVATIONS BLACK FELT-BACKED ACOUSTIC PANELING W/ WALNUT VENEER
MDF SLATS; AKUPANEL OR APPROVED EQUIVALENT
004 HALL M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR ---EXISTING EXPOSED
005 PRINT M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
006 TOILET M01 -EXISTING -SEE A2.5 M03.1/M07.1 BENJAMIN MOORE / CORIAN LEVEL 4 TOP OF WALL: INTRIGUE-1580 BASE : CORIAN -GLACIER WHITE SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
007 LACTATION M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
008 FOYER M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 / FEATURE WALL: INTRIGUE - 1580 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR ---EXISTING EXPOSED COAT CLOSET M04/M07 CLEAR FIN ON PLYWOOD - CORIAN -DEEP
ANTHRACITE- BACK SPLASH A5.3 CORIAN BEHIND WATER FOUNTAIN
009 HALL M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M10 ZINSSER CLEAR SEE A6.2
EXISTING EXPOSED /END OF HALL WITHIN THE
BREAK RM BAY PAINTED WITH ODOR SEALING
PRIMER
010 OFFICE M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
011 OFFICE M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
012 SHARED OFFICE M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
013 OFFICE M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
014 SHARED OFFICE M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
015 SHARED OFFICE M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
016 PLOT M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
017 STORAGE M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
018 BREAK RM M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 / FEATURE WALL: INTRIGUE - 1580 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M10 ZINSSER CLEAR SEE A6.2 EXISTING EXPOSED PAINTED WITH ODOR SEALING
PRIMER ISLAND /KITCHENETTE M04/M07 CLEAR FIN ON PLYWOOD - CORIAN -DEEP
ANTHRACITE- COUNTERTOP + BACK SPLASH
A.3.5 / A4.1/
A5.4
019 HALL M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR ---SEE A6.1 EXPOSED JOISTS/TJI’S
020 METER TESTING M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
021 VESTIBULE M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
022 U-TOILET M01 -EXISTING -SEE A2.5 M03/M07 BENJAMIN MOORE / CORIAN LEVEL 4 TOP OF WALL: INTRIGUE-1580 BASE : CORIAN -GLACIER WHITE SEE A0.6 TYP -M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
023 M-TOILET M01 -EXISTING -SEE A2.5 M03/M07 BENJAMIN MOORE / CORIAN LEVEL 4 TOP OF WALL: INTRIGUE-1580 BASE : CORIAN -GLACIER WHITE SEE A0.6 TYP -M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
024 W-TOILET M01 -EXISTING -SEE A2.5 M03/M07 BENJAMIN MOORE / CORIAN LEVEL 4 TOP OF WALL: INTRIGUE-1580 BASE : CORIAN -GLACIER WHITE SEE A0.6 TYP -M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
025 WAREHOUSE M01 -EXISTING -SEE A2.5 M04 ---SEE INT. ELEVATIONS EXISTING WALL PANELING TO REMAIN M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.2 DEMO AND REPLACE (E) WATER /SMOKE DAMAGE
GYP WITH NEW
PALLET STORAGE
PLATFORMS / WOOD
SHELVING
M04 CLEAR FIN ON PLYWOOD A5.5
026 SHARED OFFICE M02 FLOR CARPET TILE SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR: 197 SHADED WB TO MATCH FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
027 READY ROOM M01 -EXISTING -SEE A2.5 M04 ---SEE INT. ELEVATIONS EXISTING WALL PANELING TO REMAIN M10 ZINSSER CLEAR SEE A6.2 EXISTING EXPOSED PAINTED WITH ODOR SEALING
PRIMER
WORKTOP AND
STORAGE CUBBIES M04 CLEAR FIN ON PLYWOOD A5.6
028 CUSTODIAN M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
029 U-TOILET M01 -EXISTING -SEE A2.5 M03.1/M07.1 BENJAMIN MOORE / CORIAN LEVEL 4 TOP OF WALL: INTRIGUE-1580 BASE : CORIAN -GLACIER WHITE SEE A0.6 TYP -M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
030 (E) TOILET M01 -EXISTING -SEE A2.5 M03.1/M07.1 BENJAMIN MOORE / CORIAN LEVEL 4 TOP OF WALL: INTRIGUE-1580 BASE : CORIAN -GLACIER WHITE SEE A0.6 TYP -M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
031 MECH M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M10 ZINSSER CLEAR SEE A6.2 EXISTING EXPOSED PAINTED WITH ODOR SEALING
PRIMER
032 BULL ROOM M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE WALL BASE DURACOVE 1/8” (TYPE
TP) -COLOR (TBD) TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1 KITCHENETTE M04/M07 CLEAR FIN ON PLYWOOD - CORIAN -DEEP
ANTHRACITE- COUNTERTOP + BACK SPLASH A4.1/A5.7
033 (E) WAREHOUSE M01 -EXISTING -SEE A2.5 -----------
034 (E) WAREHOUSE M01 -EXISTING -SEE A2.5 -----------
035 (E) OFFICE M01 -EXISTING -SEE A2.5 M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE -COLOR TO MATCH (E) FLOOR M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
036 (E) TOILET M01 -EXISTING -SEE A2.5 M03.1/M07.1 BENJAMIN MOORE / CORIAN LEVEL 4 TOP OF WALL: INTRIGUE-1580 BASE : CORIAN -GLACIER WHITE SEE A0.6 TYP -M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.1
037 STAIR M09 JOHNSONITE
RUBBER COLOR
SPLASH SPECKLED
TILE AND TREAD
DOUGLAS
FIR VJ6 SEE A2.5
STAIR TREADS, NOSING
AND COMPONENTS TO BE
COLOR SPLASH SPECKLED
TILE AND TREAD
M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER WALL BASE DURACOVE 1/8” (TYPE TP)
COLOR: VM4 GREEN SMOKE ----SEE A6.2 EXISTING EXPOSED
038 STAIR M09 JOHNSONITE
RUBBER COLOR
SPLASH SPECKLED
TILE AND TREAD
DOUGLAS
FIR VJ6 SEE A2.5
STAIR TREADS, NOSING
AND COMPONENTS TO BE
COLOR SPLASH SPECKLED
TILE AND TREAD
M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE -COLOR TO MATCH (E) FLOOR ON
FLOOR UNDER STAIR - NO BASE ON STAIR TREADS M03 ---SEE A6.2
101 MEZZANINE M09 JOHNSONITE
RUBBER COLOR
SPLASH SPECKLED
TILE AND TREAD
DOUGLAS
FIR VJ6 SEE A2.5 4" BASE TO MATCH FLOOR M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER BASE -COLOR TO MATCH (E) FLOOR ON
FLOOR UNDER STAIR - NO BASE ON STAIR TREADS ----SEE A6.2 EXISTING EXPOSED
102 MEZZANINE M09 JOHNSONITE
RUBBER COLOR
SPLASH SPECKLED
TILE AND TREAD
DOUGLAS
FIR VJ6 SEE A2.5 4" BASE TO MATCH FLOOR M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS 4” JOHNSONITE RUBBER WALL BASE DURACOVE 1/8” (TYPE TP)
COLOR: VM4 GREEN SMOKE M10 ZINSSER CLEAR SEE A6.2 EXISTING EXPOSED PAINTED WITH ODOR SEALING
PRIMER
201 (E) STORAGE M09 JOHNSONITE
RUBBER COLOR
SPLASH SPECKLED
TILE AND TREAD
DOUGLAS
FIR VJ6 SEE A2.5 4" BASE TO MATCH FLOOR M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS
NEW GYP WHERE REQ’D, PATCH AND REPAIR EXISTING TO
MATCH -4” JOHNSONITE RUBBER WALL BASE DURACOVE 1/8”
(TYPE TP) COLOR: VM4 GREEN SMOKE
M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.2
202 (E) STORAGE M09 JOHNSONITE
RUBBER COLOR
SPLASH SPECKLED
TILE AND TREAD
DOUGLAS
FIR VJ6 SEE A2.5 4" BASE TO MATCH FLOOR M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS
NEW GYP WHERE REQ’D, PATCH AND REPAIR EXISTING TO
MATCH -4” JOHNSONITE RUBBER WALL BASE DURACOVE 1/8”
(TYPE TP) COLOR: VM4 GREEN SMOKE
M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.2
203 (E) STORAGE M09 JOHNSONITE
RUBBER COLOR
SPLASH SPECKLED
TILE AND TREAD
DOUGLAS
FIR VJ6 SEE A2.5 4" BASE TO MATCH FLOOR M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS
NEW GYP WHERE REQ’D, PATCH AND REPAIR EXISTING TO
MATCH -4” JOHNSONITE RUBBER WALL BASE DURACOVE 1/8”
(TYPE TP) COLOR: VM4 GREEN SMOKE
M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.2
204 (E) STORAGE M09 JOHNSONITE
RUBBER COLOR
SPLASH SPECKLED
TILE AND TREAD
DOUGLAS
FIR VJ6 SEE A2.5 4" BASE TO MATCH FLOOR M03 BENJAMIN MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE INT. ELEVATIONS
NEW GYP WHERE REQ’D, PATCH AND REPAIR EXISTING TO
MATCH -4” JOHNSONITE RUBBER WALL BASE DURACOVE 1/8”
(TYPE TP) COLOR: VM4 GREEN SMOKE
M03 BENJAMIN
MOORE LEVEL 4 CHANTILLY LACE - 0C65 SEE A6.2
11MATERIALS & FINISHES SCHEDULE
Page 120 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
SCHEDULES
A2.7
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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2
0
2
_
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0
6
-
A
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2
2
0
2
_
2
3
1
1
1
7
_
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2
.
p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
PLUMBING FIXTURES, FITTINGS & ACCESSORIES SCHEDULE
Room ID Item / Type Mfr.Model / Line Model Number Description Finish / Color Qty.Notes
TOILET RM
004,022,023,0
24,029,030
1 Toilet American Standard Madera FloWise 2234.001 15” Height Elongated Flushometer Toilet White 6 With slow close, compatible seat,
sold separate
2 Sink Kohler Decorum 20”x
18-1/4”Wall Hung Lavatory with EverClean White 6
3 Faucet American Standard Monterrey .35gpm 6540.174 Two handle 8” widespread lav faucet Brass 6
4 Soap Dispenser Bobrick B-306 Stainless Steel 6
5 Paper Towel Dispenser and Trash Can Bobrick B-38034 Stainless Steel 6
6 Toilet Paper Holder /Sanitary Napkin Dispenser Bobrick B-3094 Stainless Steel 5 004,022,024,029,030
7 Toilet Paper Holder Bobrick B-35883 Stainless Steel 1 Men’s 023 ONLY
8 Grab Bars U-line H-6484/5 42” and 36” straight grab bars Stainless Steel 12
9 Mirror Bobrick B-165 Stainless Steel 6
BREAK RM 018
10 Sink Blanco Quatrus RO Super
SIngle
518172 Kitchen Sink 32” x 18” Undermount Single Basin Stainless Steel 1
11 Faucet Kohler Crue K-22972 Pull Down kitchen sink faucet with 3 fun. Spray Black 1
BULL RM 032 12 Sink Blanco Quatrus RO Super
SIngle
518172 Kitchen Sink 32” x 18” Undermount Single Basin Stainless Steel 1
13 Faucet Kohler Crue K-22972 Pull Down kitchen sink faucet with 3 fun. Spray Black
CUSTODIAN
RM 028 14 Mop sink Regency Corner Mop sink 16 gauge one compartment corner mop with
notched from 28”x 20” x 12”Stainless Steel 1
READY RM 027
15 Sink Blanco Quatrus RO Super
SIngle
518172 Kitchen Sink 32” x 18” Undermount Single Basin 1
16 Faucet Kohler Crue K-22972 Pull Down kitchen sink faucet with 3 fun. Spray
17 Eye wash Station Line Pure Flow 1000 H-1297 Constant 15-minute flow at 0.4 GPM 1 Self-contained / not plumbed
18 Ice Maker By Owner / plumbed
1
1 PLUMBING FIXTURES, FITTINGS & ACCESSORIES SCHEDULE
Page 121 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
(E) / DEMO EXTERIOR
ELEVATIONS
A3.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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.
p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
±0"
GROUND LEVEL
+8'-0"
MEZZANINE LEVEL
+17'-4"
SECOND LEVEL
+26'-0"
ROOF LEVEL 1
+33'-8"
ROOF LEVEL 2
(E) CORRUGATED
MTL. SIDING TO
REMAIN; TYP.
(E) STANDING
SEAM MTL. ROOF
TO REMAIN; TYP.
(E) EXT. MTL. EGRESS
STAIR TO REMAIN
REPLACE (E) EXT.
LIGHTING; SEE SCHED.
(E) RAIN
LEADERS TO
REMAIN; TYP.
LINE OF (N)
RIBBON WINDOW
SHOWN DASHED (E) CORRUGATED
MTL. SIDING TO
REMAIN; TYP.DEMO FOR (N)
WDW.
REMOVE FIRE / WATER DAMAGED
AREA OF ROOFING & SIDING.
REPLACE & REPAIR AS REQ'D. MATCH
(E) FINISHES; TYP. SEE ROOF &
SIDING DETAILS.
REPLACE 4X WINDOWS (E)(D)(D)(D)(D)
1 2 3 4 5 6
±0"
GROUND LEVEL
+8'-0"
MEZZANINE LEVEL
+17'-4"
SECOND LEVEL
+26'-0"
ROOF LEVEL 1
+33'-8"
ROOF LEVEL 2
6 5 4 3 2 1
10
'
-
0
1
/
4
"
9'-0 1/2"
DEMO FOR (N) GLAZED
STOREFRONT SYSTEM. SEE
(N) ELEVATIONS
INFILL (E) ROLL UP DOOR.
MATCH (E) MTL. SIDING. SEE
(N) ELEVATIONS
(E) STANDING SEAM
MTL. ROOF TO
REMAIN; TYP.
REPLACE (E) EXT.
LIGHT FIXTURES, TYP.;
SEE SCHED.
(E) CORRUGATED
MTL. SIDING TO
REMAIN; TYP.
(E) CORRUGATED
MTL. SIDING TO
REMAIN; TYP.
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
REMOVE FIRE / WATER DAMAGED
AREA OF ROOFING & SIDING.
REPLACE & REPAIR AS REQ'D. SEE
ROOF & SIDING DETAILS.
(E)(E)(E)
(E)(E)(E)(D)(E)
(E)
(D)
(E)(E)
±0"
GROUND LEVEL
+8'-0"
MEZZANINE LEVEL
+17'-4"
SECOND LEVEL
+26'-0"
ROOF LEVEL 1
+33'-8"
ROOF LEVEL 2(E) STANDING
SEAM MTL. ROOF
TO REMAIN; TYP.
INFILL (E) MTL. ROLL-UP DOOR.
MATCH (E) CORRUGATED MTL.
SIDING; TYP.
INFILL (E) MTL. ROLL-UP DOOR.
REPLACE W/ (N) GLAZED
STOREFRONT SYSTEM; SEE (N)
ELEVATIONS
INFILL (E) MTL. ROLL-UP DOOR.
REPLACE W/ (N) GLAZED
STOREFRONT SYSTEM; SEE (N)
ELEVATIONS
INFILL (E) SWING
DOOR; MATCH (E)
MTL. SIDING; TYP.
DEMO FOR (N)
OPERABLE WDW.
INFILL (E) MTL. ROLL-UP DOOR.
REPLACE W/ (N) GLAZED
STOREFRONT SYSTEM; SEE (N)
ELEVATIONS
INFILL (E) MTL. ROLL-UP DOOR.
REPLACE W/ (N) GLAZED
STOREFRONT SYSTEM; SEE (N)
ELEVATIONS
REPLACE (E) EXT.
LIGHTING, TYP.; SEE
SCHED.
DEMO
FOR (N)
WDW.
REPLACE 4X WINDOWS
(E)
(D)
(D)
(D)
(D)
(E)
(D)
(D)(D)(D)(D)
B C E
±0"
GROUND LEVEL
+8'-0"
MEZZANINE LEVEL
+17'-4"
SECOND LEVEL
+26'-0"
ROOF LEVEL 1
+33'-8"
ROOF LEVEL 2
E C B
(E) STANDING SEAM
MTL. ROOF TO
REMAIN; TYP.
(E) STANDING SEAM
MTL. ROOF TO
REMAIN; TYP.
(E) GABLE VENT
TO REMAIN
(E) EGRESS STAIR TO
REMAIN
INFILL (E) ROLL-UP DOOR
W/ (N) GLAZED
STOREFRONT SYSTEM; SEE
(N) ELEVS.
INFILL (E) ROLL-UP DOOR
W/ (N) GLAZED
STOREFRONT SYSTEM; SEE
(N) ELEVS.
INFILL (E) ROLL-UP DOOR
W/ (N) GLAZED
STOREFRONT SYSTEM; SEE
(N) ELEVS.
REMOVE & INFILL (E)
DOOR; MATCH (E)
MTL. SIDING; TYP.
REMOVE & INFILL (E)
DOOR; MATCH (E)
MTL. SIDING; TYP.
DEMO FOR
(N) WDW. SEE
SCHED.
REMOVE & INFILL (E)
WDW.; MATCH (E)
MTL. SIDING; TYP.
REPLACE (E) EXT.
LIGHTING; SEE
SCHED.
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
REMOVE FIRE / WATER DAMAGED
AREA OF ROOFING & SIDING.
REPLACE & REPAIR AS REQ'D. MATCH
(E) FINISHES; TYP. SEE ROOF &
SIDING DETAILS.
REMOVE FIRE / WATER DAMAGED
AREA OF ROOFING & SIDING.
REPLACE & REPAIR AS REQ'D. MATCH
(E) FINISHES; TYP. SEE ROOF &
SIDING DETAILS.
(D)
(E)
(E)
(E)(E)(E)(D)(D)(D)
(D)(D)
(D)(E)(E)
2
2
2
2
2
SCALE: 1" = 10'1 (E) / DEMO SOUTH ELEVATION
SCALE: 1" = 10'2 (E) / DEMO NORTH ELEVATION
SCALE: 1" = 10'3 (E) / DEMO WEST ELEVATION
SCALE: 1" = 10'4 (E) / DEMO EAST ELEVATION
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
REVISION - 11/17/2023 SR
Page 122 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
PROPOSED EXTERIOR
ELEVATIONS
A3.2
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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2
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1
1
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2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
±0"
GROUND LEVEL
+8'-0"
MEZZANINE LEVEL
+17'-4"
SECOND LEVEL
+26'-0"
ROOF LEVEL 1
+33'-8"
ROOF LEVEL 2
(E) STANDING SEAM
MTL. ROOF TO REMAIN;
TYP.
(E) STANDING SEAM
MTL. ROOF TO REMAIN;
TYP.
(N) MTL. AWNING
AT RETAIL ENTRY;
SEE DTL.
LINE OF INFILLED
ROLL-UP DOOR;
SIDING TO MATCH
(E)
(N) OPERABLE WINDOWS; SEE SCHED.
LINE OF INFILLED ROLL-UP
DOOR SHOWN DASHED;
MATCH (E) SIDING
(N) GLAZED STOREFRONT
SYSTEM; SEE DOOR SCHED.
LINE OF INFILLED DOOR SHOWN
DASHED; MATCH (E) SIDING; TYP.
(E) EXT. MTL.
EGRESS STAIR TO
REMAIN; TYP.
(E) GUTTERS & RAIN
LEADERS TO REMAIN;
TYP.
(N) WINDOWS AT
SECOND LEVEL;
REPLACE IN KIND;
SEE WDW. SCHED.
(N)(N)(N)(N)(N)
(N)
(N)(N)
(N)(N)(N)(N)
(E)
B C E
6 5 4 3 2 1
±0"
GROUND LEVEL
+8'-0"
MEZZANINE LEVEL
+17'-4"
SECOND LEVEL
+26'-0"
ROOF LEVEL 1
+33'-8"
ROOF LEVEL 2
(E) CORRUGATED
MTL. SIDING TO
REMAIN; TYP.(E) CORRUGATED
MTL. SIDING TO
REMAIN; TYP.
(N) MTL. AWNING;
AT RETAIL ENTRY;
SEE DETAIL
(E) STANDING
SEAM MTL. ROOF
TO REMAIN; TYP.
(N) GLAZED
STOREFRONT
ENTRY; SEE SCHED.
(E) STANDING
SEAM MTL. ROOF
TO REMAIN; TYP.
(E) ROLL-UP DOORS
TO REMAIN
(N) OPERABLE
WINDOW; SEE
SCHED.
LINE OF INFILLED ROLL-UP
DOOR SHOWN DASHED
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
REMOVE FIRE / WATER DAMAGED
AREA OF ROOFING & SIDING.
REPLACE & REPAIR AS REQ'D. SEE
ROOF & SIDING DETAILS.
(E)(E)
(E)(E)(E)(E)
(E)(E)(E)(N)(N)(E)
(N)
(N)
1 2 3 4 5 6
±0"
GROUND LEVEL
+8'-0"
MEZZANINE LEVEL
+17'-4"
SECOND LEVEL
+26'-0"
ROOF LEVEL 1
+33'-8"
ROOF LEVEL 2
(E) STANDING
SEAM MTL. ROOF
TO REMAIN; TYP.
(E) CORRUGATED
SIDING TO
REMAIN; TYP.
(E) MTL. EGRESS
STAIR TO REMAIN;
TYP.
(E) GUTTERS & RAIN
LEADERS TO REMAIN; TYP.
(E) CORRUGATED MTL.
SIDING TO REMAIN; TYP.
REMOVE FIRE / WATER DAMAGED
AREA OF ROOFING & SIDING.
REPLACE & REPAIR AS REQ'D. MATCH
(E) FINISHES; TYP. SEE ROOF &
SIDING DETAILS.
(N) WINDOWS @
SECOND LEVEL;
REPLACE IN KIND.
SEE WDW. SCHED.
(N)
(N)(N)(N)(N)(E)
E C B
±0"
GROUND LEVEL
+8'-0"
MEZZANINE LEVEL
+17'-4"
SECOND LEVEL
+26'-0"
ROOF LEVEL 1
+33'-8"
ROOF LEVEL 2
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
REMOVE FIRE / WATER DAMAGED
AREA OF ROOFING & SIDING.
REPLACE & REPAIR AS REQ'D. MATCH
(E) FINISHES; TYP. SEE ROOF &
SIDING DETAILS.
(E)
(E)(E)(E)(E)
(N)
(N)(N)(N)(E)(E)
(N)
(N)
(E) MTL. EGRESS STAIR
TO REMAIN
(E) STANDING SEAM
MTL. ROOF TO REMAIN;
TYP.
(E) STANDING SEAM
MTL. ROOF TO REMAIN;
TYP.
(E) GABLE VENT
TO REMAIN
(N) STOREFRONT
GLAZING; SEE
WDW. SCHED.
(N) OPERABLE
WDW. SEE SCHED.
LINE OF INFILLED
WINDOW
SHOWN DASHED
(N) STOREFRONT
GLAZING ENTRY;
SEE DOOR SCHED.
LINE OF INFILLED
DOOR SHOWN
DASHED
(N) STOREFRONT
GLAZING ENTRY;
SEE DOOR SCHED.
LINE OF INFILLED ROLL-
UP DOOR SHOWN
DASHED
(N) ENTRY AWNING; SEE DTL.
REMOVE FIRE / WATER DAMAGED
AREA OF ROOFING & SIDING.
REPLACE & REPAIR AS REQ'D. MATCH
(E) FINISHES; TYP. SEE ROOF &
SIDING DETAILS.
2
2
2
2
2
1
SCALE: 1" = 10'1 PROPOSED WEST ELEVATION
SCALE: 1" = 10'2 PROPOSED NORTH ELEVATION
SCALE: 1" = 10'3 PROPOSED SOUTH ELEVATION
SCALE: 1" = 10'4 PROPOSED EAST ELEVATION
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
AREA OF
WORK
REVISION - 11/17/2023 SR
REVISION - 2/17/2023 SR
Page 123 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
PROPOSED SECTIONS
A3.3
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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2
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2
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3
1
1
1
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
1
A3.5
7'
-
0
"
8'
-
0
"
10
'
-
0
"
9'
-
0
"
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
PATCH, REPAIR & REPLACE (E)
FINISHES WHERE POSSIBLE. RE-
FRAME & REFINISH IF DEEMED
NOT SALVAGEABLE AT TIME OF
CONSTRUCTION
PATCH, REPAIR & REPLACE (E)
FINISHES WHERE POSSIBLE AT
SECOND LEVEL WALLS WHERE
WATER & FIRE DAMAGE IS EVIDENT,
TYP. RE-FRAME & RE-FINISH IF
DEEMED NOT SALVAGEABLE AT TIME
OF CONSTRUCTION
REMOVE & REPLACE (E)
(2) TRUSSES IN KIND.
S.S.D.
REPLACE STAIR
FINISHES; SEE
FINISHES SCHED.
MEZZANINE
KITCHENETTE
BREAK ROOM
OFFICEOFFICEOFFICEADMIN ENTRYFORYER METERINGTECH AREA
STAIRTOSECONDLEVEL
(E) STORAGE (E) STORAGE
OPEN TOREADY ROOM
PALLET RACK
WORK BENCHAREA
2X WD.FRAMING
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
(E) STORAGE
2
A3.4
1
A3.4
16
'
-
0
"
9'
-
0
"
1'
-
0
"
6'
-
0
"
(E) WD. 2X
STRUCTURAL TRUSS
W/ FOIL-FACED
INSULATION
GLAZED
PARTITIONS;
TYP.
OFFICE OFFICE
CORRIDOR
2
2
SCALE: 1/4" = 1'-0"1 PROPOSED LONG SECTION
SCALE: 1/4" = 1'-0"2 PROPOSED CROSS SECTION
REVISION - 11/17/2023 SR
Page 124 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
WALL SECTIONS
A3.4
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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1
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.
p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
9
A8.1
8
A8.1
6'
-
0
"
M
I
N
.
T
O
B
.
O
.
T
R
U
S
S
9'
-
0
1
/
4
"
(E) STANDING SEAM
METAL ROOF TO REMAIN
(E) 2X WOOD TRUSS W/
FOIL-FACED BATT
INSULATION @ ROOF; TYP.
(E) GALV. MTL. GUTTER &
RAIN LEADERS; TYP. SEE
ELEVATIONS FOR
LOCATIONS
(E) EXPOSED WOOD
RAFTER; TYP.
(E) HORIZONTAL
CORRUGATED METAL
SIDING. SEE DETAIL FOR
(N) EXTERIOR CLADDING
TO LAP (E) CLADDING IN
SELECT LOCATIONS FOR
(N) EXTERIOR DOORS &
WINDOWS & INFILL OF (E)
ROLL-UP DOORS
M08
M03
M03
M03
M02
M08
(N) OPERABLE WINDOW
AT OFFICES. SEE DETAILS
FOR HEAD, SILL & JAMB
CONDITIONS
(E) SIDEWALK & ASPHALT
PARKING SURFACE
(E) CONCRETE SLAB
(N) CARPET TILE WHERE
OCCURS ON PLANS.
SEE FLOOR ASSEMBLIES
SHEET FOR DETAIL
MEP DUCTING & PIPING
ABOVE OFFICES;
MAINTAIN 6'-0"
CLEARANCE FOR
MAINTENANCE
(N) EXTERIOR LUMINARY
WHERE OCCURS; SEE RCP
& LIGHTING SCHEDULE
FOR DETAIL. REF. PLANS
FOR LOCATIONS
(N) FLOOR / CEILING
ASSEMBLY IN EXISTING
BUILDING ENVELOPE.
S.S.D. FOR STRUCTURAL
CONNECTION DETAIL
(N) ROLLER SHADE @
WINDOW HEADER; TYP.
SEE DETAIL
(N) PTD. WD.
BASEBOARD TRIM; TYP.
U.O.N.
(E) EXPOSED WOOD
TRUSS THROUGHOUT; TYP.
TYP. OFFICE
MECH.
8
A7.1
12
A7.1
9'
-
0
1
/
4
"
6'
-
0
"
M
I
N
.
T
O
B
.
O
.
T
R
U
S
S
25
'
-
6
3
/
4
"
16
'
-
0
"
T
O
B
.
O
.
T
R
U
S
S
(N) FLOOR / CEILING
ASSEMBLY IN EXISTING
BUILDING ENVELOPE.
S.S.D. FOR STRUCTURAL
CONNECTION DETAIL
(E) 2X WOOD TRUSS W/
FOIL-FACED BATT
INSULATION @ ROOF; TYP.
M03
(N) INTERIOR OFFICE
PARTITION SYSTEM; SEE
DOOR & WINDOW
SCHEDULES
(E) CONCRETE SLAB
(N) CARPET TILE
WHERE OCCURS
ON PLANS. SEE
FLOOR ASSEMBLIES
SHEET FOR DETAIL
(N) PTD. WD.
BASEBOARD TRIM; TYP.
U.O.N.
(N) METAL SCREEN @
OFFICE CEILINGS TO
CONCEAL MECHANICAL
DUCT RUNS & PIPING
(E) EXPOSED WOOD
TRUSS; TYP.
(N) INTERIOR OFFICE
PARTITION SYSTEM; SEE
DOOR & WINDOW
SCHEDULES
M03
M03
M03
M01 M02
TYP. OFFICE
CORRIDOR
TYP. OFFICE
MECH.MECH.
SCALE: 3/4" = 1'-0"1 TYP. EXT. WALL SECTION
SCALE: 3/4" = 1'-0"2 TYP. WALL SECTION @ CORRIDOR
Page 125 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
WALL SECTIONS
A3.5
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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2
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2
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6
-
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2
0
2
_
2
3
1
1
1
7
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P
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_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
D
10
A7.1
7
A7.1
2'
-
6
"
7'
-
0
"
M
I
N
.
4'-0"
0"
± 9'-10 1/2"
18'-0"
26'-0"
8'
-
0
"
0"
8'-0"
9'-0"
16
'
-
0
"
9'
-
0
"
42" METAL
GUARDRAIL AT
MEZZANINE
BOUNDARY
REMOVE EXISTING
STAIR TREAD &
NOSING FLOORING
AND RE-APPLY
RESILIENT FLOORING
MATERIAL. SEE
MATERIALS &
FINISHES SCHEDULE
M09
SOFFIT OVER
KITCHENETTE IN
BREAK ROOM;
EXPOSED
PLYWOOD FINISH
M01 M01M01
M07
EXPOSED STEEL FASCIA
M04
M04
SURFACE MOUNTED
LUMINAIRE; SEE RCP &
LIGHTING SCHEDULE
M09
(E) EXPOSED
TRUSSES; TYP.
EXPOSED
PLYWOOD
UPPER
CABINETS
EXPOSED
PLYWOOD
LOWER
CABINETS
(N) SURFACE
MOUNTED
LUMINAIRE, SEE RCP
& LIGHTING
SCHEDULE
(N) CEILING ABOVE
METERING TECH OFFICE
W/ RECESSED CAN
LUMINAIRES; SEE RCP
SUSPENDED LUMINAIRE;
SEE LIGHTING
SCHEDULE
BASEBOARD TRIM; SEE
DETAIL
(N) WALL @ STAIR 038; SEE
WALL TYPES;
S.S.D. FOR STRUCTURAL DTLS.
PATCH & REPAIR FINISHES
THIS AREA WHERE FEASIBLE.
DEMO & REPLACE DAMAGED
FRAMING AS REQ'D.
DEMO & REPLACE (E)
FIRE-DAMAGED 2X
WOOD TRUSSES; S.S.D.
(N) WALL @ STAIR 038; SEE
WALL TYPES;
S.S.D. FOR STRUCTURAL DTLS.
PATCH & REPAIR FINISHES
THIS AREA WHERE FEASIBLE.
DEMO & REPLACE DAMAGED
FRAMING AS REQ'D.
(E) STRINGER TO REMAIN
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
MEZZANINE
KITCHENETTE
BREAK ROOM
RESTROOM
HALL RESTROOM
METERING
TECH
OFFICE
STAIR
038
01
02
03
04
05
06
07
08
09
10
11
12
13
14
15
HVAC /
MECH
SPACE
SECOND
LEVEL
2
1
2
SCALE: 3/4" = 1'-0"1 WALL SECTION @ BREAK ROOM
REVISION - 11/17/2023 SR
REVISION - 2/17/2023 SR
Page 126 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
ENLARGED FLOOR
PLANS
A4.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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6
-
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2
2
0
2
_
2
3
1
1
1
7
_
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P
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r
m
i
t
_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
2 1/2"2'-0"2'-0"2'-0"1'-6"1'-6"2'-0"2'-0"1'-3"3'-0"2'-6"2'-6"2"
2'-6"
1'
-
4
"
(E) CONCRETE
FLOOR; SEE FLOOR
ASSEMBLIES
18
LINE OF FASCIA BEAM
ABOVE SHOWN DASHED;
SEE A7.1 FOR DETAIL
(E) EXTERIOR
DOOR TO
REMAIN
M07
PULL-OUT
TRASH /
RECYCLING
PANTRY
STRG.
CLEANING
STRG.
REFRIGERATOR/
FREEZERUTENSILCABCABCAB
BREAK
ROOM
018
KITCHENETTE
AREA
30" X 48" PARALLEL
APPROACH TO
KITCHEN SINK PER CBC
11B-606.2.1.
ADA T-SHAPED
TURNING SPACE
2'
-
0
"
10 11 LINE OF UPPER
CABINETS ABOVE
SHOWN DASHED;
SEE INT. ELEVS.
COUNTER-DEPTH
REFRIGERATOR BY
OWNER
REV-A-SHELF 5349
PULL OUT TRASH
DRAWER W/
CUSTOM DRAWER
FRONT TO MATCH
CABS
1'
-
5
"
1'
-
0
"
3'
-
0
"
1'
-
3
3
/
4
"
2'
-
0
"
2'
-
0
"
2"
2'-0"BASE CABS
1'-0"UPPERS
9'
-
6
"
(E) CONCRETE
FLOOR; SEE FLOOR
ASSEMBLIES
INFILL (E) FLUORESCENT
LIGHT FIXTURE RECESS.
FINISH TO MATCH
COUNTERTOP /
BACKSPLASH. SEE INT. ELEVS.
UNDER
COUNTER
REFRIGERATOR
BY OWNER
20
REV-A-SHELF 5349
PULL OUT TRASH
DRAWER W/
CUSTOM DRAWER
FRONT TO MATCH
CABS
M07
SCRIBE AT WALL EDGE
CAB
U.C. REFR.
PULL OUT
TRASH &
RECYCLING
UTENSIL
DRAWERS
BULL ROOM
032
READY ROOM
027
SHARED OFFICE
033
30" X 48"
MIN.CLR.
11
10
1
2
2
2
SCALE: 1/2" = 1'-0"5 ENLARGED PLAN: BREAK ROOM KITCHENETTE
SCALE: 1/2" = 1'-0"4 ENLARGED PLAN: BULL ROOM KITCHENETTE
REVISION - 2/17/2023 SR
REVISION - 11/17/2023 SR
Page 127 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR ELEVATIONS
A5.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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6
-
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2
_
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3
1
1
1
7
_
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_
B
u
i
l
d
i
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g
P
e
r
m
i
t
_
R
2
.
p
l
n
JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
M03
(E) WOOD TRUSS
TO REMAIN; TYP.
(N) BASEBOARD
TRIM; SEE DETAIL
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.OPEN TO
HALL 004
(E) WOOD TRUSS TO REMAIN; TYP.
M03
STOREFRONT ENTRY
SYSTEM; SEE DOOR &
WINDOW SCHEDULE
BASEBOARD TRIM; SEE
DETAIL
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
SHOWROOM
ENTRY
(E) WOOD TRUSS
TO REMAIN; TYP.
M03
STOREFRONT ENTRY
SYSTEM; SEE DOOR &
WINDOW SCHEDULE
BASEBOARD TRIM;
SEE DETAIL
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.
(E) WOOD TRUSS
TO REMAIN; TYP.
M03
BASEBOARD TRIM;
SEE DETAIL
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.
2 2 2
2
2
SCALE: 1/4" = 1'-0"1 001 SHOWROOM S
SCALE: 1/4" = 1'-0"2 001 SHOWROOM N
SCALE: 1/4" = 1'-0"3 001 SHOWROOM E
SCALE: 1/4" = 1'-0"4 001 SHOWROOM W
REVISION - 11/17/2023 SR
Page 128 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR ELEVATIONS
A5.2
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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2
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2
.
p
l
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
11
'
-
0
"
M03
BASEBOARD TRIM;
SEE DETAIL
HVAC PLENUM
SPACE; SEE
MECHANICAL
PLANS
(E) WD. TRUSSES
ABOVE SHOWN
DASHED
11
'
-
0
"
M03
BASEBOARD TRIM;
SEE DETAIL
STOREFRONT
SYSTEM; SEE
DOOR SCHED.
HVAC PLENUM
SPACE; SEE
MECHANICAL
PLANS
(E) WD. TRUSSES
ABOVE SHOWN
DASHED
11
'
-
0
"
5'
-
0
"
M03
BASEBOARD TRIM;
SEE DETAIL
HVAC PLENUM
SPACE; SEE
MECHANICAL
PLANS
(E) WD. TRUSSES
ABOVE SHOWN
DASHED
11
'
-
0
"
5'
-
0
"
281 sq ft
ACOUSTIC WALL
PANELING; SEE
SCHEDULE
HVAC PLENUM
SPACE; SEE
MECHANICAL
PLANS
(E) WD. TRUSSES
ABOVE SHOWN
DASHED
M11
NO BASEBOARD
THIS WALL
9'
-
0
"
M03
BASEBOARD
TRIM; SEE DETAIL
(E) WD. TRUSSES
ABOVE SHOWN
DASHED
T.O. CEILING
STRUCTURE
ABOVE SHOWN
DASHED; SEE
DETAIL
9'
-
0
"
6'
-
0
"
M03
BASEBOARD TRIM;
SEE DETAIL
TYP. OFFICE
STOREFRONT
SYSTEM; SEE
DOOR SCHED.
(E) WD. TRUSSES
ABOVE SHOWN
DASHED
T.O. CEILING
STRUCTURE
ABOVE SHOWN
DASHED; SEE
DETAIL
OPEN TO HALL
ABOVE
9'
-
0
"
M03
BASEBOARD
TRIM; SEE DETAIL
(E) WD. TRUSSES
ABOVE SHOWN
DASHED
T.O. CEILING
STRUCTURE
ABOVE SHOWN
DASHED; SEE
DETAIL
OPEN TO HALL
ABOVE6'
-
0
"
9'
-
0
"
M03
BASEBOARD TRIM;
SEE DETAIL
TYP. OFFICE
STOREFRONT
SYSTEM; SEE
DOOR SCHED.
(E) WD. TRUSSES
ABOVE SHOWN
DASHED
T.O. CEILING
STRUCTURE
ABOVE SHOWN
DASHED; SEE
DETAIL
SCALE: 1/4" = 1'-0"1 CONFERENCE 01
SCALE: 1/4" = 1'-0"2 CONFERENCE 02
SCALE: 1/4" = 1'-0"3 CONFERENCE 03
SCALE: 1/4" = 1'-0"4 CONFERENCE 04
SCALE: 1/4" = 1'-0"5 TYP. OFFICE 01
SCALE: 1/4" = 1'-0"6 TYP. OFFICE 02
SCALE: 1/4" = 1'-0"7 TYP. OFFICE 03
SCALE: 1/4" = 1'-0"8 TYP. OFFICE 04
Page 129 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR ELEVATIONS
A5.3
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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P
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2
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p
l
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
25
'
-
1
0
1
/
2
"
16
'
-
0
"
6'
-
8
"
2'-6"2'-6"
M04
M03
CUSTOM
PLYWOOD CABS.
M03
ADA COMPLIANT HI-LO
DRINKING FOUNTAIN;
SEE SPEC. VERIFY 27"
KNEE CLR. MOUNTING
HEIGHT
M07
BLACK
CHAINLINK
GUARD AT
OFFICE SOFFIT
EDGE; SEE DETAIL
(E) WOOD
TRUSSES TO
REMAIN; TYP.
(N) HVAC DUCT;
SEE
MECHANICAL
PLANS
3/4" PLYWOOD
FRAME @
OPENING; SEE
DETAIL
4" BLACK MTL.
PULL @ CABINET
DOORS;
BERENSON
BRAVO OR
EQUIV.
OPEN TO
SHOWROOM
001
8'
-
0
"
1'
-
0
"
7'
-
0
"
M03
(N) BASEBOARD
TRIM; SEE DETAIL
M03
M03
BLACK
CHAINLINK
GUARD AT
MEZZANINE
EDGE
PERIMETER ; SEE
DETAIL
(E) WOOD TRUSS
TO REMAIN; TYP.
TYP. OFFICE STOREFRONT
SYSTEM; SEE DOOR SCHED.
ENTRY STOREFRONT
SYSTEM; SEE DOOR SCHED.
LINE OF MEZZ.
F.F.E. 1'-0"
PARAPET WALL
ABOVE
(N) HVAC DUCT;
SEE MECHANICAL
PLANS
ADMIN
ENTRY
MEZZANINE
001
HALL
004
FOYER
HALL
008
BLACK CHAINLINK
GUARD AT OFFICE
SOFFIT EDGE; SEE
DETAIL
BLACK
CHAINLINK
GUARD AT
OFFICE SOFFIT
EDGE; SEE DETAIL
OPERABLE PANEL
10
'
-
0
"
BASEBOARD
TRIM; SEE DETAIL
(E) WD. TRUSSES
M03
M03
(N) HVAC DUCT;
SEE
MECHANICAL
PLANS
OPEN TO
BREAKROOM
018
BLACK
CHAINLINK
GUARD AT
OFFICE SOFFIT
EDGE; SEE
DETAIL
FEATURE WALL
ASSET (TBD)
LINE OF F.C.E.
SHOWN
DASHED
10
'
-
0
"
16
'
-
0
"
TYP. OFFICE STOREFRONT
SYSTEM; SEE DOOR SCHED.
CONFERENCE ROOM STOREFRONT
SYSTEM; SEE DOOR SCHED.
M03
M03
(E) WOOD TRUSSES TO REMAIN; TYP.
M03
LINE OF F.C.E.
SHOWN DASHED
LINE OF F.C.E.
SHOWN DASHED
BLACK
CHAINLINK
GUARD AT
OFFICE SOFFIT
EDGE; SEE
DETAIL
OPERABLE
CHAINLINK
PANEL
BLACK CHAINLINK
GUARD AT OFFICE
SOFFIT EDGE; SEE
DETAIL
(N) HVAC DUCT;
SEE MECHANICAL
PLANS
1
SCALE: 1/4" = 1'-0"1 FOYER, 004 HALL & 009 HALL 01
SCALE: 1/4" = 1'-0"2 FOYER, 004 HALL & 009 HALL 02
SCALE: 1/4" = 1'-0"3 FOYER, 004 HALL & 009 HALL 03
SCALE: 1/4" = 1'-0"4 FOYER, 004 HALL & 009 HALL 04
REVISION - 2/17/2023 SR
Page 130 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR ELEVATIONS
A5.4
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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2
_
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
10
'
-
0
"
6'
-
0
"
7'
-
0
"
TY
P
.
16
'
-
0
"
(E) WOOD TRUSS
TO REMAIN; TYP.
M03
M03
(N) HVAC DUCT;
SEE MECHANICAL
PLANS
SUSPENDED LIGHT
FIXTURE; SEE
LIGHTING SCHED.
BASEBOARD TRIM;
SEE DETAIL
OPEN TO
HALL 008
BLACK CHAINLINK
GUARD AT OFFICE
SOFFIT EDGE; SEE
DETAIL
1'-2"2'-0"2'-0"3'-0"2'-0"2'-0"2'-0"2"
2'
-
0
"
3'
-
6
"
8'
-
0
"
2'-5"2'-5"3'-0"
3'
-
0
"
8'
-
0
"
(E) WOOD TRUSS
TO REMAIN; TYP.
(N) BASEBOARD
TRIM; SEE DETAIL
(N) HVAC DUCT; SEE
MECHANICAL PLANS
MEZZANINE
BLACK
CHAINLINK
GUARDRAIL
M03
M04
M07
M03 CUSTOM
PLYWOOD CABS.
S.S. COUNTER DEPTH
REFR./FRZR. W/ CUSTOM
CONFIRM W/ OWNER ADA SINK CLEARANCE; V.I.F.
WIDE FLANGE
BEAM AT SOFFIT
EDGE; SEE
DETAIL
LINE OF WIDE FLANGE
COLUMN SHOWN
DASHED
OPEN TO
HALL 019
DW
PULL
OUT
TRASH
PANTRY
STRG.
CLEANING
STRG.REFR.
UTENSIL
UTENSIL
UTENSIL
CABCABCABFRZR.CAB
3'
-
6
"
8'
-
0
"
7'
-
0
"
16
'
-
0
"
EXTERIOR
STOREFRONT
SYSTEM; SEE
DOOR SCHED.
M03
LINE OF (N) HVAC DUCT
SHOWN DASHED; SEE
MECHANICAL PLANS
BASEBOARD
TRIM; SEE
DETAIL
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.
BREAK ROOM
018
KITCHENETTE
MEZZANINE
102
(N)
MEZZANINE
BLACK CHAINLINK
GUARDRAIL
BLACK CHAINLINK
GUARD AT OFFICE
SOFFIT EDGE
(E) WOOD TRUSS
TO REMAIN; TYP.
SOFFIT OVER
KITCHENETTE
AREA; SEE DETAIL
1
2
2
SCALE: 1/4" = 1'-0"1 BREAK ROOM 01
SCALE: 1/4" = 1'-0"2 BREAK ROOM 03
SCALE: 1/4" = 1'-0"3 BREAK ROOM 04
REVISION - 2/17/2023 SR
REVISION - 11/17/2023 SR
Page 131 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR ELEVATIONS
A5.5
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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.
p
l
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
8'
-
0
"
9'
-
2
"
6'
-
0
3
/
4
"
3'
-
0
"
(E) BEAM TO REMAIN
(E) WD. PALLET
STRG.
PLATFORM; (N)
PLATFORM TO
MATCH (E)
(N) PLYWOOD
WORKBENCH
TO MATCH (E)
M03 M03
BASEBOARD
TRIM; SEE
DETAIL
TYP. OFFICE
STOREFRONT SYSTEM;
SEE DOOR SCHED.
LINE OF WALL
BOARD TO BE
REPLACED DUE
TO FIRE
DAMAGE; ±
1'-0" A.F.F.
(N) WALL; SEE PLANS
OPEN TO
HALL 019 &
BREAK
ROOM 018
(N)
16
'
-
0
"
M03
M04
EXISTING ROLL UP DOOR TO BE
RELOCATED TO THIS
LOCATION; SEE DOOR SCHED.
TYP. OFFICE
STOREFRONT SYSTEM;
SEE DOOR SCHED.
(E) STAIR TO REMAIN;
RE-TREAD SURFACE
W/ RESLIENT
FLOORING; SEE 5/
A7.1 FOR SIM. DETAIL
M03
(E) WD. PALLET
STRG. PLATFORM;
(N) PLATFORM
TO MATCH (E)
(N) PLYWOOD
WORKBENCH
TO MATCH (E)
(E) BEAM TO
REMAIN
BASEBOARD
TRIM; SEE
DETAIL
(N) WALL; SEE PLANS
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
(N) WALL; SEE PLANS
(N)
6'-0 3/4"
10X EQUAL BOXES
M04
M04
(N) PLYWOOD
WORKBENCH
(E) PLYWOOD
WALL PANELING
TO REMAIN
(N) PLYWOOD & 2X
WD. SHELVING TO
MATCH (E)
(N) 4X WD.
POSTS AS REQ'D.
S.S.D.
(E) WD. PALLET
STRG. PLATFORM;
(N) PLATFORM
TO MATCH (E)
(E) WD. PALLET
STRG. PLATFORM;
(N) PLATFORM
TO MATCH (E)
M04
2X EXPOSED WD. EDGE
W/ EXPOSED JOISTS
UNDERNEATH; TYP.
MATCH (E) 4X8 WD.
LVL BEAM; S.S.D.
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
(N)
M04(E) PLYWOOD
WALL PANELING
TO REMAIN
(N) PLYWOOD
WORKBENCH
(N) PLYWOOD & 2X
WD. SHELVING TO
MATCH (E)
(N) 4X WD. POSTS AS
REQ'D. S.S.D.
(E) WD. PALLET STRG.
PLATFORM; (N)
PLATFORM TO MATCH
(E); EXPOSED JOISTS
UNDERNEATH; TYP.
(E) WD. PALLET
STRG. PLATFORM;
(N) PLATFORM
TO MATCH (E)
M04
2X EXPOSED WD. EDGE
W/ EXPOSED JOISTS
UNDERNEATH; TYP.
MATCH (E) 4X8 WD.
LVL BEAM; S.S.D.
(N) PLYWOOD
WORKBENCH
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
2
2
2
2
SCALE: 1/4" = 1'-0"1 WORKSHOP 01
SCALE: 1/4" = 1'-0"2 WORKSHOP 02
SCALE: 1/4" = 1'-0"3 WORKSHOP 03
SCALE: 1/4" = 1'-0"4 WORKSHOP 04
REVISION - 11/17/2023 SR
Page 132 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR ELEVATIONS
A5.6
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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2
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p
l
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
3'
-
0
"
16
'
-
0
"
(E) WOOD TRUSSES
TO REMAIN; TYP.
M03M04 M04 M04
(E) PLYWOOD
WALL PANELING
TO REMAIN
THROUGHOUT;
TYP.
EQUIP STRG; TBD
(E) ROLL UP DOOR; SEE
DOOR SCHED. &
ELEVATIONS
(N) WORKTOP &
STORAGE CUBBIES
(N) EQUIP. STRG.
(NOT IN SCOPE)
TAP & BASIN;
SEE PLUMBING
SCHED.
ICE MAKER; SEE
APPLIANCE
SCHED.
(E) DOOR TO REMAIN;
SEE ELEVATIONS
(N) WALL; SEE PLANS
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
5'-0 3/4"
PREFABRICATED MTL.
SHIPS LADDER TO
PALLET STORAGE
PLATFORM ABOVE
OPEN TO MECH.
ACCESS AREA ABOVE
BULL ROOM
(E) WD. TRUSSES TO
REMAIN; TYP.
(N) LIGHT FIXTURES
WHERE OCCURS ON
RCP; TYP.
M03
EQUIP. STRG.
RACKS; (NOT IN
SCOPE)
(E) WD. PALLET STRG.
PLATFORM; (N)
PLATFORM TO MATCH
(E); EXPOSED JOISTS
UNDERNEATH; TYP.
(N) LINEMAN
LOCKERS; SEE
SPECIALTIES SCHED.
VERIFY PLACEMENT
ALLOWS FOR FULL
DOOR SWING
WITHOUT
INTERFERENCE FROM
WOOD POST
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
(E) WOOD TRUSSES
TO REMAIN; TYP.
M04
(E) PLYWOOD
WALL PANELING
TO REMAIN
(N) LINEMAN
LOCKERS; SEE
SPECIALTIES SCHED.
VERIFY PLACEMENT
ALLOWS FOR FULL
DOOR SWING
WITHOUT
INTERFERENCE FROM
WOOD POST
PREFABRICATED MTL.
SHIPS LADDER TO
PALLET STORAGE
PLATFORM ABOVE
(E) PLYWOOD
WALL PANELING
TO REMAIN
M04
(E) WD. PALLET STRG.
PLATFORM; (N)
PLATFORM TO MATCH
(E); EXPOSED JOISTS
UNDERNEATH; TYP.
2X EXPOSED WD. EDGE
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
M03
LINE OF MECH RM.
WALL SHOWN
DASHED
(E) WOOD
TRUSSES TO
REMAIN; TYP.
EXISTING ROLL UP
DOOR TO BE
RELOCATED TO THIS
LOCATION; SEE
DOOR SCHED.
(N) LINEMAN
LOCKERS; SEE
SPECIALTIES SCHED.
VERIFY PLACEMENT
ALLOWS FOR FULL
DOOR SWING
WITHOUT
INTERFERENCE FROM
WOOD POST
(N) LIGHT FIXTURES
WHERE OCCURS ON
RCP; TYP.
(E) WD. PALLET STRG.
PLATFORM; (N)
PLATFORM TO MATCH
(E); EXPOSED JOISTS
UNDERNEATH; TYP.
2
2
2
2
SCALE: 1/4" = 1'-0"1 READY ROOM 01
SCALE: 1/4" = 1'-0"2 READY ROOM 02
SCALE: 1/4" = 1'-0"3 READY ROOM 03
SCALE: 1/4" = 1'-0"4 READY ROOM 04
REVISION - 11/17/2023 SR
Page 133 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR ELEVATIONS
A5.7
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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6
-
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2
_
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3
1
1
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
8'
-
0
"
M03
F.F.E. MECH
AREA ABOVE
MECH. AREA
ABOVE
PROVIDE WD.
BLOCKING FOR
WHITEBOARD
M03
BASEBOARD; SEE
DETAIL
F.F.E. MECH
AREA ABOVE
MECH. AREA
ABOVE
M03
BASEBOARD; SEE
DETAIL
WORKSTATIONS
SHOWN DASHED
(NOT IN SCOPE)
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.
F.F.E. MECH
AREA ABOVE
MECH. AREA
ABOVE
PROVIDE WD.
BLOCKING FOR
WHITEBOARD
M03
BASEBOARD; SEE
DETAIL
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.
2'
-
1
0
"
2'
-
0
"
2'
-
6
"
F.F.E. MECH
AREA ABOVE
MECH. AREA
ABOVE
M03
WD. BASEBOARD;
SEE DETAIL
WORKSTATIONS
SHOWN DASHED
(NOT IN SCOPE)
M03
M07 SHARED OFFICE
033
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.
2
2
2 2
SCALE: 1/4" = 1'-0"1 BULL ROOM 01
SCALE: 1/4" = 1'-0"2 BULL ROOM 02
SCALE: 1/4" = 1'-0"3 BULL ROOM 03
SCALE: 1/4" = 1'-0"4 BULL ROOM 04
REVISION - 11/17/2023 SR
Page 134 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR ELEVATIONS
A5.8
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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2
_
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1
1
1
7
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P
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2
.
p
l
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
MECH. AREA
ABOVE
REPLACE (E) CLG. FINISH; TYP.
REMOVE & REPLACE
DAMAGED FRAMING AS
REQ'.D IN FIELD.
REMOVE & REPLACE (E)
PTD. GYP. BD. (PATCH &
REPAIR WHERE POSSIBLE)
BASEBOARD; SEE DETAIL
REMOVE &
REPLACE (E) ELEC.
RECEPTACLES &
OUTLETS; TYP.
STAIRSTRG.
203
STRG.
202
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.
MECH. AREA
ABOVE
REPLACE (E) CLG. FINISH; TYP.
REMOVE & REPLACE
DAMAGED FRAMING AS
REQ'.D IN FIELD.
(N) DOUBLE DOORS; SEE
SCHEDULE.
BASEBOARD; SEE DETAIL
REMOVE &
REPLACE (E) ELEC.
RECEPTACLES &
OUTLETS; TYP.
REMOVE & REPLACE (E)
PTD. GYP. BD. (PATCH &
REPAIR WHERE POSSIBLE)
(N) DOOR; SEE SCHEDULE.
STRG.
203
TO STRG.
204 TO STAIR TO STRG.
204
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.
MECH. AREA
ABOVE
REPLACE (E) CLG. FINISH; TYP.
REMOVE & REPLACE
DAMAGED FRAMING AS
REQ'.D IN FIELD.
(N) DOUBLE DOORS; SEE
SCHEDULE.
BASEBOARD; SEE DETAILREMOVE & REPLACE (E)
PTD. GYP. BD. (PATCH &
REPAIR WHERE POSSIBLE)
(N) WINDOWS; SEE
SCHED.
(E) WINDOWS
BEYOND SHOWN
DASHED FOR
REFERENCE.
TO
EGRESS
STAIR
LINE OF WALL
BOARD TO BE
REPLACED DUE TO
FIRE DAMAGE; ±
1'-0" A.F.F.
MECH. AREA
ABOVE
REPLACE (E) CLG. FINISH; TYP.
REMOVE & REPLACE
DAMAGED FRAMING AS
REQ'.D IN FIELD.
BASEBOARD; SEE DETAILREMOVE & REPLACE (E)
PTD. GYP. BD. (PATCH &
REPAIR WHERE POSSIBLE)
(N) WINDOWS; SEE
SCHED.
REPLACE (E)
WINDOWS W/ (N).
SEE SCHEDULE.
(N)DOOR; SEE SCHEDULE
REMOVE & REPLACE (E)
PTD. GYP. BD. (PATCH &
REPAIR WHERE POSSIBLE)
TO STRG.
202
LINE OF WALL BOARD
TO BE REPLACED DUE
TO FIRE DAMAGE; ±
1'-0" A.F.F.2
2
SCALE: 1/4" = 1'-0"1 SECOND LEVEL (WEST)
SCALE: 1/4" = 1'-0"2 SECOND LEVEL (NORTH)
SCALE: 1/4" = 1'-0"3 SECOND LEVEL (EAST)
SCALE: 1/4" = 1'-0"4 SECOND LEVEL (SOUTH)
REVISION - 11/17/2023 SR
Page 135 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
GROUND LEVEL
CEILING PLAN
A6.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
ICE
EY
E
W
S
.
UP
01 02 03 04 05 06 07 08 09 10 11 12
1234567891011121314151617181920212223242526272829303132
UPSTAIR
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
I
R
2
16'-0"
16'-0"
16'-0"
OPEN TO
ABOVE @
STAIR
EXPOSED TRUSSES /
OPEN TO ABOVE.
HVAC ROUTING TBD
EXPOSED TRUSSES /
OPEN TO ABOVE.
HVAC ROUTING TBD
PAINT ALL (E) EXPOSED
WOOD TRUSSES WITH
CLEAR ODOR-SEALING
PRIMER IN SMOKE
AFFECTED BAYS (BREAK
ROOM & READY ROOM
(N) B2 LIGHT FIXTURES IN
(E) LUMINAIRE
LOCATIONS. (E) J-BOXES
TO REMAIN IN (E)
WAREHOUSE BAY;
SWITCHING LOCATIONS
TO REMAIN
(N) LIGHT FIXTURES IN (E)
LUMINAIRE LOCATIONS.
(E) J-BOXES TO REMAIN IN
(E) WAREHOUSE BAY;
SWITCHING LOCATIONS
TO REMAIN
(N) LIGHT FIXTURES IN (E)
LUMINAIRE LOCATIONS.
(E) J-BOXES TO REMAIN IN
(E) WAREHOUSE BAY;
SWITCHING LOCATIONS
TO REMAIN
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
(N) SWITCHGEAR AREA
2
OCC
OCC
2
OC
C
OC
C
OC
C
2
2
2
2
2
2
2
2
2 2
2
2
2
OCC
OC
C
OC
C
OCC OCC OCC
3
3
3
3
3
3
3 2
OC
C
OC
C
3
OC
C
OC
C
3
3
3
2
2
2
2
OCC
OC
C
A1
A1A1
A1A1
A1A1
A1
A1 A1
A1
A1A1
A1A1
D2 D2 D2 D2
S1
A1
S1
A1
S1
A1
A1
A1
B1 B1 A1S1
A1
S1
A3 A3 A3 A3 A3
D3
A3
A1A1
A1A1
A1A1
A1A1
A1A1
A1
A1A1
A1A1
A1
A1
A1
A1
A1
A1
A1
A1
D1
A1A1
A1A1
B1
B1
B1 B1
B1
B1
B1
B1 B1 B1
B1
A1
A1
A1
A1
A1
A1
B1
A1
A1
A1
A1
S1
A1
D4
A1 A1 A1
A1 A1
A1 A1
A1 A1
A1
A1
B1
B1
D3D3
A1
X1
X1
X1
X1 X1 X1 X1
X1X1X1
X1
X1
X1
X1
X1
B1
X2
X2
X2
X2
X2
X2
X2
B1
B1
B2
B2
B2
B2
B2
B2
B2
B2
B2 B2
B2
B2
B2 B2 B2
B2
B2
B2
B2
B2 B2
B2
B2
B2 B2
B2 B2
B2 B2B2B2
B2 B2B2
B2 B2B2
B2
A3
A3
11'-0"
8'-0"
8'-0"
9'-0"
8'-0"
8'-0"
9'-0"
9'-0"
9'-0"
9'-0"9'-0"
9'-0"
9'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"8'-0"8'-0"
16'-0"
9'-0"
8'-0"
9'-0"
9'-0"
15'-3/8"
16'-0"
B1 FIXTURES
MOUNTED TO
EXPOSED JOISTS @
UNDERSIDE OF
STRG. PLATFORM;
TYP.
B1 FIXTURES
MOUNTED TO
EXPOSED JOISTS
@ UNDERSIDE
OF STRG.
PLATFORM; TYP.
B1 FIXTURES
EXPOSED JOISTS @
UNDERSIDE OF
STRG. PLATFORM;
TYP.
M03
M03
M03
M03
M03
M03
M03
M03
M03
M03
M03
M03 M03
M03
M03 M03
M03M03M03
M03
M03
M03
M03M03
M03
M03
M10
DEMO & REPLACE
(E) DAMAGED GYP.
CLG. THIS AREA
SHOWROOM
001
CONFERENCE
003
SUPPLY
002
HALL
004
PRINT
005
(E) TOILET
006
LACTATION
007
FOYER
008
OFFICE
010
OFFICE
011
SHARED OFFICE
012
OFFICE
013
SHARED OFFICE
014
SHARED OFFICE
015
PLOT
016
VESTIBULE
021
HALL
009
STORAGE
017
BREAK ROOM
018
HALL
019
METER TESTING
020
U-TOILET
022
M-TOILET
023
W-TOILET
024
WAREHOUSE
025
OFFICE
026
CUSTODIAN
028
U-TOILET
029
READY ROOM
027
MECH
031
BULL ROOM
032
SHARED OFFICE
026
(E) WAREHOUSE
033
(E) WAREHOUSE
034
(E) OFFICE
035
(E) TOILET
036
STAIR
038
STAIR
037
U-TOILET
030
CO
SD
SC
CARBON MONOXIDE DETECTOR
COMBINED SMOKE DETECTOR & MONOXIDE
DETECTOR
SPRINKLER HEAD
SMOKE DETECTOR
SYMBOL LEGEND
RECESSED CAN FIXTURE
SURFACE MOUNTED FIXTURE
PENDANT FIXTURE
RECESSED DIRECTIONAL
RECESSED DIRECTIONAL
LED TRACK LIGHTING
SURFACE MOUNT 4'-0" LED TUBE
WALL MOUNTED SCONCE
LED STRIP LIGHTING
X
X
X
X
A
X
X
X
X
T
RT
OUTDOOR HEATER
CEILING SUPPLY REGISTER
CEILING RETURN REGISTER
FLOOR SUPPLY REGISTER
FLOOR RETURN REGISTER
WALL SUPPLY REGISTER
WALL RETURN REGISTER
THERMOSTAT
REMOTE THERMOMETER SENSOR
BATH FAN
CEILING FAN
BATH FAN / LIGHT COMBO
MATERIAL LEGEND
PTD. GYP BD.: SEE FINISHES SCHEDULE FOR
PAINT COLORS
PLYWOOD SHEATHING O/ EXPOSED JOISTS
GENERAL NOTES
LIGHTING SCHEDULE
ID
A1
A3
B1
B2
D1
D2
D3
D4
S1
T1
X1
X2
QTY.
89
8
25
38
1
4
3
1
6
11
15
7
DESCRIPTION
4" RECESSED CAN LED
4" SURFACE MOUNT CYLINER
LED
LINEAR SURFACE MOUNT LED
LINEAR SURFACE MOUNT LED
PENDANT / SUSPENDED
PENDANT / SUSPENDED
PENDANT / SUSPENDED
PENDANT / SUSPENDED
VANITY WALL SCONCE
TRACK W/ ADJUSTABLE HEADS
EXTERIOR WALL MOUNT FLOOD
ILLUMINATED EXIT SIGN
MANUFACTURER
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
ALCON OR APPROVED EQUIV.
MODEL
ESCALA
14008
11235-ADJ
11163
11163
12256-TRE
15201
12260
12180
11122-2
ALVA
BELLA 13114
16009
16116
FINISH
WHITE
BLACK
WHITE
WHITE
BLACK
BLACK
BLACK
BLACK
BLACK
BLACK / BK
BLACK
GREEN
LETTERS
WATTAGE
10 W
10 W
18 W
38 W
75W
15W
8W
35W
27 W
9 W / EA. HEAD
38W
3W
LUMENS
800 LM
700 LM
2340 LM
5200 LM
7200 LM
1600 LM
800 LM
3500 LM
2400 LM
600 LM
3611 LM
-
CRI
90+ MIN.
90+ MIN.
80+ MIN.
80+ MIN.
90+ MIN.
90+ MIN.
90+ MIN.
90+ MIN.
90+ MIN.
90+ MIN.
90+ MIN.
-
COLOR TEMP
3000K
3000K
3500K
3500K
3000K
3000K
3000K
3000K
3000K
3000K
3000K
-
NOTES
DIMMABLE
DIRECT MOUNT TO J-BOX; RUN EXPOSED CONDUIT BEANEATH
EXPOSED TJI JOISTS
-
-
CENTERED OVER CONF. TABLE
20" CANOPY
6" CANOPY
-
-
USE WITH 1300 SERIES PRODUCT FAMILY; 6 HEADS EACH TRACK
REPLACE (E) LAMPS
DOUBLE SIDED WHERE APPLICABLE
FIRE
LIGHTING
HVAC
RCP LIGHTING CONTROL NOTES
LIGHTING CONTROL CODE NOTES
2
2
2
2
SCALE: 1" = 10'2 GROUND FLOOR RCP
1. ALL EXISTING CEILING SHEETROCK & CEILING TILES TO BE REMOVED (SEE DEMO PLAN).
2. SHEETROCK @ EXISTING BEAM SOFFITS CAN REMAIN, NEW LEVEL 4 SMOOTH FINISH TO BE APPLIED.
3. ALL EXISTING MEP LINES EXPOSED AFTER DEMO TO BE REMOVED IF REDUNDANT. CAP OFF AND TIE BACK ALL LINE PER CODE REQ'TS.
4. ALL EXISTING MEP LINES EXPOSED AFTER DEMO THAT ARE STILL ACTIVE TO BE REROUTED AS NEC. COORD. IN FIELD.
5. SEE MEP PLANS FOR ALL FIXTURE & MECHANICAL LAYOUT AS THEY RELATE TO THE CEILING. REFER TO SEPARATE MEP PERMIT FOR ALL MEP REQ'TS AS THEY RELATE TO THE CEILING. MEP
SUBCONTRACTOR RESPONSIBLE FOR PROCURING ANY NECESSARY MEP PERMITS AND RESPONSIBLE FOR ALL MEP WORK TO BE COMPLIANT TO ALL CODES & REGULATIONS.
6. ALL EXTERIOR (X1) FIXTURES TO BE ON DAYLIGHT SENSORS; SECURITY / PERIMETER LIGHTING WILL REMAIN ON AT NIGHT TIME
7. SEE MECHANICAL PLANS FOR HVAC DUCT RUNS & ROUTING. ANY CONFLICTS BETWEEN HVAC & LUMINAIRES SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT ASAP.
INDOOR LIGHTING CONTROLS CEC SEC 130.1
• MULTILEVEL CONTROLS REQUIRED UNLESS (B) ROOM AREA UNDER 100 SQFT,
•OFFICE AND RESTROOMS
• UNDER 0.5 WATTS/SQFT
•WAREHOUSE HIGH BAY COMPLIES (15 FIXTURES 218 WATTS
EACH 6929SQFT = 0.47 WATT/ SQFT SHOP
9X218/3025SQFT=0.65 WATTS/SQFT
* REDUCE TO 7 FIXTURES AND IT COMPLIES OR MULTILEVEL
SWITCHING
• ONE LUMINAIRE WITH NO MORE THAN 2 LAMPS
•RESTROOMS
• SHUTS OFFS PROVIDED BY EITHER OCCUPANCY SENSORS, REQUIRED FOR
ROOMS UNDER 250SQFT.
•TIME SWITCH (EXCEPT AREAS OCCUPIED 24HRS /DAY
• DAYLIGHT CONTROLS (D)
•DAYLIT SHOWN ON PLANS (D) 2.A.
•LUMINAIRES IN DAYLIT ZONES CONTROLLED SEPARATELY (D)2.B
EXCEPT WHEN LIGHTING IN DAY LIT ZONE LESS THAN 120WATTS
•HIGH BAY ALL ALL DAYLIT
OUTDOOR LIGHTING CONTROLS CEC SEC 130.2
• ALL INSTALLED OUTDOOR LIGHTING SHALL BE CONTROLLED BY A
PHOTOCONTROL OR OUTDOOR ASTRONOMICAL TIME-SWITCH CONTROL,
OR OTHER CONTROL CAPABLE OF AUTOMATICALLY SHUTTING OFF THE
OUTDOOR LIGHTING WHEN DAYLIGHT IS AVAILABLE.
• ALL INSTALLED OUTDOOR LIGHTING, WHERE THE BOTTOM OF THE
LUMINAIRE IS MOUNTED 24 FEET OR LESS ABOVE THE GROUND, SHALL BE
CONTROLLED WITH AUTOMATIC LIGHTING CONTROLS THAT MEET ALL OF
THE FOLLOWING REQUIREMENTS:
A. SHALL BE MOTION SENSORS OR OTHER LIGHTING CONTROL SYSTEMS
THAT AUTOMATICALLY CONTROLS LIGHTING IN ACCORDANCE WITH ITEM B
IN RESPONSE TO THE AREA BEING VACATED OF OCCUPANTS; AND
B. SHALL BE CAPABLE OF AUTOMATICALLY REDUCING THE LIGHTING POWER
OF EACH LUMINAIRE BY AT LEAST 40 PERCENT BUT NOT EXCEEDING 90
PERCENT, OR PROVIDE CONTINUOUS DIMMING THROUGH A RANGE THAT
INCLUDES 40 PERCENT THROUGH 90 PERCENT
• EXCEPTION 3 TO SECTION 130.2(C)3: OUTDOOR LIGHTING, WHERE
LUMINAIRE RATED WATTAGE IS DETERMINED IN ACCORDANCE WITH
SECTION 130.0(C), AND WHICH MEET ONE OF THE FOLLOWING
CONDITIONS:
A. POLE-MOUNTED LUMINAIRES EACH WITH A MAXIMUM RATED
WATTAGE OF 75 WATTS; OR
B. NONPOLE MOUNTED LUMINAIRES WITH A MAXIMUM RATED
WATTAGE OF 30 WATTS EACH.
•140.7(A) EXEMPTION 5, INDUSTRIAL SITES
1. ALL COMMON AREA OUTDOOR LIGHTING MUST BE CONTROLLED BY A
SCHEDULING DEVICE THAT ALLOWS THE LIGHTS TO BE DIMMED AT LEAST
50% PER CEC 130.2(C)2. LIGHT FIXTURES INSTALLED IN THESE AREAS SHALL BE
DIMMABLE FIXTURES.
2. A MINIMUM OF 1 FT CANDLE AT THE WALKING SURFACE IS REQUIRED FOR
MEANS OF EGRESS AND TO A SAFE DISPERSAL AREA PER CBC1008.2.1.
OCCUPANCY SENSORS SHALL REDUCE LIGHTING LEVELS IF NO ONE IS
PRESENT PER CEC130.2(C)3 OR EXCEPTION FOR FIXTURES LESS THAN
40WATTS, EXCEPTION 1, AND STAIRS, EXCEPTION 2 POINTS TO 140.7(A)
EXCEPTION 6.
3. GENERAL PARKING LIGHTING IS TO BE CONTROLLED BY A CLOCK THAT CAN
SCHEDULE DIMMING, AND IF MORE THAN 40 WATTS PER FIXTURE AND IF
LESS THAN 24' ABOVE GRADE, OCCUPANCY SENSORS MUST BE INSTALLED,
CEC130.2(C)3.
4. OCCUPANCY SENSORS MUST BE INSTALLED IN LIGHTING CIRCUITS
CONTROLLING INDOOR COMMON AREAS WHICH ARE AUTOMATIC AND
PROGRAMMED TO ADJUST LIGHTING LOADS IN ACCORDANCE WITH THE
ACTIVITY OF A SPACE PER CEC 110.9.
REVISION - 11/17/2023 SR
Page 136 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
MEZZ. LEVEL & SECOND
FLOOR CEILING PLAN
A6.2
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
/U
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
1234567891011121314151617181920212223242526272829303132
UPSTAIR
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
UP
ST
A
I
R
16'-0" AFF
±4'-0" A.F.F.
16'-0" A.F.F.
6'-0" A.F.F.
6'-0" A.F.F.
6'-0" A.F.F.
6'-0" A.F.F.
6'-0" A.F.F.
6'-0" A.F.F.
6'-0" A.F.F.
6'-0" A.F.F.
6'-0" A.F.F.
7'-0" A.F.F.
16'-0" AFF
(N) LIGHTING
LAYOUT THIS
AREA. USE (E)
J-BOXES; TYP.
(N) LIGHTING
LAYOUT THIS
AREA. USE (E)
J-BOXES; TYP.
SEE GROUND
FLOOR RCP FOR
LIGHTING
LAYOUT
SEE GROUND
FLOOR RCP FOR
LIGHTING
LAYOUT
SEE GROUND
FLOOR RCP FOR
LIGHTING
LAYOUT
SEE GROUND
FLOOR RCP FOR
LIGHTING
LAYOUT
SEE GROUND
FLOOR RCP FOR
LIGHTING
LAYOUT
EXPOSED
TRUSSES / OPEN
TO ABOVE; TYP.
PAINT ALL (E) EXPOSED
WOOD TRUSSES WITH
CLEAR ODOR-SEALING
PRIMER IN SMOKE
AFFECTED BAYS (BREAK
ROOM & READY ROOM
B
C
A
D
E
1 2 3 4 5 6
OC
C
OCC
B1
B1
B1
B1
B1
B1
15'-3/8" A.F.F.
16'-0"
16'-0"
7'-0" AFF
7'-0" A.F.F.
7'-0" A.F.F.
SEE GROUND
FLOOR RCP FOR
LIGHTING
LAYOUT
SEE GROUND
FLOOR RCP FOR
LIGHTING
LAYOUT
M10
DEMO & REPLACE
(E) DAMAGED GYP.
CLG. THIS AREA
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15
16
17
DN
UP
DN
19
20
21
22
23
24
25
26
27
28
29
30
1234567891011121314151617181920212223242526272829303132
STAIR
8'-0" CLG.
1. DEMO & REPLACE (E)
PTD. GYP. CLG. FINISH.
2. REPAIR / REPLACE
DAMAGED FRAMING
AS REQ'D.
(E) STRG
202
(E) STRG
201
(E) STRG
203
(E) STRG.
204
STAIR
038
M03
D
E
1 2
2
OC
C
OC
C
OC
C
A1 A1
A1 A1
A1
A1
A1A1
A1A1 A1 A1
A1
A1
A1
A1
A1
M03
M03
M03
M03
AREA OF PRIMARY
FIRE & WATER
DAMAGE 3/8/2023
CO
SD
SC
CARBON MONOXIDE DETECTOR
COMBINED SMOKE DETECTOR & MONOXIDE
DETECTOR
SPRINKLER HEAD
SMOKE DETECTOR
SYMBOL LEGEND
RECESSED CAN FIXTURE
SURFACE MOUNTED FIXTURE
PENDANT FIXTURE
RECESSED DIRECTIONAL
RECESSED DIRECTIONAL
LED TRACK LIGHTING
SURFACE MOUNT 4'-0" LED TUBE
WALL MOUNTED SCONCE
LED STRIP LIGHTING
X
X
X
X
A
X
X
X
X
T
RT
OUTDOOR HEATER
CEILING SUPPLY REGISTER
CEILING RETURN REGISTER
FLOOR SUPPLY REGISTER
FLOOR RETURN REGISTER
WALL SUPPLY REGISTER
WALL RETURN REGISTER
THERMOSTAT
REMOTE THERMOMETER SENSOR
BATH FAN
CEILING FAN
BATH FAN / LIGHT COMBO
FIRE
LIGHTING
HVAC
2
2
SCALE: 1" = 10'1 MEZZANINE LEVEL RCP
SCALE: 1" = 10'2 SECOND FLOOR RCP
REVISION - 11/17/2023 SR
Page 137 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
STAIR & RAILING
DETAILS
A7.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
1
2
3
4
5
6
7
8
9
10
11
12
13
14
9
A7.1
11
"
2'-9 1/4"
7'
-
1
3
/
4
"
1'
-
0
"
4'
-
2
3
/
4
"
9'-0"
0"
10'-0"
42" HIGH PTD. GYP.
PONY WALL
STAIR HANDRAIL; SEE
DETAIL
(E) WINDOW
TO REMAIN
7'-0" POST & WIRE
MESH
GUARDRAIL; SEE
DETAIL
DN
SUPPLY
002
(BELOW)
MEZZANINE
101
15
16
6
A7.1
11
A7.1
3'-0 1/4"
5
A7.1
3'
-
6
"
8'
-
0
"
3'
-
0
"
0"
9'-0"
12'-6"
3'
-
0
"
1'-0"
TREAD 1'-0"
3'
-
0
"
42" HIGH PTD. GYP.
PONY WALL
METAL MESH
SCREEN BEYOND
WALL-MOUNTED PTD.
METAL GUARDRAIL;
SEE DETAIL
M03
LINE OF 2X WD. STRINGER
GYP. PARAPET CURB
HANDRAIL PER
CBC 11-B
505.10.3
BASEBOARD; TYP.
LIN
E
O
F
6
'
-
8
"
M
I
N
.
H
E
A
D
C
L
R
.
SUPPLY
002
MEZZANINE
101
SHOWROOM
001
OPEN TO
PRINT 005
UNDERNEATH STAIR
Detailer for ARCHICAD Notes1 high 1 wide
1'
-
0
"
5 3/4"
NOTE:
1. GUARDRAIL LOADS TO COMPLY
W/ CBC
1607A.7.1, 1607A.7.1.1 & 1607A.7.1.2
2. PER 1607A.7.1.2:
INITERMEDIATE RAILS TO
WITHSTAND
A HORIZONTALLY APPLIED
NORMAL
LOAD OF 50LBS ON AN AREA
EQUAL
TO 1SQFT INCLUDING OPENINGS
AND
SPACE BETWEEN RAILS
ALIGN ALIGN
+9'-0"F.F.E.
+8'-0"F.C.E.
RESILIENT FLOORING; SEE
MATERIALS LEGEND &
SPECIFICATIONS
ADHESIVE AS REQ'D PER MFR.
SPECIFICATIONS
PLYWOOD SUBSTRATE; S.S.D.
EXPOSED TJI FRAMING; S.S.D.
42" METAL CHAIN LINK
GUARDRAIL; FLANGED POSTS
FASTENED TO STRUCTURAL
FRAMING W/ 4X HEX BOLT
SCREWS
EXPOSED WD. STRUCTURAL
FRAMING; RIPPED END CAP TO
ALIGN W/ B/O TJI
9
1
/
4
"
S.
S
.
D
.
2 1/4"
5 3/4"
RESILIENT FLOORING; SEE
MATERIALS LEGEND &
SPECIFICATIONS
ADHESIVE AS REQ'D PER MFR.
SPECIFICATIONS
PLYWOOD SUBSTRATE; S.S.D.
FLOOR FRAMING; S.S.D.
INSULATION WHERE OCCURS
PTD. GYP. BD.; U.O.N.
METAL CHAIN LINK SCREENING
AT OFFICE EDGE; FLANGED
POSTS FASTENED TO
STRUCTURAL FRAMING W/ 4X
HEX BOLT SCREWS
INT.
SCREENING BUILT TO RESIST
A CONCENTRATED LOAD OF
200# IN ANY DIRECTION
Detailer for ARCHICAD Notes1 high 1 wide
1'
-
0
"
T
.
O
.
S
T
A
I
R
R
U
N
1'
-
1
1
"
B
.
O
.
R
U
N
1/2" MAX. CLR.
6"
1-1/2" O.D. STEEL HANDRAIL;
PAINTED. WELD TO HANDRAIL
BRACKET; S.S.D.
HANDRAIL TO BE ABLE TO RESIST
50 POUND/LF AND RESIST A
SINGLE CONCENTRATED LOAD OF
200 POUNDS APPLIED AT TOP OF
HANDRAIL PER CBC 1607.8.1.
PTD. STEEL HANDRAIL BRACKET @ 4'-0"
O.C. MAX
EDGE OF STAIR NOSING
DASHED LINE OF STAIR RISER
FACE OF WALL
Detailer for ARCHICAD Notes1 high 1 wide
+9'-0"F.F.E.
7/ 11 1/4"F.C.E.
13 X 31.80 EXPOSED STEEL C-
CHANNEL; ALIGN W/ BOTTOM
EDGE OF TJI
ALIGN
RESILIENT FLOORING; SEE
MATERIALS LEGEND &
SPECIFICATIONS
ADHESIVE AS REQ'D PER MFR.
SPECIFICATIONS
PLYWOOD SUBSTRATE; S.S.D.
EXPOSED TJI & FRAMING &
HANGER HARDWARE; S.S.D.
EXPOSED FASTENERS AT STEEL
C-CHANNEL; S.S.D.
Detailer for ARCHICAD Notes1 high 1 wide
1'
-
0
"
+10'-0" A.F.F.
RESILIENT FLOORING; SEE
MATERIALS LEGEND &
SPECIFICATIONS
ADHESIVE AS REQ'D PER MFR.
SPECIFICATIONS
PLYWOOD SUBSTRATE; S.S.D.
METAL CHAIN LINK SCREENING
AT OFFICE EDGE; POSTS
FASTENED TO STRUCTURAL
FRAMING W/ 4X HEX BOLT
SCREWS
2X FRAMED PARAPET WALL @
MEZZ. 101
RUBBER BASEBOARD TO MATCH
RESILIENT FLOORING; TYP.
SCREENING BUILT TO RESIST
A CONCENTRATED LOAD OF
200# IN ANY DIRECTION
Detailer for ARCHICAD Notes1 high 1 wide
1/
4
"
< 4" MAX.
+ 16'-0" A.F.F.
PTD. MTL. TERMINAL POST CAP
PTD. MTL. TERMINAL POST; TYP.
BOTTOM OF (E) TRUSS CHORD
PTD. MTL. CHAIN LINK MESH
PTD. MTL. RAIL END
ATTACHMENT BAND
PTD. MTL. TENSION BAR
PTD. MTL. TOP RAIL
PTD. MTL. TENSION BAND
Detailer for ARCHICAD Notes1 high 1 wide
11 3/4"
6
3
/
4
"
3/4"
2"
RESILIENT FLOOR TREAD W/ INTEGRAL
NOSING; SEE MATERIAL LEGEND
RESILIENT FLOOR RISER
FLOORING ADHESIVE; PER MFR.
INSTALLATION REQ'S.
2X WD. CLEAT AT STAIR
TO FLOOR
CONNECTION
2X WD. STAIR STRINGER
PLYWOOD SHEATHING AT STAIR
CARRIAGE; TYP.
PTD. GYP. BD.
UNDER STAIR
CARRIAGE
TREAD
RI
S
E
R
NOTE: PER CBC 1009.3.2 THE TOLERANCE
BETWEEN THE LARGEST AND SMALLEST RISE
HEIGHT OF BETWEEN THE LARGEST AND
SMALLEST TREAD DEPTH SHALL NOT EXCEED
0.375 INCH IN ANY FLIGHT OF STAIRS
Detailer for ARCHICAD Notes1 high 1 wide
1 1/2"1 1/2"
3"
+ 3'-0"ABOVE TREAD
1-1/2" O.D. STEEL HANDRAIL;
PAINTED. WELD TO HANDRAIL
BRACKET; S.S.D. HANDRAIL TO BE ABLE
TO RESIST 50 POUND/LF AND RESIST A
SINGLE CONCENTRATED LOAD OF
200 POUNDS APPLIED AT TOP OF
HANDRAIL PER CBC 1607.8.1.
3/8" Ø X 3" HEX HEAD LAG
SCREWS.
4X WD. BLOCKING AT EACH BRACKET;
TYP.
PTD. STEEL HANDRAIL BRACKET @ 4'-0"
O.C. MAX
1
SCALE: 1/2" = 1'-0"5 ENLARGED STAIR PLAN
SCALE: 1/2" = 1'-0"4 STAIR SECTION
SCALE: 3" = 1'-0"7 TYP. GUARDAIL AT MEZZ. 102
SCALE: 3" = 1'-0"8 TYP. SCREEN AT OFFICE HEADER
SCALE: 3" = 1'-0"9 PLAN: STAIR HANDRAIL EXTENSION
SCALE: 3" = 1'-0"10 FASCIA DETAIL AT MEZZ. 102 EDGE
SCALE: 3" = 1'-0"11 SCREEN @ MEZZANINE 101
SCALE: 3" = 1'-0"12 SCREEN @ BOTTOM OF TRUSS
SCALE: 3" = 1'-0"5 TYP. STAIR TREAD DETAIL
SCALE: 6" = 1'-0"6 TYP. STAIR HANDRAIL DETAIL
REVISION - 2/17/2023 SR
Page 138 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
STAIR & RAILING
DETAILS
A7.2
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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p
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
11"
11
"
7'-6"
1'
-
0
"
11
'
-
1
1
"
RU
N
1'
-
1
1
"
12'-10"RUN
6'
-
2
"
9'-0"
0"
18'-0"
9'-0"
STRUCTURAL SHEARWALL; S.S.D.
RE-FRAME WALL AS REQ'.D BASED
ON FIELD ASSESSMENT; PATCH &
REPAIR (E). GYP. WHERE FEASIBLE.
DEMO & REPLACE (E) GYP. WHERE
REQ'D.
(E) WALL-MOUNTED
STAIR HANDRAIL; SEE
DETAIL
(N) WALL-MOUNTED CONTINUOUS
HANDRAIL TO MATCH (E).
DEMO (E) HANDRAIL & GUARDRAIL
FOR (N) GYP. WALL @ STAIR
STRINGER; SEE STAIR SECTIONS. RE-
ROUTE (E) FIRE SPRINKLERS & HEADS
AS REQ'D.
RE-FRAME WALL AS REQ'.D BASED ON
FIELD ASSESSMENT; S.S.D.
PATCH & REPAIR (E). GYP. WHERE
FEASIBLE. DEMO & REPLACE (E) GYP.
WHERE REQ'D.
(N) WALL-MOUNTED HANDRAIL TO
MATCH (E)
(N) WALL-MOUNTED HANDRAIL TO
MATCH (E)
(N) GYP. WALL @
STAIR; BUILD
AROUND (E) STAIR
STRINGER & EXTEND
RESILIENT FLOORING
OVER GAP.
REPLACE (E) DOOR
TO MEZZANINE 102
(E) DOUBLE-FRAMING @ WALL; RE-
FRAME WALL AS REQ'.D BASED ON
FIELD ASSESSMENT; S.S.D.
PATCH & REPAIR (E). GYP. WHERE
FEASIBLE. DEMO & REPLACE (E) GYP.
WHERE REQ'D.
DN
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
29 TREADS
30 RISERS
11" TREAD
7 1/4" RISER @ LOWER RUN
11" TREAD
7 1/4" RISER @ UPPER RUN
30
MEZZANINE
LANDING
4'
-
0
1
/
2
"
4'-4 1/4"
RE-TREAD (E) STAIRS W/ (N)
RESILIENT FLOORING; SEE
MATERIALS SCHEDULE
5
A7.1
S.S.D.
0"GROUND LEVEL
8'-0"F.F.E CLG.
9'-0"T.O. LANDING
SECOND LEVEL F.F.E
3'-2 1/2"12'-10"6'-11 1/2"
(E) WALL-MOUNTED
PTD. METAL HANDRAIL
TO REMAIN
(N) BUILT-IN
STORAGE NICHE
UNDERNEATH STAIR
@ METERING TECH
OFFICE; V.I.F.
LINE OF 2X WD.
STRINGER
ASSESS FIRE / WATER
DAMAGE. REPAIR &
REPLACE (E) PTD. GYP. BD.
AS REQ'D. FOR WALLS IN
THIS AREA; TYP.
(E) LOWER STAIR RUN
STRUCTURE TO REMAIN; RE-
TREAD W/ (N) RESILIENT
FLOORING; SEE MATERIALS
SCHEDULE.
(N) DOOR @
MEZZANINE; SEE
DOOR SCHEDULE
REBUILD (E) LANDING
IN KIND; S.S.DTO MEZZ.
01
02
03
04
05
06
07
08
09
10
11
12
13
15
14
LINE
O
F
6
'
-
8
"
M
I
N
.
H
E
A
D
C
L
R
.
OFFICE
026
STAIR
038
OPEN TO
HALL 019
(UNDER STAIR)
U-TOILET
030
STAIR
LANDING
0"F.F.E. GROUND LEVEL
8'-0" F.C.E. GROUND LEVEL
9'-0"F.F.E. LANDING & MEZZ.
18'-0"F.F.E SECOND LEVEL
26'-0"T.O. CLG. SECOND LEVEL
D
SIM. 5
A7.1
6'-2"12'-10"V.I.F TO WALL
8'
-
4
"
16
'
-
8
"
1'
-
4
"
8'
-
0
"
7'
-
8
"
8'
-
0
"
RE-TREAD W/ (N) RESILIENT
FLOORING; SEE MATERIALS
SCHEDULE. S.S.D FOR
STRUCTURAL DTLS.(E) STRUCTURAL BEAM
& COLUMNS TO
REMAIN; S.S.D.
ASSESS FIRE / WATER
DAMAGE. REPAIR & REPLACE (E)
FRAMING AS REQ'D. NEW PTD.
GYP. BD. AS REQ'D. FOR WALLS
IN THIS AREA; TYP.
(N) FRAMED CEILING @
RESTROOM CORE; RE-ROUTE
(E) FIRE SPRINKLER HEADS
THIS AREA FOR (N)
RESTROOMS. S.S.D. FOR
STRUCTURAL DTLS.
1-HOUR RATED STAIR;
(PREVIOUSLY EXPOSED; SEE
PHOTOS SHEET A0.3. (N)
STAIR TO BE FULLY ENCLOSED
AT UNDERSIDE; SEE PLANS.
S.S.D. FOR STRUCTURAL DTLS.
AREA OF PRIMARY FIRE
& WATER DAMAGE
3/8/2023
(N) FRAMED WALL;
SEE WALL TYPES; SEE
INT. ELEVS.
(E) TRUSSES TO BE REPLACED; S.S.D.
16
17
18
19
20
21
22
23
24
25
26
27
28
29
LINE
O
F
6
'
-
8
"
M
I
N
.
H
E
A
D
C
L
R
.
WAREHOUSE
025
STAIR
038
U-TOILET
030
STAIR
LANDING
U-TOILET
029
CUSTODIAN
028
MEZZANINE
102
STRG.
204
MECH / HVAC SPACE
30 2
2
SCALE: 1/2" = 1'-0"11 STAIR 038 - ENLARGED PLAN
SCALE: 1/2" = 1'-0"10 STAIR 038 - LOWER STAIR SECTION
SCALE: 1/2" = 1'-0"4 STAIR 038 - UPPER STAIR SECTION
REVISION - 11/17/2023 SR
Page 139 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EXTERIOR DETAILS
A8.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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JOB NO.:
DATE:
DRAWN:
CHECKED:
SCALE:
2202
12/19/2022
SR
KG
AS NOTED ON 24" X 36"
REVISIONS:BY:
PR
I
N
T
E
D
:
1
1
/
2
2
/
2
3
,
1
1
:
3
1
AM
BUILDING PERMIT
Detailer for ARCHICAD Notes2 high 1 wide
ROUGH OPENING
SHEATHING
LIQUID APPLIED
MEMBRANE
WINDOW UNIT
COPPER HEAD
FLASHING W/ FULLY
SOLDERED END
CAPS
LIQUID APPLIED MEMBRANE
O/ COPPER FLASHING
FLUID APPLIED AIR
BARRIER
NOTE:
GENERIC 'LIQUID MEMBRANE' W.P.
DETAILS FOR REF., VERIFY W/ MFR.
WARRANTY & INSTALL PER MFR.
INSTRUCTIONS
2. APPLY MEMBRANE ASSEMBLY AT
ROUGH OPENING MIN. 6" O/ F.O.
WALL
1.2.
1. PREPARE ROUGH OPENING; FILLING
JOINTS AND SEALING SEAMS IF REQ.
3. INSTALL SHIMS AND
WINDOW
3.
4. INSTALL METAL HEAD FLASHING,
COORDINATE W/ TRIM IF APPLICABLE
4.
5. APPLY LIQUID MEMBRANE O/
FLANGE OF HEAD FLASHING
5.
6. ROLL OR SPRAY AIR BARRIER
ONTO WALL, LAPPING AT
OPENINGS PER MFR. REQ.
6.
2" MIN
6"
6"
NOTE:
• ANY COPPER TO BE 20 OZ. MIN.
• ANY S.S. OR GSM TO BE 22 GA.
MIN.
• FASTEN AND ASSEMBLE ALL
FLASHING TO AVOID GALVANIC
ACTION B/W DISSIMILAR METALS
Detailer for ARCHICAD Notes1 high 1 wide
SHEATHING
W.P. MEMBRANE
ROUGH OPENING
1. INSTALL W.R. GRACE
BITUTHENE OR APPROVED
EQUIV. W.P. MEMBRANE AT SILL
& FOLD 6" DOWN, EXTENDING
8-10" TO EACH SIDE.
DO NOT ATTACH LOWER EDGE;
MEMBRANE WILL LAP OVER
BUILDING PAPER
2. INSTALL W.R. GRACE BITUTHENE
OR APPROVED EQUIV. W.P.
MEMBRANE TO JAMBS OF ROUGH
OPENING & FOLD MIN. 6" OVER
SHEATHING, 6" ABOVE ROUGH
OPENING & 6" BELOW ROUGH
OPENING.
BUILDING PAPER TO LAP OVER JAMB
MEMBRANE.
3. INSTALL W.R. GRACE
BITUTHENE OR APPROVED
EQUIV. W.P. MEMBRANE TO
WRAP INTO ROUGH OPENING
AT WINDOW/DOOR HEAD.
EXTEND 6" BELOW T.O. ROUGH
OPENING.
BUILDING PAPER TO LAP OVER
HEAD MEMBRANE.
6"
8"-10"
6"
6"
6"
6"
Detailer for ARCHICAD Notes1 high 1 wide
PAN FLASHING LAPS O/
MEMBRANE WRAP
ROUGH FRAMING
SHEATHING
"WR GRACE BITUTHANE" W.P.
MEMBRANE OR APPROVED
EQUIV., WRAP INTO ROUGH
OPENING
METAL PAN FLASHING,
SOLDERED PAN FITS INTO
ROUGH OPENING (USE NO
FASTENERS THROUGH PAN)
INTERIOR FLANGE
COORDINATES W/ SILL &/OR
FINISH FLOOR
4"
±3
"
6"
6"
NOTE:
BUILDING PAPER (NOT SHOWN FOR
CLARITY) WRAPS OVER SIDE JAMBS
AND UNDER SILL PAN & MEMBRANE
Detailer for ARCHICAD Notes1 high 1 wide
FINISH MATERIAL
AIR BARRIER, SEE SPEC.
METAL HEAD FLASHING, RUN
FULL WIDTH OF HEAD CASING,
RETURN BACK AGAINST
BUILDING & EXTEND ANOTHER
4" MIN. IF NO CASING, EXTEND
DOWN OVER WINDOW
NAILING FIN
ROUGH OPENING
FLASHING MEMBRANE; SEE
SPEC.
4"
1/
2
"
M
I
N
NOTE:
• ANY COPPER TO BE 20 OZ. MIN.
• ANY S.S. OR GSM TO BE 22 GA. MIN.
• FASTEN AND ASSEMBLE ALL
FLASHING TO AVOID GALVANIC
ACTION B/W DISSIMILAR METALS
1/2" HEMMED DRIP EDGE
HEAD CASING (IF APPLICABLE)
Detailer for ARCHICAD Notes1 high 1 wide
INTERIOR FINISH; VARIES
PTD. MDF. WINDOW TRIM
CASING; TYP.
THERMALLY BROKEN ALUM.
SLIDING WINDOW; SEE
SCHEDULE
LAP W.P. MEMBRANE O/ (E)
BUILDING WRAP
INSECT SCREEN @ ACTIVE LEAF;
TYP.
METAL JAMB TRIM TO MATCH (E)
(N) CORRUGATED MTL. SIDING
WHERE REQ'D. SEE ELEVATIONS
EXT.
INT.
Detailer for ARCHICAD Notes1 high 1 wide
(E) BUILDING WRAP OVER
EXTIOR PLYWOOD SHEATHING
THERMALLY BROKEN ALUM.
SLIDING WINDOW SEE
SCHEDULE
#9 HEX-HEAD SCREW W/ EPDM
GASKET SPACED 12" O.C. TYP. AT
EXTERIOR
PTD. WOOD OR MDF TRIM
PIECE AROUND WINDOW; TYP.
WINDOW SILL W.P. MEMBRANE;
LAP O/ (E) BUILDING WRAP
METAL SILL TRIM TO MATCH (E)
SEALANT AND BACKER ROD;
TYP.
EXT.INT.
INSULATED GLAZING PER T-24;
SEE WINDOW SCHEDULE
INTERIOR FINISH (VARIES)
Detailer for ARCHICAD Notes1 high 1 wide
1/2"
(E) BUILDING WRAP OVER
EXTIOR PLYWOOD SHEATHING
#9 HEX-HEAD SCREW W/ EPDM
GASKET SPACED 12" O.C. TYP. AT
EXTERIOR
CORRUGATED METAL SIDING;
ALL (N) SIDING TO MATCH (E)
METAL JAMB TRIM TO MATCH (E)
METAL HEAD FLASHING TRIM
WINDOW HEAD W.P.
MEMBRANE; LAP O/ HEAD
FLASHING TRIM
THERMALLY BROKEN ALUM.
SLIDING WINDOW
(TRANSOM); SEE SCHEDULE
INTEGRAL INSECT SCREEN
SHOWN DASHED
ALUM. WINDOW SLIDER HEAD
EXT.INT.
CONTINUOUS CORD LOOP
ROLLER SHADE AT WINDOW
HEAD; TYP.
INSULATED GLAZING PER T-24;
SEE WINDOW SCHEDULE
PTD. WOOD OR MDF TRIM
PIECE AROUND WINDOW; TYP.
Detailer for ARCHICAD Notes1 high 1 wide
2"
4
1
/
2
"
2"2"
INTERIOR FINISH; VARIES
POWDER COATED METAL JAMB
TRIM TO WRAP O/ INT. WALL
THERMALLY BROKEN FIXED
STOREFRONT WINDOW JAMB
STILE
THERMALLY BROKEN FIXED
STOREFRONT DOOR STILE
W.P. MEMBRANE O/ (E)
BUILDING PAPER; TYP.
CORRUGATED METAL SIDING;
TYP.
LINE OF THRESHOLD BELOW;
SEE THRESHOLD DETAIL
INSULATED GLAZING; SEE T-24
EXT.
INT.
Detailer for ARCHICAD Notes1 high 1 wide
10
1
/
4
"
4"
1/
4
"
1/
2
"
INSULATED GLAZING PER T-24
DOOR BOTTOM RAIL / KICK
PLATE
LINE OF INTERIOR FACE OF
WALL
LINE OF FRAME BEYOND
TYP. METAL DOOR THRESHOLD
TO MATCH FRAME
INT.
EXT.
(E) CONCRETE SLAB FINISH TO
REMAIN AS-IS, U.O.N.
(E) EXT. CONCRETE SIDEWALK;
TYP.
Detailer for ARCHICAD Notes1 high 1 wide
1"
2"
1"
3"
5"
2"
2"
(E) BUILDING WRAP OVER
EXTIOR PLYWOOD SHEATHING
#9 HEX-HEAD SCREW W/ EPDM
GASKET SPACED 12" O.C. TYP. AT
EXTERIOR
CORRUGATED METAL SIDING;
ALL (N) SIDING TO MATCH (E)
METAL HEAD TRIM TO MATCH (E)
METAL DRIP EDGE HEAD
FLASHING
METAL HEAD FLASHING TO
WRAP INTERIOR WALL
THERMALLY BROKEN ALUM.
STOREFRONT DOOR W/ FIXED
TRANSOM & SIDELITES; SEE
SCHEDULE
INSULATED GLAZING PER T-24
LINE OF EXT. TRIM BEYOND
LINE OF INT. WALL BEYOND
EDGE OF STOREFRONT FRAME
BEYOND
INT.EXT.
Detailer for ARCHICAD Notes1 high 1 wide
6"
M
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NEW CORRUGATED METAL
SIDING (SHOWN DASHED) TO
MATCH EXISTING.
CONTRACTOR TO VERIFY
CORRUGATION SPECIFICATION
APPLY CONTINUOUS BUTYL
MASTIC TAPE TO ALL
OVERLAPPING SEAMS OF NEW
CORRUGATED METAL SIDING
AND EXISTING SIDING
#9 SCREW W/ EPDM GASKET
PLACED AT 60" MAX. O.C. UP
PANEL. REMOVE AND REPLACE
ANY EXISTING SCREWS TO
ALLOW FOR PROPER SIDING
OVERLAP
APPLY EXPANDABLE FOAM
SEALER WHERE APPLICABLE FOR
EDGE STABILITY. EM SEAL OR
APPROVED EQUIV.
EXT.
SCALE: 3" = 1'-0"1 TYP. WINDOW W.P. SEQUENCE - FLUID MEMBRANE
SCALE: 3" = 1'-0"3 TYP. WINDOW W.P. SEQUENCE - SHEET MEMBRANE
SCALE: 3" = 1'-0"4 TYPICAL WINDOW SILL FLASHING
SCALE: 3" = 1'-0"5 TYPICAL WINDOW HEAD FLASHING
SCALE: 3" = 1'-0"7 TYP. WINDOW JAMB DETAIL
SCALE: 3" = 1'-0"8 TYP. WINDOW SILL DETAIL
SCALE: 3" = 1'-0"9 TYPICAL WINDOW HEAD DETAIL
SCALE: 3" = 1'-0"10 TYP. STOREFRONT JAMB DETAIL
SCALE: 3" = 1'-0"11 TYP. STOREFRONT THRESHOLD DETAIL
SCALE: 3" = 1'-0"12 TYP. STOREFRONT HEADER DETAIL
SCALE: 6" = 1'-0"6 NEW CORRUGATED SIDING INSTALLATION DETAIL
Page 140 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
EXTERIOR DETAILS
A8.2
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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DRAWN:
CHECKED:
SCALE:
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12/19/2022
SR
KG
AS NOTED ON 24" X 36"
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16'-11 3/4"
3'-4 3/4"
STANDING SEAM
METAL ROOF TO
MATCH (E). MATCH
(E) ROOF PITCH
ALUM. STOREFRONT
SYSTEM; SEE DOOR
SCHED.
EXT. SIDEWALK @ ENTRY
(E) CORRUGATED
MTL. SIDING.
PTD. STEEL T-
CONNECTOR @
KING POST &
BEAM
(N) STANDING
SEAM MTL. ROOF
TO MATCH (E)
(N) EXPOSED WD. BEAMS &
RAFTERS
EXPOSED WD.
COLUMN; S.S.D.
Detailer for ARCHICAD Notes1 high 1 wide
STANDING SEAM METAL ROOF
TO MATCH (E); TYP.
METAL RIDGE CAP
WATERPROOFING MEMBRANE
OVER EXTERIOR CDX PLYWOOD
SHEATHING; S.S.D.
EXPOSED WD. RAFTER; S.S.D.
KING POST @ CROSS BEAM;
S.S.D.
2X WD. SKIP BLOCKING @ RIDGE
STRUCT. POST CAP CONNECTOR
@ KING POST; S.S.D.
NOTE: ALL METAL HARDWARE
CONNECTORS TO BE PAINTED
BLACK PRIOR TO INSTALLATION
S
.
S
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D
.
EXPOSED WD. RDIGE BEAM;
S.S.D.
Detailer for ARCHICAD Notes1 high 1 wide
MATCH (E)ROOF PITCH
STANDING SEAM METAL ROOF
TO MATCH (E); TYP.
2X SB VENT
STRUCT. CONNECTOR @ EA.
RAFTER @ OVERHANG; H2.5A OR
EQUIV. S.S.D.
STRUCT. CONNECTOR @ EA.
RAFTER @ OVERHANG; A34 OR
EQUIV. S.S.D.
STRUCT. CONNECTOR @
EACH RAFTER; A35 OR
EQUIV. S.S.D.
WD. COLUMN; S.S.D.
NOTE: ALL METAL
HARDWARE
CONNECTORS TO BE
PAINTED BLACK PRIOR
TO INSTALLATION
S.
S
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D
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S
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S
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.
WATERPROOFING MEMBRANE
OVER EXTERIOR CDX PLYWOOD
SHEATHING; S.S.D.
EXPOSED WD. RAFTER; S.S.D.
STRUCT. WD. BEAM; S.S.D.
STRUCT. JOIST HANGER; S.S.D.
EXPOSED WD. BEAM; S.S.D.
ECCQ POST CAP @ COLUMN;
S.S.D.
STANDING SEAM METAL ROOF
TO MATCH (E); TYP.
WATERPROOFING MEMBRANE
OVER EXTERIOR CDX PLYWOOD
SHEATHING; S.S.D.
EXPOSED WD. RAFTER; S.S.D.
GALV. MTL. GUTTER W/ RAIN
LEADER (DO NOT PAINT)NOTE: ALL METAL
HARDWARE
CONNECTORS TO BE
PAINTED BLACK PRIOR
TO INSTALLATION
Detailer for ARCHICAD Notes1 high 1 wide
WD. COLUMN; S.S.D.
STRUCT. STEEL KNIFE PLATE
CONNECTION @ WD. COLUMN
BASE W/ 1" STEEL RISER BLOCK;
"CONNEXT" OR APPROVED
EQUIV.; S.S.D.
S.S. MASONRY SCREWS AS
REQ'D. PER PLATE CONNECTION
MFR.
(E) CONC. SIDEWALK
NOTE: ALL METAL
HARDWARE
CONNECTORS TO BE
PAINTED BLACK PRIOR
TO INSTALLATION
8'-0"
10'-0"
(E) SIDEWALK & ASPHALT
PARKING SURFACE
M03
ALUM.
STOREFRONT
SYSTEM; SEE
DOOR SCHED.
EXPOSED WD. COLUMN; S.S.D.
M08
EXPOSED WD. JOISTS W/ MTL.
FASTERS & HANGERS; S.S.D.
EXPOSED WD. RIDGE BEAM
EXPOSED WD. BEAM; S.S.D.
STRUCTURAL
BLOCKING @
BEAM
CONNECTION;
S.S.D.
STRUCTURAL
BLOCKING @
BEAM
CONNECTION;
S.S.D.
EXT.
INT.
1
SCALE: 1/2" = 1'-0"7 ENTRY AWNING ELEVATION DETAIL
SCALE: 1 1/2"= 1'-0"3 DETAIL @ RIDGE BEAM
SCALE: 1 1/2"= 1'-0"6 DETAIL @ POST
SCALE: 1 1/2"= 1'-0"9 GUTTER DETAIL @ EAVE OVERHANG
SCALE: 1 1/2"= 1'-0"12 CURB DETAIL
SCALE: 1/2" = 1'-0"10 ENTRY AWNING FASCIA SECTION
REVISION - 2/17/2023 SR
Page 141 of 509
SHEET NO.:
SHEET TITLE:
PROJECT/CLIENT:
APPROVALS:
STAMP:
INTERIOR DETAILS
A9.1
ELECTRIC SERVICE CENTER
1350 HASTINGS ROAD
UKIAH CA 95482 USA
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SCALE:
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SR
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AS NOTED ON 24" X 36"
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8'
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4"
2'
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8"
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1/4" SOLID SURFACE
COUNTERTOP; SEE FINISHES
SCHED.
1/4" SOLID SURFACE
BACKSPLASH; SEE FINISHES
SCHED.
EXPOSED PLYWOOD CABINET
DOOR; OVERLAY
EXPOSED PLYWOOD UPPER
DOOR; OVERLAY
PLYWOOD CARCASS; TYP.
WD. BLOCKING AS REQ'D' TYP.
EXPOSED PLYWOOD SOFFIT
HEADER TO MATCH CABS;
ALIGN W/ CABINET DOOR
FACE
EXPOSED PLYWOOD
ADJUSTABLE SHELF; TYP.
EXPOSED PLYWOOD BASE
(E) CONCRETE FLOOR; TYP.
ADJUSTABLE SHELF; TYP.
4" BLACK MTL. PULL @ CABINET
DOORS; BERENSON BRAVO OR
APPROVED EQUIV.
EXPOSED TJI STRUCT. FRAMING
M07
M07
PREFINISHED CARCASS; TYP.
4" BLACK MTL. PULL @ CABINET
DOORS; BERENSON BRAVO OR
APPROVED EQUIV.
Detailer for ARCHICAD Notes2 high 1 wide
8'
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4"
2'
-
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"
2'
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2'
-
6
"
2'-0"
1'-0"
1/4" SOLID SURFACE
COUNTERTOP; SEE FINISHES
SCHED.
1/4" SOLID SURFACE
BACKSPLASH; SEE FINISHES
SCHED.
EXPOSED PLYWOOD CABINET
DOOR; OVERLAY
EXPOSED PLYWOOD UPPER
DOOR; OVERLAY
PLYWOOD CARCASS; TYP.
WD. BLOCKING AS REQ'D' TYP.
EXPOSED PLYWOOD
ADJUSTABLE SHELF; TYP.
EXPOSED PLYWOOD BASE
(E) CONCRETE FLOOR; TYP.
EXPOSED PLYWOOD
ADJUSTABLE SHELF; TYP.
4" BLACK MTL. PULL @ CABINET
DOORS; BERENSON BRAVO OR
APPROVED EQUIV.
PREFINISHED CARCASS; TYP.
PTD. GYP. CLG.
M07
M07
4" BLACK MTL. PULL @ CABINET
DOORS; BERENSON BRAVO OR
APPROVED EQUIV.
Detailer for ARCHICAD Notes2 high 1 wide
2'
-
1
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"
2'-0"
8'
-
0
"
EXPOSED PLYWOOD
ADJUSTABLE SHELF; TYP.
EXPOSED PLYWOOD WORKTOP
SURFACE; 2X LAYER
EXPOSED OPEN PLYWOOD
FACE FRAME CABINET BASE;
NO DOORS
(E) PLYWOOD WALL FINISH
EXPOSED PLYWOOD BASE; TYP.
EXPOSED PLYWOOD EDGE; NO
VENEER OR EDGE BANDING
EXPOSED TJI STRUCT. FRAMING
(N) LINEAR LED LIGHT FIXTURE
WHERE OCCURS ON PLANS
Detailer for ARCHICAD Notes2 high 1 wide
CL
1 1/2"
6'
-
8
"
4"
2'-2"
(E) CONCRETE FLOOR; TYP.
PTD. GYP. BD., TYP.
BLOCKING & FRAMING AS REQ'D.
EXPOSED PLYWOOD INTERIOR;
FINISH W/ CLEAR SEMI-GLOSS
POLYURETHANE; 2 COATS
MIN.
EXPOSED PLYWOOD DOOR;
OVERLAY; NO VENEER EDGE
BANDING; TYP. FINISH
MTL. HANGER ROD
LINE OF EDGE OF CABINET
FACE BEYOND
EXPOSED PLYWOOD TOE-KICK
ADJUSTABLE PLYWOOD SHELF
4X CONCEALED CAB. HINGES;
HAEFELE OR EQUIV.
Detailer for ARCHICAD Notes1 high 1 wide
VARIES
4"
F.O.F.F.O.F.
5/8" PTD. GYP. BD. REF.
FINISHES SCHEDULE FOR PAINT
COLOR
TYP. WD. FRAMING
(E) FINISHED FLOOR; PLANS &
FINISHES SCHEDULE
TYP. 4" RUBBER BASE; SEE SPEC.
INT.INT.
Detailer for ARCHICAD Notes1 high 1 wide
1/4" THICK SOLID SURFACE
ADHERED TO PLYWOOD; REF.
MFR. REQ'S. FOR PROPER
ADHESIVE
2X LAYER OF PLYWOOD W/
EXPOSED EDGE; NO VENEER
EDGE BANDING
EXPOSED PLYWOOD DOOR; NO
VENEER EDGE BANDING;
FINISH W/ CLEAR SEMI-GLOSS
POLYURETHANE; 2 COATS MIN.
4" BLACK MTL. PULL @ CABINET
DOORS; BERENSON BRAVO OR
APPROVED EQUIV.
1
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Detailer for ARCHICAD Notes1 high 1 wide
2X LAYER OF 3/4" PLYWOOD
W/ EXPOSED EDGE; NO
VENEER EDGE BANDING
EXPOSED PLYWOOD FACE
FRAME; NO VENEER EDGE
BANDING; FINISH W/ CLEAR
SEMI-GLOSS POLYURETHANE; 2
COATS MIN.
Detailer for ARCHICAD Notes1 high 1 wide
1 1/2"
3/4" PLYWOOD FRAME W/
EXPOSED EDGE; NO VENEER
EDGE BANDING.
PTD. GYP. BD.; TYP.
EDGE OF PLYWOOD FRAME
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EXPOSED PLYWOOD FACE
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2
SCALE: 1 1/2"= 1'-0"4 CABINET SECTION @ BREAK ROOM
SCALE: 1 1/2"= 1'-0"7 CABINETRY SECTION @ BULL ROOM
SCALE: 1 1/2"= 1'-0"10 CABINETRY SECTION @ WORKSHOP
SCALE: 1 1/2"= 1'-0"1 COAT CLOSET @ DRINKING FOUNTAIN
SCALE: 6" = 1'-0"3 TYP. BASEBOARD DETAIL
SCALE: 6" = 1'-0"6 TYP. COUNTERTOP DETAIL
SCALE: 6" = 1'-0"9 TYP. WORKBENCH DETAIL
SCALE: 6" = 1'-0"12 COAT CLOSET HEAD DETAIL
REVISION - 11/17/2023 SR
Page 142 of 509
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2nd FLOOR FRAMING REPAIR
TYP. TOP PLATE BREAK STRAP
ROOF FRAMING REPAIR
FLOOR FRAMING DETAIL
TYP EAVE DETAIL
INSIDE CORNER DETAIL
PARTIAL BUILDING SECTION
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TYP. EQUIPMENT WOOD CONNECTION DETAIL PIPE HANGAR DETAIL
HOT WATER HEATER INSTALLATION DETAIL
TYP. EQUIPMENT CFS CONNECTION DETAIL
CONDENSATE DRAIN DETAIL
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CONSTRUCTION NOTES TEST EXISTING MECHANICAL EQUIPMENT & REPAIR IF NECESSARY & FEASIBLE. REPLACE HVAC EQUIPMENT IF NOT IN GOOD WORKING ORDER WITH AH-1: GOODMANN AMST 36CU14 EQUIVALENT: HP-1: GOODMANN GSZB4 D3610A
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--AMST AMST AMST AMST AMST 24BU14* 30BU14* 36BU14* 36CU14* 42CU14* NOMINAL RATINGS cooling (Btu/h) 24,000 36,000 36,000 s6,ooo 42,000 BLOWER Diameter 10" 10" 10" 10" 10" Width 5" 5" 6" 8" 8" (OIL CONNECTIONS Liquid 3/8" 3/8" 3/8" 3/8" 3/8" Suction 3/4" 3W 3W 3/4" 3/4" Coil Drairi Curmect (FPT) 3/4" 3/4" 3/4" 3/4" 3/4" ELECTRICAL DATA Voltage 208/230 208/230 208/230 208/230 208/230 Minimum Circuit Ampacity 5.8/5.8 5.6/5.6 5.6/5.6 7.1/7.1 5.9/5,9 Max. Overcurrent Device 15/15 15/15 15/15 15/15 15/15 (Amps) MinimumVAC 197 197 197 197 197 MaximumVAC 253 253 253 253 253 Blower Motor Full Load Amps (FLA) 4.6 4.5 4.5 5.7 4.7 Horsepower (HP) ¾ ¾ ¾ ¾ ¾ SHIP WEIGHT (LBS.) 112 129 129 153 153 �.i\irfcv; rate@.3 static
AMST AMST AMST 48CU14* 48DU14* 60DU14* 48,000 48,000 60,000 10" 10" 11" 10" 10" 10" 3/8" 3/8" 3/8" 7/8" 7/8" 7/8" 3/4" 3/4" 3/4 " 208/230 208/230 208/230 7.1/7.1 8.6/8.6 8,6/8.6 15/15 15/15 15/15 197 197 197 253 253 253 5.9 6.9 6.9 ¾ ¾ ¾ 153 155 167
HEATER KIT MODEL AMST24BU1400AA 0/0 HKS*03XC* 10.8/12.5 HKS*0SXC* 17.3/20 HKs•o oxc• 21.7/:!5 HKS*08XC* 28.9/33.J HKS*10XC* 34.7/40 H KSC15XA 208 34.7 HKSC1SXB 240 40 AMST30BU1400AA 0/0 HKS*0JXC* 10.8/12.5 HKS*05XC* 173/20 HKs�osxe 21.7/25 HKS*0SXC* 28.9/33.3 HKS*l0XC* 34.7/40 HKSC15Xfa.208 34.7 HKSC15Xl3 240 40 AMST36BU1400AA 0/0 HKS*03XC* 10.8/12.5 HKS*0SXC* 17.3/20 HKS*Ooxc• 21.7/25 HKS*0BXC* 28.9/33.J HKS*lOXU 34.7/40 H KSC15XA 208 34.7 HKSC1SXB 240 40 AMST36CU1400AA 0/0 I-IKS*0JXC* 10.8/12.5 HKS*0SXC* 17.3/20
--.,s1J;101◄--+Mg.+ •••• 5.8/5.8 15/15 19(21.4 20/25 27/30.8 30ffi TL'd/37 35/40 41.9/47 45/50 49.1/56 50/60 49.1 50 55.8 60 5.6/5.6 15/15 19/21.3 20/25 27/30.6 30/35 32.7/37 35/40 42(47.3 45/50 49/55.6 50/60 49 so 55.6 60 5.6/5.6 15/15 19/21.3 20/25 27/30.6 30/35 32,7/37 35/40 42/47.3 45/50 49/55.6 50/60 40 50 55.6 60 7.1/7.1 15/15 20.7/23 25/25 29/32.1 30/35
17.3 21.7 25 20 25
17.3 21.7 25 20 25 25
17.3 21.7 25 20 25
SINGLE-POINT KIT MCA1 ..
70.8 80 80.8 90
70.8 80 S0.8 90
70.8 80 80.8 90
Note; t,s,ume, d,v ,:uil; SUM correctio11 for ,vet coil= 4% (20�\I / 2L0'v') HKs�osxe 21.7/25 34/38.4 35/40
AIR HANDLER
HKS*0SXC' 28.9/33.3 I-IKS*l0XC* 34.7/40 I-IKS*lSXF* 0/0 H KSC15XA 208 :!-4.7 HKSC15XB 240 40 HKSC19CH 208 34.7 HKSC19CB 240 40 AMST42CU1400AA 0/0 I IKS*0JXC* 10.8/12.5 HKS*0SXC* 17.3/20 HKs�o5xc� 21.7/25 HKS*0SXC' 28.9/33.3 I IKS*l0XC* 34.7/-10 I IKS*lSXF" 0/0 H KSC15XA 208 34.7 HKSC15XB 240 40 HKSC19Ci\ 208 34.7 HK5Cl9CB 240 40 See notes on page 8.
w/HEAT SPECIFICATIONS
I GSZB4 I GSZB4 I GSZB4 01810A* 02410A* 03010A "'
NOMINAL CAPACITIES Cooling (BTU/h) 18,000 24.000 30,000 He�ti.1g (BTLJ/h;, 18,000 24,000 30,000 Decibels 70 74 75 COMPRESSOR
RLA 5.1 8.4 14.1 LRA 35.1 41.2 67.9 Stc1ge Single Single Single Type Rotary Rotary Scroll CONDENSER FAN MOTOR Motor Type PSC PSC PSC Horsepower J/6 1/6 1/6 FLA 0.95 0.95 0.95 REFRIGERATION SYSTEM Refrigerant Line Size1 Liquid Line Size ("O.D.) ¾" %" ¾" Suction Line Size {"O.D.) ¾" ¾" ¾" Refrigerant Connection Size Liquid Valve Size ("O.D.) ½" ½" ½" Suction Valve Size ("O.D.) ¾" -¾" ¾" Valve Connection Type Sweat Sweat Sweat Refrigerant Charge (oz.) 94 92 94 ELECTRICAL DATA
Volts/Phase (60 Hz) 208/230 208/230 208/230 Minimum Circuit A.mpacit'{' 8.6 11.S 18.6 Max. Overcurrent Protection' 15 15 30 Min J Max Volts 197/253 197/253 197 /253 Electrical Conduit Size 1/2" or 3/4" 1/2" or 3/4" 1/2" or 3/4" UNIT WEIGHTS Equipment Weir.ht (lbs i 161 150 175 Ship Weight \lbs) 176 175 190
I GSZB4 I GSZB4 03610A * 04210A"' '36,000 42,000 36,000 42,000
72 75 15.0 17.7 91.9 110.2 Single Single Scroll Scroll PSC P5C 1/6 J/4 097 1.3
½" %"
3//' 1½"
½" ½" ½" ½" Sweat Sweat 114 157 208/230 208/230 21 23.4 35 40 197 /253 197/253 1/2" or 3/4" 1/2" or 3/4" 214 264 234 284 '/\'ire sile shou d be dete.-mined in accodJnce with NcJtional ClectricJI Code:; extensi··,e wi re runs ,.,_,,11 require IJ rger ·nire s ze�
NOTES f,,l,.�·ays check the S&li. plat<: fur electrical Cata un the unit JeInr; nstalled. lnstolle· will need le iJpply½"' to 11/," adapters for suction line �cnnections. un·c ·s �harged with refrigerant for 15· c:sf %'' liqu"d line. S·{stern dnr�e must be adju:ted per nst2llatbn ln;Tuctions Final Ch2 r,;e Pmcedure.
I GSZB4 I 04810A* 48,000 48,000 74
J.9.9 110.0 Single Scroll PSC 1/4 1.3
¾" .1½"
½" ¼" Sweat 222 208/230 26.2 45 197 /253 1/2" or 3/4" 272 292
43(48.8 50.5/57 7.1/7.1 50.5 57.1 50.5 57.1 5.9/5.9 19/21.5 28/30.CJ 33/37.1
12(�7.5 �9/55.9 5.9/5.9 49.2 55.9 49.2 55.9
GSZB4 06010A* 60,000 60,000 75 25.6 150.0 Single Scroll P5C l/4 1.3
½" J¼" ½" ½" Sweat 269 208/230 33.3 50 197/253 1/2" or 3/4" 305 325
lrmallcti0n ol thPSP units r2quir?'. th0 1p2citied TX'/ Ki� to he irEtalled on t�e indcm ,,nil. THE SPEClrlEO TXV IS DETERl-.1 NED G\' THE OUTDOOR UNIT NOT THE \JDOOR CCIL
HEAT PUMP SPECIFICATIONS
45/50 60/60 15/15 30/34.f:i
60 17.3 60 20
60 34.7
60 40 15/15 20/25 30/3.S 35/40 �5/50 50/60 15/15 30/345
50 17.3
60 20
50 34.7 60 40
30/34.6 40/45 17.3 25 20 25 34.7 45 40 50
38/43 40/45 21.7 25
25 25 43.3 45
50 50
72.1 80 82.1 90 93.9 100 107 110
70.9 80 80.9 90 92.5 100 106 110
THESE PLANS ARE ORIGINALLY
PRINTED ON 24"x36" PAPER.
�1 INCH�
This drawing or drawing set shall not be used for construction unless a jurisdictional stamp (County, City, State, Federal) has been issued on the
drawing, stating "FOR PERMIT" or similar verbiage, a wet signed professional engineer's stamp, and permit documents have been issued for the project.
REVISIONS BY
& 11-17-23 GKK
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Date NOV 17 '23
Scale AS NOTED
Design ETA
Drawn GKK
Job COU2201.2
Sheet M4
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GROUND FLOOR ELECTRICAL LAYOUT
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PANEL SCHEDULE
METER / MAIN SWITCH BOARD "MSB" ENCLOSURE: NEMA 4 WALL MOUNT 22 KAIC VOLTS: 240 Y PHASE: 3 WIRE:4 AMPS CKT LOAD DESCRIPTION A B C BREAKER BREAKER A 1 PANEL "1" A S7 I 400 200 I 35 3 PANEL "1" B 49 I 400 200 I 5 PANEL "1" C 0 I 400 200 ' 7 HVAC 297 I 300 200 I 19 9 HVAC 297 I 300 200 I
11 HVAC 297 I 300 200 I13 200 I 28 15 200 I 17 200 ' 19 21 23 SUBTOTAL AMPS 354 346 297 82 TOTAL AMPS 436 412 350
PANEL "1" -INTERIOR SWITCHBOARD ENCLOSURE: NEMA 4 WALL MOUNT MANUFACTURER: EXISTING 22 KAIC VOLTS: 240Y PHASE: 3 WIRE:4 AMPS CKT LOAD DESCRIPTION A B C BREAKER BREAKER A 1 PANEL "5"2 100 100 , 0 3 "" 7 100 100 I 5 ""0 100 100 I 7 PANEL "4" 24 '100 100 I 31 9 ""16 100 100 I
11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 SUBTOTAL AMPS 25.5 23.0 0 31.2 TOTAL AMPS 57 49 0
PANEL "2" NOT USED ENCLOSURE: NEMA 4 WALL MOUNT MANUFACTURER: EXISTING 22 KAIC VOLTS: 240 Y PHASE: 1 WIRE:4 AMPS CKT LOAD DESCRIPTION A B C BREAKER BREAKER A 1 3 5 7 9
11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 SUBTOTAL AMPS 0 0 0 0 TOTAL AMPS 0 0 0
PANEL "3" -SOUTHWEST SECTION ENCLOSURE: NEMA 4 WALL MOUNT MANUFACTURER: EXISTING 22 KAIC VOLTS: 120/240 PHASE: 1 WIRE: 3 AMPS CKT LOAD DESCRIPTION A B BREAKER BREAKER A 1 5/6 027 RECEPS 7.5 20 20 13 3 1/6 027, 031 RECEPS 7.5 20 20 s 5/11 032,032 RECEPS 7.5 20 7 4/11 032 RECEPS 6 20 9 027, 028, 029, 030, 031 LIGHTING 3.2 I 20
11 "" I 2013 15 17 19 21 23 25 27 29 31 33 35 37 39 41 SUBTOTAL AMPS 18.2 13.5 0 13 TOTAL AMPS 31 27 0
AMPS B C
31 24
17 18
18 12
66 53
AMPS B C
0 0
27
26.S 0
AMPS B C
0 0
AMPS B
13
13 0
MAIN: 1000
LOAD DESCRIPTION PANEL 11 6" A
PANEL 11 6 11 B
PANEL 11 6 11 CPANEL "7" A PANEL "7" B PANEL "7" C PANEL "8" A
PANEL "8" BPANEL "8" C
SUBTOTAL AMPS
MAIN: 400A
LOAD DESCRIPTION PANEL "2" ""
"" PANEL "3" ""
SUBTOTAL AMPS
MAIN: 100A
LOAD DESCRIPTION
SUBTOTAL AMPS
MAIN: 100A
LOAD DESCRIPTION 027 DEDICATED SMALL APP. 032 DEDICATED SMALL APP.
SUBTOTAL AM PS
CKT 2 4 6 8 10 12 14 16 18 20 22 24
CKT 2 I
4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42
CKT 2 4 I
6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42
CKT 2 4 I
6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42
ENCLOSURE: NEMA 4 WALL MOUNT 22 KAIC
CKT LOAD DESCRIPTION 1 6/9 201 RECEPS 3 3/9 201, 3/4 202 RECEPS 5 1/4 202,203 RECEPS 7 204 RECEPS 9 205 RECEPS 11 039, 201,202,203,204,205 LIGHTING 13 Ill! 15 17 19 21 23 25 27 29 31 33 35 37 39 41 SUBTOTAL AMPS TOTAL AMPS
ENCLOSURE: NEMA 4 WALL MOUNT22 KAIC
CKT LOAD DESCRIPTION 1 036 RECEPS 3 035 RECEPS 5 SPACE 7 SPACE 9 032, 033, 034, 035, 036, 039 LIGHTING 11 Ill! 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 SUBTOTAL AMPS TOTAL AMPS
ENCLOSURE: NEMA 4 WALL MOUNT22 KAIC
CKT LOAD DESCRIPTION 1 018, 1/3 EXTERIOR RECEPS 3 5/5 018 GFCI, 1/2 024 RECEPS 5 020, 021, 1/3 EXTERIOR RECEPS 7 022, 023, 1/2 024, 029, 030, 038 9 025 RECEPS 11 026 RECEPS 13 018, 019, 020, 021, 022, 023, 024, 025, 026, 038 LIGHTING 15 Ill! 17 19 21 23 25 27 29 31 33 35 37 39 41 SUBTOTAL AMPS TOTAL AMPS
A 9
9
6
24 24
A 1.5
0
1.5 2
A 9
9
4.3
22.3 35
PANEL "4" -2ND FLOOR
VOLTS: 120/240 PHASE: 1 I AMPS B BREAKER 20 9 20 20 6 20 20 0.9 I 20 I 20
15.9 16
PANEL "S" -South East Section
VOLTS: 240V PHASE: 3 I AMPS B C BREAKER 20 4.5 20 0 20 20 2.6 I 20
I 20
7.1 0 7 0
PANEL "6" -CENTRAL SECTION
VOLTS: 240V PHASE: 3 I AMPS B C BREAKER 20 9 20 7.5 20 20 9 20 6 20
I 20 I 20
18 13.5 31 24
MANUFACTURER: EXISTING WIRE: 3 AMPS BREAl<ER A B
0 0
MANUFACTURER: EXISTING WIRE:4 AMPS BREAKER A B
0 0
MANUFACTURER: EXISTING WIRE:4 AMPS BREAKER A B 20 13 20 13 20
13 13
MAIN: 100A
LOAD DESCRIPTION
SUBTOTAL AMPS
MAIN: 100A
C LOAD DESCRIPTION
0 5UBTOTAL AMPS
MAIN: 200A
C LOAD DESCRIPTION018 DEDICATED SMALL APP. 018 DEDICATED SMALL APP. 10 012 DEDICATED DRINKING FNT.
10 SUBTOTAL AMPS
Cl<T 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42
CKT 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42
Cl<T 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42
THESE PLANS ARE ORIGINALLY
PRINTED ON 24"x36" PAPER.
f.-1 INC H --I
This drawing or drawing set shall not be used for construction unless a jurisdictional stamp (County, City, State, Federal) has been issued on the
drawing, stating "FOR PERMIT" or similar verbiage, a wet signed professional engineer's stamp, and permit documents have been issued for the project.
REVISIONS BYfil 2-17-23 GKK
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Date DEC 19 ·22
Scale AS NOTED
Design ETA
Drawn GKK
Job COU22O1
Sheet E2
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SINGLE LINE DIAGRAM-(E) 1000A SERVICE-TO BE REPLACED
SINGLE LINE DIAGRAM-(N) 1000A SERVICE/GENERATOR
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Commercial Offim Load Calculations Panel 1 Loads Feeds Pannels 2,3,4,5 Panel 2 Loads
Main Switch Board Fed From M.S.B. Fed From Panel 1
Service Vol tage 120/240, 3Ph 4W 4 Wire 3 Phase, 120/240 4 Wire 3 Phase, 120/240
House Loads 0 General Receptacles 12780 VA CEC 220.14(1) 0 General Receptacles 0 VA CEC 220.14(1)
125% Lighting @ 3VA/SQFT: 13151 VA CEC T220.12 125% Lighting @ 3VA/SQFT: 0 VA CEC T220.12
HVAC Subtotal General loads : 25931 VA Subtotal General loads: 0 VA
RCU -1 123314.4
(x3) EV chargers at 40A each 49824
Total Connected Load: 288641 VA
Building total amps 3 phase : 695 Amps
Service Equipment Rating: 1000 Amps
Total Demand Loads: 52876 VA Total Demand Loads: 0 VA
Required Bus Ampacity: 220 Amps Required Bus Ampacity: 0 Amps
Required Service Equipment Rating: 400 Amps Required Service Equipment Rating: 100 Amps
Panel 5 Loads Panel 6 Loads
Fed From Panel 1 Fed From M.S.B.
4 Wire 3 Phase, 120/2.40 4 Wire 3 Phase, 120/240
24 General Receptacles 4320 VA CEC 220.14(1) 33 General Receptacles 5940 VA CEC 220.14(1)
125% Lighting @ 0.75VA/SQF T: 6543.75 VA CEC T220.12 125% Lighting @ 2VA/SQFT: 7402.5 VA CEC T220.12
Subtotal General loads : 10863.75 VA Subtotal General loads: 13342.5 VA
A��liance Loads
Dedicated Small Appliar1ce 13A@120V 780 VA
Dedica ted Small Appliar1ce 13A@l20V 780 VA
Subtotal Appliance Loads: 1560 VA
Demand Rated appliance loads @65%: 1014 VA CEC T220.56
+ Total Demand Loads: 10864 VA
Required Bus Ampacity: 45 Amps Total Demand Loads: 14357 VA
Required Service Equipment Rating: 100 Amps Required Bus Ampacity: 60 Amps
Required Service Equipment Rating: 200 Amps
Voltage drop calcul ations
Resistance based on 3 current carrying conductors, 0.85 PF, Cu wire, buried pvc conduit. CEC Chapter 9 Table 9.
cir cuit Z at 2% VD min CU wire THWN @80% tab le
interrupt (.02*240=4.SV) 310. lS(B)( 16) for 4 current carry ing req. wire ga. CU THWN,
Description volts phases rating I, amps L, K feet Z=VD/(1.732I L) cond. chap.9 table 9, .85 pf
MSB 240 3p 4w 1000 800 0.1 0.0346 (x4) runs of 4 #250 MCM (x4) #1/0
Panell 240 3p 4w 400 168 0.300 0.0550 (x2) runs of #4/0 #2/0
Panel2 240 3p 4w 100 80 0.010 3.4642 #1/0 #14
Panels 240 3p 4w 100 80 0.150 0.2309 #1/0 #3
Panel6 240 3p 4w 200 150 0.240 0.0770 #4/0 #4/0
Panel7 240 3p 4w 200 150 0.190 0.0972 #4/0 #2/0
Panel8 240 3p 4w 200 150 0.090 0.2053 #4/0 #2/0
HVAC 240 3p 4w 300 297 0.320 0.0292 #500 MCM (x2) #350 MCM
EV charger panel 240 3p 4w 200 150 0.090 0.2053 #4/0 #2
Z at 2% VD
( .02*240=4.SV)
Z=VD/(2 I L) M in CU wire THWN (2) current req. wire ga. CU THWN,
carrying cond. table 310.15(8)(16) chap.9 table 9, .85 pf
Panel 3 240 lp 3w 100 80 0.010 3.0000 #2 #14
Panel 4 240 lp 3w 100 80 0.040 0.7500 #2 #8
Panel 3 Loads
Fed From Panel 1
3 Wire, 1 phase 120/240
21 Genera l Receptacles 3780 VA CEC 220.14(1)
125% Lighting @ 0. 75VA/SQFT: 2697 VA CEC T220.12
Subtota I Genera I loads: 6477 VA
Appliance Loads
Dedicated Small Appliance 13A@l20V 780 VA
Dedicated Small Appliance 13A@l20V 780 VA
Subtotal Appliance Loads: 1560 VA
Demand Rated appliance loads @65%: 1014 VA CEC T220.S6
Total Demand Loads: 7491 VA
Required Bus Ampacity: 31 Amps
Required Service Equipment Rating: 200 Amps ""No main
Panel 7 Loads
Fed From M.S. B.
4 Wire 3 Phase, 120/240
34 General Receptacles 7200 VA CEC 220.14(1)
125% Lighting @ 2VA/SQFT: 4312.5 VA CEC T220.12
Subtota I Genera I loads: 11512.5 VA
Total Demand Loads: 11513 VA
Required Bus Ampacity: 48 Amps
Required Service Equipment Rating: 200 Amps
minimum required PVC
required w ire ga. schedule 40 conduit size
(x4) runs of 4 #250 MCM (x4) 3"
(x2) runs of #4/0 (x2) 2 1/2"
#1/0 2"
#1/0 2"
#4/0 2 1/2"
#4/0 2 1/2"
#4/0 2 1/2"
(x2) #350 MCM 3 1/2"
#4/0 2 1/2"
#2 3/4"
#2 1"
Panel 4 Loads
Fed From Panel 1
3 Wire, 1 phase 120/240
26 General Receptacles
125% Lighting @ 2VA/SQFT:
Subtotal General loads:
Total Demand Loads:
Required Bus Ampacity:
Required Service Equipment Rating:
Panel 8 Loads
Fed From M.S.B.
4 Wire 3 Phase, 120/240
30 Gener.al Receptacles
125% Lighting @ 2VA/SQFT:
Subtotal General loads:
Total Demand Loads:
Required Bus Ampacity:
Required Service Equipment Rating:
4680 VA
3910 VA
8590 VA
8590 VA
36 Amps
100 Amps
5400 VA
4412.5 VA
9812.5 VA
9813 VA
41 Amps
200 Amps
CEC 220.14(1)
CEC T220.12
CEC 220.14(1)
CEC T220.12
THESE PLANS ARE ORIGINALLY
PRINTED ON 24"x36" PAPER.
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Ukiah, California
APPENDIX “A”
TO THE
SPECIAL PROVISIONS
FOR
ELECTRICAL SERVICE CENTER
TENANT IMPROVEMENTS
+
FIRE DAMAGE REPAIR
SPECIFICATION NO. XX-XX
Technical Specifications
Prepared by:
Ren / Alexander Design
CA Architect’s License: C-39696
for:
City of Ukiah
Ukiah, California 95482
ELECTRIC SERVICE CENTER T.I. + FIRE DAMGE REPAIR PAGE of 1 188 APPENDIX “A” - TECHNICAL SPECIFICATIONS
Attachment 2
Page 166 of 509
TABLE OF CONTENTS
SECTION 01 10 00 - SUMMARY OF WORK AND REQUIREMENTS
SECTION 01 20 13 - REQUESTS FOR INTERPRETATION
SECTION 01 31 00 - PROJECT COORDINATION
SECTION 01 31 20 - PROGRESS MEETINGS
SECTION 01 32 16 - PROJECT SCHEDULES
SECTION 01 33 00 - SUBMITTALS
SECTION 01 40 00 - QUALITY REQUIREMENTS
SECTION 01 41 00 - REGULATORY REQUIREMENTS
SECTION 01 51 00 - TEMPORARY UTILITIES, FACILITIES AND CONTROLS
SECTION 01 56 10 - SITE AND AREA CLEANUP
SECTION 01 57 23 - STORMWATER POLLUTION CONTROL SECTION
SECTION 01 73 29 - CUTTING AND PATCHING REQUIREMENTS
SECTION 02 41 16 - DEMOLITION AND DISPOSAL
SECTION 02 41 19 - SELECTIVE INTERIOR DEMOLITION
SECTION 03 20 00 - REINFORCING STEEL
SECTION 03 30 00 - CAST IN PLACE CONCRETE
SECTION 06 10 00 - CARPENTRY
SECTION 06 41 13 - ARCHITECTURAL WOOD CASEWORK
SECTION 07 25 00 - BUILDING ENVELOPE UNDERLAYMENT
SECTION 07 42 13 - SIDING AND ROOFING PANELS ( METAL )
SECTION 07 62 00 - SHEET METAL FLASHING AND TRIM
SECTION 07 92 00 - JOINT SEALANTS
SECTION 08 16 00 - COMPOSITE INTERIOR DOORS
SECTION 08 41 13 - ALUMINUM STOREFRONTS
SECTION 08 51 13 - ALUMINUM WINDOWS
ELECTRIC SERVICE CENTER T.I. + FIRE DAMGE REPAIR PAGE of 2 188 APPENDIX “A” - TECHNICAL SPECIFICATIONS
Page 167 of 509
SECTION 08 71 00 - DOOR HARDWARE
SECTION 08 80 00 - GLAZING
SECTION 09 21 16 - GYPSUM BOARD ASSEMBLIES
SECTION 09 65 19 - RESILIENT TILE FLOORING
SECTION 09 68 13 - CARPET TILE FLOORING
SECTION 09 90 00 - PAINTING AND COATING
SECTION 10 28 13 - TOILET ACCESSORIES
SECTION 10 40 00 - SIGNAGE
SECTION 12 24 13 - ROLLER SHADES
SECTION 21 10 00 - FIRE SUPPRESSION AND ALARM SYSTEMS
SECTION 22 30 00 - PLUMBING EQUIPMENT
SECTION 23 05 00 - HVAC
SECTION 26 00 01 - ELECTRICAL GENERAL PROVISIONS
SECTION 26 00 02 - ELECTRICAL BASIC MATERIALS AND METHODS
SECTION 26 50 00 - LIGHTING SYSTEM
SECTION 32 31 13 - POLYMER COATED CHAIN LINK FENCING AND GATES
ELECTRIC SERVICE CENTER T.I. + FIRE DAMGE REPAIR PAGE of 3 188 APPENDIX “A” - TECHNICAL SPECIFICATIONS
Page 168 of 509
SECTION 01 10 00
SUMMARY OF WORK AND REQUIREMENTS
PART 1. GENERAL
1.01 SECTION INCLUDES
A. Description of Owner and Project Location
B. Summary of the Work
C. Sequence of Construction
A. Contractor’s use of site and general conditions and limitations
H. Project Safety
I. Labor Compliance requirements
J. Permit Requirements
A. Definitions used throughout the Specifications and Drawings.
1.02 PROJECT OWNER AND LOCATION
A. Project Owner: The City of Ukiah
B. Project Location: The project is located at 1350 Hastings Road, Ukiah Ca
C. Owner’s Representative: Cindy Sauers PE, Electrical Utilities Director
1.03 SUMMARY OF WORK
A. Description
1. The Work to be done under this Contract consists of furnishing all labor,
equipment, materials, incidentals, and performing all work necessary
to construct facilities that comprise the Electric Service Center Tenant
Improvements + Fire Damage Repair, as shown on the Plans and described in
these Specifications and its appendices.
2. The Work generally consists of the following:
A.This project is a tenant improvement of an existing 15,800 square foot
unconditioned warehouse building of type V-A construction. Situated along
highway 101 in Ukiah surrounded by nearby pear orchards, the building
was originally constructed in 1999 as an agricultural storage warehouse.
The facility ( The Electric Service Center) is to house and centralize the
Ukiah Electric Utility Department’s electrical operations and administrative
offices for Engineering, Construction and Technical Services. In addition,
the Department intends to use the Electric Service Center for training,
material warehousing and construction preparation.
ELECTRIC SERVICE CENTER T.I. + FIRE DAMGE REPAIR PAGE of 4 188 APPENDIX “A” - TECHNICAL SPECIFICATIONS
Page 169 of 509
B.On August 5, 2020, the City Council adopted the plans and specifications
for the grading, fencing, roofing and electric equipment relocation. This
work was completed on March 2, 2023. On the morning of March 8, 2023,
a fire broke out at the core of the building in the existing bathroom beneath
the main stair to the second level. The source of the fire was the electrical
failure of a bathroom ceiling fan. The automated sprinkler went off
throughout the building and The Ukiah Valley Fire Authority responded to
the incident, and was successful in putting the fire out. However, significant
smoke and water damage occurred, as well as structural damage to the
building’s main floor core and second level, including some exterior walls
and roofing. On April 7, 2023, all Fire remediation work as a part of a
separate contract with West Coast Fire and Water remediation specialists
was completed.
C.In addition to the repair of some exterior siding, replacing windows and
roofing at the second level, the exterior of the building will receive a new
front entry awning, updated exterior lighting fixtures and the main floor the
existing metal roll up doors will be replaced with new glazed storefront
doors and windows at the new administrative offices and showroom
portion of the building.
D.The interior of the building will be repaired where required due to fire,
smoke and water damage and renovated to accommodate a new
showroom, conference room, individual & shared offices, break room with
kitchenette, restrooms, mezzanines, warehouses, a workshop area and
storage rooms on the main level and repair of the main stair and entire
second level. The interior renovation includes a new whole building HVAC
system, new lighting, electrical outlets, and plumbing throughout. Three
existing mezzanine structures will be demolished and replaced with two
new mezzanines. Two existing warehouse bays will remain as storage
areas for equipment.
E. Scope of work broken down by CSI division:
•Div 02 - Existing Conditions: Deconstruct Mezzanines and store onsite,
demolish existing flooring & walls where indicated on plans, demo existing
doors & windows where indicated on plans and any other existing
components (structural or not) uncovered during construction and
deemed non salvageable due to fire, smoke or water damage. Patch and
repair all bottoms of walls removed due to water damage, as noted on
plans.
•Div 03 - Concrete: Backfill & back pour ± 260 sqft. concrete where
indicated on plans.
•Div 05 - Metals: Structural steel where indicated on plans, wire mesh
panel guards and screening at mezzanines and above offices
•Div 06 - Wood, Plastics & Composites: New wood beams, joists, structural
framing, mezzanines, interior wall partition framing, countertops &
millwork where indicated on plans.
ELECTRIC SERVICE CENTER T.I. + FIRE DAMGE REPAIR PAGE of 5 188 APPENDIX “A” - TECHNICAL SPECIFICATIONS
Page 170 of 509
•Div 07 - Thermal & Moisture Protection: Insulation at interior & exterior
walls. Waterproofing at all altered exterior walls around doors & windows.
•Div 08 - Openings: New aluminum windows where indicated on plans.
New interior & exterior aluminum storefront doors & office partitions where
indicated on plans. Infill existing roll-up doors and patch infill wall areas
with siding to match existing. New roller shades at all new windows.
•Div 09 - Finishes: New ceilings, wall finishes, rubber base, flooring,
painting & interior & exterior finish patching where indicated on plans.
•Div 10 - Specialties: Restroom accessories where indicated on plans.
•Div 21 - Fire Suppression: The existing building is sprinklered but will
need to have sprinkler heads added where required for new office areas.
Fire sprinkler alterations and permit will be performed under purview of
general contractor.
•Div 22 - Plumbing: Renovate three existing restrooms and construct four
new restrooms. New plumbing fixtures & fittings where indicated on plans.
•Div 23 - HVAC: New forced air HVAC system throughout building. See
mechanical plans.
•Div 26 - Electrical: New lighting throughout. Replace existing exterior light
fixtures. New switching, receptacles and data outlets where indicated on
plans. Relocate one existing electrical panel to accommodate new office
partition where indicated on plans.
•Div 28 - Electronic Safety & Security: new burglar alarm integration with
existing system at new building entry points.
•Div 32 - Interior chain link fencing, gates and guardrails where specified
on plans.
3. The Work herein described and shown on the Special Provisions,
Specifications, and Plans shall be complete in every detail, not
withstanding every item necessarily involved is not mentioned, and the
Contractor will be held to provide all labor and materials necessary for the
entire completion of the work intended to be included and described in
this contract, and shall not avail itself of any manifestly unintentional error
or omission, if same should exist. Such other items or details not
mentioned above that are required by the Plans or the Technical
Specifications shall be furnished, fabricated, constructed, or installed.
B. Contractor's Duties
1. It shall be the responsibility of the Contractor to examine the job site before
submitting a bid. No allowance will be made on the Contractor's behalf for any
extra expense incurred due to the failure to become acquainted
with the full extent of work to be done and the conditions under which
the work is to be performed.
2. Except as specifically noted, the Contractor shall provide and pay for:
a. Labor, materials, and equipment
b. Tools, construction equipment, and machinery
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c. Water and other utilities required for construction
d. All insurance and bonds required by the Owner and as necessary
to perform the Work
e. Temporary office and utility facilities for construction management
personnel
f. Legally required sales, consumer, and use taxes
g. All other facilities and services necessary for proper execution
and completion of the Work
3. The Contractor shall promptly submit to the Architect written notice of any
observed variance of Plans or Contract Documents from legal requirements.
4. The Contractor shall provide unencumbered access to the work area at
all times to authorized representatives of the Architect / Engineers, the City of
Ukiah, and other appropriate regulatory agencies, and shall provide proper
facilities for such access and inspection.
5. Schedule of Values: at the Pre-Construction meeting, Contractor shall
provide a schedule of values numbering all work items, providing a description
of the work item and a contract value for the item. This will serve
as the basis for progress billings and must be approved by Architect prior
to the start of work.
a. The Schedule of Values must break out work items by
specification section.
b. Each work item installation must be given a contract quantity and
unit of measure and this will be used as the basis for determining
progress payments.
6. Record Drawings:
The Contractor shall keep accurate and up to date records on a set of full
size project prints. Record drawings shall include additions to and deletions from
the Work, and changes to the design, as well as any variation from information
either shown on the Plans or specified in the Contract Documents. These
drawings shall be made upon request to the Owner’s representative.
7. Labor Compliance:
The Contractor shall comply with all Labor compliance forms, processes,
procedures and inspections by Labor Compliance Managers, the Architect,
and or the City and fully cooperate in the labor compliance conformance
and verifications for both Contractor’s own employees and the
employees of all Subcontractors employed by Contractor on the project.
8. Project Schedule:
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If the Owner has provided certain deadlines and milestones in the Special
Provisions that are a condition of completing the work. Contractor’s
project schedule and schedule updates shall incorporate these deadlines
and milestones.
C. Permits, Codes, and Environmental Conditions
The Contractor shall conform to the requirements of all permits and licenses applicable
to the Work, and shall comply with all applicable State and local codes,
and City and Mendocino County ordinances, rules, regulations, orders, and other
legal requirements of appropriate regulatory agencies. The Plans and Specifications
have been prepared to comply with anticipated permit requirements and
environmental protection measures for the Project. The Contractor is advised
that all work must comply with these requirements and that the cost of compliance
with these requirements is included in payment for individual items of work,
and that no additional compensation for cost arising out of such compliance will
be made.
1.04 CONTRACTOR'S SEQUENCE OF CONSTRUCTION
A. Contractor shall be responsible for coordination and appropriate scheduling to
maintain the phasing of this project.
B. The following schedules and plans shall be provided by the Contractor to the
Architect for review and approval at the Pre-construction Meeting:
1.Preliminary Work Schedule
2. Traffic Control Plan if applicable
3. Plan for establishing temporary access, staging areas, sediment settling
basin, and required erosion control measures prior to starting work in affected
areas of the Project.
4. Contractor’s Schedule of Values for all lump sum bid items
C. If the Owner has provided certain deadlines and milestones in the Special Provisions
that are a condition of completing the work. Contractor’s project schedule
and schedule updates shall incorporate these deadlines and milestones.
D. If it is deemed necessary to perform certain parts of the construction work outside
normal working hours (Monday through Friday, from 8:00 a.m. to 5:00 p.m.) Such work
shall be performed only when authorized by the Architect, and shall conform to the
requirements of the “Special Provisions, Part O: Contractor’s Use of the Premises.”
E. Work on existing structures and facilities shall be performed on a schedule and
in a manner that will permit the existing structure or facility to operate continuously
unless otherwise approved by the Architect.
1.05 CONTRACTOR'S USE OF PROJECT SITE AND PRIVATE PROPERTY
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A. The Contractor shall not use the public right-of-way for long-term staging or
material storage. During the work day, the Contractor may use the work area
for storage of project materials and equipment to be used during that day;
however, at the end of the day, the work site shall be cleaned per “Section 01
56 10: Site and Area Cleanup.”
1.06 DISPOSAL AND RECYCLING OF MATERIALS
A. Disposal of materials shall not be permitted within the public right-of-way. The
Contractor shall make their own arrangements for disposal sites outside the
right-of-way, shall pay all costs involved, and shall obtain all required permits.
See Section 1.13 below for permit requirements.
B. Contractor shall comply with the recycling requirements of the 2019 California
Green Building Standards Code.
1.07 SALVAGE AND RE-USE OF EXISTING IMPROVEMENTS AND FACILITIES
A. Items noted on the Plans as “to be salvaged” shall be removed from the job to
a secure area, and delivered to the City Corporation Yard within five (5) working
days of salvage. Only the items listed as “to be salvaged” shall be delivered
to the Corp Yard.
B. Items noted on the Plans to be re-used or re-located shall be removed from
their present location, safely stored, and protected from damage until installation
in the new location. The Contractor shall be responsible for repair of any
damages resulting from removal, and shall provide new fittings, fasteners, and
appurtenances required for installation in the new location.
1.08 CONTRACTOR'S RESPONSIBILITY FOR UTILITIES AND SERVICES
A. Utilities on the Plans may be shown incorrectly or not at all. The Contractor
shall contact Underground Service Alert (USA) at 811 at least forty-eight (48)
hours, but not less than two (2) working days, prior to any demolition or excavation
and request field markings of all underground utilities. Contractor shall
also contact the City of Ukiah utilities supervisor.
B. The Contractor shall locate, expose, and provide temporary support as needed
for all existing underground facilities encountered during the Work. Hand
tools shall be used when locating and exposing underground utilities.
C. The Contractor shall be solely responsible for damage done to any existing
utilities, structures, or improvements, unless otherwise provided for on the
Plans, in these Specifications, or by direction from the Architect. Replacement
and/or repair shall restore damaged improvements to their original (or
better) condition. The Architect shall be the sole judge of the adequacy of the
restoration. Repairs to facilities performed by forces other than those of the
Contractor shall be billed to the Contractor on a time and expenses basis plus
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twenty percent (20%).
D. Traffic flow shall be maintained at all times during working hours unless otherwise
specified on the Plans or in these Specifications. See “Section 01 57
00: Traffic Control Vehicular Access and Parking” for additional requirements
and information.
1.09 MAJOR PUBLIC UTILITIES SERVING THE AREA OF WORK
Following is a list of the major public utilities serving Ukiah. The list indicates the name
and telephone number of the responsible agency of the various utilities that should be
notified if conflicts or emergencies arise during the progress of the Work:
Name of Utility Telephone No.
USA Cable Locating Service N/A 811
Pacific Gas & Electric Co. N/A 800-743-5000
AT&T Ukiah, CA 707-468-0660
City of Ukiah, Public Works Ukiah, CA 707-463-6282
City of Ukiah, Electric Utility Dept. Ukiah, CA 707-467-5711
1.10 PROJECT SAFETY
A. The Contractor shall submit both their and the project superintendent's night
emergency telephone numbers to the City of Ukiah Police/Fire Communications
Center and to the Project Architect prior to starting work on the Project so contact
may be made at all times in case of emergency.
B. The Contractor shall be solely responsible for the safety of their work, including,
but not limited to the conditions of the project site and construction equipment,
the safety of all persons involved in the Work, the general public within the work
area, and the surrounding private and public property. This requirement shall
apply continuously, and shall not be limited to normal working hours. Safety provisions
shall conform to U.S. Department of Labor Occupational Safety and
Health Act (OSHA), the California Occupational Safety and Health Act (CALOSHA),
and all other applicable federal, state, county, and local laws, ordinances,
and codes. Where any of these are in conflict, the more stringent requirement,
as determined by the Architect, shall be followed. The Contractor's
failure to become thoroughly familiar with these safety provisions shall not relieve
them from compliance with the obligations set forth under these provisions.
C. The control of traffic during this project is crucial. The work area MUST be
arranged such that pedestrian, bicycle, and automobile traffic may pass around
the work area safely.
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D. The Contractor shall provide safety and first aid equipment at the job site as required
by the applicable regulatory agency. In addition, all workers shall be familiar
with the procedure for summoning emergency medical personnel to the
project site, should an injury occur.
E. If, during the course of the Project, serious damage, injury, or death occurs, the
Contractor shall notify the Architect and City as soon as possible. The Contractor
shall document, in writing, details of any incidents involving property damage
and/or personal injury that arise within the project area. This documentation shall
include statements from all known witnesses, and shall be provided to the Architect
and City as soon as possible after any such incident.
F. Claims made by any person against the Contractor or subcontractor as a result
of an accident related to this project shall be reported as soon as possible to the
Architect.
1.11 LABOR COMPLIANCE
A. In accordance with the provisions of section 1720 et seq. of the Labor Code, the
Division of Labor Standards and Research has determined the general prevailing
rates or wages and employer payments for health and welfare, pension, vacation,
travel time, and subsistence pay as provided for in section 1773.8. The
prevailing wage sheets are on file at the City of Ukiah and at The Labor Compliance
Managers.
B. It shall be mandatory upon the Contractor herein and upon any Subcontractor to
pay not less than the said specified rates to all laborers, workers and mechanics
employed by them in the execution of the Agreement pursuant to CA Labor
Code 1774, including owner operators.
C. Attention is directed to the provisions in section 1777.5 and sections 1777.6 of
the Labor Code concerning the requirement to employ apprentices by the Contractor
or any Subcontractor under it, please refer to Labor Code 230.1 for requirements.
D. The Contractor shall comply with and shall cause his subcontractor to comply
with all laws and regulations governing the contractor’s and subcontractor’s
performance on this project including, but not limited to: anti discrimination laws,
workers’ compensation laws, and prevailing wage laws as set forth in CA Labor
Code, Sections 1720-1861 et seq. and licensing laws. The contractor is required
to include the prevailing wage language in all subcontracts pursuant to CA Labor
Code 1775(E)(b)(1).
E. The Contractor agrees to comply with Labor Code Section 1775 (Payment of
the Prevailing Wage Rates) and Labor Code 1776 (keeping accurate records)
and Labor Code 1777.5, placing responsibility for compliance with the statutory
requirements for all apprentice-able occupations on the prime contractor.
The Contractor shall comply with the requirements imposed by the California
Labor Code Sections 1720 through 1861 regarding public works projects and
prevailing wage laws and sections 16000-16800 of the CA Code of Regulations.
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F. Contractors and any Subcontractors shall be assessed penalties for violating
the following labor codes; CA Labor Code 1813 for overtime, 1775 for underpayment
of the prevailing wage, and 1776 for inaccurate or incomplete payroll
records.
1.12 CONDUCT OF CONTRACTORS AND WORKERS
A. Whenever the Contractor, subcontractor, or workers come into contact with
property owners or the general public at the job site, they shall conduct themselves
in a courteous, professional, and non-abusive manner. If any subcontractor
or person employed by the Contractor shall appear to the Architect to
be incompetent or to act in a disorderly or improper manner, that person shall
be discharged immediately at the direction of the Architect, and shall not be
employed again on this project.
B. The City shall reserve the right to terminate this Contract if, in the opinion of
the Architect, the Contractor, subcontractor, or workers fail to comply with this
requirement. If the Contract is terminated as a result of this provision, no
compensation will be made for bid items that have not been satisfactorily
completed.
1.13 PERMIT REQUIREMENTS
A. General
See Special Provisions. The Contractor shall file a copy of all permits with the
Architect, and shall comply with all performance requirements and restrictions
imposed on work by these permits.
B. Asbestos NESHAP Notification
The Contractor will be responsible for providing an asbestos survey by an EPA
certified inspector, and completing the required Mendocino County Air Quality
Management District (MCAQMD) “Asbestos NESHAP Notification for Demolition
and Renovation Activity” form prior to commencement of any work. If asbestos
is found, the Contractor is responsible for complying with all removal regulations
set forth by the MCAQMD. See www.mendoair.org
C. Material Disposal
When any material is to be disposed of outside the project work area, the Contractor
shall obtain both a written agreement between the property owner and
the Contractor and a copy of the permit that allows material disposal at the subject
site. The agreement shall grant the Contractor permission to use the private
property as a disposal site, and shall absolve the City of all responsibility for
consequences of such usage. The permit copy shall be obtained from the property
owner, the City of Ukiah Building Department, or other regulatory agency as
appropriate. Both the agreement and permit shall be filed with the Architect prior
to the use of the property, and the Contractor shall obtain permission from the
Architect to dispose of the material at the proposed location designated in the
agreement and on the permit before any material is disposed on said property.
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A “Disposal Site Agreement” form is included in the Special Provisions Appendix.
D. Codes and Standards
The work of all trades shall conform to all applicable codes, laws, standards,
regulations, etc., of the State of California, Mendocino County, and the City of Ukiah.
1.14 BACK-FLOW PREVENTION
A. If the Contractor wishes to use water from the City water distribution system during
the course of this Project, they shall obtain and attach a double check valve at the point
where they connect to the City water system (that is, at a hydrant, water service,
blowoff, and so on). The double check valve shall be tested and certified by either a
certified tester or the City, and approved by the Architect prior to use. The Contractor
shall be responsible for the maintenance and protection of the double check valve.
1.15 “OR APPROVED EQUAL” PROVISION
A. The Architect shall be the sole judge of what materials or components are
acceptable under the “Or Approved Equal” provision shown on the Plans and listed in
these Technical Specifications. Refer to” Section 01 33 00: Submittals” and “Section 01
40 00: Quality Requirements” for submittal, materials testing, and materials certification
requirements of items submitted for review under this provision.
1.16 SPECIFICATION REFERENCES
A. Various sections of these Technical Specifications refer to other sections that may
not be present. If the Technical Specifications section referred to is not present, then
this project does not include any work covered by the referenced section, and the
Contractor may disregard that reference.
END OF SECTION
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SECTION 01 20 13
REQUESTS FOR INTERPRETATION
PART ONE - GENERAL
1.01 SECTION INCLUDES
A. Administrative and procedural requirements for handling and processing
Requests for Interpretation.
1.03 DEFINITIONS
A. RFI: Formal process used during construction phase to facilitate communication
between the Contractor and Architect with regard to requests for additional
information and clarification of intent of Contract Documents (Drawings and
Specifications).
1.04 PROCEDURE
A. When conditions require clarification of Contract Documents, comply with the
following:
1. Subcontractors, manufacturers, and suppliers shall submit request(s) for
additional information and clarification to Contractor.
2. Contractor shall submit RFI(s) to Architect. RFI(s) submitted directly by
subcontractors, manufacturers or suppliers will not be accepted
.
3. Architect will provide response to Contractor.
4. Submit one request for information or clarification per form.
5. Sequentially number each request.
B. Architect will review RFI from Contractor with reasonable promptness and
Contractor will be notified in writing of decisions made within 2 weeks.
C. Architect’s written response to RFI shall not be considered as a Pricing Order or
Pricing Directive, nor does it authorize changes in Contract Sum or Contract
Time.
D. Maintain a log of RFIs sent to and responses from Architect.
E. Make every reasonable effort to answer questions pertaining to Construction
Documents before submitting an RFI.
1.05 RFI FORM
A. Submit RFIs on form provided by Contractor.
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B. Architect will not respond unless RFI is submitted on proper form.
C. If the submittal form or format does not provide space needed for complete
information for the request or response, additional sheets may be attached.
1.06 QUALITY ASSURANCE
A. Contractor shall strive to keep the number of RFIs to a minimum. RFIs that
request information available in the Contract Documents will not earn response.
B. RFI is not a substitute for a shop drawing. When multiple RFIs are submitted for
related work, Architect may require a shop drawing.
PART TWO - PRODUCTS
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PART THREE - EXECUTION
Not Used
END OF SECTION
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SECTION 01 31 00
PROJECT COORDINATION
PART ONE - GENERAL
1.01 SECTION INCLUDES
A. Project Coordination
B. Project Site Use Coordination
C. Field Engineering
D. Schedules
E. Work Logs
F. Submittals
G. Coordination drawings
H. Closeout procedures
1.02 PROJECT COORDINATION
A.The Contractor shall be responsible for all Project coordination.
B. Duties of Contractor:
1. Coordinate Work of all subcontractors to complete work by deadlines
described in the Instructions to Bidders and Section 01 10 00 Summary of
Work .
2. Coordinate and schedule the appropriate site visits of the Structural Engineer
of Record and Inspections Firm, and all additional professionals required to attain
sign off on all project related permits.
3. Coordinate and schedule the appropriate site visits of the City Building
Inspector, for all building permit related inspection, including but not
limited to, the building, electrical, plumbing, and sewer permits.
4. Establish on-site lines of authority and communication. Schedule and
conduct progress meetings among subcontractors.
5. Verify utility requirements and characteristics of operating equipment are
compatible with building utilities. Coordinate work of various sections
having interdependent responsibilities for installing, connecting to, and
placing in service, operating equipment.
6. Coordinate space requirements, supports, and installation of mechanical
and electrical work indicated diagrammatically on Plans. Follow routing
shown for pipes, ducts, and conduit as closely as practicable; place runs
parallel with lines of building. Use spaces efficiently to maximize
accessibility for other installations, maintenance, and repairs.
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7. In finished areas except as otherwise indicated, conceal pipes, ducts, and
wiring within construction. Coordinate locations of fixtures and outlets
with finish elements.
8. Coordinate completion and cleanup of work of separate sections in
preparation for Substantial Completion.
9. After Owner occupancy of premises, coordinate access to site for
correction of defective work and work not in accordance with Contract
Documents, to minimize disruption of Owner's activities.
C. Architect will act as administrator on behalf of the Owner to review the conduct of
the work.
D. Architect will issue completion letters for the deadlines of work listed in 01 10 00
Summary of Work.
E. Architect’s administrative duties and responsibilities are limited to those specifically
indicated herein.
F. Resident Project Representative (RPR)
1.Architect may periodically appoint a RPR.
2. If a RPR is appointed, the RPR shall act as on-site administrator
under the authority of the Architect.
3. Architect shall notify Contractor when a RPR is appointed.
1.03 CONSTRUCTION MOBILIZATION
A. Cooperate with the Owner in allocation of mobilization areas of site for field
offices, sheds, site access, traffic and parking facilities.
B. During construction, coordinate use of site and facilities through the Owner.
C. Comply with Architects procedures for intra-project communications; submittals,
reports and records, schedules, coordination drawings, and recommendations:
and resolution of ambiguities and conflicts.
D. Comply with instruction of the Owner for use of temporary utilities and construction
facilities.
E. Comply with instructions for completion of items of Work determined by Architects
final inspection.
1.04 SITE USE COORDINATION
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A. Limit construction activities to the limits of the improvements being constructed
as part of this Project except as specifically authorized by Owner.
B. Limit haul routes for equipment, materials, and personnel routes to routes
specifically approved by the Owner.
C. Establish field offices and equipment, materials and storage yards only in areas
specifically approved by the Owner.
D. Provide an area no larger than 30‘x 30’ fenced with temporary construction fencing
for storage of materials and equipment during the construction period.
E. Comply with instruction of the Owner for use of temporary utilities and construction
facilities.
1.05 SCHEDULES
A.Comply with the requirements of Section 01 10 00 and Section 01 32 16.
B. Contractor to provide a schedule for completion of punch list items identified during
Substantial Completion walk-through and comply with that schedule.
1.06 WORK LOGS AND REPORTS
A.Daily Construction Log: Contractor’s superintendent shall maintain a daily
construction log recording the following information:
1.Weather conditions.
2. General site conditions including temporary erosion control measures as
applicable.
3. Contractor’s personnel on site.
4. Subcontractor’s on-site including subcontractor’s personnel.
5. Equipment on site.
6. Material deliveries.
7. Description of work executed.
8. Owner representatives on site.
9. Testing and inspections conducted.
10. Weekly Report: Contractor shall submit Daily Construction Logs at the end of
each week with a cover letter summarizing the activities on the Project during the
past week.
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1.07 SUBMITTALS
A. See 01 33 00 Submittals.
1.08 CLOSEOUT PROCEDURES
A. Notify Architect when Work is considered ready for Substantial Completion
walkthrough. Accompany Architect on preliminary inspection to determine items to
be listed for completion or correction in Contractor’s notice of Substantial Completion.
B. Comply with Architects instructions to correct Items of Work listed in executed
Certificates of Substantial Completion.
C. Notify Architect when Work is complete. Accompany Architect on final inspection.
D. Comply with Architects instructions for completion of items of Work determined
by the Architect’s final inspection.
PART TWO- PRODUCTS
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PART THREE - EXECUTION
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END OF SECTION
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SECTION 01 31 20
PROGRESS MEETINGS
PART ONE - GENERAL
1.01 SECTION INCLUDES
A. Pre-construction conference
B. Site mobilization meeting
C. Progress meetings
D. Pre-installation conferences
1.02 PRE-CONSTRUCTION CONFERENCE
A.Architect will schedule a conference after Effective Date of Agreement.
B. Attendance Required: Owner, Architect(s), Engineers(s), Contractor
C. Agenda:
1.Execution of Owner-Contractor Agreement
2. Submission of executed bonds and insurance certificates
3. Distribution of Contract Documents
4. Submission of list of Subcontractors, list of products, Schedule of Values,
and progress schedule
5. Designation of personnel representing the parties in Contract, and Architect
6. Procedures and processing of field decisions, submittals, substitutions,
applications for payments, proposal request, Change Orders, and Contract
closeout procedures
7. Schedules and requirements for submittals of updated schedules during
Work
8. Scheduling and procedures for testing and inspection.
9. Procedures for maintaining records.
1.03 SITE MOBILIZATION MEETING
A.Owner will schedule meeting at Project site prior to Contractor occupancy.
B. Attendance Required: Owner, Contractor, and major Subcontractors as requested by
the Owner.
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C. Agenda:
1. Use of premises by Owner and Contractor
2. Owner's requirements and partial occupancy
3. Construction facilities and controls provided by Owner
4. Temporary utilities provided by Owner
5. Survey and building layout if applicable
6. Security and housekeeping procedures
7. Schedules
8. Application for payment procedures
9. Procedures for testing
10. Procedures for maintaining record documents
11. Requirements for start-up of equipment
12. Inspection and acceptance of equipment put into service during
construction period
D. Contractor will record minutes and distribute copies within 2 days after meeting to
participants, with (1) copy each to Owner, Architect and consultants, and those affected
by decisions made.
1.04 PROGRESS MEETINGS
A. A Bi-Monthy (every 2 weeks) progress meeting will be held unless otherwise notified.
At the start of Work a standard meeting time agreeable to all parties will be established.
B. Contractor shall submit desired agenda items to Architect with copies for participants
2 days in advance of scheduled meetings.
C. Contractor will preside at meetings, record minutes, and distribute copies to
participants and those affected by decisions made.
D. Attendance required: Contractor’s superintendent, Owner, Architects and Engineers
E. Agenda:
1. Review of previous meetings.
2. Review of Work progress.
3. Field observations, problems, decisions.
4. Identification of problems which impede planned progress.
5. Review of submittals, schedule and status of submittals
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6. Review of off-site fabrication and delivery schedules
7. Maintenance of progress schedule
8. Corrective measures to regain projected schedules
9. Planned progress during succeeding work period
10. Coordination of projected progress
11. Maintenance of quality and work standards
12. Effect of proposed changes on progress schedule and coordination
13. Other business relating to Work
PART TWO- PRODUCTS
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PART THREE - EXECUTION
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END OF SECTION
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SECTION 01 32 16
PROJECT SCHEDULES
PART ONE - GENERAL
1.01 SECTION INCLUDES
A. Format.
B. Content.
C. Revisions to schedules.
D. Submittals.
1.02 RELATED SECTIONS
A.Sections 01311 - Project Coordination: Schedule coordination.
B. Section 01330 - Submittals: Procedures, shop drawings, product data, samples.
1.03 FORMAT
A. Prepare Schedule as a horizontal bar chart with a separate bar for each major
portion of the Work or operation. Identify first work day of each week.
B. Sequence of Listings: The chronological order of the start of each item of Work.
1.04 CONTENT
A. Show complete sequence of construction by activity, with dates for beginning and
completion of each element of construction.
B. Identify each item by specification Section number.
C. Include the schedule of submittal dates for shop drawings, product data, and
samples, including Owner furnished products and Products identified under
Allowances.
1.05 REVISIONS TO SCHEDULES
A. Project schedule must be revised if any portion of the project will be delayed
more than 15 working days from that laid out in the Schedule.
B. Identify activities modified since previous submittal, major changes in scope and
other identifiable changes contributing to project delay.
C. Provide narrative report to define problem areas, anticipated delays, and impact
on the Schedule. Report corrective action taken, or proposed, and its effect.
1.06 SUBMITTALS
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A. Submit Schedule within 10 days after date of Owner - Contractor Agreement for
coordination with Owner’s requirements and work of separate contracts. After
review, submit final Schedule within 10 days, modified to accommodate revisions
recommended by Architect / Engineer.
B. Submit 1 copy of schedules to all parties.
1.07 DISTRIBUTION
A. Distribute copies of reviewed Schedules to project site file, Subcontractors,
suppliers, and other concerned parties.
B. Instruct recipients to promptly report, in writing, problems anticipated in meeting
projected Schedule timelines and milestones.
PART TWO- PRODUCTS
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PART THREE - EXECUTION
-NOT USED
END OF SECTION
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SECTION 01 33 00
SUBMITTALS
PART 1. GENERAL
1.01 RELATED WORK DESCRIBED ELSEWHERE:
A. Contractual requirement for submittals shall be in accordance with the General
Provisions of the contract.
B. Individual submittals required in accordance with the pertinent sections of these
Specifications.
C. References Section 01 10 00: Summary of Work
PART 2. PRODUCTS
2.01 COMPLIANCE
In order to meet compliance, the Contractor shall furnish the exact materials specified
or materials selected by the Architect or Engineer based on these Specifications.
2.02 SHOP DRAWINGS
A. Quality Shop drawings shall be prepared accurately to scale and large enough to
show all pertinent features of the products and the method of fabrication, connection,
erection, and assembly.
B. Type of Prints Required
1. The Contractor shall submit shop drawings or
supplemental working drawings via email as pdf.
2. Distribution: The Architect will review the shop
drawings, mark the drawings with appropriate notations, and return
marked copies to the Contractor.
2.03 MANUFACTURER'S LITERATURE AND REPORTS
A. The Contractor shall submit manufacturer's literature
including, test reports for product compliance for the Architects / Engineer’s approval. A
copy will be retained by the Architect.
B. Catalog cuts or brochures shall show the type, size, ratings, style, color,
manufacture, and catalog number of each item and be complete enough to
provide for positive and rapid identification in the field. Catalog data shall be
submitted in an orderly bound form. Specific items shall be clearly marked.
General catalogs or partial lists will not be accepted.
2.04 SAMPLES
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A.The sample submitted shall be the exact article proposed to be furnished.
B. Samples, color chips, finish styles, etc., shall be submitted in sufficient number as
to provide the Architect with alternate choices.
2.05 SUBSTITUTIONS
A. The contract is based on the materials, equipment, and methods described in the
Plans and Specifications.
B. Do not substitute materials, equipment, or methods unless such substitution has
been specifically accepted for this Work by the Architect / Engineer. Refer to
“Substitution of Material" in the General Conditions for additional requirements.
C. Where the phrase "or equal" appears in the Plans and Contract Documents, do
not assume that material, equipment, or methods will be approved as equal by
the Architect / Engineer unless the item has specifically been submitted to and
accepted for this work by the Architect.
D. The Architect will consider proposals for substitutions of materials, equipment,
and methods only when such proposals are accompanied by full and complete
technical data and all other information required by the Architect to evaluate the
proposed substitution. When, in the sole opinion of the Architect, the product is
equal, or better, in all respects to the Architect-specified items, it will be approved
subject to contract requirements and the Contractor's assumption of the
responsibility for all extenuating circumstances.
PART 3. EXECUTION
3.01 SUBMITTAL
A. The Contractor shall thoroughly review all shop and detail drawings, prior to
submittal, to ensure coordination with other parts of the Work. The Contractor's
failure to do this will be cause for rejection. Submittals shall bear the
Contractor’s approval stamp and initials. Submittals shall be transmitted using
the Contractor’s Submittal Review Request form. Each copy of each submittal shall use
this form as a coversheet.
B. Shop and detail drawings shall be submitted in related packages. All equipment
or material details that are interdependent or are related in any way must be
submitted indicating the complete installation. Submittals shall not be altered
once accepted for construction. Revisions shall be clearly marked and dated.
Major revisions must be resubmitted for review.
C. Allow a minimum of 10 working days for the Architects review of submittal
packages. The Contractor’s schedule shall indicate the anticipated date of
submittals and the required return date to the Contractor as necessary to comply
with the schedule’s critical path.
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D. Components or materials that require shop drawings and that arrive at the job
site prior to review of shop drawings shall be considered as not being made for
this project and shall be subject to rejection and removal from the premises.
E. Maintain at least 1 complete set of accepted shop drawings and brochures on the
job site for reference during construction.
F. The Owner will pay for the initial review of each submittal package. Subsequent
reviews of the same submittal package(s), or sections therefrom, shall be paid for
by the Contractor, at no charge to the Owner. For bidding purposes, the
Contractor shall expect to pay the cost of the cursory review for Architect / Engineer to
provide the Contractor with submittal acceptance criteria.
A cost to complete the acceptance criteria will depend upon the complexity of the
submittal, and will be negotiated with the Contractor.
Situations that will initiate this charge condition to the Contractor include, but are
not limited to the following:
1. Required submittals returned to Contractor for additional information in a
category of amend and resubmit, or reject/resubmit.
2. “Or equal” or “substitution” submittals, without the specific rationale and
details for the “or equal” or “substitution” submittals and/or that are
returned to the Contractor for additional information in a category of
amend and resubmit, or reject/resubmit.
3. Requests for information (RFIs) that do not provide the specific
information needed by the Architect / Engineer to answer the RFI appropriately,
necessitating a request to the Contractor for additional information from
the Architect / Engineer or Owner.
3.02 SUBMITTALS STATUS
A. After the Architect / Engineer reviews each submittal, the documents will be returned
to the Contractor with the review action. Possible review actions
are defined as follows:
1. No Exceptions Taken. The Architect / Engineer has accepted the
documentation subject to compatibility with possible later submittals or with
additional documentation required to cover work requirements not covered in this
submittal. This review action does not constitute approval of any variation
in scope of work, which shall be formalized by separate correspondence.
2. Make Corrections Noted. Meaning is the same as above for "No
Exceptions Taken," except that the Contractor must resolve and correct
minor inconsistencies and errors, as noted. Formal re submittal for the
Architects / Engineer’s review is not required unless so specified.
3. Amend and Resubmit. The Architect / Engineer has not accepted the submitted
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material because of major inconsistencies, number of errors, or
unauthorized departures from the Technical Specifications. The
Contractor must resolve and correct all matters before re-submittal to the
Architect / Engineer for review.
4. Reject/Resubmit. The Architect / Engineer has not accepted the submitted
material because the submittal documents show nonconformance with Contract
Plans and Technical Specifications in major respect–technical,
administrative, or both. The Architect / Engineer will not conduct a detailed review
due to the nonconformance.
END OF SECTION
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SECTION 01 40 00
QUALITY REQUIREMENTS
1.GENERAL
1.01 SECTION INCLUDES
A. Quality control and control of installation
B. Tolerances
C. References
D. Labeling
E. Testing and inspection services
1.02 QUALITY CONTROL AND CONTROL OF INSTALLATION
A. Monitor quality control of suppliers, manufacturers, products, services, site
conditions, and workmanship, to produce Work of specified quality.
B. Comply with manufacturer’s instructions, including each step in sequence.
C. Comply with specified standards as minimum quality for the Work except where
tolerances, codes, or specified requirements that are more stringent indicate
higher standards or workmanship that is more precise.
D. Perform Work by persons qualified to produce required and specified quality.
E. Verify that field measurements are as indicated on Shop Drawings or as
instructed by manufacturer.
F. Secure products in place with positive anchorage devices designed and sized to
withstand stresses, vibration, physical distortion, or disfigurement.
1.03 TOLERANCES
A. Monitor fabrication and installation tolerance control of products to produce
acceptable Work. Do not permit tolerances to accumulate.
B. Comply with manufacturer’s tolerances.
C. Adjust products to appropriate dimensions; position before securing products in
place.
1.04 REFERENCES
A. For products or workmanship specified by association, trade, or other consensus
standards, comply with requirements of standard, except when requirements that
are more rigid are specified or required by applicable codes.
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B. Conform to reference standard by date of issue as indicated in Contract
Documents, except where a specific date is established by code.
C. Obtain copies of standards where required by product specification sections.
D. When specified reference standards conflict with Contract Documents, request
clarification from the Engineer before proceeding.
E. Contractual relationships and duties, responsibilities of parties in Contract and
those of Engineer shall not be altered from Contract Documents by mention or
inference otherwise in reference documents.
1.05 LABELING
A. Label Information: Include manufacturer's or fabricator's identification, approved
agency identification, and the following information, as applicable, on each label.
1. Model number
2. Serial number
3. Performance characteristics
1.06 TESTING AND INSPECTION SERVICES
A. Owner will employ specified services of an independent firm to perform testing
and inspection as requested by the Owner/Engineer.
1. Owner will pay for initial compaction testing of:
a.Installed trench backfill
b. Structural backfill
c. Asphalt concrete pavement
d. Aggregate base
e. Embankments
2. Contractor shall pay for testing when:
a. Additional tests and inspections by Owner’s testing firm are
required because initial tests and inspections reveal failure to
meet Contract requirements.
b. Excessive inspection time by Owner’s testing firm is required
because of Contractor’s failure to provide sufficient workers or to
pursue the progress of work properly.
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c. Test(s) are deemed necessary by the Owner/Engineer to evaluate
any substitution proposed by the Contractor.
d. Testing and inspection are for the Contractor’s convenience.
e. Testing and inspection overtime are necessitated by the
Contractor’s schedule.
f. Sampling and testing are necessary to provide compliance with
the requirements of the Specifications, including but not limited to:
(1) Design of Portland cement concrete mix
(2) Portland cement concrete aggregate
(3) Field compaction and control densities
(4) Moisture content of soils and base course
(5) Base and top course materials
(6) Pipe and structures bedding and backfill materials
(7) Pipe materials
(8) Concrete slump and compressive strength
(9) Asphalt concrete mix design
(10) Imported material (soil, drainage, fill, stabilization, etc.)
(11) Pressure testing of piping systems
B. Testing, inspections, and source quality control may occur on or off project site.
Perform offsite testing as required by Engineer or Owner, and as required by
individual Specification sections.
C. Reports will be submitted by independent firm to Engineer, Contractor, and
County, indicating observations, results of tests, and compliance or noncompliance
with Contract Documents.
Submit final report indicating correction of all Work previously reported as
noncompliant.
D. Cooperate with independent firm; furnish samples of materials, design mix,
equipment, tools, storage, safe access, and assistance by incidental labor as
requested.
1. Notify Engineer and independent firm 24 hours prior to expected time for
operations requiring services.
2. Make arrangements with independent firm and pay for additional samples
and tests required for Contractor's use.
E. Testing and employment of testing agency or laboratory shall not relieve
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Contractor of obligation to perform Work in accordance with requirements of
Contract Documents.
F. Re-testing or re-inspection required because of non-conformance to specified
requirements shall be performed by same independent firm on instructions by
Engineer. Payment for re-testing or re-inspection will be charged to Contractor
by deducting testing charges from Contract payment.
Responsibilities of Testing/Inspection Provider:
1.Test samples of mixes submitted by Contractor.
2. Provide qualified personnel at site. Cooperate with Owner/Engineer and
Contractor in performance of services.
3. Perform specified sampling and testing of products in accordance with
specified standards.
4. Ascertain compliance of materials and mixes with requirements of
Contract Documents.
5. Promptly notify Owner/Engineer and Contractor of observed irregularity or
non-conformance of Work or product.
6. Perform additional tests required by Owner/Engineer.
7. Attend pre-construction meetings and progress meetings, if requested by
Owner/ Engineer.
H. Testing/Inspection Provider Reports: After each test, promptly submit copies of
report to Engineer, Contractor, and County. When requested by Engineer,
provide interpretation of test results. All reports shall include the following:
1. Date issued
2. Project title and number
3. Name of inspector
4. Date and time of sampling or inspection
5. Identification of product and specifications section
6. Location in Project
7. Type of inspection or test
8. Date of test
9. Results of tests
10. Conformance with Contract Documents
I. Limits On Testing Authority:
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1. Testing/Inspection Provider may not release, revoke, alter, or enlarge on
requirements of Contract Documents.
2. Testing/Inspection Provider may not approve or accept any portion of the
Work.
3. Testing/Inspection Provider may not assume duties of Contractor.
4. Testing/Inspection Provider has no authority to stop the Work.
2. PRODUCTS
–NOT USED
3. EXECUTION
3.1. EXAMINATION
A. Verify that existing site conditions and substrate surfaces are acceptable for
subsequent Work. Beginning new Work means Contractor’s acceptance of
existing conditions.
B. Verify that existing substrate is capable of structural support or attachment of
new Work being applied or attached.
C. Examine and verify specific conditions described in individual Specification
sections.
D. Verify that utility services are available, of correct characteristics, and in correct
locations.
3.2. PREPARATION
A.Clean substrate surfaces prior to applying next material or substance.
B. Seal cracks or openings of substrate prior to applying next material or substance.
C. Apply manufacturer-required or -recommended substrate primer, sealer, or
conditioner prior to applying new material or substance in contact or bond.
END OF SECTION
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SECTION 01 41 00
REGULATORY REQUIREMENTS
PART 1. GENERAL
1.01 CONTRACTOR
A. Contractor at all times shall observe and comply with all federal and state laws,
and lawful regulations issued thereunder, and local laws, ordinances and regulations,
which in any manner affect the activities of the Contractor under this contract,
and further, shall observe and comply with all orders or decrees as exist at
present and those that may be enacted later by bodies or tribunals having any
jurisdiction or authority over such activities of the Contractor.
B. All work shall conform to the 2019 editions of the California Building Code, California
Residential Code, California Mechanical Code, California Plumbing Code,
California Electrical Code, California Fire Code, California Energy Code, and California
Green Building Standards Code, as minimum requirements, in addition to
all applicable local amendments. All work shall conform to federal, state and local
ADA regulations.
C. Contractor shall be responsible and liable for all accidents, damage, or injury to
any person or property resulting from any activities, duties, and obligations of the
Contractor under this contract for which the Contractor may be legally liable, and
the Contractor shall hold harmless, and shall indemnify the Owner and its officers,
employees, and agents against any and all claims, demands, loss, injury,
damage, actions, and costs of actions whatsoever that they or any of them may
sustain by reason of any act, omission, or neglect of Contractor or employees,
agents, representatives, or assignees of Contractor in connection with the activities,
duties, and obligations of the Contractor under this Contract.
D. The Contractor shall be responsible to pay any fine levied by a regulatory agency
for violation resulting from non-compliance with a permit.
1.02 PERMITTING AGENCIES AND REQUIREMENTS
A. The following agencies have granted or are in the process of granting permits for
this construction:
1.State Water Resources Control Board (SWRCB)
2. Building Services Department of the City of Ukiah
3. Planning & Community Development Department of the City of Ukiah
4. Mendocino County Air Quality Board
B. The Contractor shall comply with all requirements of the permits
C. The Contractor shall obtain copies of the permits from the Owner, or from the
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administrative agencies that issued the permits, and shall maintain copies of
each relevant permit on site during construction.
PART 2. PRODUCTS
—NOT USED.
PART 3. EXECUTION
– NOT USED.
END OF SECTION
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SECTION 01 51 00
TEMPORARY UTILITIES, FACILITIES AND CONTROLS
PART 1. GENERAL
1.01 DESCRIPTION
A. This section covers the work necessary to move in personnel and equipment,
and set up offices, and related facilities, necessary to prepare the work area for
construction and protect existing facilities, historic structures and trees.
Temporary facilities and controls required for this work may include, but are not
necessarily limited to:
1. Temporary utilities (such as, water, electricity, telephone, and cable/
internet)
2. Temporary Contractor construction staging area(s)
3. Sanitary facilities
4. Barriers and Enclosures
5. Tree Protection
6. Security
7. Temporary Controls (Noise, Vibration, Dust, Water, Pollution)
8. Site survey control
B. Related Work Described Elsewhere
1.02 SUBMITTALS
A.Temporary fencing materials
B. Temporary fencing plan.
C. Tree protection plan.
D. Plan for dust control measures at entry and/or interior.
PART 2. PRODUCTS
2.01 UTILITIES
B. Temporary Water
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1.Coordinate with Engineer for use of existing site water sources.
C. Temporary Electricity
1. Make all arrangements and pay all operating costs for electrical power,
both temporary and permanent, used during construction, testing, and up
to the time of the Engineer’s final acceptance.
2. Pay for all services associated with the temporary power.
E. Temporary Cable/Internet Service
1. Wifi service is available at the site. Coordinate with Owner for
use of site internet.
2.02 TEMPORARY CONTRACTOR CONSTRUCTION STAGING AND CONSTRUCTION
OFFICES
A. The City may provide limited area adjacent to the work site for the Contractor’s
use as temporary construction staging areas and/or construction office location.
It shall be the Contractor’s responsibility to determine the adequacy of the area
made available by the City.
B. The Contractor shall not use the public right-of-way or public facilities for longterm
staging or material storage. During the work day, the Contractor may use
the work area for storage of project materials and equipment to be used during
that day; however, at the end of the day, the work site shall be secured to prevent
hazards to the public.
C. The Contractor's use of private property external to the easements or staging
areas provided by the City for any purpose associated with this project will
require a written agreement between the property owner and the Contractor. The
City will provide an agreement at the pre-construction meeting for the Contractor
to review and sign.
2.03 SANITARY FACILITIES
A. Furnish and install all required temporary toilet facilities for use of all workers;
comply with all minimum requirements of the Health Department or other public agency
having jurisdiction; maintain sanitary conditions at all times.
2.04 TEMPORARY BYPASS AND/OR SHUTOFF FOR WATER, SANITARY SEWER, AND
STORM SEWER
A. If in the course of the Work of this Project, it becomes necessary to bypass a
portion of the existing piping systems or shutoff service to customers on a
temporary basis, the Contractor shall notify the affected customers at least 72
hours before interrupting service by hand delivering notices. The Contractor
shall ensure that all affected customers have been alerted to the planned
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interruption in service.
B. The maximum time for water service interruption is 4 hours for residential
properties. Commercial and industrial services may only be shut off during nonbusiness
hours, and then for a maximum of 8 hours.
C. Temporary bypass of sanitary sewer or storm sewer requires a bypass plan to be
submitted to the Owner and Engineer at least 10 working days in advance of the
planned bypass. Owner will give written consent to the bypass plan before work
can occur.
D. Contractor shall maintain all bypass facilities continuously and at all times.
2.05 BARRIERS AND ENCLOSURES
A. Contractor shall provide and maintain temporary enclosures to prevent public
entry and to protect persons using buildings and portions of the Site and/or
Premises, the public, and workers.
B. Contractors shall also protect the Work and existing facilities from the elements
and adjacent construction and improvements, persons, and trees and plans from
damage and injury from demolition and construction operations.
1. Contractor shall provide barriers to a minimum height of 4’-0” around
existing historic buildings, historic structures and markers.
2. Damage to existing structures will be evaluated by an independent design
professional and the cost of repair and/or replacement will be borne by
the Contractor at no additional expense to the City.
C. Contractor shall provide site access to existing facilities for persons using
portions of the Site and buildings and for deliveries and other services and
activities.
D. Tree and Plant Protections:
1. Contractor shall preserve and protect existing trees and plans on the
Premises that are not designated or required to be removed and those
adjacent to Premises.
2. Contractors shall provide barriers to a minimum height of 4’-0” around the
drip line of each tree and plant, around each group of trees and plants, as
applicable, in the proximity of demolition and construction activities.
3. Contractor shall not park trucks, store materials, perform Work or cross
over landscaped areas. Contractor shall not dispose of paint thinners,
water from cleaning, plastering or concrete operations, or other
deleterious materials in landscaped areas, storm drain systems, or
sewers. Plant materials damaged as a result of the performance of the
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Work shall, at the option of the City and at Contractor’s expense, either
be replaced with new plant materials equal in size to those damaged or
by payment of an amount representing the value of the damaged
materials as determined by the City.
4. Contractor shall remove soil that has been contaminated during the
performance of the Work by oil, solvents, and other materials which could
be harmful to trees and plants and replace with good soil, at Contractor’s
expense.
E. Excavation Around Trees:
1. Excavation within drip lines of trees shall be done only where absolutely
necessary and confirmed in writing by Engineer.
2. Where trenching for utilities is required within drip lines, tunneling under
and around roots shall be by hand digging and shall be approved by
Engineer. Main lateral roots and taproots shall not be cut. All roots 2”
diameter and larger shall be tunneled under and heavily wrapped with wet
burlap so as to prevent scarring or excessive drying. Smaller roots that
interfere with installation of new work may be cut with prior approval by
Engineer. Roots must first be cut with a Vermeer, or equivalent root cutter
prior to any trenching. When excavation for new construction is required
within drip line of trees, hand excavation shall be employed to minimize
damage to root system. Main lateral roots and taproots shall not be cut.
Roots 2” or smaller that interfere with installation of new work may be cut
with prior approval by Engineer. Roots shall be cut approximately 6
inches back from new construction. Exposed roots shall not be allowed to
dry out before permanent backfill is placed. Temporary earth cover shall
be provided, or roots shall be wrapped with four layers of wet, untreated
burlap and temporarily supported and protected from damage until
permanently covered with backfill.
3. Accidentally broken roots shall be sawed cleanly 3” behind ragged end.
2.06 SECURITY
The Contractor shall be responsible for project security for materials, tools, equipment,
supplies, and completed and partially completed Work.
2.07 TEMPORARY CONTROLS
The Contractor shall be responsible for project security for materials, tools, equipment,
supplies, and completed and partially completed Work.
A.Noise and Vibration Control
1. Contractor acknowledges that adjacent facilities may remain in operation
during all or a portion of the Work period, and it shall take all reasonable
precautions to minimize noise as required by applicable laws and
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Contract Documents
2. Notice of proposed noisy operations including without limitation, operation
of pneumatic demolition tools, concrete saws, and other equipment shall
the submitted to the Museum a minimum of twenty-four (24) hours in
advance of their performance.
3. Equipment and Impact tools shall have intake and exhaust mufflers
D. Dust and Dirt
1. Contractor shall conduct demolition and construction operations to
minimize the generation of dust and dirt, and prevent dust and dirt from
interfering with the occupied facilities.
2. Contractor shall periodically water exterior demolition and construction
areas to minimize the generation of dust and dirt. Contractor shall ensure
that all hauling equipment and trucks carrying loads of soil and debris
shall have their loads sprayed with water or covered with a tarpaulin and/
or as otherwise required by local and State ordinance.
3. Contractor shall prevent dust and dirt from accumulating on walks,
roadways, parking areas, planting, and from washing into sewer and
storm drain lines.
2.08 SURVEY CONTROL
A. The Owner will provide construction control surveys. Contractor shall be responsible
for maintaining line and grade, and protecting survey control points.
PART 3. EXECUTION
3.01 REMOVAL
A. Maintain all temporary facilities and controls as long as needed for the safe and
proper completion of the Work; remove all such temporary facilities and controls as
rapidly as progress of the Work will permit or as the Architect directs.
END OF SECTION
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SECTION 01 56 10
SITE AND AREA CLEANUP
PART 1. GENERAL
1.01 DESCRIPTION
A.Related Requirements Specified Elsewhere
1. These Specifications are in general agreement with permits issued by
various governing authorities; however, the Contractor should check with
the following agencies where facilities fall within their rights-of-way or
jurisdiction.
a. City of Ukiah Public Works Department; City Engineer: 707-463-6280
b. North Coast Regional Water Quality Control Board: 707-576-2220
c. North Coast Unified Air Quality Management District: 707-443-3093
2. No burning allowed
3. Related Sections:
Section 01 10 00: Summary of Work
Section 01 57 23: Temporary Stormwater Pollution Control
B. Maintain the site and general area free from accumulations of waste, debris,
dust, and mud caused by Contractor's operations.
C. At completion of work, remove all waste materials, tools, equipment, machinery, and
surplus materials; clean all exposed surfaces; leave property clean and ready for
occupancy; leave all rights-of-way in a condition equal to that at the beginning of the
Work.
PART 2. PRODUCTS
2.01 MATERIALS
A. Water for cleanup is available from the City. The Contractor shall refer to “Section 01
10 00: Summary of Work,” and contact the City before obtaining water from fire
hydrants or other locations.
PART 3. EXECUTION
3.01 DURING CONSTRUCTION
A. Clean any affected buildings, grounds, streets, and public properties to ensure
that they are maintained free from accumulation of waste materials, dust, mud,
and debris.
B. Where required, wet down surfaces to control dust and prevent it from becoming
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wind-borne or blowing to nearby businesses, residences, or public properties.
C. The Contractor shall keep all streets and sidewalks, as well as adjacent private
properties, clean and free of dust, mud, and debris resulting from Contractor’s
own operations. Conduct daily cleanup for the job’s duration, but take extra
cleanup precautions before weekends and holidays. The Contractor’s daily
cleanup shall include, but not be limited to, removing spoil along travelways;
grading and vacuum sweeping surfaces initially where applicable; and later,
water flushing with high-pressure sprays, avoiding any downstream
contamination, in accordance with best management practices (BMPs) of the
current National Pollutant Discharge Elimination System (NPDES) General
Permit (No. CAS000002) for California, Order No. 2009-0009-DWQ, as amended
by Orders Nos. 2010-0014-DWQ and 2012-0006-DWQ.
D. All non-hazardous or uncontaminated waste materials, debris, and rubbish shall
be disposed of at sites to be chosen by Contractor. Prior to disposal on any
private property, a letter of permission, approved by the Owner’s representative,
allowing such disposal shall be obtained from the property owner and a copy,
presented to the Engineer. At the completion of work, a letter from any affected
property owner releasing the Contractor and Owner from future liability will be
required.
E. If the Contractor does not properly clean up (in the opinion of the Architect), then
the Owner shall have the option of using outside equipment to perform the work
and will withhold the cost for such clean up from the Contractor.
Also see “Part I: Contract Documents” or “Part II: General Provisions” for any
withholds that may be retained when cleanup on the part of the Contractor is
found to be lacking.
3.02 CLEANING
A. Schedule cleaning operations so that dust and other contaminants resulting from
cleaning process will not fall on wet, or newly painted surfaces.
3.03 FINAL CLEANING
A. Where earth moving, trenching, or piping operations are concerned, the
Contractor shall remove all waste materials, rubbish, tools, equipment,
machinery, and all surplus materials and clean all exposed surfaces, leaving the
entire project area clean and suitable for public use.
B. Remove all dust, mud, spoils, and construction debris from all roadways, ditches,
shoulders, and private property (except fills or spoils placed on private property
with the property owner's written permission).
C. Contractor should especially note that prior to final paving, all areas where
paving will be cut and matched (where overlay paving will be installed or where
new paving meets existing paving) must be washed clean with no trace of dust or
mud cakes remaining. END OF SECTION
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SECTION 01 73 29
CUTTING AND PATCHING REQUIREMENTS
PART 1 - GENERAL
1.01 DESCRIPTION
A. Requirements and procedural requirements for cutting and patching, including:
1.Cutting and patching not required to be performed as part of the Work specified in
other Sections.
2.Cutting and patching existing construction altered or disturbed to accommodate new
construction.
3.Cutting and patching existing construction damaged or defaced during new
construction as required to restore to existing or better condition at the time of award
of Contract.
4.Cutting and patching required to:
a )Install or correct non-coordinated Work.
b) Remove and replace defective and non-conforming Work.
c) Remove samples of installed Work for testing.
B. Refer to other Sections and drawings for specific requirements of the extent and
limitations applicable to cutting and patching, demolishing, or altering existing
construction of individual parts of the Work.
1.Requirements of this Section also apply to plumbing mechanical and electrical
installations. (Refer to Division-22, Division 23 and Division-26 Sections for other
requirements and limitations applicable to cutting and patching plumbing,
mechanical and electrical installations).
1.02 RELATED SECTIONS
A.Section 01 11 00 - Summary of the Work
B.Section 01 56 00 - Temporary Barriers and Enclosures: Dust-control barriers at
cutting and patching locations.
C.Section 01 74 00 - Cleaning Requirements: Cleaning after cutting and patching
Work.
D.Section 02 41 16 - Demolition and Disposal: Cutting and removal of existing
construction.
1.03 SUBMITTALS
A. Written Requests for Cutting and Alteration: Coordinate with requirements specified
in [Section 02 41 16 - Demolition and Disposal]
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1. Contractor shall submit written request in advance of cutting or alteration which
affects:
a. Structural integrity of any element of new or existing construction.
b. Integrity of weather-exposed or moisture-resistant elements.
c. Efficiency, maintenance, or safety of operational elements.d. Visual qualities of
elements exposed to view in the completed construction.
e. Work by University's construction forces or by others under separate contract with
University.
f. Existing construction not otherwise indicated to be revised by Work under the
Contract.
2. Contractor shall include in requests for cutting and alteration:
a. Identification of Project.
b. Location and description of affected Work. Include shop drawings as necessary to
identify locations and communicate descriptions.
c. Explanation of necessity for cutting and patching.
d. Description of proposed Work and products to be used.
e. Alternatives to cutting and patching.
f. Effect on existing construction.
3. Contractor shall indicate date and time cutting and patching Work will be performed,
including duration.
4. Contractor shall describe the extent of cutting and patching required and how it is to
be performed.
5. Contractor shall describe anticipated results in terms of changes to existing
construction; include changes to structural elements and operating components as well
as changes in the building's appearance and other significant visual elements.
6. Contractor shall list products to be used and firms or entities that will perform work.
7. Contractor shall list utilities that will be disturbed or affected, including those that will
be relocated and those that will be temporarily out-of-service. Contractor shall indicate
how long service will be disrupted.
8. Where cutting and patching involves addition of reinforcement to structural elements,
Contractor shall submit details to show how reinforcement is integrated with the original
structure.
9. Approval by the Architect to proceed with cutting and patching does not waive the
Architect's right to later require complete removal and replacement of a part of the Work
found to be unsatisfactory.
1.04 QUALITY ASSURANCE
A. Requirements for Structural Work: Contractor shall not cut and patch structural
elements in a manner that would reduce their load-carrying capacity or load-deflection
ratio.
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1.Contractor shall obtain approval from the Architect of the cutting and patching
proposal before cutting and patching the following structural elements:
Bearing and retaining walls
Structural concrete
Structural steel
Lintels
Timber and primary wood framing
Structural decking
Stair systems
Miscellaneous structural metals
Equipment supports
Piping, ductwork, vessels and equipment
B. Operational and Safety Limitations: Contractor shall not cut and patch operating
elements or safety-related components in a manner that would result in reducing their
capacity to perform as intended, or result in increased maintenance, or decreased
operational life or safety.
1. Contractor shall obtain approval of the cutting and patching proposal before cutting
and patching the following operating elements or safety-related systems:
Primary operational systems and equipment
Air or smoke barriers
Water, moisture, or vapor barriers
Membranes and flashings
Fire protection systems
Noise and vibration control elements and systems
Control systems
Communication systems
Electrical wiring systems
C. Visual Requirements: Contractor shall not cut and patch construction exposed on the
exterior or in occupied spaces, in a manner that would, in the Architect's opinion, reduce
the building's aesthetic qualities, or result in visual evidence of cutting and patching.
Contractor shall remove and replace work cut and patched in a visually unsatisfactory
manner.
D. If possible Contractor shall retain the original installer or fabricator throughout
construction phases to cut and patch the following categories of exposed work, or if it is
not possible to engage the original installer or fabricator, Contractor shall engage
another recognized experienced and specialized firm:
Concrete finishes
Masonry
Stucco and ornamental plaster
Acoustical ceilings
Painting
Wall covering
HVAC enclosures, cabinets or covers
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PART 2 - PRODUCTS
2.01 PATCHING MATERIALS
A.Patching Materials, General: As required for original installation and to match
surrounding construction.
1.Contractor shall provide same products or types of construction as that in existing
structure, as needed to patch, extend or match existing.
2. Generally the Contract Documents will not define products or standards of
workmanship present in existing construction; Contractor shall determine products by
inspection and necessary testing, and determine quality of workmanship by using
existing as a sample for comparison.
3. The presence of a product, finish, or type of construction requires that patching,
extending or matching shall be performed as necessary to make work complete and
consistent with identical standards of quality.
B. Patching at Paving: At Portland cement concrete (PCC) paving, Contractor shall use
concrete mix with maximum 3/8-inch aggregate and minimum 3000 psi 28-day
compressive strength. Contractor shall provide dowels to existing paving with min. 6”
penetration into existing surface and reinforce new paving with minimum No. 3
reinforcing steel bars at 16-inches on center each way placed in the vertical center of the
slab. Welded wire fabric reinforcement will not be acceptable.
1.All PCC paving shall be cut and patched from score line to score line and shall match
as closely as possible in color and texture of the adjacent finish.
C. Patching of Building Finish Materials: Contractor shall match existing products and
finishes. Contractor shall confirm colors, patterns and textures with Architect. Contractor
shall custom cut new materials to fit and to match joint patterns with existing materials.
D. Product Substitutions: For each proposed change in materials, Contractor shall
submit request for substitution under provisions of Section 01 61 00 - Basic Product
Requirements.
PART 3 - EXECUTION
3.01 EXAMINATION
A.Examination, General: Before cutting existing surfaces, Contractor shall examine
surfaces to be cut and patched and conditions under which cutting and patching is to
be performed. Contractor shall take corrective action before proceeding, if unsafe or
unsatisfactory conditions are encountered. Contractor shall inspect existing
conditions prior to commencing Work, including elements subject to damage or
movement during cutting and patching.
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1.Before proceeding, Contractor shall meet at the site with parties involved in cutting
and patching, including asbestos abatement, mechanical and electrical trades.
Contractor shall review areas of potential interference and conflict. Contractor shall
coordinate procedures and resolve potential conflicts before proceeding.
2. Beginning of cutting or patching shall be interpreted to mean that existing conditions
were found by Contractor to be acceptable.
3. After uncovering existing Work, Contractor shall inspect conditions affecting proper
accomplishment of Work.
3.02 PREPARATION
A.Temporary Supports: Contractor shall provide supports to ensure structural integrity
of the Work. Contractor shall provide devices and methods to protect other portions
of Project from damage.
B. Protection: Contractor shall protect existing construction during cutting and patching
to prevent damage. Contractor shall provide protection from adverse weather conditions
for portions of the Project that might be exposed during cutting and patching operations.
C. Contractor shall avoid interference with use of adjoining areas or interruption of free
passage to adjoining areas.
D. Contractor shall take all precautions necessary to avoid cutting existing pipe, conduit
or ductwork serving the building, but scheduled to be removed or relocated until
provisions have been made to bypass them.
E. Weather Protection: Contractor shall provide protection from elements for areas which
may be exposed by uncovering Work. Contractor shall maintain excavations free of
water.
3.03 CUTTING AND PATCHING
A.Cutting and Patching, General: Contractor shall execute cutting, fitting, and patching,
excavation and fill, as necessary to complete the Work. Contractor shall employ
skilled workers to perform cutting and patching. Contractor shall proceed with cutting
and patching at the earliest feasible time and complete without delay.
Contractor shall:
1.Coordinate installation or application of products for integrated Work. Avoid having to
cut and patch new substrates and finishes.
2. Uncover completed Work as necessary to install or apply products out of sequence.
3. Cut, remove and replace defective and non-conforming Work.
4. Cut and patch as necessary to provide openings in the Work for penetration of
plumbing, fire protection,HVAC and electrical Work.5.
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5. Where partitions are removed, patch floors, walls, and ceilings with finish materials to
match existing.
a. Where removal of partitions results in adjacent spaces becoming one, re-work
floors and ceilings to provide smooth and clean planes without breaks, steps, or
bulkheads.
b. Where extreme change of plane of one inch or more occurs, request instructions
from Architect as to method of making transition.
6. Trim and refinish existing doors as necessary to clear new floor finishes.
7. By-pass utility services such as pipe or conduit, before cutting, where services are
shown or required to be removed, relocated or abandoned. Cut-off pipe or conduit in
walls or partitions to be removed. Cap, valve or plug and seal the remaining portion of
pipe or conduit to prevent entrance of moisture or other foreign matter after by-passing
and cutting. Update as-built set with photographs or notations for the actual conditions.
B. Cutting: Contractor shall:
1.Cut existing construction using methods least likely to damage elements to be
retained or adjoining construction. Where possible review proposed procedures with
the original installer; comply with the original installer's recommendations. Provide
appropriate surfaces to receive final finishing. It is recommended to photograph the
existing condition prior to cutting. This photo record shall serve as the pre-cut
condition for comparison to the final patched outcome.
2. Execute cutting and patching of weather-exposed, moisture-resistant elements and
surfaces exposed to view by methods to preserve weather, moisture and visual integrity.
3. Cut rigid materials using carbide tip saw blades, diamond grit abrasive saw blades,
diamond core drills and hole saws, and similar cutters for smooth edges. Do not overcut
corners.
a. Core drill holes through concrete and masonry.
b. Pneumatic tools will not be allowed without prior approval.
4. Provide fire and smoke seals at new penetrations to maintain fire rating at all
penetrations.
5. Confirm and comply with all Asbestos and lead containing/based paint remedial
procedures listed in Section 01 35 01 – Hazardous Material Procedures prior to any
disturbance of any existing material.
C. Patching: Contractor shall patch with durable seams that are as invisible as possible.
Contractor shall comply with specified tolerances. Contractor shall restore substrates
and finishes with products to match existing construction and as specified in product
Sections of the Specifications for new construction. Contractor shall:
1.Where feasible, inspect and test patched areas to demonstrate integrity of the
installation.
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2. Restore exposed finishes of patched areas and extend finish restoration into retained
adjoining construction in a manner that will eliminate evidence of patching and
refinishing.
3. Where removal of walls or partitions extends one finished area into another, patch and
repair floor and wall surfaces in the new space to provide an even surface of uniform
color and appearance. Remove existing floor and wall coverings and replace with new
materials, if necessary to achieve uniform color and appearance.
a. Where patching occurs in a smooth painted surface, extend final paint coat over
entire unbroken containing the patch, after the patched area has received primer and
second coat.
4. Patch, repair or re-hang existing ceilings as necessary to provide an even plane
surface of uniform appearance.
5. Finish surfaces flush and textured to match surrounding finishes.
6. Fit work neat and tight allowing for expansion and contraction.
7. Butt new finished to existing exposed structure, pipes, ducts, conduit, and other
penetrations through surfaces.
D. Finishing: Contractor shall refinish surfaces to match adjacent and similar finishes as
used for the Project.
1. For continuous surfaces, Contractor shall refinish to nearest intersection or natural
break.
2. For an assembly, Contractor shall refinish entire unit.
E. Penetrations at Fire-Rated Construction: At penetrations of fire rated walls, partitions,
ceiling, or floor construction, Contractor shall completely seal voids with firestopping and
smoke seal material in compliance with an applicable UL-listed assembly, to full
thickness of the penetrated element.
F. Restoration and Finishing: Contractor shall finish surfaces to match adjacent and
similar finishes as used for the Project.
1.Contractor shall restore Work with new products as specified in individual product
Specifications Sections in Divisions 07 and 09.
2. Contractor shall patch and replace any portion of an existing finished surface which is
found to be damaged, lifted, discolored, or shows other imperfections, with matching
material. Contractor shall:
a. Provide adequate support of substrate prior to patching the finish.
b. Refinish patched portions of painted or coated surfaces in a manner to produce
uniform color and texture over the entire surface.
c. When existing surface finish cannot be matched, refinish entire surface to nearest
intersections.
G. Transition from Existing to New Construction:
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1.When new work abuts or finishes flush with existing work, Contractor shall make a
smooth and clean transition. Contractor shall patched work shall match existing
adjacent work in texture and appearance so that the patch or transition is invisible at
a distance of five feet.
2. When finished surfaces are cut in such a way that a smooth and clean transition with
the new work is not possible, Contractor shall notify Architect. Contractor shall terminate
existing surface in a neat manner along a straight line at a natural line of division, and
provide trim appropriate to finished surface, or as otherwise directed by Architect.
3.4 CLEANING
A. Cleaning: Contractor shall thoroughly clean areas and spaces where cutting and
patching is performed or used as access. Contractor shall remove completely paint,
mortar, oils, putty and items of similar nature. Contractor shall thoroughly clean piping,
conduit and similar features before painting or other finishing is applied. Contractor shall
restore damaged pipe covering to its original condition.
END OF SECTION
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SECTION 02 41 16
DEMOLITION AND DISPOSAL
PART 1. GENERAL
1.01 SUMMARY
A.Exterior demolition, removal and salvage of indicated materials.
1.02 SUBMITTALS
A. Submit List of Salvage Items. List to include quantity to be salvaged and
place of stockpile or storage. Engineer to approve List prior to beginning
demolition and salvage operations.
B. Shop Drawings: Indicate demolition and removal sequence and location of
salvageable items; and location and construction of barricades, fences, and
temporary work.
1.03 CLOSEOUT SUBMITTALS
A. Section 01 70 00: Execution and Closeout Requirements: Requirements for
submittals.
B. Project Record Documents: Accurately record actual locations of capped
utilities.
1.04 QUALITY ASSURANCE
A. Conform to applicable code for demolition of structures, safety of adjacent
structures, dust control, runoff control, disposal, and safety.
B. Obtain required permits from authorities having jurisdiction.
C. If the Contractor or any of the Contractor’s agents or employees encounters or
discovers materials that appear (by visual or olfactory inspection) to contain
regulated or hazardous materials (as defined by the California Environmental
Protection Agency) during the performance of the Work, the Contractor shall
inform the Architect immediately and suspend work in the affected area until
the Architect has inspected the location and materials in question. If it
becomes necessary to undertake remediation, the Architect will give written
notice to suspend work in the affected area until the proper course of has
been determined. Operations in the affected area shall be resumed only upon
written notice by the Architect.
1.05 SEQUENCING
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Section 01 10 00: Summary: Requirements for sequencing
1.06 SCHEDULING
A. Section 01 30 00: Administrative Requirements: Requirements for
scheduling.
B. Schedule Work to precede site excavation work.
C. Describe demolition removal procedures and schedule.
1.06 PROJECT CONDITIONS
A.Buildings indicated to be demolished will be vacated before start of Work.
B. Owner assumes no responsibility for actual condition of buildings to be
demolished.
C. Maintain existing sidewalks to greatest extent possible.
PART 2. PRODUCTS
2.01 FILL MATERIALS
A.Fill Material: material used to fill and/or cap underground pipes and structures.
1. Slurry cement backfill shall be in conformance with “Section 19-3.02D:
Slurry Cement Backfill” of the Caltrans Standard Specifications and
shall consist of a fluid, workable mixture of aggregate, cement, and
water. Slurry cement backfill shall be 2-sack mix, containing 188
pounds of Portland cement per cubic yard of material.
2. Other fill material as approved by the Engineer and City.
PART 3. EXECUTION
3.01 SITE INSPECTION
A. Prior to any demolition work, carefully inspect the site and determine the
extent of work involved.
B. Report any discrepancy to the Architect / Engineer immediately.
3.02 SHORING AND BRACING
Provide any temporary shoring or bracing that may be required during demolition. Refer
to “Section 31 50 00: Excavation Support and Protection.”
3.03 SAFETY
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A. All Work shall conform to pertinent OSHA regulations and to other state and local
codes
as applicable.
3.04 EXAMINATION
A.Examine existing buildings indicated to be demolished before demolition.
B. Determine where removals may result in structural deficiency or unplanned
building collapse during demolition. Coordinate demolition sequence and
procedures to prevent structures from becoming unstable.
C. Determine where demolition may affect structural integrity or weather
resistance of adjacent buildings indicated to remain.
1.Identify measures required to protect buildings from damage.
2. Identify remedial work including patching, repairing, bracing, and other
work required to leave buildings indicated to remain in structurally
sound and weathertight and watertight condition.
D. Verify hazardous material abatement is complete before beginning demolition.
3.05 PREPARATION
A. Call USA North Information service at 1-800-227-2600 not less than 2 working
days before performing Work.
Request underground utilities to be located and marked within and surrounding
construction areas.
B. Notify affected utility companies before starting work and comply with utility's
requirements.
C. Do not close or obstruct roadways, sidewalks, or hydrants without permits.
D. Erect, and maintain temporary barriers and security devices, including
warning signs and lights, and similar measures, for protection of the public,
Owner, and existing improvements indicated to remain.
E. Protect existing landscaping materials, trees, appurtenances, structures, and
piping indicated to remain.
F. Prevent movement or settlement of adjacent structures. Provide bracing and
shoring.
3.06 DEMOLITION REQUIREMENTS
A.Use of explosives is not permitted.
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B. Conduct demolition to minimize interference with adjacent structures.
C. Cease operations immediately when adjacent structures appear to be in
danger. Notify Engineer. Do not resume operations until directed.
D. Conduct operations with minimum interference to public or private accesses to
occupied adjacent structures. Maintain protected egress and access from
adjacent structures at all times.
E. Obtain written permission from adjacent property owners when demolition
equipment will traverse, infringe upon, or limit access to their property.
F. Sprinkle Work with water to minimize dust. Provide hoses and water
connections required for this purpose.
3.07 DEMOLITION
A. Disconnect and cap designated utilities to extents shown on Plans. Identify
utilities at termination of demolition. Record termination or capped location on
Record Documents.
B. Break up concrete slabs-on-grade to permit natural moisture drainage.
C. Remove materials to be re-installed or retained in manner to prevent damage.
Store and protect in accordance with requirements of “Section 01 60 00:
Product Requirements.”
D. Rough grade and compact areas affected by demolition to maintain site
grades and contours.
E. Continuously clean-up and remove demolished materials from site. Do not
allow materials to accumulate in buildings or on site.
F. Do not burn or bury materials on site. Leave site in clean condition.
G. Demolition shall include the removal and disposal of all material to a suitable,
approved offsite location. All demolished material shall become the property
of the Contractor.
H. Materials to be salvaged shall be delivered to location specified by City, as
directed.
END OF SECTION
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SECTION 02 41 19
SELECTIVE INTERIOR DEMOLITION
PART 1 - GENERAL
1.01 WORK INCLUDED
A.The demolition and removal of the existing construction to the extent indicated on
the Drawings.
B. Disconnecting, capping or sealing, and removing of rough plumbing & electrical
serving areas to be demolished.
C. Contractor’s post-Demolition Survey.
1.02 RELATED SECTIONS
A.Summary of Work: Section 01 11 00
B. Temporary Facilities and Controls: Section 01 50 00
1.03 DEFINITION
B.Remove: Detach items from existing structure and legally dispose of them off-site
unless indicated to be removed and salvaged or recycled.
B. Salvage: Detach items from existing structure. Protect from damage and store for
reuse on the Work – or – detach items from existing construction and deliver to Owner.
C. Existing to Remain: Existing items of construction that are not to be removed and
that are not otherwise indicated to be removed, removed and salvaged, or recycled.
Protect from damage.
1.04 SUBMITTALS
A.Procedures: In accordance with Section 01 33 00, “Submittal Procedures.”
B. Quality Control:
1.Qualification data for specialty demolition firm: Submit experience by project
name, address, and contact reference with telephone number.
2. Landfill Records: Indicate receipt and acceptance of hazardous wastes by a
landfill facility licensed to accept hazardous wastes.
3. Receipts for recycled materials that include name of licensed recycling
company, dollar value, and date.
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4. The Contractor shall submit a post Demolition Survey detailing all critical
dimensions in coordination with the Architect and Owner.
1.06 QUALITY ASSURANCE
A.Qualifications: Demolition shall be performed by an experience firm that has
specialized in demolition work similar in material and extent to that indicated for this
project.
B. Regulatory Requirements:
1.Comply with governing EPA notification regulations before beginning
demolition. Comply with hauling and disposal regulations of authorities having
jurisdiction.
2. Comply with CalGreen Section 5.408, Nonresidential Mandatory Measures for
Construction Waste Reduction by submitting a Construction Waste Management
Plan, or complying with local construction or demolition waste management
standards, whichever is more stringent.
3. Certifications: Obtain and pay for any necessary permits from governing
authorities.
C. Standards: Comply with ANSI A10.6 and NFPA 241.
D. Pre-demolition Conference: Conduct conference at Project site. Review methods
and procedures related to building demolition including, but not limited to, the following:
1.Inspect and discuss condition of construction to be demolished.
2. Review structural load limitations of existing structure.
3. Review and finalize Demolition Plan and verify availability of demolition
personnel, equipment, and facilities needed to make progress and avoid delays.
4. Review and finalize protection requirements including temporary dust barriers
required to safely enclose Construction zone and protect Owner staff and guests
from Construction activities.
1.07 PROJECT CONDITIONS
A. Promptly repair damage caused by demolition operations to existing structure,
finishes, and facilities to remain at no cost to the Owner.
1.08 TRAFFIC
A. Conduct demolition operations and the removal of debris to ensure minimum
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interference with driveways, walks, and adjacent occupied or used facilities and
portions of the Building. Do not close or obstruct driveways, walks or other occupied or
used facilities without permission from Owner.
1.09 UTILITY SERVICES
A. Shutting off and disconnection of utilities serving areas to be demolished shall be
performed by scheduled shutdowns only. Coordinate with owner with minimum of 3
days notification.
B. Maintain existing utilities, including fire and life safety, serving other areas of the
building and indicated to remain. Keep in service, and protect against damage during
demolition operations.
C. Do not interrupt existing utilities serving adjacent occupied or used facilities except
when authorized in writing by Architect/Owner.
D. Provide temporary services during interruptions to existing utilities as acceptable to
the Architect/Owner.
E. Contractor shall verify that utilities are properly disconnected and sealed before
starting demolition operations.
PART 2 – PRODUCTS
- NOT USED
PART 3 - EXECUTION
3.01 EXAMINATION
A. Survey existing conditions and correlate with requirements indicated to verify extent
of demolition required.
B. Inventory and record the condition of any items required to be removed and
salvaged.
C. When unanticipated mechanical, electrical, or structural elements are encountered,
investigate and measure the nature and extent of the element. Promptly submit a
written report to Architect and Owner.
3.02 PREPARATION
A. Existing Utilities: Locate, identify, disconnect, and seal or cap off indicated utilities
serving the areas to be demolished.
1.Arrange to shut off indicated utilities.
2. Do not start demolition work until utility disconnecting and sealing have been
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completed.
3.03 REMOVED AND SALVAGED ITEMS
A. When required by the Drawings or specified and when so directed to be salvaged,
remove item to be salvaged in the most careful manner possible to avoid damage; and
if damaged, such items shall be restored to conditions satisfactory to the Architect.
B. If there are items to be removed and salvaged by Contractor prior to commencement
of general demolition operations, they are identified on the Drawings.
C. Comply with the following:
1. Clean salvaged items of dirt and demolition debris. Remove all fasteners and
finishes unless noted otherwise.
2. Pack or crate items after cleaning. Identify contents of containers.
3. Store items in a secure area until re-use in the Work.
4. Protect items from damage during transport and storage.
5. Cut, mill, sand, and otherwise prepare salvaged wood items as required for
reuse.
D. Materials to be removed and not reused or salvaged shall become the property of
the Contractor, who shall be responsible for their timely removal from the Project site
and their legal disposal.
3.04 PROTECTION
A. Existing Facilities: Protect adjacent areas of the building, walkways, and other
facilities during demolition operations.
B. Temporary Protection: Comply with requirements in Section 01 11 00, “Summary of
Work.”
C. Protect walls, windows, signage, roofs, mechanical equipment and other adjacent
interior and exterior construction that are to remain and that are exposed to building
demolition operations.
D. Provide necessary temporary partitions, enclosure coverings, and the like for
confining dust, noise, and debris to areas of the building in which demolition and/or
alterations are being performed.
E. See additional requirements specified in Section 01 50 00, “Temporary Facilities and
Controls.”
3.05 DEMOLITION
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A.Use methods required to complete the Work within limitations of governing
regulations and as specified.
B. Perform surveys as the Work progresses to detect hazards that may result from
demolition activities.
C. Conduct demolition and debris-removal operations to ensure minimum interference
with adjacent occupied and used facilities, driveways, parking areas and walks.
D. Comply with governing environmental-protection regulations.
3.06 REPAIRS
A.Promptly repair damage to adjacent construction caused by demolition operations.
B. Where repairs to existing surfaces are required, patch to match adjacent surface
conditions.
C. Restore exposed finishes of patched areas and extend restoration into adjoining
construction in a manner that eliminates evidence of patching and refinishing.
3.07 RECYCLING DEMOLISHED MATERIALS
A. The recycling of demolition materials is encouraged and must comply with County of
Ukiah Ordinances and any other regulations applicable to the site and building location.
B. Separate recyclable demolished materials from other demolished materials to the
maximum extent possible. Separate recyclable materials by type.
C. Provide containers or other storage method for controlling recyclable materials until
they are removed from Project site.
D. Transport recyclable materials off Owner’s property and legally dispose of them.
Owner’s existing recycling facilities are not available for use by the Contractor.
E. Submit receipts for recycled and disposed materials as specified in Part 1.
3.08 DISPOSAL OF DEMOLISHED MATERIALS
A. Except for items or materials indicated to be recycled, salvaged, or otherwise
indicated to remain Owner’s property, remove demolished materials from Project site
and legally dispose of them in an EPA-approved landfill. Owner’s existing refuse
collection facilities are not available for use by the Contractor.
B. Do not allow demolished materials for accumulate in the building.
C. Remove and transport debris in a manner that will prevent spillage on adjacent
surfaces and areas.
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D. Submit receipts for disposed materials as specified in Part 1.
3.09 CLEANING
A. Clean adjacent surfaces and improvements of dust, dirt, debris caused by demolition
operations. Return adjacent areas to condition existing before building demolition
operations began.
3.10 RELATED DOCUMENTS
A. Drawings and general provisions of the Contract, including Division 01 Specification
Sections, apply to this Section.
END OF SECTION
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SECTION 03 20 00
REINFORCING STEEL
PART 1 GENERAL
1.01 SCOPE
A. The work included under this section consists of furnishing all material, supplies,
equipment, tools, transportation, and facilities, and performing all labor and
services necessary for, required in connection with, or properly incidental to
furnishing and installing all reinforcing bars, ties, spacing devices, inserts, and all
other material required to complete installation, as described in this section of the
specifications, shown on the accompanying Plans, or reasonably implied
therefrom.
B. Work Included:
1. Fabrication and installation of all reinforcing steel for cast-in-place
concrete
2. Fabrication of reinforcing steel dowels to be embedded in existing
concrete and existing masonry
1.02 RELATED WORK
A. Section 03 30 00: Cast-in Place Concrete
1.03 REFERENCES
A. American Society for Testing and Materials-International (ASTM):
ASTM A82: Specification for Cold-Drawn Steel Wire for Concrete
Reinforcement
ASTM A185: Specification for Welded Steel Wire Fabric for Concrete
Reinforcement
ASTM A615: Specification for Deformed and Plain Billet-Steel Bars for Concrete
Reinforcement
B. Concrete Reinforcing Steel Institute (CRSI):
CRSI: Manual of Standard Practice
1.04 CODES AND STANDARDS
C. Comply with all applicable federal, state, and local code and safety regulations.
D. Comply with the provisions of the following American Concrete Institute (ACI)
codes, specifications, and standards, except where requirements that are more
stringent are shown or specified.
ACI 315: Details and Detailing of Concrete Reinforcement, latest edition
ACI 318: Building Code Requirements of Reinforced Concrete, latest
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edition
E. Comply with the provisions of the following American Welding Society (AWS)
codes, specifications, and standards, except where requirements that are more
stringent are shown or specified.
AWS D1.4: Structural Welding Code- Reinforcing Steel, latest edition
1.05 SAMPLING, TESTING, AND INSPECTION
A. All materials and work shall be subject to inspection at the mill, the fabrication
shop, and at the building site. Material or work quality not complying fully with
the Plans, and/or Specifications will be rejected.
B. If the Engineer, through oversight or otherwise, has accepted material or work
that is defective or contrary to the Specifications, this material or work, regardless
of state of completion, may be rejected.
C. The Contractor shall cooperate with and notify the Engineer at least 24 hours in
advance of inspections required and shall provide samples, test pieces, and
facilities for inspection without extra charge.
D. The Contractor shall identify each lot of fabricated reinforcing steel to be shipped
to the site by assigning an individual lot number that identifies steel by heat
number and shall be tagged in such a manner that each such lot can be
accurately identified at the job site.
E. The Contractor shall remove all unidentified reinforcing steel, anchorage
assemblies, and bar couplers received at the site.
1.06 SUBMITTALS
A. Submit shop drawings in accordance with “Section 01 33 00: Submittal
Procedures.”
B. Indicate bar materials and size, spacing, locations, and quantities of reinforcing
steel, bending and cutting schedules, and supporting and spacing devices.
1.07 OTHER
A. Store reinforcement during fabrication and at site to avoid excessive rusting or
coating with grease, oil, dirt, or other objectionable materials.
B. Coordinate work with all trades so that it does not to interfere with the work of
other trades. Bring interferences between trades to Engineer's attention and
resolve before any concrete is placed.
PART 2 MATERIALS
2.01 REINFORCING
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A. Bars for reinforcement shall be deformed, intermediate grade steel conforming to the
requirements of ASTM A615, Grade 60, including Supplement S1.
2.02 ACCESSORY MATERIALS
A. All wire for concrete reinforcement shall conform to "Specifications for Cold-
Drawn Steel Wire for Concrete Reinforcement," ASTM A82.
B. All wire fabric for concrete reinforcement shall conform to "Specification for
Welded Steel Wire Fabric for Concrete Reinforcement,” ASTM A185.
C. All other materials, not specifically described by these Specifications but required
for complete and proper placement of reinforcement shall be new, first quality of
their respective kinds, and subject to the approval of the Engineer.
2.02 FABRICATION
A. Bends for reinforcing steel shall be made in accordance with ACI 318 latest
edition. Bend all bars cold.
B. Bars shall not be cut by gas torch.
PART 3 EXECUTION
3.01 PLACEMENT
A. Prior to all work of the section, carefully inspect the installed work of other trades
and verify that all work is sufficiently complete to permit the start of work under
this section and that the completed work of this section will be in complete
accordance with the original design and the reviewed shop drawings. In the
event of discrepancy, immediately notify the Engineer in writing.
B. In the event conduits, pipes, inserts, sleeves, or any other items interfere with
placing the reinforcement as indicated on the Plans or approved shop drawings,
or as otherwise required, immediately notify the Engineer and obtain approval of
procedure before placement of reinforcement is started.
Do not field-bend reinforcing steel in a manner that will injure material, cause the
bars to be bent on too tight a radius, or that is not indicated as allowed on Plans
or permitted by Engineer. Do not straighten bent or kinked bars for use on
project without permission of Engineer. Replace bars with kinks or bends not
shown on the Plans.
C. All reinforcement shall be placed in strict conformity with the requirements of the
engineering drawings as to location, position, and spacing of members. It shall
be supported and secured against displacement by the use of adequate and
proper wire supporting and spacing devices, tie wires, etc. so that it will remain in
its proper position in the finished structure.
D. Preserve clear space between parallel bars of not less than 1. times the nominal
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diameter of round bars. In no case shall the clear distance be less than 1.
inches or less than 1⅓ times the maximum size of aggregate for concrete. Bars
placed in shotcrete shall have a minimum clearance between bars of 2. inches
for No. 5 and smaller and six bar diameters for bars larger than No. 5.
Lap splices shall be contact lap splices in accordance with ACI 318 unless noted
otherwise on the Contract Plans. Bars shall be wired together at laps. Wherever
possible, stagger splices in adjacent bars. Make all splices in wire fabric at least
1. meshes or 12 inches wide, whichever is greater. When splicing in areas to
receive shotcrete, lap splices shall be non-contact with at least 2 inches
clearance between bars.
E. Take all means necessary to ensure that steel reinforcement, at the time
concrete is placed around it, is completely free from rust, dirt, loose mill scale, oil,
paint, and all coatings that will destroy or reduce the bond between steel and
concrete.
F. The Contractor shall notify the Engineer at least 24 hours in advance of when
inspections are required.
END OF SECTION
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SECTION 03 30 00
CAST-IN-PLACE CONCRETE
PART 1 - GENERAL
1.01 SUMMARY
A. This Section includes cast-in-place concrete, including preparation, base courses,
form work, reinforcement, concrete materials, mix design, placement procedures and
finishes.
1.03 SUBMITTALS
A. Product Data: For each manufactured material and product indicated.
B. Design Mixes: For each concrete mix indicated.
C. Shop Drawings: For steel reinforcement.
D. Samples for integral concrete color selection.
E. Samples for Detectable Warning Paving
1.04 QUALITY ASSURANCE
A. Manufacturer’s Qualifications: A firm experienced in manufacturing ready-mixed
concrete products complying with ASTM C94 requirements for production facilities and
equipment.
B. Contractor’s Qualifications, three (3) years minimum experience in installing
decorative concrete paving.
C. Concrete certified according to NRMCA’s “Certification of Ready Mixed Concrete
Production Facilities.”
D. ACI Publications: Comply with the following unless modified by requirements in
Contract Documents.
1.ACI 301, “Specification for Structural Concrete.” Section 1 through 5.
2. ACI 117, “Specification for Tolerances for Concrete Construction and
Materials.”
E. Welding: Qualify procedures and personnel according to AWS D1.4, “Structural
Welding Code – Reinforcing Steel.”
F. Mock Ups: Provide (3) 4’ square mockups of finished concrete illustrating colors,
aggregates, and finishing.
1.05 SOILS ENGINEER
A. The Soils Engineer will inspect sub-grade and aggregate base prior to installation of
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foundations, flatwork, and paving. See Geotechnical Report: “Foundation Design
Recommendations for the Grace Hudson Museum Nature Education Project,” by SHN
Consulting Engineers & Geologists, Inc.: 335 S. Main Street, Willits, CA 95490.
PART 2 – PRODUCTS
2.01 FORM-FACING MATERIALS
A. Board-Formed Finish Concrete: Provide lumber dressed on at least two edges and
one side for tight fit.
2.02 STEEL REINFORCEMENT
A. Reinforcing Bars: ASTM A 615/ A 615M, Grade 60, deformed. Reinforcement to be
welded shall meet chemical requirements of ASTM A706. Grade 40 for #3 and #4
stirrups and ties.
B. Plain-Steel Welded Wire Fabric: ASTM A 185, fabricated from as-drawn steel wire
and flat sheets.
C. Deformed-Steel Welded Wire Fabric: ASTM A 497, flat sheet.
D. Bar Supports: Bolsters, chairs, spaces and other devices for spacing, supporting,
and fastening reinforcing bars and welded wire reinforcement in place. Manufacture bar
supports from steel, wire, plastic or precast according to CRSI’s “Manual of Standard
Practice.”
E. Mechanical Couplers: Tension-compression connections with demonstrated ability to
develop the tensile strength of the bar and meet concrete cover and bar spacing
requirements. All mechanical couplers shall be approved by the Structural Engineer.
2.03 CONCRETE MATERIALS
A. Cementitious Material: Portland Cement: ASTM C 150, Type II. Supplement with the
following: 1) Fly Ash ASTM C 618, Class C and 2) Ground Granulated Blast-Furnace
Slag: ASTM C 989, Grade 100 or 120.
B. Blended Hydraulic Cement: ASTM C 595, Type IS, Portland blast-furnace slag IP,
Portland-pozzolan I (PM), pozzolan-modified Portland I (SM) slag-modified Portland
Cement.
C. Normal-Weight Aggregates: ASTM C 33, graded, 1-inch (25-mm) nominal maximum
course-aggregate size.
Fine Aggregate: Free of materials with deleterious reactivity to alkali in cement.
Water: ASTM C 94C 94M and potable.
Air-Entraining Admixture: ASTM C 260.
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2.04 DETECTABLE WARNING AND DECORATIVE UNIT PAVERS
A.Detectable Warning Pavers:
1. Wassau “ADA -2” Title 24 Approved. 12” tile, standard color ADA60.
Wausau Tile, Inc. (Tectura Designs), P.O Box 1520 Wausau, WI 54402-15209001
http://www.wausautile.com. Toll Free: (800) 388-8728. Pete Janda (707)
374-4015
B. Decorative Unit Pavers:
1. Wassau Ultra Face series Color 40: Wassau to cut 16”x16” paver to specified
sizes. Owner pre-ordering. Wausau Tile, Inc.PO Box 1520 Wausau, WI
54402-15209001 http://www.wausautile.com. Toll Free: (800) 388-8728. Pete
Janda (707) 374-4015
2.05 VAPOR RETARDERS
A.Below Slab Vapor Barrier: See Section 07 26 16.
2.06 CURING MATERIALS
A. Evaporation Retarder: Waterborne, monomolecular film forming, manufactured for
application to fresh concrete.
B. Absorptive Cover: AASHTO M 182, Class 2, burlap cloth made from jute or kenaf,
weighing approximately 9 oz./sq. yd. when dry.
C. Moisture-Retaining Cover: ASTM C 1171, polyethylene film or white burlap-
polyethylene sheet.
D. Water: Potable.
E. Clear, Waterborne, Membrane-Forming Curing Compound: ASTM C 309, Type 1,
Class
B, dissipating.
F. Sealant: solvent based acrylic sealer.
2.07 RELATED MATERIALS
A. Anchors:
1. Adhesive Anchors (dowels) shall use an epoxy adhesive and shall have a
current ICBO or NER Research Report. “AC 100+ Gold” epoxy injection gel by
Powers Fastening (RAWL), “Se-XP Epoxy” adhesive system by Simpson Strong-
Tie Company, Inc or Engineer approved equal.
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2. Expansion anchors shall have a current ICBO or NER Research Report: Hilti,
Inc. “Kwik-Bolt-3” or equal.
2.08 CONCRETE MIXTURES
A. Prepare design mixtures for each type and strength of concrete, proportioned on the
bases of laboratory trial mixture of field test data, or both, according to ACI 301.
B. Slabs-on-Grade: Proportion normal-weight concrete mixtures as follows:
1. Minimum Compressive Strength: 2500 psi at 28 days when tested in
accordance with ASTM C39/ C39M.
2. Minimum Cementitious Materials Content: 540 lbs. per cubic yard.
3. Maximum Fly Ash Content: 20 percent of cementitious materials by weight.
4. Maximum Aggregate Size: . inch nominal.
5. Slump limit: 5 inches
6. Air Content: 1.5 percent.
7. Coloring pigments: As required to meet Architect’s requirements. Lightfast, lime
proof, finely divided mineral oxide terrazzo matrix coloring.
C. Footings and Below Grade Walls: See Structural sheet S0.1 for typical structural
notes and specifications.
2.09 FABRICATING REINFORCEMENT
A.Fabricate steel reinforcing according to CRSI’s “Manual of Standard Practice.”
2.10 CONCRETE MIXING
A. Ready-Mixed Concrete: Measure, batch, mix and deliver concrete according to
ASTM C 94/C 94M and furnish batch ticket information. When air temperature is
between 85 and 90 deg F, reduce mixing and delivery time from 1-1/2 hours to 75
minutes; when air temperature is above 90 deg F, reduce mixing and delivery time to 60
minutes.
PART 3 - EXECUTION
3.01 FORMWORK
A. Design, erect, shore, brace and maintain formwork according to ACI 301 to support
vertical, lateral, static and dynamic loads, construction loads that might be applied, until
structure can support such loads.
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B. Construct formwork so concrete members and structures are of size, shape,
alignment, elevation, and position indicated, within tolerance limits of ACI 117.
C. Do not chamfer exterior corners and edges of permanently exposed concrete.
3.02 EMBEDDED ITEMS
A. Place and secure anchorage devices and other embedded items required for
adjoining work that is attached to or supported by cast-in-place concrete. Use setting
drawings, templates, diagrams, instructions, and directions furnished with items to be
embedded.
B. Broadcast moistened decorative aggregate uniformly and steel trowel into concrete
cream until completely embedded.
3.03 VAPOR RETARDERS
A. Plastic Vapor Retarders: Place, protect, and repair vapor retarders according to
ASTME 1643 and manufacturer’s written instructions. Lap joints 6 inches and seal with
manufacturer’s recommended tape. Do not cut or puncture vapor retarder. Repair and
reseal vapor retarder before placing concrete. See Section 07 26 16, “Below Grade
Vapor Retarders.”
3.04 STEEL REINFORCEMENT
A. General: Comply with CRSI’s “Manual of Standard Practice” for placing
reinforcement.
B. Weld reinforcing bars according to AWS D1.4 where indicated. Install mechanical
couplers according to ICBO Evaluation Report where indicated.
3.05 JOINTS
A. Construction Joints: Install so strength and appearance of concrete are not impaired,
at locations indicated or as approved by Architect. Existing concrete surfaces against
which concrete will be placed should be roughened to a full amplitude of approximately
. inch and cleaned.
B. Contraction Joints in Slabs-on-Grade: Form weakened-plane contraction joints,
sectioning concrete into areas as indicated by Architect. Construct contraction joints as
follows:
1. Sawed Joints: Form contraction joints with power saws equipped with
shatterproof
abrasive or diamond-rimmed blades. Cut 1/8 inch wide joints into concrete when
cutting action will not tear, abrade, or otherwise damage surface and before
concrete develops random contraction cracks.
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C. Isolation Joints in Slabs-on-Grade: After removing formwork, install joint-filler strips
at slab junctions with vertical surfaces, such as column pedestals, foundation walls,
grade beams, and other locations as indicated.
3.06 CONCRETE PLACEMENT
A. Before placing concrete, verify that installation of formwork, reinforcement, and
embedded items is complete and that required inspections have been performed. Base
course, where required, shall be compacted by rolling or other approved method to 95
percent of compaction.
B. Deposit concrete continuously in one layer or in horizontal layers of such thickness
that no new concrete will be placed on concrete that has hardened enough to cause
seams or planes of weakness. If a section cannot be placed continuously, provide
construction joints as indicated. Deposit concrete to avoid segregation. Consolidate
placed concrete with mechanical vibrating equipment according to ACI 301.
C. Cold-Weather Placement: Comply with ACI 306.1.
D. Hot-Weather Placement: Comply with ACI 301.
3.07 FINISHING FORMED SURFACES
A. Rough Formed Finish: As-cast concrete texture imparted by form-facing material
with tie holes and defects repaired and patched. Remove fins and other projections that
exceed specified limits on formed-surface irregularities. Applies to concrete surfaces
not exposed to view.
B. Related Unformed Surfaces: At tops of walls, horizontal offsets, and similar unformed
surfaces adjacent to formed surfaces, strike off smooth and finish with a texture
matching adjacent formed surfaces. Continue final surface treatment of formed
surfaces uniformly across adjacent unformed surfaces, unless otherwise indicated.
3.08 FINISHING FLOORS AND SLABS
A. Wash finish for exterior concrete flatwork, timed to expose decorative aggregate.
Steel trowel to a smooth, hard finish. Using a fine spray uniformly while concrete is
green but firm, lightly wash the surface to expose fine aggregates only. Finish shall be
uniform throughout in color and texture.
B. Smooth-troweled finish for all interior, structural slabs on grade. Finish shall be
uniform throughout in color and texture.
3.09 CONCRETE PROTECTING AND CURING
A. General: Protect freshly placed concrete from premature drying and excessive cold
or hot temperatures. Comply with ACI 306.1 for cold-weather protection and ACI 301 for
hot-weather protection during curing.
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B. Evaporation Retarder: Apply evaporation retarder to unformed concrete surfaces
before and during finishing operations. Apply according to manufacturer’s written
instructions after placing, screeding, and full floating or darbying concrete, but before
finishing.
C. Cure concrete according to ACI 308.1, by one or a combination of the following
methods:
1. Moisture Curing: Keep surfaces continuously moist for not less than seven
days.
2. Moisture-Retaining-Cover Curing: Cover concrete surfaces with moisture-
retaining cover for curing, placed in widest practicable width, with sides and ends
lapped at least 12 inches, and sealed by waterproofing tape or adhesive. Cure for
not less than seven days.
3. Immediately repair any holes or tears during curing period using cover material
and waterproof tape.
3.10 CONCRETE SURFACE REPAIRS
A. Defective Concrete: Repair and patch defective areas when approved by Engineer.
Remove and replace concrete that cannot be repaired and patched to Engineer’s
approval.
3.11 FIELD QUALITY CONTROL
A. Testing and Inspecting: Owner will engage a qualified independent testing and
inspection agency to perform special inspections as specified in the latest addition of
the California Building Code and as indicated on sheet S1.0 of the Contract
Documents.
B. At completion of work and/or when directed by Architect / Engineer, remove all
surplus material, debris and rubbish resulting from work under this Section from the
site.
END OF SECTION
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SECTION 06 10 00
CARPENTRY
PART 1 - GENERAL
1.01 WORK INCLUDED
A.All rough and finish carpentry and related work.
1.02 RELATED WORK
A. Section 06 41 13, “Wood Architectural Casework.”
C. Section 07 25 00, “Building Envelope Underlayment.”
D. Section 07 62 00, “Sheet Metal Flashing.”
E. Section 26 00 01, “Electrical General Provisions”
F. Section 09 90 00, “Painting and Coating”
G. Section 03 30 00, “Cast in Place Concrete”
H. Section 03 20 00, “Reinforcing Steel”
I. Section 02 30 00, “Plumbing Equipment”
K. Section 08 16 00, “Composite Doors”
1.03 SUBMITTALS
A. Submittals in accordance with Section 01 33 00, “Submittal Procedures.”
B. Product Data: Manufacturer’s descriptive literature for fasteners and shop-applied
coatings. Hardware cut sheets.
C. Samples:
1. 12-inch lengths for each required wood species, grade and finish.
2. 24-inch lengths of each size for interior paneling, base, casings, moldings and
trim.
3. Samples shall have specified finish applied in step fashion showing each
required coat.
4. Miscellaneous wood trim as shown on drawings or required (as requested by
Architect).
1.04 QUALITY ASSURANCE
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A. Perform finish work in accordance with the WIC “Manual of Millwork,” Latest Edition,
and the current editions of the Uniform Building Code and local amendments.
B. Lumber:
1. Grading shall comply with the following grading rules:
a. Western Wood Products Association (WWPA)
b. Redwood Inspection Service (RIS)
c. West Coast Lumber Inspection Bureau (WCLIB)
2. No finger-jointed, twisted, warped, bowed, or otherwise defective lumber wood
will be allowed unless otherwise indicated.
3. Sizes indicated are nominal, unless otherwise indicated.
1.05 DELIVERY, STORAGE AND HANDLING:
A. Protect work from physical and moisture damage, according to WIC
recommendations.
B. Wood shall be stored completely under cover and off the ground. Waterproof
coverings shall allow for air to circulate between coverings and wood.
C. Protect sheet materials from breakage and damage while unloading and when
stored.
1.06 FIELD MEASUREMENTS
A.Verify field measurements.
1.07 COORDINATION
A. Coordinate the work with installation of associated and adjacent components.
PART 2 – PRODUCTS
2.01 STRUCTURAL FRAMING LUMBER
A. Unless otherwise indicated on structural drawings, shall be S4S air dried to
maximum 19% moisture content at time of dressing (S-Dry), and of species and grade
noted below.
1. Light Framing and Studs: Douglas Fir, Stud or Standard.
2. Joists, Beams and Posts: Douglas Fir, No. 1, or Standard.
3. Concealed from view blocking as required for cabinetry, fixture attachment, and
all wall mounted fixtures: Douglas Fir stud.
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4. Header at (N) Doors and Windows: LVL per structural drawings.
2.03 PLYWOOD
A. Plywood sheathing: APA grade marked, conforming to Product Standard I-83. See
structural drawings.
B. Interior exposed plywood for seal finish: APA B-B INT Douglas Fir, where both sides
are exposed to view; APA B-C INT where one side is exposed to view.
C. Exterior exposed plywood for seal finish: APA B-B EXT exterior glue, Douglas Fir,
where both sides exposed to view; APA A-C EXT exterior glue, Douglas Fir, where one
side exposed to view.
2.04 INTERIOR FINISH LUMBER
A. S4S or standard milling, kiln dried to a maximum of 15% moisture content at time of
dressing.
B. Exposed Shelving (other than cabinet shelving): .” Douglas Fir, clear vertical grain,
veneer B-B plywood.
2.05 WOOD COUNTERTOP
A. Countertop in Workshop Cubbies: 2x Douglas Fir, biscuit join to achieve full
width of countertop, S4S, clear grain.
2.06 MISCELLANEOUS CARPENTRY MATERIALS:
A. Building Paper: #15 asphalt saturated felt, Type “D” or TYVEK House Wrap by
Dupont, or SIGA Majvest at Contractors option and as approved by Owner and
Architect. Use SIGA Wigluv or approved equivalent for window flashing and joint
sealing.
B. Bolts, washers, clips, framing anchors should be hot dip galvanized.
C. Nails: Common wire for framing; finish for finish work; hot dip galvanized for exterior
work (other types of galvanizing are not permitted), Tedlar coated stainless steel for
exterior siding where surface nailing (exposed), unless otherwise indicated.
D. Adhesive: DAP 4000 Sub-Floor and Plywood Adhesive. Waterproof resorcinol for
exterior carpentry.
E. Sill Plate Sealant: Wide vinyl tape compound, Protecto Wrap Triple Guard Energy
Sill Sealer or approved equivalent.
F. Finish carpentry work and miscellaneous items and their related components which
are to be furnished and/or installed under this Section are not necessarily individually
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described. The most important features, and those requiring detailed descriptions are
mentioned. Finish carpentry work and miscellaneous items not mentioned or described
shall be furnished and/or installed in accordance with the intent of the Drawings and
Specification and as required to complete the work.
2.08 FINISHING
A. Finished wood shall be sealed on all cut edges, backs and other areas concealed in
final work prior to installation. Back out or kerf backs of standing and running exterior
trim wider than 5 inches except members with ends exposed to view.
B. Pre-finish end grain edges at butt joints concealed portions of trim prior to
installation.
C. For stained finish items, shop prepare and identify components for grain matching
during site erection.
D. Verify measurements at job site. Verify details and dimensions of equipment and
fixtures
integral with finish carpentry for proper fit and accurate alignment. Coordinate details
with other work supporting, adjoining, or fastening to finish carpentry items.
E. Thoroughly hand sand wood surfaces. Perform final sanding in direction of grain;
ease knife-edge corners by sanding. Provide wood surfaces free from dust, glue,
stains, and other foreign matter and in proper condition to receive finish.
F. Ease edges of lumber to 1/16 inch radius.
PART 3 - EXECUTION
3.01 ALL WORK shall be plumb and true, firmly installed in a neat workmanlike manner,
complete in all respects.
3.02 INSTALL ALL necessary blocking and furring. Block all unsupported edges of square
edge plywood sheathing. Horizontal blocking for vertical board siding shall be 2’-0” O.C.
maximum.
3.03 NAILING shall be in accordance with applicable codes and standards and as shown on
drawings.
A. Nail plywood wall sheathing as indicated on structural drawings.
B. Cement fiber siding and trim: per manufacturer’s instructions.
C. All smooth finish trim shall be nailed with finish nails, and all finish nails shall be set.
Putty nail holes only if finish is to have opaque paint or stain finish. If nailing tends to
split, pre-drill nail holes.
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D. All rough finish trim shall be nailed with common nails set flush with trim surface. Do
not set nail heads. If nailing tends to split, pre-drill nail holes.
3.04 CUTTING AND NOTCHING: comply with limits set forth on the structural drawings and
with limits set forth in the referenced building code, which ever is more restrictive.
When necessary to cut and fit on site, provide materials with ample allowance for
cutting. Provide trim for scribing the site cutting.
3.05 ALL BOLTS bearing against wood shall have washers both under nut and head.
3.06 SILL SEALANT: Install two rows of sill sealant at centers of all exterior wall sill plates.
3.07 HANDLE AND STORE all lumber materials, plywood, etc, which are to be exposed in
the finished work to prevent soiling or staining which cannot be removed by normal
cleaning techniques. Brush or otherwise clean construction marks from exposed work
at completion of job.
3.08 BACK PRIME all trim and siding which is to receive a paint or stain finish with one coat
of sealant or stain as noted in Section 09 90 00, “Painting and Coating.” Prime all
edges and cut ends of trim and siding prior to installation.
3.09 EXAMINATION
A. Verify adequacy of backing and support framing.
B. Verify mechanical, electrical, and building items affecting work of this Section are
placed and ready to receive work.
3.10 PREPARATION: Miter corners, except where shown. Cope materials at angle for scarf
joints.
3.11 INSTALLATION AND APPLICATION
A. Underlayment and flashing shall be installed where shown and in accordance with
section 07 62 00, “Sheet Metal Flashing and Trim,” and 07 65 00, “Flexible Flashing.”
B. Install all millwork plumb, true and in accordance with the Drawings, submittals and
WIC Custom Grade standards.
C. Install in longest possible lengths to minimize joints. No pieces less than 3-feet shall
be permitted, unless total run is less than 3-feet.
D. Fastening:
1. Wood: fasteners shall be flush to surface where exposed.
2. Hammer, tool marks and marked surfaces and edges are not acceptable on
exposed surfaces.
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3. Exposed fasteners shall be carefully aligned in both directions. Review layout
with architect.
E. Field Finishing: Apply in accordance with section 09 90 00, “Painting and Coating.”
3.12 PREPARATION FOR SITE FINISHING: Set exposed fasteners. Apply wood putty stick
filler in exposed fastener indentations. Color of putty to be slightly darker than wood,
review with Architect. Sand work smooth.
3.13 ERECTION TOLERANCES: Maximum offset from true alignment with abutting
materials: 1/16 inch.
END OF SECTION
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SECTION 06 41 13
ARCHITECTURAL CASEWORK
PART 1 - GENERAL
1.01 WORK INCLUDED
A. All mill fabricated architectural woodwork with accessories as required for complete
finished installation, including cabinet work hardware
Provide sealed/stained cabinetwork.
Provide solid surface countertops.
1.02 RELATED WORK
A. Section 06 10 00, “Carpentry.”
1.03 SUBMITTALS
A. Submittals in accordance with Section 01 33 00, “Submittal Procedures.”
B. Product Data: Submit manufacturer’s literature for manufactured items.
C. Shop Drawings: Indicate materials and wood species, component profiles, fastening,
joining details, finishes and accessories.
D. Samples:
Wood veneer
Door and drawer front.
Exposed casework hardware.
Solid Surface countertops, indicating exposed edge construction.
E. Certification: Woodwork Institute certification and monitored compliance programs
will not be required for architectural woodwork, however Owner reserves right to retain
Woodwork Institute if quality of work is questionable.
1.04 QUALITY ASSURANCE
A. Fabricator Qualifications: Firm with not less than five years successful experience
fabricating architectural woodwork similar to that required for Project.
B. Standards: Perform architectural woodwork in accordance with Architectural
Woodwork Standards, Edition 1, 2009, (AWS) adopted and published jointly by AWI,
AWMA, and Woodwork Institute.
1.05 DELIVERY, STORAGE AND HANDLING:
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A. Do not deliver architectural woodwork until site conditions are adequate to receive
work; protect items from weather while in transit.
B. Allow architectural woodwork shop finish to completely dry prior to delivery to site.
C. Store materials indoors, in ventilated areas with constant but minimum temperature
of 60 degrees F and maximum relative humidity of 25% to 55%.
D. Do not begin installation of architectural woodwork until space is fully enclosed and
mechanical systems are fully operational.
E. Maintain interior installation areas at 70 degrees F and 50-55% relative humidity.
F. Immediately remove from site materials with visible mold and materials with mildew.
PART 2 – PRODUCTS
2.01 MATERIALS
A. Interior Sealed Finished Wood Casework:
AWS/Custom Grade, Type A frameless, Style 1 – Overlay, flush overlay type.
Veneers: Vertical Grain Grade B Douglas Fir; a uniform appearance shall be required.
Minimum 0.036” thick. Non-edge banded exposed plywood
B. Solid Surface Countertops Type: Standard solid surface sheet for countertops
designed to accept undermount
1. Color: Manufacturer’s standard color, see Finish Schedule in drawings, selected by
Architect, polished surface.
3. Manufacturers: Corian, Swanstone, Formica Evenstone, Wilsonart, or approved
alternate.
D. Casework Hardware: Provide casework hardware items as required for complete
installation as indicated; provide types as listed in Architectural Woodwork Standards
for Grade 1, but no less than following types.
1. Plug-in Pin Type Shelf Supports: Provide holes 3” O.C.
2. Adjustable Shelf Standards and Supports: Flush mounted in cabinet.
3. Cabinet hinges: European concealed type, minimum 160 degree opening, with
spring closer.
4. Cabinet Pulls: See Drawings, sheet A9.1
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5. Drawer Slides: Full extension, rail mounted type, minimum 100 lb. capacity with
ball- bearing rollers. Soft close.
6. Cabinet Locks: Pin and tumbler slide bolt lock, two keys each.
Casters: 4” diameter rotating casters w/ total lock.
E. Anchors, Nails and Screws: Select material, type, size and finish required by each
substrate for secure anchorage; provide toothed steel or lead expansion bolt screws for
drilled-in-place anchors.
F. Wood Filler: Color to match wood being filled.
G. Volatile Organic Compound (VOC) Emissions: Select materials that generate least
amount of pollution; consider pollution and volatile organic compound (VOC) emissions
generated during manufacturing, transport, installation, use and disposal.
1. Use adhesives, sealants, coatings, fillers, and sealers complying with low or no
volatile organic compound emissions, no added formaldehyde, and no toxic
materials as defined by applicable codes and regulations.
2. Avoid materials that contain ozone depleting chemicals and that emit
potentially harmful volatile organic compound (VOC) emissions.
3. Avoid materials that can leach harmful chemicals into ground water; do not
allow potentially harmful chemicals to enter sewer nor storm drains.
4. Select materials that can be reused or recycled and materials with significant
percentage of recycled content percentages for individual materials; avoid
materials difficult to recycle.
2.02 FABRICATION
A. General: Fabricate architectural woodwork in accordance with specified quality
standards.
B. Countertops: Apply in full, uninterrupted sheets consistent with manufactured sizes.
1. Make corners and joints hairline; slightly ease edges.
2. Locate butt joints at least 2’-0” from cutouts.
3. Provide cutouts for inserts, fixtures and fittings; verify locations from on-site
dimensions.
C. Use exposed fastening devices or nails only when approved and unavoidable;
arrange neatly.
D. Assemble woodwork in shop in sizes easily handled and to ensure passage through
building openings.
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2.03 FINISHES
A. Sealed Finished Woodwork: Finish architectural woodwork in shop unless otherwise
indicated.
1. Wood Veneers: As indicated on Drawings; match Architect samples.
2. Veneering: As indicated, as directed by Architect where not otherwise
indicated.
3. Sand work smooth; seal concealed and semi-concealed surfaces of
transparent finished woodwork; brush apply.
4. Sealed Finish: AWS/Premium Grade finish producing a dull rubbed effect, as
approved by Architect.
PART 3 - EXECUTION
3.01 EXAMINATION
A. Field Measurements: Take field measurements prior to preparation of shop drawings
and fabrication where possible; do not delay job progress, allow for trimming and fitting.
B. Clean surfaces to receive quartz countertop fabrications, remove loose and foreign
matter that could interfere with adhesion.
3.02 INSTALLATION
A. Install work consistent with Architectural Woodwork Standards specified quality
grade, plumb, level, true and straight with no distortions.
1. Shim as required, using concealed shims.
B. Ensure mechanical and electrical items affecting architectural woodwork are properly
placed, complete, and have been inspected by Architect prior to commencement of
installation.
C. Secure work to structure, stripping and blocking with countersunk, concealed
fasteners and blind nailing as required for a complete installation.
D. Scribe and cut for accurate fit to other finished work.
E. Attach architectural woodwork securely in place with uniform joints providing for
thermal
and building movements.
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F. Solid Surface countertops: Install in accordance with manufacturer’s instructions and
approved Shop Drawings. Adhere fabrications with continuous beads of adhesive.
G. Acceptable Tolerances:
1. Variation from True Position: Maximum 1/16” at any position and maximum 1/8”
in any 10’-0” length.
2. Adjoining Surfaces of same material: no variation permitted.
3. Offset with Abutting Materials: Maximum 1/32”.
H. Preparation for Field Finishing (Solid Wood Paneling):
1. Sand work smooth and set exposed nails and screws.
2. Apply wood filler in exposed nail and screw indentations and leave ready to
receive site-applied finishes.
3. Seal concealed and semi-concealed surfaces; brush apply only, using primer
4. consistent with finish coats specified under Section 09 90 00, “Painting and
Coating.”
3.03 CLEANING
A. Clean casework and fabrications after installation.
3.04 PROTECTION
A. Protect installed casework and fabrications with non-staining sheet coverings.
END OF SECTION
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SECTION 07 25 00
BUILDING ENVELOPE UNDERLAYMENT
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Siding Underlayment: Provide underlayment and flashing for siding applications,
with related concealed metal flashings and accessories as required for complete
watertight installation.
B. Self-Adhering Sheet Membrane (SASM) Flashing at Penetrations: Provide SASM
flashing for around all penetrations through underlayment including windows and doors,
with accessories as required for complete watertight installation.
1.02 RELATED WORK
A. Section 07 62 00, “Sheet Metal Flashing & Trim.”
1.03 SUBMITTALS
A. Product Data: Furnish manufacturer’s literature for each type of underlayment.
B. Shop Drawings: Submit for metal flashings, as related to underlayment. Clearly
indicate general construction, configurations, jointing methods and locations, fastening
methods and locations and installation details.
C. Sample: Furnish samples of each material.
1.04 WARRANTY
A. Special Warranty: Provide for correcting failure of underlayment to resist penetration
of water. Repair underlayment and pay for or replace damaged materials or surfaces.
Special Warranty Period: 2 years.
PART 2 – PRODUCTS
2.01 MATERIALS
A. Corrugated Siding Underlay: Self-adhering rubberized sheet membrane with
primers and sealers as required for complete watertight installation; type as
recommended by manufacturer for substrate and for applications indicated.
B. Sheet Metal and Flashing Underlayment: Self-adhering rubberized sheet membrane
with primers and sealers as required for complete watertight installation; type as
recommended by manufacturer for substrate and for applications indicated.
1.Manufacturers:
SIGA
Grace Construction Products
Prosoco
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Henry Company
Carlisle Corp.
Protecto Wrap Company
C. Self-Adhering Sheet Membrane (SASM) Flashing at Penetrations: SASM with
primers and seam sealers as required for complete watertight installation; type as
recommended by manufacturer for substrate and for applications indicated.
1. Manufacturers:
SIGA tape
Grace Construction Products
Prosoco
Henry Company
Carlisle Corp.
Protecto Wrap Company
D. Concealed Metal Flashings Integral with Underlayment: See Section 07 62 00,
“Sheet Metal Flashing & Trim.”
E. Bituminous Paint: Acid and alkali resistant type; black color.
F. Accessories: Provide as recommended by underlayment manufacturers for specific
applications.
G. Plastic Cement: Cutback asphaltic type with mineral fiber components, for sealing
and coating flashings; free of toxic solvents and free of asbestos. Capable of setting
within 24 hours at temperature of approximately 75 degrees F and 50% relative
humidity.
H. Volatile Organic Compound (VOC) Emissions: Provide materials conforming to
applicable air quality management district limitations on volatile organic compound
(VOC) emissions.
PART 3 - EXECUTION
PREPARATION
A. Install underlayment over surfaces that are dry, free of ridges, warps and voids that
could damage paper.
B. Coordinate installation with installation of components and items projecting through
END OF SECTION
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SECTION 07 42 13
ROOFING AND SIDING PANELS
1.GENERAL
1.1.SECTION INCLUDES
A.Standing seam metal roof panels.
B.Through-fastened metal wall panels.
1.2.RELATED SECTIONS
A.Section 06 10 00 - Rough Carpentry.
B.Section 07 62 00 - Sheet Metal Flashing and Trim.
C.Section 07 91 26 - Joint Fillers.
1.3.REFERENCES
A.Building Design Codes: International Building Code (IBC) with revisions for Local
Codes
B.American Iron and Steel Institute (AISI): North American Specification for the Design
of Cold-Formed Steel Structural Members.
C.American Institute of Steel Construction (AISC): Manual of Steel Construction.
D.ASTM International (ASTM):
1.ASTM D 659: Method of Evaluating Degree of Chalking of Exterior Paints.
2.ASTM D 822 - Standard Practice for Filtered Open-Flame Carbon-Arc
Exposures of Paint and Related Coatings.
3.ASTM D 3361 - Standard Practice for Unfiltered Open-Flame Carbon-Arc
Exposures of Paint and Related Coatings.
4.ASTM D 4214 - Standard Test Methods for Evaluating the Degree of Chalking
of Exterior Paint Films
5.ASTM D 4587 - Standard Practice for Fluorescent UV-Condensation
Exposures of Paint and Related Coatings.
6.ASTM G 23 - Practice for Operating Light-Exposure Apparatus (Carbon-Arc
Type) With and Without Water for Exposure of Nonmetallic Materials.
1.4.PERFORMANCE REQUIREMENTS FOR ROOF SYSTEMS
A.Design Requirements:
1.The metal roof system as designed by the manufacturer shall be a complete
system. All components of the system shall be supplied by the same
manufacturer.
2.Roof Panels: Steel panels shall be designed in accordance with the AISI Cold-
Formed Steel Design Manual.
3.Deflection requirements shall be in accordance with the applicable building
code, or as a minimum, L/180 for roof snow load, but not less than 20 psf (98
kg/sq m).
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4.Accessories and Fasteners: Accessories and fasteners shall be capable of
resisting the specified design wind uplift forces and shall allow for thermal
movement of the roof panel system. Exposed fasteners shall not restrict free
movement of the roof panel system resulting from thermal forces, except at
designed points of roof panel fixity.
5.Design Loads: Design load application shall be in accordance with local
building code.
6.Dead Loads: The dead load shall be the weight of the metal roof system.
7.Collateral Loads: Shall not be applied to the roof panels.
8.Live Loads: The panels and fasteners shall be capable of supporting a
minimum uniform live load of 20 psf (98 kg/sq m).
9.Snow Loads: The design ground snow loads shall be as defined in
accordance with local building code.
10.Wind Loads: The design wind loads shall be based on the wind criteria
defined in accordance with local building code.
11.Thermal Effects: Roof panels shall be free to move in response to the
expansion and contraction forces resulting from temperature variation, as
specified in the MBMA Metal Roofing Systems Design Manual.
1.5.PERFORMANCE REQUIREMENTS FOR WALL SYSTEMS
A.Design Requirements for Wall Systems:
1.System Design: Metal wall system as designed by the manufacturer shall be a
complete system. All components of the system shall be supplied by the
same manufacturer.
2.Wall Panels: Steel panels shall be designed in accordance with the AISI Cold-
Formed Steel Design Manual.
3.Design Loads: Design load application shall be in accordance with local
building code.
4.Wind Loads: The design wind loads shall be based on the wind criteria in
accordance with local building code.
5.Deflection: Deflection requirements shall be in accordance with the applicable
building code, or as a minimum, L/180 for wind load (but not less than 10 psf
(49 kg/sq m).
6.Accessories and Fasteners: Accessories and fasteners shall be capable of
resisting the specified design wind suction forces in accordance with local
building code.
B.Framing Members Supporting the Metal Panel System:
1.Additions/revisions to framing members supporting the metal panel system to
accommodate the manufacturer/fabricator's design shall be the Contractor's
responsibility, and shall be submitted for review and approval by the Engineer
of Record.
2.Framing members and their connections shall be designed in accordance with
AISC, AISI, and LGSI design specifications as applicable. Deflection
requirements shall be in accordance with the applicable building code, or as a
minimum, the provisions of the AISC Steel Design Guide Series 3 -
Serviceability Design Considerations for Low-Rise-Buildings.
1.6.SUBMITTALS
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A.Submit under provisions of Section 01 30 00.
1.Product Data: Manufacturer's data sheets on each product to be used.
2.Storage and handling requirements and recommendations.
3.Installation methods.
B.Shop Drawings:
1.Show methods of erection, elevations, and plans of roof panels, sections and
details, anticipated loads, flashings, roof curbs, vents, sealants, interfaces with
all materials not supplied and proposed identification of component parts and
their finishes.
2.Submit complete shop drawings and erection details to Architect for review.
Do not proceed with manufacture prior to review of shop drawings and
approval of shop drawings. Do not use drawings prepared by Architect for
shop or erection drawings.
C.Selection Samples: For each finish product specified, color charts representing
manufacturer's full range of standard colors and patterns. For non standard colors
or finishes color samples must be submitted to manufacturer for matching if quantity
of custom materials is sufficient.
D.Verification Samples: For each product specified, two samples, minimum size 12
inches (305 mm) x full panel width, representing actual product configuration.
1.7.QUALITY ASSURANCE
A.Manufacturer Qualifications:
1.Panels specified in this section shall be produced in a permanent factory
environment with fixed-base roll-forming equipment. Standing seam roofing
may be roll formed at the job-site if the design lengths of the panels are longer
than shipping capabilities. Roll forming of the profiled panels, curving of all
panels, factory mitering of corners, and fabricating of all curved flashings shall
be performed by the manufacturer.
2.Manufacturer shall submit names and addresses of five previous projects of
equal size and scope at the request of the Architect.
3.Specified system shall have been in use in the United States for a minimum of
ten years.
4.Manufacturer with a minimum of five years experience in manufacturing
panels of this nature in a permanent, stationary, indoor production facility
utilizing industrial equipment.
B.Installer Qualifications:
1.Installer shall have completed five projects of similar scope and magnitude
that have been in service for a minimum of five years with satisfactory
performance of the panel system.
2.Installer shall submit names and addresses of five previous projects of equal
size and scope at the request of the Architect.
3.Installer's foreman shall be trained in the proper installation of the specified
system, and present at all times when material is being installed.
C.Regulatory Requirements: Comply with specified performance and local building
code requirements. In the event of conflict, comply with the higher performing or
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more restrictive requirement.
1.8.DELIVERY, STORAGE, AND HANDLING
A.Deliver panels to job site properly packaged to provide protection against
transportation damage.
B.Exercise extreme care in unloading, storing, and erecting panels to prevent bending,
warping, twisting, end and surface damage.
C.Store all material and accessories above ground on well skidded platforms.
D.Store inside or under breathable waterproof covering. Provide proper ventilation to
panels to prevent condensation buildup between each panel. Elevate one end of
bundles while being stored.
E.Store and dispose of solvent-based materials, and materials used with solvent-
based materials, in accordance with requirements of local authorities having
jurisdiction.
1.9.WARRANTY
A.Manufacturer's Warranty:
1.Submit, for Owner's acceptance, manufacturer's standard warranty document
executed by authorized company official.
2.Manufacturer's warranty is in addition to and not intended to limit other rights.
3.Replace any products damaged during handling.
2.PRODUCTS
2.1.MANUFACTURERS
A.Manufacturers :
B.Corrugated Panels - Flexospan, Corrugated Metals Inc. or approved equal to match
existing siding
C.Metal standing seam roofing - Flexospan or approved equal to match existing roof
D.Accessories:
1.End lap plates shall be provided by the manufacturer.
2.The panel clip shall allow for the thermal expansion of the roof system.
3.Metal Components:
a.Provide accessories and other items essential to a complete roof panel
installation including trim, flashing, fascia, metal closures, caps, gutters,
downspouts, soffits and similar metal components.
b.Metal components to be fabricated from same gauge and finish as metal
panels, unless otherwise noted.
4.Flashing: All flashing shall be manufactured from the same material as the
roof panel and shall be designed to allow the panel system to expand.
5.Fasteners:
a.Exposed fasteners shall be hex head self-drilling screws with bonded
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washers and color finished to match panels. Screws may be either
plated carbon steel or stainless steel as noted on the drawings.
b.Exposed stainless steel rivets shall match color finish of panel.
c.Concealed Fasteners: Zinc-coated steel or stainless steel.
6.Closure Strips: Polyethylene to match configuration of the covering.
7.Sealants:
a.Exposed Sealants: Shall be one component silicone based as
recommended by panel manufacturer: field applied.
b.Concealed Sealants: Non-curing, non-skinning butyl, polyisobutylene or
polybutane tape as recommended by panel manufacturer; field applied.
E.Fabrication:
1.Form and fabricate components of the system to the profiles and patterns as
determined by Architect.
2.Panel Orientation: Panels with custom metallic finishes are directional and
shall be erected so as to produce a consistent visual effect.
3.Length: Unless otherwise shown on Drawings or specified herein, panels
shall be full length. Fabricate flashings in 10 ft (3 m) lengths.
a.Panel Length: Factory formed standard lengths to 40 feet (12 m).
b.Panel Length: Factory formed custom lengths of 40 feet to 60 feet (12 m
to 18 m) with special packaging and shipping.
c.Panel Length: Field formed lengths when greater than 60 feet (18 m).
F.Insulation: Use insulation designed to be installed with standing seam metal roof
panels.
1.Insulation shall be Fiberglass-type blanket faced with VRR+ vinyl of the
following thickness: 2-3/4 inches (70 mm).
2.Insulation shall be Fiberglass-type blanket faced with VRR+ vinyl of the
following thickness: 3 inches (76 mm).
3.Insulation shall be Fiberglass-type blanket faced with VRR+ vinyl of the
following thickness: 4 inches (102 mm).
4.Insulation shall be Fiberglass-type blanket faced with VRR+ vinyl of the
following thickness: 6 inches (152 mm).
2.2.THROUGH-FASTENED METAL WALL PANELS
A.Metal Wall Panels: Corrugated Metal Wall Panel as manufactured by Flexospan
2.67 inches (68 mm) rib spacing by 1/2 inch (13 mm) deep. Overall panel width of
41.25 inches (1048 mm) with a wall coverage of 40 inches (1016 mm).
B.Accessories:
1.Metal Components:
a.Provide accessories and other items essential to a complete roof panel
installation including trim, flashing, fascia, metal closures, caps, gutters,
downspouts, soffits and similar metal components.
b.Metal components to be fabricated from same gauge and finish as metal
panels, unless otherwise noted.
2.Flashing: Flashing shall have the same gauge and finish as the exterior panel,
unless otherwise noted.
3.Fasteners:
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a.Exposed fasteners shall be hex head self-drilling screws with bonded
washers and color finished to match panels. Screws may be either
plated carbon steel or stainless steel as noted on the drawings.
b.Exposed stainless steel rivets shall match color finish of panel.
4.Closure Strips: Polyethylene to match configuration of the covering.
5.Sealants:
a.Exposed Sealants: Shall be one component silicone based as
recommended by panel manufacturer: field applied.
b.Concealed Sealants: Non-curing, non-skinning butyl, polyisobutylene or
polybutane tape as recommended by panel manufacturer; field applied.
C.Fabrication:
1.Form and fabricate components of the system to the profiles and patterns as
determined by Architect.
2.Metal panels shall be factory formed on a stationary industrial type rolling mill.
3.Panel Orientation: Panels with custom metallic finishes are directional and
shall be erected so as to produce a consistent visual effect.
4.Length: Unless otherwise shown on Drawings or specified herein, panels shall
be full length. Fabricate flashings in 10 ft (3 m) lengths.
a.Panel Length: Factory formed standard lengths to 40 feet (12 m).
b.Panel Length: Factory formed custom lengths of 40 feet to 60 feet (12 m
to 18 m) with special packaging and shipping.
D.Insulation: Use insulation designed to be installed with through fastened metal wall
panel.
1.Insulation shall be Fiberglass-type blanket faced with VRR+ vinyl of the
following thickness: 2 3/4 inches (70 mm).
2.Insulation shall be Fiberglass-type blanket faced with VRR+ vinyl of the
following thickness: 3 inches (76 mm).
3.Insulation shall be Fiberglass-type blanket faced with VRR+ vinyl of the
following thickness: 4 inches (102 mm).
4.Insulation shall be Fiberglass-type blanket faced with VRR+ vinyl of the
following thickness: 6 inches (152 mm).
3.EXECUTION
3.1.EXAMINATION
A.Do not begin installation until substrates have been properly prepared.
B.Tolerance Requirements: No panels shall be erected if the structural steel does not
meet the tolerances of the AISC Code, Section 7. It is the responsibility of the
Contractor to examine this alignment before the panels are erected. The Contractor
is responsible for properly installing the roof system and ensuring that all purlins or
sub-framing members are properly installed.
C.If structural steel erection is the responsibility of another installer, notify Architect of
unsatisfactory conditions before proceeding.
3.2.PREPARATION
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A.Clean surfaces thoroughly prior to installation.
B.Prepare surfaces using the methods recommended by the manufacturer for
achieving the best result for the substrate under the project conditions.
3.3.INSTALLATION - STANDING SEAM METAL ROOF PANELS
A.Install in accordance with manufacturer's instructions.
B.Sealant: Panels shall be properly sealed at the side and end joints with sealants
provided by the manufacturer. Sealant shall be applied over and under the clip as
described in the instructions and standard details.
C.Polyethylene Ridge Closures: Closed cell polyethylene ridge closures are required
on all ridges and high eave conditions and are to be friction fit and caulked in
panned ends of panels per the instructions and standard details.
1.Metal Ridge End Closures. Formed metal ridge end closures with butyl tape
as supplied by the manufacturer are to be used for all ridge or high-eave
conditions.
D.Field Panning: The FSS-1.5 panels shall be field panned in accordance with the
instructions and standard details.
E.Side Laps: Side laps shall be fully seamed, either by hand seaming or with an
electric seaming machine, to ensure the integrity of the total roof system.
F.Appearance: Due to the inherent tolerances of base metal, any flat surface panels
have the potential of "oil canning". This will not be a basis for panel rejection.
3.4.INSTALLATION - METAL PANELS
A.Install in accordance with manufacturer's instructions.
B.Fastening of Exterior Wall Panels:
1.Exposed fastener profiles shall be attached with No. 14, self-tapping screws
when attached to a sub-girt with a No. 14 by 3/4 inch (19 mm) sheet metal
screw, or 12/14 by 1 inch (25 mm) self-drilling screws with sealing washers.
When used with color-coated exterior panels, fastener heads shall be the
same color as the panel. Fasteners used for attaching aluminum, stainless
steel, or Galvalume/Acrylume, shall be of an approved type.
2.Concealed fastener exterior panels shall be positive fastened only, no clip-
type fastening shall be permitted. When fastened directly to structural steel,
panels shall be attached with No. 14 by 1 inch (25 mm) self-tapping screws.
When used in conjunction with a FL-24 liner panel and sub-girt, the exterior
panel shall be attached using No. 14 by 3/4 inch (19 mm) sheet metal screws,
or 12/14 by 1 inch (15 mm) TEK 3 self-drilling screws.
3.5.PROTECTION
A.Protect installed products until completion of project.
B.Remove strippable film immediately upon erection of panels or flashings.
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C.On standing seam roofing panels complete the seaming first and then immediately
remove strippable plastic film.
D.Exercise extreme care in unloading, storing, and erecting panels to prevent bending,
warping, twisting, end and surface damage.
E.Remove all metal filings from panel surface as part of the cleanup procedure.
F.Touch-up, repair or replace damaged products before Substantial Completion.
END OF SECTION
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SECTION 07 62 00
SHEET METAL FLASHING AND TRIM
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Flashings, counter-flashings, reglets, gutters, downspouts, and other sheet metal
items shown and required for weatherproofing the building.
1.02 RELATED WORK
A. Section 06 10 00, “Rough Carpentry.”
B. Section 07 25 00, “Building Envelope Underlayment.”
C. Section 07 46 46, “Fiber Cement Siding.”
D. Section 07 92 00, “Joint Sealants.”
1.03 REFERENCES
A. SMACNA – “Architectural Sheet Metal Manual,” published by the Sheet Metal Air
Conditioning Contractors National Association.
B. NRCA – “Roofing and Waterproofing Manual” published by the National Roofing
Contractors Association.
1.04 SUBMITTALS
A. Shop Drawings: Indicate material profile, jointing details, fastening methods,
flashings, terminations, interface with Work of other trades, and installation details.
B. Samples: 12-inches long illustrating external corner, internal corner, joint detail for
the various conditions, junction to vertical dissimilar surface, material and finish. Submit
other samples if requested by the Architect.
C. Documentation: Qualifications of fabricator/installer as required by 1.5 below.
1.05 QUALITY ASSURANCE
A. Perform Work in accordance with SMACNA and NRCA standard details and
Engineer accepted shop drawings.
B. Standard commercial manufactured items as applicable may be used for flashings
and counter-flashing if they meet the functional and appearance requirements of items
shown or specified.
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C. Fabricator and Installer: Company specializing in sheet metal flashing work with 5-
years experience on projects of this type and complexity.
D. Convene pre-installation conference 1-week prior to commencing Work of this
section.
1.06 DELIVERY, STORAGE AND HANDLING
A. Stack materials to prevent twisting, bending or abrasion, and to provide ventilation.
Slope metal sheets to ensure drainage.
B. Prevent contact with materials with may cause discoloration or staining.
1.07 PROJECT CONDITIONS
A. Exercise care when working on or about roof surfaces to avoid damaging or
puncturing membrane or flexible flashings.
1.08 WARRANTY
A. Work under this Section shall be guaranteed water-tight for a period of 3-years.
Written guarantee, signed by the sheet metal application and the Contractor, shall
include all materials and labor required to repair leaks that develop and make good any
damage to other Work caused by such leaks or the repair thereof.
PART 2 – PRODUCTS
SHEET METAL
A. Flashings and Related Items: Galvanized steel, ASTM A 653, G90 coating, hot-
dipped galvanized, both sides flattened, chemically treated. 24-gauge, unless
otherwise shown, specified, or required to meet SMACNA standards.
B. Roof Flashings and Related Items: Galvanized steel, ASTM A 653, G90 coating, hot-
dipped galvanized, both sides flattened, chemically treated. 24-gauge, unless
otherwise shown, specified, or required to meet SMACNA standards.
C. Under-siding trim and related items: Bonderized, painted to match existing
2.02 ACCESSORIES
A. Fasteners:
1. Same material and finish as flashing metal or material compatible with the
sheet metal.
2. Provide soft integral neoprene washers for all exposed conditions.
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3. Pop rivets of same material as material to be fastened may be used for metal-
to- metal connections where future disassembly is not required and where not
exposed to view.
B. Protective Backing Paint: Bituminous type.
C. Sealant: Type specified in Section 07 92 00, “Joint Sealants.”
D. Bedding Compound: Butyl type.
E. Plastic Flashing Cement: ASTM D4586
F. Solder: ASTM B 32, grade as recommended by manufacturer of metal sheets for
intended use.
G. Miscellaneous: Items essential to the completeness of the sheet metal installation,
though not specifically shown or specified, shall be provided. All such items, unless
otherwise shown on the Drawings or specified, shall be of the same kind of material as
the item to which applied.
2.03 FABRICATION
A. Form sections in conformance with the referenced standards, unless otherwise
indicated, true to shape, accurate in size, square and free from distortion or defects.
B. Material requiring soldering shall be soldered in shop unless otherwise accepted by
Engineer.
C. Fabricate cleats of same material as sheet, interlockable with sheet.
D. Form pieces in longest possible lengths in single length sheets.
E. Hem all exposed edges on underside ½-inch, miter, and seam corners.
F. Work exposed to weather or moisture shall be completely watertight with provisions
for free expansion without leaks.
G. Soldering:
1.Clean and flux metal prior to soldering.
2.Sweat solder completely through seam width.
3.Make exposed soldering full flowing and smooth with finish surfaces.
4.Wash acid flux with an appropriate neutralizing solution after soldering, and
remove soldering flux on exposed and painted surfaces.
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H. Edge drips fabricated with bottom edge formed outward ¼-inch and hemmed to form
drip.
I. Embedded flashings fabricated to allow flange to extend a minimum of 5-inches
under roofing surface.
J. Form gutters to profile and size as shown.
2.04 FINISH
A. Back paint concealed galvanized metal surfaces with protective backing paint to a
minimum dry film thickness of 1-mil.
PART 3 - EXECUTION
3.01 EXAMINATION
A. Verify roof openings, curbs, sleeves, ducts, or vents through roof are solidly set,
reglets in place and nailing strips located.
B. Verify roofing termination and base flashings are in place, sealed and secure.
3.02 PREPARATION
C. Install cleats before starting installation.
D. Install surface-mounted reglets true to lines and levels. Bed reglets in sealant tape
and seal top of reglets with sealant.
3.03 INSTALLATION
A. Standards: Install items in accordance with the “Architectural Sheet Metal Manual”
(SMACNA) “National Roofing Contractors’ Manual”, or roofing manufacturers
recommendations, whichever is most stringent, unless otherwise indicated on the
Drawings or in these Specifications. For proprietary products, follow manufacturer’s
specifications.
B. General: Install straight and true with miters and joints accurately fitted. Exposed
Work shall be free of dents, waves and buckles or other defects. Ample provisions shall
be made for expansion and contraction in sheet metal assembly, and shall be provided
by slip joints set in non-hardening type sealant. Provide slip joints at a minimum every
15- feet, unless otherwise permitted by SMACNA.
C. Reinforcement shall be provided as required. Dissimilar metals shall be isolated and
protected from contact with either butyl sealer or specified isolating material. Surfaces
of sheet metal in contact with concrete, plaster, or treated wood shall be protected with
a coating of bituminous paint.
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D. Soldering: Edges of sheet metal shall be pre-tinned before soldering is begun. Heat
the seam thoroughly, and completely sweat the solder thorugh the full width of the
seam. Ample solder shall be used, and the seam shall show not less than one full inch
of evenly flowed solder. Soldering shall follow immediately after the application of flux.
Upon completion of soldering, flux shall immediately be neutralized, and the surfaces
shall be thoroughly scraped and cleaned. Joints shall be free to move with expansion of
the metal.
E. Joints:
1. General: Not exposed to view (visible only from roof). When permitted by
SMACNA, standards shall be lap joints. Turn joints in direction of water flow.
Corners and miters shall be reinforced and soldered. Exposed edges shall be
folded, beaded or ½-inch double returned; no raw edges will be permitted. Lap 4-
inches minimum and bed in sealant.
2. Items exposed to view shall have joints meeting SMACNA “acceptable” joint
designs for weight of material.
F. Fastenings: Adequate to sustain normal loads which may be imposed. Applied in
such a manner as not to jeopardize the watertight integrity of the building. Secure
flashings in place using specified type of fasteners. Use exposed fasteners only in
locations where concealed fastening is not possible. Exposed fastener location shall be
reviewed by the Architect prior to installation.
G .Flashings and Metal Trim: Provide all flashings, counter-flashings, metal trim and
any other fabricated items and miscellaneous sheet metal work indicated or required to
provide a watertight installation roof top. Flashings shall have flange set on roof and
fastened to substrate. Lock seams and end joint. Fit flashings tight in place. Make
corners square, surfaces true and straight in planes, and lines accurate to profiles.
Miscellaneous flashing, metal trim and their related components are not necessarily
END OF SECTION
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SECTION 07 92 00
JOINT SEALANTS
PART 1 - GENERAL
1.01 WORK INCLUDED
A. All general sealing work required throughout the project.
1.02 RELATED WORK
A. Section 07 25 00, “Building Envelope Underlayment.”
B. Section 07 62 00, “Sheet Metal Flashing and Trim.”
C. Section 08 81 00, “Glazing.” (For sealing for glazing)
D.Section 09 21 16, “Gypsum Board Assemblies.” (For sealing at drywall)
1.03 SUBMITTALS
A. Product Data: Provide data indicting chemical characteristics, performance criteria,
substrate suitability, preparation, installation procedures, limitations and color
availability.
B. Samples: Illustrating sealant colors for selection. When so directed, apply sample in
12- inch-minimum-runs in actual joints at the job site. When these are accepted by
Architect, they will serve as a standard of quality for the Project.
1.04 QUALITY ASSURANCE
A. Perform Work in accordance with sealant manufacturer’s requirements for
preparation of surfaces and material installation instructions.
B. Exterior sealant work shall be done by an applicator specializing in Work of this type
and complexity with a minimum of 5-years experience.
C. Installer shall comply with manufacturer’s recommendations regarding shelf life for
sealant.
D. Design sealant joints for expansion, compression movement, adhesion and
appearance
per Sealant, Waterproofing and Restoration Institute (SWRI) requirements.
E. Sealant shall not cause staining, degradation or premature aging of adjacent
surfaces or sealant itself when in contact with these surfaces.
F. Sealants should be field tested for adhesion.
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1.05 ENVIRONMENTAL REQUIREMENTS
A. Maintain temperature and humidity recommended by sealant manufacturer during
and after installation.
B. Schedule sealing operations so that working joints are most likely to be normal size.
Apply materials within manufacturer’s recommended surface and ambient temperature
ranges.
1.06 WARRANTY
A. Provide a 3-year warranty. Include coverage for installed sealants and accessories
which fail to achieve watertight seal and/or exhibit loss of adhesion or cohesion,
become brittle or crack, change color in a significant way, or do not cure.
PART 2 – PRODUCTS
2.01 GENERAL
A. Sealants, primers, and accessories shall be compatible with contacting surfaces,
including other sealant types and non-staining to adjacent exposed materials. Products
having similar application and usage shall be of the same manufacturer and type.
B. Colors shall be selected from manufacturer’s standard range except as otherwise
indicated. Use gun consistency compounds, unless otherwise required by job
conditions. Do not use oil-based caulking materials for any purpose.
2.02 SEALANT (EXTERIOR USE)
A. Unless otherwise indicated below, in other sections, unless otherwise required by a
product manufacturer for compatibility with their product, or unless sealant
manufacturer does not recommend for a particular use: One component polyurethane
as manufactured by Pecora, Sonneborn, or accepted equal.
B. Concealed joints: One-part butyl rubber caulk conforming to FS-TT-S-001657, Type
1, Pecora “BC158” or accepted equal.
C. Concealed joints (between 2 assembled rigid surfaces in compression):
Polyisobutylene sealant tape conforming to AAMA 804.1
2.03 SEALANT (GENERAL INTERIOR USE): Latex Acrylic ASTM C834
2.04 INTERIOR WET AREAS: One part mildew-resistant silicone rubber conforming to
ASTM C920, Type S, Class 25, Grade NS, Dow-Corning 786, General Electric “SCS” or
accepted equal.
2.05 ADDITIONAL SEALANT MATERIALS: As specified in respective specification Sections.
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2.06 COLORS: As selected by Architect from manufacturer’s standards except as follows-
Color selection is optional where used in concealed conditions.
PART 3 - EXECUTION
3.01 GENERAL
A. Use and install per manufacturer’s instructions to achieve effective adhesion and
secure the work against penetration by water.
B. Clean joint surfaces and prime as recommended by manufacturer.
C. Accurately apply in one continuous operation to full depths and widths of joints or
pockets. Surface shall have a thoroughly neat, extruded appearance when complete.
D. Joint width: as shown or ¼-inch minimum and 1-inch maximum. Joint depth not
more than joint width or 1/2-inch maximum.
E. Support sealants from back with construction as shown or with backer rod.
F. Sealant work shall precede asphaltic work, or painting.
G. Clean adjacent surfaces free from caulking and sealant smears.
3.02 APPLICATIONS
A. Sealant: Use for all exterior and interior joints directly exposed to view.
B. Caulking: Use for all other joints or applications as required to exclude water
penetration.
END OF SECTION
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SECTION 08 16 00
COMPOSITE INTERIOR DOORS
1.01 PART 1 - GENERAL
1.02 WORK INCLUDED
A. New Composite doors at interior.
1.03 RELATED WORK
A. Section 06 10 00, “Carpentry.”
B. Section 08 71 00, “Door Hardware.”
C. Section 09 90 00, “Painting and Coating.”
1.03 SUBMITTALS
A. Product Data: Submit door manufacturer current product literature, including
installation instruction.
B. Samples: Provide finish samples for all products.
1.04 DELIVERY, STORAGE AND HANDLING
A. Deliver doors, materials and components in manufacturer’s original, unopened,
undamaged containers with identification labels intact.
B. Store doors as recommended by manufacturer.
1.05 WARRANTY
A. Manufacturer standard warranty indicating that the door will be free from material
and workmanship defects from the date of substantial completion for a period of 5
years.
PART 2 – PRODUCTS
2.01 MANUFACTURER
A. Trudoor Interior Doors or approved equal.
2.02 PASSAGE DOORS
A. Solid core with knock down metal frame. Thickness: 1-3/4-inch.
B. Jamb: jamb as indicated on drawings.
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C. Finish: Paint per Section 09 90 00, “Painting and Coating.” and per Finish Schedule
in drawings
D. Hardware: See Section 08 71 00, “Door Hardware.” And Door Schedule in
drawings
PART 3 - EXECUTION
3.01 GENERAL
A. Install doors in accordance with manufacturer’s installation guidelines and
recommendations. Install plumb & true, with closure pressure within approved ADA,
local or state guidelines, whichever is most stringent.
3.02 EXAMINATION
A. Inspect door prior to installation.
B. Inspect rough opening for compliance with door manufacturer recommendations.
Verify rough opening conditions are within recommended tolerances.
3.03 PREPARATION
A. Prepare and install in accordance with manufacturer’s recommendations.
B. Re-check for square, level and even spacing around door.
END OF SECTION
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SECTION 08 41 13
ALUMINUM STOREFRONTS
1.GENERAL
1.1.SECTION INCLUDES
A.Aluminum storefronts.
1.2.RELATED SECTIONS
A.Section 08 81 00 - Glass Glazing.
B.Section 07 62 00 - Sheet Metal Flashing and Trim
1.3.REFERENCES
A.ASTM International (ASTM):
1.ASTM B 221 - Standard Specification for Aluminum and Aluminum-Alloy
Extruded Bars, Rods, Wire, Profiles, and Tubes.
2.ASTM E 283 - Test Method for Determining the Rate of Air Leakage Through
Exterior Windows, Curtain Walls, and Doors under Specified Pressure
Differences across the Specimen.
3.ASTM E 330 - Standard Test Method for Structural Performance of Exterior
Windows, Doors, Skylights and Curtain Walls by Uniform Static Air Pressure
Difference.
4.ASTM E 331 - Test Method for Water Penetration of Exterior Windows, Curtain
Walls, and Doors by Uniform Static Air Pressure Difference.
1.4.SUBMITTALS
A.Submit under provisions of Section 01 30 00 - Administrative Requirements.
B.Product Data: Manufacturer's data sheets on each product to be used, including:
1.Preparation instructions and recommendations.
2.Storage and handling requirements and recommendations.
3.Installation methods.
C.Shop Drawings: Configuration and details for installation, maintenance and
operation.
D.Selection Samples: For each finish product specified, two complete sets of color
chips representing manufacturer's full range of available colors and patterns.
E.Verification Samples: For each finish product specified, two samples, minimum size
6 inches (150 mm) square representing actual product, color, and patterns.
1.5.QUALITY ASSURANCE
A.Manufacturer Qualifications: Minimum 5 year experience manufacturing similar
products.
B.Installer Qualifications: Minimum 2 year experience installing similar products.
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C.Mock-Up: Provide a mock-up for evaluation of surface preparation techniques and
application workmanship.
1.Finish areas designated by Architect.
2.Do not proceed with remaining work until workmanship is approved by
Architect.
3.Refinish mock-up area as required to produce acceptable work.
1.6.PRE-INSTALLATION MEETINGS
A.Convene minimum two weeks prior to starting work of this section.
1.7.DELIVERY, STORAGE, AND HANDLING
A.Deliver and store products in manufacturer's unopened packaging bearing the brand
name and manufacturer's identification until ready for installation.
B.Handling: Handle materials to avoid damage.
1.8.PROJECT CONDITIONS
A.Maintain environmental conditions (temperature, humidity, and ventilation) within
limits recommended by manufacturer for optimum results. Do not install products
under environmental conditions outside manufacturer's recommended limits.
1.9.SEQUENCING
A.Ensure that products of this section are supplied to affected trades in time to prevent
interruption of construction progress.
2.PRODUCTS
2.1.MANUFACTURERS
A.Acceptable Manufacturer: CR Laurence, Arcadia or Approved Equal.
2.2.ALUMINUM STOREFRONT
A.Product: Aluminum Storefront
B.Design:
1.Framing sections shall be extruded from 6063-T5 aluminum alloy.
2.Glazing beads shall be NS (non-stretch, high-shore) vinyl used on both sides
of the glass. Vinyl shall incorporate a fiberglass cord bonded with the vinyl.
3.Sections shall conform to details and shall present clean, straight, sharply
defined lines, and shall be free from defects impairing strength or durability.
4.Screws, nuts, bolts and fastening devices and internal components shall be of
aluminum, stainless steel or other non-corrosive material.
5.Factory preparation from detail drawings shall be so fabricated that field
assembly will be able to produce accurate, tightly fitted joints.
C.Hardware:
1.Per Manufacturer, Refer to Section 08 71 00 - Door Hardware.
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3.EXECUTION
3.1.EXAMINATION
A.Do not begin installation until substrates have been properly prepared.
B.If substrate preparation is the responsibility of another installer, notify Architect of
unsatisfactory preparation before proceeding.
3.2.PREPARATION
A.Clean surfaces thoroughly prior to installation.
B.Prepare surfaces using the methods recommended by the manufacturer for
achieving the best result for the substrate under the project conditions.
3.3.INSTALLATION
A.Install in accordance with manufacturer's instructions.
3.4.FIELD QUALITY CONTROL
A.All joints between metal and masonry shall be fully caulked and field tested to resist
water leakage with provisions taken to drain infiltrated water.
3.5.PROTECTION
A.Protect installed products until completion of project.
B.Touch-up, repair or replace damaged products before Substantial Completion.
END OF SECTION
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SECTION 08 51 13
ALUMINUM WINDOWS
1.GENERAL
1.1.SECTION INCLUDES
A.Aluminum Windows with integral glazing units and accessories.
1.Fixed.
2.Combination: Fixed with Slider
1.2.RELATED SECTIONS
A.Section 07 62 00 - Sheet Metal Flashing and Trim
B.Section 08 83 13 - Mirrored Glass Glazing.
1.3.REFERENCES
A.American Architectural Manufacturer's Association (AAMA).
1.AAMA/WDMA/CSA101/I.S.2/A440, North American Fenestration Standard/
Specification for Windows, Doors, and Skylights, Includes Update No. 1.
2.AAMA 502-12 Voluntary Specification for Field Testing of Newly Installed
Fenestration Products.
3.AAMA 609 Cleaning and Maintenance Guide for Architecturally Finished
Aluminum.
4.AAMA 611 Voluntary Standards for Anodized Architectural Aluminum.
5.AAMA 2605 Voluntary Specification, Performance Requirements and Test
Procedures for Superior Performing Organic Coatings on Aluminum
Extrusions and Panels (with Coil Coating Appendix).
B.ASTM International (ASTM).
1.ASTM E283 Standard Test Method for Determining Rate of Air Leakage
Through Exterior Windows, Curtain Walls, and Doors Under Specified
Pressure Differences Across the Specimen.
2.ASTM E330 Standard Test Method for Structural Performance of Exterior
Windows, Doors, Skylights and Curtain Walls by Uniform Static Air Pressure
Difference.
3.ASTM E547 Standard Test Method for Water Penetration of Exterior Windows,
Skylights, Doors, and Curtain Walls by Cyclic Static Air Pressure Difference.
4.ASTM F588 Standard Test Methods for Measuring the Forced Entry
Resistance of Window Assemblies, Excluding Glazing Impact.
C.Glass Association of North America (GANA):
1.GANA 01-0300 Proper Procedures for Cleaning Architectural Glass Products.
D.National Fenestration Rating Council (NFRC).
1.NFRC 100A Procedure for Determining Fenestration Attachment Product U-
factors.
2.NFRC 200A Procedure for Determining Fenestration Attachment Product
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Solar Heat Gain Coefficient and Visible Transmittance at Normal Incidence.
3.NFRC 500 Procedure for Determining Fenestration Product Condensation
Resistance Values.
E.US Green Building Council (USGBC).
1.LEED NC Version 2.2, LEED (Leadership in Energy and Environmental
Design): Green Building Rating System Reference Package For New
Construction and Major Renovations.
1.4.SUBMITTALS
A.Submit under provisions of Section 01 30 00 - Administrative Requirements.
B.Product Data: Manufacturer's standard specifications and descriptive literature,
including:
1.Certified test laboratory reports to show compliance with requirements.
a.Windows with sizes exceeding the gateway sizes do not qualify under
these tests.
b.Windows manufactured with configurations different than the tested
configurations do not qualify under these tests; windows can be tested
for performance outside the already tested gateway sizes.
c.Windows with hardware different from what is referenced on the test
reports do not qualify under these tests.
2.Manufacturer's standard head, jamb, and sill details.
3.Installation methods: Submit manufacturer's written installation instructions.
C.Manufacturer's Certificates: Submit certified independent testing agency reports
indicating window unit meets or exceeds specified performance requirements.
D.Verification Samples:
1.Window Section: 8 x 8 inch (203 x 203 mm) minimum corner section sample
of frame for each glazing type specified used to verify construction, corner
joint, frame finish, and color.
a.Quantity: 5.
2.Single or Insulated Glazing 12 x 12 inch (305 x 305 mm).
3.Finish: AAMA 611 Anodized Architectural Coatings. Class 1 Anodized.
4.Finish: AAMA 2605 for Organic Coatings on Aluminum Extrusions. Kynar.
E.Shop Drawings: For each installation and for special components not dimensioned
or detailed in manufacturer's product data.
1.Details of construction and installation including, but not limited to, window
location chart, window schedule, size, muntin type and design, sections and
details of multiple window assemblies, hardware, glazing details, frame type,
STC, glass types, screens and handing operation. Show locations.
F.Manufacturer's written instructions, including:
1.Delivery, storage, and handling recommendations.
2.Preparation and installation recommendations.
G.Installer's Experience: Submit verification of evidence of similar work of this section.
H.Warranty: Fully executed, issued in Owner's name and registered with
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manufacturer, including:
1.Manufacturer's 1 year warranty, from date of substantial completion, covering
defects in materials.
1.5.QUALITY ASSURANCE
A.Manufacturer Qualifications: Company specializing in manufacturing products
specified in this section with a minimum ten years documented experience.
1.Manufacturer must be certified through PPG Certified Window and Door
Fabricator Program.
B.Installer Qualifications: Company specializing in performing Work of this section with
minimum three years documented experience with projects of similar scope and
complexity.
C.Source Limitations: Provide each type of product from a single manufacturing
source to ensure uniformity.
D.Mock-Up: Construct a mock-up with actual materials in sufficient time for Architect's
review and to not delay construction progress. Locate mock-up as acceptable to
Architect and provide temporary foundations and support.
1.Intent of mock-up is to demonstrate quality of workmanship and visual
appearance.
2.If mock-up is not acceptable, rebuild mock-up until satisfactory results are
achieved.
3.Retain mock-up during construction as a standard for comparison with
completed work.
4.Do not alter or remove mock-up until work is completed or removal is
authorized.
5.Incorporation: Mock-up may be incorporated into final construction upon
Owner's and Architect's approval.
1.6.PRE-INSTALLATION CONFERENCE
A.Convene a conference approximately two weeks before scheduled commencement
of the Work. Attendees shall include Architect, Contractor and trades involved.
Agenda shall include schedule, responsibilities, critical path items and approvals.
1.7.DELIVERY, STORAGE, AND HANDLING
A.Delivery of Materials:
1.In accordance with manufacturer's written instructions.
2.In manufacturer's original, unopened, undamaged containers or packaging
with identification labels intact, product name and manufacturer clearly visible.
3.In sizes to suit project.
B.Material Storage: Protect from exposure to harmful environmental conditions. Keep
clean, dry, frost-free and at manufacturer's recommended temperature and humidity
levels.
C.Handling:
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1.Exercise care during off-loading and installation to avoid damage and marring
of finishes.
2.Handle in a manner to distribute material load evenly to prevent twisting,
bending, and cracking of windows, and associated parts.
3.Replace any products damaged during handling with new materials.
1.8.PROJECT CONDITIONS
A.Maintain environmental conditions (temperature, humidity, and ventilation) within
limits recommended by manufacturer for optimum results. Do not install products
under environmental conditions outside manufacturer's recommended limits.
1.9.WARRANTY
A.Manufacturer's Warranty:
1.Submit, for Owner's acceptance, manufacturer's standard warranty document
executed by authorized company official.
2.Manufacturer's warranty is in addition to and not intended to limit other rights.
3.Replace any products damaged during handling.
2.PRODUCTS
2.1.MANUFACTURERS
A.Suggested Manufacturers: CR Laurance, Acadia, Western or approved equivalent.
2.2.ALUMINUM WINDOWS
3.EXECUTION
3.1.EXAMINATION
A.Verification of Conditions: Verify that conditions of substrate previously installed
under other Sections or Contracts are acceptable for aluminum window installation
in accordance with manufacturer's written recommendations.
1.Visually inspect substrate.
2.Verify openings are dimensionally correct and within allowable tolerances, and
substrates are plumb, level, and clean.
3.Verify in the presence of the Architect that anchoring surface is in accordance
with approved shop drawings.
4.Inform Architect of unacceptable conditions immediately upon discovery.
5.Proceed with installation only after unacceptable conditions have been
remedied and after receipt of written approval to proceed from Architect.
6.Starting window installation implies substrate conditions are acceptable for
Work of this Section.
3.2.PREPARATION
A.Clean surfaces thoroughly prior to installation.
B.Prepare surfaces using the methods recommended by the manufacturer for
achieving the best result for the substrate under the project conditions.
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C.Installers: Use only installers who have training and experience of similar work of
this section.
3.3.INSTALLATION
A.Install aluminum windows in accordance with manufacturer's written
recommendations, approved submittals, and in proper relationship with adjacent
construction.
1.Ensure operable windows are closed and locked during installation.
B.Sealants: Apply sealant in accordance with manufacturer's written guidelines.
3.4.FIELD QUALITY CONTROL
A.Comply with AAMA 502-12.
B.Field Testing Performance: To AAMA 502-12, Section 1.1.
C.Proper Execution of Field Test:
1.Ensure window is plumb, level, and square.
a.If conditions fall outside the plus or minus 1/8 inch (3 mm) tolerance, do
not test the product.
b.Test at a pressure greater than 2/3 the fenestration product laboratory
test pressure.
D.Qualification of Agency Performing Test: Ensure AAMA accreditation by independent
testing agency.
E.Site Visits: Schedule to review work at stages listed:
1.After delivery and storage of aluminum windows and when preparatory work
on which work of this section depends is complete, but before application
begins.
2.Twice during progress of work at 25 and 60 percent complete.
3.Upon completion of work, after cleaning is carried out.
4.Obtain reports within three days of review and submit immediately to Architect.
3.5.CLEANING AND PROTECTION
A.Clean sealants, caulking and other materials from surfaces, including adjacent work.
B.Clean frames, casings and glass using materials and methods recommended by the
manufacturer.
1.Clean using methods which comply with AAMA 609.
2.Clean glass using methods which comply with GANA 01-0300.
C.Protect installed products until completion of project.
D.Protect installed aluminum windows from damage during construction.
E.Repair or replace adjacent materials damaged by installation of aluminum window.
F.Touch-up, repair or replace damaged products before Substantial Completion.
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END OF SECTION
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SECTION 08 71 00
DOOR HARDWARE
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Door finish hardware.
1.02 RELATED WORK
A. Section 06 10 00, “Carpentry.”
B. Section 08 16 00, “Composite Doors.”
c. Section 08 31 14 “ Aluminum Storefronts”
1.03 REFERENCES
A. American National Standards Institute (ANSI)
ANSI A115 and A115-W: Door and Frame Preparation Standards.
ANSI/BHMA A156.1 through A156.20: Standards for various hardware items as
sponsored and published by Builders Hardware Manufacturers Association (BHMA).
B. National Fire Protection Association (NFPA) – NFPA 80, Fire Doors and Windows.
C. California Code of Regulations (CCR), Title 24 – California Building Code, Title 24,
Part 2, Chapter 31 and 33.
D. Americans with Disabilities Act Accessibility Guidelines (ADA-AG).
E. Standards and Codes: Finish hardware must comply with applicable fire, safety
regulation, building and accessibility codes and, in addition, with Underwriters’
Laboratories, Inc. (UL) requirements for rated openings. Hardware must be UL
approved.
1.04 SUBMITTALS
A. Submit manufacturer’s information for hardware selections.
B. Keying Schedule: Submit 3 copies of complete keying schedule.
C. Shop Drawings: Indicate locations and mounting heights of hardware. Supply
templates to door and frame manufacturers for proper and accurate sizing and
locations of cutouts for hardware.
D. Closeout Submittal: Record actual locations of installed cylinders and master key
codes on project Record Documents.
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PART 2 – PRODUCTS
2.01 GENERAL
A. Numbers indicating hardware items are those of the manufacturer listed, or as
otherwise indicated. Hardware finish, unless otherwise noted shall be US 10B (Oil-
Rubbed Bronze).
B. Upon delivery of the finish hardware to the job site, the Contractor shall be
responsible for all materials. The hardware shall be protected from damage at all times,
prior to and after its installation.
C. Furnish hardware with all necessary screws, bolts or other fastenings as
recommended by the hardware manufacturer.
D. Examine drawings to determine proper hand and other location requirements for
hardware.
E. While the hardware schedule is intended to cover all doors and other movable parts
of the building, and establish type and standard of quality, it shall be the specific duty
and responsibility of finish hardware supplier to examine Plans and Specifications and
furnish proper hardware for all openings whether listed or not. If there are any
omissions in hardware groups in regard to regular doors they shall be called to the
attention of the Architect prior to bid opening for instruction; otherwise, list will be
considered complete. No extras will be allowed for omissions.
2.02 HARDWARE ITEMS:
A. Review drawings for hardware group locations and door types; where not fully
covered in Hardware Schedule, comply with general requirements.
B. Hinges and Butts: Comply with the following unless otherwise indicated, or supplied
by door manufacturer:
1. Doors 1-3/4” thick and up to 41” wide: 4-1/2” heavy weight.
2. Provide widths sufficient to clear trim projections when door swings 180
degrees.
3. Provide 3 hinges to 90-inches high, 1 hinge for each 18-inches above 90-
inches high for each door leaf, unless otherwise specified.
4. Provide ball bearing or oilite hinges at doors with closers.
5. All exterior hinges to have NRP (non-removable pin) and be of ANSI A5111
stainless steel with Oil-Rubbed Bronze finish.
C. Locksets and Latchsets: Provide metal matching specified finish; interior parts of
steel and zinc-dichromatic plating, to resist rusting and corrosion; do not supply plastic,
die-cast or aluminum mechanisms.
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1. Type: Schlage ND series in Oil Rubbed Bronze finish.
2. Lock Design: Cylindrical with Tubular (TLR) Lever
3. Backset: 2 ¾
4. Strikes: Furnish standard strikes with extended lips where required to protect
trim from being marred by latch bolt.
D. Panic Hardware:
1. Type: Allegion Von Duprin 35A in Oil-Rubbed Bronze finish.
2. Lock Design: Standard mortise keyed lock with 06 Lever at exterior.
3. Strikes: Furnish standard strikes with extended lips where required to protect
trim from being marred by latch bolt.
E. Keying: will be done to match the existing system, or as directed by the Owner.
1. Keying manufacturer shall provide for grand master, master key, keyed alike or
keyed different, keying as directed by Owner.
2. Provide construction keying or construction cylinders for doors requiring locking
during construction; construction inserts or cylinders shall be removed just prior to
owner occupancy.
3. Keying manufacturer to furnish additional master, extractor, emergency, and
blank keys in quantities as requested by Owner.
4. Tag all keys with location and schedule heading number and submit keys for
final use to owner.
5. Hardware manufacturers shall key and register lock cylinders and shall keep
complete and accurate records for future expansion and reference purposes.
F. Door Stops: See Door Schedule for reference.
1.Threshold: Furnish threshold as detailed or specified. See Door Schedules for
reference.
G. Kick Plates, push side: Height x 1-1/2” less door width x .050. See Hardware Group
for model
2.03 HARDWARE GROUPS
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Group #3: Interior Swing Door Privacy or Security – Key Entry (Type C & D)
Group #1: Exterior Swing Doors Entry – Key Entry w/ Panic Hardware (Type: A & B)
Group #2: Interior Swing / Glazed Office Partitions – Keyed (Type J)
Group #4: Interior Swing Doors Passage - (Type C )
#ITEM MODEL MANUFACTURER
1 Hinges By Door MFR.
1 Cylinder Removable core Per Owner
1 Lockset/ Handle ND66PD w/ Rhodes
lever Schlage or equiv.
1 Door stop FS425 Ives or equiv.
1 Threshold By Door MFR.
1 Kickplate 8400 Ives or equiv.
Weatherstrip By Door MFR.
#ITEM MODEL MANUFACTURER
1 Hinges By Door MFR.
1 Cylinder Removable core Per Owner
2 Panic Hardware Von Duprin 35A w/
Standard Lever Allegion or Equiv.
2 Door stop FS425 Ives
1 Threshold By Door MFR.
2 Kickplate 8400 Ives or Equiv
Seal By Door MFR.
#ITEM MODEL MANUFACTURER
1 Hinges By Door MFR.By Door MFR.
1 Cylinder Removable core Per Owner
1 Lockset/Handle ND50PD w/ Rhodes
lever By Door MFR.
1 Door Stop WS11 Ives or equiv.
1 Kickplate By Door MFR.
#ITEM MODEL MANUFACTURER
1 Hinges By Door MFR.By Door MFR.
1 Cylinder Removable core Per Owner
1 Handle ND50PD w/ Rhodes
lever Schlage or equiv.
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Group #5: Conference Room Glazed Door - (Type H)
PART 3 - EXECUTION
3.01 INSTALLATION
A. Comply with recommendations of Builders Hardware Manufacturer’s Association.
Subject to approval, for height of items not indicated; height is to center unless
otherwise noted. Must be within ADA requirements. Heights are centerline heights from
finished floor.
B. Locks and Latches: 36” to center of lever.
C. Door Pulls: 44” to center of grip.
D. Top Hinge: To jamb manufacturer’s standard, but not greater than 10” from head of
frame to centerline of upper hinge.
E. Bottom Hinge: To jamb manufacturer’s standard, but not greater than 12-1/2” from
floor to center of bottom hinge.
F. Intermediate Hinges: Equally spaced between top and bottom hinges and from each
other.
G. Other Items: Comply with recommendations of Builders Hardware Manufacturers
Association (BHMA), subject to approval, for heights of items not indicated.
H. Install each hardware item in compliance with the manufacturer’s instructions and
recommendations. Do not install surface-mounted items until finishes have been
completed on the substrate.
I. Set units level, plumb and true to line and location.
J. No extra cost will be allowed because of changes or corrections necessary to
facilitate installation of hardware.
3.02 ADJUST AND CLEAN:
A. Adjust and check each operating item of hardware and each door to ensure proper
operation or function of every unit. Replace units that cannot be adjusted to operate
freely and smoothly as intended for the application made.
#ITEM MODEL MANUFACTURER
2 Double-Acting
Hinges By Door MFR.By Door MFR.
1 Handle Rockwood 11847 Rockwood by Assa
Abloy or equiv.
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B. Final Adjustment: Prior to acceptance occupancy of the work make final check and
adjustment of all hardware. Clean operating items as necessary for proper function and
finish of hardware and doors. Adjust door control devices.
C. Instruct Owner’s Personnel in proper adjustment and maintenance of hardware and
hardware finishes, during the final adjustment of hardware.
**END OF SECTION**
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SECTION 08 80 00
GLAZING
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Glass and glazing accessories for windows and doors.
1.02 RELATED WORK
A.Section 07 90 00, “Joint Protection.”
B. Section 08 16 00, “Composite Doors.”
C. Section 08 31 14 “ Aluminum Storefronts”
D. Section 10 28 13, “Toilet Accessories.”
1.03 SUBMITTALS
A. Product data: Submit product data indicating special handling or installation
requirements.
B. Samples: Submit one sample, 12 x 12 inches in size, illustrating each type of glazing
unit.
C. Certification: Submit certification that glazing materials used on the Project conform
to all applicatble requirements of CSPE “Safety Standard for Architectural Glazing
materials,” and the requirements as indicated.
1.04 QUALITY ASSURANCE
A. Glazing standards: Comply with recommendations of Glass Association of North
America (GANA) “Glazing Manual” and “Sealant Manual” for glazing installation
methods, except where more stringent requirements are indicated.
B. Regulatory Requirements:
C. Comply with Consumer Product Safety Commission (CPSC) “Safety Standard for
Architectural Glazing Materials,” 42 FR 1428; 16 CFR Part 1201, “Category II,” for all
applicable materials.
D. Comply with 2013 California Building Code (CBC), Chapter 24, “Glass and lazing.”
1.05 DELIVERY, STORAGE AND HANDLING
A. Deliver, store and handle materials in manner to prevent damaging and as
recommended by the manufacturer.
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B. Deliver glass affixed with manufacturer’s labels and do not remove labels prior to
installation inspection or final approval.
C. Protect glass from edge damage during handling and installation, and subsequent
operation of glazed components of the work. During installation, discard units with
significant edge damage or other imperfections.
PART 2 – PRODUCTS
2.01 GLASS MATERIALS
A. Glass at Doors, Unless Otherwise Noted: Manufacturer’s factory hermetically sealed
units, conforming to IGMAC certification, tempered where required.
B. Glass at factory assembled Windows, Unless Otherwise Noted: Manufacturer’s
factory hermetically sealed units, conforming to IGMAC certification, tempered where
required = 15/16 inch insulated unit.
C. Glass at custom exterior transom inswing hopper windows: ¼-inch clear, with
embedded diagonal wire @ ¾-inch o.c.
D. Glass at custom interior transom inswing hopper window: 1/8” clear.
E. Tempered Glass at exterior display case: ASTM C1036-85, Type I, Class 1, Quality
q3; tempered where shown and required in accordance with ASTM C10448, Kind FT –
Fully Tempered, Laminated; 1/4-inch thick, unless otherwise indicated.
F. Mirrors: see drawings for Plumbing accessories and fixtures schedule.
2.02 GLAZING ACCESSORIES
A. As required by manufacturer for complete, weather-tight installation.
B. Mirror Mastic: Paulmer Mirror Mastic or approved equal.
2.03 GENERAL FABRICATION
A. Factory-label each pane of glass; do not remove labels until final acceptance is
obtained.
B. Tong marks on tempered glass shall not be permitted; use horizontal tempering
process.
PART 3 - EXECUTION
3.01 EXAMINATION
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A. Verify surfaces of glazing channels or recesses are clean, free of obstructions, and
ready for work of this Section. Do not begin installation until unsatisfactory conditions
have been corrected.
3.02 PREPARATION
A. Clean contact surfaces to receive glass immediately before glazing with solvent and
wipe dry.
B. Seal porous glazing channels or recesses. Prime surfaces scheduled to receive
sealant.
C. Glaze in accordance with referenced standards and recommendations of door or
window assembly manufacturer.
3.03 MIRROR: Install per recommendations from Mirror Mastic manufacturer.
3.04 CLEANING
A. After installation, mark accessible side of pane with an “x” by using plastic tape
which removable paste, to prevent persons from bumping into glass.
B. Remove glazing sealant, compound, dust, dirt and other foreign materials from finish
surfaces. Remove labels after work is completed.
C. Replace glass which is broken or otherwise damaged just prior to substantial
completion. Wash and polish glass inside and out just prior to owners’ acceptance.
END OF SECTION
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SECTION 09 21 16
GYPSUM BOARD ASSEMBLIES
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Gypsum board, joint treatment and accessories.
1.02 RELATED WORK
A. Section 07 92 00, “Joint Sealants.”
B. Section 09 90 00, “Painting and Coating.”
1.03 REFERENCES
A. ASTM C840: Application and Finishing of Gypsum Board.
1.04 SUBMITTALS
A. Product Data: Submit manufacturer’s product data.
1.05 PROJECT CONDITIONS
A. Do not begin installation of interior gypsum board until space is enclosed, space is
not exposed to other sources of water, and space is free of standing water.
B. Maintain areas to receive gypsum board at minimum 50 degree F for 48 hours prior
to application and continuously after application until drying of joint compound is
completed; comply with ASTM C840.
C. Immediately remove from site gypsum board for interior use exposed to water,
including gypsum board with water stains, with signs of mold, and gypsum board with
mildew.
PART 2 – PRODUCTS
2.01 MANUFACTURERS
A. Acceptable Manufacturers: National Gypsum Co.; Georgia-Pacific Corp.; United
States Gypsum Co., USG Corp.;
2.02 MATERIALS
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A. Gypsum Board: Comply with ASTM C840; maximum permissible lengths; ends
square cut, tapered edges on boards to be finished.
B. Typical: ASTM C1396; provide Type X fire rated gypsum board or gypsum sheathing
where required for fire rating.
C. Tile substrates: Cementitious backer units specified in Section 09 30 13, “Ceramic
Tile.”
D. Gypsum Board Accessories: Comply with ASTM C840.
E. Provide protected coated steel corner beads and edge trim; type designed to be
concealed in finished construction by tape and joint compound.
F. Reinforcing Tape, Joint Compound, Adhesive, Water, Fasteners: Types
recommended by system manufacturer and conforming to ASTM C475. Typical Joint
Compound: Chemical hardening type for bedding and filling, ready-mixed or powder
vinyl type for topping.
G. Control Joints: Back to back casing beads. Back control joints with 4 mil thick
polyethylene air seal.
PART 3 - EXECUTION
3.01 INSTALLATION
A. Gypsum Board Installation: Install in accordance with ASTM C840 and
manufacturer’s recommendations.
1. Use screws when fastening gypsum board to furring and to framing.
2. Erect gypsum board with ends and edges occurring over firm bearing.
3. For fire rated systems comply with requirements for fire ratings.
4. Place control joints to be consistent with lines of building spaces and as
directed by Architect.
a Provide at dissimilar materials.
b Lengths exceeding 30’-0” in partitions.
c Lengths exceeding 50’-0” or 2500 square feet in ceiling areas.
d Wings of “L”, “U” and “T” shaped ceilings.
5. Place corner beads at external corners; use longest practical lengths.
6. Place edge trim where gypsum board abuts dissimilar materials.
7. Tape, fill, and sand exposed joints, edges, corners and openings to produce
surface ready to receive finishes; feather coats onto adjoining surfaces.
8. Finishing: Comply with Gypsum Association (GA) “Levels of Gypsum Board
Finish.” GA Level 4, three coat finishing and sanding is required for surfaces
indicated to be painted; provide flush, smooth joints and surfaces ready for
applied paint finishes.
9. Remove and replace defective work.
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END OF SECTION
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SECTION 09 65 19
RESILIENT TILE FOORING
1.GENERAL
1.1.SECTION INCLUDES
A.Resilient tile flooring, Stair Treads and accessories.
B.Moisture barrier membrane.
C.Noise reduction underlayment.
1.2.RELATED SECTIONS
A.Section 03 30 00 - Cast-in-Place Concrete.
B.Section 07 27 19 - Plastic Sheet Air Barriers .
C.Section 09 65 13 - Resilient Base and Accessories.
1.3.REFERENCES
A.American Association of Textile Chemists and Colorists, AATCC 134 - Electrostatic
Propensity of Carpets.
B.ASTM International (ASTM):
1.ASTM D 2047 - Standard Test Method for Static Coefficient of Friction of
Polish-Coated Flooring Surfaces as Measured by the James Machine.
2.ASTM D 2859 - Standard Test Method for Ignition Characteristics of Finished
Textile Floor Covering Materials.
3.ASTM D 3884 - Standard Guide for Abrasion Resistance of Textile Fabrics
(Rotary Platform, Double-Head Method), Abrasion Wheels- H18 with 1000
grams load.
4.ASTM D 4060 - Standard Test Method for Abrasion Resistance of Organic
Coatings by the Taber Abraser.
5.ASTM E 492 - Standard Test Method for Laboratory Measurement of Impact
Sound Transmission Through Floor-Ceiling Assemblies Using the Tapping
Machine.
6.ASTM E 662 - Standard Test Method for Specific Optical Density of Smoke
Generated by Solid Materials.
7.ASTM E 648 - Standard Test Method for Critical Radiant Flux of Floor-
Covering Systems Using a Radiant Heat Energy Source.
8.ASTM E 989 - Standard Classification for Determination of Impact Insulation
Class (IIC).
9.ASTM F 137 - Standard Test Method for Flexibility of Resilient Flooring
Materials with Cylindrical Mandrel Apparatus.
10.ASTM F 386 - Standard Test Method for Thickness of Resilient Flooring
Materials Having Flat Surfaces.
11.ASTM F 925 - Standard Test Method for Resistance to Chemicals of Resilient
Flooring.
12.ASTM F 970 - Standard Test Method for Static Load Limit.
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13.ASTM F 1514 - Standard Test Method for Measuring Heat Stability of Resilient
Flooring by Color Change.
14.ASTM F 1515 - Standard Test Method for Measuring Light Stability of Resilient
Flooring by Color Change.
15.ASTM F 1700 - Standard Specification for Solid Vinyl Floor Tile.
16.ASTM F 1869 - Standard Test Method for Measuring Moisture Vapor Emission
Rate of Concrete Subfloor Using Anhydrous Calcium Chloride.
17.ASTM F 1914 - Standard Test Methods for Short-Term Indentation and
Residual Indentation of Resilient Floor Covering.
18.ASTM F 2055 - Standard Test Method for Size and Squareness of Resilient
Floor Tile by Dial Gage Method.
19.ASTM F 2170 - Standard Test Method for Determining Relative Humidity in
Concrete Floor Slabs Using in situ Probes.
20.ASTM F 2199 - Standard Test Method for Determining Dimensional Stability of
Resilient Floor Tile after Exposure to Heat.
21.ASTM F 3261- Standard Specification for Resilient Flooring in Modular Format
with Rigid Polymetric Core.
1.4.SUBMITTALS
A.Submit under provisions of Section 01 30 00 - Administrative Requirements.
B.Product Data: Provide detailed data on each product to be used including but not
limited to the following information as applicable:
1.Preparation instructions and recommendations.
2.Storage and handling requirements and recommendations.
3.Installation methods.
4.Maintenance recommendations.
C.Selection Samples: For each finish product specified, two sets of each type, colors
and finish of resilient flooring and accessory required, indicating full range of color
and pattern variation.
D.Verification Samples: For each finish product specified, two sets of each type, colors
and finish of resilient flooring and accessory required, indicating color and pattern of
actual product, including variations, as proof of application compliance.
E.Closeout Submittals: Submit three copies of the following:
1.Maintenance and operation data includes - methods for maintaining installed
products, and precautions against cleaning materials and methods detrimental
to finishes and performance.
2.Documentation of warranty specified herein.
F.Flame Spread Certification: Submit manufacturer's certification that resilient flooring
furnished for areas indicated to comply with required flame spread rating has been
tested and meets or exceeds indicated or required standard.
1.5.QUALITY ASSURANCE
A.Installer Qualifications: Minimum two years' experience, and have completed at
least three projects of similar magnitude, material, and complexity. Upon request,
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provide project references including contact names and telephone numbers for
three projects.
B.Mock-Up: Provide a mock-up for evaluation of surface preparation techniques and
application workmanship.
1.Finish areas designated by Architect.
2.Do not proceed with remaining work until workmanship, color, sheen, and
finished appearance are approved by Architect.
1.6.DELIVERY, STORAGE, AND HANDLING
A.Store products in manufacturer's unopened packaging until ready for installation.
B.Flooring material and adhesive shall be acclimated to the installation area for a
minimum of 48 hours prior to installation.
C.Store cartons of tile products flat and squarely on top of one another, not on edge.
D.Store tubes of design strips and borders in a horizontal position. Storage in a
vertical or inclined position causes uneven weight distributions, which will spaghetti
the ends of the design strips. Store all tubes lying flat.
1.7.PROJECT CONDITIONS
A.Environmental Requirements/Conditions: In accordance with manufacturer's
recommendations. Areas to receive flooring shall be clean, fully enclosed, weather
tight with the permanent HVAC set at a uniform temperature of at least 65 degrees F
(18 degrees C) and less than 85 degrees (30 degrees C) 48 hours prior to and
during and for not less than 48 hours after installation. The flooring material shall be
conditioned in the same manner prior to installation.
B.Close off areas to traffic during resilient flooring installation, and for a period of time
after installation as recommended in writing by the manufacturer.
C.Install resilient flooring materials and accessories after other finishing operations,
including painting, have been completed.
D.Where demountable partitions and other items are indicated for installation on top of
sheet resilient flooring material, install flooring material before these items are to be
installed.
E.Concrete substrates must be tested in accordance with ASTM F 2170 or ASTM F
1869. If the results exceed limits of the product or adhesive to be used a moisture
mitigation system or damp-proof membrane must be installed to bring moisture
levels within specifications.
F.Store tubes of design strips and borders in a horizontal position. Storage in a
vertical or inclined position causes uneven weight distributions, which will spaghetti
the ends of the design strips. Store all tubes lying flat.
1.8.WARRANTY
A.Warranty Period: Manufacturer's standard warranty against manufacturing defects
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and wearing for flooring are as follows:
B.Deliver to Owner extra materials from same production run as products installed.
Package products with protective covering and identify with descriptive labels.
Comply with Division 1 closeout submittals requirements.
1.Quantity: Furnish quantity of flooring units equal to 2 percent of amount
installed. Karndean Delivery, Storage and Protection: Comply with Owner's
requirements for delivery, storage, and protection of extra materials.
2. PRODUCTS
2.1 GENERAL
A.Resilient Wall base: Johnsonite Traditional Wall Base Durocove Thermoplastic Rubber 1/8”
( Type TP) in 4”. Cut lengths 48 inches preferred, or coils in manufacturer’s standard length,
per project requirements. Job formed corners are preferred. Miter inside corners. At outside
corners, “V” cut back base strip to 2/3 of its thickness and fold. Avoid specifying preformed
corners, as they tend to come loose during routine cleaning operations and become an
ongoing maintenance issue. See Finish Schedule in drawings for colors and locations.
B.Stair Tread + Nose • Material: Johnsonite Color Splash 11684 Rubber Tile and
Tread,HRTSP VJ6 1/8 24 X 24 Hammered Speckled- See Finish Schedule in drawings for
color.
C.Rubber Tile: Johnsonite Color Splash 11684 Rubber Tile and Tread, HRTSP VJ6 1/8 24 X
24 Hammered Speckled. See Finish Schedule in drawings for color.
2.1.MANUFACTURERS
A.Acceptable Manufacturer: Tarkett Johnsonite Rubber Tile flooring in Color Splash,
Hammered finish with matching base and stair tread components, or approved
equivalent.
3. EXECUTION
1.EXAMINATION
A.Examine substrates, with Installer present, for compliance with requirements for
maximum moisture content and other conditions affecting performance of the work.
B.Verify that finishes of substrates comply with tolerances and other requirements
specified in other Sections and that substrates are free of cracks, ridges, depressions,
scale, and foreign deposits that might interfere with adhesion of resilient products.
C.Proceed with installation only after unsatisfactory conditions have been corrected.
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2.PREPARATION
A.Prepare substrates according to manufacturer written instructions to ensure proper
adhesion of Resilient Flooring.
1.Prepare concrete substrates in accordance with ASTM F 710.
a.Concrete treads must be free of dust, solvent, paint, wax, oil, grease,
residual adhesive, adhesive removers, film-forming curing compounds,
silicate penetrating curing compounds, sealing, hardening or parting
compounds, alkaline salts, excessive carbonation or laitence, mold,
mildew, and other foreign materials that may affect dissipation rate of
moisture from the concrete, discoloration or adhesive bonding.
b.Mechanically remove contamination on the substrate that may cause
damage to the resilient flooring material. Permanent and non-permanent
markers, pens, crayons, paint, etc., must not be used to write on the back
of the flooring material or used to mark the substrate as they could bleed
through and stain the flooring material.
2.Wood subfloors must be rigid, free of movement.
a.Single wood and tongue and groove subfloors should be covered with
¼" (6.4 mm) or ½" (12.7 mm) APA approved underlayment plywood.
b.Do not install over OSB (Oriented Strand Board), particle board, chipboard,
lauan or composite type underlayments.
B.Fill cracks, holes, depressions and irregularities in the substrate with good quality
Portland cement based underlayment leveling and patching compound and remove
bumps and ridges to produce a uniform and smooth substrate.
C.Do not install resilient products until they are same temperature as the space where
they are to be installed.
1.Move resilient products and installation materials into spaces where they will be
installed at least 48 hours in advance of installation.
D.Sweep and vacuum clean substrates to be covered by resilient products immediately
before installation.
3.RESILIENT TILE FLOORING INSTALLATION
A.Comply with manufacturer's written instructions for installing resilient tile flooring.
B.Resilient Rubber Floor Tile:
1.Install with manufacturer adhesive specified for the site conditions and follow
adhesive label for proper use.
2.Roll the flooring in both directions using a 100 pound three-section roller.
4.CLEANING AND PROTECTION
A.Comply with manufacturer's written instructions for cleaning and protection of resilient
products.
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B.Perform the following operations immediately after completing resilient product
installation:
1.Remove adhesive and other blemishes from exposed surfaces.
2.Sweep and vacuum surfaces thoroughly.
3.Damp-mop surfaces to remove marks and soil.
C.Protect resilient products from mars, marks, indentations, and other damage from
construction operations and placement of equipment and fixtures during remainder of
construction period.
1.No traffic for 24 hours after installation.
2.No heavy traffic, rolling loads, or furniture placement for 72 hours after
installation.
D.Wait 72 hours after installation before performing initial cleaning.
E.A regular maintenance program must be started after the initial cleaning.
END OF SECTION
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SECTION 09 68 13
CARPET TILE
1.GENERAL
1.1.SECTION INCLUDES
A.Carpet tile.
1.2.RELATED SECTIONS
A.Section 03 30 00 - Cast-in-Place Concrete.
1.3.SUBMITTALS
A.Submit under provisions of Section 01 30 00 - Administrative Requirements.
B.Product Data: Manufacturer's data sheets on each product to be used, including:
1.Preparation instructions and recommendations.
2.Storage and handling requirements and recommendations.
3.Installation methods.
C.Verification Samples: For each finish product specified, two samples,
representing actual product and finish.
D.Extra Stock: Submit extra stock equal to 2% of total installed.
1.4.QUALITY ASSURANCE
A.Manufacturer Qualifications: Minimum 5 year experience manufacturing similar
products.
B.Installer Qualifications: Minimum 2 year experience installing similar products.
C.Performance: Fire performance meeting requirements of building code and local
authorities.
D.Mock-Up: Provide a mock-up for evaluation of surface preparation techniques
and application workmanship.
1.Finish areas designated by Architect.
2.Do not proceed with remaining work until workmanship is approved by
Architect.
3.Refinish mock-up area as required to produce acceptable work.
1.5.PRE-INSTALLATION MEETINGS
A.Convene minimum two weeks prior to starting work of this section.
1.6.DELIVERY, STORAGE, AND HANDLING
A.Deliver and store products in manufacturer's unopened packaging bearing the
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brand name and manufacturer's identification until ready for installation.
B.Handling: Handle materials to avoid damage.
1.7.PROJECT CONDITIONS
A.Maintain environmental conditions (temperature, humidity, and ventilation) within
limits recommended by manufacturer for optimum results. Do not install products
under environmental conditions outside manufacturer's recommended limits.
1.8.SEQUENCING
A.Ensure that products of this section are supplied to affected trades in time to
prevent interruption of construction progress.
2.PRODUCTS
2.1.MANUFACTURERS
A.Acceptable Manufacturers: Flor carpet tile, see Finish Schedule in Drawings for
color and install pattern.
B.Requests for substitutions will be considered in accordance with provisions of
Section 01 60 00 - Product Requirements.
2.2.MATERIALS
A.Carpet Tile:
1.Material: High-performance nylon bonded to resilient backing.
2.Material: Selected by allowance.
3.Material: Match existing.
4.Material: As selected by Architect.
5.Installation Method: Glue-down.
6.Installation Method: Partial glue-down.
7.Installation Method: Free-lay.
8.Auxiliary Materials:
a.Edge guards.
b.Adhesives, cements and fasteners.
c.Leveling compound.
3.EXECUTION
3.1.EXAMINATION
A.Do not begin installation until substrates have been properly prepared.
B.If substrate preparation is the responsibility of another installer, notify Architect of
unsatisfactory preparation before proceeding.
3.2.PREPARATION
A.Clean surfaces thoroughly prior to installation.
B.Prepare surfaces using the methods recommended by the manufacturer for
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achieving the best result for the substrate under the project conditions.
3.3.INSTALLATION
A.Install in accordance with manufacturer's instructions and in proper relationship
with adjacent construction. Test for proper operation and adjust until satisfactory
results are obtained.
B.Comply with recommendations of Carpet and Rug Institute 'Specifier's
Handbook'.
3.4.PROTECTION
A.Protect installed products until completion of project.
B.Touch-up, repair or replace damaged products before Substantial Completion.
END OF SECTION
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SECTION 09 90 00
PAINTING AND COATING
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Painting and Finishing. Refer to Finish Schedule and Finish Notes on drawings for
location of finishes.
1.02 RELATED WORK
A. Shop-primed products for site finishing are specified in various sections.
1.03 SUBMITTALS
A. Product Data: Submit manufacturer’s technical information, including paint label
analysis and application instructions for each material.
B. Samples: Submit samples for review of color and texture; provide list of material and
application for each coat of each finish sample.
C. Brush-outs: Submit samples of each color and material with texture similar to actual
conditions, on hardboard, minimum 12” by 18” size. Submit 8” by 10” samples of wood
finishes on actual wood surfaces. Label and identify each as to location and application.
D. Field Samples: Duplicate painted finishes of approved samples on actual wall
surfaces and components for approval prior to commencing work. Minimum 100 SF, or
one component, located where approved. Simulate finished lighting conditions for
review.
E. Certificates: Furnish certificates from each manufacturer stating materials are top
quality lines and suitable for intended use on this Project.
1.04 QUALITY ASSURANCE
A. Regulatory Requirements: Furnish materials approved for use by applicable air
quality management district for limitations of volatile organic compounds for
architectural or special coatings as applicable.
1.05 DELIVERY, STORAGE, AND HANDLING
A. Deliver materials to job site in original, new and unopened packages and containers
bearing manufacturer’s name and label, with:
1. Name of material, color and sheen.
2. Manufacturer’s name, stock number and date of manufacture.
3. Contents by volume, for major pigment and vehicle constituents.
4. Thinning and application instructions.
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1.06 SITE CONDITIONS
A. Apply water-base paints when temperature of surfaces and surrounding air are
between 50 and 90 degrees F.
B. Do not apply paint in rain, fog or mist; or when relative humidity exceeds 85 percent;
or to damp or wet surfaces.
C. Painting may be continued during inclement weather if areas to be painted are
enclosed and heated within temperature limits specified.
D. Provide additional ventilation during interior application of paints to eliminate volatile
organic compound (VOC) emissions from interior spaces as quickly as possible.
1.07 EXTRA MATERIAL
A. Furnish Owner with a minimum of 1 gallon of all finish material, properly labeled in
terms of color, sheen, and location(s) in project.
PART 2 – PRODUCTS
2.01 MANUFACTURERS
For Walls and Ceilings:
A. Benjamin Moore & Co. See Finish Schedule in Drawings for Colors
B. Sherwin-Williams Co.
C. Kelly Moore
For Smoke Odor Sealer for use on existing damaged ceiling trusses and plywood:
A. Zinsser - Clear
B.Kilz Restoration - Clear
2.02 MATERIALS
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A. Definition: “Paint” as used herein means coating systems including primers,
emulsions, enamels, stains, sealers and fillers, whether used as prime, intermediate or
finish coats.
B. Material Quality: Provide top line quality commercial grade (professional painter)
paints; materials not bearing manufacturer’s identification as a best-grade product shall
not be acceptable.
C. Primers: Provide premium grade primers recommended by paint manufacturer for
substrates indicated and for finish systems specified.
D. Undercoats and Barrier Coats: Provide undercoat paints produced by same
manufacturer as finish coats; use only thinners approved by paint manufacturer, and
use only within recommended limits.
E. Finish Coats: Provide finish coats capable of being washed with mild detergent
without loss of color, sheen or pigments. Pigments to be pure, non-fading, and of
applicable types to suit substrate and service indicated; no lead content permitted.
F. Finish Coat Coordination: Provide finish coats where compatible with prime paints,
undercoats and barrier coats used.
G. Colors and Finishes: Prior to commencement of painting work, Architect will furnish
color chips for surfaces to be painted. Use of proprietary names in color selection is not
intended to imply exclusion of equivalent products of other manufacturers. Final
acceptance of colors will be from samples applied on site.
H. Volatile Organic Compound (VOC) Emissions: Select materials that generate the
least amount of pollution. No VOC’s preferred. Consider pollution and emissions
generated during manufacturing, transport, installation, use, and disposal.
I. Avoid materials that contain ozone depleting chemicals and that emit potentially
harmful volatile organic compound (VOC) emissions. Comply with VOC level
requirements in California Green Building Code, Non-Residential Mandatory Measures.
J. Avoid materials that can leach harmful chemicals into ground water; do not allow
potentially harmful chemicals to enter sewers nor storm drains.
K. Select materials that can be reused or recycled and materials with significant
percentage of recycled content; set specific recycled content percentages for individual
materials; avoid materials difficult to recycle.
PART 3 - EXECUTION
3.01 PREPARATION
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A. Inspection: Examine areas and conditions under which painting work is to be
applied.
B. Start of painting work indicates acceptance of surfaces and conditions of surfaces
and conditions within any particular area.
C. Where exposed items or surfaces are not specifically mentioned in Schedules, paint
same as adjacent similar materials or areas.
D. Do not paint over dirt, rust, scale, grease, moisture, scuffed surfaces, or conditions
detrimental to a durable paint film.
E. Perform preparation and cleaning procedures in accordance with paint
manufacturer’s instructions and as specified for substrate condition.
F. Remove hardware, accessories, and items in place and not to be painted, or provide
protection prior to surface preparation and painting; after painting reinstall removed
items.
G. Clean surfaces before applying paint; remove oil and grease prior to mechanical
cleaning; program cleaning so contaminants from cleaning process do not fall onto wet,
newly painted surfaces.
H. Mix painting materials in accordance with manufacturer’s directions.
I. Store materials in tightly covered containers; maintain containers used in storage,
mixing and application of paint in a clean condition, free of foreign materials and
residue.
J. Stir materials before application to produce mixture of uniform density, and stir as
required during application; do not stir surface film into material, if necessary, strain
material before using.
3.02 APPLICATION
A. Apply paint in accordance with manufacturer’s directions; use applicators and
techniques best suited for substrate and type of material being applied.
B. Apply additional coats when stains or blemishes show through final coat, until paint
is a uniform finish, color and appearance.
C. Paint surfaces behind movable equipment and furniture same as similar exposed
surfaces; paint surfaces behind permanently-fixed equipment and furniture with prime
coat only.
D. Finish doors on tops, bottoms and side edges same as faces.
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E. Scheduling Painting: Apply first coat to surfaces that have been cleaned, pretreated
or prepared for painting as soon as practicable after preparation.
F. Allow time between successive coatings to permit proper dying.
G. Do not recoat until paint feels firm and does not deform or feel sticky under
moderate thumb pressure.
H. Prime Coats: Apply to items not previously primed; recoat primed and sealed
surfaces where there is evidence of suction spots or unsealed areas in first coat.
I. Finish Coats: Provide even texture; leave no laps, irregularity in texture, skid marks,
or other surface imperfections.
J. Opaque Finishes: Provide opaque, uniform finish, color and coverage; cloudiness,
spotting, holidays, brush marks, runs, sags, ropiness, and other surface imperfections
are not acceptable.
K. Transparent and Stained Finishes: Produce glass smooth surface film of even luster;
provide with no cloudiness, color irregularity, runs, brush marks, orange peel, nail holes,
and other surface imperfections.
L. Completed Work: Match approved samples for color, texture and coverage; remove,
refinish or repaint work not accepted.
3.03 PAINTING SCHEDULE
A. Interior Work: Provide the following paint systems.
1. Gypsum Board Systems: Eggshell (satin) sheen at walls, flat sheen at ceilings,
semigloss sheen at kitchenette and toilet rooms.
1st Coat: Universal primer.
2nd and 3rd Coat: Interior latex or acrylic latex emulsion.
2. Natural Finished Wood: Flat sheen.
1st and 2nd Coat: Interior clear wood sealer.
3. Pre-primed Doors: Semi-gloss sheen at doors.
1st and 2nd Coat: Interior latex or acrylic latex emulsion.
B. Sheens: Comply with ASTM D523, reflectance of paint.
Flat: 1-10.
Satin: 15-30.
Eggshell: 30-45.
Semigloss: 45-75.
Gloss: 75-100.
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END OF SECTION
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SECTION 10 28 13
TOILET ACCESSORIES
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Toilet and bath accessories.
1.02 RELATED SECTIONS
A. Section 07 90 00, “Joint Protection.”
B. Section 08 81 00, “Glazing.” (For mirrors).
C.Section 22 30 00, “Plumbing Equipment.” (for plumbing fixtures and fittings.)
1.03 SUBMITTALS
A. Product Data: Manufacturer’s catalog data and cut sheets and complete parts list.
B. Closeout: Maintenance data and operating instructions and keys required for each
type of lock and equipment.
PART 2 – PRODUCTS
2.01 MANUFACTURERS
A. Bobrick Washroom Equipment, or approved equal.
B. Accessories (other than where noted) shall be product of single manufacturer.
2.02 BATHROOM ACCESSORIES:
A. SEE PLUMBING AND ACCESSORIES SCHEDULE IN DRAWINGS
2.03 FINISH: Satin Stainless Steel (unless otherwise noted).
PART 3 - EXECUTION
3.01 EXAMINATION
Check substrates and verify spacing of fixtures and partitions that would affect
installation. Beginning work constitutes acceptance of conditions. Coordinate
installation of accessories with wall and floor finish materials and wall stud depth.
3.02 INSTALLATION
Install and anchor securely with concealed fasteners at locations shown on drawings.
Provide recesses and blocking where required. Seal all penetrations; bed mounting
flanges in sealant.
END OF SECTION
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SECTION 10 40 00
SIGNAGE
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Signage as required by ADA, Title 24 and CBC.
B. Other signage as shown on Drawings.
1.02 RELATED SECTIONS
A. Division 26, “Electrical.”
1.04 REFERENCES
A. Americans with Disabilities Act (ADA).
B. California Code of Regulations, Title 24 (CCR-T24)
C. California Building Code (CBC).
1.05 SUBMITTALS
A. Shop Drawings: List sign styles, lettering and locations; Colors; Overall dimensions
and methods of attachment of sign.
B. Certification: Certify that signage and proposed mounting locations are in
conformance with the referenced standards specified above in 1.03.
C. Samples: Samples as requested by Architect.
1.06 PRODUCT HANDLING
A. Deliver products to site and store and protect.
B. Package signs labeled in name groups.
PART 2 – PRODUCTS
2.01 MANUFACTURERS
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A. Sign American (415) 512-7446, David Sign Company (415) 457-4091, or Architect
accepted equal.
2.02 GENERAL
A. Character Proportion: Letters and numbers on signs shall have a width-to-height
ratio between 3:5 and 1:1 and a stroke-width-to-height ratio between 1:5 and 1:10.
B. Raised and Braille Characters and Pictorial Signs: letters and numerals shall be
raised 1/32-inch upper case, sans serif or simple serif type, and shall be accompanied
with Grade 2 Braille. Raised characters shall be at least 5/8-inch high, but no higher
than 2- inches. Pictograms shall be accompanied by the equivalent verbal description
placed directly below the pictogram. The border dimension of the pictogram shall be 6-
inches minimum in height.
C. Finish and Contrast: The characters and background of signs shall be eggshell,
matte, or other non-glare finish. Characters and symbols shall contrast with their
background, either light characters on a dark background or dark characters on a light
background, with colors as selected by Architect. Rowmark background 341331(Grey
Flannel) and 341201(White) for the text.
2.03 SIGNAGE
A. Toilet Room Signage: As required to meet specified code and regulatory
requirements. Rowmark background 341331(Grey Flannel) and 341201(White) for the
text.
B. Other Code Required Signage: Includes tactile exit signs, accessible entrance signs,
and room occupancy signs. As required to meet specified code and regulatory
requirements, and as shown on drawings.
C. illuminated exit signage: see Lighting Schedule, Cut sheets and location per
drawings.
PART 3 - EXECUTION
3.01 EXAMINATION
A. Verify that surfaces are ready to receive Work.
B. Beginning of installation means installer accepts existing surfaces.
C. Install in accordance with referenced standards and manufacturer’s instructions.
D. Install signs after surfaces are finished in locations indicated, and where not
specifically indicated, as directed.
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E. Sign shall be installed with vandal resistant anchorage on the wall adjacent to the
latch side of the door. Where there is no wall space to the latch side of the door, signs
shall be palced on the nearest adjacent wall. At Toilet Rooms, signs shall also be
placed on the doors. Mounting height shall be 60-inches above the finish floor to the
centerline of the sign. Mounting location for such signage shall be so that a person may
approach within 3-inches of signage without encountering protruding objects within the
swing of a door.
F. At exterior, signs shall be installed as shown on Drawings or as directed by Architect/
Owner.
G. Clean and polish.
3.04 CLEAN-UP, PROTECTION AND REPAIR
A. Clean up: During progress of work, remove discarded paint materials, rubbish, cans
and rags from site at end of each work day.
B. Clean glass and paint-spattered surfaces immediately by proper methods of washing
and scraping, using case not to scratch or damage finished surfaces.
C. Protection: Protect work of other trades, whether to be painted or not; correct
damage by cleaning, repairing or replacing, and repainting, as acceptable to Architect.
D. Provide “Wet Paint” signs to protect newly-painted finishes.
E. Remove temporary protective wrappings provided by others for protection of their
work, after completion of painting operations.
Repair: At completion of work of other trades, touch-up and restore damaged surfaces
or defaced painted surfaces.
END OF SECTION
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SECTION 12 24 13
ROLLER SHADES
PART 1 - GENERAL
1.01 WORK INCLUDED
A.All roller shades shown in drawings on door schedule.
1.02 RELATED SECTIONS
A. Section 06 10 00 Rough Carpentry
1.03 SUBMITTALS
A. Product Data, including styles, material descriptions, construction details,
dimensions of individual components and profiles, and operating instructions for roller
shades.
B. Shop Drawings: Show fabrication and installation details for roller shades, including
fabric panel materials, their orientation to rollers, and their seam and batten locations.
C. Samples: For each exposed product and for each color and texture specified, 10
inches long.
1.04 MAINTENANCE MATERIAL SUBMITTALS
A. Furnish extra materials that match products installed and that are packaged with
protective covering for storage and identified with labels describing contents. For roller
shades, full-size units equal to 5 percent of the quantity installed for each size, color,
and fabric panel material indicated.
1.05 DELIVERY, STORAGE, AND HANDLING
A. Deliver roller shades in factory packages, marked with manufacturer, product name,
and location of installation.
1.06 FIELD CONDITIONS
A. Do not install roller shades until construction and finish work in spaces, including
painting, is complete and dry and ambient temperature and humidity conditions are
maintained at the levels indicated for Project when occupied for its intended use.
B. Where roller shades are indicated to fit to other construction, verify dimensions of
other construction by field measurements before fabrication and indicate
measurements oN Shop Drawings. Allow clearances for operating hardware of
operable glazed units through entire operating range. Notify Architect of installation
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conditions that vary from Drawings. Coordinate fabrication schedule with construction
progress to avoid delaying the Work.
PART 2 – PRODUCTS
2.01 MANUFACTURER: Insolroll, inc, or approved equal
2.02 MANUALLY OPERATED SHADES WITH SINGLE ROLLERS
A. Chain-and-Clutch Operating Mechanisms: With continuous-loop bead chain and
clutch comprised of multi-banded steel springs that stops shade movement when
beach chain is released; permanently adjusted and lubricated.
B. Metal Chain Guide Color: Black
Clutch Color: Black
Loop Length: Full length of roller shade.
Limit Stops: Provide upper and lower ball stops.
C. Rollers: Corrosion-resistant steel or extruded-aluminum tubes of diameters and wall
thicknesses required to accommodate operating mechanisms and weights and widths
of fabric panels indicated without deflection. Provide with permanently lubricated drive-
end assemblies and idle-end assemblies designed to facilitate removal of fabric panels
for service.
D. Roller Drive-End Location: As indicated on Drawings.
Direction of Fabric Panel Roll: Regular, from back of roller.
Fabric Panel to Roller Attachment: Manufacturer’s standard method.
E. Mounting Hardware: Brackets or endcaps, corrosion resistant and compatible with
roller assembly, operating mechanism, installation accessories, and mounting location
and conditions indicated.
F. Fabric Panels: Light blocking fabric. Color to be selected by Architect from standard
line, TBD.
G. Installation Accessories:
1. Front Fascia: Aluminum extrusion that conceals front and underside of roller and
operating mechanism and attaches to roller endcaps without exposed fasteners. Color:
Black. Manufacturer’s standard height required to enclose roller and fabric panel with
shade is fully open.
PART 3 - EXECUTION
3.01 EXAMINATION
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A. Examine substrates, areas, and conditions, with Installer present, for compliance
with requirements for installation tolerances, operational clearances, and other
conditions affecting performance of the Work.
B. Proceed with installation only after unsatisfactory conditions have been corrected.
3.02 INSTALLATION
A. Install roller shades level, plumb, and aligned with adjacent units according to
manufacturer’s written instructions.
B. Adjust and balance roller shades to operate smoothly, easily, safely and free from
binding or malfunction throughout entire operational range.
3.03 CLEANING AND PROTECTION
A. Clean roller-shade surfaces after installation, according to manufacturer’s written
instructions.
B. Provide final protection and maintain conditions, in a manner acceptable to
manufacturer and Installer, and ensure that roller shades are without damage or
deterioration at time of Substantial Completion.
C. Replace damaged roller shades that cannot be repaired, in a manner approved by
Architect, before time of Substantial Completion.
END OF SECTION
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SECTION 21 10 00
FIRE SUPPRESSION AND ALARM SYSTEMS
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Design, Furnish, install, test and secure all necessary approvals and permits for an
alteration of the existing wet-pipe mechanical fire protection automatic sprinkler system,
and Local Manual Fire Alarm System at the Grace Hudson Museum, hereafter referred
to as the System, which is acceptable to Mendocino County Fire Marshal, and/or the
City of Ukiah Fire Department, Owner’s Insurance Carrier, Architect, and other
authorities having jurisdiction.
B. Areas included: Locations of all interior alterations
C. Furnish and install a complete alteration of the existing System including but not
limited to the following:
1. Sprinklers and sprinkler piping in the building.
2. Connection to the existing fire water supply.
3. Connection to the existing sprinkler system drains.
4. New flow switches and tamper switches, as required.
5. New valves, gauges, trim, signs, hangers, seismic bracing, and all other features and
appurtenances required for a complete system.
6. Alterations to existing Manual Fire Alarm system, initiating devices, Manual Pull
Stations, Alarm Horns, Strobes, Horn/Strobes, Mini-horns, as required.
D. The Contractor is responsible for all necessary coordination with the following:
1. Mendocino County Fire Marshal, and/or the City of Ukiah Fire Department and any
other authorities having jurisdiction over this project.
2. The Architect: If additional requirements are established during the coordination with
authorities, notify the Architect immediately.
3. The mechanical, plumbing, electrical, structural work and all other trades involved
with this project.
4. The Owner: Coordination of the Contractor’s work with the Owner’s operations.
1.02 CODES, STANDARDS, AND REGULATIONS
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A. The latest approved edition of the following documents shall apply to work under this
Section. In case of conflicts, the most restrictive requirements shall apply.
1. All pertinent requirements of Mendocino County Fire Marshal, and/or the City of
Ukiah Fire Department.
2. California Administrative Code, Title 8, 17, 19, 24, and 25.
3. National Fire Protection Association Standards, including but not limited to NPFA 13:
Installation of Sprinkler systems and NPFA 231: General storage.
4. California Building Code (CBC), Section 300 & 904.
5. California Fire Code (CFC).
6. California Mechanical Code (CMC).
7. Factory mutual.
8. Underwriter’s Laboratories, Inc. (UL) Fire Protection Equipment Listings.
9. ASCE American Society of Civil Engineers
a. Standard 7-05 – Minimum Design Loads for Buildings and Other Structures
Chapter 13 – Seismic Design Requirements for Non-Structural Components.
B. Where a question exists as to code interpretation, applicability or implementation
with reference to some feature of the work that is not covered herein or by approved
Shop Drawings, it is the Contractor’s responsibility to obtain a finding by the authority
having jurisdiction and the written approval of the Architect before proceeding with the
Work.
1.03 QUALITY ASSURANCE
A. The alterations to the existing fire protection automatic sprinkler system shall be
designed, fabricated, installed and tested by a Fire Protection Engineer Contractor
holding a valid C16 license in the State of California.
B. Designer’s Qualifications: Design calculations and shop drawings shall be prepared
by a California licensed engineer practicing in the field of Fire Protection Engineering.
Drawings and calculations shall bear the engineer’s licensing stamp.
C. Installer’s Qualifications: The Contractor shall possess a valid State of California fire
sprinkler contractor’s C-16 License, and shall have been in business of installing,
testing, and maintaining fire protection systems for at least 5 (five) years. Provide
qualifications with submittal.
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D. Materials and Equipment: All equipment and devices shall be of a make and type
listed by the UL, FM, or other nationally recognized testing laboratory for the specific
purpose for which it is used.
1.04 SUBMITTALS
A. Sprinkler Preliminary Drawings: Submit two complete sets of preliminary drawings
and product information to the Architect for review and approval prior to permit
submittal. Include:
1. Sprinkler head layouts for coordination with architectural reflected ceiling plans.
Revise layouts as directed by Architect, to achieve the aesthetic quality desired.
2. The preliminary pipe layout. Revise the pipe routing as directed by the Architect.
3. The points of connection to the existing system.
4. The weight or class, and size and material of all piping.
5. Sprinkler head product information.
B. Sprinkler Working Drawings: Before any equipment is installed, submit six sets of
Working Drawings (in accordance with NFPA 13) to the Architect, and sets to
Mendocino County Fire Marshal, and/or the City of Ukiah Fire Department as required.
Working Drawings shall include but not be limited to:
1. A layout drawing of the complete overhead sprinkler system, showing alterations,
indicating relationship of all other overhead items including ceiling air diffusers, lighting
fixtures, plumbing, other equipment and structural members.
2. A site plan indicating existing location of underground connections, control valves,
piping, and related items and showing location of all structures within 15 feet of the
building being sprinklered.
3. Details and sections at the altered areas, as required to clearly define and clarify the
design, including a materials list describing all proposed materials by manufacturer’s
name and catalog number.
4. Manufacturer’s Data: Submit six copies of manufacturer’s specifications including
catalog number, type, class, the rating capacity, size, warranties, installation and
service instructions, and general recommendations from the manufacturer for each type
of material required including sprinkler heads. All Manufacturer’s Data shall be
submitted at one time.
C. Sprinkler Calculations:
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1. Provide computerized hydraulic sprinkler calculations showing total calculated flow,
static and residual pressure at source, pressure drop to calculated remote area
2. Provide seismic load calculations for all sway bracings. The sprinkler system shall be
seismically braced in accordance with the requirements of the CBC chapter 16, Div. IV,
section 1632. Specific project seismic information can be found on the structural
drawings.
3. All calculations shall be stamped and signed by either a Fire Protection Engineer or
Contractor, appropriately licensed in the State of California.
4. Sprinkler Record Documents: During the progress of the Work, maintain an accurate
record of all changes made in the System from the layout and materials shown on the
approved Shop Drawings and submittals. When work is completed, prepare a set of
reproducible drawings showing as-built conditions.
5. Manufacturer’s Product Data for all elements of Manual Fire Alarm System.
6. Field/Shop Drawings of the altered Manual Fire Alarm System, indicating materials,
manufacturer’s, locations and mounting of devices and sensors, wiring, and connection
to existing system.
1.05 WARRANTY
A.The entire system shall be warranted for a period of one year beginning with Owner’s
acceptance of the work. All labor and materials necessary to repair or replace the
System during that time shall be provided by the Contractor at no extra charge and
shall be warranted for a period of one year as of the repair or replacement.
PART 2 – PRODUCTS
2.01 DESIGN
A. Contractor is responsible for verification of design criteria and for providing a
complete and proper design acceptable to Mendocino County Fire Marshal, and/or the
City of Ukiah Fire Department, complying with all applicable codes and standards.
B. Arrangement: Conceal all piping above ceiling. Refer to As-built Drawings for existing
structural framing. Observe CBC limits on notching, penetrating, and drilling of
structural elements. Coordinate sprinkler head types and locations with Architect,
avoiding lights and other building features.
2.02 MATERIALS
A. All equipment and materials shall be UL listed for the intended use. Higher quality
shall only be required if so determined by the agencies having jurisdiction.
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B. The selection, locations, and installation details of all equipment, signs and other
features located in areas ordinarily visible to building occupants shall be as approved
by the Architect based on aesthetic acceptability. It is understood that good engineering
practice and installation practicalities are major considerations that also must be
satisfied.
C. Use the equipment of a single manufacturer (preferably to match the existing
system) to the maximum extent possible for ease of maintenance and parts
replacement.
D. All the materials required for a complete and proper installation of the fire protection
automatic sprinkler and alarm system shall be as selected by the Contractor, subject to
the Architect’s review.
PART 3 - EXECUTION
3.01 INSPECTION
A.Examine the areas and conditions under which Work of this section will be installed.
Do not proceed until unsatisfactory conditions have been corrected.
3.02 DISCREPANCIES
A. In the event of a discrepancy, immediately notify the Architect.
B. Do not proceed with installation in the areas of discrepancies until they have been
fully resolved.
3.03 INSTALLATION
A. Install the complete fire sprinkler system in strict accordance with the approved Shop
Drawings.
B. Support and brace all piping from the building structure by means of hangers, inserts
and other supports in accordance with the requirements of CBC Chapter 16.
C. Conceal all new piping within the building construction.
D. Install all new piping to not interfere with operation or maintenance of existing
equipment.
E. Connect new elements to existing system, providing for complete drainage and
testing.
F. Provide system with identification signs specified or required by code.
3.04 TESTING
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A. Upon completion of installation and alteration of existing system, furnish all
personnel and equipment necessary and test and re-test the complete system including
hydrostatic testing, fire pump test, coordination with fire alarm test and all other
operational tests according to applicable local codes and NFPA standards, making all
adjustments required and securing the approval of the Fire Marshal having jurisdiction
and the Architect.
B. Notify the Owner, Engineer, Fire Marshal and Insurance Carrier five (5) days or more
in advance of conducting all required tests.
3.05 ACCEPTANCE
A.After the system has been completely approved, secure a letter of final acceptance
from the local authority and deliver three copies of the letter and the “as built”
drawing record set to the Architect.
END OF SECTION
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SECTION 22 30 00
PLUMBING EQUIPMENT
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Materials, equipment, fabrication, installation, and testing for the plumbing systems,
including:
1. Complete sanitary waste drainage system
2. Cold water supply and distribution
3. Service and/or domestic hot water heating and distribution
4. Plumbing equipment, fixtures and trim.
5. Pipe hangers, supports, and trapezes for plumbing systems
6. Pipe insulation
7. Cleaning, sterilization and testing for work in this section.
B. Provide all other plumbing items indicated on the Drawings, described in this
Specification, or required for a complete and proper installation.
C. Related work described elsewhere:
1. Site piping and all utilities beyond five feet from the building.
2. All trenching and backfilling associated with the plumbing installation.
3. Fire protection systems.
4. Line voltage wiring and disconnect switches.
D. All details included in the Contract Documents are schematic in nature: the
Contractor is responsible for determining actual installation requirements.
E. Plumbing work is to within 5’ of the building.
1.02 CODES AND STANDARDS
A. All work shall comply with the latest adopted edition of the following documents:
1. California Building Code (CBC).
2. California Plumbing Code (CPC).
3. California Mechanical Code (CMC).
4. California Electrical Code (CEC).
5. California Fire Code (CFC).
6. California Energy Code (CEC, AKA Title 24).
7. National Electrical Code (NEC).
8. Americans with Disabilities Act (ADA).
9. Sheetmetal Contractors and Air Conditioning Contractor’s National Association
(SMACNA)
10. National Fire Protection Association (NFPA).
11. Local codes and ordinances.
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B. Furnish, without extra charge, any additional material and labor required to comply
with the above codes and standards, even though the work may not be described in the
Contract Documents.
C. Where the requirements of the Contract Documents exceed the requirements of the
above codes and standards, the Contract Documents shall take precedence.
D. Where different sections of the codes contradict one another the most restrictive
shall apply.
1.03 PERMITS
A. The Contractor shall obtain all permits, licenses, and fees that are required to
perform the work. Provide the Architect with the original certificates, permits, licenses,
and receipts for fees.
1.04 REFERENCES
A. ASME B16.1 - Cast Iron Pipe Flanges and Flanged Fittings Class 25, 125, 250 and
800.
B. ASME B16.3 - Malleable Iron Threaded Fittings.
C. ASME B16.4 - Cast Iron Threaded Fittings Class 125 and 250.
D. ASME B16.18 - Cast Copper Alloy Solder Joint Pressure Fittings.
E. ASME B16.22 - Wrought Copper and Bronze Solder Joint Pressure Fittings.
F. ASME B16.23 - Cast Copper Alloy Solder Joint Drainage Fittings - DWV.
G. ASME B16.26 - Cast Bronze Fittings for Flared Copper Tubes.
H. ASME B16.29 - Wrought Copper and Wrought Copper Alloy Solder Joint Drainage
Fittings - DWV.
I. ASME A112.6.1 - Supports for Off-the-Floor Plumbing Fixtures for Public Use.
J. ASME A112.18.1 - Finished and Rough Brass Plumbing Fixture Fittings.
K. ASME A112.19.1 - Enameled Cast Iron Plumbing Fixtures.
L. ASME A112.19.2 - Vitreous China Plumbing Fixtures.
M. ASME A112.19.3 - Stainless Steel Plumbing Fixtures (Designed for Residential
Use).
N. ASME A112.19.4 - Porcelain Enameled Formed Steel Plumbing Fixtures.
O. ASME A112.19.5 - Trim for Water-Closet Bowls, Tanks, and Urinals.
1.06 SUBMITTALS
A. Product Data: Immediately after award of Contract and before commencing work,
submit one (1) PDF format set of submittals to the Architect, including:
1. Index
2. Complete materials list of all items proposed to be furnished and installed
under this section.
3. Catalog cuts, calculations and other data required to demonstrate compliance
with the Contract Documents; clearly designate selection options/items for all
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equipment and appurtenances.
B. Shop Drawings: Before purchase, fabrication or installation, submit Shop Drawings
including the location of pipe supports and trapezes and all details of the proposed
installation.
C. Record Drawings: When work is completed, submit one (1) PDF format set of
marked up drawings to the Architect showing as-built conditions clearly indicating all
changes, including Project Manager’s signature and date. Label drawings ‘RECORD
DRAWINGS.’
D. Manual: When work is completed, submit to the Architect (5) copies of a Manual
approximately 8.5” x 11” in size in a durable plaster binder, including:
1. Copies of manufacturer’s brochures and instructions for operation and
maintenance of all mechanical equipment, including replacement parts lists.
2. List of names, addresses and phone numbers of distributors of all equipment
and appurtenances.
3. Manufacturer’s warranties.
1.07 QUALITY ASSURANCE
A. Manufacturer’s Qualifications: Company specializing in manufacturing the products
specified in this section with minimum three years experience.
B. It is the specific intent of these Specifications and design conditions that all systems,
including equipment, piping, ducting, and all other parts shall be free of undue noise
and vibration. If undue noise or vibration, as a result of installation, occurs in the
building, it is the responsibility of the Contractor to correct these conditions at no cost to
the Owner.
1.08 DELIVERY, STORAGE AND HANDLING
A. Accept fixtures on site in factory packaging. Inspect for damage.
B. Handle, store, and protect equipment and materials to prevent damage before and
during installation in accordance with the manufacturer’s recommendations, and as
approved by the Contracting Officer. Replaced damaged or defective items.
1.09 WARRANTY
A. The entire system shall be warranted for a period of one (1) year beginning with the
Owner’s acceptance of the work. All labor and materials necessary to repair or replace
the System, or portions thereof, during that time shall be warranted for a period of one
(1) year form the repair or replacement.
PART 2 – PRODUCTS
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2.01 GENERAL
A. Before installation begins, obtain a full understanding of the existing plumbing
system in place, and alert the Architect to any conflicts with the planned improvements
and additions.
B. New fixtures, pipes and fittings to be installed in the building are to be compatible
with the existing system in place. Upgrade existing system as necessary to allow for
new fixtures to be installed. Provide a full, complete, and functional installation.
2.02 MATERIALS
A. Pipe
1. All materials, fixtures and equipment shall be new, of the type, size, capacity
and quality specified and free from defects.
2. Pipe and fittings inside building shall terminate five feet outside building line.
3. Soil and waste drainage piping: Schedule 40 ABS DWV, Schedule 40 PVC
DWV plastic pipe and fittings, per ASTM D2661-93a, with type DWV fittings.
Areas of tight construction: hard drawn Copper DWV.
4. Vent Pipe: Cast iron, galvanized steel, galvanized wrought iron, copper, brass,
Schedule 40 ABS DWV, Schedule 40 PVC DWV or other approved materials
having a smooth and uniform bore
5. Wherever copper tubing (DVW or Type L) is allowed by Local code, it may be
used.
6. Water Pipe (Hot and Cold Water): Hard-drawn copper tube, Type L, per ASTM
B88-93a, made up with wrought or forged copper fittings.
7. Domestic cold water under ground: aqua-PEX, without joints.
8. Solder: Lead-free, Canfield “100% Watersafe”
B. Pipe Wrapping
1. Wrap all steel pipe buried in the ground, and other pipe where so noted on the
Drawings, with Scotchwrap 20-mil, or as approved by the local utility.
C. Cleanouts
1. Cleanouts shall be installed where specified, required by code, and where
necessary for proper operation of the system. All exposed parts of floor cleanouts
in finished areas shall be scoriated nickel bronze.
D. Valves and Stops
1. Use full line size ported valves, types and models as follows:
a. Ball, 4-inch and smaller: Jomar T-100, provide extended handle where pipe
is insulated.
b. Gate, 3-inch and smaller: Nibco T-111.
c. Globe, 3-inch and smaller: Nibco T-211.
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d. Y-pattern swing check, 2-inch and smaller: Jomar T-413.
E. Insulation
1. Above ground: Owens Corning type ASJ/SSL-II heavy density fiber glass with
all service vapor jacket. Flame spread rating not to exceed 25 and smoke density
not to exceed 450. Domestic up to 4-inch diameter: 1” thick. Domestic run-outs up
to 2-inch diameter: ½” thick.
2. Under ground, industrial hot and hot water return: see Pipe Specification
above.
3. Lavatory traps: manufactured insulators with smooth, white, PVC outer
covering, complying with ADA and state accessibility requirements.
F. Pipe Supports
1. Trapezes and hardware: 1-5/8-inch channel, Uni-strut, Tolco, Super-Strut or B-
Line.
2. Pipe Clamps: Aluminum or stainless steel with elastromeric isolators.
G. Access Plates
1. Wall cleanouts: ZURN no ZANB-1460-2 nickel bronze, or Z-1460-8 stainless
steel with (bronze at cast iron, plastic at PVC or ABS) clean out plug.
2. Access doors at tile or wood surfaces: ELMDOOR #DW-SS, 16 gage, type 304
brushed stainless steel construction, or approved equal. Minimum size 10” x 10”
3. Access doors at dry wall surfaces: ELMDOOR #DWB 16 gage galvannealed
steel construction with prime finish, or approved equal. Minimum size 10” x 10”.
H. Plumbing Fixtures
1. Provide fixtures and equipment of the manufacturer and model numbers shown
on the Drawings, complete with all required carriers, stops, supplies, trim and
other items necessary.
2. Fixture tailpieces and traps for lavatories and sinks shall be brass tubing, semi-
cast, or cast-iron; all brass tubing shall be 17 gage, chrome plated.
3. All stops at lavatories to be Brasscraft chrome plated brass construction, and
connecting tubing to be stainless steel or chrome plated steel tubing.
4. All equipment, fixtures and fittings shall conform to California Energy
Commission Certification per Section 2-5314(A), where applicable, for energy
usage and water usage compliance. See equipment schedules for specific
ratings.
5. Fixtures:
a. SEE PLUMBING FIXTURE SCHEDULE IN DRAWINGS.
I. Specialties:
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1. Pipe Seals: Where piping passes through walls and floors required sealing
against the entry of seal water, soil or backfill material. Provide Link seal modular
seal assemble WS series, color Black or approved equal by MetraSeal. At fire
rated assemblies, provide MetraSeal 120 or approved equal.
2. Supply stop valves and supply kits: Brasscraft HR with prefix “S”, stainless
steel or chrome plated brass finish, lock shield with loose key. Stainless steel or
chrome plated steel supply tubing.
J. Other Materials
1. All other materials, not specifically described but required for a complete and
proper installation of the work in this Section, shall be new, first quality of their
respective kinds, and as selected by the Contractor subject to acceptance by the
Engineer.
PART 3 - EXECUTION
3.01 GENERAL
A. Cut no structural members without approval from the Architect or Engineer. If pipes
cannot be properly concealed, notify Architect. Any patching and cutting done as a
result of error or neglect on the part of the Plumbing Contractor shall be done by the
General Contractor at the expense of the Plumbing Contractor.
B. Take care to preserve all newly installed utilities in the work area of this project.
Repair or replace all utilities damaged during excavation or other work of this Section.
3.02 INSPECTIONS
A. Prior to all work of this Section, carefully inspect the installed work of all other trades
and verify that all such work is complete to the point where installation may properly
commence.
B. Verify that the work of this Section may be completed in strict accordance with all
pertinent codes and regulations, the Construction Documents, approved Shop
Drawings, and manufacturer recommendations.
C. In the event of a discrepancy, immediately notify the Engineer. Do not proceed in
areas of discrepancy until all such discrepancies have been fully resolved.
D. Post warnings until sterilization is complete. Chlorinate only when the building is
unoccupied.
3.03 INSTALLATION
A. Install all piping promptly, capping or plugging all open ends.
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B. Install all piping generally level and plumb, free from traps, and in a manner to
conserve space for other work.
C. Cushion all traps and bearings to minimize transfer of sound.
D. Unless shown otherwise, provide uniform pitch of at least ¼ inch per foot (2% for all
horizontal drainage piping within the building.
E. Pitch all vents for proper drainage, except under slabs. Install vent piping in locations
as noted on the Drawings with each bend 45 degrees minimum from the horizontal
wherever structural conditions with permit.
F. Inspect all pipe, coupling, fittings, and equipment and appliances. All shut-off and
control valves shall be installed in accessible locations. Provide access covers where
valves are installed in concealed piping unless valves are accessible by removal of lay-
in tiles. Install all below-grade valves in concrete valve boxes set flush with the finished
grade.
G. Isolate all dissimilar metals with “EPCO” dielectric unions, except for brass or bronze
valves with steel pipe.
H. Provide accessible unions or flanges at all equipment connections as required for
equipment replacement and servicing. Unions shall be used at all 2-1/2” and smaller
equipment connections. Flanges shall be used at larger connections.
I. Use only stock fittings. No bushings or field-made fittings shall be used. All threaded
nipples three diameters or less in length shall be Schedule 80.
J. Paint all steel equipment surfaces which are not factory finished or galvanized. Paint
all black steel piping and appurtenances exposed to the weather, color to be selected
by Architect. Unless otherwise specified in these Specifications, all steel surfaces shall
be painted with one coat metal primer and one finish coat of epoxy paint.
K. Install water hammer arrestors, valves, air vents, and other appurtenances in
accessible locations, or provide access door.
3.03 INSTALLATION OF EQUIPMENT
A. Install all equipment in the location shown on the Drawings, except where existing
conditions and conflicts with other trades require relocation, or as specifically otherwise
approved on the job by the Engineer.
B. Avoid interference with structure, and with work of other trades, preserving adequate
headroom and clearing all doors and passageways to the approval of the Engineer.
C. Install all equipment per manufacturer’s instructions.
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D. Check each piece of equipment in the system for defects, verifying that all parts are
properly furnished and installed, that all items function property, and that all necessary
adjustments have been made.
3.04 PIPE SUPPORTS
A. Above ground piping shall be securely supported and attached to the building
construction.
B. All pipe hangers, clamps and channels shall be adequately sized to carry pipe loads
and prevent sagging.
C. Wherever insulated pipe is supported by ring hangers or pipe clamps, the rings or
clamps shall protect the insulation ant the point of contact with pre-insulated pipe
supports.
D. Pipe clamps allow for expansion: anchor piping subject to expansion or contraction
in a manner permitting strains to be evenly distributed and alleviated by swing joints or
expansion loops as required. Installation of piing shall be such that damage to
buildings, equipment or pipe supports cannot result from thermal expansion or
contraction. ALoow for pipe expansion of 1 inch per 100 feet.
E. Seismic restraints and sway bracing shall be provided as required by California
seismic zone and SMACNA standards, insure that bracing and supports will not restrain
expansion and contraction or set up excessive stresses at joints and equipment.
F. Provide hangers and supports at intervals per CPC table 313.1.
G. Additional supports shall be provided for tubing, valves, fittings and accessories.
H. Hangers shall be placed two feet (min) from a piping change in direction.
I. Where piping passes through foundation or bearing walls, provide pipe sleeves two
sizes larger than the pipe passing through the structure. Caulk the annular space
between the pipes. Provide chrome plated brass split flanges where pipes pass through
finished floors, ceilings, or walls.
3.05 CLEANING
A. Thoroughly clean all piping and equipment, removing all dirt, rust, oil and plaster.
B. Flush all piping systems to remove all dirt, debris and contaminants. Where feasible,
remove strainers, filters, and appurtenances prior to flushing. All piping, filters,
strainers, valves and appurtenances shall be clean and free of all debris and
contaminants when turned over to the Owner.
3.06 CLOSING-IN OF UNINSPECTED WORK
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A. General: Notify the Engineer at least 24 hours prior to covering or enclosing Work.
Do not allow or cause any of the Work of this Section to be covered up or enclosed until
it has been observed and accepted by the Engineer and by all other authorities having
Jurisdiction.
B. Uncovering: Should any of the Work of this Section be covered up or enclosed
before it has been completely observed and accepted, do all things necessary to
uncover all such Work. After the Work has been observed and accepted, provide all
materials and labor necessary and make all repairs necessary to restore the Work to its
original and proper condition at no cost to the Owner.
3.07 COOPERATION WITH OTHER TRADES
A. Do all things necessary to cooperate with other trades in order that all systems in the
Work may be installed in the best arrangement. Coordinate as required with all other
trades to share space in common areas and to provide maximum access to each
system.
3.08 TESTING
A. General: furnish all test pumps, gages, equipment, and personnel required, and test
as necessary to demonstrate the integrity of the finished installation to the approval of
all pertinent authorities and the Engineer. Notify the Engineer at least 24 hours prior to
testing.
B. Sanitary, Process, and Storm Drainage: Unless otherwise directed, plug all openings
and fill with water to a height equal to 10 foot head. Allow to stand one hour or longer
as required. Repair leaking joints and then re-test.
C. Water lines: Test and make tight at 100 PSIG. Retain for 24 hours; repair all leaking
joints as directed and then retest.
D. Equipment: Test each piece of equipment and all systems to verify rated
performance, and to ensure proper functioning of all controls, elimination of noise and
vibration, and minimization of energy consumption.
E. Other: Test all piping specialties for proper operation. Test all air vent points to
ensure that air has been vented.
Adjustments: Adjust and operate all plumbing systems to the satisfaction of the
Engineer.
3.09 STARTUP AND COMPLETION
A. When the installation is complete and all required adjustments have been made, the
Contractor shall be responsible for start-up in accordance with the manufacturers’
instructions and for operation of each system for a minimum period of one week. The
Contractor shall demonstrate to the Owner and the Engineer that the system is
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completed and operating in conformance with these specifications. Notify the Engineer
at least 48 hours prior to the scheduled demonstration.
B. The work hereunder will not be observed for final acceptance until Operation and
Maintenance Data, Manufacturer’s Literature, valve directories, piping identification,
nameplates and record documents specified herein have been accepted and properly
posted in the building and final cleaning has been completed.
C. The guaranty for an item of equipment shall not commence until final acceptance or
substantial completion (unless noted otherwise on the Notice of Substantial
Completion) for the installation.
3.10 INSTRUCTING
A. Upon completion of all required testing and balancing, and at a date set to coincide
with the Owner’s acceptance of the completed Work, furnish all necessary personnel
and thoroughly instruct the Owner’s personnel in the operation and maintenance of the
installed systems. Demonstrate the contents of the Manual required to be submitted
under Article 1.03 above and ensure that the Owner’s personnel are thoroughly familiar
with all aspects of operation and maintenance of the installed systems.
B. Review control operation and settings with Owner’s personnel, and adjust settings
per the Drawings, or as instructed by the Owner. Demonstrate to Owner and Engineer
that the control system is operating properly.
C. Notify the Engineer at least 48 hours prior to the instruction specified above.
END OF SECTION
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SECTION 23 05 00
HVAC WORK
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Design, Furnish, install, and secure all necessary approvals and permits for an
alteration of the existing HVAC system at the Grace Hudson Museum, that is
acceptable with the local building department, Engineer, and other authorities having
jurisdiction.
B. Areas included: Locations of interior alterations at the Grace Hudson Museum
(Garden Entrance, Small Conference Room, Storage, Restrooms).
C. Furnish and install a complete alteration to the existing system, including new
ducting, registers, diffusers, and connections to existing system.
D. The Contractor is responsible for all necessary coordination with the following:
E. The local Building Department, and other authorities having jurisdiction over this
project.
F. The Architect: If additional requirements are established during the coordination with
authorities, notify the Architect immediately.
G. Plumbing, electrical, structural work, and all other trades involved with this project.
H. The Owner: Coordination of the Contractor’s work with the Owner’s operations.
1.02 CODES, STANDARDS AND REGULATIONS
A. The latest approved editions of the following documents shall apply to work under
this Section. In case of conflicts, the most restrictive requirements shall apply.
1. All pertinent requirements of the local Building Department.
2. California Building Code (CBC).
3. California Mechanical Code (CMC).
4. California Energy Code (CEC).
5. American Society of Mechanical Engineers (ASME) Publications.
6. Underwriters Laboratories Inc (UL)
7. Referenced Standards:
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a. ASC – Adhesive and Seal Council
b. SMACNA – Sheet Metal and Air Conditioning Contractors National
Association
c. NFPA – National Fire Protection Association
1.03 QUALITY ASSURANCE
A. The alterations to the existing HVAC system shall be performed by a licensed
contractor with at least five years experience performing similar work.
1.04 SUBMITTALS
A. Design Schematic and description of planned alterations.
B. Shop Drawings: Show locations of new ducting and registers, and connections to the
existing system. Revise layout of registers as directed by the Architect, to achieve the
aesthetic quality desired.
C. Manufacturer’s Product Data for all elements of the system alteration.
PART 2 – PRODUCTS
2.01 PRODUCTS
A. Ductwork
1. Flexible Ducting: Flexmaster 5m; ATCO series 30 (or equal)
2. Duct sealants shall conform to UL 181, 181A or 181B.
B. Insulation: All insulation shall have a flame spread rating of not more than 25 and a
smoke-developed rating of not more than 50.
C. Controls: Control wire: 18 gauge, 8 conductor. Where not concealed in walls or attics
all low voltage wiring is to be installed in EMT conduit.
D. Other Materials:
1. Volume dampers shall be galvanized steel minimum 20 gage frame, 14 gage
blade, neoprene seal: Ruskin CDRS25 (or equal).
2. All other materials, not specifically described but required for a complete and
proper installation, shall be as selected by the Contractor subject to acceptance
by the Engineer.
PART 3 - EXECUTION
3.01 INSPECTION
A. Examine the areas and conditions under which Work of this section will be installed.
Do not proceed until unsatisfactory conditions have been corrected.
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B. Verify that the work of this Section may be completed in strict accordance with all
pertinent codes and regulations, the Construction Documents, approved Shop
Drawings, and manufacturer recommendations.
C. In the event of discrepancy, immediately notify the Engineer. Do not proceed in
areas of discrepancy until all such discrepancies have been fully resolved.
3.02 GENERAL
A. Provide volume dampers where required to balance the system.
B. Avoid interference with structure, and with work of other trades, preserving adequate
headroom and clearing of all doors and passageways to the approval of the Engineer.
C. Do not cut into or reduce the size of any structural member without the permission of
the Architect.
3.03 EQUIPMENT
A. Install all equipment in the location shown on the Drawings, except where existing
conditions and conflicts with other trades require relocation, or as specifically otherwise
approved on the job by the Engineer.
B. Install all equipment per manufacturer’s instructions.
C. Install accessible parts, including equipment, coils, valves, dampers, controls, and
filters with adequate clearance for inspection, adjustments, repair, and replacement.
Provide access panels where these components are concealed behind non-accessible
construction. Label access panels with description of service.
D. Check each piece of equipment in the system for defects, verifying that all parts are
properly furnished and installed, that all items function properly, and that all necessary
adjustments have been made.
3.04 DUCTWORK
A. Wherever obstructions require a change in duct shape, maintain the equivalent
areas.
B. All sizes shown on the Drawings are net dimensions inside the insulation.
C. Round branch takeoffs shall be made with conical tees, 45o laterals, or wye fittings.
D. Seal all joints to provide an air-tight system using mastic and embedded fiberglass
fabric on sheet metal ducts; at all discharge ductwork, internally seal with mastic at all
joints: Duct tape alone is not an acceptable sealing method.
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E. Fabricate and install ductwork at fans to minimize system effect, using the minimum
number of offsets and elbows possible; provide a minimum of three fan diameters of
straight duct upstream of fan intakes.
F. During construction, provide temporary closures of metal, duct board, or taped
polyethylene on open ductwork to prevent construction dust from entering ductwork
system.
G. Support all ductwork from building structure per SMACNA seismic restraint manual.
3.05 FLEXIBLE DUCTWORK
A. Refer to the Ductwork Execution items listed above.
B. Connections to sheet metal collars shall use approved duct draw-bands in addition
to approved duct tape; tighten draw-bands as recommended by manufacturer with
adjustable tensioning tool.
C. Install flexible ducts in a fully extended condition free of sags and kinks.
D. Support on 36" centers with 3/4" wide (minimum) flat banding material.
E. All connections shall be made with 1" wide (minimum) sheet metal collar secured
with sheet metal screws.
F. Flexible ducts shall be installed per UMC standard 6-3.
3.06 GRILLES, REGISTERS AND DIFFUSERS
A. Install and connect all grilles, registers, and diffusers in the locations shown on the
Drawings, securely anchoring each item in place and sealing with rubber gaskets to
prevent leakage.
3.07 FLASHINGS
A. Provide weather-proof flashings at all duct and pipe penetrations through the
building walls and roof; as a minimum, flashings shall be designed and installed in
accordance with SMACNA standards.
B. Provide weather-proof flashings at all roof top platforms, curbs and sleeps; 24 gauge
(min) with 2” (min) lap over roof flashing.
3.08 CLOSING-IN OF UN-INSPECTED WORK
A. General: Notify the Engineer at least 24 hours prior to covering or enclosing Work.
Do not allow or cause any of the Work of this Section to be covered up or enclosed until
it has been observed and accepted by the Engineer and by all other authorities having
jurisdiction.
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B. Uncovering: Should any of the Work of this Section be covered up or enclosed
before it has been completely observed and accepted, do all things necessary to
uncover all such Work; after the Work has been observed and accepted, provide all
materials and labor necessary and make all repairs necessary to restore the Work to its
original and proper condition at no cost to the Owner.
3.09 COOPERATION WITH OTHER TRADES
A. Do all things necessary to cooperate with other trades in order that all systems in
the Work may be installed in the best arrangement. Coordinate as required with all
other trades to share space in common areas and to provide maximum access to each
system.
3.10 TESTING AND ADJUSTING
A. General: Provide all necessary personnel, equipment, materials and services and
perform all tests necessary to demonstrate the integrity of the completed installation
and compliance with the Drawings, to the approval of the Engineer and all other
authorities having jurisdiction. Make all adjustments necessary to balance the
completed system in accordance with the data shown on the Drawings.
B. Heating, Ventilating and Air/Conditioning System:
1. Test and regulate all components of the HVAC systems to conform to the air
volumes shown on the Drawings. Adjust each piece of equipment and all systems
to ensure proper functioning of all controls; elimination of noise and vibration; and
minimization of energy consumption.
2. Repair or replace any work or material which does not perform properly, until
approved by the Engineer and at no cost to the Owner.
3. Make the following tests and submit reports to the Engineer:
a. Air volume at each supply, return, and exhaust outlet or inlet.
b. Outside air volume to each HVAC unit and supply fan.
c. Motor speed, fan speed, and input ampere reading of each fan.
d. Total CRM and total static pressure of each supply and exhaust fan.
4. Exhaust fans shall be tested with all doors closed.
5. Measurements shall be made with the following equipment:
a. Air tests: velometer or anemometer
b. Static pressure tests: pitot tube
c. Ampere readings: integrating watt or ampere meter.
C. Controls: test each operational mode of the HVAC system and verify that all
equipment, fans, motorized dampers, etc., operate according to the controls sequence
of operation as noted on the drawings; testing shall be done in Engineer’s presence,
unless waived by Engineer; notify the Engineer 48 hours (min) prior to testing.
D. Owner’s right to retesting: should the Contractor refuse or neglect to make any tests
necessary to demonstrate the integrity of the completed system, the Owner may retain
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the services of an outside Contractor to make all such tests and their resulting
adjustments and balance; the costs for such test shall be deducted from amounts
owing to the Contractor and shall not be borne by the Owner.
3.11 STARTUP AND COMPLETION
A. When the installation is complete and all required adjustments have been made, the
Contractor shall be responsible for start-up in accordance with the manufacturers’
instructions and for operation of each system for a minimum period of one week; the
Contractor shall demonstrate to the Owner that the system is completed and operating
in conformance with these specifications.
3.12 INSTRUCTING
A. Upon completion of all required testing and balancing, and at a date set to coincide
with the Owner’s acceptance of the completed Work, furnish all necessary personnel
and thoroughly instruct the Owner’s personnel in the operation and maintenance of the
installed systems; demonstrate the contents of the Manual and ensure that the Owner’s
personnel are thoroughly familiar with all aspects of operation and maintenance of the
installed systems.
B. Review thermostat and control operation and settings with Owner’s personnel, and
adjust settings per the Drawings, or as instructed by the Owner; demonstrate to Owner
and Engineer that the control system is operating properly; notify the Engineer at least
48 hours prior to the instruction.
END OF SECTION
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SECTION 26 00 01
ELECTRICAL GENERAL PROVISIONS
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Furnish all labor, materials, apparatus, tools, equipment, transportation, and special
or occasional services as required to make a complete working electrical installation, as
shown on the drawings or described in these Specifications. The work shall include ma-
terials, appliances, and apparatus not specifically mentioned herein or noted on the
drawings as being furnished and installed under another Section.
B. Electrical and equipment grounding systems.
C. All incidental work, material, carpentry, or structural supports necessary for the
mounting of equipment being installed under this Section.
D. Cutting and patching for electrical work.
E. Connections to mechanical systems as shown on the mechanical drawings including
conduits, wiring, and equipment as noted. Verify mechanical control requirements with
mechanical contractor.
F. Equipment and product warranties and guaranties.
1.02 WORK NOT INCLUDED:
A. Telephone equipment, cables and terminations.
B. Mechanical controls and wiring and terminations.
C. Security camera wiring, cables, and equipment and terminations.
D. All low voltage control equipment, wiring, and terminations, unless noted otherwise.
1.03 ELECTRIC SERVICES
A. The utility services information incorporated on the electrical drawings is for general
reference only. Exact utility services requirements and routing of utility services shall be
as directed by the Utility Company’s’ engineered drawings and coordinated with the
Owner’s Representative.
1.04 EXAMINATION OF SITE
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A. A visit to the site shall be made before submitting the bid. No extra payment will be
made for work not covered on the plans and in the specifications if such work is
apparent from an inspection of the site at that time.
1.05 DRAWINGS AND MEASUREMENTS
A. The drawings are diagrammatic and are for the assistance and guidance of this
Section. The exact locations, distances, elevations, etc., will be governed by the
buildings and by actual field conditions.
B. Drawings shall be followed as closely as actual construction of the buildings and
work of other trades will permit. Any changes from the drawings necessary to make the
work conform with the buildings as they are actually constructed or to fit the work of
other trades or to conform to the rules of inspecting bodies having jurisdiction shall be
made at no cost to the Architect.
C. Verify all measurements at the new and existing buildings. No extra compensation
will be al- lowed for any differences between actual dimensions and those shown or
scaled on the plans.
1.06 CODES, RULES, AND REGULATIONS
A. All work and materials shall be in full accordance with the latest rules of the following
ordinances:
1. National Electrical Code.
2. Underwriters Laboratories, Inc.
3. NEMA Standards.
4. California Administrative Code.
5. State Fire Marshal.
6. Cal - OSHA.
7. Local Rules, Regulations, and Standards.
8. California Building Code, State of California Electrical Code
9. NFPA - National Fire Protection Association.
10. ADA - American Disabilities Act.
11. Rules and regulations of Utility Companies.
12. All equipment to be UL listed.
B. Nothing in these plans or specifications is to be construed to permit work not
conforming to these codes. However, when these specifications call for or describe
materials or construction of a better quality or larger size than required by the above-
mentioned rules and regulations, the provisions of these specifications shall take
precedence over requirements of the said rules and regulations.
1.07 WORKMANSHIP
A. Workmanship shall be in accordance with the best practice of the trade and subject
to the approval of the Architect.
B. The work under this Section shall include competent direction and first-class
mechanics to make installation and complete the work in conformity with the intent of
the plans and specifications.
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1.08 SUPERVISION
A. The Contractor shall personally or through an authorized and competent
representative constantly supervise the work from beginning to completion and final
acceptance. During its progress, the work shall be subject to inspection by
representatives of the Architect. At such times, the Contractor shall promptly furnish
any required information.
1.09 COORDINATION WITH OTHER WORK
A. Become familiar with conditions at job site and with drawings and specifications and
plan the installation of electrical work to conform to conditions shown and specified to
provide the best possible assembly of the combined work of all trades.
B. Any difference or disputes concerning coordination, interference, or extent of work
shall be decided by Architect, and his decision shall be considered final.
C. Electrical system layouts are generally diagrammatic, location of outlets and
equipment is approximate. Exact routing of wiring, locations of outlets to be governed
by structural conditions and obstructions. Wiring for equipment requiring maintenance
and inspection to be readily accessible.
1.10 LICENSES, PERMITS, FEES, AND INSPECTIONS
A. Provide, secure, and pay for all licenses, fees, inspections required to begin,
perform, and complete work under this Section and as per General Conditions.
1.11 PROTECTION OF EQUIPMENT
A. The Contractor shall be responsible for damage to any of his work before final
acceptance. Securely cover all openings into conduits and cover all apparatus, fixtures,
and appliances both be- fore and after being set into place to prevent obstructions in
the conduits and breakage or disfigurement of the equipment.
B. Should the equipment become damaged or disfigured, it shall be restored to its
original condition and finish, before final acceptance at no expense to the Architect.
1.12 CLEANING EQUIPMENT AND PREMISES
A.The premises and all parts of the building shall be kept free from any accumulations
of dirt, waste, materials, or rubbish caused by work under this Section. Remove
such accumulations from the premises when directed.
B.All exposed equipment and piping to be painted shall be thoroughly cleaned of
cement, rust, plaster, grease, and oil.
C. Thoroughly clean all equipment upon completion of the installation.
1.13 PRELIMINARY OPERATIONS
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A. Should the Architect request that any portion of the systems or equipment installed
under this Section be operated previous to the final completion and acceptance of the
work, such operation shall be with the consent and under the direct supervision of the
Contractor.
B. Such preliminary operation shall not be construed as an acceptance of any of the
work of this Contract.
1.14 FIRE PREVENTION
A. All operations under the Contract shall be so performed that no fire hazards are
needlessly cre- ated or permitted to exist, and particular care shall be exercised with
regard to the disposition of waste materials, the nature and quantity of which might
create or increase a fire hazard.
1.15 MATERIAL SUBSTITUTION
A. Where materials, equipment, apparatus, or other products are specified by
manufacturer, brand name, type, or catalog number, such designation is to establish
standards of desired quality and style and shall be the basis of the bid. Material so
specified shall be furnished under the Contract unless a change is authorized in writing.
Where two or more designations are listed, choice shall be optional with the Contractor.
1.16 MATERIAL LIST
A. The Contractor shall within fifteen (15) days after award of Contract and before any
materials or equipment are purchased, submit four (4) copies of a complete list of
materials to the Architect for approval. This list shall give the name of the manufacturer
and the catalog numbers of all mater- ial furnished under this Section.
1.17 SHOP DRAWINGS
A.Within thirty-days (30) after award of Contract, the Contractor shall submit to the
Architect detailed dimensional shop drawings and brochures covering equipment
listed below. Such equipment shall not be put into manufacture until these shop
drawings or brochures have been approved by the Architect. The following
procedures shall be followed:
B.The Contractor shall submit four (4) prints of shop drawings to the Architect for
comment or correction. Upon reception of the re- viewed submittal, the Contractor
shall then resubmit four (4) sets of prints of corrected shop draw- ings to the
Architect for final approval. The same procedure shall apply in making shop-
drawing revisions.
C.Provide Shop Drawings for the following:
1. Panelboards.
2. Lighting Fixtures.
3. Lighting Controls.
4. 200 amp Service Meter Cabinet and Panel
Pullboxes
1.18 RECORD DRAWINGS
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A. Obtain, pay for, and keep up-to-date and available to the Architect or his
representative complete blue line prints of the project, drawings clearly annotated with
"as-built" data as the work is per- formed; this data shall include exact sizes, locations
of all the equipment.
1.19 TESTS AND INSPECTIONS
A. Inspect and make necessary tests, which the Architect may request to insure that the
electrical equipment is installed correctly and that the wiring systems are free of all
shorts, grounds, and faulty connections, and have insulation resistance between
conductors and ground of not less than the requirements of the National Electric Code.
1.20 CONNECTION OF MECHANICAL EQUIPMENT AND FIXED APPLIANCES
A. The electrical connections of all mechanical, plumbing, and landscaping equipment,
including the furnishing and installing of conduits, wiring, boxes, fittings, equipment, and
disconnect switches, is included as a part of this Section of the Specifications as
shown.
1.21 CLEANING
A. Equipment and Materials: Remove foreign materials including dirt, grease, splashed
paint and plaster. Restore to original condition any damaged finish.
1.22 SAFETY
A. In accordance with generally accepted construction practices, the Contractor will be
solely and completely responsible for conditions on the job site, including safety of all
persons and property during performance of the work.
1.23 DAMAGE AND RESTORATION
A. The Contractor shall be responsible for damages to his work during construction and
until expiration of the guarantee period, effects of normal usage excepted. Repair all
damage due to faulty workmanship, material, or equipment, leaking pipes or other
like causes. All damaged portions of the building, existing, or new, surface or
improvements, furnishings, equipment or material shall be restored to its original
condition.
END OF SECTION
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SECTION 26 00 02
BASIC MATERIALS AND METHODS
PART 1 - GENERAL
1.01 MATERIALS
A. All materials shall be new, of the best quality, and where applicable shall be
approved by, the Underwriters' Laboratories and bear the U.L. label.
B. Electrical Metallic Tubing: Electro-galvanized welded steel tubing, with interior coat
of clear lacquer.
C. Flexible Steel Conduit: Electro-galvanized steel, continuous strip interlocking spiral
jacket.
D. Watertight Flexible Steel Conduit: "Sealtite" with neoprene jacket.
E. Rigid Non-Metallic Conduit: Polyvinyl chloride, Schedule 40, rigid, standard pipe
sizes with rigid metal elbows and stub ups. Conduit types “DB,” “P&C,” “ABS,” and “EB
not encased are not acceptable
F. For all panel feeders use conduit and wire.
G. Fittings: Provide fitting with insulated throats and accessories approved for the
purpose and equal in all respects to the conduit or raceway. EMT connectors and
couplings shall be set- screw type.
H. Outlet Boxes:
1. Fixture Box: 4" octagonal box, depth and fixture studs as required. Provide
raised covers, brackets and bar hangers if required. Size larger boxes per N.E.C.
370, RACO.
2. Flush Switch and Receptacle for One or Two Devices: Size per Code, 1-1/2" or
more deep, with plaster rings and/or covers as required, RACO.
3. Three or More Devices at One Location: Use one piece gang boxes with one
piece plaster rings and/or covers (plastic as permitted by code): RACO.
4. Provide galvanized steel or Code approved interior outlet wiring boxes, of the
type, shape and size, including depth of box, to suit each respective location and
installation: constructed with stamped knockouts in back and sides, and with
threaded holes with screws for securing box covers or wiring devices.
5. Provide outlet box accessories as required for each installation, including
mounting brackets, wallboard hangers, extension rings, fixture studs, cable
clamps and metal straps for supporting outlet boxes, compatible with outlet boxes
being used and meeting requirements of individual wiring situations. Choice of
accessories is Installer's option.
6. Weatherproof outlet boxes shall be seamless die-cast aluminum with threaded
hubs and built-in grounding lug, sizes per code.
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I.Wire and Cables - Wire and cables shall be brought to the site in unbroken
packages and reels, rated for 600 volts and conforming to the following:
1. All conductors in conduit shall be copper, #12 AWG minimum.
2. Type THHN/THWN in feeder sized #6 and larger.
3. Type THWN in sizes #8 and smaller in wet locations, underground, and in
concrete slabs.
4. Type THHN in all locations other than specified above where drawings call for
wires in conduit.
5. Metal clad cable for branch circuiting shall be type MC copper cable as
required and when permissible by Code.
a. Metal clad cables embedded in concrete shall have a PVC outer jacket.
Provide sleeve where penetrating concrete or masonry.
b. Metal clad cable shall be secured within eight inches of boxes.
c. No more than one metal clad cable shall be inserted under cable clamping
device.
6. All connections and terminations shall be approved for either copper or
aluminum conductors.
J. Color-Coding: System conductors shall be identified as to voltage and phase
connections by means of color impregnated insulation or approved colored marking
tape per the existing distribution system.
K. Wire and Cable Connectors - Thomas and Betts "Lock-Tite" for #6 AWG and larger.
Scotchlok with insulating cap for #8 AWG and smaller.
L. Splice Insulation - Scotch #33+ (0-22 degrees Fahrenheit) electrical tape with vinyl
plastic backing, or rubber tape with protective friction tape.
1.04 WIRING DEVICES
A. Switches shall be totally enclosed; quiet type rated 15 amp, 120 volts, commercial
grade. Hubbell, Arrow-Hart, and Leviton. Color; per Architect.
B. Receptacles shall be rated 15 Amps, 125 volts, commercial grade.. Hubbell, Arrow-
Hart, and Leviton. Color; per Architect.
C. Light switches as indicated on the drawings. See drawings for locations.
D. Equipment power receptacles, as indicated on the drawings.
E. Weatherproof GFCI receptacle covers shall be Intermatic #WP1100 series or equal.
1.05 DEVICE PLATES
A. Device plates for switches, receptacles, motion sensors, and blank outlets shall be
smooth thermoplastic, noncombustible 0.100” thick plates, color matches device, single
or gang type as required.
B. Weatherproof device plates shall be cast metal, gasketed and have four (4)
mounting screws.
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C. Where marked plates are required, they shall be permanently engraved with 1/8"
high paint filled letters unless otherwise noted.
D. Plates shall be gang type where two or more devices are installed at one location.
Individual or gangable plates are not acceptable.
1.06 DUCT SEALING COMPOUND
A. Duct sealing compounds shall be a permanently soft, non-toxic compound that
adheres to any clean dry surface, insoluble in water. The compound must not slump,
flow, harden, crack, or shrink in service, and be asbestos free. Johns-Manville Duxseal,
Calpico "CD-AF."
1.07 PANEL BOARDS / SERVICE METER CABINET
A. Panel boards shall be the same manufacturers as the meter centers, flush or
surface as noted with busing and circuit breakers as noted on the Panel Schedules.
Neutral bars shall be equipped with lugs for all branch circuits and shall be insulated
from the cabinets. Provide copper ground bar with lugs for connection of ground
wires.
B. Cabinets shall be code gauge galvanized steel with one-piece stretcher-leveled steel
trims of not less than #12 gauge. Trims shall be equipped with resting lugs an flush
doors with combination latch and lock and two keys. All locks shall be keyed alike.
Metal directory frames with typed listing of circuit loads shall be mounted under clear
plastic inside doors. Spaces on panel boards to be labeled to indicate type of breaker in
accordance with Panel Schedule.
C. Trims shall be bonderized after fabrication and finished with two coats of ANSI #61
gray lacquer.
D. Busing shall be aluminum. Color code mains and each breaker terminal.
E. Molded case branch and feeder circuit breakers shall be insulated, bolt-on, trip
indicating, thermal magnetic type.
F. Service meter cabinet shall have meter socket and by-pass test facility per the Utility
company.
1.08 FUSIBLE SWITCHES
A. Fusible switches shall be equipped with front operated quick-make, quick-break
operators. The switches shall be of the knife-switch blade type. Multiple plated type
arc-quenchers and replaceable high temperature melting alloy arch-tips shall be
supplied. Phase barriers shall be made of flame-retardant, glass-polyester material. All
current-carrying parts shall be of high conductivity silver-plated copper. A mechanical
interlock shall be provided to prevent opening the compartment door or fuse access
door when the switch is closed.
1.09 GROUNDING
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A. All electrical equipment shall be grounded in accordance with the National Electrical
Code and all local codes and requirements.
B. Connections made to concrete encased grounding electrodes or those, which are
inaccessible following installation, shall be made using a thermal welding process.
C. Provide green copper ground wire from ground bus in meter centers to ground bar in
all load centers and ground connections for all mechanical equipment. Sizes per Code.
D. Include green copper ground wire in all conduits from each load center ground bar to
receptacle and equipment ground lugs. Sizes per Code.
1.09 GROUND ELECTRODES
A. Metallic Cold water piping system: Contractor shall install a grounding electrode
conductor from the nearest metallic cold water pipe and building steel to a ground bus
in the meter centers.
Driven ground rods: Copper clad steel, minimum ¾” inch diameter by 10 feet long,
sectional type with copper allow couplings and carbon steel driving stud.
B. Grounding connectors: For cable to pipe, O.Z./Gedney G-100B series.
C. Bonding jumpers: O.Z./Gedney Tuyupe BJ for pipe to pipe.
2.01 COORDINATION OF WORK
A. The Contractor shall coordinate the electrical work with the work of other trades.
The Contractor shall not be reimbursed for any work installed but not usable due to
improper coordination of work.
B. Mechanical Equipment: The Contractor shall check with the Mechanical Contractor
for space requirements of mechanical equipment. Changes in electrical requirements
due to the substitution of mechanical equipment shall be brought to the Engineer's
attention prior to installing any work.
C. Architectural Drawings: The Contractor shall check the architectural drawings for the
exact location of outlets installed over counters, in cabinets adjacent to mirrors, etc.
D. Ceiling Diffusers: Prior to installing any work, the Contractor shall check with the
Mechanical Contractor or the exact location of heating and ventilating ceiling diffusers
and maintain clearances between lighting fixtures and ceiling diffusers.
E. Local codes: Prior to installing any work, the Contractor shall review the job with
local electrical inspector and bring any special requirements to the attention of the
Engineer. Special requirements of local codes shall be included as part of this work.
F. Materials: Prior to placing orders for materials, the Contractor shall check equipment
ratings, equipment catalog numbers, and equipment dimensions as to applicability and
correctness for installation.
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2.02 RACEWAY OR CONDUIT
A. Conduits shall be installed and supported in a rigid and satisfactory manner
generally concealed within the structure or below grade unless otherwise indicated.
B. All raceways shall be securely fastened to the cabinets, pullboxes, terminals, etc.
with two locknuts, or other approved fittings.
C. All underground conduits shall be Rigid PVC Schedule 40 and stub-ups approved for
by each of the following:
1. Underwriters Laboratories.
2. Utility Companies
3. Local Authorities
D. All underground conduits shall be installed a minimum of 36" below grade, unless
otherwise noted on the drawings.
E. Conduit system shall be electrically continuous with all boxes and conduits readily
accessible.
F. Openings around conduits penetrating walls or floors shall be sealed and finished to
match adjacent surfaces. Where any conduit or branch circuit penetrates a fire rated
assembly, the Electrical Contractor shall seal the penetration with appropriate fire rated
sealant and maintain assembly rating.
G. Where spaces are provided for conduits: Keep conduit runs within the limits
indicated on plans.
H. Flexible metal conduit shall be installed for motor, equipment and fixture connections
as indicated and required. Install conduit with sufficient slack to avoid strain on fittings.
Flexible conduit in wet locations shall be watertight.
I. Where conduits are run exposed, they shall be installed at right angles or parallel to
the building lines. Conduits shall be fastened to the building structure by means of
malleable iron pipe straps. Plumber's tape will not be permitted.
J. During construction all conduits shall be plugged to prevent the entrance of foreign
matter, such plugs shall not be removed until all plastering etc., as been completed.
K. All empty raceways shall contain a high tensile strength polyethylene pulling line.
Greenlee 431.
2.03 OUTLET BOXES
A. Outlet layout review:
1. The Subcontractor shall layout and box a representative portion of the building
and review with Owner and Architect prior to wiring. Exact locations per Architect.
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2. Installation of boxes without Architects approval of layout are subject to revision
at the request of the Architect at no additional cost to the Owner.
B. Outlet Boxes shall be installed and supported in a rigid and satisfactory manner with
the use of prefabricated box brackets.
C. Boxes for the support of ceiling fixtures or wall brackets shall have a galvanized 3/8"
stud.
D. Plaster rings shall be installed on all concealed boxes. Rings shall be of proper
depth to suit the wall finish.
E. Light switch boxes shall be installed on the latch side of the doorframe.
F. Outlet boxes on common walls shall be horizontally separated by not less than 24”
between outlets in the opposite wall surface. See Drawings for additional
requirements. No back-to- back boxes are permitted without written authorization by
the Architect.
2.04 WIRES AND CABLES
A. All wires and cables shall be hand-pulled with the exception of cables of size #1
AWG and larger. Where mechanical means are used to pull cables #1 and larger a
pulling lubricant shall be used.
B. Conductors shall not be installed in raceways until all boxes and mechanical work is
complete.
C. Prior to the pulling of conductors in raceways, the raceway shall be blown out with
the use of compressed air at 100 p.s.i. minimum pressure.
D. All splices of #10 AWG and smaller shall be made with "Scotch-Lock" solderless
connectors. Terminations of #8 AWG wire and larger shall employ the use of solderless
terminal lugs for stranded conductors.
E. Wire and cable bushings shall be installed on all conduits entering junction boxes,
pull boxes or equipment.
F. Where multiple circuits run through the same junction box or outlet box each wire
shall be marked with a wrap-around cable marker indicating the circuit number and
panel.
G. Feeders, branch circuits and motor circuits shall be copper.
2.05 WIRING FOR MOTORS AND CONTROLS
A. Exact location of motor connections and details of the control equipment shall be
ascertained before the installation of any circuit. Where motors are furnished under
other Sections, consult those Sections for locations.
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B. Fused disconnect switch shall be provided for each motor out of sight of panelboard
and as required by Code; shall be flush or surface mounted as shown; of proper size
and number of poles required by the motor.
C. Flexible conduit connection shall be provided between the motor terminal outlet and
the rigid conduit at each motor, length of flexible section shall be not less than 10 times
the conduit diameter.
D. Fractional horsepower motors shall have manual starters with melting alloy type
thermal overload relay. Rating, poles, and voltage per equipment. Square D, Class D
2510.
E. Provide nameplate on each disconnect switch.
2.06 PANEL BOARDS
A. Set panel boards plumb and symmetrical with building lines. Furnish and install all
construction Channel bolts, angles, etc., required to mount the equipment furnished
under this Section.
B. Provide mounting brackets, busbar drillings, and filler pieces for unused spaces.
C. “Train” interior wiring; bundle and clamp, using specified plastic wire wraps.
D. Touch-up paint: Any mars, blemishes, or other finish damage suffered during
installation.
E. Replace panel doors, or trim exhibiting dents, bends, warps, or poor fit.
END OF SECTION
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SECTION 26 50 00
LIGHTING SYSTEM
PART 1 - GENERAL
1.01 WORK INCLUDED
A. Furnish and install all required fixtures with lamps, lighting controls, and branch
circuits.
1.02 SUBMITTALS
A. Submit for approval, catalog cuts showing performance and construction details of
standard fixtures and complete shop construction drawings showing all proposed
construction details of special or modified standard fixtures. Submit ELT photometric
curves.
PART 2 - PRODUCTS
2.01 LIGHTING FIXTURES
A. Fixtures shall be complete with fittings, stems, hangers, and component parts to
make complete installation include lamps of type and wattage called for.
B. All fixtures shall be energy compliant per Title 24.
C. Fixtures and lamps see Light Fixture Schedule In Drawings.
D. Finish: As Selected by the Architect see Light Fixture Schedule in Drawings.
PART 3 - EXECUTION
3.01 LIGHTING FIXTURES
A. Coordinate installation of fixtures with the paving and ceiling installation. Mock-up
may be required by Landscape Architect/Architect for review and approval.
1. The Subcontractor shall layout a representative portion of the building and
garden and review with Owner and Landscape Architect/Architect prior to wiring.
2. The Landscape Architect/Architect reserves the right to relocate any and all
fixtures before they are roughed in, at no additional cost to the Owner.
3. Installation of fixtures without Landscape Architect’s/Architect’s approval of
layout are subject to revision at the request of the Landscape Architect/Architect
at no additional cost to the Owner.
B. Frames for recessed fixtures: Where recessed fixtures are mounted against ceiling
on which gypsum board is applied, the fixture supplier shall provide extension frames
for mounting the fixtures, depth of such frames to be suitable for the full thickness of the
ceiling.
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C. Extension Rings: Where fixtures are surface-mounted against acoustical tile ceilings,
provide extension rings of depth suitable for the full thickness of the ceiling.
D. Wire for connection to fixtures or devices shall be provided on each lead at each
outlet, 8" in length.
E. Exact locations of fixtures are indicated on reflected ceiling plans and building
exterior elevations on the Architectural Drawings or are dimensioned therein; do not
scale electrical drawIngs for fixture locations.
F. Lighting outlets: Standard 4" octagon or square boxes, unless otherwise noted on the
drawIngs, at each ceiling and bracket fixture indicated. Each box complete with 3/8"
fixture stud and in furred spaces with outlet box hanger and box covers. All outlets
shall finish flush against concrete walls or ceiling, except for exposed work.
G. Verify all ceiling types and conditions prior to ordering lighting fixtures. All lighting
fixtures surface mounted to low-density tile ceilings shall have spacers or be approved
for mounting to low-density tile ceilings.
H. Remove all labels and tapes that will be visible in the finish work. Clean all dirt and
debris from inside surfaces of lenses and reflectors.
I. Provide fire rated box for all recessed fixtures in fire rated ceilings. Maintain rating of
ceiling.
J. Electrical Contractor to include in the Base Bid, full documentation of commissioning
compliance forms and certificate requirements per Title 24, 2019 and 2019 Building
Efficiency Standards.
END OF SECTION
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SECTION 32 31 13
CHAIN LINK FENCE AND GATES
PART 1 GENERAL
1.1 RELATED DOCUMENTS
A.DIVISION 01 - GENERAL REQUIREMENTS: Drawings, quality, product and
performance requirements, general and supplemental conditions apply as applicable to
the project and project documents.
2. SUMMARY
A.This Section includes industrial/commercial chain link fence and gates specifications:
1.Polymer coated steel chain link fabric
2.Polymer coated galvanized steel framework and fittings
3.Gates: swing and cantilever slide
4.Installation
B.Related Sections:
1.01 33 23 Shop Drawings, product data
2.01 43 13 Manufacturers Qualifications
1.3 REFERENCES
A.ASTM F552 Standard Terminology Relating to Chain Link Fencing
B.ASTM F567 Standard Practice for Installation of Chain Link Fence
C.ASTM F626 Specification for Fence Fittings
D.ASTM F668 Specification for Polymer Coated Chain Link Fence Fabric
E.ASTM F900 Specification for Industrial and Commercial Swing Gates
F.ASTM F934 Specification for Standard Colors for Polymer-Coated Chain Link
G.ASTM F1043 Specification for Strength and Protective Coatings of Steel Industrial Chain
Link Fence Framework
H.ASTM F1083 Specification for Pipe, Steel, Hot-Dipped Zinc-Coated (Galvanized) Welded,
for Fence Structures
1.4 SUBMITTALS
A.Shop drawings: Site plan showing layout of fence location with dimensions, location of
gates and opening size, cleared area, elevation of fence, gates, footings and details of
attachments. Comply with the provisions of Section 01 33 23.
B.Material samples: When required, provide representative samples of chain link fabric,
framework and fittings.
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C.Specification Changes: May not be made after the date of bid.
PART 2 – PRODUCTS
1.MANUFACTURERS
A. Framework, posts, rails, fabric, and fittings for chain link fence system: Merchants Metals,
or approved equal.
2.CHAIN LINK FABRIC
A.Steel Chain Link Fabric: [Height or heights indicated on drawings] <Select from table
below and insert ASTM serial designation, mesh size, wire gauge, coating specification,
including class and color when applicable, top/bottom selvage >
1. Polymer Coated Steel Fabric: ASTM F668, wire gauge specified is that of the
metallic coated steel core wire.
a. Class 1 extruded
b. Class 2a extruded and adhered
c. Class 2b fused and adhered
d. Color - choose one: [green] [brown] [black] in compliance with ASTM
F934.
2. Fabric Selection Table: Steel chain link mesh sizes and gauges produced in
one piece widths 3 feet (910 mm) to 12 feet (3660 mm)
3. Fabric selvage:
Standard fabric selvage for 2 in (50 mm) mesh 72 in. (1.8 m) high and higher is
knuckle finish at one end, twist at the other, [K&T]. Fabric less than 72 in (1.8 m),
knuckle finish top and bottom, K&K. [Manufacturing and installation issues dictate
all mesh sizes less than 2 in. (50 mm) have a knuckle selvage for both top and
bottom, K&K.]
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2.3 ROUND STEEL PIPE FENCE FRAMEWORK
A.Round steel pipe and rail: Schedule 40 standard weight pipe, in accordance with ASTM
F1083, 1.8 oz/ ft² (550 g/m²) hot dip galvanized zinc exterior and 1.8 oz/ft² (550 g/m²) hot
dip galvanized zinc interior coating.
Regular Grade: Minimum steel yield strength 30,000 psi (205 MPa)
Mesh
Size
6 gauge
core
9
gauge
core
11
gauge
core
11 1/2
gauge
core
12
Gauge
core
Notes
In.
(mm)
0.192 in.0.148
in.
0.120 in.0.113 in.0.105 in.
4.88 mm 3.76
mm
3.05 mm 2.87 mm 2.67 mm N/A = Not applicable
for
2
(50)
yes yes yes N/A N/A industrial/commercial
1 ¾
(44)
yes yes yes N/A N/A applications
1
(25)
N/M yes yes N/A N/A N/M = Not
manufactured
5/8
(16)
N/M yes yes yes yes**12 ga. only per
F668
1/2
(13)
N/M yes yes yes yes*
3/8
(10)
N/M N/M yes yes yes*
2170
lbf
1290
lbf
850 lbf 750 lbf 650 lbf Wire Break Strength
(9650
N)
(5740
N)
(3780
N)
(3340 N) (2895 N)
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B. Typical post and rail size for normal Commercial / Industrial applications
*Regular Grade F1083 Schedule 40
C. Polymer Coated Pipe: Polymer coated pipe shall have a [PVC or Polyester] coating
fused and adhered to the exterior zinc coating of the galvanized pipe in accordance with
ASTM F1043. The minimum thickness of the PVC coating shall be 10-mils (0.254 mm),
for polyester 3 mils (0.0076 mm). Color to match fabric [black] per ASTM F934.
3.TENSION WIRE
A. Polymer Coated Steel Tension Wire: 7 gauge core (0.177 in.) (4.50 mm) wire complying
with ASTM F1664. [Match coating class and color to that of the chain link fabric] Class
1, extruded
Item Fence Height Outside
Diameter
*F1083
Schedule 40
F1043-IC
(LG-40)
Inches (mm)Weight
lb/ft (kg/m)
Weight
lb/ft (kg/m)
Line up to 6 ft.
(1.8 m)
1.900
(48.3)
2.72 (4.0) 2.28
(3.39)
post over 6 to 8 ft. (1.8 to
2.4 m)
2.375
(60.3)
3.65 (5.4)3.12
(4.64)
over 8 to 12 ft. (2.4 to
3.7 m)
2.875
(73.0)
5.79 (8.6)4.64
(6.91)
over 12 to 16 ft. (3.7 to
4.9 m)
4.000
(101.6)
9.11 (13.6)6.56
(9.78)
Terminal up to 6 ft.
(1.8 m)
2.375
(60.3)
3.65 (5.4)3.12
(4.64)
post over 6 to 8 ft. (1.8 to
2.4 m)
2.875
(73.0)
5.79 (8.6)4.64
(6.91)
over 8 to 12 ft. (2.4 to
3.7 m)
4.000
(101.6)
9.11 (13.6)6.56
(9.78)
over 12 to 16 ft. (3.7 to
4.9 m)
6.625
(168.3)
18.97 (28.2)Not available
8.625
(219.1)
28.58 (42.5)Not available
Rails 1.660
(42.2)
2.27 (3.4)1.84
(2.74)
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4.FITTINGS
A.Tension and Brace Bands: Galvanized pressed steel complying with ASTM F626,
minimum steel thickness of 12 gauge (0.105 in.) (2.67 mm), minimum width of 3/4 in. (19
mm) and minimum zinc coating of 1.20 oz/ft² (366 g/m²). Secure bands with 5/16 in.
(7.94 mm) galvanized steel carriage bolts.
B.Terminal Post Caps, Line Post Loop Tops, Rail and Brace Ends, Boulevard Clamps, Rail
Sleeves: In compliance to ASTM F626, pressed steel galvanized after fabrication having
a minimum zinc coating of 1.20 oz/ft² (366 g/m²).
C.Truss Rod Assembly: In compliance with ASTM F626, 3/8 in. (9.53 mm) or 5/16” (7.94
mm) diameter steel truss rod with a pressed steel tightener, minimum zinc coating of 1.2
oz/ft² (366 g/m²), assembly capable of withstanding a tension of 2,000 lbs. (970 kg).
D.Tension Bars: In compliance with ASTM F626. Galvanized steel one-piece length 2 in.
(50 mm) less than the fabric height. Minimum zinc coating 1.2 oz. /ft² (366 g/m²).
*[Bars for 2 in. (50 mm) and 1 ¾ in. (44 mm) mesh shall have a minimum cross section
of 3/16 in. (4.8 mm) by 3/4 in. (19 mm)]
*[Bars for 1 in. (25 mm) mesh shall have a cross section of 1/4 in. (6.4 mm) by 3/8 in.
(9.5 mm)]
*[Small mesh 3/8 in. (10 mm), 1/2 in. (13 mm) and 5/8 in. (16 mm) shall be attached
(sandwiched) to the terminal post using a galvanized steel strap having a minimum cross
section of 2 in. (51 mm) by 3/16 in. (4.8 mm) with holes spaced 15 in. (381 mm) on
center to accommodate 5/16 in. (7.9 mm) carriage bolts which are to be bolted thru the
strap the mesh and thru the terminal post.]
E.Polymer Coated Color Fittings: In compliance with ASTM F626, minimum coating
thickness 0.006 in. (0.152 mm) fused and adhered to the zinc coated fittings] [Match
color to fence system]
2.6 SWING GATES
A.Swing Gates: Galvanized steel pipe welded fabrication in compliance with ASTM
F900. Gate frame members 1.900 in. OD (48.3 mm) [ASTM F 1083 schedule 40
galvanized steel pipe] or [ASTM F1043 Group IC (LG-40) galvanized steel pipe] Frame
members spaced no greater than 8 ft. (2440 mm) apart vertically and horizontally.
Welded joints protected by applying zinc-rich paint in accordance with ASTM Practice
A780. Positive locking gate latch, pressed steel galvanized after fabrication. Galvanized
malleable iron or heavy gauge pressed steel post and frame hinges. Provide lockable
drop bar and gate holdbacks with double gates. Match gate fabric to that of the fence
system Gateposts per ASTM F1083 schedule 40 galvanized steel pipe. Polymer coated
gate frames and gateposts; match the coating type and color to that specified for the
fence framework. Moveable parts such as hinges, latches and drop rods may be field
coated using a liquid polymer touch up.
B. Gateposts: Regular Grade ASTM F1083 Schedule 40 pipe
Gate fabric height up to and including 6 ft. (1.2m)
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PART 3 EXECUTION
3.1 FRAMEWORK INSTALLATION
A.Posts: Posts shall be set in fencing manufacturer approved bolted-metal post fitting to
attach to wood structural members. Line posts installed at intervals not exceeding 10 ft.
(3.05 m) on center. Reference architectural details.
B.Top rail: When specified, install 21 ft. (6.4 m) lengths of rail continuous thru the line post
or barb arm loop top. Splice rail using top rail sleeves minimum 6 in. (152 mm) long. Rail
shall be secured to the terminal post by a brace band and rail end. Bottom rail or
intermediate rail shall be field cut and secured to the line posts using boulevard clamps
or brace band with rail end. <Fences 12 feet (3.66 m) high or higher require mid rail>
C.Terminal posts: End, corner, pull and gate posts shall be braced and trussed for fence 6
ft. (1.8 m) and higher and for fences 5 ft. (1.5 m) in height not having a top rail. The
horizontal brace rail and diagonal truss rod shall be installed in accordance with ASTM
F567.
D.Tension wire: Shall be installed 4 in. (101.6 mm) up from the bottom of the fabric. Fences
without top rail shall have a tension wire installed 4 in. (101.6 mm) down from the top of
the fabric. Tension wire to be stretched taut, independently and prior to the fabric,
between the terminal posts and secured to the terminal post using a brace band. Secure
the tension wire to each line post with a tie wire.
3.CHAIN LINK FABRIC INSTALLATION
Chain Link Fabric: Install fabric to outside of the framework maintaining a ground
clearance of no more than 2 inches (50 mm). Attach fabric to the terminal post by
threading the tension bar through the fabric; secure the tension bar to the terminal post
Gate leaf width Post Outside Diameter Weight
up to 4 ft. (1.2 m)2.375 in. (60.3 mm)3.65 lb/ft (5.4 kg/m)
over 4 ft. to 10 ft. (1.2 to 3.05 m)2.875 in. (73.0 mm)5.79 lb/ft (8.6 kg/m)
over 10 ft. to 18 ft. (3.05 to 5.5 m)4.000 in. (101.6 mm)9.11 lb/ft (13.6 kg/m)
Gate fabric height over 6 ft. to 12 ft. (1.2 to 2.4m)
Gate leaf width
up to 6 ft. (1.8 m)2.875 in. (73.0 mm) 5.79 lb/ft (8.6 kg/
m)
over 6 ft. to 12 ft. (1.8 to 3.7 m)4.000 in. (101.6 mm)9.11 lb/ft (13.6 kg/m)
over 12 ft. to 18 ft. (2.4 to 5.5 m)6.625 in. (168.3 mm)18.97 lb/ft (28.2 kg/m)
over 18 ft. to 24 ft. (5.5 to 7.3 m)8.625 in. (219.1 mm)28.58 lb/ft (42.5 kg/m)
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with tension bands and 5/16 in. (7.94 mm) carriage bolts spaced no greater than 12
inches (304.8mm) on center. Small mesh fabric less than 1 in. (25 mm), attach to
terminal post by sandwiching the mesh between the post and a vertical 2 in. wide
(50mm) by 3/16 in. (4.76 mm) galvanized steel strap using carriage bolts, bolted thru the
bar, mesh and post spaced 15 in. (381 mm) on center. Chain link fabric to be stretched
taut free of sag. Fabric to be secured to the line post with tie wires spaced no greater
than 12 inches (304.8 mm) on center and to horizontal rail spaced no greater than18
inches (457.2 mm) on center. [Aluminum alloy tie wire shall be installed following ASTM
F567: Wrap the tie around the post or rail and attached to a fabric wire picket on each
side of the post or rail by twisting the tie wire around the fabric wire picket two full turns,
cut off excess wire and bend over to prevent injury.] [Preformed 9 gauge power-fastened
wire ties shall be installed following ASTM F626: Wrap the tie a full 360° around the post
or rail and fabric wire picket, using a variable speed drill, twist the two ends together
three full turns, cut off any excess wire and bend over to prevent injury.] Secure the
fabric to the tension wire by crimping hogs rings around a fabric wire picket and tension
wire.
3.2 GATE INSTALLATION
A. Swing Gates: Installation of swing gates and gateposts in compliance with ASTM F 567.
Direction of swing shall be inward Gates shall be plumb in the closed position having
a bottom clearance of 3 in. (76 mm), grade permitting. Hinge and latch offset opening
space shall be no greater than 3 in. (76 mm) in the closed position.
3.6 NUTS AND BOLTS
Bolts: Carriage bolts used for fittings shall be installed with the head on the secure side
of the fence. All bolts shall be peened over to prevent removal of the nut.
1. CLEAN UP
Clean Up: The area of the fence line shall be left neat and free of any debris caused by
the installation of the fence.
END OF SECTION 32 31 13
SPECIFICATIONS SUBJECT TO CHANGE WITHOUT NOTICE
ELECTRIC SERVICE CENTER T.I. + FIRE DAMGE REPAIR PAGE of 188 188 APPENDIX “A” - TECHNICAL SPECIFICATIONS
Page 353 of 509
CSI Division Description Cost
01 - General Requirements ± 7% of estimated construction cost +2% bonds, insurance & permits $ 122,173
02 - Existing Conditions
Deconstruct Mezzanines and store onsite, demolish existing flooring & walls
where indicated on plans, demo existing doors & windows where indicated on
plans $ 17,646
03 - Concrete Backfill & backpour ± 260 sqft. concrete where indicated on plans $ 9,012
04 - Masonry --
05 - Metals
Structural steel where indicated on plans, wire mesh panel guards and screening
at mezzanines and above offices $ 23,320
06 - Wood, Plastics & Composites
New wood beams, joists, structural framing, interior wall partition framing,
countertops & millwork $ 184,000
07 - Thermal & Moisture Protection Insulation at interior & exterior walls $ 6,500
08 - Openings
New interior & exterior windows where indicated on plans. Fabricate & install
new interior & exterior doors where indicated on plans. $ 245,500
09 - Finishes
Drywall ceilings, wall finishes, baseboards, flooring, painting & exterior finish
patching where indicated on plans $ 62,500
10 - Specialties Restroom accessories where indicated on plans $ 7,000
12 - Furnishings --
13 - Special Construction --
14 - Conveying Equipment --
21 - Fire Suppression new sprinkler heads where required, documentation & permitting $ 20,000
22 - Plumbing New plumbing fixtures & fittings where indicated on plans $ 82,000
23 - HVAC New forced air HVAC system $ 350,000
25 - Integrated Automation --
26 - Electrical
New lighting where indicated on plans, new switching & outlets where indicated
on plans $ 345,000
27 - Communications --
28 - Electronic Safety & Security New burglar alarm integration at new building entry points $ 5,000
31 - Earthwork --
32 - Exterior Improvements --
33 - Utilities --
3/6/2023 Sub-Total $ 1,479,651
3/6/2023 Contingency (10%)$ 147,965
3/6/2023 GC Profit & Overhead (15%)$ 221,948
3/6/2023 *Total $ 1,849,564
11/17/2023 Inflation & Material Fluctuation Factor (5% of 3/6/2023 Estimated Total)$ 92,478
11/17/2923 Fire Damage Repair Scope (3/8/2023)$ 525,000
11/17/2023 Fire Damage Repair GC Contingency (15%)$ 78,750
11/17/2023 Fire Damage Repair GC Profit & Overhead (15%)$ 78,750
11/17/2023 Estimated Total Cost $ 2,624,542
REN / ALEXANDER
ARCHITECTS
Architect’s Opinion of Probable Cost 11/17/2023
1350 Hastings Road - Electric Service Center Tenant Improvement & Fire Repair
Page 1 of 1
Attachment 3
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Page 1 of 6
Agenda Item No: 12.a.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3206
AGENDA SUMMARY REPORT
SUBJECT: Consideration of 1) the Planning Commission's Recommendation to Adopt a Resolution to: Adopt
an Addendum to the Ukiah Western Hills Open Land Acquisition and Limited Development Project Initial
Study/Mitigated Negative Declaration (SCH No. 2021040428); Approve an Amendment of the Western Hills
Annexation Area to Include APN 003-190-11; and Prezone Parcels to Public Facility (“PF”) Zoning District and
Low Density Residential-Hillside Overlay Zoning District (“R1-H”); and 2) Authorization for the City Manager to
Negotiate and Execute the Property Purchase Sale Agreement and Joint Escrow Instructions between the City
of Ukiah and David J. Hull.
DEPARTMENT: Community
Development PREPARED BY:
Sean White, Water Resources Director, Maya
Simerson, Project & Grant Administrator, Craig
Schlatter, Community Development Director
PRESENTER:
Sean White, Water Resources Director; Craig
Schlatter, Community Development Director; and
Maya Simerson, Project Administrator
ATTACHMENTS:
1. PC Staff Report 11.8.23 (body)
2. Draft Findings_Amendment of Western Hills Annexation Area Amendment
3. Draft COAs_Amendment of Western Hills Annexation Area Amendment
4. Draft Resolution 11 30 23
5. Project Maps and List of Parcels
6. Western_Hills_Aquisition_Project_FAQs
7. Draft Property Purchase Agreement
8. Western Hills Revised Project ISMND Addendum_103123
Summary: The City Council will conduct a public hearing and consider the Planning Commission's
recommendation to adopt the Resolution adopting an Addendum to the 2021 Western Hills Project Initial
Study and Mitigated Negative Declaration (SCH No. 2021040428); and to approve the amendment to the
Western Hills Annexation Area, proposed prezoning, and associated actions, as described below. Additionally,
Council will consider authorizing the City Manager to negotiate and execute the Property Purchase Sale
Agreement and Joint Escrow Instructions for the associated parcel.
Background: The City has a vision and goal to protect Ukiah’s western wildland urban interface, to preserve
open space and conserve forest and stream ecosystems, provide large-scale wildfire mitigation, and to protect
the Upper Russian River Watershed, while facilitating orderly development to reduce sprawl and to benefit
wildlife resources for the greater Ukiah community. This vision and goal(s) is supported by the following plans:
2040 General Plan; City Council’s Strategic Plan; City Annexation Policies; City’s Climate Initiative; Diversity,
Equity and Inclusion Plan; Groundwater Sustainability Plan; and the Ukiah Valley Area Plan. Specifically, this
project supports:
2040 General Plan
• LU 6 Hillside Access “To preserve the natural character of hillside development areas”
• LU 7 To ensure orderly and timely growth…
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• LU 8 Growth Management
• LU 11.3 Neighborhood Character “…complement views from US101”
• LU 13 Ensure all have equal access to green spaces…
• ED 4.1 Supporting Tourism
• PFS 1 Maintain safe and adequate water…
• PFS 1.1 Water Storage (tank sites)
• PFS 12 To provide parks…
• PFS 12.3 Equitable access to parks…
City’s Climate Initiatives
• 4.a Implement Nature Based Solutions
• 4.b. Maintain Wild Lands
• 4.d. Enhance Carbon Sequestration Capacity
• 7.a. Expand Sustainable Water Practices.
• 10.a. Fire Prevention “including the acquisition of open space...”
Diversity, Equity and Inclusion Plan
Current goals are process oriented and include:
• Clean Air
• Clean Water
• Access to Open Space
Groundwater Sustainability Plan
• 4.3.2.4 City of Ukiah Western Hills Source Water Protection
The current hydrology of the western hills of the Ukiah Valley is a major driver for recharging the underlying
aquifer. Preserving these properties will protect these important resources.
Ukiah Valley Area Plan, Section 2:
• Vision: The scenic viewsheds of the Valley are preserved.
• Vision: The natural beauty of the Ukiah Valley is conserved and enhanced and viewscapes of the
forested western hills are protected.
Towards achievement of these goals, and at the direction of the City Council, over the last several years the
City has been acquiring lands immediately adjacent to the western city limits, known as the “Western Hills,”
with the purpose of annexing such lands into the city limits for open space preservation, public purposes,
wildfire protection, and for the potential of limited orderly development. Specifically, the City is proposing to
annex ±792 acres known as the "Western Hills Annexation Area," as amended, which comprises both City-
owned and privately-owned property.
The Western Hills Annexation Area was originally established via approval of the Western Hills Open Land
Acquisition and Limited Development Agreement Project (2021 Western Hills Project), which included
acquisition and annexation of 707 acres, and was approved by the City Council on September 15, 2021.
Additionally, the Western Hills Annexation Area was formalized in the 2040 General Plan (adopted by Council
on December 7, 2022) and identified as one of the three areas the City intends to pursue for annexation. In
addition to the 2021 Western Hills Project parcels (707 acres), 44 acres of privately owned parcels, referred to
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as the “clean up parcels,” were included in the Western Hills Annexation Area to rectify jurisdictional issues
(resulting in a total of 752 acres) as requested by the Mendocino County Local Agency Formation Commission
(LAFCo). In June 2022, the City of Ukiah submitted an application for annexation to LAFCo for annexation of
the Western Hills Annexation Area (LAFCo No. A-2022-02).
An additional 40-acre parcel (APN 003-190-11) directly adjacent (south) of the Western Hills Project and City’s
western city limit became available for purchase in 2023, and City Council directed Staff to seek acquisition of
the parcel for open space and access opportunities in connection with the open space parcels within the
Western Hills Annexation Area. As a part of the project, the City proposes to enter into a Property Purchase
Sale Agreement and Joint Escrow Instructions (Purchase Agreement) with the private property owner that
would allow 15 acres to be transferred back to Hull for development of up to three parcels that could
potentially be developed with one single-family dwelling and one accessory dwelling unit each in the future
(resulting in the potential for six total units).
At their November 8, 2023, regular meeting, the Planning Commission considered approval of the amendment
to the Western Hills Annexation Area (to include the 40-acre parcel), proposed prezoning, as well as adoption
of an Addendum to the 2021 Western Hills Project Initial Study and Mitigated Negative Declaration (SCH No.
2021040428). At the conclusion of the meeting, the Planning Commission recommended approval of the
Addendum to the 2021 MND and approval of the amendment to the Western Hills Annexation Area.
However, the Planning Commission also recommended to the City Council that the project be approved with
one development parcel instead of three, resulting in the possibility of one single-family dwelling and one ADU.
The Staff Report prepared for the November 8, 2023, Planning Commission, which includes a detailed Project
Description, is included in Attachment 1. Attachments to the Staff Report plus the Commission's discussion
and recommendation to the City Council can be accessed online at:
https://ukiahca.portal.civicclerk.com/event/1663/overview.
Discussion: Per Ukiah City Code (UCC), approval of the amendment to the Western Hills Annexation Area,
prezoning, and adoption of the Addendum is to be considered and acted upon by the City Council. Council
also has the authority to approve the Purchase Agreement between the City of Ukiah and the property owner.
These actions are further discussed below. A detailed analysis of these actions is included in the Staff
Analysis section of the November 8, 2023, Planning Commission Staff Report. Findings for City Council
approval of the proposed actions are included in Attachment 2, and the Conditions of Approval are included in
Attachment 3. A draft Resolution approving these actions is included in Attachment 4.
Amendment of the Western Hills Annexation Area
Since approval of the 2021 Western Hills Project, 84 acres have been added to the Western Hills Annexation
Area, as described below. The additional acreage, in combination with the other components summarized
below, constitute the “Revised Project." Project Maps, including a location map and prezoning map, as well as
a list of parcels proposed for inclusion, are included in Attachment 5.
The City proposes to amend the Western Hills Annexation Area to include one 40-acre parcel, resulting in a
total acreage of 792 acres (see Table 1 included in Attachment 1 for a list of parcels). 25 acres of the property
would be owned by the City and maintained for open space and municipal purposes, while 15 acres would be
transferred to the private property owner (Hull) via a Purchase Agreement between the City and Hull, and
would allow Hull to retain one approximately 15-acre parcel for limited residential development. See Purchase
Agreement discussion for more information.
As discussed in the November 8, 2023, Planning Commission Staff Report, the 40-acre parcel proposed for
inclusion is contiguous to the existing city limits and Western Hills Annexation Area, consistent with
Government Code and LAFCo policies related to annexation. The Revised Project is also consistent with
General Plan Goals ENV-1, ENV-4, LU-6, LU-7, LU-8 and LU-9 (and Polices ENV 1.2, LU 6.1, 6.2, 6.3, 7.1,
7.2 and 8.1) which support annexation and orderly development of lands contiguous to the city limits, as well
as open space preservation, protection of hillsides and development of all housing types. See Findings in
Attachment 2 for further details.
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Approval of Purchase Agreement
The City’s goals and benefits associated with this Purchase Agreement include: (1) preserving property in the
Western Hills as open space and watershed for the Ukiah Valley; (2) creating opportunities for access trails,
including, but not limited to, public hiking, biking, and associated recreational activities; (3) developing public
facilities for various municipal purposes provided that their development and use do not unreasonably conflict
or interfere with the preservation of the property as open space and for watershed protection. Additionally,
another motivating factor to increasing City ownership of property in the Western Hills is to gain control of fire
mitigation activities. The impacts of this forty-acre acquisition adds to the property that the City will have the
ability to easily maintain. For more information, a list of responses to ‘Frequently Asked Questions’ can be
referred to in Attachment 6.
After the Planning Commission meeting in November, Staff presented the recommendation from the Planning
Commission to the property owner regarding limiting the 15-acre development property to one parcel. This
recommendation was found not to be economically feasible with the existing drafted Purchase Agreement.
Reducing the development property from the potential of three parcels to one parcel would constitute a
significant change in the terms of the drafted agreement and would result in the property owner no longer
being willing to participate in the transaction.
As such, Staff proposes the allowance of three development parcels, as originally presented to the Planning
Commission. Under the Purchase Agreement, Hull will retain the right to create and develop three parcels with
one single family home and one accessory dwelling unit on each parcel (six total possible units), in
accordance with Single-Family Residential-Hillside Overlay (R1-H) zoning regulations. The parcels would be
created within the eastern portion of the existing 40-acre parcel. However, the exact location of the potential
residential units is not known at this time and, likewise, it does not include specific development designs or
proposals, nor does it grant any entitlements for development. The Purchase Agreement also specifies the
property owner’s water rights, as well as utility and access easements for both parties. While the easements
allow for future public access opportunities, no such uses are proposed at this time. The draft Purchase
Agreement, in its substantial form, is included in Attachment 7, and if authorized, the City Manager will finalize
the document, and its associated attachments. Funding for the acquisition is being provided by donations from
Adventist Health Ukiah Valley, the Ukiah Valley Trail Group, and also from the CIty's water enterprise fund
capital reserves, resulting in no expected net fiscal impact to the general fund. A budget adjustment is
required to anticipate the donation revenue and increase the appropriation for the acquisition.
Approval of Prezoning
Consistent with Government Code Section 65859 and Ukiah City Code Section 9267, the City may prezone
unincorporated territory adjoining the city for the purpose of determining the zoning, which will apply to such
property in the event of subsequent annexation to the City.
City Staff recommends prezoning the 15 acres associated with the Purchase Agreement as Low Density
Residential-Hillside Overlay (R1-H). The remaining 25 acres (that would remain owned by the City) is
proposed for Public Facility (PF) zoning district prezoning. Lastly, the 44-acres (“clean up parcels”) would
transition to R1-H. The parcels were included in the General Plan and associated EIR, but have not been
formally prezoned via City Council Resolution, as required by LAFCo. These parcels are proposed for R1-H
prezoning for consistency with existing and adjacent development but would remain under private ownership
and are not included in the Development Agreement (2021) or Purchase Agreement (2023).
As discussed in the November 8, 2023, Planning Commission Staff Report, the proposed uses and prezoning
are consistent with surrounding uses and zoning.
Addendum to the 2021 Initial Study and Mitigated Negative Declaration
Pursuant to Section 15164 of the CEQA Guidelines, an Addendum to an adopted MND may be prepared by a
lead agency or a responsible agency if minor changes or additions are necessary and none of the conditions
described in Section 15162 of the CEQA Guidelines calling for the preparation of a subsequent EIR or
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subsequent MND have occurred. In this instance, an Addendum to the 2021 Western Hills Project ISMND
(SCH No: 2021040428) has been prepared (included in Attachment 8). The 2021 MND analyzed the
acquisition, annexation, prezoning and development potential (up to 14 residential units) associated with the
2021 Western Hills Project. The 2021 MND was approved by City Council on September 15, 2021, and can
be accessed online at: https://cityofukiah.com/ukiah-western-hills-open-land-acquisition-limited-development-
agreement-project/.
As discussed in the Planning Commission Staff Report and Addendum, none of the criteria noted in CEQA
Guidelines 15162 have occurred, and only minor changes are necessary in order to deem the Addendum to
the certified MND adequate. Specifically, there are no substantial changes proposed that require major
revisions of the 2021 MND due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects.
In summary, the Revised Project proposes to include additional properties immediately adjacent to the original
project within the Western Hills Annexation Area, resulting in the potential for six additional residential units,
compared to the 14 potential units analyzed within the Western Hills 2021 MND. As discussed throughout the
Addendum, impacts from the Revised Project are equal to, or less than, those described for the original
project. The Revised Project will incorporate mitigation identified in the 2021 MND to reduce all impacts to a
less than significant level. No new impacts that were not previously discussed in the 2021 MND have been
identified. CEQA Guidelines Section 15164 also states that an Addendum need not be circulated for public
review but can be included in or attached to the certified MND for consideration by the hearing body. The
Addendum is included in Attachment 8.
Recommended Action: Adopt a Resolution to Adopt an Addendum to the Ukiah Western Hills Open Land
Acquisition and Limited Development Project Initial Study/Mitigated Negative Declaration (SCH No. 2021040428);
Approve an Amendment of the Western Hills Annexation Area to Include APN 003-190-11; and Prezone Parcels to
Public Facility (“PF”) Zoning District and Low Density Residential-Hillside Overlay Zoning District (“R1-H”); and
Authorization for the City Manager to Negotiate and Execute the Property Purchase Sale Agreement and Joint
Escrow Instructions between the City of Ukiah and David J. Hull.
BUDGET AMENDMENT REQUIRED: Yes
CURRENT BUDGET AMOUNT: 0
PROPOSED BUDGET AMOUNT: 10022200.47110.18305: $100,000 (donation revenue);
10022200.19010.18305: $100,000; 82227113.19010.18305: $200,000
FINANCING SOURCE: Donations and Water Resources Fund
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Sage Sangiacomo, City Manager, David Rapport, City Attorney, David J. Hull,
Property Owner, Adventist Health Ukiah Valley, and Ukiah Valley Trails Group
DIVERSITY-EQUITY INITIATIVES (DEI):
• Clean Air
• Clean Water
• Access to Open Space
CLIMATE INITIATIVES (CI):
• 4.a Implement Nature Based Solutions
• 4.b. Maintain Wild Lands
• 4.d. Enhance Carbon Sequestration Capacity
• 7.a. Expand Sustainable Water Practices.
• 10.a. Fire Prevention “including the acquisition of open space...”
GENERAL PLAN ELEMENTS (GP): LU 6; LU 7; LU 8; LU 11.3; LU 13; ED 4.1; PFS 1; PFS 1.1; PFS 12; PFS
12.3
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Page 360 of 509
AGENDA ITEM NO. 12a
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Western Hills Annexation Area Amendment
1
DATE: October 31, 2023
TO: Planning Commission
FROM: Michelle Irace, Planning Manager
SUBJECT: Recommendation to the City Council for Approval of an Amendment of the
Western Hills Annexation Area, Prezoning, and Adoption of an Addendum to the
Ukiah Western Hills Open Land Acquisition & Limited Development Project Initial
Study/Mitigated Negative Declaration
SUMMARY
OWNER: City of Ukiah; various private property owners
APPLICANT: City of Ukiah
LOCATION: Several parcels located within unincorporated Mendocino
County within the Ukiah Western Hills. See Table 1 below.
TOTAL ACREAGE: The Western Hills Annexation Area, as amended, comprises
±792 acres
GENERAL PLAN: Existing Mendocino County General Plan: Remote
Residential, 40 Acre Minimum (“RMR40”)
Proposed City of Ukiah General Plan: Hillside Residential
(“HR”) and Public (“P”)
ZONING: Existing Mendocino County Zoning: Upland Residential, 40-
acre minimum (UR:40)
Proposed City of Ukiah Zoning: Single-Family Residential-
Hillside Overlay District (R1-H) and Public Facilities (PF)
AIRPORT
COMPATIBILITY
ZONE:
Other Airport Environs (“OAE”) area of the Ukiah Municipal
Airport Land Use Compatibility Plan
ENVIRONMENTAL
DETERMINATION:
Addendum to Initial Study and Mitigated Negative Declaration
No. 2021040428 (approved by City Council on September
15, 2021)
RECOMMENDATION: Make a recommendation to the City Council to approve the
amendment to the Western Hills Annexation Area, prezoning,
and Addendum. Findings are included in Attachment 1 and
Conditions of Approval are included in Attachment 2.
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Staff Report
Western Hills Annexation Area Amendment
2
BACKGROUND
Over the last several years, the City has been acquiring lands immediately adjacent to the western
City limits, known as the “Western Hills” with the purpose of annexing such lands into the City
limits for open space preservation, public purposes, wildfire protection, and limited orderly
development potential. Specifically, the City is proposing to annex ±792 acres known as the
“Western Hills Annexation Area”, as amended, which comprises both City-owned and privately-
owned property (See Project Description Section below for more information). Below includes a
summary of actions associated with the Western Hills Annexation Area to date.
• At the August 25, 2021, regular meeting, the Planning Commission considered approval
of the Western Hills Open Land Acquisition and Limited Development Agreement Project
(2021 Western Hills Project), associated prezoning and Initial Study and Mitigated
Negative Declaration (ISMND; State Clearinghouse No. 2021040428), and recommended
approval for these actions to the City Council. The 2021 Western Hills Project included
acquisition and annexation of ±707 acres for open space, public purposes, and the
potential for limited residential development.
• On September 15, 2021, the City Council introduced Ordinance No. 1217, approving the
2021 Western Hills Project, associated prezoning and ISMND via Ordinance No. 1217.
The ISMND (referred to the “2021 MND” in this Staff Report) can be found online at:
https://cityofukiah.com/ceqa-review/.
• On June 8, 2022, the City of Ukiah submitted an application for annexation to the
Mendocino County Local Agency Formation Commission (LAFCo) for annexation of the
2021 Western Hills Project parcels, in accordance with the terms identified in the
Development Agreement. In addition to the parcels identified as a part of the Western Hills
Annexation Area, the application for annexation (LAFCo No. A-2022-02) included several
privately-owned parcels (±44 acres total) located in between the 2021 Western Hills
Project parcels and the County’s jurisdictional boundary, to inform the deliberate and
appropriate boundaries and growth for the City of Ukiah. Some of these parcels also span
both City and County jurisdiction and the City proposes to annex them to rectify this
jurisdictional issue.
• On December 7, 2022, the City Council adopted Resolution No. 2022-78 and Resolution
No. 79, adopting the City’s 2040 General Plan and certifying the associated Environmental
Impact Report (EIR; SCH No. 2022050556). The 2040 General Plan and EIR identify the
Western Hills Annexation Area as one of the three areas the City intends to pursue for
annexation (see EIR Section 2.2.7). The 44 acres of privately owned parcels intended to
rectify jurisdictional issues (“clean up parcels”) were included in the Western Hills
Annexation Area within the General Plan and EIR. The General Plan and EIR can be
found online at https://ukiah2040.com/.
• On December 19, 2022, LAFCo approved the City’s Ukiah Municipal Service Review
(MSR) and Sphere of Influence (SOI) Update. The updated SOI includes the entire
Western Hills Annexation Area identified within the General Plan (original 707 acres, in
addition to the 44 acres of “clean up parcels”).
• An additional 40-acre parcel (APN 003-190-11) directly adjacent (south) to the Western
Hills Project and City’s western City limit became available for purchase in 2023, and on
May 3, 2023, the City Council approved the City seeking acquisition of the parcel for open
space and access opportunities in connection with the Western Hills open space parcels.
This parcel is proposed for inclusion in the Western Hills Annexation Area, as described
below.
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Staff Report
Western Hills Annexation Area Amendment
3
At this time, the Planning Commission is being asked to consider making a recommendation to
the City Council to: 1) adopt the Addendum to the 2021 Western Hills Project Initial Study and
Mitigated Negative Declaration (SCH No. 2021040428); and 2) to approve the amendment to the
Western Hills Annexation Area, and proposed prezoning, as described below. If approved by
Council, the City will amend its application of annexation to LAFCo for consideration.
PROJECT DESCRIPTION
Since approval of the 2021 Western Hills Project, 84 acres have been added to the Western Hills
Annexation Area, as described below. The additional acreage, in combination with the other
components summarized below, constitute the “Revised Project”. Project Figures and Maps,
including a location map and prezoning map are included in Attachment 3.
• Amending the Western Hills Annexation Area to include one 40-acre parcel, resulting in a
total acreage of 792 acres (see Table 1 below for a list of parcels). 25 acres of the property
would be owned by the City and maintained for open space and municipal purposes.
• 15 acres would be transferred to the private property owner (Hull) via a Purchase
Agreement between the City and Hull would allow Hull to retain one +/- 15-acre parcel (via
a Lot Line Adjustment) after annexation.
o Hull would be able to retain the right to create and develop three parcels with one
single family home and one accessory dwelling unit (six total possible units), in
accordance with Single-Family Residential-Hillside Overlay (R1-H) zoning
regulations. The parcels would be created within the eastern portion of the existing
40-acre parcel, but the location of the potential residential units is not known at this
time, as it does not include specific development designs or proposals, nor does it
grant any entitlements for development.
o The Purchase Agreement will also specify the property owner’s water rights, as
well as utility and access easements. Whie the easement will allow for future trail
opportunities, no such uses are proposed at this time.
• Prezoning the 15 acres associated with the Purchase Agreement as Single-Family
Residential-Hillside Overlay (R1-H), and the remaining 25 acres (that would remain owned
by the City) as Public Facilities (PF).
• Prezoning the 44-acres (“clean up parcels”) to R1-H. The parcels were included in the
General Plan and associated EIR, but have not been formally prezoned via City Council
Resolution, as required by LAFCo. These parcels are proposed for R1-H prezoning for
consistency with existing and adjacent development but would remain under private
ownership and are not included in the Development Agreement (2021) or Purchase
Agreement (2023).
• Amending the City’s annexation application (LAFCo No. A-2022-02) to include the 40-acre
parcel and other items noted as incomplete for submittal to LAFCo.
Please refer to the comprehensive Project Description in the Addendum to the approved 2021
MND prepared for the Revised Project, in accordance with the California Environmental Quality
Act, for more information (Addendum is included in Attachment 4 and discussed more in the
Environmental Documentation Section below).
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Staff Report
Western Hills Annexation Area Amendment
4
Table 1, Western Hills Annexation Area Parcels (as revised)
Assessor Parcel No. Property Owner Situs Address Size (acres)
2021 Western Hills Project Parcels (707 acres total)
157‐030‐02 City of Ukiah None assigned 20.00
157‐030‐03 City of Ukiah None assigned 60.00
157-050-14 City of Ukiah None assigned 20.17
157-050-15 City of Ukiah None assigned 40.43
157-050-16 Dave Hull; D & J Investments, LLC. None assigned 40.25
157-050-18 City of Ukiah None assigned 60.00
157-070-05 City of Ukiah None assigned 76.20
003-190-17 Dave Hull; D & J Investments, LLC. None assigned 18.30
003-190-16 Dave Hull; D & J Investments, LLC. None assigned 0.29
003-190-15 Dave Hull; D & J Investments, LLC. None assigned 5.00
003-190-13 Dave Hull; D & J Investments, LLC. None assigned 9.08
003‐110‐90 Adonis & Sarah Noguera 620 Redwood Ave. 4.14
003‐190‐09 Adonis & Sarah Noguera 620 Redwood Ave. 10.20
100-040-83 Dave Hull; D & J Investments, LLC. None assigned 77.60
157-050-03 City of Ukiah None assigned 60.05
157-050-13 City of Ukiah None assigned 59.71
157-060-02 City of Ukiah None assigned 18.66
157-060-03 City of Ukiah None assigned 128.52
Privately-Owned Parcels (44 acres) Added to the Western Hills Annexation Area in the 2040 General Plan
001‐420‐40 Robert R Beltrami 145 Mendocino Pl. 1.49
001‐041‐02 Grayden Huff 500 Lookout Dr. 1.33
001‐041‐03 Amanda Reiman 4 Lookout Dr. 0.66
001‐041‐04 Amanda Reiman 3 Lookout Dr. 0.48
001‐041‐05 Robert Werra 2 Lookout Dr. 1.13
001‐041‐06 Robert Werra 415 Hillview Ave. 0.74
001‐041‐07 Robert Werra 415 Hillview Ave. 0.38
001‐040‐81 William Edwards 335 Janix Dr. 2.40
001‐041‐01 Robert Werra None assigned 35.50
Additional Parcel (40 acres) Proposed for Inclusion
003-190-11 Dave Hull (25 acres to be owned by City) None assigned 40
TOTAL ACREAGE 792.71
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SURROUNDING LAND USE & ZONING
The parcels are currently located outside of the City of Ukiah limits, within unincorporated
Mendocino County, currently carry a Remote Residential, 40 Acre Minimum (“RMR40”) land use
designation within the Ukiah Valley Area Plan (UVAP; 2011) and the existing zoning is Upland
Residential, 40-acre minimum (“UR:40”). Lands to the north (with the exception of the
northeastern-most boundary), west and south are largely undeveloped but contain some rural
residential development within unincorporated Mendocino County. To the east, the Project is
bounded by lands within the City of Ukiah developed with single family housing and zoned Single-
Family Residential-Hillside Overlay District (R1-H). A summary of surrounding land uses and
zoning designations is provided below in Table 2. Existing General Plan and Zoning Maps may
be accessed online at: https://cityofukiah.com/community-development/policies-documents-
maps/ .
Table 2, Surrounding Zoning and Land Uses
STAFF ANALYSIS
General Plan Consistency. Since approval of the original 2021 Western Hills Project and MND,
the City adopted its 2040 General Plan (December, 2022). As a part of the General Plan, the
Western Hills Annexation Area (including the 707 acres within the original project and MND, as
well as the additional 44 acres of “clean up” parcels), the City’s Sphere of Influence (SOI) and
Planning Area were also updated and analyzed. The updated (now existing) boundaries of the
SOI include the 707 acres included in the original project, and Western Hills Annexation Area.
The 40 acres proposed as a part of the Revised Project were not included in the amended SOI,
nor the Western Hills Annexation Area identified in the General Plan and associated EIR.
However, the 40 acres would be owned by the City at the time of annexation and is within the
City’s updated Planning Area, consistent with the intent of Government Code Section 56742.
Additionally,
The 2021 Western Hills Project was determined to be consistent with the City’s General plan
(1995) and planned growth anticipated within it. Further, as noted above, annexation of this area
was built into the City’s new (2040) General Plan. The proposed 40-acre parcel being included in
the Western Hills Annexation Area would result in a more orderly, contiguous and less peninsular
annexation area than the current configuration, which is supported by LAFCo policies.
The Revised Project is also consistent with General Plan Goals ENV-1, ENV-4, LU-6, LU-7, LU-
8 and LU-9 (and Polices ENV 1.2, LU 6.1, 6.2, 6.3, 7.1, 7.2 and 8.1) which support annexation
and orderly development of lands contiguous to the City limits, as well as open space
ZONING: USE:
NORTH County: Upland Residential, 40-acre minimum (UR:40)
City: Single-Family Residential-Hillside Overlay District
(R1-H)
Undeveloped/ Rural Residential
Undeveloped
EAST City: Single-Family Residential-Hillside Overlay District
(R1-H)
Single-Family Residential
SOUTH County: Upland Residential, 40-acre minimum (UR:40) Undeveloped/ Rural Residential
WEST County: Upland Residential, 40-acre minimum (UR:40) Undeveloped/ Rural Residential
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preservation, protection of hillsides and development of all housing types. See Findings in
Attachment 1 for further detail.
Prezoning. Government Code Section 65859 allows the City to adopt a zoning district for land
outside of the city limits in anticipation of annexation and development (i.e., prezone). Under the
provisions of the Government Code, the zoning district adopted by the City does not become
effective unless and until the land is annexed into the City. UCC §9267, Prezoning, states that
the City may prezone unincorporated territory adjoining the City for the purpose of determining
the zoning which will apply to such property in the event of subsequent annexation to the City.
This section of the UCC states that the Planning Commission shall formulate a recommendation
to the City Council, and the Council shall conduct a public hearing to consider the prezoning
proposal, and shall render a decision accordingly.
The current County land use designation is Remote Residential, 40 Acre Minimum (“RMR-40”)
and the existing County zoning designation is Upland Residential, 40-acre minimum (“UR-40”).
These designations are intended to be applied to lands having constraints for commercial
agriculture, timber production or grazing, and are well suited for small scale farming and low
density agricultural and residential uses. Both the existing RMR-40 land use designation and UR-
40 zoning designation allow for one dwelling unit (and one ADU) per 40 acres.
The 25 acres (of the 40-acre parcel) that would remain under City ownership for open space and
municipal purposes would be prezoned as Public Facilities (PF), with a corresponding Public (P)
General Plan land use designation. The P General Plan land use designation and PF zoning
encompass lands within the City that are owned by the City and/or contain open space and parks,
as well as other public facilities or municipal services. Because the portion that would ultimately
owned by the City and intended for municipal purposes, the PF prezoning (and P General Plan
land use designation) is appropriate.
The remaining 15 acres that would be transferred to the private property owner and could allow
for limited residential development under a Purchase Agreement is proposed for Single-Family
Residential-Hillside Overlay (R1-H) prezoning with a corresponding Hillside Residential (HR)
General Plan (2040) land use designation. The Hillside Residential (HR) land use designation
replaces previous (1995 General Plan) Rural Residential designation in areas in the hillsides west
of Highland Avenue and Park Boulevard, with a maximum allowable density of one dwelling unit
per gross acre. The intent of this designation is to allow for single-family residential at a lower
density to align with the goal of reducing development in designated High Fire Hazard Areas. The
Hillside Overlay District (-H or R1-H) is intended to encourage planning, design, and development
while preserving natural physical features and minimizing potential safety, water runoff and soil
erosion concerns associated with the natural terrain.
The Purchase Agreement associated with the Revised Project would allow creation of three
development parcels (in accordance with R1-H standards and the Subdivision Map Act) within
the 15 easternmost acres of the 40-acre parcel and would further restrict development to one
single family dwelling per parcel and one ADU (except for in cases were the slope exceeds 50
percent, per the City’s Hillside Overlay Ordinance). All development within the R1-H district
requires discretionary review (Planning Commission approval) and would be subject to all R1-H
development regulations (including slope, density, setbacks, height, fire safety and water
requirements, access requirements, etc.) contained within the Hillside Overlay District.
Development within the Hillside Overlay District also includes submittal of the following: soil and
geological reports, subsurface investigations, grading plans, vegetation reports, grading plans,
hydrology reports, and structure elevations. Each home would require approval of a Use Permit
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and/or Site Development Permit by the Planning Commission as well as a Building Permit, which
includes additional review and approval by County and City departments.
The privately-owned ±44 acres (“clean up parcels”) that are included in the Western Hills
Annexation Area are proposed for R1-H zoning. The existing zoning is Upland Residential, 40-
acre minimum (“UR:40”). However, all of the parcels are currently existing nonconforming to the
40-acre requirement, as the median size of these parcels is 0.94 acres due to them being
unincorporated remnants of lots already developed within the City along Lookout Drive. Because
the parcels are developed with single-family residences (or associated with developed
residences) within the Western Hills area and surrounded by other R1-H properties, the proposed
Hillside Residential land use designation and R1-H zoning designations are appropriate for these
parcels.
Conclusion. For the reasons discussed above, the Project would be consistent with the City’s
General Plan, Zoning Code, the County’s UVAP, as well as the Government Code and LAFCo
policies related to annexation and prezoning. The Ukiah City Code does not identify specific
findings required for annexation or prezoning, but Draft Findings supporting Staff’s
recommendation are included in Attachment 1. Draft Conditions of Approval can be found in
Attachment 2.
ENVIRONMENTAL REVIEW
Pursuant to Section 15164 of the CEQA Guidelines, an Addendum to an adopted MND may be
prepared by a lead agency or a responsible agency if minor changes or additions are necessary
and none of the conditions described in Section 15162 of the CEQA Guidelines calling for the
preparation of a subsequent EIR or subsequent MND have occurred.
In this instance, an Addendum to the 2021 Western Hills Project ISMND (SCH No: 2021040428)
has been prepared. The 2021 MND analyzed the acquisition, annexation, prezoning and
development potential (up to 14 residential units) associated with the 2021 Western Hills Project.
The 2021 MND was approved by City Council on September 15, 2021 and can be accessed
online at: https://cityofukiah.com/ukiah-western-hills-open-land-acquisition-limited-development-
agreement-project/.
The Western Hills Annexation Area was identified as “Annexation Area C” within the City’s 2040
General Plan and associated EIR, and included the original 707 acres associated with the 2021
Western Hills Project, as well as the 44 acres of “clean up” parcels added after approval of the
2021 Western Hills Project. The EIR analyzed annexation of this area, as well as the associated
prezoning, and adoption of the new Sphere of Influence and Planning Area. Because the addition
of the 44 acres was analyzed within the EIR and no change to those parcels are proposed as a
part of the Revised Project, further analysis of these parcels is not required, and not included
within the Addendum. However, the EIR is referenced in certain sections of the Addendum, as
appropriate. The EIR can be accessed online at: https://ukiah2040.com/documents.html.
The Addendum (Draft) is included in Attachment 4 and includes a discussion of impacts identified
in the 2021 MND, as well as a discussion of impacts associated with the Revised Project. A
summary of the analysis and findings contained within the Addendum is included below.
Summary of Impacts Disclosed in 2021 MND. Project components including the acquisition,
annexation, and prezoning of parcels, in addition to the Lot Line Adjustments, would not directly
result in physical impacts to the physical environment. However, infrastructure improvements and
the potential construction of up to seven single-family homes and seven associated ADUs, for a
total of 14 units within the easternmost 54 acres of the Project area, could occur under the
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Development Agreement. Hull Properties is choosing to require the single-family homes to be
constructed to R1-H standards by including them in the Declaration of Covenants, Conditions,
and Restrictions (CC&Rs) for Development Parcels 1-3. In addition, although not required, the
mitigation measures contained within the ISMND for residential development will also be included
in the CC&Rs. Development Parcels 1-3 will still be included in the application for annexation and
prezoned to R1-H. Although residential development is not proposed at this time and the 2021
Western Hills Project would not grant any entitlements, this analysis assumes that the
development will occur on all Development Parcels, both under the County and City’s jurisdiction.
As described throughout the Initial Study, construction and ground disturbing activities associated
with these components could result in direct significant impacts to Air Quality, Biological
Resources, Cultural /Tribal Cultural Resources, Geology and Soils, Hazards and Hazardous
Materials, Hydrology and Water Quality, Noise, Utilities and Service Systems, and Wildfire.
However, mitigation measures identified within the aforementioned sections would reduce
impacts to less than significant with mitigation incorporated.
Cumulative impacts are generally considered in analyses of Air Quality, Biological Resources,
Cultural Resources, Noise, and Traffic. As discussed throughout the Initial Study, the 2021
Western Hills Project would have less than significant impacts on these resources with
implementation of mitigation measures described therein. As discussed in Section 14, Population
and Housing, as well as Section 11, Land Use and Planning, the potential development of up to
14 units would not induce substantial unplanned population growth in an area, either directly or
indirectly. Individual impacts from the 2021 Western Hills Project would not significantly contribute
to cumulative impacts in the area as there are no known past projects nor current projects within
the vicinity of the site. However, all future housing development would be analyzed on a project
level basis for direct, indirect, and cumulative impacts, as necessary.
Summary of Impacts from Revised Project. Impacts associated with the Revised Project would
be consistent, if not less than, those disclosed within the 2021 MND and within the 2040 General
Plan EIR related to the Western Hills Annexation Area. Specifically, the 40-acres proposed for
inclusion in the Western Hills Annexation Area contains similar terrain, vegetation and scenic
quality as the parcels previously analyzed. While the Revised Project does not include road and/or
utility improvements, which would result in less impacts described within the 2021 MND
associated with groundwork, grading, and vegetation removal associated with those components,
the Purchase Agreement would allow for potential development of up to six additional units within
a 15-acre area, in accordance with the R1H zoning regulations. Similar to the analysis contained
within the 2021 MND, the exact location of the potential development parcels and residential units
is unknown at this time. However, all future development would be subject to discretionary and
environmental review and be required to comply with City regulations for height, setbacks, and
other development standards established to protect natural features and scenic resources within
the Western Hills. The Revised Project would incorporate mitigation measures from the 2021
MND to reduce impacts to Air Quality, Biological Resources, Cultural/Tribal Cultural Resources,
Geology and Soils, Hazards and Hazardous Materials, Noise, and Wildfire. Consistent with the
2021 MND, all impacts, including cumulative impacts, associated with the Revised Project would
be less than significant with mitigation incorporated.
CEQA Conclusion. Consistent with CEQA Guidelines 15164, the following discussion
demonstrates that none of the conditions described in Section 15162 have occurred and that only
minor changes are necessary in order to deem the certified MND adequate to describe the
impacts of the project. Specifically, there are no substantial changes proposed that require major
revisions of the 2021 MND due to the involvement of new significant environmental effects or a
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substantial increase in the severity of previously identified significant effects. CEQA Guidelines
Section 15164 also states that an Addendum need not be circulated for public review but can be
included in or attached to the certified MND for consideration by the hearing body.
The following addresses each of the criteria contained in Section 15162 of the CEQA Guidelines
in regard to the project.
a) No Substantial Project Changes. The revisions to the analysis from the Revised Project
would not result in new significant environmental effects or a substantial increase in the
severity of previously identified significant effects evaluated in the 2021 MND. The
Revised Project is proposing to include additional properties immediately adjacent to the
original project within the Western Hills Annexation Area, resulting in the potential for six
additional residential units, compared to the 14 potential units analyzed within the Western
Hills 2021 MND. As discussed throughout the Addendum, impacts from the Revised
Project are equal to, or less than, those described for the original project. The Revised
Project will incorporate mitigation identified in the 2021 MND to reduce all impacts to a
less than significant level. No new impacts that were not previously discussed in the 2021
MND have been identified.
b) No Substantial Change in Circumstances. No changes have occurred as a result of the
Revised Project which require major revisions of the 2021 MND. The Revised Project
would not result in any new significant environmental impacts or substantial increase in
the severity of previously identified significant impacts (refer to the Environmental Analysis
section for details regarding the impacts associated with the Revised Project).
c) No New Information of Substantial Importance. Although some circumstances
surrounding the Revised Project have changed from those described in the 2021 MND,
the analysis for the Revised Project demonstrates that the changes are not substantially
different from those described in the 2021 MND. Additionally, there is no information
available that indicates that the Revised Project would result in a substantial increase in
the severity of previously identified impacts.
NOTICE
Public notice was provided in the following manner, consistent with Ukiah City Code (UCC)
§9267 and California Environmental Quality Act (CEQA) Guidelines Section 15164:
• Provided to property owners within 300 feet of the project parcels on October 26, 3023;
• Published in the Ukiah Daily Journal on October 28, 2023;
• Posted on the Project site on October 26, 2023; and
• Posted at the Civic Center (glass case) 72 hours prior to the public hearing.
RECOMMENDATION
The Ukiah City Code places the authority for adoption of the Addendum, and approval of the
Revised Project (acquisition, annexation and prezoning) with the City Council. The Planning
Commission has the authority to consider the aforementioned and make recommendations to the
City Council. The City Council will also consider Adoption of a Resolution of Application to LAFCo,
as formal annexation of the parcels for inclusion in the City limits requires approval by LAFCo.
As such, Staff recommends Planning Commission:
1. Conduct a public hearing;
2. Make a recommendation to the City Council to adopt the Addendum to the 2021 Western
Hills Project Initial Study and Mitigated Negative Declaration (SCH No. 2021040428);
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3. Make a recommendation to City Council to approve the amendment to the Western Hills
Annexation Area and proposed prezoning.
ATTACHMENTS
1. Draft Findings
2. Draft Conditions of Approval
3. Project Figures and Maps
4. Draft Addendum to 2021 Western Hills Project Initial Study and Mitigation Negative
Declaration (SCH No. 2021040428)
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ATTACHMENT 2
DRAFT FINDINGS TO APPROVE THE WESTERN HIILS ANNEXATION AREA
AMENDMENT, PREZONING, AND TO ADOPT AN ADDENDUM TO THE INITIAL
STUDY/MITIGATED NEGATIVE DECLARATION APPROVED FOR THE UKIAH WESTERN
HILLS OPEN LAND ACQUISITION & LIMITED DEVELOPMENT AGREEMENT PROJECT
The Community Development Department’s recommendation for approval of an amendment to
the Western Hills Annexation Area (now totaling +/-792 acres), prezoning, and adoption of an
Addendum to the previously approved Initial Study/Mitigated Negative Declaration (SCH No.
2021040428), is based in part on the following findings, in accordance with UCC §9267, as well
as Section 65895 of the Government Code, and CEQA Guidelines Sections 15162-15164.
1.On September 15, 2021, the City Council introduced Ordinance No. 1217, approving the 2021
Western Hills Project, which included acquisition and annexation of 707 acres and a
Development Agreement for limited residential opportunities on 54 of the 707 acres,
associated prezoning, and an ISMND via Ordinance No. 1217. The ISMND (referred to the
“2021 MND” in this Staff Report) can be found online at: https://cityofukiah.com/ceqa-review/.
2.On December 7, 2022, the City Council adopted Resolution No. 2022-78 and Resolution No.
79, adopting the City’s 2040 General Plan and certifying the associated Environmental Impact
Report (EIR; SCH No. 2022050556). The 2040 General Plan and EIR identify the Western
Hills Annexation Area as one of the three areas the City intends to pursue for annexation (see
EIR Section 2.2.7). The 44 acres of privately owned parcels intended to rectify jurisdictional
issues (“clean up parcels”) were included in the Western Hills Annexation Area within the
General Plan and EIR. The General Plan and EIR can be found online at
https://ukiah2040.com/.
3.On June 8, 2022, the City of Ukiah submitted an application for annexation to the Mendocino
County Local Agency Formation Commission (LAFCo) for annexation of the 2021 Western
Hills Project parcels (707 acres), in accordance with the terms identified in the Development
Agreement. In addition to the parcels identified as a part of the Western Hills Annexation Area,
the application for annexation (LAFCo No. A-2022-02) included several privately-owned
parcels (±44 acres total) located in between the 2021 Western Hills Project parcels and the
County’s jurisdictional boundary, to inform the deliberate and appropriate boundaries and
growth for the City of Ukiah. Some of these parcels also span both City and County jurisdiction
and the City proposes to annex them to rectify this jurisdictional issue.
4.An additional 40-acre parcel (APN 003-190-11) directly adjacent (south) to the Western Hills
Project and City’s western City limit became available for purchase in 2023, and on May 3,
2023, the City Council approved the City seeking acquisition of the parcel for open space and
access opportunities in connection with the Western Hills open space parcels. The additional
acreage, in combination with the other components summarized below, constitute the
“Revised Project”. The 40 acres were not included in the amended SOI nor the Western Hills
Annexation Area identified in the General Plan and associated EIR. However, the 40 acres
would be owned by the City at the time of annexation and is within the City’s updated Planning
Area, consistent with the intent of Government Code Section 56742.The proposed parcels for
annexation would also be contiguous to existing City of Ukiah city limits and the existing
Western Hills Annexation Area, and result in a more orderly, contiguous and less peninsular
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annexation area than the current configuration, in accordance with LAFCo policies and the
Government Code Section 65895.
5. In accordance with LAFCo-adopted procedures, and as required under the Development
Agreement (2021) and Purchase Agreement (2023) associated with the Western Hills Project
(as revised), the City will amend its annexation application (LAFCo No. A-2022-02) that was
submitted on June 8, 2022.
6. The Revised Project (2023) includes: Amending the Western Hills Annexation Area to include
one 40-acre parcel (APN 003-190-11), resulting in a total acreage of 792 acres; 25 acres of
the property would be owned by the City and maintained for open space and municipal
purposes and 15 acres would be transferred to the private property owner (Hull) via a
Purchase Agreement between the City and Hull for limited residential development potential.
7. As further described in the Staff Report and Draft Addendum, the Revised Project would be
consistent with the City’s General Plan, Zoning Code, the County’s Ukiah Valley Area Plan,
as well as the Government Code and LAFCo policies related to annexation and prezoning.
The 2021 Western Hills Project was determined to be consistent with the General Plan (1995)
and zoning code at the time of approval. Further, as described in the Staff Report, annexation
of this area was built into the City’s new (2040) General Plan. The proposed 40-acre parcel
being included in the Western Hills Annexation Area would result in a more orderly, contiguous
and less peninsular annexation area than the current configuration, which is supported by
LAFCo policies.
8. The Revised Project is also consistent with General Plan (2040) Goals ENV-1, ENV-4, LU-6,
LU-7, LU-8 and LU-9 (and Polices ENV 1.2, LU 6.1, 6.2, 6.3, 7.1, 7.2 and 8.1) which support
annexation and orderly development of lands contiguous to the City limits, as well as open
space preservation, protection of hillsides and development of all housing types.
9. In accordance with UCC Section §9267, Prezoning, the City may prezone unincorporated
territory adjoining the City for the purpose of determining the zoning which will apply to such
property in the event of subsequent annexation to the City. Prezoning does not become
effective until after successful approval of the annexation application by LAFCo.
10. The agreements (2021 Development Agreement and 2023 Purchase Agreement) would allow
low density residential development on approximately 69 acres of the 792 acres included in
the Western Hills Annexation Area. However, the agreements would restrict development to
one single family dwelling per parcel and one ADU (except for in cases were the slope
exceeds 50 percent, per the City’s Hillside Overlay Ordinance). No development is proposed
at this time and this approval does not grant any entitlements. All development would occur
in accordance with R1-H zoning, which requires discretionary review (Planning Commission
approval) and would be subject to all development regulations (including slope, density,
setbacks, height, fire safety and water requirements, access requirements, etc.) contained
within the Hillside (-H) Overlay District.
11. Pursuant to Section 15164 of the CEQA Guidelines, an Addendum to the 2021 Western Hills
Project ISMND (SCH No: 2021040428) has been prepared by the City of Ukiah Planning
Division. Consistent with CEQA Guidelines 15164, none of the conditions described in Section
15162 have occurred and only minor changes are necessary in order to deem the certified
MND adequate to describe the impacts of the project. Specifically, the revisions to the analysis
from the Revised Project would not result in new significant environmental effects or a
substantial increase in the severity of previously identified significant effects evaluated in the
2021 MND. The Revised Project is proposing to include additional properties immediately
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adjacent to the original project within the Western Hills Annexation Area, resulting in the
potential for six additional residential units, compared to the 14 potential units analyzed within
the Western Hills 2021 MND. As discussed throughout the Addendum, impacts from the
Revised Project are equal to, or less than, those described for the original project. The
Revised Project would incorporate mitigation measures from the 2021 MND to reduce impacts
to Air Quality, Biological Resources, Cultural/Tribal Cultural Resources, Geology and Soils,
Hazards and Hazardous Materials, Noise, and Wildfire. Consistent with the 2021 MND, all
impacts, including cumulative impacts, associated with the Revised Project would be less than
significant with mitigation incorporated. No new impacts that were not previously discussed
in the 2021 MND have been identified. There are no substantial changes proposed that
require major revisions of the 2021 MND due to the involvement of new substantial
information, identified significant environmental effects, or a substantial increase in the
severity of previously identified significant effects. As such, preparation of an Addendum is
appropriate.
12. CEQA Guidelines Section 15164 states that an Addendum need not be circulated for public
review but can be included in or attached to the certified MND for consideration by the hearing
body.
13. Public notice was provided in the following manner, consistent with Ukiah City Code (UCC)
§9267 and California Environmental Quality Act (CEQA) Guidelines Section 15164:
• Provided to property owners within 300 feet of the project parcels on October 26, 3023;
• Published in the Ukiah Daily Journal on October 28, 2023;
• Posted on the Project site on October 26, 2023; and
• Posted at the Civic Center (glass case) 72 hours prior to the public hearing.
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Conditions of Approval
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ATTACHMENT 3
DRAFT CONDITIONS OF APPROVAL FOR THE WESTERN HIILS ANNEXATION AREA
AMENDMENT , PREZONING, AND TO ADOPT AN ADDENDUM TO THE INITIAL
STUDY/MITIGATED NEGATIVE DECLARATION APPROVED FOR THE UKIAH WESTERN
HILLS OPEN LAND ACQUISITION & LIMITED DEVELOPMENT AGREEMENT PROJECT
The following Conditions of Approval shall be made a permanent part of the approvals associated
with the Western Hills Annexation Area (now totaling 792 acres), associated with the Ukiah
Western Hills Open Land Acquisition & Limited development Project. All original Conditions of
Approval remain in effect, as applicable.
City of Ukiah Special Conditions
1.In accordance with LAFCo-adopted procedures, and as required under the Development
Agreement, the City will submit a revised annexation application to the Mendocino County
Local Agency Formation (LAFCo), after it acquires title to the Annexation Parcels , and
upon City Council approval of the project.
2.An application for annexation and prezoning shall be approved by the Mendocino County
Local Agency Formation Commission (LAFCo) prior to the prezoning becoming effective.
Prezoning will also require a General Plan Map Amendment and Zoning Map Amendment,
upon approval of the annexation application.
3.Upon approval of the annexation application, a copy of the final Lot Line Adjustment shall
be provided to the City Engineer for final review before recordation. The final map shall
conform to the Subdivision Map Act and Division 9, Chapter 1 of the Ukiah Municipal Code,
as applicable. This includes, but is not limited to, providing a slope map and calculations
consistent with R1-H lot size requirements. A copy of the recorded Lot Line Adjustment
shall be submitted to the Community Development Department prior to submittal of a Use
Permit for single family housing within the Development Parcels located within the City’s
jurisdiction.
4.In accordance with the terms described in the Development Agreement (2021), Hull shall
have the option to withdraw the Hull Development Parcels from the City’s annexation
application, if LAFCo has failed to approve the annexation within one (1) year from the
date the Executive Officer of LAFCo accepts the application as complete.
5.All mitigation measures within the 2021 Initial Study and Mitigated Negative Declaration
prepared for the Project and the 2023 Addendum (SCH No. 2021040428) shall be applied
to all future development described therein. The Mitigation Monitoring and Reporting
Program is included in Attachment A.
6.This approval does not grant any entitlements. Future residential development of the
Development Parcels shall be in accordance with the Hillside Overlay Zoning District
regulations contained within UCC Sections 9135-9139. All future development shall
require discretionary review and may require additional environmental review. Additional
project-specific Conditions of Approval and CEQA analysis may be required upon review
by City departments and applicable agencies.
7.Future development of the City -owned parcels shall comply with PF zoning regulations
and may require additional dictionary review and analysis under CEQA.
8.All future development shall be in accordance with the terms described within the
Development Agreement (2021) and Purchase Agreement (2023) between the City and
the private property owner (Hull; D & J Investments), and all easements shall be
maintained.
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City of Ukiah Standard Conditions
9. City Council approval is not effective until the 10-day appeal period applicable to the
project 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.
10. 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.
11. 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.
12. The Applicant shall submit verification of all applicable permits or approvals in compliance
with all local, state and federal laws to the Community Development Department prior to
issuance of building permits.
Department of Public Works
13. Future residential development and site improvements shall be reviewed by the
Department of Public Works to identify site-specific requirements.
14. Construction projects that would disturb more than one acre of land, would be subject to
the requirements of General Construction Activity Stormwater Permit (Construction
General Permit Order 2009-0009-DWQ, also known as the CGP), which requires
operators of such construction sites to implement stormwater controls and develop a
Stormwater Pollution Prevention Plan (SWPPP) identifying specific BMPs to be
implemented to reduce the amount of sediment and other pollutants associated with
construction sites from being discharged in stormwater runoff .
15. Applicable City water and sewer connection fees shall be paid at the time of building permit
issuance.
16. All work within the public right-of -way shall be performed by a licensed and properly
insured contractor. The contractor shall obtain an encroachment permit for work within
this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3%
of estimated construction costs.
Electric Utility Department
17. Utility easements shall be maintained and any modifications shall be submitted to the
COUEUD for approval.
18. Upon individual parcel development, additional easements may be required to provide
electric service.
19. Future site improvements shall be submitted to the Electric Utility Department for review
and comment. Construction requirements and associated developer costs will be
determined to provide electric service.
20. Developer shall incur all costs of project, to include labor, materials, and equipment.
Building Division
Page 375 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
3
21. All development is required to submit plans and building permit application. Please submit
four complete plan sets, two wet stamped and signed. All Conditions of Approval shall be
printed on the first page of the Building Plans.
22. The design and construction of all site alterations shall comply with the current California
Building Code, Plumbing Code, Electrical Code, California Mechanical Code, California
Fire Code, California Energy Code, Title 24 California Energy Efficiency Standards,
California Green Building Standards Code and City of Ukiah Ordinances and
Amendments.
Ukiah Valley Fire Authority
23. All access improvements, roadways and residential development shall be reviewed by the
Fire M arshall and adhere to all current local, state and federal fire regulations relating to
access and safety, including but not limited to: California Building Code, Chapter 7A (Materials
and Construction Methods for Exterior Wildfire Exposure, including Wildland Urban Interface
regulations); California Residential Code, Section R337 (Materials and Construction Methods
for Exterior Wildlife Exposure); California Referenced Standards Code, Chapter 12-7A (Fire
Resistive Standards); California Code of Regulations, Title 14, Division 1.5, Chapter 7,
Subchapter 3 (Fire Hazard Reduction Around Buildings and Structures); and California
Government Code, Section 51182 (Very High Fire Hazard Severity Zones).
In addition, Public Resources Code Sections 4290 and 4291 contain additional requirements
for lands within Very High Fire Severity Zones. These include the following in order to provide
defensible space and fire protection for new construction and ensure a dequate emergency
access: increased property line setbacks for all applicable construction; on -site water storage
for fire protection, driveway/roadway types and specifications based on designated usage; all
weather driveway/roadway surfaces being engineer ed for 75,000lb vehicles; maximum slope
of 16%; turnout requirements; gate requirements and setbacks, parking standards, fuels
reduction regulations, etc.
Page 376 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
4
ATTACHMENT A
UKIAH WESTERN HILLS OPEN LAND & LIMITED DEVELOPMENT AGREEMENT PROJECT
MITIGATION MONITORING REPORTING PROGRAM
Potential Impact Mitigation Measure Implementation
Responsibility
Monitoring &
Reporting
Responsibility
Timing Date
Implemented
Construction and
ground disturbing
activities could
result in short -
term impacts to
air quality.
AQ-1: Diesel Engines – Stationary and Portable
Equipment and Mobile Vehicles:
1. Any stationary onsite diesel IC engines 50
horsepower or greater (i.e. large power
generators or pumps) or any propane or natural
gas engines 250 horsepower or greater may
require a permit from the District.
2. Portable diesel powered equipment that may be
used during the proposed project are required to
be registered with the state Portable Equipment
Registration Program (PERP) or obtain permits
from the District.
3. Projects located adjacent to sensitive receptors
(schools, child care facilities, health care facilities,
senior facilities, businesses, and residences, etc.)
during the construction phase of this project have
the potential for exposure to diesel particulate.
4. Heavy duty truck idling and off -road diesel
equipment or other diesel engine idling is limited
to less than 5 minutes.
Developer Developer
During
construction
and ground
disturbing
activities
AQ-2: Grading Projects- During Construction-All
grading activities must comply with the following
fugitive dust mitigation measures in accordance with
District Regulation 1, Rule 1-430:
1. All visibly dry disturbed soil road surfaces shall be
watered to minimize fugitive dust emissions.
2. All unpaved surfaces, unless otherwise treated
with suitable chemicals or oils, shall have a
posted speed limit of 10 mph.
Developer Developer
During
construction
and ground
disturbing
activities
Page 377 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
5
3. Earth or other material that has been transported
by trucking or earth moving equipment, erosion
by water, or other means onto paved streets shall
be promptly removed.
4. Asphalt, oil, water, or suitable chemicals shall be
applied on materials stockpiles, and other
surfaces that can give rise airborne dusts.
5. All earthmoving activities shall cease when
sustained winds exceed 15 mph.
6. The operator shall take reasonable precautions
to prevent the entry of unauthorized vehicles onto
the site during non-work hours.
7. The operator shall keep a daily log of activities to
control fugitive dust.
8. For projects greater than one acre or one mile of
road not located within a Naturally Occurring
Asbestos Area, prior to starting any construction
the applicant is required to:
1. Submit a Large Area Grading permit
application to the District.
2. Obtain a final determination from the Air
Quality Management District as to the need
for an Asbestos Dust Mitigation Plan and/or
Geologic Survey to comply with CCR
sections 93106 and 93105 relating to
Naturally Occurring Asbestos.
3. Obtain written verification from the District
stating that the project is in compliance with
State and Local regulations relating to
Naturally Occurring Asbestos.
4. If the project is located within a Naturally
Occurring Asbestos Area, additional
mitigations shall be required.
AQ-3: Property Development-Prior to starting any
construction, the applicant is required to:
a. Obtain a Property Development Permit from the
District for any open outdoor burning.
b. Obtain a Grading Permit, if applicable.
c. Confirm whether the project is in a Naturally
Occurring Asbestos Area, and follow additional
MCAQMD recommendations, if applicable.
Developer Developer Prior to
construction
Page 378 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
6
d. Consider alternate means of disposal other than
open burning, such as cutting the majority of the
larger material up as firewood, and chipping
smaller material, if feasible to mitigate impacts
from open outdoor burning.
e. Obtain written verification from the MCAQMD
stating that the project is in compliance with State
and Local regulations.
Biological Resources
Construction and
ground disturbing
activities could
result in impacts
to sensitive plant
species and
sensitive
woodland tree
habitat
BIO-1: Sensitive Trees. If trees are proposed for
removal, preconstruction surveys shall b e conducted
by a qualified biologist to identify Oregon white oak
forest and woodland, as well as California bay forest
and woodland habitat; removal of sensitive habitat
shall be conducted in accordance with California
Department of Fish and Wildlife (CDFW) regulations .
Qualified
Biologist Developer
Prior to
ground
disturbing
activities
Construction and
ground disturbing
activities could
impact Red -belly
newt, and other
special status
amphibians and
their habitat
BIO-2: Sensitive Amphibian Species. A qualified
biologist shall survey the area prior to any
groundbreaking activities to determine the presence of
Red -belly newt, or other sensitive amphibian species,
and identify additional avoidance measures, if needed.
A qualified biologist shall be on-s ite for any dewatering
event to address the potential for the presence of
sensitive amphibian species such as foothill yellow-
legged frog (Rana boylii).
Qualified
Biologist Developer
Prior to
ground
disturbing
activities
Construction,
vegetation
removal, and
ground disturbing
activities could
impact nesting
birds and their
habitat
BIO-3: Nesting Birds. Pre-construction surveys shall
be conducted prior to any vegetation removal or
ground disturbing activities occurring between March
1 and August 31 of any year. All active bird nests shall
not be removed, relocated, or otherwise disturbed for
any purpose until all fledglings have left the nest.
Qualified
Biologist Developer
Prior to
vegetation
removal or
ground
disturbing
activities
between
Page 379 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
7
March 1 and
August 31
Construction and
ground disturbing
activities could
impact special-
status insects and
their habitat
BIO-4: Special -Status Insects. A qualified biologist
shall survey the area prior to any groundbreaking
activities to determine the presence of special -status
insect species and identify additional avoidance
measures if needed. If a special -status insect nests
are observed, active nes ts shall not be removed,
relocated, or otherwise disturbed until the nest
becomes inactive.
Qualified
Biologist Developer
Prior to
ground
disturbing
activities
Construction and
ground disturbing
activities could
impact special-
status mammals
and their habitat
BIO-5: Special-Status Mammals. Pre-construction
surveys shall be conducted prior to any vegetation
removal or ground disturbing activities. If evidence of
bat roosts is observed (i.e. bat guano, ammonia odor,
grease stained cavities) around trees or structures,
pre-construction bat surveys shall be conducted by a
qualified biologist for activities that may affect bat
roosting habitat and den sites.
Qualified
Biologist Developer
Prior to
ground
disturbing
activities
Cultural Resources and Tribal Cultural Resources
Ground disturbing
activities have the
potential for
accidental
discovery of
unknown,
undiscovered
cultural resources
and tribal cultural
resources
CUL -1: Unanticipated Discovery. If previously
unidentified cultural, historic, palentologic or
archeologic resources are encountered during project
implementation, altering the materials and their
stratigraphic context shall be avoided and work shall
halt immediately. A qualified professional
archaeologist shall be contacted to evaluate the
resource and methods necessary to protect it. Project
personnel shall not collect, move, or disturb cultural
resources. Prehistoric resources include, but are not
limited to, chert or obsidian flakes, projectile points,
mortars, pestles, and dark friable soil containing shell
and bone dietary debris, heat -affected rock, or human
burials. Historic resources include stone or abode
foundations or walls; structures and remains with
Qualified
archaeologist Developer
During
ground
disturbing
activities
Page 380 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
8
square nails; and refuse deposits or bottle dumps,
often located in old wells or privies.
Ground disturbing
activities have the
potential for
accidental
discovery of
unknown Native
American
remains
CUL -2: Encountering Native American Remains. If
human remains are encountered during ground
disturbing activities, all work shall stop in the
immediate vicinity of the discovered remains and the
County Coroner and a qualified archaeologist shall be
notified immediately so that an evaluation can be
performed. If the remains are deemed to be Native
American and prehistoric, the Native American
Heritage Commission must be contacted by the
Coroner so that a “Most Likely Descendant” can be
designated and further recommendations regarding
treatment of the remains will be provided.
Qualified
archaeologist Developer
During
ground
disturbing
activities
Geology and Soils
Ground disturbing
activities could
result in impacts
associated with
erosion, the loss
of topsoil and
landslides if not
properly designed
Incorporation of Mitigation Measure CUL-1 Qualified
archaeologist Developer
During
ground
disturbing
activities
GEO-1: The Project shall comply with the erosion and
design standards outlined in Chapter 7 of the Ukiah
City Code. Prior to any ground disturbance, erosion
and sediment control plans shall be submitted to the
Public Works and Community Development
Departments f or review and approval. Said plans shall
protect against soil erosion and runoff through the
implementation of appropriate Best Management
Practices (BMPs). Typical BMPs include the
placement of straw, mulch, seeding, straw wattles, silt
Developer Developer
Prior to any
ground
disturbance
and
throughout
construction
activities;
ongoing as
needed to
control
erosion
Page 381 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
9
fencing, etc. No silt, sediment or other materials shall
be allowed to flow from the project area.
Hazards and Hazardous Materials
Project
construction
could result in a
hazard to the
public or the
environment if the
incidental use of
petroleum
hydrocarbons
(fuel, oil) in tools
used during
construction were
to lead to
accidental leaks
or spills in or
around the work
area
HAZ -1: The developer shall establish and implement
construction site management practices that will
prevent toxic materials and other debris from entering
the City’s storm drainage and waterway systems,
including:
a) There shall be no storage of hazardous materials
at the Project Site;
b) The developer shall provide adequate materials
management, including covering, securing, and
segregating potentially toxic materials (grease,
oils, fuel, solvents, etc.); and
c) The developer shall maintain supplies on-hand to
contain spills of oil and any other hazardous
materials used on-site.
Developer Developer During
construction
Construction of
the Project may
involve the use of
gasoline-powered
tools and
equipment
potentially
introducing new
temporary
sources of
ignition that could
increase fire risk.
HAZ -2: Should portable gasoline-powered equipment
be used on site, the following firesafe precautions
shall be taken:
a) Spark arresters are required on all portable
gasoline-powered equipment.
b) Equipment shall be maintained in good working
condition, with exhaust systems and spark
arresters in proper working order and free of
carbon buildup.
c) Fuel the equipment in a safe place where spills
can be contained and a fire extinguisher is
nearby. Use the recommended gas/oil mixture
and do not top off. Use a funnel or spout for
pouring. Wipe off any spills.
d) Do not refuel running or hot equipment. Dispense
fuel at least 10 feet from sources of ignition.
Developer Developer During
construction
Page 382 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
10
e) Do not use equipment in areas of dry vegetation.
Keep leaves and dry materials away from a hot
muffler.
f) No smoking or open flame allowed near gasoline-
powered equipment.
Hydrology and Water Quality
Ground disturbing
activities and
construction of
the project would
result in
impervious
surfaces that
could impact
water quality
Implementation of Mitigation Measures GEO-1 and
HAZ-1 Developer Developer
Prior to and
during
construction;
ongoing as
needed to
control
erosion
Noise
Ground disturbing
activities and
construction of
the project would
result in
temporary noise
impacts
NOI-1: Prior to building permit or grading permit
issuance, the developer shall comply with the
following:
a. Construction contracts shall specify that all
construction equipment, fixed or mobile, shall be
equipped with properly operating and maintained
mufflers and other state-required noise
attenuation devices.
b. Construction haul routes shall be designed to
avoid or lessen impacts to noise-sensitive uses
(e.g., residences, schools, convalescent homes),
to the extent feasible.
c. During construction, stationary construction
equipment shall be placed such that emitted noise
is directed away from sensitive noise receivers.
d. Per the City’s Noise Ordinance, construction shall
not take place outside of the hours of 7:00 a.m. to
7:00 p.m.
Developer Developer
Prior to
issuance of
building or
grading
permits, and
during
construction
Utilities and Service Systems
Page 383 of 509
Conditions of Approval
Western Hills Annexation Area Amendment
11
City sewer, water
and electric
utilities would be
extended to the
area which could
result in physical
impacts to the
environment
Implementation of BIO-1 through BIO-5, and GEO-1.
See BIO-1
through BIO-5
and GEO-1
See BIO-1
through BIO-5
and GEO-1
See BIO-1
through
BIO-5 and
GEO-1
Wildfire
Construction of
the Project may
involve the use of
gasoline-powered
equipment and
machinery,
potentially
introducing new
sources of
ignition that could
increase fire risk
Implementation of Mitigation Measure HAZ -2 Developer Developer During
construction
Page 384 of 509
ATTACHMENT 4
RESOLUTION NO. 2023-__
RESOLUTION OF APPLICATION OF THE CITY COUNCIL OF THE CITY OF UKIAH FOR THE
WESTERN HIILS ANNEXATION AREA, PREZONING, AND ADOPTION OF AN ADDENDUM TO THE
PREVIOSULY CERTIFIED MITIGATED NEGATIVE DECLARATION FOR THE UKIAH WESTREN HILLS
OPEN LAND ACQUISITION AND LIMITED DEVELOPMENT AGREEMENT PROJECT
WHEREAS:
1. On January 16, 2020, the Ukiah City Council adopted an Annexation Policy (Resolution No.
2020-06) that states that the City will pursue, apply for, and support the annexation of
unincorporated areas to the City to avoid the negative consequences of continued urban
sprawl and to ensure the efficient provision of municipal services to unincorporated areas
without placing an undue financial burden on the City or its residents; and
2. On September 15, 2021, the City Council introduced Ordinance No. 1217, approving the
Ukiah Western Hills Open Land Acquisition & Limited Development Project (“2021 Western
Hills Project”) for acquisition, annexation and prezoning of approximately 707 acres, and the
associated Initial Study and Mitigated Negative Declaration (ISMND; SCH No.2021040428)
via Ordinance No. 1217; and
3. On March 2, 2022, the City Council approved the Limited Development Agreement and
Property Exchange (COU-No.2122-201), and a Road, Access and Maintenance Agreement
(COU-No. 2122-200) associated with the 2021 Western Hills Project; and
4. On June 8, 2022, the City of Ukiah submitted application number A-2022-02 for annexation of
the 2021 Western Hills Project parcels to the Mendocino County Local Agency Formation
Commission (LAFCo). The application also included several privately-owned parcels (±44
acres total; referred to as the “clean up parcels”) located in between the 2021 Western Hills
Project parcels and the County’s jurisdictional boundary, to inform the deliberate and
appropriate boundaries for the City of Ukiah. Some of these parcels also span both City and
County jurisdiction and the City proposes to annex them to rectify this jurisdictional issue; and
5. On December 7, 2022, the City Council adopted Resolution No. 2022-78 and Resolution No.
79, adopting the City’s 2040 General Plan and certifying the associated Environmental
Impact Report (EIR; SCH No. 2022050556). The 2040 General Plan and EIR identify the
Western Hills Annexation Area as one of the three areas the City intends to pursue for
annexation. The 44 acres of privately owned parcels intended to rectify jurisdictional issues
(“clean up parcels”) were included in the Western Hills Annexation Area within the General
Plan and EIR, bringing the total Western Hills Annexation Area to 752 acres; and
6. On December 19, 2022, LAFCo approved the City’s Ukiah Municipal Service Review (MSR)
and Sphere of Influence (SOI) Update. The updated SOI includes the entire Western Hills
Annexation Area (752 acres) identified within the General Plan; and
7. In early 2023, an additional 40-acre parcel (APN 003-190-11) directly adjacent (south) to the
Western Hills Annexation Area and City’s western City limit became available for purchase;
8. The City of Ukiah desires to continue a proceeding for the adjustment of boundaries sp ecified
herein by seeking acquisition of the parcel for open space and access opportunities in
connection with the Western Hills open space parcels.; and
9. Pursuant to Government Code Section 56654(a), the City must approve a resolution of
application in order to initiate annexation proceedings; and
10. Pursuant to Government Code Section 65859 and Ukiah City Code Section 9267, the City
may prezone unincorporated territory adjoining the City for the purpose of determining the
zoning which will apply to such property in the event of subsequent annexation to the City;
and;
11. Pursuant to Section 15164 of the CEQA Guidelines, an Addendum to an adopted MND may
be prepared by a lead agency or a responsible agency if minor changes or additions are
Page 385 of 509
ATTACHMENT 4
necessary and none of the conditions described in Section 15162 of the CEQA Guidelines
calling for the preparation of a subsequent EIR or subsequent MND have occurred.
NOW, THEREFORE, BE IT RESOLVED AND ORDERED that:
1.This proposal is made, and it is requested that proceedings be taken, pursuant to the
Cortese/Knox/Hertzberg Local Government Reorganization Act of 2000, commencing with
section 56000 of the California Government Code, specifically Government Code § 56654(a).
2.This proposal is an annexation to the City of Ukiah.
3.Legal descriptions of the affected territories are set forth in Exhibit A, and maps of the
affected territories are set forth in Exhibit B, attached hereto and by reference incorporated
herein.
4.The additional parcel to be annexed is a 40-acre uninhabited parcel that is contiguous to the
existing Western Hills Annexation Area and City limits, resulting in a total annexation area of
approximately 792 acres.
5.The 40-acre parcel is not located within the City’s Sphere of Influence, but is included in the
City’s Planning Area (as identified in the 2040 General Plan). The proposal to include this
parcel complies with Government Code Section 56742 in that the property is 1) less than 300
acres and located in Mendocino County where the City is situated; 2) is contiguous to the
existing City limits and Western Hills Annexation Area; and 3) will be owned by the City and
used for municipal purposes at the time these commission proceedings are initiated.
6.
7.
25 acres of the 40-acre parcel would be owned by the City and maintained for open space
and municipal purposes, while 15 acres would be transferred to the private property owner
(Hull) via a Purchase Agreement between the City and Hull and would allow Hull to retain
one +/- 15-acre parcel which can be subdivided into, not to exceed, three parcels upon each
of which one single family residence and one accessory dweleing unit can be constructed as
specified in the Purchase Agreement.
The City proposes to prezone the property(ies) Public Facilities (PF) and Single-Family
Residential-Hillside Overlay (R1-H), as depicted on the prezoning map in Exhibit B.
8.In accordance with CEQA Guidelines Sections 15162 through 15164, an Addendum to the
2021 Western Hills Project ISMND (SCH No: 2021040428) has been prepared by the City of
Ukiah Community Development Department, Planning Division.
9.As discussed in the Planning Commission Staff Report and Addendum, none of the criteria
noted in CEQA Guidelines 15162 have occurred, and only minor changes are necessary in
order to deem the Addendum to the certified MND adequate. Specifically, there are no
substantial changes proposed that require major revisions of the 2021 MND due to the
involvement of new significant environmental effects or a substantial increase in the severi ty
of previously identified significant effects. The Addendum incorporates mitigation identified in
the 2021 MND to reduce all impacts to a less than significant level. No new impacts that were
not previously discussed in the 2021 MND have been identified.
10.As discussed throughout the Addendum, staff reports and associated documents, the
proposal and associated actions are consistent with the City’s General Plan, Zoning Code, as
well as the Government Code and LAFCo policies related to annexation.
11.The City Council approves the Western Hills Annexation Area amendment, prezoning and
associated actions.
12.The City Council adopts the Addendum (and associated Mitigation Monitoring Reporting
Program) to the 2021 Western Hills Project ISMND (SCH No: 2021040428), based on the
findings described in Attachment XX and the Conditions of Approval in Attachment XX.
13.Once the territory is annexed by the City, it will no longer be subject to property taxes.
Moreover, the use of the property for governmental purposes will not generate any other tax
revenues, such as sales tax. As such, this reorganization will not result in any taxes that
could be shared by the City and County pursuant to a tax sharing agreement.
Page 386 of 509
ATTACHMENT 4
PASSED AND ADOPTED this 6th day of December, 2023, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Josephina Dueñas, Mayor
ATTEST:
Kristine Lawler, City Clerk
Page 387 of 509
City of Ukiah
157-080-05
GASKIN JOHN
THOMPSON & JEN
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CITY OF
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157-130-01
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156-230-03
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GUILFOYLE
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157-140-11
MINOR MATTHEW
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157-150-01
BROOKE CLAUDE
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D&J INVST
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157-160-12
MINOR MATTHEW
ISSAC & TALI
157-160-06
SANDERS
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156-240-13
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Page 388 of 509
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Page 390 of 509
44 acres of "clean up parcels" (APNs 001‐420‐40; 001‐041‐02;
001‐041‐03; 001‐041‐04; 001‐041‐05; 001‐041‐06; 001‐041‐07;
001‐040‐81; and 001‐041‐01) are also prezoned R1-H
Page 391 of 509
Western Hills Annexation Area Amendment
Table 1, Western Hills Annexation Area Parcels (as revised)
Assessor Parcel No. Property Owner Situs Address Size (acres)
2021 Western Hills Project Parcels (707 acres total)
157-030-02 City of Ukiah None assigned 20.00
157-030-03 City of Ukiah None assigned 60.00
157-050-14 City of Ukiah None assigned 20.17
157-050-15 City of Ukiah None assigned 40.43
157-050-16 Dave Hull; D & J Investments, LLC. None assigned 40.25
157-050-18 City of Ukiah None assigned 60.00
157-070-05 City of Ukiah None assigned 76.20
003-190-17 Dave Hull; D & J Investments, LLC. None assigned 18.30
003-190-16 Dave Hull; D & J Investments, LLC. None assigned 0.29
003-190-15 Dave Hull; D & J Investments, LLC. None assigned 5.00
003-190-13 Dave Hull; D & J Investments, LLC. None assigned 9.08
003-110-90 Adonis & Sarah Noguera 620 Redwood Ave. 4.14
003-190-09 Adonis & Sarah Noguera 620 Redwood Ave. 10.20
100-040-83 Dave Hull; D & J Investments, LLC. None assigned 77.60
157-050-03 City of Ukiah None assigned 60.05
157-050-13 City of Ukiah None assigned 59.71
157-060-02 City of Ukiah None assigned 18.66
157-060-03 City of Ukiah None assigned 128.52
Privately-Owned Parcels (44 acres) Added to the Western Hills Annexation Area in the 2040 General Plan
001-420-40 Robert R Beltrami 145 Mendocino Pl. 1.49
001-041-02 Grayden Huff 500 Lookout Dr. 1.33
001-041-03 Amanda Reiman 4 Lookout Dr. 0.66
001-041-04 Amanda Reiman 3 Lookout Dr. 0.48
001-041-05 Robert Werra 2 Lookout Dr. 1.13
001-041-06 Robert Werra 415 Hillview Ave. 0.74
001-041-07 Robert Werra 415 Hillview Ave. 0.38
001-040-81 William Edwards 335 Janix Dr. 2.40
001-041-01 Robert Werra None assigned 35.50
Additional Parcel (40 acres) Proposed for Inclusion
003-190-11 Dave Hull (25 acres to be owned by City) None assigned 40
TOTAL ACREAGE 792.71
Page 392 of 509
Western Hills 40-acre Land Acquisition;
Here are some answers to the questions we are most frequently asked.
What does this project entail?
The scope of this project is the acquisition of a forty-acre parcel in the western hills. The City will
enter into a Property Purchase Agreement with the owner and follow the terms of the
agreement which include amending the existing environmental documents, pre-zoning the
property as required by LAFCo, and amending the annexation application with LAFCo to include
the parcel. As an end result the owner will retain fifteen acres for development of up to three
parcels and the City will secure twenty-five acres as open space.
What are the benefits of the acquisition?
The City’s goals/benefits include: (1) preserving property in the Western Hills as open space and
watershed for the Ukiah Valley; (2) creating opportunities for access trails, including, but not
limited to, public hiking, biking, and associated recreational activities; (3) developing public
facilities for various municipal purposes provided that their development and use do not
unreasonably conflict or interfere with the preservation of the property as open space and for
watershed protection.
What impactes will this cause to neighborhood streets?
There are no anticipated impacts to any streets. The access point to the property is from a
private driveway on Redwood Avenue. There would not be any public access associated with
this driveway.
What are the plans for public access?
Any development of public access of City owned open space will go through the public process
and require planning, environmental analysis, and funding. No plan is proposed at this time.
Will the project increase fire hazards?
One of the motivating factors to City ownership of property in the Western Hills is to gain
control of fire mitigation activities. The impacts of this forty-acre acquisition add to the
property the City will have the ability to easily maintain. Additionally, the development area on
this parcel is on confined to the lower elevations and will have zoning code R1-H restrictions.
Furthermore, per the California Fire Code, a portion of the water (varies based on size and
number of homes) will be required to be allotted for fire protection services and cannot be
used for residential use; this will be accomplished by a float switch that will be installed in the
tanks. In addition, Public Resources Code Sections 4290 and 4291 contain additional
requirements for lands within Very High Fire Severity
ATTACHMENT 6
Page 393 of 509
Zones that would apply to the Project. These include, but are not limited to, the following which
are designed to provide defensible space and fire protection for new construction and ensure
adequate emergency access: increased property line setbacks for all applicable construction;
on-site water storage for fire protection, driveway/roadway types and specifications based on
designated usage; all weather driveway/roadway surfaces being engineered for 75,000lb
vehicles; maximum slope of 16%; turnout requirements; gate requirements and setbacks,
parking standards, fuels reduction regulations, etc. All future residential development would be
reviewed by the fire department and be required to adhere to all fire safety standards,
including those etc.
What plans are there for maintenance of the open space ?
The property will undergo an initial evaluation with an environmental survey and habitat
assessment components. It will then be incorporated into the Western Hills Watershed
Protection Area Management Plan (currently in draft form). This plan determines the best
treatment approach for fire mitigation efforts including a Forest Management Plan. There are
no fire breaks on this parcel to be maintained. A Long-Term Monitoring Plan will be developed,
with stakeholder input, and will be used to guide baseline and ongoing efforts. Monitoring
efforts will be coordinated with City staff, the Ukiah Valley Fire Authority, and other partners.
Are there any permits associated with the project?
No. Any site development would require all necessary applications and permits to be filed prior
to commencing.
Are there any costs associated to the tax payers from this acquisition?
Funding for the purchase of this parcel is provided by a combination of community donations
and Water Resource Department funds, there is no general fund impact to the purchase.
Likewise, any development costs such as utilities and roadwork would be borne by the
developer.
Will any cannabis cultivation be allowed?
Under the City’s zoning code, certain indoor cannabis uses are listed as being allowed, with an
approved Use Permit by the Planning Commission, in all zoning districts, with the exception of
residential zoning districts. However, the Public Facilities-zoned property will be owned by the
City, has no structures, and the City has no plans to engage in these activities.
If you have remaining questions, concerns, or would like more information about the project,
please call Maya Simerson, Project Administrator at 707-367-0699.
Page 394 of 509
1
ATTACHMENT 7
PROPERTY PURCHASE SALE AGREEMENT
AND JOINT ESCROW INSTRUCTION S
This Agreement is made and entered in Ukiah, California, on _________, 2023 ,
(“Effective Date”) by and between the City of Ukiah, a California general law
municipal corporation (“City”) and David J. Hull, individually and as Trustee of the
David J. Hull Living Trust, and D&J Investments, LLC, a California limited
liability company (collectively “Hull”). City and Hull are at times collectively
referred to herein as the “Parties.”
RECITALS:
1.Effective March 25, 2022, the Parties entered the Property Purchase-
Sale/Exchange and Development Agreement and Joint Escrow Instructions
(“Excha nge Agreement”), a copy of which is attached as Exhibit 1.
2.Hull has recently acquired title to 40+/- acres of real property generally shown
and identified as Mendocino County Assessor Parcel No. (“APN”) 003 -19-11 on
Exhibit 2 hereto and more fully described in the attached Exhibit 3 (“the
Property”).
3.On the terms and conditions stated in this Agreement : the City desires to acquire
a portion of the Property from Hull and Hull desires to convey the Property to the
City with Hull reserving certain rights therein and with City conveying a portion of
the Property back Hull; Hull desires to acquire and City desires to grant Hull certain
rights and interests in and to a legal parcel included in the Option Property (defined
below); and, the Parties desire to convey, reserve, and/or provide for certain
easement rights related to those matters.
4.By this Agreement, the Parties, among other things, agree to cooperate in and
fa cilitate their mutual and respective goals and benefits. Acquisition of the Property
by the City will further the City’s goals for the Western Hills Open Space Project
Page 395 of 509
2
5.(aka the “Project” as described in the Exchange Agreement) while permitting
Hull to develop and sell single family housing on a portion of the Property. The
City’s goals/benefits include: (1) preserving property in the Western Hills as open
space and watershed for the Ukiah Valley; (2) creating opportunities for access
trails, including, but not limited to, public hiking, biking, and associated
recreational activities; (3) developing public facilities for various municipal
purposes provided that their development and use do not unreasonably conflict or
interfere with the preservation of the property as open space and for watershed
protection; and, (4) furthering development of single-family residential hous ing on
property within the City limits. Hull’s goals /benefits include, but are not limited to,
development and sale of up to three legal parcels on the Hull Portion (defined
below) of the Property and removal of public access to the Open Space Parcels on
the San Jacinta Property, and use of one legal parcel currently part of the Option
Property as provided in this Agreement.
6.The City only requires 25+/- acres of the Property (“City Portion”) for the
purposes described above, leaving 15+/- acres (“Hull Portion”), which shall be
reconveyed to Hull by City as provided in Section 7 of this Agreement, and on
which Hull shall retain and reserve and be granted the exclusive rights to establish,
sell, and/or hold not more than three separate legal parcels on each of which a single
family residence and one accessory dwelling unit (“ADU”), along with other lawful
uses and structures, may be lawfully developed. (See Section 7.)
7.The location of the Property together with a n access easement to be reserved by
or granted to the City along an existing road over the Hull Portion to the City
Portion of the Property (“Roadway”) and a public utility easement within the
Roadway, and an access trail over the Hull Portion to the Open Space Parcels to be
reserved by the City upon conveyance of the Hull Portion to Hull as depicted in
Exhibit 5 (“City Easements”) and more particularly described in this Agreement,
along with easements for access trails to be conveyed to the City by Hull on the
southern portion of Mendocino County Assessor Parcel Number 003-190-08
(hereinafter the “San Jacinta Property”), as generally depicted on the attached
Exhibit 4 (“San Jacinta Access Trails”) and more particularly described in this
Agreement, will provide the City with alternative public access across properties
owned by Hull to the real property comprising the “Open Space Parcels” (as
described in the Exchange Agreement ) which are satisfactory to the City.
Accordingly, pursuant to Section 2.2.2(b) of the Exchange Agreement the City
shall, contemporaneous with the Close of Escrow (defined below), release,
terminate, and reconvey to Hull the public access portion of the City’s reserved
right of access on Redwood Avenue (or the “Road” as defined in the Exchange
Page 396 of 509
3
Agreement).
8.Contemporaneous with the Close of Escrow Hull shall reserve, maintain, and/or
be granted Hull’s Reserved Rights, as described in Section 7.a, the Water Rights, as
described in Section 1.d, and access and utilities easements, as depicted in Exhibit
5 (“Hull Easements”) and more particularly described in this Agreement.
9.The location and dimensions of the San Jacinta Access Trails shall be based on
and consistent with those delineated on Exhibit 4; and, the City Easements and Hull
Easements shall be based on and consistent with those delineated on the map
attached hereto as Exhibit 5. The final boundaries and the legal descriptions of the
City Portion and the Hull Portion shall be based on and consistent with the
boundary locations delineated on the proposed configuration map, attached hereto
as Exhibit 6. The final locations and legal descriptions of the San Jacinta Access
Trails, City Easements, Hull Easements, City Portion, and Hull Portion shall be
recorded in grants and/or reservations to and by the Parties as provided in this
Agreement.
10.Contemporaneous with the Close of Escrow, the Parties shall record a
memora ndum or similar instrument, the effect of which is to record, preserve, protect,
and provide notice of the Parties’ reserved rights and interests in and to the Property,
the Option Property, and related matters as provided in this Agreement, in the
form(s) attached hereto as Exhibit 7 (“Memorandum(s)”). Subsequent to the Close
of Escrow the Parties shall mutually cooperate, including but not limited to timely
executing all reasonably requested or required documents, to grant, reserve, and
take other appropriate action the effect of which results in the party entitled thereto
holding the right, title, and interest in and to the San Jacinta Access Trails, City
Easements, Hull Easements, and City Portion and Hull Portion as provided by this
Agreement.
11.Upon the Close of Escrow, the City shall: (a) amend its pending “Western Hills
Annexation” application to the Mendocino County Local Agency Formation
Commission (“LAFCo”) to include the Property; and, (b) pre-zone and upon
annexation zone the City Portion as Public Facilities and the Hull Portion as R1 -H
under the City’s zoning ordinance. Upon annexation of the Property, or on Hull’s
written request, the City shall convey the Hull Portion to Hull in accordance with
this Agreement.
12.City and third parties entered a Lease Agreement with Option to Purchase
(“Lease-Option”) under which City has a present leasehold interest and right to
purchase on certain terms and conditions , not later than April 28, 2026, two legal
parcels of real property (“Option Property”) described in Exhibit 8 attached hereto.
Page 397 of 509
4
Hull shall have the right to one legal parcel from the Option Property, for and as
part of boundary line adjustments, and as further provided in Section 8 of this
Agreement regardless of whether LAFCo approves the amendment to the
annexation application. Upon the Close of Escrow this right shall be reflected and
preserved in the Memorandum(s).
Ex. 1 Property Purchase-Sale/Exchange and Development Agreement and Joint
Escrow Instructions (Exchange Agreement).
Ex. 2. AP Map showing the “Property,” APN 006-19-011.
Ex. 3. Legal Description of the “Property.”
Ex. 4. Map illustration of San Jacinta Property, Assessor Parcel Number 003 -190-
08, with San Jacinta Access Trails depicted in green in the approximate location set
forth in the attached.
Ex. 5. Approximate agreed locations of City Easements and Hull Easements .
Ex. 6. Approximate agreed configuration of the City Portion and Hull Portion,
including 3 lots on the Hull Portion.
Ex. 7. Recordable Memorandum(s) describing the Parties’ reserved and other
rights and interests in and to the Property, the San Jacinta Property, and the Option
Property, including but not limited to the Hull’s Reserved Rights, the Water Rights,
the City Easements, and the Hull Easements.
Ex. 8 Lease Agreement with Option to Purchase and legal description of Option
Property.
AGREEMENT:
Based on the foregoing recitals which are incorporated into this Agreement and
other good and valuable consideration, the receipt and adequacy of which are
hereby acknowledged, Hull and the City hereby agree as follows.
1. Purchase and Sale of the Property. Hull agrees to sell the Property to the City
and the City agrees to purchase the Property from Hull in accordance with the
following:
a.Purchase Price. The purchase price for the Property shall be Three
Hundred Thousand Dollars ($300,000.00) (“Purchase Price”). City shall pay the
Purchase Price as provided in subsection b.
Page 398 of 509
5
b.Establishment of Escrow; Deposit; Payment of Balance . Within ten (10)
business days of the Effective Date, the Parties shall open an escrow with
Redwood Empire Title Company of Mendocino County (“Escrow Agent” or “Title
Company”) in Ukiah, California, for the sale and purchase of the Property. Upon
opening escrow, the City shall deposit with the Escrow Agent Thirty Thousand
Dollars ($30,000.00) ("Deposit") representing 10% of the Purchase Price, which
shall be applied to the Purchase Price on the date escrow closes, which shall be on
or before the date that is thirty (30) days from the Effective Date ("Closing Date"
or "Close of Escrow") absent the Parties’ written agreement to extend it. The
balance of the Purchase Price ($270,000.00) shall be deposited by City into escrow
with the Escrow Agent on or before the Closing Date.
c.Title Report and Objections . Hull shall promptly cause Title Company to
prepare and deliver to City a current preliminary title report on the Property
(“Report”), together with copies of all recorded title exceptions shown on the
Report. City shall have ten (10) working days to notify Hull in writing of any
objections to matters disclosed in the Report. Failure to give such timely notice to
Hull shall waive any objections by City to the condition of title to the Property. If
City provides timely written notice of objections to matters disclosed in the title
report or any other objections to title within the same time frame, and Hull is
unwilling or unable to remedy any such ob jectionable item, City may terminate
this Agreement by written notice to Hull, in which event this Agreement shall
terminate without default by or either party incurring any liability to the other, and
Escrow Agent shall promptly refund the deposit to City. In that event, if any
escrow fees are due Title Company, each party shall pay one -half of those fees.
d.Water Rights. The rights granted to Hull by the Grant Deed recorded in
the official records of Mendocino County on May 6, 2022, as document number
2022-05810, Tract Four (“Water Rights”), are not included in the sale of the
Property to the City and shall not be considered part of the marketable title to the
Property except to the extent stated in this provision. On the Close of Escrow, the
appurtenance of the Water Rights shall be reserved and vested in and to the Hull
Portion exclusive ly, and additionally, Hull shall reserve / be granted as part of the
Hull Easements an exclusive easement for water pipelines, valves, pumps, and
related water facilities, and non-exclusive access easements on and in the City
Portion, which City shall convey to Hull, as more particularly described in this
Agreement
2. Condition of Property.
Page 399 of 509
6
a.Deliveries & Investigation. Within seven (7) days following the Effective
Date, Hull shall deliver to the City copies of all documents, if any, containing,
defining, describing or necessary to an understanding of the nature and extent of
the Water Rights, any environmental reports or assessments, geological studies ,
seismic studies, water reports, timber surveys, soils reports and studies, plans,
specifications, drawings, property tax bills, insurance claims, inspection reports,
licenses, permits or approvals of governmental authorities, material
correspondence with governmental authorities, and other documents, materials and
information material to the use and occupancy of the Property ("Relevant
Materials"), which are in Hull’s possession or control or, except for public ly
available Relevant Materials, known to and accessible by Hull. If Hull has actual
knowledge of Relevant Materials that are not in his possession or control,
including information, documents and materials maintained by the County of
Mendocino within this same time period, Hull shall notify the City of their
existence and possible location. The City shall have seven (7) working days from
the receipt of Relevant Materials or the notice from Hull of the existence and
possible location thereof to review the Relevant Materials and to give written
notice to Hull of any unacceptable conditions or information contained therein,
including, but not limited to, the exclusion of the Water Rights from the sale of the
Property to City. Throughout the term of this Agreement until the Closing Date,
Hull shall also deliver to City such other documents, materials and information
relating to the Property Hull is obligated to deliver to City under applicable law. If
Relevant Materials are discovered or generated after the required delivery date for
such materials prescribed above, Hull shall promptly deliver the after-discovered
or generated material to City, which shall have five (5) working days from the date
of delivery to review it and give written notice to Hull of any unacceptable
conditions. The City shall be deemed to have waived, and thereby approved, any
matter reflected in the Relevant Materials unless it has given Hull written notice
otherwise within the time periods described in this section 2.a.
b.Inspection of the Property.
(1) Inspection. As of the Effective Date, Hull shall afford City and its
agents, consultants and representatives, access to the Property at all reasonable
times for the purpose of allowing the City to inspect and conduct studies thereof.
City and Hull shall reasonably cooperate with each other to facilitate entries onto,
and inspections and studies of the Property.
Page 400 of 509
7
(a) The City shall indemnify and hold Hull harmless from any
claims, demands, liabilities, costs, damages, or expenses based on injuries to
persons, including death, and damage to real or tangible personal property, caused
by the City’s inspections, investiga tions, studies, and testing of the Property. Said
indemnification shall include the costs of defense, including attorney's fees and
litigation expenses. For the time the City has access to and a right to inspect the
Property, the City shall furnish Hull with a copy of the currently effective
Memorandum of Coverage ("MOC") from California Intergovernmental Risk
Authority (''CIRA"), and shall also provide an endorsement or equivalent
document, which shall name Hull as an additional insured (or similar designa tion)
under the MOC.
(b) The City shall have fifteen (15) days from the receipt of
information and documents required by Section 2.a to (i) conduct physical
inspections of the Property as provided herein, as well as any non-physical
inspections and examinations of and into the Property.
(2) Waiver of Objections. The City shall be deemed to have waived,
and thereby approved, any disapproval or objection to the condition of the
Property, unless it has given Hull written notice of those disapprovals or
objections within the time periods described in this Section 2.b. If City
disapproves or objects to a condition within the applicable time periods prescribed
by this Agreement, Hull may elect, but is not required, to remedy the disapproved
or objectionable condition to the City’s satisfaction prior to the Close of Esc row in
which case any such condition shall be deemed satisfied upon City’s written
approval of the remedy or remedies performed by Hull; otherwise, the City’s sole
remedy shall be to (a) waive the condition or (b) terminate this Agreement, which
shall, in that event, be deemed without default by either party.
3.Warranties or Representations .
a.Hull.
(1) Hull represents and warrants that he has full power and authority to
enter this Agreement and all proceedings required to be taken by or on Hull’s
behalf to make, deliver, and carry out this Agreement’s terms have been duly and
properly taken, including conveying to City by grant deed all right, title and
interest in and to the Property on the Close of Escrow in accordance with this
Agreement. No further consent of any person or entity is required related to Hull’s
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performance under this Agreement.
(2) Hull represents and warrants that, to the best of Hull’s knowledge :
(a) On the Close of Escrow, and except as provided in this
Agreement, no parties will possess any option to purchase or lease, or any right of
first refusal to purchase or lease the Property or any portion thereof; except as
provided herein or disclosed by Hull under section 2, there are no unrecorded
leases, occupancy agreements, easements, rights-of-way, restrictive covenants,
liens, encumbrances, claims or other adverse rights affecting the Property or any
portion thereof; and there are no unrecorded agreements or obligations relating to
the Property which will be binding upon City following the Closing Date, except
as provided in this Agreement.
(b) Without having conducted any investigation, the Property is
not now, and has not been at any time in the past, a site or location for the use,
generation, production, manufacture, treatment, storage, disposal, discharge,
release or transportation of Hazardous Materials (as defined in this Agreement);
the Property is in full compliance with all Hazardous Materials Laws (as defined
in this Agreement); there are no existing or former agreements or pending or
threatened proceedings regarding Hazardous Materials on the property; there are,
and have been, no underground or above ground storage tanks installed on or
under, or removed from, the Property containing or having contained Hazardous
Materials; and, Hull has no knowledge that any property adjoining the Property
contains or may contain Hazardous Materials. For the purposes of this Agreement,
"Hazardous Materials" shall mean any oil or petroleum products, flammable
explosives, asbestos, urea formaldehyde insulation, radioactive materials or other
hazardous or toxic substances, material or waste which is or becomes regulated by
any federal, state or local governmental authority; and "Hazardous Materials
Laws" means all federal, state and local statutes, ordinances, rules and regulations
relating to Hazardous Materials, including those pertaining to health, safety,
industrial hygiene or the environment, such as, without limitation, the
Comprehensive Environmental Response, Compensa tion and Liability Act of
1980, as amended, the Resource Conservation and Recovery Act of 1976, as
amended, and any similar state laws.
(c) The Property is not located in a special flood hazard area or
flood plain, and there are no wetlands located on the Property.
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(d) There is no litigation pending in any court or, to the best of
Hull's knowledge, threatened with respect to the Property or the transaction
contemplated by this Agreement.
(e) Except as may be reflected in readily available County of
Mendocino files and records associated with the Property, no other notices of
violation of any ordinance, rule or regulation relating to the Property have been
issued to, served upon, received by or entered against Hull.
(f) The Property complies or will comply prior to Closing with
the California Subdivision Map Act (Government Code Section 664 l 0, et seq), if
and to the extent it is applicable, and any applicable local City or County codes
and ordinances and other legal requirements , except as may be reflected in County
of Mendocino files and records associated with the Property, provided that Hull is
required to disclose to City any such files or records Hull knows to exist .
Other than the representations and warranties contained in this Agreement,
Hull makes no warranty or representation, express or implied, including but not
limited to implied warranties of merchantability and fitness for a particular
purpose. City acknowledges it is acquiring the Property “AS IS.”
b.City. City, including the undersigned representative of it, represents and
warrants that it has full power and authority to enter this Agreement and all
proceedings required to be taken by or on City’s behalf to authorize City (and the
undersigned representative of it) to make, deliver, and carry out this Agreement’s
terms have been duly and properly taken, including, but not limited to, the
authority to accept from Hull, subject to the terms and conditions of this
Agreement, the conveyance by grant deed of all right, title and interest in and to
the Property, and the release, revocation, termination, and reconveyance of the
public access easement pursuant to section 2.2.2.(b) of the Exchange Agreement ,
at the Close of Escrow. City shall provide Hull and Escrow Agent any consent or
resolution authorizing City to consummate the transaction(s) contemplated by this
Agreement as may be reasonably required.
c.Mutual. The Parties each represent that neither of them engaged or
otherwise dealt with a finder or real estate broker or salesperson with regard to the
transaction(s) contemplated by this Agreement. In the event a contrary claim is
made by such a person/entity, the party for whom such services were allegedly
provided shall indemnify, defend, and hold the other party harmless from and
Page 403 of 509
10
against any and all losses, claims, demands, expenses, damages, liabilities or
causes of action, however any of the same may be characterized, related to said
person/entity.
d.General Disclosures. Each party makes and acknowledges the following
disclosures.
(1) Supplemental Property Tax Bill Notice: Notice of Your
“Supplemental’ Property Tax Bill.” California property tax law requires the
Assessor to revalue real property at the time the ownership of the property
changes. Because of this law, you may receive one or two supplemental tax bills,
depending on when your loan closes. The supplemental tax bills are not mailed to
your lender. If you have arranged for your property tax payments to be paid
through an impound account, the supplemental tax bills will not be paid by your
lender. It is your responsibility to pay these supplemental bills directly to the Tax
Collector.
If you have any question concerning this matter, please call your loca l Tax
Collector's Office.
(2) Notice Regarding Advisability of Title Insurance:
IMPORTANT: IN A PURHCASE OR EXCHANGE OF REAL PROPERTY, IT
MAY BE ADVISABLE TO OBTAIN TITLE INSURANCE IN CONNECTION
WITH THE CLOSE OF ESCROW SINCE THERE MAY BE PRIOR
RECORDED LIENS AND ENCUMBRANCES WHICH AFFECT YOUR
INTEREST IN THE PROPERTY BEING ACQUIRED. A NEW POLICY OF
TITLE INSURANE SHOULD BE OBTAINED IN ORDER TO INSURE YOUR
INTEREST IN THE PROPERTY THAT IS BEING ACQUIRED.
4.Conditions Precedent.
a.Conditions precedent to City’s Obligations. The obligations of City under
this Agreement are expressly conditioned upon the satisfaction of the following on
or before the Closing Date :
(1) On the Closing Date, the Title Company shall be prepared to issue
to City as of the Closing Date any policy of title insurance (CLTA or ALTA at
City’s option) reasonably requested by City with total liability in the amount of
$300,000, insuring City that title is vested in City, subject to : the standard printed
exceptions and those particular exceptions otherwise appearing on the Report, as
may be amended, and approved by the City and the Hull Easements, Hull’s
Reserved Rights, the Water Rights, and the Memorandum(s) (the “City Title
Policy”), upon payment of its regularly scheduled premium therefor;
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(2) All of Hull's representations and warranties contained in this
Agreement shall be true and correct in all material respects as of the Closing Date;
(3) City has waived or been deemed to have waived any disapproval of
and objections to the condition of title to the Property;
(4) City's approval or waiver (or deemed waiver) of Relevant Materials
associated with, and inspections, investigations, and examinations of and into, the
Property in accordance with this Agreement; and
(5) Hull shall have deposited all documents , including but not limited
to the executed Memorandum(s), with the Escrow Agent and performed each and
every covenant required by or contained in this Agreement to be performed by
Hull on or prior to the Closing Date.
b.Condition to Hull’s Obligations. The obligations of Hull under this
Agreement are expressly conditioned upon the satisfaction of the following
conditions precedent on or before the Closing Date:
(1) All of City's representations and warranties contained in this
Agreement shall be true and correct in all material respects as of the Closing Date:
and
(2) The City shall have deposited with Escrow Agent all funds and
documents, including but not limited to the executed Memorandum(s), it is
required to deposit prior to Close of Escrow and performed each and every
covenant required by or contained in this Agreement to be performed by City on or
prior to the Closing Date.
c.Conditions precedent to both the City’s and Hull’s Obligations : The Parties
shall make good faith and diligent efforts to cooperate with one another, the
Escrow Agent, and others involved in the transaction(s) contemplated by, and to
satisfy their respective obligations and the conditions precedent specified in, this
Agreement, inclusive of executing further escrow instructions and other forms
consistent with and reasonably necessary to implement the terms of this
Agreement.
5.Closing; Title and Escrow Costs.
a.Closing: After the City has deposited the balance of the Purchase Price,
Hull has deposited a Grant Deed to the Property, the Parties have deposited the
Memorandum(s) or similar instrument with the Escrow Agent for recordation in the
Page 405 of 509
12
Official Records of Mendocino County to preserve, protect, and provide notice of the
Parties’ reserved rights and interests in and to the Property and Option Property and
related matters as provided in this Agreement, and all other conditions to close
escrow have been satisfied, and Escrow Agent is prepared to cause the Title
Company to issue the City Title Policy, Escrow Agent shall:
(1) Record the Grant Deed and Memorandum(s) in the Official
Records of Mendocino County, California, and instruct the County Recorder to
deliver such instruments after recording the deed and memorandum(s) to the City
and Hull;
(2) Deliver to City the FIRPTA Certificate and the State Affidavit;
and,
(3) Cause the Title Company to issue the City Title Policy.
b. Title & Escrow Costs. City shall pay the entire premium and endorsement
charges for the City Title Policy, all state, county and/or local documentary
transfer taxes and any other real property transfer or conveyance taxes payable
with respect to the deed conveying the Property to the City and the
Memorandum(s) pursuant to this Agreeme nt. The Parties shall equally pay all
other escrow fees and expenses charged by Escrow Agent for services rendered
prior to C lose of Escrow. The Parties shall deposit with Escrow Agent all
monetary sums and documents necessary to consummate all transactions pursuant
to this Agreement. Each party shall bear their own attorney’s fees and costs
incurred in connection with drafting this Agreement.
6.Prorations. Prorations shall be made as of the Close of Escrow. All prorations
shall be made on the basis of a thirty (30) day month and shall be paid in cash to
Hull if it is entitled thereto or shall be credited against the balance of the Purchase
Price due from City, if City is entitled thereto. Such prorations shall be made by
Escrow Agent on the basis of a statement(s) approved by City and Hull and
deposited into the escrow prior to the Close of Escrow. The date used for
prorations is hereinafter referred to as the "Proration Date." All real estate taxes
and all personal property taxes due and owing as of the Proration Date, and all
penalties and interest thereon, shall be paid by the transferring party. Current real
estate taxes, special assessments and personal property taxes which are not yet due
and owing shall be prorated based upon the most rece nt tax bill, so that the portion
of current taxes allocable to the period from the beginning of such tax year
through the Proration Date shall be charged to and paid by the transferring party
and the portion of the current taxes allocable to the portion of such tax year from
Page 406 of 509
13
the Proration Date to the end of such tax year shall be charged to and paid by the
grantee. Proration of taxes and assessments shall be final as of the Proration Date,
regardless of the amount of taxes or assessments that are, or subseq uently become,
due.
7.Post-closure rights and obligations of the Parties.
a.Hull’s Reserved R ights.
(1) Notwithstanding the conveyance to the City of title to the
Property or the Close of Escrow, Hull shall and hereby does reserve , retain, and
contemporaneous with the Close of Escrow is granted by City, the sole and
exclusive rights, authority, and discretion to: (continue to) use and develop the Hull
Portion as follows. . Upon the City’s conveyance of the Hull Portion to Hull and
annexation of the Property Hull may boundary line adjust, subdivide, and/or
reconfigure the Property, as may be lawful so that up to three (3) le gal parcels are
established / configured within the Hull Portion for such purposes and the
boundaries of the City Portion remain unchanged. (Said rights, authority, and
discretion are collectively referred to as “Hull’s Reserved Rights”.) The Hull
Portion shall be established as a separate legal parcel by the City performing a lot
line adjustment under Government Code Section 66412(d), combining the City
Portion with adjacent City owned property. Upon annexation, the three residential
lots can be established by any lawful means and the City will cooperate with Hull
in creating the three parcels..
(2) Upon close of escrow Hull shall have the right at his risk and
expense to improve the access roadway to and within the Hull Portion (“the Road”)
and construct related improvements, such as storm drain facilities ("Road
Improvements") and to construct/install Utility Infrastructure to serve up to three
residential parcels wit h utility services, including, but not limited to, electrical, water,
sewer, internet, cable television and telephone, but shall only be allowed to create
three parcels within the Hull Portion upon annexation of the Hull Portion into the
City. The Road Imp rovements and Utility Infrastructure shall comply with the
applicable provisions of state and local law, including fire safety standards for state
responsibility areas developed pursuant to Public Resources Code §4290.
(i) The permissible Road Improvements include, but are not
limited to, paving the Road, storm drains and other drainage facilities. The
Utility Infrastructure may include water and sewer systems to serve up to three
residential lots. The water system shall be located entirely within the Hull
Portion and consist of a water well as the water source, water-storage tank(s),
and water pipelines to deliver the water to each residential lot, with the lines
Page 407 of 509
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installed along the Road to points that will enable future connection by buyers of
the individual lots (collectively “Water System ”). Prior to annexation, a septic
tank shall be installed to serve a single residence and an ADU in compliance
with applicable Mendocino County ordinances and regulations. Upon
annexation, t he sewer system may consist of a private sewage disposal system in
compliance with Division 4, Chapter 2, Article 4 of the Ukiah City Code,
commencing with Section 3703.1 for which Hull shall install the sewage
holding tank(s), pumps, and other components to points to enable future
connection by buyers of the individual residential lots within the Hull Portion for
the treatment of sewage solids and an effluent line along the Road or in another
suitable location, which shall connect with a City sewer main approved by the
City (collectively "Sewer System").
(ii) The Water System and Sewer System shall be for the sole
benefit of the residential lots on the Hull Portion. The Electrical Infrastructure
shall be constructed by Hull subject to the review and approval of the public
utility providing the service.
(3) Indemnification & Mechanic's Liens. Hull's construction and
installation of the Road Improvements and Utility Infrastructure to the extent it
involves physical changes to land within the Hull Portion, such as, but not
limited to, grading and road construction, Hull must comply with the
following:
(i) Indemnification. Except for the negligence or willful
misconduct of City, including its employees and agents, and to the extent
permitted by law, Hull agrees to indemnify, defend and hold harmless City and
its officers, directors, members and employees (each, a “City Party”) from and
against any and all losses, liabilities, damages, costs and expenses (including
reasonable attorneys’ fees) resulting from claims by third parties for injuries to
any person and damage to or loss of property caused by Hu11-or those under
his direction or control, including employees, contractors or subcontractors—
during or as a result of the construction and installation of Road & Development
Improvements and Electrical Conduit or other activities in furtherance of
development . If any action or proceeding is brought against any City Party by
reason of any such claim, then Hull, upon notice from City, shall defend the
claim at Hull’s expense with counsel reasonably approved by City.
(ii) Mechanic's Liens.
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15
Responsibility for Payment. Hull hereby agrees that it will
pay or cause to be paid all costs for work done by it or its contractors and
any subcontractors, and it will keep the Hull Portion clear of all mechanics'
liens on account of work done by Hull or his contractors during
development.
Security. If Hull shall desire to contest any claim of
lien it shall furnish City adequate security pursuant to Section 8424 and
such other applicable provisions of the California Civil Code, plus
estimated costs and interest, or a bond of a responsible corporate surety in
such amount as is necessary to release the lien or provide City with
evidence that enforcement of the lien is stayed. If a final judgment
establishing the validity or existence of a lien for any amount is entered,
Hull shall pay and satisfy the same at once.
In Case of Default. If Hull shall be in default in paying any
charge for which a mechanics' lien claim and suit to foreclose the lien have
been filed, and shall not have given City security to protect the Hull
Properties (City Portion) and City against such claims of Lien, then City
may, but shall not be obligated to, pay the said claim and any costs, and the
amount so paid, together with reasonable attorneys' fees incurred in
connection therewith, shall be immediately due and owing from Hull to
City, and Hull agrees to and shall pay the same with interest at the legal rate
often percent (10%).
b.Use of Hull Portion. Notwithstanding conveyance of the Property from
Hull to City, the City shall not use public utility easements included as part of the
City Easements or within the Roadway for a period of ten (10) years after the
Effective Date. During that period the City is prohibited from installing or
performing construction activities related to any such easements, including but not
limited to water, sewer or electric utilities. To the extent City installs, constructs, or
maintains any utilities on or within the Roadway after said ten-year period, the
following conditions shall apply: City shall do so without cost to Hull, unless such
extension is requested by Hull or his successors-in-interest to the Hull Portion ; City
shall without cost to Hull promptly repair/replace any improvements disturbed
within the Hull Portion in doing so; all utilities may be installed on or below the
ground within the easement; the installation and construction shall not
unreasonably interfere with the owners or occupants use of the Hull Portion; and,
the owners and occupants of the Hull Portion shall have the opportunity to connect
to any such utilities as may be available under the applica ble provisions of state and
local law, including, upon annexation, the Ukiah City Code. Notwithstanding
Page 409 of 509
16
conveyance of the Property from Hull to City, t he City shall not make or permit the
making of any other physical changes to the Hull Portion or convey or permit the
creation of any legal interests, including but not limited to liens or encumbrances,
in the Hull Portion that were not reported in the policy of title insurance issued at
Close of Escrow or arising out of this Agreement.
c.City Annexation; Out of Area Service Agreement. Not more than 45 days
after Close of Escrow, the City shall amend its Western Hills Annexation
application pending before LAFCo to include the Property. As part of the
annexation application to LAFC o, the City shall pre-zone the City Portion as
Public Facilities (“PF”) and the Hull Portion as R1 -H and upon annexation of the
Property the City shall zone the Property as such. The City shall diligently work to
complete any portion of its Annexation application that is deemed by the
Executive Officer of LAFCo to be incomplete or otherwise defic ient. City shall
proceed in good faith to process the Annexation application in a timely manner.
City shall be solely responsible to pay all costs associated with the processing and
completion of a nnexation, pre-zoning and zoning as applicable to the Property.
Hull acknowledges that LAFCo has the discretion to and could deny the
annexation of the Property by the City. Upon the conveyance of the Hull Portion
to Hull under this Agreement prior to annexation, Hull may request the City to
enter an Out of Area Service Agreement (“OASA”) to extend electrical, water or
sewer utilities to the Hull Portion for residential use. Upon the negotiation and
execution of the OASA, Hull may submit an application to LAFCO to amend the
City’s sphere of influence (“SOI”), if necessary, and to approve the OASA. City
sha ll cooperate with Hull in processing any such applications), provided Hull pays
filing fees and other LAFCo charges to process the application(s).
d.Conveyance of the Hull Portion. Upon the Western Hills Annexation, as
amended to include the Property, becoming final, or at any time upon written
notice to the City from Hull, the City shall convey the Hull Portion to Hull by
grant deed. Within ten (10) days after such notice is given, the City shall request
Title Company to prepare and record the grant deed using a legal description
approved by both Parties that is based on the approximate boundaries described in
in Exhibit 6, reserving, excepting, or granting the easements described in Exhibits
4 and 5.
In the event that title to the Hull Portion is conveyed to Hull prior to annexation,
Hull consents to the City continuing to pursue annexation of the Hull Po rtion, both
Parties understanding that to do so may require an amendment to the City’s SOI.
Page 410 of 509
17
The City will prepare and file the application to amend the SOI to include the Hull
Portion, provided Hull pays all LAFCo fees and charges to process that application
and the City’s cost to prepare and process the application. Hull acknowledges that
including the SOI amendment may delay LAFCO’s taking final action on the
annexation application.
e.City Easements, Hull Easements, Water Rights, San Jacint a Access Trails.
(1) The San Jacinta Access Trails shown on Exhibit 4 shall be
legally described to align with their as -built location once constructed and
recorded in the form of a non-exclusive easement grant deed from Hull to City
for public trail ingress and egress across the San Jacinta Property, twenty (20)
feet in width, lying ten (10) feet on each side of the center line of the as -built
trails, subject to the following conditions: the deed shall be recorded within
eighteen (18) months of the Effective Date; absent written agreement of the
Parties, the as-built location of the trails shall not substantially deviate or from
the tra il location as depicted on Exhibit 4 (a deviation of twenty (20) or more
feet from said location shall constitute a substantial deviation); and, City shall
pay all costs associated with generating the legal description and record ing the
deed.
(2) The City Easements shown on Exhibit 5 shall be non-exclusive
easements, appurtenant to the City Portion, for non-public ingress, egress, and
underground public utilities on the Hull Portion, twenty (20) feet in width, lying
ten (10) fee on each side of the center line of the existing Roadway depicted on
Exhibit 5. Ingress and egress on the City Easements sha ll be used only by City
employees and agents. The City Easements shall be reserved by the City and
recorded in the grant deed by which the City conveys the Hull Portion to Hull
as required by this Agreement.
(3) The Hull Easements shown on Exhibit 5 shall be: non-exclusive
easements, appurtenant to the Hull Portion and San Jacinta Property, for
ingress, egress, and underground utilities across the City Portion, twenty (20)
feet in width, lying ten (10) fee on each side of the center line of the existing
Roadway depicted on Exhibit 5, provided, however, that any water pipelines,
valves, pumps, and related facilities included as part of Hull’s Water Rights
that are, or which may be, installed within the easement area described in this
subsection shall, notwithstanding any provision herein to the contrary, be for
Hull’s exclusive use and benefit. The Hull Easements shall be conveyed by
City to Hull by an easement grant deed contemporaneous with the City’s
conveyance to Hull of the Hull Portion as required by this Agreement.
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18
(4) The Water Rights shall be specifically conveyed by City to Hull
by grant deed as an appurtenance to the Hull Portion exclusively
contemporaneous with the City’s conveyance to Hull of the Hull Portion as
required by this Agreement.
f.Zoning. If the City fails to pre-zone or zone the Property or subsequently
modifies such zoning (from that applicable to R1-H zoning on the Effective Date) in
a way that reduces, restricts, burdens, or prevents the use or development of the
up to three residential parcels as provided in this Agreement , the City shall
be deemed to have breached this Agreement and Hull may seek to recover
damages from the City based on said breach. Nothing in this provision shall be
deemed to limit or restrict matters constituting breach or the Parties’ respective
rights or remedies otherwise available by law.
8.BLAs utilizing Option Property. The purpose of this provision is to permit
Hull the right to remove through the boundary line adjustment process one legal
parcel from the Option Property for Hull’s exclusive use and ownership of said
parcel on other lands and in a manner that results in the City maintaining sole
ownership of the Option Property’s second legal parcel with the physical boundaries
thereof being of equal size to the Option Property’s present acreage. Hull’s right
shall be memorialized as part of the Memorandum(s). After the City has acquired
title to the Option Property, and upon Hull’s written request, the City shall grant
Hull an ownership interest in one of the two Option Property legal parcels (the “BLA
Parcel”) for the sole and exclusive purpose of using the parcel for a boundary line
adjustment or adjustments pursuant to and in compliance with Government Code
Section 66412(d), if applicable, provided (1) Hull assumes and pays all costs
associated with Hull’s performance under this Section 8, (2) does not request
conveyance of legal title to the BLA Parcel more than sixty (60) days before he files
an application for approval of the boundary line adjustment (s) and (3) completes the
boundary line adjustment or adjustments authorized by this Section 8 within eight (8)
years of the City closing of escrow on the Option Property such that the BLA Parcel
is no longer a parcel within the boundaries of what currently constitutes the Option
Property. Once Hull removes the BLA Parcel from the boundaries of what currently
constitutes the Option Property, Hull sha ll maintain the sole and exclusive right, title,
and interest in and to the use ownership of said legal parcel. Within said eight (8)
years Hull shall have an exclusive and transferrable right to complete one or more
boundary line adjustments of the BLA Parcel with other property owned by Hull or
in which Hull has an interest or right, including, without limitation, the Hull Portion.
So long as the BLA Parcel is part of what currently constitutes the Option Property,
the City shall retain and reserve the exclusive rights of physical use of the BLA
Parcel, which reserved right shall be included in the deed conveying title thereto to
Page 412 of 509
19
Hull and which rights shall terminate with respect to the BLA Parcel once that parcel
is boundary line adjusted from the Option Property. The City shall cooperate with
Hull in completing the boundary line adjustments, as allowed by law, but only if the
single parcel remaining under City ownership after the completion of the boundary
line adjustments is the same size as the current combined size of the two original
legal parcels presently comprising the Option Property (i.e., the boundary line
adjustments do not reduce the physical size of the Option Property originally
purchased by the City). The City shall take no action or fail to take action the effect
of which may restrict or limit Hull’s rights, title, or interests under this provision.
10.Miscellaneous.
a.Notices. All notices and any other communications permitted or
required under this Agreement must be in writing and will be effective (a)
immediately upon delivery in person or by facsimile, or upon delivery to the
recipient if attached to an email communication; (b) on the date of delivery, as
evidenced by the records of the courier, if deposited with a nationally -recognized
commercial courier for overnight delivery, provided delivery is made during
regular business hours or receipt is acknowledged by a person reasonably believed
by the delivering party to be employed by the recipient; or (c) on the date indicated
on the return receipt, if deposited with the United States Postal Service, certified
mail, return receipt requested, postage prepaid. Any notice to be given by any
party hereto may be given by the counsel for such party. All notices must be
properly addressed and delivered to the parties at the addresses set forth below, or
at such other addresses as either party may subsequently designate by written
notice given in the manner provided in this section and a copy of all notices and
other communications shall be delivered by email:
Hull: David J. Hull
_______________
_______________
Email: dave.diamondmountain@gmail.com
With copy to: James & McMullen, LLP
Attn: Donald J. McMullen
445 North State St.
Ukiah, CA 95482
Email: donald@james-mcmullen.com; and
lawoffice@james -mcmullen.com
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City: City of Ukiah
Attention: Sage Sangiacomo, City Manager
Ukiah Civic Center
300 Seminary Ave
Ukiah, CA. 95482
Fax: 707-463-6204
Email: ssangiacomo@cityofukiah.com
With copy to: David J. Rapport, City Attorney
405 West Perkins Street
Ukiah, CA 95482
Email: drapport@cityofukiah.com
b.Cooperation. The Parties agree to execute such other documents and to
perform such other acts as reasonably necessary or desirable to carry out the
purpose of this Agreement, both before and after the Closing Date.
c.Binding Effect & Assignment. This Agreement shall be binding on and
inure to the benefit of the Parties respective heirs, successors, and permitted
assignees.
d.Surviving Close of Escrow. All terms, rights, and obligations of the Parties
to occur subsequent to the Close of Escrow shall survive that event.
e.Partial Invalidity. If any term, covenant or condition of this Agreement or
its application to any person or circumstances shall be held to be illegal, invalid or
unenforceable, the remainder of this Agreement or the application of such term
or provisions to other persons or circumstances shall not be affected, and each
term hereof shall be legal, valid and enforceable to the fullest extent permitted by
law, unless an essential purpose, or substantial portion of the consideration, of
this Agreement would be defeated by the loss of the illegal, unenforceable, or
invalid provision. In the event of such partial invalidity, the Parties shall seek in
good faith to agree on replacing any such legally invalid provisions with valid
provisions which, in effect, will, from an economic viewpoint, most nearly and
fairly approach the effect of the invalid provision and the intent of the Parties in
entering into this Agreement.
f.No Waiver. No consent or waiver by either party to or of any breach or
non- performance of any representation, condition, covenant or warranty shall be
enforceable unless in a writing signed by the party entitled to enforce performance,
and such signed consent or waiver shall not be construed as a consent to or waiver
Page 414 of 509
21
of any other breach or non-performance of the same or any other representation,
condition, covenant, or warranty.
g.Time is of the Essence. Time is of the essence in the Parties’ performance of
their respective obligations under this Agreement and each and every provision
hereof.
h.Governing Law. This Agreement is entered into and shall be governed by,
and construed and enforced in accordance with, the laws of the State of California
(without giving effect to its choice of law principles). The parties agree to the
jurisdiction of the California state courts and to venue in the state courts in
Mendocino County.
i.Construction. The Parties are each represented by counsel and jointly
participated in preparing this Agreement; it shall be deemed drafted and prepared
by both parties, and any rule of construction that serves to resolve ambiguities or
other interpret language against the drafting party shall not be employed in relation
to this Agreement.
j.Counterparts. This Agreement may be executed in counterparts, all
together which shall be deemed an original, single, instrument. Electronic
signatures shall be deemed original.
WHEREFORE, this Agreement is effective on the Effective Date.
CITY OF UKIAH DAVID J. HULL, Individually, as
Trustee of the DAVID J. HULL
By: LIVING TRUST, and as managing
Sage Sangiacomo, member of D&J Investments
City Manager
_________________________
David J. Hull
ATTEST:
_________________________
Kristine Lawler, City Clerk
Page 415 of 509
22
Page 416 of 509
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Page 417 of 509
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property situated in the County
described as fo]lows:
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All thah certain
more pa rt-i cula rf y
TR,ACT OtrIE :
California,
A portion of the southwest quarter of.the northeast quarter of section 30, Toldnship
15 North, Range 12 West, Mount Diabto Meridian described as follows:
COMMENCING at the center quarter corne.r of said Section 30 as shown on the Record of
survey map recorded in Map Case 2, Dra\,ner 21 , vaqe 1, Mendocino County Records;
thence Nc,rth B'7"39'28" East, 87.71 feet to the PoINT OE BEGINNING; thence continuinq
North 87"39'28" East. !!50.9t, feet; thence North 00'21'25" west, L324-51 feet; thence
south 8B'25'18" west, 7L42.19 feet,' thence south 00"00'00" East, L34A"12 feet to the
Point of Beqinning.
TOGETEER WITE the follolvinq:
BEGINNING atr the northeast 1/16th corner of said Section 30, shown as note 1on the
Record of Survey map recorded In Map Case 2, Drawer 2'7, Page 1, Mendoclno County
Records; thence a.Long the east fine of the northwest quarter of the northeast quarte.r
of said Section 30, North 00'21'25" West, 375.83 feet to the center of a private road
as shown on said Record of survev map; thence feavinq said east line and following
alonq sald road North 85'25'00" west, 109.50 feet; thence alonq a curve to the left
with a rad.ius of 215. OO feet, a central angle of 11004r30rr and an arc lenqth of 53.16
feet; thence South 83'29'30" West, 743.44 feeL; thence feavinq said road North
90'00'00" west, 251.90 feet; thence south 00'00'00" East, 383'06 feet to a po.int on
the soutth line of the northwest quarter of the northeast quarter of said Sectlon 30i
thence along said south Iine North BB'25'18" East, 569.19 feet to the Po.int of
Beqinning.
,/ 7\D nn?-1()n- I It '* ""- --" --\_ _____-
NOTE :
(.Iiruny Ellison reserved the followinq easement in Instrument Number 2022 05810 for
the benefit of the Ellison parcel described in Instrument Number 2020-08217, MCR)
"Reserving therefrom as an appurtenance to the remainlng fands of the g.rantor
(Ellison), a non-exclus.ive easemenL 30 feet in width lying 15 feet on either side of
the centerline of the existing road for ingress/ egress and public uti]ities"
TRACT TWO: (from Instrument Nurnber 2015-03898. Mendocino County Records)
That certain 70 foot wide easement over the northwest quarter of the northeast
quarter of SecLion 30, Tor.Tnship 15 North, Ranqe 12 West, Mount Diablo Base and
Meridian to the Lands of Ross as descr.ibed in the Ordel: Approving Aqreement for
Exchange of Easements recorded April 9, 1975 and shown on the Record of Survey
recorded Septemlcer 2, 1975 in Map Case 2, Drawer 2'7, Page 1, Mendocino County
Recorals.
rRACT TEREE: (from lnstlument Nurnlcer 2015-O3B9B, Mendocino County Records)
A non-exclusive 70 foot wicle easement for inqress, egress and pub-Lic ut.ilities 1lring
35 feet on each side of the centerline of the easement as shown over Lot I oftSection
30, Tormship 15 North, Range 12 West, Mount Diablo Base and Meridian on the Record of
survey recorded septemlcer 2, 19'15 in Map Case 2, Drawer 21 , Paqe 1. Mendocino County
ReLords.
tRAc? FoUR: (from fnsrument Nurltrer 2022-058f0, Mendoc.ino County Records)
A non exc.lusive easmenL for the repair. maintenance and use of the ex-istlng
waterlines leading from the existing well located on the lands of the grantor
(E11ison) near the northeast corner of the southeast quarter of the northwest quarLer
of Section 30, Township 15 North, Range 12 West, MDB&M; thence runninq 1n a qenerally
easterly directlon to the westerly boundary of the lands described in TRACT oNE
above. Toqether with 1/2 of the water from said weLl .
'-puu, c, '1'l'+ \,1 "0- (",- ft* pr:rtt'I
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Page 418 of 509
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Prepared by Jon Schubbe: 3/8/2023±Page 419 of 509
Exhibit 5
Additional access requirements for the City that may require easements on south
end of the Property that may impact Hull 15 acres.
Page 420 of 509
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Page 421 of 509
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Page 422 of 509
Exhibit 6
Option 2; Approximate configuration of the Hull Portion and the City Portion
Page 423 of 509
Exhibit 8
Page 424 of 509
Page 425 of 509
Page 426 of 509
Page 427 of 509
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Page 430 of 509
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Page 431 of 509
1
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
CALIFORNIA ENVIRONMENTAL QUALITY ACT
DRAFT ADDENDUM TO
INITIAL STUDY AND MITIGATED NEGATIVE
DECLARATION FOR
UKIAH WESTERN HILLS OPEN LAND ACQUISITION AND
LIMITED DEVELOPMENT AGREEMENT PROJECT
Draft Prepared on October 31, 2023
Adopted by the Ukiah City Council on XXX
SCH No: 2021040428
Prepared by:
City of Ukiah
Community Development Department
Planning Division
300 Seminary Avenue, Ukiah, CA 95482
ATTACHMENT 8
Page 432 of 509
2
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
Table of Contents
I. INTRODUCTION 3
1.Purpose of this Document 3
2.CEQA Requirements 3
II.BACKGROUND 4
1.Location 4
2.Background and Previous Approvals 4
III.PROJECT DESCRIPTION 6
1.Western Hills Project Description (2021)6
2.Revised Project Description (2023)6
IV.EVALUATION OF ENVIRONMENTAL IMPACTS 9
1.Environmental Setting 9
2.Previously Disclosed Impacts 9
3.Summary of Impacts 10
A.Aesthetics 10
B.Agriculture and Forestry Resources 11
C.Air Quality 12
D.Biological Resources 13
E.Cultural Resources 15
F. Energy 16
G.Geology and Soils 17
H.Greenhouse Gas Emissions 18
I.Hazards and Hazardous Materials 19
J.Hydrology and Water Quality 21
K.Land Use and Planning 22
L.Mineral Resources 24
M.Noise 24
N.Population and Housing 25
O.Public Services 26
P.Recreation 26
Q.Transportation 27
R.Tribal Cultural Resources 28
S.Utilities and Service Systems 29
T.Wildfire 30
4.Mandatory Findings of Significance 31
ATTACHMENTS
A.Western Hills Annexation Area Map and General Plan (2040) Land Use Map
B.Existing Configuration of Parcels
C.Proposed Configuration of Parcels and Prezoning Map
D.Mitigation Monitoring Reporting Program
E.2021 MND Approval Documents and CEQA Notice of Determination
Page 433 of 509
3
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
I. INTRODUCTION
1.Purpose of this Document
The purpose of this document is to formalize and analyze proposed changes to the previously
approved (2021) Western Hills Annexation Area associated with the Ukiah Western Hills Open
Land Acquisition and Limited Development Agreement Project (“2021 Western Hills Project”) and
the Initial Study and Mitigated Negative Declaration (2021 MND), in compliance with the California
Environmental Quality Act (CEQA).
2.CEQA Requirements
Pursuant to Section 15164 of the CEQA Guidelines, an Addendum to an adopted MND may be
prepared by a lead agency or a responsible agency if minor changes or additions are necessary
and none of the conditions described in Section 15162 of the CEQA Guidelines calling for the
preparation of a subsequent EIR or subsequent MND have occurred. Consistent with CEQA
Guidelines 15164, the following discussion demonstrates that none of the conditions described in
Section 15162 have occurred and that only minor technical changes are necessary in order to
deem the certified MND adequate to describe the impacts of the project. CEQA Guidelines
Section 15164 also states that an Addendum need not be circulated for public review but can be
included in or attached to the certified MND for consideration by the hearing body.
The following addresses each of the criteria contained in Section 15162 of the CEQA Guidelines
in regard to the project.
a)No Substantial Project Changes. There are no substantial changes proposed in the
project which will require major revisions of the previous EIR or negative declaration due
to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects.
b)No Substantial Change in Circumstances. No substantial changes have occurred with
respect to the circumstances under which the project is undertaken which will require
major revisions of the previous MND due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects.
c)No New Information of Substantial Importance. There is no new information of
substantial importance, which was not known or could not have been known with the
exercise of reasonable diligence at the time the previous MND was certified as complete,
which shows any of the following: the project will have one or more significant effects not
discussed in the previous MND; significant effects previously examined will be
substantially more severe than shown in the previous MND; mitigation measures or
alternatives previously found not to be feasible would in fact be feasible, and would
substantially reduce one or more significant effects of the project, but the project
proponents decline to adopt the mitigation measure or alternative; or mitigation measures
or alternatives which are considerably different from those analyzed in the MND would
substantially reduce one or more significant effects on the environment, but the project
proponents decline to adopt the mitigation measure or alternative.
None of the conditions identified in CEQA Guidelines Section 15162(a) would occur with
implementation of the Revised Project because:
Page 434 of 509
4
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
a)The revisions to the Revised Project would not result in new significant environmental
effects or a substantial increase in the severity of previously identified significant effects
evaluated in the 2021 MND. The Revised Project is proposing to include additional
properties immediately adjacent to the original project within the Western Hills Annexation
Area, resulting in the potential for six additional residential units, compared to the 14
potential units analyzed within the Western Hills 2021 MND. As discussed throughout this
Initial Study, impacts from the Revised Project are equal to, or less than, those described
for the original project. The Revised Project will incorporate mitigation identified in the
2021 MND to reduce all impacts to a less than significant level. No new impacts that were
not previously discussed in the 2021 MND have been identified.
b)No changes have occurred as a result of the Revised Project which require major revisions
of the 2021 MND. The Revised Project would not result in any new significant
environmental impacts or substantial increase in the severity of previously identified
significant impacts (refer to the Environmental Analysis section for details regarding the
impacts associated with the Revised Project).
c)Although some circumstances surrounding the Revised Project have changed from those
described in the 2021 MND, the analysis for the Revised Project demonstrates that the
changes are not substantially different from those described in the 2021 MND.
Additionally, there is no information available that indicates that the Revised Project would
result in a substantial increase in the severity of previously identified impacts.
II.BACKGROUND
1.Location
The Western Hills Annexation Area parcels (now totaling ±792 acres), are located within
unincorporated Mendocino County within the Ukiah Western Hills, just west of the Ukiah city limits.
A Figure of the Annexation Area is included in Attachment A.
2.Background and Previous Approvals
The City has a vision, and is working towards a goal, of promoting the protection of Ukiah’s
western urban interface to restore and conserve forest and stream ecosystems, provide large-
scale wildfire mitigation and to protect the Upper Russian River Watershed to benefit fish, wildlife,
scenic resources, and the greater Ukiah community.
Over the last several years, the City has been acquiring lands immediately adjacent to the western
City limits, known as the “Western Hills” with the purpose of annexing such lands into the City
limits for preservation and public purposes. Specifically, the City is proposing to annex ±792 acres
known as the “Western Hills Annexation Area”, as amended, which comprises both City-owned
and privately-owned property (See Project Description Section below for more information).
Below includes a summary of actions associated with the Western Hills Annexation Area to date.
•At the August 25, 2021, regular meeting, the Planning Commission considered approval
of the Western Hills Open Land Acquisition and Limited Development Agreement Project
(2021 Western Hills Project), associated prezoning and Initial Study and Mitigated
Negative Declaration (ISMND; State Clearinghouse No. 2021040428), and recommended
approval for these actions to the City Council. The Western Hills Project included
Page 435 of 509
5
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
acquisition and annexation of ±707 acres for open space, public purposes, and the
potential for limited residential development.
•On September 15, 2021, the City Council introduced Ordinance No. 1217, approving the
Western Hills Project, associated prezoning and ISMND. Ordinance No. 1217 is included
in Attachment E and the ISMND can be found online at: https://cityofukiah.com/ceqa-
review/.
•On June 8, 2022, the City of Ukiah submitted an application for annexation to the
Mendocino County Local Agency Formation Commission (LAFCo) for annexation of the
Western Hills Project parcels, in accordance with the terms identified in the Development
Agreement. In addition to the parcels identified as a part of the Western Hills Annexation
Area, the application for annexation included several privately-owned parcels (±44 acres
total) located in between the 2021 Western Hills Project parcels and the County’s
jurisdictional boundary, to inform the deliberate and appropriate boundaries and growth
for the City of Ukiah. Some of these parcels also span both City and County jurisdiction
and the City proposes to annex them to rectify this jurisdictional issue.
•On June 29, 2022, the City received correspondence from LAFCo determining that the
application (LAFCo No. A-2022-02) had been reviewed and deemed incomplete based on
several items, such as a Tax Share Agreement, Residential Entitlement matrix form,
Property Owner letters of approval, a Statement of Fair Share Housing Needs and Timely
Availability of Water, along with a few other ministerial items, the City noted as to be
pending and forthcoming in the June 8, 2022 application for annexation.
•On December 7, 2022, the City Council adopted Resolution No. 2022-78 and Resolution
No. 79, adopting the City’s 2040 General Plan and certifying the associated Environmental
Impact Report (EIR; SCH No. 2022050556). The 2040 General Plan and EIR identify the
Western Hills Annexation Area as one of the three areas the City intends to pursue for
annexation (see EIR Section 2.2.7). The 44 acres of privately owned parcels intended to
rectify jurisdictional issues were included in the Western Hills Annexation Area within the
General Plan and EIR. The General Plan and EIR can be found online at
https://ukiah2040.com/.
•On December 19, 2022, LAFCo approved the City’s Ukiah Municipal Service Review
(MSR) and Sphere of Influence (SOI) Update. The updated SOI includes the entire
Western Hills Annexation Area (2021) identified within the General Plan.
•An additional 40-acre parcel (APN 003-190-11) directly adjacent (south) to the Western
Hills Project and City’s western City limit became available for purchase in 2023, and on
May 3, 2023, the City Council approved the City seeking acquisition of the parcel for open
space and access opportunities in connection with the Western Hills open space parcels.
This parcel is proposed for inclusion in the Western Hills Annexation Area, as described
below.
Page 436 of 509
6
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
III. PROJECT DESCRIPTION
1. Western Hills Project Description (2021)
The original (2021) Western Hills Project included the following.
• Acquisition, annexation and prezoning of ±707 acres, including:
o ±640 acres preserved for open space conservation and public uses. These parcels were
prezoned Public Facilities (“PF”).
o ±54 acres included in a Limited Development Agreement between the City and the private
property owner (Hull; D&J Investments, LLC.) to allow for residential development (14
units total) through the creation of seven “Development Parcels” (via a series of sequential
Lot Line Adjustments) beginning at the terminus of Redwood Avenue. These parcels are
prezoned Single-Family Residential-Hillside Overlay (R1-H).
o ±14 acres of privately owned property included in the Limited Development Agreement for
access to the open space parcels. These parcels were prezoned R1-H.
• Road improvements to Redwood Avenue, as well as water/sewer utility extensions within
Redwood Avenue, and construction of a water tank.
2. Revised Project Description (2023)
Since approval of the 2021 Western Hills Project, 84 acres have been added to the Western Hills
Annexation Area, as described below. The additional acreage, in combination with the other
components outlined below, constitute the “Revised Project”.
• ±44 acres of privately-owned property (comprising 9 legal parcels) were added to the Western
Hills Annexation Area to address existing LAFCo policies and known mapping errors, and to
avoid the formation of an unincorporated island. These parcels were not included in the
original 2021 Western Hills Project but were included in the preliminary application submitted
to LAFCo. Additionally, they were identified as a part of the Western Hills Annexation Area in
the 2040 General Plan and included in the Environmental Impact Report analysis (see
Environmental Review Section below for more information). These parcels are proposed for
R1-H prezoning for consistency with existing and adjacent development but would remain
under private ownership and are not included in the Development Agreement (2021) or
Purchase Agreement (2023).
• ±40 acres of privately-owned property being pursued for acquisition by the City for open space
and access opportunities. The parcel is proposed for inclusion in the Western Hills Annexation
Area. A Purchase Agreement for the 40 acres would allow the private property owner (Hull)
to retain the right to keep 15 acres for development of three (3) parcels, as further described
below. The aforementioned 15 acres is proposed for R1-H prezoning, and the remaining 25
acres (that would be owned by the City) would be prezoned PF for open space. The 40-acre
parcel is currently not located within the City’s SOI but is within the Planning Area identified
in the General Plan. The parcel would be owned by the City at the time of annexation. The 15
acres would be transferred to Hull after annexation is complete.
• The Purchase Agreement to include APN 003-190-11. The Purchase Agreement would allow
Hull to retain one +/- 15-acre parcel (via a Lot Line Adjustment) after annexation. Hull would
be able to retain the right to create and develop three parcels with one single family home and
one accessory dwelling unit (six total possible units), in accordance with R1-H zoning
regulations. Similar to the Western Hills Project (2021), the Revised Project, including the new
Page 437 of 509
7
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
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City of Ukiah
Purchase Agreement, allows for limited development, but does not include specific
development designs or proposals, nor does it grant any entitlements for development. The
parcels would be created within the eastern portion of the existing 40-acre parcel, but the
location of the potential residential units is not known at this time. The Purchase Agreement
will also specify the following:
o City will release public access on private drive from Redwood Ave (current DA
says the City maintains access until alternate access established).
o Hull retains water rights from Ellison well with access and utility easement for use
in enhancing fire protection activities on the three development parcels and
potentially for potable water to the development sites.
o Hull grants City additional trail easements to San Jacinta (south side) as the City
originally retained the right to only one trail easement and would like to retain the
option for additional trail location depending on future design work.
o Project does not include road or utility improvements, access to the parcels is
established off of a private drive at the end of Redwood Avenue. There is no
associated water, sewer or electric utility component to this project. After the
three development parcels are established any utility infrastructure work would
be evaluated in concert with the appropriate site development permits and
serving entities.
Figures of the Western Hills Annexation Area is included in Attachment A, a figure showing the
existing and proposed conditions for the 15 acres associated with the Purchase Agreement is
included in Attachment B, and a Prezoning Figure is included in Attachment C.
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City of Ukiah
Table 1, Western Hills Annexation Area Parcels (as revised)
Assessor Parcel
Number
Property Owner Situs Address Size (acres)
2021 Western Hills Project Parcels
157‐030‐02 City of Ukiah None assigned 20.00
157‐030‐03 City of Ukiah None assigned 60.00
157‐050‐14 City of Ukiah None assigned 20.17
157‐050‐15 City of Ukiah None assigned 40.43
157‐050‐16 Dave Hull; D & J Investments,
LLC.
None assigned 40.25
157‐050‐18 City of Ukiah None assigned 60.00
157‐070‐05 City of Ukiah None assigned 76.20
003‐190‐17 Dave Hull; D & J Investments,
LLC.
None assigned 18.30
003‐190‐16 Dave Hull; D & J Investments,
LLC.
None assigned 0.29
003‐190‐15 Dave Hull; D & J Investments,
LLC.
None assigned 5.00
003‐190‐13 Dave Hull; D & J Investments,
LLC.
None assigned 9.08
003‐110‐90 Adonis & Sarah Noguera 620 Redwood Ave. 4.14
003‐190‐09 Adonis & Sarah Noguera 620 Redwood Ave. 10.20
100‐040‐83 Dave Hull; D & J Investments,
LLC.
None assigned 77.60
157‐050‐03 City of Ukiah None assigned 60.05
157‐050‐13 City of Ukiah None assigned 59.71
157‐060‐02 City of Ukiah None assigned 18.66
157‐060‐03 City of Ukiah None assigned 128.52
Privately-Owned Parcels Added to the Western Hills Annexation Area in the 2040 General Plan
001‐420‐40 Robert R Beltrami 145 Mendocino Place 1.49
001‐041‐02 Grayden Huff 500 Lookout Dr. 1.33
001‐041‐03 Amanda Reiman 4 Lookout Dr. 0.66
001‐041‐04 Amanda Reiman 3 Lookout Dr. 0.48
001‐041‐05 Robert Werra 2 Lookout Dr. 1.13
001‐041‐06 Robert Werra 415 Hillview Ave. 0.74
001‐041‐07 Robert Werra 415 Hillview Ave. 0.38
001‐040‐81 William Edwards 335 Janix Dr. 2.40
001‐041‐01 Robert Werra None assigned 35.50
Additional Parcels Proposed for Inclusion
003‐190‐11 Dave Hull (25 acres to be
acquired by City)
None assigned 40
TOTAL ACREAGE 792.71
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City of Ukiah
IV. EVALUATION OF ENVIRONMENTAL IMPACTS
1. Environmental Setting
The Western Hills Annexation Area is located within the Ukiah Valley, west of the City of Ukiah,
in central Mendocino County, with elevations varying from approximately 600-feet above mean
sea level up to approximately 3,000 feet in the hills surrounding the city, including the Western
Hills. The Ukiah valley is located approximately 30 miles east and inland from the Pacific Ocean.
It runs north-south for approximately nine miles, with a maximum width of three miles. The
Russian River enters the valley at the north end and runs south along the valley floor. Ukiah is
located along the Highway 101 corridor and near the east/west intersection of Highway 20, two
hours north of the Golden Gate Bridge.
The majority of the area is undeveloped with access roads and fire breaks. However, the 44 acres
of private property north of the original 2021 Western Hills Project are developed with single-
family homes and/or undeveloped. The additional 40 acres proposed for inclusion in the Western
Hills Annexation Area (Revised Project) is largely undeveloped and is bisected by a 1,000-foot
unpaved road accessed from Redwood Avenue. The access road width ranges from 16-to-20-
feet wide and has been improved with gravel and compaction. The road climbs to a levelled one-
acre abandoned cannabis cultivation site before continuing uphill and off the project site.
Remnants of the cultivation site include old fencing with concrete footings, PVC irrigation pipes,
pots, tubs, planting containers, a water tank, and pallets.
Soils in the area are characterized as both Hopland, which consists of very deep, well drained
soils formed in colluvium and residuum weathered from sandstone or shale on steep hills and
slopes, and Maymen soils that are shallow, somewhat excessively drained soils that formed in
residuum weathered from shale, schist, greenstone, sandstone and conglomerate. These soils
have a shallow depth to bedrock. Class II and Class III watercourses exist along the steeper
portions of the area.
Vegetation in the Western Hills Annexation Area includes native and nonnative annual and
perennial grasses, with dense chaparral and mixed hardwood forest throughout. Native trees in
the area primarily consist of California bay laurel (Umbellularia californica) and California black
oak (Quercus kelloggii). Undergrowth consists largely of poison oak (Toxicodendron
diversilobum) and Western bracken fern (Pteridium aquilinium). The terrain is very rugged and
steep (greater than 50% slope in many areas). Intrusions of non-native, invasive French Broom
and other species are also present throughout the area.
2. Previously Disclosed Impacts
2021 MND: The analysis within the Mitigated Negative Declaration previously approved for the
Western Hills Project (referred to herein as the “2021 Western Hills Project” and “2021 MND”)
included the following: 1) Acquisition and annexation of the parcels; 2) Prezoning the parcels to
PF and R1-H (and associated Zoning Map and General Plan Map Amendments upon approval of
the annexation application); 3) Sequential Lot Line Adjustments to reconfigure the existing parcels
into seven lots (“Development Parcels”) for future potential development; 4) Development
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City of Ukiah
Agreement between Hull Properties and the City allowing up to one single-family home and one
accessory dwelling unit on each Development Parcel (14 units total); and 5) site improvements
including extension of utilities, road improvements, and construction of the water tanks.
As described throughout the Initial Study, construction and ground disturbing activities associated
with these components could result in direct significant impacts to Air Quality, Biological
Resources, Cultural/Tribal Cultural Resources, Geology and Soils, Hazards and Hazardous
Materials, Hydrology and Water Quality, Noise, Utilities and Service Systems, and Wildfire.
However, mitigation measures identified within the aforementioned sections would reduce
impacts to less than significant. Mitigation measures identified within the Initial Study and
Mitigated Negative Declaration related to ground disturbing activities and construction for road
and utility improvements, as well as residential development, will be included in the Development
Agreement and Conditions of Approval to ensure that they are implemented accordingly. A
Mitigation Monitoring and Reporting Program is provided in Section VII of the Initial Study.
All future residential development would be analyzed on a project level basis for consistency with
land use policies; and would be subject to discretionary and environmental review of their
individual and cumulative environmental impacts, as applicable (with the exception of by-right
development).
Based upon the analysis contained within the 2021 MND, all potential impacts resulting from the
2021 Western Hills Project would be less than significant with incorporation of mitigation.
2040 General Plan EIR: The City’s 2040 General Plan and Environmental Impact Report (EIR)
were adopted by City Council in December, 2022, and analyzed the type and amount of
development that can occur throughout the City through the planning horizon year of 2040 (over
approximately 18 years). As part of the 2040 General Plan, the City identified three potential
separate annexation areas currently located in the County of Mendocino’s jurisdictional
boundaries, totaling approximately 1,617 acres. The Western Hills Annexation Area was identified
as “Annexation Area C” and included the original 707 acres associated with the 2021 Western
Hills Project, as well as the 44 acres of “clean up” parcels added after approval of the 2021
Western Hills Project. The EIR analyzed annexation of this area, as well as the associated
prezoning, and adoption of the new Sphere of Influence and Planning Area. Because the addition
of the 44 acres was analyzed within the EIR and no change to those parcels are proposed as a
part of the Revised Project, further analysis of these parcels is not required, and not included
within this Addendum. However, the EIR is referenced in certain sections of the below analysis,
as appropriate.
3. Summary of Impacts
A. Aesthetics
Summary of Aesthetics Impacts from the Western Hills Project 2021 MND
According to the California Department of Transportation’s (Caltrans) State Scenic Highway
System Map, there are no designated state scenic highways within the vicinity of the project.
However, the Western Hills, including the Project site are considered a local scenic vista.
Approximately 640 acres would remain open space, while 54 acres would be potentially
developed with up to 14 units (one single-family dwelling and one ADU per lot). Although the
Project does not include specific development proposals for construction of the homes, the
Development Agreement allows the potential for the homes to be built at some point in the future.
However, all future development would be subject to discretionary and environmental review and
be required to comply with City regulations for height, setbacks, and other development standards
established to protect natural features and scenic resources within the Western Hills.
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City of Ukiah
Sewer and electric utilities would be extended from Redwood Avenue to the house sites but would
be located underground within the existing roadway to avoid visual impacts. The two proposed
water tanks (34 ft x 34 ft, 10.5 ft high) would be colored a shade of green to blend in with the
landscape. The water tank site has already been cleared of vegetation and is surrounded by trees,
making it less visible to the public. Due to the location and topography of the site, and distance
from public views, such as those in adjacent residential areas or views from the valley floor, the
proposed water tank would not significantly impact scenic resources on the site or in the area.
For the aforementioned reasons, the Project would not result in a significant impact to scenic
vistas, nor the visual character of the site or area. Impacts would be less than significant.
2021 MND Mitigation Measures: None.
Summary of Aesthetics Impacts from the Revised Project
Impacts to Aesthetics associated with the revised Project would be consistent, if not less than,
those disclosed within the 2021 MND. Specifically, the 40-acres proposed for inclusion in the
Western Hills Annexation Area contains similar terrain, vegetation and scenic quality as the
parcels previously analyzed. While the Revised Project does not include road and/or utility
improvements, which would result in less impacts described within the 2021 MND associated with
groundwork, grading, and vegetation removal associated with those components, the Purchase
Agreement would allow for potential development of up to six additional units within a 15-acre
area, in accordance with the R1H zoning regulations. Similar to the analysis contained within the
2021 MND, the exact location of the potential development parcels and residential units is
unknown at this time. However, all future development would be subject to discretionary and
environmental review and be required to comply with City regulations for height, setbacks, and
other development standards established to protect natural features and scenic resources within
the Western Hills. For the aforementioned reasons, consistent with the 2021 MND, the Revised
Project would not result in a significant impact to scenic vistas, nor the visual character of the site
or area. Impacts would be less than significant.
B. Agriculture and Forestry Resources
Summary of Agriculture and Forestry Impacts from the Western Hills Project 2021 MND
According to the California Department of Conservation Farmland Mapping & Monitoring
Program, California Important Farmland Finder, the Project area does not contain Unique
Farmland, or Farmland of Statewide Importance. However, the site is designated as Grazing
Land, which is defined as land on which the existing vegetation is suited to the grazing of livestock
but has not been used for grazing. There are no agricultural uses or Williamson Act contracts on-
site or in the immediate vicinity. The Project would not convert Farmland, conflict with existing
zoning for agriculture or forest land, and would not involve changes to the environment that would
result in the conversion of agricultural resources to non-agriculture uses. Therefore, impacts to
agricultural resources would be less than significant.
2021 MND Mitigation Measures: None.
Summary of Agriculture and Forestry Impacts from the Revised Project
Consistent with the analysis contained within the 2021 MND, the 40-acre parcel proposed for
inclusion in the Western Hills Annexation Area is designated as Grazing Land by the California
Department of Conservation Farmland Mapping & Monitoring Program, and there are no
agricultural uses or Williamson Act contracts on-site or in the immediate vicinity. Consistent with
the analysis in the 2021 MND, Revised Project would not convert Farmland, conflict with existing
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City of Ukiah
zoning for agriculture or forest land, and would not involve changes to the environment that would
result in the conversion of agricultural resources to non-agriculture uses. Therefore, impacts to
agricultural resources would be less than significant.
C. Air Quality
Summary of Air Quality Impacts from the Western Hills Project 2021 MND
Improvement of roadways, installation of utilities, and construction of the water tanks, as well as
future potential construction of single-family homes could result in impacts to air quality. Short-
term construction related impacts (emissions and dust) would result from grading, vegetation
removal, trenching, paving, operation of construction equipment, and vehicle trips associated with
construction workers. However, with incorporation of Mendocino County Air Quality Management
District (MCAQMD) Best Management Practices identified in Mitigation Measures AQ-1 through
AQ-3, impacts would be less than significant.
Long-term air quality impacts associated with single-family residential development is typically
minimal and generally associated with vehicle trips, wood burning stoves, landscape and
maintenance activities, etc. However, existing building codes requiring energy efficient and low
emitting equipment and features for new residential development (see Section 6, Energy, Section
8, Greenhouse Gas Emission, and Section 17, Transportation of the Initial Study for more
information). With adherence to the aforementioned regulations, and others intended to reduce
emissions and impacts to air quality, impacts from operation of the Project would be less than
significant.
2021 MND Mitigation Measures:
AQ-1: Diesel Engines – Stationary and Portable Equipment and Mobile Vehicles:
a. Any stationary onsite diesel IC engines 50 horsepower or greater (i.e. large power
generators or pumps) or any propane or natural gas engines 250 horsepower or
greater may require a permit from the District.
b. Portable diesel powered equipment that may be used during the proposed project are
required to be registered with the state Portable Equipment Registration Program
(PERP) or obtain permits from the District.
c. Projects located adjacent to sensitive receptors (schools, child care facilities, health
care facilities, senior facilities, businesses, and residences, etc.) during the
construction phase of this project have the potential for exposure to diesel particulate.
d. Heavy duty truck idling and off-road diesel equipment or other diesel engine idling is
limited to less than 5 minutes.
AQ-2: Grading Projects- During Construction-All grading activities must comply with the
following fugitive dust mitigation measures in accordance with District Regulation 1, Rule 1-
430:
a. All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust
emissions.
b. All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall
have a posted speed limit of 10 mph.
c. Earth or other material that has been transported by trucking or earth moving
equipment, erosion by water, or other means onto paved streets shall be promptly
removed.
d. Asphalt, oil, water, or suitable chemicals shall be applied on materials stockpiles, and
other surfaces that can give rise airborne dusts.
e. All earthmoving activities shall cease when sustained winds exceed 15 mph.
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f. The operator shall take reasonable precautions to prevent the entry of unauthorized
vehicles onto the site during non-work hours.
g. The operator shall keep a daily log of activities to control fugitive dust.
h. For projects greater than one acre or one mile of road not located within a Naturally
Occurring Asbestos Area, prior to starting any construction the applicant is required
to:
1. Submit a Large Area Grading permit application to the District.
2. Obtain a final determination from the Air Quality Management District as to
the need for an Asbestos Dust Mitigation Plan and/or Geologic Survey to
comply with CCR sections 93106 and 93105 relating to Naturally Occurring
Asbestos.
3. Obtain written verification from the District stating that the project is in
compliance with State and Local regulations relating to Naturally Occurring
Asbestos.
4. If the project is located within a Naturally Occurring Asbestos Area, additional
mitigations shall be required.
AQ-3: Property Development-Prior to starting any construction, the applicant is required to:
a. Obtain a Property Development Permit from the District for any open outdoor burning.
b. Obtain a Grading Permit, if applicable.
c. Confirm whether the project is in a Naturally Occurring Asbestos Area, and follow
additional MCAQMD recommendations, if applicable.
d. Consider alternate means of disposal other than open burning, such as cutting the
majority of the larger material up as firewood, and chipping smaller material, if feasible
to mitigate impacts from open outdoor burning.
e. Obtain written verification from the MCAQMD stating that the project is in compliance
with State and Local regulations.
Summary of Air Quality Impacts from the Revised Project
Impacts associated with the Revised Project, and specifically potential future residential
development of six units, would be the same as described within the 2021 MND and future
development would adhere to Mendocino County Air Quality Management District (MCAQMD)
Best Management Practices identified in Mitigation Measures AQ-1 through AQ-3, and relevant
energy efficiency building codes, impacts would be less than significant.
D. Biological Resources
Summary of Biological Resources Impacts from the Western Hills Project 2021 MND
According to the Biological Assessment Report (BRA) was prepared for the Project by
Jacobszoon & Associates, Inc. (2021, updated 2022) for the Project, based on existing vegetation
and known habitat range, seventeen (17) special-status plant species and thirteen (13) special-
status wildlife species have a moderate or high potential to occur within the study area (identified
as 55 acres for potential development, and 100 ft radius around the access road and fire breaks).
However, during the field survey, none were observed on-site. Because no special status plant
species were observed during the field survey, the Project is not anticipated to result in significant
impacts to them. However, this does not preclude the possibility of wildlife species being present
at the time of construction or being impacted from vegetation removal, grading, and other ground
disturbing activities for utility extension, road improvements, water tank construction, and future
residential development. In addition, two sensitive woodland tree habitats were identified in the
Project Area. As such, construction, vegetation removal, and ground disturbing activities could
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City of Ukiah
result in impacts to nesting birds, special status insects, woodland habitat, and mammals.
However, Mitigation Measures BIO-1 through BIO-5 would reduce impacts to less than significant.
There are no established native resident or migratory wildlife corridors, or native wildlife nursery
sites within the Project area, and no adopted Habitat Conservation Plans for the City of Ukiah,
nor the larger Ukiah Valley that apply to the site.
The Study Area contains two (2) Class II watercourses and four (4) Class III watercourses that
were observed and mapped on-site (in the northernmost parcels). However, this area would be
avoided, and no development is proposed within proximity of the watercourses. No wetlands were
observed within or immediately adjacent to the study area. The study area also does not contain
any special-status fish species or fish bearing watercourses or waterbodies. If future work in or
adjacent to any of the other watercourses are proposed, the Developer is required to obtain
necessary regulatory permits from the California Department of Fish and Wildlife and the Regional
Water Quality Control Board, as necessary. Impacts to sensitive aquatic resources would be less
than significant.
2021 MND Mitigation Measures:
BIO-1: Sensitive Trees. If trees are proposed for removal, preconstruction surveys shall be
conducted by a qualified biologist to identify Oregon white oak forest and woodland, as well as
California bay forest and woodland habitat; removal of sensitive habitat shall be conducted in
accordance with California Department of Fish and Wildlife (CDFW) regulations.
BIO-2: Sensitive Amphibian Species. A qualified biologist shall survey the area prior to any
groundbreaking activities to determine the presence of Red-belly newt, or other sensitive
amphibian species, and identify additional avoidance measures, if needed. A qualified biologist
shall be on-site for any dewatering event to address the potential for the presence of sensitive
amphibian species such as foothill yellow-legged frog (Rana boylii).
BIO-3: Nesting Birds. Pre-construction surveys shall be conducted prior to any vegetation removal
or ground disturbing activities occurring between March 1 and August 31 of any year. All active
bird nests shall not be removed, relocated, or otherwise disturbed for any purpose until all
fledglings have left the nest.
BIO-4: Special-Status Insects. A qualified biologist shall survey the area prior to any
groundbreaking activities to determine the presence of special-status insect species and identify
additional avoidance measures if needed. If a special-status insect nests are observed, active
nests shall not be removed, relocated, or otherwise disturbed until the nest becomes inactive.
BIO-5: Special-Status Mammals. Pre-construction surveys shall be conducted prior to any
vegetation removal or ground disturbing activities. If evidence of bat roosts is observed (i.e. bat
guano, ammonia odor, grease stained cavities) around trees or structures, pre-construction bat
surveys shall be conducted by a qualified biologist for activities that may affect bat roosting habitat
and den sites.
Summary of Biological Resources Impacts from the Revised Project
The additional 40 acres proposed for inclusion in the Western Hills Annexation Area (Revised
Project) is largely undeveloped and is bisected by a 1,000-foot unpaved road accessed from
Redwood Avenue. The access road width ranges from 16-to-20-feet wide and has been improved
with gravel and compaction. The road climbs to a levelled one-acre abandoned cannabis
cultivation site before continuing uphill and off the project site. Remnants of the cultivation site
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include old fencing with concrete footings, PVC irrigation pipes, pots, tubs, planting containers, a
water tank, and pallets.
Vegetation on the Project site is varied across east, south, and north facing slopes. South facing
slopes include native and nonnative annual and perennial grasses, brush (chamise) and Oak
woodland. East facing slopes include mixed hardwood forest and Black Oak Woodland.
Undergrowth is consistent with a Black Oak Alliance including Toyon (Heteromeles arbutifolia),
ceanothus (Ceanothus spp.), and Manzanita (Manzanita spp.). North facing slopes are
dominated by Doug Fir (Pseudotsuga menziesii). The northern boundary of the property includes
a Class III waterway and associated riparian vegetation. Intrusions of non-native, invasive French
Broom are found along approximately 100 yards of the road as it climbs away from the drainage.
The terrain on the southern side of the property is steep (greater than 50% slope in some areas)
while the northern portion of the property has slopes generally in the 10-30% range. There are no
soils unusual to the region.
The Revised Project includes preservation of an additional 25 acres of open space, which would
have no impact on biological resources. However, the 15 acres that would be included in the
Purchase Agreement and allow for up to six residential units, would have similar impacts to those
described in the 2021 MND. The parcels would be created within the eastern portion of the
existing 40-acre parcel, but the location of the potential residential units is not known at this time.
All development requires discretionary review per the R1-H zoning district regulations. R1-H
regulations also requires submittal of the following: soil and geological reports, subsurface
investigations, grading plans, vegetation reports, and hydrology reports. Additionally, depending
on the location and vegetation contained within the development area, a Biological Assessment
may also be required. Future development would also adhere to Mitigation Measures BIO-1
through BIO-5. A Class III watercourse is located in the northern portion of the site. However, no
development would occur in this area and watercourses would be avoided. As such, impacts to
biological resources as a result of the Revised Project would be similar to those described in the
2021 MMD, and would be less than significant with mitigation.
E. Cultural Resources
Summary of Cultural Resources Impacts from the Western Hills Project 2021 MND
An Archeological Survey Report was prepared by Alta Archeological Consulting (Alta) in March
2021, to identify any archaeological, historical, or cultural resources located within the 55 acres
included in the Development Agreement to be developed with single family homes at some point
in the future. Alta also conducted a field survey of the area and requested an archaeological and
historical records search (File No. 20-1364) from the Northwest Information Center (NWIC)
located on the campus of Sonoma State University. The records search included a review of all
study reports on file within a one-half mile radius of the Project area. No cultural resources were
identified within the Project area (or within one-half mile) as a result of the records search,
literature review, or archaeological field survey. In addition, given the steep terrain, the potential
for substantial prehistoric or historic settlement is considered low. Therefore, the Project activities
are not anticipated to cause a substantial adverse change in the significance of a historical
resource as defined in §15064.5.
As a part of the Project, the City also followed tribal consultation notification procedures, in
accordance with Assembly Bill 52 (AB 52). On January 28, 2021, a request for formal consultation
by the Pinoleville Pomo Nation was received, and AB 52 consultation was concluded with the
tribe on May 3, 2021. No specific resources were identified within the Project area as a result of
the consultation process, but Mitigation Measures CUL-1 and CUL-2 were included in the Project
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to mitigate for the potential of unanticipated discoveries during ground disturbing activities. These
mitigation measures apply to all future development. As such, impacts to cultural, archeological
and historical resources would be less than significant with mitigation incorporated.
2021 MND Mitigation Measures:
CUL-1: Unanticipated Discovery. If previously unidentified cultural, historic, palaeontologic or
archeologic resources are encountered during project implementation, altering the materials and
their stratigraphic context shall be avoided and work shall halt immediately. A qualified
professional archaeologist shall be contacted to evaluate the resource and methods necessary
to protect it. Project personnel shall not collect, move, or disturb cultural resources. Prehistoric
resources include, but are not limited to, chert or obsidian flakes, projectile points, mortars,
pestles, and dark friable soil containing shell and bone dietary debris, heat-affected rock, or
human burials. Historic resources include stone or abode foundations or walls; structures and
remains with square nails; and refuse deposits or bottle dumps, often located in old wells or
privies.
CUL-2: Encountering Native American Remains. If human remains are encountered during
ground disturbing activities, all work shall stop in the immediate vicinity of the discovered remains
and the County Coroner and a qualified archaeologist shall be notified immediately so that an
evaluation can be performed. If the remains are deemed to be Native American and prehistoric,
the Native American Heritage Commission must be contacted by the Coroner so that a “Most
Likely Descendant” can be designated and further recommendations regarding treatment of the
remains will be provided.
Summary of Cultural Resources Impacts from the Revised Project
Impacts from the Revised Project, and specifically the potential development of six single family
homes within the additional 15 acres, would be consistent with those described in the 2021 MND,
as the soils, terrain and development type would be similar. With implementation of Mitigation
Measures CUL-1 and CUL-2, impacts would be less than significant with mitigation incorporated.
F. Energy
Summary of Energy Impacts from the Western Hills Project 2021 MND
The Western Hills Project, including the Development Agreement, does not include specific
development designs or proposals, nor does it grant any entitlements for development. Future
housing projects will be analyzed on a project level basis subject to the County’s and City’s
building and safety codes, as well as Title 24 regulations (and others) to promote energy
efficiency. Specifically, each residence would be required to comply with Title 24 Building Energy
Efficiency Standards, which provide minimum efficiency standards related to various building
features, including appliances, water and space heating and cooling equipment, building
insulation and roofing, and lighting.
Project construction equipment would also be required to comply with the latest California Air
Resources Board (CARB) and Environmental Protection Agency (EPA) engine emissions
standards which require highly efficient combustion systems that maximize fuel efficiency and
reduce unnecessary fuel consumption.
With adherence to the aforementioned regulations, and others intended to reduce energy
consumption, impacts from the Project related to energy consumption would be less than
significant.
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2021 MND Mitigation Measures: None.
Summary of Energy Impacts from the Revised Project
Impacts from the Revised Project would be consistent with those described in the 2021 MND, as
all future potential construction would be subject to the aforementioned regulations intended to
reduce energy consumption. Impacts to energy as a result of the Revised Project would be less
than significant.
G. Geology and Soils
Summary of Geology and Soils Impacts from the Western Hills Project 2021 MND
The Western Hills Project site(s) is not in a California Earthquake Fault Zone and is not
susceptible to liquefaction or strong seismic ground shaking. However, future potential
construction of single-family homes and utility improvements could require vegetation removal
and grading, which could result in impacts associated with erosion, the loss of topsoil and
landslides if not properly designed.
All of the aforementioned activities must be completed in accordance with applicable safety codes
and the below standard mitigation measure requires sediment and erosion plans identifying BMPs
to reduce soil erosion and water runoff to reduce or avoid impacts to geology and soils to be
submitted prior to any ground disturbance, in accordance with Ukiah City Code (“UCC”) Division
9, Chapter 7, Erosion and Sediment Control. In addition, R1-H development standards (which will
be applied to all Development Parcels) require submittal of Geotechnical Reports, Grading Plans,
Hydrology Reports, etc. to ensure development is being properly designed, and will include a set
of site/project specific recommended Best Management Practices and adherence to Mitigation
Measure GEO-1 for future development projects to avoid impacts to geology and soils. Impacts
related to soil erosion and geologic hazards would be less than significant with mitigation.
An onsite community sewer system (holding tank) with a sewer line, rather than a leach field, will
be constructed for discharging wastewater (effluent only) to a sewer main at the end of Redwood
Avenue. The soils at the Project site are not identified as being expansive and could adequately
support the sewer system. In addition, building code, Mendocino County of Environmental Health,
and Public Works’ requirements will ensure that the sewer system is adequately installed in
accordance with all standards related to safety. Impacts would be less than significant.
Lastly, as described in Section 5, Cultural Resources, of the 2021 MND, although not anticipated,
the potential exists for unique paleontological resources or site or unique geological features to
be encountered within the Project area during ground-disturbing construction activities. However,
in the event that resources are discovered during construction, Mitigation Measure CUL-1
requires the protection of the resources. Impacts would be less than significant with mitigation
incorporated.
2021 MND Mitigation Measures: Implementation of CUL-1.
GEO-1: The Project shall comply with the erosion and design standards outlined in Chapter 7 of
the Ukiah City Code. Prior to any ground disturbance, erosion and sediment control plans shall
be submitted to the Public Works and Community Development Departments for review and
approval. Said plans shall protect against soil erosion and runoff through the implementation of
appropriate Best Management Practices (BMPs). Typical BMPs include the placement of straw,
mulch, seeding, straw wattles, silt fencing, etc. No silt, sediment or other materials shall be
allowed to flow from the project area.
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Summary of Geology and Soils Impacts from the Revised Project
The terrain on the southern side of the property is steep (greater than 50% slope in some areas)
while the northern portion of the property has slopes generally in the 10-30% range. There are no
soils unusual to the region. Impacts from the Revised Project would be consistent with those
described in the 2021 MND, as the soils, terrain and development type would be similar, and all
future potential construction would be subject to the aforementioned regulations intended to
reduce soil erosion and hazards to related to geologic features. Development on the 15 acres
under the Revised Project would differ in that there would not likely be the affluent line and all
sewer/septic would stay on site. Impacts to soils related to septic systems would be evaluated
with any site development permit application. Specifically, potential development under the
Revised Project would adhere to R1-H regulations, which require submittal of Geotechnical
Reports, Grading Plans, Hydrology Reports, etc. to ensure development is being properly
designed, and will include a set of site/project specific recommended Best Management Practices
and adherence to Mitigation Measure GEO-1 and CUL-1 for future development projects to avoid
impacts to geology and soils. Impacts to geology and soils as a result of the Revised Project
would be less than significant with mitigation.
H. Greenhouse Gas Emissions
Summary of Greenhouse Gas Emissions Impacts from the Western Hills Project 2021 MND
As discussed in Section 3, Air Quality, of the 2021 MND, the Western Hills Project (both
construction and operation) would not result in a significant negative impact to air quality.
Similarly, as discussed in Section 17, Transportation, the Western Hills Project would not produce
significant amounts of traffic or vehicle miles traveled that would in turn result in a significant
increase in GHG emissions. Individual residential development projects constructed under the
Development Agreement will be reviewed on a project by project basis to analyze GHG emissions
and will be required to follow all building codes and policies including those intended to reduce
emissions. Specifically, future residential uses constructed on all Development Parcels would be
required to adhere to all federal, state, and local requirements for energy efficiency, including the
Title 24 standards. Compliance with Title 24 Building Energy Efficiency Standards would provide
minimum efficiency standards related to various building features, including appliances, water
and space heating and cooling equipment, building insulation and roofing, and lighting.
Implementation of the Title 24 standards significantly reduces energy usage, as well as GHG
emissions.
Lastly, the Project includes annexation and conservation of approximately 640 acres, which will
have no impact (or a beneficial impact) on GHG, given that the Project is located within a non-
attainment area, the rural nature of the site, and small development footprint, the Project, including
infrastructure improvements and other temporary construction activities, is not expected to
significantly increase GHG in the area. With implementation of the aforementioned regulations,
impacts to GHG emissions would be less than significant.
2021 MND Mitigation Measures: None.
Summary of Greenhouse Gas Emissions Impacts from the Revised Project
Impacts associated with greenhouse gas emissions would be consistent with those described in
the 2021 MND, as the potential development type and intensity is similar (but slightly less) than
that described for the Western Hills Project. Compliance with Title 24 Building Energy Efficiency
Standards would provide minimum efficiency standards related to various building features,
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including appliances, water and space heating and cooling equipment, building insulation and
roofing, and lighting. Implementation of the Title 24 standards significantly reduces energy usage,
as well as GHG emissions. Additionally, as a part of the 2040 General Plan, the City adopted
thresholds for analyzing projects under Vehicle Mailes Traveled, which is directly tied to
greenhouse gas emissions. The General Plan EIR identified that the following projects are
expected to result in less than significant impacts: small projects that meet existing categorical
CEQA exemptions, employment uses in areas with a diverse mix of land uses, local serving retail,
projects in proximity to a major transit stop, transportation projects, and all residential
projects/uses (such as those proposed as a component of the Revise Project). For more
information, please refer to Section 4.11, Transportation, and Appendix D of the City’s General
Plan Environmental Impact Report, which may be accessed online at:
https://ukiah2040.com/images/docs/Ukiah_2040_Compiled_Appendices.pdf.
Based on the aforementioned, impacts related to greenhouse gas emissions from the Revised
Project would be less than significant.
I. Hazards and Hazardous Materials
Summary of Hazards and Hazardous Materials Impacts from the Western Hills Project 2021
MND
Hazardous Materials. Construction activities and future residential uses associated with the
Project would require the routine transport, use, storage, and disposal of small quantities of
hazardous materials common for equipment and property maintenance and operation, such as
gasoline, diesel fuel, hydraulic fluids, oils, lubricants, cleaning solvents and supplies, pesticides,
fertilizers, paint, etc. However, the types and quantities of materials to be used are not expected
to pose a significant risk to the public and/or environment and would be managed in accordance
with federal, state, and local regulations. In addition, Mitigation Measure HAZ-1 would ensure that
materials would be transported and stored in a manner to reduce potential impacts, including
those to schools within one-mile, to less than significant. Impacts would be less than significant
with mitigation incorporated.
According to the GeoTracker and EnviroStor databases the Project site(s) do not contain any
listed hazardous sites; no impact would occur.
Airport. Under the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP), the Project
is located within the Other Airport Environs (OAE) Compatibility Zone. Within this airport
influenced area, no limits are prescribed with regard to intensity of use, density of dwelling units,
nor are there any open land requirements specific to airport safety considerations. According to
Table 3A of the UKIALUCP, the proposed Project would not engender airport safety concerns
under the UKIALUCP, and a review of associated residential uses are indicated as ‘Normally
Compatible.’ As such, impacts to people residing or working near the airport would be less than
significant.
Emergency Response. There are no components of the Project that would impair or interfere with
emergency response or evacuation. Since the Project, specifically access improvements and
residential development, would be required to be designed in accordance with state and local
standards, including safety and emergency access requirements, there are no components of the
Project that would impair implementation of, or physically interfere with, the adopted Multi-
Jurisdictional Hazard Mitigation Plan (MJHMP) or other emergency response plan or evacuation
plan. Impacts would be less than significant.
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Wildfire. As previously noted, none of the lands within the City of Ukiah are located within a
California Department of Forestry (Cal Fire) State Responsibility Area (SRA). However, County
lands immediately west of the City (including the majority of the Project site(s)) are located within
the SRA and are classified as having a “Very High” fire hazard severity. The Project site is
developed with Cal Fire fuel breaks and has been subject to vegetation management practices in
order to reduce fire risk in the Western Hills. Additionally, the Project includes installation of an
approximately 130,000-gallon water tank to add new water storage and fire protection facilities in
the Western Hills. The access road and future residential development are required to adhere to
all fire safety standards. Regardless of the aforementioned, construction activities involving the
use of gasoline-powered tools and equipment could introduce new temporary sources of ignition
that could increase fire risk. However, with implementation of Mitigation Measure HAZ-2, impacts
would be reduced to less than significant. For the reasons stated, the Project would not expose
people or structures to a significant risk of loss, injury or death involving wildland fires. See Section
20, Wildfire of the 2021 MND, for more information. Impacts would be less than significant with
mitigation incorporated.
2021 MND Mitigation Measures:
HAZ-1: The developer shall establish and implement construction site management practices
that will prevent toxic materials and other debris from entering the City’s storm drainage and
waterway systems, including:
a. There shall be no storage of hazardous materials at the Project Site;
b. The developer shall provide adequate materials management, including covering,
securing, and segregating potentially toxic materials (grease, oils, fuel, solvents, etc.); and
c. The developer shall maintain supplies on-hand to contain spills of oil and any other
hazardous materials used on-site.
c. Fuel the equipment in a safe place where spills can be contained and a fire extinguisher
is nearby. Use the recommended gas/oil mixture and do not top off. Use a funnel or spout
for pouring. Wipe off any spills.
d. Do not refuel running or hot equipment. Dispense fuel at least 10 feet from sources of
ignition.
e. Do not use equipment in areas of dry vegetation. Keep leaves and dry materials away
from a hot muffler.
f. No smoking or open flame allowed near gasoline-powered equipment.
Summary of Hazards and Hazardous Materials Impacts from the Revised Project
Impacts related to hazards and hazardous materials would be consistent with those described in
the 2021 MND, as the 40-acre parcel is located within the OAE zone of the UKIALUCP; within a
Very High Fire Zone of the State Responsibility Area (not located within the UVFA district); and is
not located on an identified hazardous site. Potential residential development associated with the
Purchase Agreement would be of similar scale and intensity as that described in the 2021 MND.
The Revised Project would implement mitigation measures HAZ-1 and HAZ-2 to reduce impacts
related to hazards and hazardous materials. Contrary to the improvements included in the 2021
MND, there are no road or utility improvements currently proposed for the Revised Project. All
HAZ-2: Should portable gasoline-powered equipment be used on site, the following firesafe
precautions shall be taken:
a. Spark arresters are required on all portable gasoline-powered equipment.
b. Equipment shall be maintained in good working condition, with exhaust systems and spark
arresters in proper working order and free of carbon buildup.
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future improvements (road, electric, water, sewer) would be analyzed and provided by the
property owner/developer, and residential development is required to comply with the R1-H
development standards, as well as all applicable fire and building codes. As such, impacts from
the Revised Project would be less than significant with mitigation.
J. Hydrology and Water Quality
Summary of Hydrology and Water Quality Impacts from the Western Hills Project 2021
MND
Future development would adhere to all applicable waste discharge requirements. Therefore, the
Project would not violate any water quality standards. Water utilities will be developed by the
property owner on-site to support the Development Parcels; approximately 130,000-gallons of
storage will be provided by two 65,000 gallon tanks (34ft in diameter and 10.5ft high) that will be
placed within the existing water tank pad site. According to the water tank planning study
memorandum, prepared by GHD (December 10, 2020), the existing wells produce approximately
50,000 gallons per day and are located adjacent to the proposed tank. As a result, the developer
proposes to supply the tanks with water from the wells rather than constructing new booster pump
stations to pump water up to the tanks from the City’s existing wells. Therefore, the Project would
not substantially deplete groundwater resources and impacts would be less than significant.
The Project area contains two (2) Class II watercourses and four (4) Class III watercourses.
However, The Project does not propose any modifications to existing culverts or watercourses.
As noted in Mitigation Measures GEO-1 and HAZ-1, prior to any ground disturbance, erosion and
sediment control plans shall be submitted to the Public Works and Community Development
Departments for review and approval and shall include BMPs to address soil erosion and
stormwater runoff associated with road and utility improvements. Additionally, construction
projects that would disturb more than one acre of land, would be subject to the requirements of
General Construction Activity Stormwater Permit which requires a Stormwater Pollution
Prevention Plan (SWPPP) identifying specific BMPs related to stormwater pollution. The
proposed Development Agreement does not include specific development designs or proposals,
nor does it grant any entitlements for development. Future housing projects will be subject to
County and City’s development standards, building and safety codes, including review of
stormwater management practices, where applicable. If future work in or adjacent to any of the
other watercourses or culverts are proposed, the Developer is required to obtain necessary
regulatory permits form the California Department of Fish and Wildlife and the Regional Water
Quality Control Board, as necessary. Impacts associated with erosion and stromwater runoff
would be less than significant with mitigation incorporated.
2021 MND Mitigation Measures: Implementation of GEO-1 and HAZ-1.
Summary of Hydrology and Water Quality Impacts from the Revised Project
Impacts from the Revised Project would be consistent with those described in the 2021 MND.
However, no water tank or utility extensions are proposed with the Revised Project. Water and
utilities would be analyzed and developed by the future property owner/developer for development
of residential units.
A Class III watercourse is located in the northern portion of the site. While the Revised Project
does not propose any modifications to existing culverts or watercourses, future development
associated with residential construction and access/infrastructure could result in impervious
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surfaces and erosion that could result in an impact to water quality. However, implementation of
GEO-1 and HAZ-1 would reduce impacts to Less than Significant with mitigation.
K. Land Use and Planning
Summary of Land Use and Planning Impacts from the Western Hills Project 2021 MND
The Project area is undeveloped with the exception of an existing access road, firebreaks and
previous land improvements for potential future housing development. While the Project would
improve the existing access road and allow for potential future low-density residential
development, it does not propose new linear features that would result in the division of an
established community. Impacts would be less than significant.
The Project includes acquisition, annexation and prezoning of approximately 707 acres into the
City’s jurisdiction. The 54 acres associated with the Development Agreement and private access
parcels would be prezoned to Single-Family Residential-Hillside Overlay District (R1-H) with a
General Plan Designation of Low Density Residential (LDR), while the remaining 640 acres
utilized for open space and municipal purposes would be prezoned Public Facilities (PF) with a
Public (P) General Plan designation. Under Government Code Section 56742, city-owned parcels
are not required to be located within the City's SOI. Parcels can be located anywhere in the
County, as long as they are less than 300 acres, owned by the City, and used for municipal
purposes at the time of the annexation application. Because the portion of the open space parcels
proposed for annexation totals approximately 296 acres, and will be under city ownership for open
space, this portion of the Project is consistent with the Government Code.
Under the provisions of the Government Code, the zoning district adopted by the City does not
become effective unless and until the land is annexed into the City. The Development Agreement
allows for a total of seven single-family homes and seven Accessory Dwelling Units (ADUs).
However, once the parcels are annexed into the City, the site(s) would not be developed until an
applicant submits a development on the Development Parcels (4-7) and obtains Planning
Commission approval of a Use Permit to construct their home. All development would be
constructed to R1-H standards, either through the City’s discretionary process (Development
Parcels 4-7), or within the County’s jurisdiction (Development Parcels 1-3) by including R1-
Hstandards in the Declaration of Covenants, Conditions, and Restrictions (CC&Rs). In addition,
although not required, the mitigation measures contained within the 2021 MND for residential
development will also be included in the CC&Rs.
2021 MND Mitigation Measures: None.
Summary of Land Use and Planning Impacts from the Revised Project
The Revised Project includes acquisition, annexation, and prezoning of an additional 40 acres;
25 acres would be for open space and municipal purposes, and 15 acres would be available for
development of three single-family homes and three ADUs (six units total). Impacts associated
with the Revised Project would be consistent with those described in the 2021 MND, as the use,
intensity and type of development that could be facilitated would be consistent with the original
project.
Since approval of the original project and 2021 MND, the City adopted its 2040 General Plan. As
a part of the General Plan, the Western Hills Annexation Area (including the 707 acres within the
original project and MND, as well as the additional 44 acres of “clean up” parcels), the City’s
Sphere of Influence (SOI) and Planning Area were also updated and analyzed. The updated (now
existing) boundaries of the SOI include the 707 acres included in the original project, and Western
Hills Annexation Area. The 40 acres proposed as a part of the Revised Project were not included
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in the amended SOI nor the Western Hills Annexation Area identified in the General Plan and
associated EIR. However, the 40 acres would be owned by the City at the time of annexation and
is within the City’s updated Planning Area, consistent with the intent of Government Code Section
56742. Additionally, the proposed 40-acre parcel being included in the Western Hills Annexation
Area would result in a more orderly, contiguous and less peninsular annexation area than the
current configuration, which is supported by LAFCo policies.
Consistent with the impacts discussed within the 2021 MND, the 25 acres proposed for open
space and municipal purposes is consistent with the intent of the PF zoning and P land use
designation. Whie the City notes the desire to obtain potential trail opportunities in the future, no
such uses are proposed at this time. Acquisition of property for open space opportunities is
supported by the General Plan.
The 15 acres proposed for limited single family residential development that could be facilitated
by the Revised Project is consistent with the rural, low density, single family residential
development and intensities currently existing within western Ukiah and prescribed within the
Ukiah Valley Area Plan and County zoning. Specifically, the current land use designation is
Remote Residential, 40 Acre Minimum (“RMR-40”) and the existing County zoning designation is
Upland Residential, 40-acre minimum (“UR-40”) are intended to be applied to lands having
constraints for commercial agriculture, timber production or grazing, and are well suited for small
scale farming and low density agricultural and residential uses. Both the existing RMR-40 land
use designation and UR-40 zoning designation allow for one dwelling unit (and one ADU) per 40
acres.
As described within the Land Use Element of the City’s 2040 General Plan, the Hillside Residential
(HR) land use designation replaces previous (1995 General Plan) Rural Residential designation
in areas in the hillsides west of Highland Avenue and Park Boulevard, with a maximum allowable
density of one dwelling unit per gross acre. The intent of this designation is to allow for single-
family residential at a lower density to align with the goal of reducing development in designated
High Fire Hazard Areas. Similarly, the Hillside Overlay District (-H or R1-H) is intended to
encourage planning, design, and development while preserving natural physical features and
minimizing potential safety, water runoff and soil erosion concerns associated with the natural
terrain.
The Purchase Agreement associated with the Revised Project would allow creation of three
development parcels (in accordance with R1-H standards and the Subdivision Map Act) within
the 15 easternmost acres of the 40-acre parcel and would further restrict development to one
single family dwelling per parcel and one ADU (except for in cases were the slope exceeds 50
percent, per the City’s Hillside Overlay Ordinance). All development within the R1-H district
requires discretionary review (Planning Commission approval) and would be subject to all R1H
development regulations (including slope, density, setbacks, height, fire safety and water
requirements, access requirements, etc.) contained within the Hillside Overlay District.
Development within the Hillside Overlay District also includes submittal of the following: soil and
geological reports, subsurface investigations, grading plans, vegetation reports, grading plans,
hydrology reports, and structure elevations. Each home would require approval of a Use Permit
and/or Site Development Permit by the Planning Commission, as well as approval of a Building
Permit, which includes additional review and approval by County and City departments.
Lastly, the Revised Project is consistent with General Plan Goals ENV-1, ENV-4, LU-6, LU-7, LU-
8 and LU-9 (and Polices ENV 1.2, LU 6.1, 6.2, 6.3, 7.1, 7.2 and 8.1) which support annexation
and orderly development of lands contiguous to the City limits, as well as open space
preservation, protection of hillsides and development of all housing types.
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L. Mineral Resources
Summary of Mineral Resources Impacts from the Western Hills Project 2021 MND
There are no identified mineral resources within the Western Hills Project area. No impact would
occur.
2021 MND Mitigation Measures: None.
Summary of Mineral Resources Impacts from the Revised Project
Consistent with the analysis within the 2021 MND, there are no mineral resources within the
Revised Project parcel and no impact would occur.
M. Noise
Summary of Noise Impacts from the Western Hills Project 2021 MND
Certain land uses are particularly sensitive to noise, including schools, hospitals, rest homes,
long-term medical and mental care facilities, and parks and recreation areas. Residential areas
are also considered noise sensitive, especially during the nighttime hours. The nearest existing
sensitive receptors are residential uses adjoining the Project site to the east and south along
Redwood Avenue; the closest residence being more than 700 ft away from the potential house
site on proposed Parcel 1. However, construction related noise would be considered temporary.
In addition, to reduce potential noise impacts to nearby sensitive receptors, Mitigation Measure
NOI-1 would require compliance with the City’s allowed hours of construction (7:00 a.m. to 7:00
p.m.), include Best Management Practices (BMPs) for reducing construction noise, and require
construction equipment to be equipped with properly operating and maintained mufflers and other
state-required noise attenuation devices. Noise impacts associated with construction of the
Western Hills Project would be less than significant with mitigation incorporated.
Operation of the Western Hills Project would result in stationary noise sources associated with
typical residential land uses (e.g., mechanical equipment, dogs/pets, landscaping activities, cars
parking, etc.). These noise sources are typically intermittent and short in duration and would be
comparable to existing sources of noise experienced at surrounding residential uses. The Project
is also anticipated to use typical construction equipment for temporary periods of time that would
not be considered excessive. As such, impacts from operation of the Western Hills Project would
be less than significant.
The nearest airport is the Ukiah Municipal Airport, located approximately 0.79-mile east of the
Western Hills Project site. The Project is located within the Other Airport Environs (OAE)
Compatibility Zone of the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP).
Within this airport influenced area, no limits are prescribed with regard to intensity of use, density
of dwelling units, nor are there any open land requirements specific to airport safety
considerations. Noise and overflight factors are considered minimal, but there may be occasional
overflights which may be intrusive to some outdoor activities. In general, the risk level for this
zone is low, and no specific safety or airspace protection factors are identified.
For the reasons discussed above, impacts related to noise as a result of the Western Hills Project
would be less than significant with mitigation.
2021 MND Mitigation Measures:
NOI-1: Prior to building permit or grading permit issuance, the developer shall comply with the
following:
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a. Construction contracts shall specify that all construction equipment, fixed or mobile, shall
be equipped with properly operating and maintained mufflers and other state-required
noise attenuation devices.
b. Construction haul routes shall be designed to avoid or lessen impacts to noise-sensitive
uses (e.g., residences, schools, convalescent homes), to the extent feasible.
c. During construction, stationary construction equipment shall be placed such that emitted
noise is directed away from sensitive noise receivers.
d. Per the City’s Noise Ordinance, construction shall not take place outside of the hours of
7:00 a.m. to 7:00 p.m.
Summary of Noise Impacts from the Revised Project
Impacts related to noise as a result of the Revised Project would be consistent with those
described in the 2021 MND, as it is also located within the OAE zone of the UKIALUCP, and
future potential construction would adhere to the City’s noise regulations and Mitigation Measure
NOI-1. Impacts related to noise as a result of the Revised Project would be less than significant
with mitigation.
N. Population and Housing
Summary of Population and Housing Impacts from the Western Hills Project 2021 MND
The current Ukiah Valley Area Plan land use designation of the Western Hills Project parcels is
Remote Residential, 40 Acre Minimum (“RMR40”) and the existing zoning is Upland Residential,
40-acre minimum (“UR:40”). Under the County’s General Plan and Zoning Ordinance, the entirety
of the 707 acres has the potential to be developed with up to one dwelling per 40 acres, for a total
of 17 primary dwellings. In addition, an ADU may be constructed as of right on each parcel,
resulting in the potential for up to 34 total units to be developed.
Once annexed, 54 acres could be developed with up to 14 residential units (seven single family
homes and one associated ADU per lot) through the proposed Development Agreement. Although
no development is proposed at this time, for this analysis it is assumed that future development
of all Development Parcels would result in construction and development of residential uses on
the site. As a part of the Project, utilities would be extended to the area. However, because the
extension of utilities would be limited to the seven Development Parcels that are currently zoned
for rural residential development, the Project, including development of up to 14 units, would not
directly induce substantial unplanned development and population growth in the area. The
remaining 640 acres that would be preserved as open space would not be developed with
residential uses that could result in an increase in population. For the aforementioned reasons,
the Western Hills Project would not induce substantial unplanned population growth in an area,
either directly or indirectly. Impacts would be less than significant.
2021 MND Mitigation Measures: None.
Summary of Population and Housing Impacts from the Revised Project
Once annexed, under the City’s jurisdiction and the Purchase Agreement associated with the
Revised Project, 15 acres of the 40-acres could be split into three (3), five-acre parcels and
developed with three single family homes and three ADUs, in accordance with R1-H zoning and
development regulations. The remaining 25 acres would be prezoned PF, and no residential
development would occur within this area. As analyzed within the 2040 General Plan EIR (Land
Use Section), the maximum buildout potential assumed within the General Plan would result in
an additional 2,350 housing units and an additional 4,514,820 non-residential square footage (City
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of Ukiah 2022). This buildout is projected to occur specifically within the existing City limits and
Annexation Areas. However, the six additional units would be included in the existing Planning
Area and the amended Western Hills Annexation Area. Although the Revised Project would allow
for the potential of six additional units than the original Western Hills Project, and four additional
units when compared to the existing County zoning regulations, this change in potential units (and
population) would not be considered substantial. Impacts would be less than significant.
O. Public Services
Summary of Public Services Impacts from the Western Hills Project 2021 MND
Police protection services for the entire City limits is provided by the Ukiah Police Department,
while the Mendocino County Sherriff’s Department provides police services for areas outside of
the City limits. Fire protection services in the Ukiah Valley are provided by the Ukiah Valley Fire
Authority and California Department of Forestry and Fire Protection (Cal Fire). Educational
facilities in the Ukiah Valley area are provided by the Ukiah Unified School District (UUSD),
County Office of Education, and the Mendocino-Lake Community College District. There are also
several private and charter schools serving residents within the City of Ukiah, as well as the
unincorporated portions of Mendocino County.
Although no development is proposed at this time, it is assumed that future development would
result in construction and development of residential uses (up to 14 units) on the site. New homes
in the City’s jurisdiction would be served by the City’s Police Department and the Ukiah Valley
Fire authority. This minimal increase in service area would not be considered significant, as fire
and police impact fees are collected for new construction to offset the financial burden that new
development can potentially create for the fire department. Similarly, it is not anticipated that the
additional residential units, currently already being served by existing school districts, would result
in a significant impact to school services. Lastly, as discussed in Section 16, Recreation of the
2021 MND, the increase in residential units would not be considered significant and future
development would be required to pay park impact fees, which are used to assist in the
development and maintenance of parks and recreation facilities.
Lastly, future residential development would be assessed, and impact fees for all aforementioned
public services would be collected during the Building Permit process. As such, the Project would
have a less than significant impact on public services.
2021 MND Mitigation Measures: None.
Summary of Public Services Impacts from the Revised Project
Impacts associated with the Revised Project would be consistent with those identified in the 2021
MND, as new homes in the City’s jurisdiction (once annexed) would be served by the City’s Police
Department and the Ukiah Valley Fire authority. Future residential development would be
assessed, and impact fees for all aforementioned public services would be collected during the
Building Permit process. As such, the Project would have a less than significant impact on public
services.
P. Recreation
Summary of Recreation Impacts from the Western Hills Project 2021 MND
The Western Hills Project does not propose any recreational facilities at this time. However, the
City does have aspirations to develop trails and recreational open space areas at some point in
Page 457 of 509
27
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
the future. Potential development of up to 14 new residential units would increase population,
and in turn, increase the use of existing recreation facilities. However, the increase in population
would not be considered significant and future development would be required to pay all park
impact fees, which are used to assist in the development and maintenance of parks and recreation
facilities. As such, impacts would be less than significant on park facilities.
2021 MND Mitigation Measures: None
Summary of Recreation Impacts from the Revised Project
Consistent with the analysis within the 2021 MND, the Revised Project does not propose any
recreational facilities at this time. However, the City does have aspirations to develop trails and
recreational open space areas at some point in the future, and acquisition of the Revised Project
parcel provides potential access opportunities to the remaining Western Hills open space parcels.
If, and when the City wishes to pursue development of such recreational opportunities, it would
be analyzed under CEQA on a project-level basis at that time. As such, impacts to recreation as
a result of the Revised Project would be less than significant.
Q. Transportation
Summary of Transportation Impacts from the Western Hills Project 2021 MND
Based on information and analyses contained within the Office of planning and Research (OPR)
Technical Advisory on Evaluating Transportation Impacts Under CEQA and the Fehr & Peers
Baseline Study, the construction of up to 22 units in Mendocino County would be considered a
‘small project’ and screened out of further analysis for vehicle miles traveled (VMT). Because the
Project would ultimately allow a max buildout of seven single family residential units and the
possibility of associated ADUs, the Project may be screened out of further VMT analysis.
Nonetheless, since the Project site is currently undeveloped, any development with related
vehicle use would increase VMT. In this case, there would be an increase in traffic to and from
the site during both construction and operation of the Project. It is expected that construction of
the Project would result in a temporary increase in traffic to and from the site, as construction
workers arrive and leave each workday. In addition, minor increases to traffic on adjacent streets
(specifically Redwood Avenue and Helen Avenue) could occur when heavy equipment required
for construction is traveling to and from the site. However, once construction is complete, workers
would no longer be traveling to the site, and the source of VMT would result from permanent
residents. VMT generated from the Project would be similar to that of existing low-density
residential development and would be considered less than significant.
Additionally, the Western Hills Project would not conflict with identified Major Improvements,
Goals, Policies or Objectives identified in the 2017 RTP. Additionally, the Ukiah Valley Area Plan
(2011) identifies future conceptual roadway improvements for the plan area. The 2021 Western
Hills Project does not conflict with the UVAP’s recommendations and conceptual road
improvements, because these recommendations address gaps in the street system expand
capacity where future congestion levels are anticipated, and development of parallel north/south
facilities.
2021 MND Mitigation Measures: None
Summary of Transportation Impacts from the Revised Project
Impacts to transportation related to the Revised Project would be similar, if not less than those
described in the 2021 MND, as the Revised Project does not propose road or utility improvements.
Page 458 of 509
28
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
However, the Revised Project would allow for the development of three single family homes and
three ADUs. Development of potential homes may require road and utility improvements to
facilitate development. However, such improvements are not proposed at this time.
Since the 2021 MND was approved, the City adopted the 2040 General Plan. As a part of the
General Plan Environmental Impact Report (EIR), the City identified that the following projects
are expected to result in less than significant impacts: small projects that meet existing categorical
CEQA exemptions, all, employment uses in areas with a diverse mix of land uses, local serving
retail, projects in proximity to a major transit stop, transportation projects, and all residential
projects. For more information, please refer to Section 4.11, Transportation, and Appendix D of
the City’s General Plan Environmental Impact Report, which may be accessed online at:
https://ukiah2040.com/images/docs/Ukiah_2040_Compiled_Appendices.pdf
Because the Revised Project would include open space and limited residential development, it
meets the City’s adopted VMT thresholds. As such, the Revised Project would have a less than
significant impact on transportation.
R. Tribal Cultural Resources
Summary of Tribal Cultural Resources Impacts from the Western Hills Project 2021 MND
As described in Section 5, Cultural Resources of the 2021 MND, no cultural resources were
identified within the Project area as a result of the records search, literature review, or
archaeological field survey. In addition, due to its topography, the site is considered to have a
“low potential” for cultural, archeological, and historic resources.
Although no tribes have contacted the City of Ukiah to request notification under AB 52, tribal
notifications offering the opportunity to request formal consultation were sent to local tribes on
December 15, 2020. In addition, a request seeking a list of tribes that should be contacted was
sent to the NAHC. Notices were sent to the additional tribes identified by the NAHC on January
14, 2021. On January 28, 2021, a request for formal consultation by the Pinoleville Pomo Nation
was received; AB52 consultation was concluded with the tribe on May 3, 2021. Correspondence
with Pinoleville Pomo Nation has been omitted for confidentiality.
Despite the negative findings and the low potential for resources to occur on-site, there is potential
for resources to be inadvertently discovered during ground disturbing activities. Therefore,
Mitigation Measures CUL-1 and CUL-2 would be implemented. Impacts to would be less than
significant with mitigation.
2021 MND Mitigation Measures: Implementation of CUL-1 and CUL-2.
Summary of Tribal Cultural Resources Impacts from the Revised Project
Impacts to tribal cultural resources from the Revised Project would be consistent, if not less than,
those described in the 2021 MND because the Revised Project does not propose ground
disturbing activities at this time. Regardless, there is potential for future activities to result in the
inadvertent discovered of resources. However, Mitigation Measures CUL-1 and CUL-2, which are
effectively are required by the Public Resources Code for all development, would be implemented.
Impacts to would be less than significant with mitigation.
Page 459 of 509
29
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
S. Utilities and Service Systems
Summary of Utilities and Service Systems Impacts from the Western Hills Project 2021
MND
Sewer and water will be developed by the property owner, while electric infrastructure will be
developed by the property owner and/or the City. All utilities would be owned and maintained by
the HOA, with the exception of electric, which will be ultimately maintained by the City.
Development of utilities could result in physical impacts to the environment. However, all utilities
will be undergrounded and located within or adjacent to existing access roads, on private parcels
and previously disturbed areas. In addition to serving the proposed residential developments, two
water tanks will be installed to add new water storage and fire protection facilities in the Western
Hills. No other development is proposed at this time. With incorporation of mitigation measures
described in Biological Resources, Geology and Soils, and Hydrology and Water Quality, impacts
related to expansion of utilities would not result in a significant impact to the environment. Impacts
would be less than significant with mitigation measures incorporated.
The project is anticipated to use 14 equivalent sanitary sewer units (ESSUs). The City’s
Wastewater Treatment Plant (WWTP) currently has available, between the City of Ukiah and the
Ukiah Valley Sanitation District (UVSD), 1,571 ESSUs. The WWTP has capacity to serve this
development and impacts would be less than significant.
Based on information provided on CalRecycle’s website, the Potrero Hills Landfill has a maximum
permitted throughput of 4,330 tons per day and a remaining capacity of 13.872 million cubic yards,
and is estimated to remain in operation until February 2048. As such, the proposed would not
negatively impact the provision of solid waste services or impair the attainment of solid waste
reduction goals. A less than significant impact would occur.
Mitigation Measures: Implementation of BIO-1 through BIO-5, and GEO-1.
Summary of Utilities and Service Systems Impacts from the Revised Project
The 40-acre parcel proposed for inclusion under the Revised Project is located within the UVSD’s
service boundary, but is not located within an established water district, nor within the UVFA
boundary.
As a part of the Purchase Agreement, the developer is retaining exclusive right to the on-site well
on the neighboring property to provide water and on-site storage for fire mitigation requirements.
If the developer wants to pursue utility services, the parcel is within the UVSD boundaries. It is
not currently within a water district but is contiguous with City of Ukiah Water services.
Contrary to the original Western Hills Project, the Revised Project does not propose any
connections to City utilities or infrastructure at this time. The City is retaining rights to easements
for underground utilities (water and/or electric within the roadway) but has no plans now to utilize
these easements. Sewer, water and electric utilities would be analyzed and provided to the future
development by the property owner/developer. All development would be required to comply with
all regulations pertaining to wastewater, solid waste, and other service systems.
While the impacts to utilities and services systems within the 2021 MND were determined to be
less than significant with mitigation (related to trenching and ground disturbing activities), the
impacts resulting from the Revised Project would be less than significant (without mitigation), as
no utility extensions with associated ground disturbing activities are proposed.
Page 460 of 509
30
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
T. Wildfire
Summary of Wildfire Impacts from the Western Hills Project 2021 MND
The Project area is developed with fuel breaks and has been subject to vegetation management
practices in order to reduce fuel load within the Western Hills. The Project site is developed with
an existing access road that varies from 18 ft to 35 ft, wide with the majority of it being a minimum
of 20 ft wide. The sections that are 18 ft wide are short in length (approximately 100 ft long) and
have wide turnouts immediately before or after them. Both the California Department of Forestry
and Fire Protection (Cal Fire) and the Ukiah Valley Fire Authority (UVFA) have reviewed the
Project and conducted a site visit. The existing gravel access road will be improved with asphalt
and a cul-de-sac, in accordance with all current fire and safety codes applicable to the Project.
The proposed improvements would increase the level of fire protection to the Project area. The
Project also includes installation of water tanks and fire hydrants to add new water storage and
fire protection facilities in the Western Hills. Per the California Fire Code, a portion of the water
(varies based on size and number of homes) will be required to be allotted for fire protection
services and cannot be used for residential use; this will be accomplished by a float switch that
will be installed in the tanks. In addition, Public Resources Code Sections 4290 and 4291 contain
additional requirements for lands within Very High Fire Severity Zones that would apply to the
Project. These include, but are not limited to, the following which are designed to provide
defensible space and fire protection for new construction and ensure adequate emergency
access: increased property line setbacks for all applicable construction; on-site water storage for
fire protection, driveway/roadway types and specifications based on designated usage; all
weather driveway/roadway surfaces being engineered for 75,000lb vehicles; maximum slope of
16%; turnout requirements; gate requirements and setbacks, parking standards, fuels reduction
regulations, etc. All future residential development would be reviewed by the fire department and
be required to adhere to all fire safety standards, including those etc.
There are no components of the Project that would conflict with, or impair the adopted MJHMP,
EOP, or other adopted emergency response plan or emergency evaluation plan. For the reasons
stated, the Project would not expose people or structures to a significant risk of loss, injury or
death involving wildland fires, and would not impair emergency access. Impacts would be less
than significant.
As described in Section 9, Hazards and Hazardous Materials, of the 2021 MND, installation of
infrastructure and construction of the Project may involve the use of gasoline-powered tools and
equipment potentially introducing new temporary sources of ignition that could increase fire risk.
However, implementation of Mitigation Measure HAZ-2 will reduce impacts to less than
significant. Less than significant with mitigation incorporated.
Mitigation Measures: Implementation of HAZ-2
Summary of Wildfire Impacts from the Revised Project
Once under the City’s jurisdiction, the 25 acres would be maintained for fire protection. The
properties will undergo an initial evaluation with an environmental survey and habitat assessment
components, to determine the best treatment approach for fire mitigation efforts. The City plans
to develop a Forest Management Plan in coordination with the Mendocino County Fire Safe
Council for City-owned properties within the Western Hills.
As a part of the Purchase Agreement, the developer is retaining exclusive right to the on-site well
on the neighboring property to provide water and on-site storage for fire mitigation requirements.
Page 461 of 509
31
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
The Project site is developed with an existing access road that varies from 16 ft to 20 ft, wide that
will be required to be improved to current fire and building codes at the time of development.
Additionally, the Revised Project will comply with all applicable goals and policies contained within
the City’s Safety Element related to wildfire and development, such as adherence to Public
Resources Code Sections 4290 and 4291 that contain additional requirements for lands within
Very High Fire Severity Zones.
There are no components of the Project that would conflict with, or impair the adopted MJHMP,
EOP, or other adopted emergency response plan or emergency evaluation plan. For the reasons
stated, the Project would not expose people or structures to a significant risk of loss, injury or
death involving wildland fires, and would not impair emergency access. Impacts would be less
than significant.
4. Mandatory Findings of Significance
Summary of Impacts Disclosed in 2021 MND
Project components including the acquisition, annexation, and prezoning of parcels, in addition to
the Lot Line Adjustments, would not directly result in physical impacts to the physical environment.
However, infrastructure improvements and the potential construction of up to seven single-family
homes and seven associated ADUs, for a total of 14 units within the easternmost 54 acres of the
Project area, could occur under the Development Agreement. Hull Properties is choosing to
require the single-family homes to be constructed to R1-H standards by including them in the
Declaration of Covenants, Conditions, and Restrictions (CC&Rs) for Development Parcels 1-3. In
addition, although not required, the mitigation measures contained within the ISMND for
residential development will also be included in the CC&Rs. Development Parcels 1-3 will still be
included in the application for annexation and prezoned to R1-H. Although residential
development is not proposed at this time and the 2021 Western Hills Project would not grant any
entitlements, this analysis assumes that the development will occur on all Development Parcels,
both under the County and City’s jurisdiction. As described throughout the Initial Study,
construction and ground disturbing activities associated with these components could result in
direct significant impacts to Air Quality, Biological Resources, Cultural /Tribal Cultural Resources,
Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise,
Utilities and Service Systems, and Wildfire. However, mitigation measures identified within the
aforementioned sections would reduce impacts to less than significant with mitigation
incorporated.
Cumulative impacts are generally considered in analyses of Air Quality, Biological Resources,
Cultural Resources, Noise, and Traffic. As discussed throughout the Initial Study, the 2021
Western Hills Project would have less than significant impacts on these resources with
implementation of mitigation measures described herein. As discussed in Section 14, Population
and Housing, as well as Section 11, Land Use and Planning, the potential development of up to
14 units would not induce substantial unplanned population growth in an area, either directly or
indirectly. Individual impacts from the 2021 Western Hills Project would not significantly contribute
to cumulative impacts in the area as there are no known past projects nor current projects within
the vicinity of the site. However, all future housing development would be analyzed on a project
level basis for direct, indirect, and cumulative impacts, as necessary.
Summary of Impacts from Revised Project
Impacts associated with the Revised Project would be consistent, if not less than, those disclosed
within the 2021 MND and within the 2040 General Plan EIR related to the Western Hills
Annexation Area. Specifically, the 40-acres proposed for inclusion in the Western Hills Annexation
Page 462 of 509
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Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
Area contains similar terrain, vegetation and scenic quality as the parcels previously analyzed.
While the Revised Project does not include road and/or utility improvements, which would result
in less impacts described within the 2021 MND associated with groundwork, grading, and
vegetation removal associated with those components, the Purchase Agreement would allow for
potential development of up to six additional units within a 15-acre area, in accordance with the
R1H zoning regulations. Similar to the analysis contained within the 2021 MND, the exact location
of the potential development parcels and residential units is unknown at this time. However, all
future development would be subject to discretionary and environmental review and be required
to comply with City regulations for height, setbacks, and other development standards established
to protect natural features and scenic resources within the Western Hills. The Revised Project
would incorporate mitigation measures from the 2021 MND to reduce impacts to Air Quality,
Biological Resources, Cultural/Tribal Cultural Resources, Geology and Soils, Hazards and
Hazardous Materials, Noise, and Wildfire. Consistent with the 2021 MND, all impacts, including
cumulative impacts, associated with the Revised Project would be less than significant with
mitigation incorporated. See Mitigation, Monitoring and Reporting Program in Attachment D.
Page 463 of 509
City of Ukiah
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This map is a guide. Every reasonable effort has been made to ensure the accuracy of the map and data provided.
Parcel lines are not intended to represent surveyed data.
UKIAH GENERAL PLAN - 2040 Land Use Diagram
Railroad Tracks
Annexation Areas
Ukiah City Limit
Proposed Planning Area
Hillside Residential
Rural Residential
Low Density Residential
Medium Density Residential
High Density Residential
Downtown Core
Mixed Use: Brush Street
Mixed Use: AIP-PD
Neighborhood Commercial
Community Commercial
Highway Commercial
Industrial
Public
Recreational
Open Space
Agriculture
Document Path: S:\Public Works\Stricklin, Andrew\GIS Maps\GIS\Projects\Planning\General Plan 2040.mxd
Date Saved: 11/22/2022 3:46:57 PM
Kristine Lawler
City Clerk
Date
ATTEST:
Mari Rodin
Mayor
Date
CITY OF UKIAH LAND USE MAP
This is to certify that this is the official Land Use Map of the
City of Ukiah adopted in part by the ordinances listed below.
December 29, 2022
December 29, 2022
Page 465 of 509
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Type text hereATTACHMENT B
2023Page 466 of 509
ATTACHMENT C
Page 467 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
MITIGATION MONITORING REPORTING PROGRAM
(as adopted for the “2021 Western Hills Project”)
Potential
Impact Mitigation Measure Implementation
Responsibility
Monitoring &
Reporting
Responsibility
Timing Date
Implemented
Construction and
ground
disturbing
activities could
result in short-
term impacts to
air quality.
AQ-1: Diesel Engines – Stationary and Portable
Equipment and Mobile Vehicles:
a.Any stationary onsite diesel IC engines 50
horsepower or greater (i.e. large power
generators or pumps) or any propane or natural
gas engines 250 horsepower or greater may
require a permit from the District.
b.Portable diesel powered equipment that may
be used during the proposed project are
required to be registered with the state Portable
Equipment Registration Program (PERP) or
obtain permits from the District.
c.Projects located adjacent to sensitive receptors
(schools, child care facilities, health care
facilities, senior facilities, businesses, and
residences, etc.) during the construction phase
of this project have the potential for exposure to
diesel particulate.
d.Heavy duty truck idling and off-road diesel
equipment or other diesel engine idling is
limited to less than 5 minutes.
Developer Developer
During
construction
and ground
disturbing
activities
AQ-2: Grading Projects- During Construction-All
grading activities must comply with the following
fugitive dust mitigation measures in accordance
with District Regulation 1, Rule 1-430:
a.All visibly dry disturbed soil road surfaces shall
be watered to minimize fugitive dust emissions.
Developer Developer
During
construction
and ground
disturbing
activities
ATTACHMENT D
Page 468 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
b. All unpaved surfaces, unless otherwise treated
with suitable chemicals or oils, shall have a
posted speed limit of 10 mph.
c. Earth or other material that has been
transported by trucking or earth moving
equipment, erosion by water, or other means
onto paved streets shall be promptly removed.
d. Asphalt, oil, water, or suitable chemicals shall
be applied on materials stockpiles, and other
surfaces that can give rise airborne dusts.
e. All earthmoving activities shall cease when
sustained winds exceed 15 mph.
f. The operator shall take reasonable precautions
to prevent the entry of unauthorized vehicles
onto the site during non-work hours.
g. The operator shall keep a daily log of activities
to control fugitive dust.
h. For projects greater than one acre or one mile
of road not located within a Naturally Occurring
Asbestos Area, prior to starting any
construction the applicant is required to:
1. Submit a Large Area Grading permit
application to the District.
2. Obtain a final determination from the Air
Quality Management District as to the need
for an Asbestos Dust Mitigation Plan and/or
Geologic Survey to comply with CCR
sections 93106 and 93105 relating to
Naturally Occurring Asbestos.
3. Obtain written verification from the District
stating that the project is in compliance with
State and Local regulations relating to
Naturally Occurring Asbestos.
4. If the project is located within a Naturally
Occurring Asbestos Area, additional
mitigations shall be required.
Page 469 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
AQ-3: Property Development-Prior to starting any
construction, the applicant is required to:
a. Obtain a Property Development Permit from the
District for any open outdoor burning.
b. Obtain a Grading Permit, if applicable.
c. Confirm whether the project is in a Naturally
Occurring Asbestos Area, and follow additional
MCAQMD recommendations, if applicable.
d. Consider alternate means of disposal other
than open burning, such as cutting the majority
of the larger material up as firewood, and
chipping smaller material, if feasible to mitigate
impacts from open outdoor burning.
e. Obtain written verification from the MCAQMD
stating that the project is in compliance with
State and Local regulations.
Developer Developer Prior to
construction
Biological Resources
Construction and
ground
disturbing
activities could
result in impacts
to sensitive plant
species
BIO-1: Special-Status Plants. Full USFWS
protocol-level sensitive plant species surveys for
Mendocino tarplant, congested headed hayfield
tarplant, bristly leptosiphon, broad-lobed
leptosiphon, redwood lily, green monardella, white-
flowered rein orchid, Mayacamas popcornflower,
beaked tracyina, showy Indian clover, and oval-
leaved viburnum within the blooming period
(generally March-August) shall be conducted prior to
any ground disturbing activities to verify the
presence of special status plants, and identify
additional mitigation if needed, to ensure that the
project will not result in a significant impact.
Qualified
Biologist Developer
Prior to
ground
disturbing
activities
Page 470 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
Construction and
ground
disturbing
activities could
impact Red-belly
newt and their
habitat
BIO-2: Red-belly newt. A qualified biologist shall
survey the area prior to any groundbreaking
activities to determine the presence of Red-belly
newt, and identify additional avoidance measures, if
needed.
Qualified
Biologist Developer
Prior to
ground
disturbing
activities
Construction,
vegetation
removal, and
ground
disturbing
activities could
impact nesting
birds and their
habitat
BIO-3: Nesting Birds. Pre-construction surveys
shall be conducted prior to any vegetation removal
or ground disturbing activities occurring between
March 1 and August 31 of any year. All active bird
nests shall not be removed, relocated, or otherwise
disturbed for any purpose until all fledglings have left
the nest.
Qualified
Biologist Developer
Prior to
vegetation
removal or
ground
disturbing
activities
between
March 1
and August
31
Construction and
ground
disturbing
activities could
impact special-
status insects
and their habitat
BIO-4: Special-Status Insects. A qualified biologist
shall survey the area prior to any groundbreaking
activities to determine the presence of special-status
insect species and identify additional avoidance
measures if needed. If a special-status insect nests
are observed, active nests shall not be removed,
relocated, or otherwise disturbed until the nest
becomes inactive.
Qualified
Biologist Developer
Prior to
ground
disturbing
activities
Construction and
ground
disturbing
activities could
impact special-
status mammals
and their habitat
BIO-5: Special-Status Mammals. Pre-construction
surveys shall be conducted prior to any vegetation
removal or ground disturbing activities. If evidence of
bat roosts is observed (i.e. bat guano, ammonia
odor, grease stained cavities) around trees or
structures, pre-construction bat surveys shall be
conducted by a qualified biologist for activities that
may affect bat roosting habitat and den sites.
Qualified
Biologist Developer
Prior to
ground
disturbing
activities
Page 471 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
Cultural Resources and Tribal Cultural Resources
Ground
disturbing
activities have
the potential for
accidental
discovery of
unknown,
undiscovered
cultural
resources and
tribal cultural
resources
CUL-1: Unanticipated Discovery. If previously
unidentified cultural, historic, palentologic or
archeologic resources are encountered during
project implementation, altering the materials and
their stratigraphic context shall be avoided and work
shall halt immediately. A qualified professional
archaeologist shall be contacted to evaluate the
resource and methods necessary to protect it.
Project personnel shall not collect, move, or disturb
cultural resources. Prehistoric resources include, but
are not limited to, chert or obsidian flakes, projectile
points, mortars, pestles, and dark friable soil
containing shell and bone dietary debris, heat-
affected rock, or human burials. Historic resources
include stone or abode foundations or walls;
structures and remains with square nails; and refuse
deposits or bottle dumps, often located in old wells
or privies.
Qualified
archaeologist Developer
During
ground
disturbing
activities
Ground
disturbing
activities have
the potential for
accidental
discovery of
unknown Native
American
remains
CUL-2: Encountering Native American Remains.
If human remains are encountered during ground
disturbing activities, all work shall stop in the
immediate vicinity of the discovered remains and the
County Coroner and a qualified archaeologist shall
be notified immediately so that an evaluation can be
performed. If the remains are deemed to be Native
American and prehistoric, the Native American
Heritage Commission must be contacted by the
Coroner so that a “Most Likely Descendant” can be
designated and further recommendations regarding
treatment of the remains will be provided.
Qualified
archaeologist Developer
During
ground
disturbing
activities
Page 472 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
Geology and Soils
Ground
disturbing
activities could
result in impacts
associated with
erosion, the loss
of topsoil and
landslides if not
properly
designed
Incorporation of Mitigation Measure CUL-1 Qualified
archaeologist Developer
During
ground
disturbing
activities
GEO-1: The Project shall comply with the erosion
and design standards outlined in Chapter 7 of the
Ukiah City Code. Prior to any ground disturbance,
erosion and sediment control plans shall be
submitted to the Public Works and Community
Development Departments for review and approval.
Said plans shall protect against soil erosion and
runoff through the implementation of appropriate
Best Management Practices (BMPs). Typical BMPs
include the placement of straw, mulch, seeding,
straw wattles, silt fencing, etc. No silt, sediment or
other materials shall be allowed to flow from the
project area.
Developer Developer
Prior to any
ground
disturbance
and
throughout
construction
activities;
ongoing as
needed to
control
erosion
Hazards and Hazardous Materials
Project
construction
could result in a
hazard to the
public or the
environment if
the incidental
use of petroleum
hydrocarbons
(fuel, oil) in tools
used during
construction
were to lead to
HAZ-1: The developer shall establish and
implement construction site management practices
that will prevent toxic materials and other debris
from entering the City’s storm drainage and
waterway systems, including:
a) There shall be no storage of hazardous
materials at the Project Site;
b) The developer shall provide adequate materials
management, including covering, securing, and
segregating potentially toxic materials (grease,
oils, fuel, solvents, etc.); and
Developer Developer During
construction
Page 473 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
accidental leaks
or spills in or
around the work
area
c) The developer shall maintain supplies on-hand
to contain spills of oil and any other hazardous
materials used on-site.
Construction of
the Project may
involve the use
of gasoline-
powered tools
and equipment
potentially
introducing new
temporary
sources of
ignition that
could increase
fire risk.
HAZ-2: Should portable gasoline-powered
equipment be used on site, the following firesafe
precautions shall be taken:
a) Spark arresters are required on all portable
gasoline-powered equipment.
b) Equipment shall be maintained in good working
condition, with exhaust systems and spark
arresters in proper working order and free of
carbon buildup.
c) Fuel the equipment in a safe place where spills
can be contained and a fire extinguisher is
nearby. Use the recommended gas/oil mixture
and do not top off. Use a funnel or spout for
pouring. Wipe off any spills.
d) Do not refuel running or hot equipment.
Dispense fuel at least 10 feet from sources of
ignition.
e) Do not use equipment in areas of dry
vegetation. Keep leaves and dry materials
away from a hot muffler.
f) No smoking or open flame allowed near
gasoline-powered equipment.
Developer Developer During
construction
2021 approval202
Page 474 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
Hydrology and Water Quality
Ground
disturbing
activities and
construction of
the project would
result in
impervious
surfaces that
could impact
water quality
Implementation of Mitigation Measures GEO-1 and
HAZ-1 Developer Developer
Prior to and
during
construction
; ongoing as
needed to
control
erosion
Noise
Ground
disturbing
activities and
construction of
the project would
result in
temporary noise
impacts
NOI-1: Prior to building permit or grading permit
issuance, the developer shall comply with the
following:
a. Construction contracts shall specify that all
construction equipment, fixed or mobile, shall be
equipped with properly operating and
maintained mufflers and other state-required
noise attenuation devices.
b. Construction haul routes shall be designed to
avoid or lessen impacts to noise-sensitive uses
(e.g., residences, schools, convalescent
homes), to the extent feasible.
c. During construction, stationary construction
equipment shall be placed such that emitted
noise is directed away from sensitive noise
receivers.
d. Per the City’s Noise Ordinance, construction
shall not take place outside of the hours of 7:00
a.m. to 7:00 p.m.
Developer Developer
Prior to
issuance of
building or
grading
permits,
and during
construction
Page 475 of 509
Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Addendum to Initial Study and Mitigated Negative Declaration
City of Ukiah
Utilities and Service Systems
City sewer, water
and electric
utilities would be
extended to the
area which could
result in physical
impacts to the
environment
Implementation of BIO-1 through BIO-5, and GEO-
1. See BIO-1
through BIO-5
and GEO-1
See BIO-1
through BIO-5
and GEO-1
See BIO-1
through
BIO-5 and
GEO-1
Wildfire
Construction of
the Project may
involve the use
of gasoline-
powered
equipment and
machinery,
potentially
introducing new
sources of
ignition that
could increase
fire risk
Implementation of Mitigation Measure HAZ-2 Developer Developer During
construction
Page 476 of 509
1
ORDINANCE NO. 1217
UNCODIFIED ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH TO PREZONE
CERTAIN PARCELS IN ASSOCIATION WITH THE WESTERN HILLS OPEN LAND
ACQUISITION AND LIMITED DEVELOPMENT AGREEMENT PROJECT.
The City Council of the City of Ukiah hereby ordains as follows: SECTION ONE. FINDINGS
1. The City proposes to acquire and annex approximately 707 acres total, including the “Hull
Properties” (APNs 001-040-83, 157-070-01, 157-070-02, 003-190-01, 157- 050-09, 157-
060-02, 157-050-02, 157-050-04, 157-050-01, 157-030-02, 157- 030- 03, 157-050-11 & 157-
050-12),the “Noguera Properties” (APNs 003-190-09 & 003- 110-90) and the City-owned
Donation Parcel” (APNs 157-050-03,157-060-003) in the Western Hills for open space
preservation, while allowing the potential for future low-density residential development on
the approximately 54 easternmost acres (“Development Parcels”), consistent with existing
development in the Western Hills within the City of Ukiah limits; and
2. Government Code Section 65859 allows the City to adopt a zoning district for land outside of
the city limits in anticipation of annexation and development, i.e. prezone.
3. Government Code Section 56742 allows the City to annex parcels that are not located within
the City's Sphere of Influence (“SOI”), provided that those parcels are located in the County
of Mendocino, less than 300 acres, owned by the City, and used for municipal purposes at
the time of the annexation application.
SECTION TWO.
The City Council of the City of Ukiah hereby ordains that:
1. The City will apply to annex approximately 640 acres total referred to as the
Conservation Parcels”, for open space and conservation. The Conservation Parcels will be
pre-zoned with a Public Facilities (PF) zoning designation, which encompasses lands within
the City that contain open space and parks, as well as other public facilities. Approximately
343 acres of the Conservation Parcels are located within the City’s SOI and 296 acres
outside of it.
2. The proposed Development Parcels (totaling approximately 54 acres) will be zoned to
Single-Family Residential-Hillside Overlay District (R1-H) with a General Plan Designation of
Low Density Residential (LDR), consistent with adjacent City zoning and development
patterns in the Western Hills. In addition, the Noguera Properties will be zoned R1-H for
consistency with surrounding zoning and land uses.
3. A map of the affected territories is set forth in Exhibit A, and the parcel configuration,
intended use, and proposed prezoning of the affected territories are set forth in Exhibit B,
attached hereto and by reference incorporated herein.
SECTION THREE.
1. Publication: Within fifteen (15) days after its adoption, this Ordinance shall be published
once in a newspaper of general circulation in the City of Ukiah. In lieu of publishing the
full text of the Ordinance, the City may publish a summary of the Ordinance once 5 days prior
to its adoption and again within fifteen (15) days after its adoption.
ATTACHMENT E
Page 477 of 509
2
2. Effective Date: Section 2 and 3 of this ordinance shall become effective as of the date that
the annexation of the Conservation Parcels, Development Parcels, and Noguera Properties
becomes final.
Introduced by title only on September 15, 2021, by the following roll call vote:
AYES: Councilmembers Rodin, Duenas, Brown, and Mayor Orozco
NOES: None
ABSENT: Councilmember Crane
ABSTAIN: None
Adopted on October 6, 2021, by the following roll call vote:
AYES: Councilmembers Duenas, Brown, and Mayor Orozco
NOES: None
ABSENT: Councilmembers Crane and Rodin
ABSTAIN: None
Juan V. Orozco, Mayor
ATTEST:
Kristine Lawler, City Clerk
Page 478 of 509
(2021 Approval)
Page 479 of 509
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Page 480 of 509
Proposed Parcel Configuration & Prezoning for
Western Hills (Hull Properties) Open Land Acquisition & Limited Development Agreement Project
Sphere of Influence Conservation Parcels” (640ac) with Public
Facilities (PF) Prezoning
Development Parcels (54ac) with Single-Family Residential-
Hillside Overlay District (R1-H) Prezoning
Last revised June 2, 2021
Figure 3
Proposed Parcel Configuration & Prezoning
Exhibit B(2021 Approval)
Page 481 of 509
EXHIBIT B- ANNEXATION PARCELS AND PREZONING
Assessor’s
Parcel Number
APN)
Existing
Size
acres)
Proposed Size
acres)
through
Lot Line
Adjustments1
Resulting Parcel Configuration, Intended Use and
Proposed Prezoning
001-040-83 77.6 9.8 Parcel 1 will become a Development Parcel intended for
single family housing and prezoned R1-H.
157-070 01,
157-070-02,
003-190-01 &
157-050-09
148.2 5.1 Parcel 2 on Existing Conditions Tentative Map, contains
several APNs but is one legal parcel (149 acres total). This
parcel will become a Development Parcel intended for
single-family housing and prezoned R1-H.
157-050-11 40.0 9.9 Parcel 3 will become a Development Parcel intended for
single-family housing and prezoned R1-H.
157-050-02 40.5 9.0 Parcel 4 will become a Development Parcel intended for
single-family housing and prezoned R1-H.
157-050-01 40.3 5.0 Parcel 5 will become a Development Parcel intended for
single-family housing and prezoned R1-H.
157-030-02 20.0 9.7 Parcel 6 will become a Development Parcel intended for
single-family housing and prezoned R1-H.
157-050-12 40.0 5.0 Parcel 7 will become a Development Parcel intended for
single-family housing and prezoned R1-H.
157-050-04 &
157-060-02
38.7 391.5 Parcel 8 will become a Conservation Parcel and be
prezoned PF. The proposed water tanks will be placed on
this parcel within the existing water tank pad site (on
existing Parcel 2).
157-030-03 60.0 60.0 Parcel 9 is an Conservation Parcel and will prezoned PF.
157-030-03 &
157-060-03
188.5 188.5 Parcel 10 (City-owned “Donation Parcel”) will become a
Conservation Parcel and will be prezoned PF.
Noguera
Properties”
003-190-09 &
003-110-90 10.20
4.14
10.20
4.14
These parcels contain the existing access road that will be
improved but remain under private ownership. It will be
included in the annexation proposal and prezoned R1-H,
consistent with surrounding zoning and land uses, but no
development is proposed; this parcel is not included in the
Lot Line Adjustment.
TOTAL +/- 707 acres
1 Resulting parcel configuration is subject to change but the Development Parcel area footprint and number of resulting
parcels will remain the same.
(2021 Approval)
Page 482 of 509
10/31/23, 1:23 PM Ukiah Western Hills Open Land Acquisition & LDA ISMND
https://ceqanet.opr.ca.gov/2021040428/2 1/3
Ukiah Western Hills Open Land Acquisition & LDA ISMND
Summary
Contact Information
Location
SCH Number 2021040428
Lead Agency City of Ukiah
Document Title Ukiah Western Hills Open Land Acquisition & LDA ISMND
Document Type NOD - Notice of Determination
Received 9/27/2021
Posted 9/27/2021
Document Description 1) Acquisition and annexation of approx. 707 acres for open space and limited develop-
ment; 2) Pre-zoning of the parcels; 3) Sequential Lot Line Adjustments to reconfigure
parcels into seven lots for future development; 4) Development Agreement between
the City and Hull Properties restricting development to one single-family residence and
one accessor y dwelling unit (total of 14 units on 54ac); and 5) Site improvements (ex-
tension of utilities, road improvements, construction of water tanks).
Name Michelle Irace
Agency Name City of Ukiah
Contact Types Lead/Public Agency
Address 300 Seminary Ave.
Ukiah , CA 95482
Phone (707) 463-6268
Email mirace@cityofukiah.com
Cities Ukiah
Counties Mendocino
Regions Citywide, Countywide, Northern California
Cross Streets Redwood Avenue
Page 483 of 509
10/31/23, 1:23 PM Ukiah Western Hills Open Land Acquisition & LDA ISMND
https://ceqanet.opr.ca.gov/2021040428/2 2/3
Notice of Determination
Determinations
Attachments
Disclaimer: The Governorʼs O ice of Planning and Research (OPR) accepts no responsibility for the content or
accessibility of these documents. To obtain an attachment in a di erent format, please contact the lead agency at the
contact information listed above. You may also contact the OPR via email at state.clearinghouse@opr.ca.gov or via
Zip 95482
Total Acres 707
Parcel #several
State Highways Highway 101
Airports Ukiah Municipal Airport
Approving Agency Ukiah City Council
Approving Agency Role Lead Agency
Approved On 9/15/2021
County Clerk Mendocino
Final Environmental
Document Available at
https://www.cityofukiah.com/ceqa-review/ or 300 Seminar y Ave., Ukiah CA, 95482
(1) The project will have a significant impact on the
environment
No
(2a) An Environmental Impact Report was prepared
for this project pursuant to the provisions of CEQA
No
(2b) A Mitigated or a Negative Declaration was
prepared for this project pursuant to the provisions
of CEQA
Yes
(2c) An other document type was prepared for this
project pursuant to the provisions of CEQA
No
(3) Mitigated measures were made a condition of the
approval of the project
Yes
(4) A mitigation reporting or monitoring plan was
adopted for this project
Yes
(5) A Statement of Overriding Considerations was
adopted for this project
No
(6) Findings were made pursuant to the provisions of
CEQA
Yes
Notice of Determination Western Hills ISMND NOD PDF 473 K
Page 484 of 509
CONFORMED COPY
Copy of Document Recorded on 09/22/2021 09:25:41 A.M. as 2021-E00808 Mendocino County Clerk-Recorder
Notice of Determination
To: From: [!] Office of Planningand Research Public Agency: City of Ukiah ______ _
Address: 300Seminary Ave. U.S. Mail: Street Address: Ukiah, CA, 95482 P.O. Box 3044 1400 Tenth St., Rm 113
Sacramento, CA 95812-3044 Sacramento, CA 95814 Contact: Michelle Irace, Planning Manag er
Phone: 707-463-6268 mirace@cityofukiah.com
[!] County Clerk
County of: Mendocino Lead Agency (if different from above):
Address: 501 Low Gap Rd# 1020 Ukiah, CA 95482 Address:
Contact: _____________ _
Phone: _____________ _
SUBJECT:Filling of Notice of Determination Incompliance with Section 21108 or 21152 of the Public
Resources Code.
State Clearinghouse Number (if submitted to State Clearinghouse): 2021040428_______ _
Project Title: UkiahWestern Hills Open Land Acquisition and Limited Development Agreement Project
Project Applicant: City of Ukiah _________________ _
Project Location (include county): approx. 707 acres in unincorporated Mendocino County
Project Description:
1) Acquisition and annexation of approx. 707 acres for open space and limited development; 2)
Prezoning of the parcels; 3) Sequential Lot Line Adjustments to reconfigure parcels into seven lots for
future development; 4) Development Agreement between the City and HullProperties restricting
developmentto one single-family residence and one accessory dwelling unit (total of 14 units on 54ac);
and 5) Site improvements (extension of utilities, road improvements.construction of water tanks). a
This is to advise that the Ukiah City Council has approved the above
Lead Agency or D Responsible Agency)
described project on 9/15/21
(date)
and has made the following determinations regarding the above
described project.
1. The project willl will not] have a significant effect on the environment.
2. D An Environemtnal Impact Report was prepared for this project pursuant to the provisions of CEQA.
A Negative Declaration was prepared for this project pursuant to the provisions of CEQA.
3. Mitigation measures were D were not] made a condition of the approval of the project.
4. A mitigation reporting or monitoring plan was D was not] adopted for this project.
5. A statement of Overriding Considerations [0 was was not) adopted for this project.
6. Findings were were not] made pursuant to the provisions of CEQA.
This is to certify that the final EIRwith comments and responses and record of project approval, or the
negative Declaration, is available to the General Public at:
httes:l/www.cityofukiah.com/ceqa-review/ or 300 Seminary Ave., Ukiah, CA, 95482
Signature (Public Planning Manager
Date: 4 12.o /2: l Date Received for filing at OPR:--------
Authority cited: Sections 21083 Public Resources Code.
Reference Section 21000-21174, Public Resources Code . Revised 2011
Page 485 of 509
Page 1 of 1
Agenda Item No: 12.b.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3230
AGENDA SUMMARY REPORT
SUBJECT: Consideration and Possible Adoption of a Resolution Amending the Fee Schedule for the Planning
and Building Divisions of the Community Development Department (Withdrawn and Deferred to a Future
Meeting Date).
DEPARTMENT: Community
Development PREPARED BY: Craig Schlatter, Community Development Director
PRESENTER: Craig Schlatter, Community Development
Director
ATTACHMENTS:
None
Summary: Analysis related to recommendations for amendments to the Fee Schedule of the Planning and
Building Divisions of the Community Development Department is still under development. As a result, Staff
has withdrawn the public hearing at this time and will re-notice the item for a new date once final analysis and
recommendations have been completed.
Background: N/A
Discussion: N/A
Recommended Action: N/A
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: N/A
DIVERSITY-EQUITY INITIATIVES (DEI): N/A
CLIMATE INITIATIVES (CI): N/A
GENERAL PLAN ELEMENTS (GP): N/A
Page 486 of 509
Page 1 of 3
Agenda Item No: 14.a.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3147
AGENDA SUMMARY REPORT
SUBJECT: Consider Authorization for the City Manager to Execute a Three-Year Agreement with
Governmentjobs.com, Inc. (dba "NEOGOV") for a Cloud-Based Human Resources and Payroll Module in the
Amount of $321,889.82, and Approve a Corresponding Budget Amendment.
DEPARTMENT: Finance PREPARED BY: SARAH BROWN, Financial Manager, Mary Horger,
Financial Services Manager
PRESENTER:
Sarah Brown, Financial Services Manager,
Disbursements; Mary Horger, Financial Services
Manager, Procurement
ATTACHMENTS:
1. RFI for Timesheet Entry Software
2. Demo Presentation Agenda Script (1)
3. Dec 5th Council ready NEOGOV NCSA Agreement with special Term Clause for Ukiah City CA (003)
Summary: Council will consider authorizing the City Manager to execute an agreement with
Governmentjobs.com, Inc. (dba"NEOGOV") for a cloud-based Human Resources and Payroll Module.
Note: For the current fiscal year, the one-time implementation fee of $103,889.82 and $50,655 for services will
be funded out of reserves from the City's Administrative Services fund (200). With the use of these funds, there are
no additional contributions required from the General or Enterprise Funds this fiscal year.
Background: The City of Ukiah Payroll Division of the Finance Department serves over 400 employees
annually. Additionally, the City has nine different employment Memorandum of Understandings, which add another
layer of complexity to the management of the employee data and payroll processes. During the last several years,
the division has been looking at ways to increase efficiency and provide better services for employees through
an electronic timesheet application.
The current method of entering payroll and personnel information is manual. For payroll, the process utilizes
timesheet forms that are in a Microsoft Excel format, and then converted to PDF. The timesheet must be
manually signed off by each employee's supervisor, and then submitted by the supervisor either in hard copy
or via email to Payroll Staff. The Payroll Staff then reviews each timesheet for accuracy, and sends back the
timesheets for corrections as needed. Once the timesheet is considered complete, the Payroll Staff manually
enters into the software each employee's time for each pay period. This process is antiquated, is subject to
human error, and takes up significant City-wide staff time, as well as the Payroll Staff's time and resources that
can better be put to use in other, more technically difficult areas of payroll.
For personnel updates, an employee who wants to make any changes to their address, tax information, etc.
has to fill out a form and send it to the Human Resources (HR) department. This information is then reviewed
by HR Staff, and then entered into the software system.
The software that is currently utilized by the Payroll and HR departments within the City's current Enterprise
Resource Planning (ERP) software system has presented certain challenges in terms of user-friendliness,
accuracy, and efficiency. Staff had to create a series of "work around" processes in order for the system to
Page 487 of 509
Page 2 of 3
operate properly. Moreover, there have been some concerns regarding the timeliness and adequacy of
technical support associated with this module, which has not fully aligned with the Payroll and HR
department's needs.
Discussion: In April of this year, a Request for Information (RFI) was issued to potential vendors for time and
attendance software. Please see Attachment 1 for a copy of the RFI. Six companies responded. An
evaluation team, consisting of members of the Finance and HR departments, reviewed the responses, and
selected four of the six companies to perform product demonstrations.
An agenda was created for the demonstrations with a list of functions and features that the evaluation team
wanted to see. Please see Attachment 2 for a copy of the agenda.
As a result of these demonstrations - which included several follow-up meetings with NeoGov to confirm
functionality and compatibility, and to perform reference checks - the consensus of the evaluation team was
that NeoGov was the best product to meet the needs of the City, incorporating employee self-service, benefit
tracking, as well as electronic timesheet and payroll functionality. This would allow for more efficient and
streamlined payroll processing, all while still being able to integrate with the City's financial software
system. Additionally, NeoGov's software application is a cloud-based system. Therefore, no hardware is
necessary and requires little assistance from IT staff.
The following is an outline of NeoGov's proposed software functionality:
Core HR/Benefits: This is a centralized information system that maintains each employee's information in
one place. Benefits plan administration will be automated, and will flow to the payroll
processing. Employees will be able to select benefit packages and update personal information on their own
within the system without reaching out to an HR Staff member. Employees will be able to view their
timesheets, make tax changes, direct deposit changes, and have a live view of their vacation and sick-leave
balances.
Time & Attendance: This will automate time entry, time tracking, PTO, and vacation requests; as well as
tracking eligibility, entitlement, and FMLA tracking. Workflows and approvals will be maintained but
automated and tracked through the system.
Payroll Services: This will include ACH processing, payroll tax filing and payments, W2 printing and mailing,
1095 printing and mailing, as well as W2 filing and reporting. This reduces tedious tasks, eliminates manual
errors, and ensures compliance with current tax regulations and payroll calculations.
As an added advantage, the City's HR Department already uses NeoGov's Recruitment as well as their
Perform and Learn modules, which will work in conjunction with these added modules. It has been reported
that the level of customer service and technical support they have received during the implementation of those
modules has been excellent.
In summary, NeoGov provides a comprehensive human resources payroll system that will better meet the current
needs of Payroll Staff and all City employees.
NeoGov is proposing a three-year contract for the amount of $321,889.82 (please refer to Attachment 3). For
Year 1, this includes a one-time implementation fee of $103,889.82 and $50,655 for annual services. This price
is based on the North Carolina Sheriff's Association Cooperative Contract, and further discounted by
$81,216.28 in total for the three years. The implementation costs and Year 1 annual services will be paid for
out of reserves in the City's Administrative Services fund (200). Recurring annual fees will be paid for through
the City's indirect cost allocation plan.
Page 488 of 509
Page 3 of 3
Staff performed an analysis on time savings this software potentially offers, which are not necessarily
budgetary savings in the near-term but savings to overall cost of performing payroll activities. The table below
illustrates that analysis in detail, where the total cost each year is what would be re-appropriated elsewhere in
payroll and HR to meet other departmental needs. These are future value costs, not discounted for
inflation. Additionally, the City will cancel the payroll portion of its existing contract with the City's ERP
provider, totaling approximately $18,000 annually.
Therefore, Staff is recommending Council authorize the City Manager to execute a three-year agreement with
Governmentjobs.com, Inc. (dba "NEOGOV") for a cloud-based Human Resources and Payroll module in the
amount of $321,889.82, and approve a corresponding budget amendment.
Recommended Action: Authorize the City Manager to execute a three-year agreement with
Governmentjobs.com, Inc. (dba "NEOGOV") for a cloud-based Human Resources and Payroll module in the
amount of $321,889.82, and approve a corresponding budget amendment.
BUDGET AMENDMENT REQUIRED: Yes
CURRENT BUDGET AMOUNT: 20013220.54320: $25,000
PROPOSED BUDGET AMOUNT: 20013220.54320: $129,544.82
FINANCING SOURCE: Admin Reserves
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Dan Buffalo, Director of Finance; Mary Horger, Financial Services Manager; Lauren
Ruffin, Payroll Administrator; Sheri Mannion, Director of Human Resources and Risk Management; Scott
Shaver, IT Project Manager
DIVERSITY-EQUITY INITIATIVES (DEI):N/A
CLIMATE INITIATIVES (CI): 8a – Information Technology. (Transition to Cloud computing and reducing
paper usage)
GENERAL PLAN ELEMENTS (GP):N/A
Page 489 of 509
R E Q U E S T F O R I N F O R M A T I O N
TIME & ATTENDANCE SOFTWARE SYSTEM
City of Ukiah
300 Seminary Ave.
Ukiah, CA 95482
Issue Date: April 24, 2023
Submittal Due Date: May 12, 2023 at 2:00 PM (PT)
Page 490 of 509
RFI FOR A TIME AND ATTENDANCE SOFTWARE SYSTEM
1 | P a g e
I.Purpose
The City of Ukiah “City” seeks information regarding time and attendance software system
available in the market that will accommodate the requirements of a public agency with
multiple labor Memorandums of Understanding (“MOU”). The City is interested in a user-friendly,
web-based system that will streamline the City’s current time and attendance process, alleviate
repetitive manual tasks, and overall enhance the process through accuracy and transparency.
II.Background
The City, with a population of approximately 15,500 people, is located about 115 miles north of
San Francisco on the US Highway 101 corridor. Ukiah is also the County seat for Mendocino
County, serving as the retail hub to an area reaching a 50-mile perimeter and experiencing a
daytime service population exceeding 35,000 people.
The City is a full-service municipality, including General Government, Public Safety (Police and
Fire), Planning, Building Inspection; Electric, Water, and Sewer Utilities. The City currently employs
approximately 186 full-time employees and 226 part-time employees. There are eight (8) labor
MOUs, that include the Administrative and Maintenance Unit, Department Heads, Electric Unit,
Management Unit, Ukiah Police Officers Association, Ukiah Professional Firefighters Association,
Water Utilities, and Mechanics Unit, and City Manager Contract – all of which can be viewed at
the following link: https://cityofukiah.com/hr/memorandums-of-understanding-mous/
The City utilizes Tyler Munis for its financial software system. Currently, timesheet entry is done
manually and is processed every two weeks. Supervisors submit approved PDF copies of their
employee’s timesheets to the Payroll department; this is done primarily by email. From there, the
Payroll Department staff performs the time entry directly into the Tyler Munis financial software
system, to complete the payment processing.
III.Scope of Information Desired
The City is seeking information about time and attendance software, including functionality,
length of time for implementation, ease of use, interface capabilities, and other information.
Please respond to the following questions and include additional information as necessary:
How long has your software been available?
How often is your software updated?
What are the technical requirements for the implementation of the system?
Licensing Options. What are the licensing options? Are there tiers for enterprise
licenses? What is the structure?
What is the upgrade or maintenance cycle?
How many customers do you currently have?
How many current implementations are you involved with?
Page 491 of 509
RFI FOR A TIME AND ATTENDANCE SOFTWARE SYSTEM
2 | P a g e
How many of your customers reside in California, and of that number, how many
are government agencies?
Does the system require additional hardware such as keypads or time clock
machines?
Does the system provide a functional mobile application where employees can
clock in and out and submit time off requests?
Is there an online portal?
What single sign-on does the application integrate with?
Does the system have automated workflow set-up capabilities?
Is there a limitation on how many active employees we can have?
What is the flexibility in the setup for employee classifications – employee codes
and departments?
How many pay codes can the system handle?
Can your system handle employees whose time is reported to multiple pay codes
or pay rates?
Can your system handle an additional project code for cost tracking?
Does the system track accruals, such as vacation, sick time, etc.?
How is the system able to integrate with a separate financial software system?
Have you ever integrated with Tyler Munis?
How does your system handle the processing of W2s?
How does your system handle filing with the IRS?
Can employees update their W4 via your product?
Are employees able to view earning and pay history, and current accrual amounts
such as vacation, sick time, etc.?
Can employees update their demographics?
Explain all the ways employees can request time off.
Electronic mail. Does the system have email capabilities?
Dashboard. What type of information does it provide on a dashboard? Is it
customizable?
What is the system’s reporting capabilities?
IV.Submission Requirements
All submittals shall comply with the requirements stated in the following sections.
A.Format
Please submit your responses in a PDF format.
Information shall be submitted to:
To:efernandez@cityofukiah.com
Cc:mhorger@cityofukiah.com
Subject: RFI Response – Time & Attendance Software System
Page 492 of 509
RFI FOR A TIME AND ATTENDANCE SOFTWARE SYSTEM
3 | P a g e
B.Content
The City seeks the following information and documents.
1.Cover Letter that includes contact information (address, telephone, cell phone,
email address) of the primary contact person.
2.Responses to the questions in the order listed in Section III.
3.Screenshots of dashboards, sample reports, and other visuals to help the City get an
image of the system’s look and feel.
4.Brochures indicating features and benefits.
5.Any other information that may be helpful in deciding the capabilities that may be
desired.
C.Submission Review Process
The designated City project team will review the information submitted. The information
provided will help the City in developing a scope of services and/or in seeking out a
strategic sourcing method in order to meet the City’s objectives.
D.Demonstrations
The City may at its option request demonstrations of the systems presented by the firms
responding to this RFI. No Respondent will be entitled to attend another Respondent's
demonstration.
E.Additional Information
The City may request additional information from one or more respondents as necessary.
V.Schedule of Events
RFI Schedule Date
RFI Advertised 4/24/2023
Deadline for RFI Responses 5/12/2023 at 2:00 PM (PT)
Review and Evaluation of Responses (Tentative) 5/31/3023
Vendor Demonstrations (Tentative) 6/14 – 6/15/2023
RFP or Other Sourcing Method Determined (Tentative) 6/30/2023
Page 493 of 509
1
Time & Attendance Software System
Vendor Demo Presentation
Agenda:
1) Introductions: City of Ukiah (5 minutes)
Introductions: Vendor (5 minutes)
2) System Demonstration:
Product Overview and System Capabilities (45 minutes)
3) Technology & Support (45 minutes)
4) Q&A (20 minutes)
__________________________________________________________________________
1) Introductions
The COU Team is interested in viewing a demonstration of the system’s overall capabilities,
specifically the following:
2) Product Overview and System Capabilities
Employee setup and dashboard customization by the user
Useability and features of the online portal
Portal view for employee and Portal view for supervisor
Workflow for submission of timesheet and approval process
o Public Works Classifications – demonstrate how project codes are captured
and tied to the appropriate expense accounts.
Mobile App – employee usability for submitting time and requests for time off
Document wizard to prepare documents from pre-established templates, allowing for
customization.
3) Technology & Support
e-signature support
interface with other systems, currently used by the City of Ukiah, such as Munis Tyler
training support
maintenance support
updates and patches schedule
ongoing software support and help desk
technical requirements
Templates and Document Generation.
Describe the document generation process.
Can templates be customized?
Can the documents be locked to prevent changes?
Can any portion of templates be locked to prevent changes to specific clauses?
Page 494 of 509
2
Electronic mail.
Does the system have email capabilities? Can documents be sent to individuals who are
not registered, users?
Reporting.
Can the system collect information and provide a performance report based on pre-
established metrics? What type of reporting can it provide? Please provide us with visual
examples of the types of documents and reports that can be generated.
Licensing Options.
What are the licensing options? Are there tiers for enterprise licenses? What is the
structure?
Technical Requirements
What are the technical requirements for the implementation of the system?
What additional investment or equipment is necessary to ensure the system's successful
performance?
Data Recycling.
Where does data go after the term of the agreement? Explain the recycling process for
data information.
Maintenance of Software.
How often is software maintenance required?
4) Q & A
Page 495 of 509
Exhibit A
Order Form
NEOGOV Customer:
Governmentjobs.com, Inc. (dba "NEOGOV")
2120 Park Pl, Suite 100
El Segundo, CA 90245
United States
billing@neogov.com
Sales Rep: Alan Paul
Ukiah, City of (CA)
300 Seminary Avenue
Ukiah, CA 95482
USA
Quote Valid From: 7/31/2023 Quote Number: Q-11891
Quote Valid To: 12/8/2023 PaymentTerms: Annual,Net 30
Subscription Term in Months: 42
Employee Count: 220
Order Summary
Pro-Rated Term Incentive Applied to
Bundle Rate ProRated to align renewal with existing NEOGOV System
Service Description Start Date End Date Term Price (USD)
eForms Subscription 12/11/2023 6/9/2024 $2,808.82
Pro-Rated Term Incentive Applied to Bundle Rate TOTAL:$2,808.82
Year 1 Incentive Applied to Bundle Rate
Service Description Start Date End Date Term Price (USD)
eForms Subscription 6/10/2024 6/9/2025 $5,648.50
Payroll Subscription 6/10/2024 6/9/2025 $8,991.00
Time & Attendance Subscription 6/10/2024 6/9/2025 $8,991.00
Core HR Subscription 6/10/2024 6/9/2025 $11,588.50
Payroll Services Subscription 6/10/2024 6/9/2025 $11,440.00
Benefits Subscription 6/10/2024 6/9/2025 $3,996.00
Year 1 Incentive Applied to Bundle Rate TOTAL:$50,655.00
ATTACHMENT 3
Page 496 of 509
Year 2 reduced Incentive continued bundle
pricing ProRated to align renewal with existing NEOGOV System
Service Description Start Date End Date Term Price (USD)
eForms Subscription 6/10/2025 6/9/2026 $8,472.75
Payroll Subscription 6/10/2025 6/9/2026 $13,486.50
Time & Attendance Subscription 6/10/2025 6/9/2026 $13,486.50
Core HR Subscription 6/10/2025 6/9/2026 $17,382.75
Payroll Services Subscription 6/10/2025 6/9/2026 $11,440.00
Benefits Subscription 6/10/2025 6/9/2026 $5,994.00
Year 2 reduced Incentive continued bundle pricing TOTAL:$70,262.50
Year 3 Incentive ends, Bundle rate only ProRated to align renewal with existing NEOGOV System
Service Description Start Date End Date Term Price (USD)
eForms Subscription 6/10/2026 6/9/2027 $11,861.85
Payroll Subscription 6/10/2026 6/9/2027 $18,881.10
Time & Attendance Subscription 6/10/2026 6/9/2027 $18,881.10
Core HR Subscription 6/10/2026 6/9/2027 $24,335.85
Payroll Services Subscription 6/10/2026 6/9/2027 $12,012.00
Benefits Subscription 6/10/2026 6/9/2027 $8,391.60
Year 3 Incentive ends, Bundle rate only TOTAL:$94,363.50
Year 1 Incentive Applied to Bundle Rate
Service Description Start Date End Date Term Price (USD)
eForms Setup $1,800.00
Payroll Setup $21,600.00
Time & Attendance Setup $21,600.00
Core HR Setup $25,200.00
Payroll Services Setup $16,800.00
Benefits Setup $16,800.00
Year 1 Incentive Applied to Bundle Rate TOTAL:$103,800.00
ORDER TOTAL (USD) : $321,889.82
Page 497 of 509
A. Terms and Conditions
1.Agreement. This Ordering Document and the Services purchased herein are expressly conditioned
upon the acceptance by Customer of the terms of the NEOGOV Services Agreement either affixed
hereto or the version most recently published prior to execution of this Ordering Form available at
https://www.neogov.com/service-specifications. Unless otherwise stated, all capitalized terms used
but not defined in this Order Form shall have the meanings given to them in the NEOGOV Services
Agreement.
2.Effectiveness & Modification. Neither Customer nor NEOGOV will be bound by this Ordering
Document until it has been signed by its authorized representative (the “Effective Date”). Unless
otherwise stated in this Ordering Document, all SaaS Subscriptions shall commence on the
Effective Date. This Ordering Document may not be modified or amended except through a written
instrument signed by the parties.
3.Summary of Fees. Listed above is a summary of Fees under this Order. Once placed, your order
shall be non-cancelable and the sums paid nonrefundable, except as provided in the Agreement.
4.Order of Precedence. This Ordering Document shall take precedence in the event of direct conflict
with the Services Agreement, applicable Schedules, and Service Specifications.
B. Special Conditions (if any).
1.The North Carolina Sheriffs’ Association (NCSA) invites interested vendors, including
Vendors/Certified Representatives to submit responses in accordance with these
solicitation documents. The NCSA will serve as the “Contract Administrator” in the
solicitation process and the administration of the resulting cooperative purchasing contract.
The purpose of this Solicitation for Bids is to establish a contract between manufacturers
and manufacturer’s authorized vendors and the North Carolina Sheriffs’ Association for the
purpose of providing current year Technology.
2.Pro-Rated SaaS Subscription Fees and initial setup fee in the amount of $103,800 shall
be due net thirty (30) from 12/11/2023. Annual SaaS Subscription Fee invoices shall
commence after expiration of the Pro-Rated Term.
3.As an incentive if this order form is signed on or before December 8, 2023, NEOGOV
Subscription Fees for
Insight, GovernmentJobs.com and Candidate Text Messaging
shall not increase by the greater of 6% or the annual change in the Consumer Price
Index for All Urban Consumers (CPI-U), U.S. City Average, as published by the Bureau of
Labor Statistics of the Department of Labor (http://www.bls.gov/cpi/home.htm)]% from the
previous Term for the 2 Renewal Terms of
Insight, GovernmentJobs.com and Candidate Text Messaging
after execution of this Agreement. Thereafter, NEOGOV may increase Fees according to
the Agreement.
4.Notwithstanding anything to the contrary in the NEOGOV Services Agreement, Customer
shall have a one-time right to terminate this Order Form solely in the event that Customer
is unable to export general ledger data to Customer's ERP platform in accordance with the
Page 498 of 509
specifications previously provided to NEOGOV. This one-time termination right shall expire
on the first export of such data to Customer's ERP platform.
"Ukiah, City of (CA)" NEOGOV
Signature:
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Page 499 of 509
Page 1 of 2
Agenda Item No: 14.b.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3229
AGENDA SUMMARY REPORT
SUBJECT: Review and Consider the Fiscal Year 2024-25 Budget Development Schedule.
DEPARTMENT: Finance PREPARED BY:
Dan Buffalo, Finance Director, Olga Keough,
Controller, Mary Horger, Financial Services
Manager, Diana Ramos, Assistant Accountant
PRESENTER: Dan Buffalo, Finance Director
ATTACHMENTS:
1. 2024-25 Budget Develpment Schedule
Summary: The Council will receive and consider the City's operating and capital budget development and
adoption schedule for the 2024-25 fiscal year.
Note: This schedule is flexible and currently in draft. It may be revised as necessary. Council members should
review and hold dates/times on their calendar. Council members should also report any potential conflicts to
Dan Buffalo, Director of Finance.
Background: California's law requires that an annually-approved appropriation plan be considered for all local
governmental entities. Most produce a budget to satisfy that requirement. The City of Ukiah will develop a
budget document for the 2024-25 fiscal year built on best practices, focused on clarity, and presented at the
highest level of quality per the guidelines of the Government Finance Officers Association.
Discussion: A sound, well-managed budget for a governmental entity is a living document. It is subject to
regular review and amendment, is clear and understandable, is scrutinized frequently, and its development
thoughtfully planned and executed. The City of Ukiah’s 2024-25 budget will exhibit these characteristics,
starting with planning. The attached schedule (Attachment #1) outlines the development process, key dates,
and milestones.
This schedule is flexible and currently in draft. It may be revised as necessary. Knowing this going into the
process creates the right frame of mind for everyone involved in developing what will be an end product that
will be indelibly beneficial to Staff, Council, and the community.
Recommended Action: Receive and consider the City's operating and capital budget development and
adoption schedule for the 2024-25 fiscal year.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: N/A
DIVERSITY-EQUITY INITIATIVES (DEI): N/A
CLIMATE INITIATIVES (CI): N/A
GENERAL PLAN ELEMENTS (GP): N/A
Page 500 of 509
Page 2 of 2
Page 501 of 509
ATTACHMENT 1
Page 502 of 509
Page 503 of 509
Page 504 of 509
Page 1 of 2
Agenda Item No: 14.c.
MEETING DATE/TIME: 12/6/2023
ITEM NO: 2023-3223
AGENDA SUMMARY REPORT
SUBJECT: Receive Updates on City Council Committee and Ad Hoc Assignments, and, if Necessary,
Consider Modifications to Assignments and/or the Creation/Elimination of Ad Hoc(s), Including Consideration
of a New Ad Hoc to Review the Fee Schedule for the Planning and Building Divisions.
DEPARTMENT: City Clerk PREPARED BY: Kristine Lawler, City Clerk
PRESENTER: Mayor Duenas and Various Councilmembers
ATTACHMENTS:
1. City Council Special Assignments rev 8-4-23
Summary: City Council members will provide reports and updates on their committee and ad hoc
assignments. If necessary, the Council may consider modifications.
Background: City Council members are assigned to a number of committees and ad hoc activities. These
assignments are included as Attachment 1.
Discussion: Previously, the City Council discussed having more time allocated to reporting on committee and
ad hoc activities. Often, the Council Reports section of the regular agenda is rushed due to impending
business (i.e., public hearings), and not enough time is afforded for reports beyond community activities.
In an effort to foster regular updates on committee and ad hoc assignments, this item is being placed on the
agenda to provide the City Council members an expanded opportunity to report on assignments and modify
assignments as necessary.
Staff is requesting an ad hoc be formed to work with the Community Development Department in the updating
of the Fee Schedule for the Planning and Building Divisions. A goal of the Fee Schedule update is to achieve
appropriate cost recovery while also ensuring equitable fees for services across the board. Because the Fee
Schedule has not been revised since January 2020, input and analysis from a Council ad hoc would be
valuable in ensuring this goal is achieved.
Recommended Action: Receive report(s). The Council will consider modifications to committee and ad hoc
assignments along with the creation/elimination ad hoc(s), and consider appointing two Councilmembers to
serve on an ad hoc to review the fee schedule for the Planning and Building Divisions.
BUDGET AMENDMENT REQUIRED: No
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: N/A
DIVERSITY-EQUITY INITIATIVES (DEI): N/A
CLIMATE INITIATIVES (CI): N/A
GENERAL PLAN ELEMENTS (GP): N/A
Page 505 of 509
Page 2 of 2
Page 506 of 509
2023 CITY COUNCIL SPECIAL ASSIGNEMENTS
LOCAL / UKIAH VALLEY MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
City Broadband Project TBD TBD
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
to evaluate the Request for Proposal (RFP) for the Internet Service
Provider (ISP) for the California's Public Utilities Commission (CPUC)
Last mile Broadband.
Orozco Jim Robbins, Grants Manager; 463-6708;
jrobbins@cityofukiah.com
Investment Oversight Committee Varies
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
Reviews City investments, policies, and strategies
Crane
Orozco - Alternate
Alan Carter, Treasurer
Dan Buffalo, Director of Finance; 463-6220
dbuffalo@cityofukiah.com
Disaster Council
Shall meet a minimum of
once a year at a time
and place designated
upon call of the chair
Place designated upon call of the chair or, if
she/he is unavailable or unable to call such
meeting, the first vice chair and then the City
Manager or her/his designee.
Office of Emergency Management
300 Seminary Ave.
Ukiah, CA 95482
467-5765 - Tami Bartolomei
Develop any necessary emergency and mutual aid plans, agreements,
ordinances, resolutions, rules, and regulations.
Orozco
Duenas- Alternate
Traci Boyl, City Manager's Office Management
Analyst; 467-5720; tboyl@cityofukiah.com
Greater Ukiah Business & Tourism
Alliance (GUPTA)
4th Monday of month,
10:00 a.m.
200 S School St.
Ukiah, CA 95482
200 S School St.
Ukiah, CA 95482
Promotes tourism and works to strengthen and promote the historic
downtown and businesses within the greater Ukiah area
Rodin
Duenas - Alternate
Shannon Riley,Deputy City Manager;
467-5793 sriley@cityofukiah.com
Mendocino County Inland Water and
Power Commission (IWPC)
2nd Thursday of
month, 6:00 p.m.
Civic Center
300 Seminary Avenue
conference room 5
IWPC Staff
P.O. Box 1247
Ukiah, CA 95482
391-7574 - Candace Horsley
Develops coordination for water resources and current water rights:
Potter Valley project - Eel River Diversion
Rodin
Orozco- Alternate
Sean White,Director of Water Resources;
463-5712 swhite@cityofukiah.com
North Coast Opportunities (NCO)4th Wednesday of
month, 2 p.m.Alternating locations - Ukiah and Lakeport
Governing Board Chair
North Coast Opportunities
413 North State Street
Ukiah, CA 95482
Assist low income and disadvantaged people to become self reliant Burgess
Jake Burgess, Community Services
Supervisor; 463-6201
jburgess@cityofukiah.com
Sun House Guild ex officio 2nd Tuesday of
month, 4:30 p.m.
Sun House
431 S. Main St.
Ukiah, CA
431 S. Main Street
Ukiah, CA 95482
467-2836
Support and expand Grace Hudson Museum Duenas
Neil Davis - Alternate
David Burton, Museum Director; 467-2836
dburton@cityofukiah.com
Ukiah Valley Basin Groundwater
Sustainability Agency (GSA)
2nd Thursday of
month, 1:30 p.m.
Board of Supervisors Chambers; 501 Low
Gap Road
Ukiah, CA
County Executive Office
501 Low Gap Rd., Rm. 1010
Ukiah, CA 95482
463-4441
GSA serves as the Groundwater Sustainability Agency in the Ukiah
Valley basin
Crane
Duenas - Alternate
Sean White, Director of Water Resources;
463-5712 swhite@cityofukiah.com
MENDOCINO COUNTY MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
City Selection Committee Called as required by
the Clerk of the Board
BOS Conference Room
501 Low Gap Rd. Rm. 1090
Ukiah, CA
C/O: BOS
501 Low Gap Rd., Rm 1090
Ukiah, CA 95482
463-4441
Makes appointments to LAFCO and Airport Land Use Commission
(Mayor - Primary; Vice Mayor - Alternate)
Mayor Rodin
Vice Mayor Duenas - Alternate
Kristine Lawler, City Clerk; 463-6217
klawler@cityofukiah.com
Economic Development & Financing
Corporation (EDFC)
2nd Thursday of
month, 2:00 p.m.
Primarily 631 S. Orchard Street
(location varies)
Executive Director
631 South Orchard Avenue
Ukiah, CA 95482
467-5953
Multi-agency co-op for economic development and business loan
program
Riley
(appointed 12/19/18)
Shannon Riley, Deputy City Manager;
467-5793 sriley@cityofukiah.com
Library Advisory Board
3rd Wednesdays of
alternate months;
1:00 p.m.
Various Mendocino County Libraries Ukiah County Library
463-4491 Review library policy and activities Duenas
Rodin - Alternate
Kristine Lawler, City Clerk; 463-6217;
klawler@cityofukiah.com
Mendocino County 1st District Liaison Monthly; TBD
Civic Center Annex
conference room #5
411 West Clay St.
Ukiah, CA 95482
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
To coordinate activities and policy development with the City's 1st
District Supervisor
Rodin
Crane - Alternate
Sage Sangiacomo, City Manager;
463-6221; ssangiacomo@cityofukiah.com
Mendocino County 2nd District Liaison 1st Wednesdays of
month, 8:00 a.m.
Civic Center Annex
conference room #5
411 West Clay St.
Ukiah, CA 95482
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
To coordinate activities and policy development with the County's 2nd
District Supervisor
Rodin
Duenas - Alternate
Shannon Riley, Deputy City Manager;
467-5793 sriley@cityofukiah.com
Mendocino Council of Governments
(MCOG)
1st Monday of month,
1:30 p.m.
Board of Supervisors Chambers
501 Low Gap Road
Ukiah, CA
Executive Director
367 N. State Street, Ste. 206
Ukiah, CA 95482
463-1859
Plan and allocate State funding, transportation, infrastructure and
project County wide
Duenas
Sher - Alternate
Tim Eriksen, Public Works Director/City
Engineer; 463-6280 teriksen@cityofukiah.com
Mendocino County Airport Land Use
Commission As needed
BOS Conference Room
501 Low Gap Rd., Rm. 1090,
Ukiah, CA
Mendocino County Executive Office
501 Low Gap Rd. Rm. 1010
Ukiah, CA 95482
To formulate a land use compatibility plan, provide for the orderly
growth of the airport and the surrounding area, and safeguard the
general welfare of the inhabitants within the vicinity
Liaisons: Owen/Schlatter
Greg Owen, Airport Manager; 467-2855;
gowen@cityofukiah.com
Craig Schlatter, Director of Community
Development; 463-6219;
cschlatter@cityofukiah.com
Mendocino County Local Area
Formation Commission (LAFCO)
1st Monday of month,
9:00 a.m.Board of Supervisors Chambers
Executive Director
200 S. School Street, Ste. 2
Ukiah, CA 95482
463-4470
Required by legislation - planning spheres of influence, annexation,
service areas, and special districts
Rodin
Crane - Desired Alternate if
appointment becomes available
with City Selection Committee
Craig Schlatter, Director of Community
Development; 463-6219;
cschlatter@cityofukiah.com
6/23/2023
ATTACHMENT 1
Page 507 of 509
2023 CITY COUNCIL SPECIAL ASSIGNEMENTS
MENDOCINO COUNTY
Continued MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Mendocino Solid Waste Management
Authority (MSWMA)
3rd Thursday of every
other month (varies),
10:00 a.m.
Willits Council Chambers
Solid Waste Director
3200 Taylor Drive
Ukiah, CA 95482
468-9710
County-wide Solid Waste JPA Crane
Sher- Alternate
Tim Eriksen, Public Works Director/City
Engineer; 463-6280 teriksen@cityofukiah.com
Mendocino Transit Authority (MTA)
Board of Directors
Last Wednesday of
month, 1:30 p.m.
Alternating locations - Ukiah Conference
Center or Fort Bragg, or Point Arena
Executive Director
241 Plant Road
Ukiah, CA 95482
462-1422
County-wide bus transportation issues and funding Sher
Duenas - Alternate
Tim Eriksen, Public Works Director/City
Engineer; 463-6280 teriksen@cityofukiah.com
Mendocino Youth Project JPA Board of
Directors
3rd Wednesday of
month, 7:45 a.m.776 S. State Street Conference Room
Mendocino Co. Youth Project
776 S. State Street, Ste. 107
Ukiah, CA 95482
707-463-4915
Targets all youth with a focus on drug and alcohol prevention, healthy
alternatives and empowering youth to make healthy choices
Cedric Crook, Police Captain
Duenas - Alternate
Cedric Crook, Police Captain 463-6771;
ccrook@cityofukiah.com
Russian River Flood Control District
(RRFCD) Liaison
1st Monday of month,
5:30 p.m.
151 Laws Ave.,Suite D
Ukiah, CA
151 Laws Ave., Ukiah, CA 95482;
rrfc@pacific.net; 462-5278
Proactively manage the water resources of the upper Russian River for
the benefit of the people and environment of Mendocino County White/Orozco Sean White, Director of Water Resources;
463-5712 swhite@cityofukiah.com
Ukiah Players Theater Board of
Directors
3rd Tuesday of
month, 6:00 p.m
1041 Low Gap Rd
Ukiah, CA 95482
462-1210
1041 Low Gap Rd
Ukiah, CA 95482
462-1210
To oversee the activities, organization and purpose of the Ukiah Players
Theater
Greg Owen, Airport Manager
(appointed 12/19/18)
Kristine Lawler, City Clerk; 463-6217
klawler@cityofukiah.com
Ukiah Unified School District (UUSD)
Committee Quarterly 511 S. Orchard, Ste. D
Ukiah, CA 95482
511 S. Orchard
Ukiah, CA 95482
Information exchange with UUSD Board Chair, Mayor, Superintendent,
and City Manager
Mayor, City Manager and
Police Chief
Sage Sangiacomo, City Manager; 463-6221
ssangiacomo@cityofukiah.com
REGIONAL MTG DATE/TIME LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Great Redwood Trail Agency
Bi-monthly, 3rd
Thursdays, 10:30
a.m.
Various Locations - announced
419 Talmage Road, Suite M
Ukiah, CA 95482
463-3280
Provides a unified and revitalized rail infrastructure meeting the freight
and passenger needs of the region
Rodin
Duenas - Alternate
Neil Davis, Community Services Director
467-5764 ndavis@cityofukiah.com
League of California Cities Redwood
Empire Legislative Committee
Prior to Division
Meetings, meets 3x in
person and then via
conference call
Various locations that are announced
Redwood Empire League President;
Public Affairs Program Manager
(916) 658-8243
Elected city officials and professional city staff attend division meetings
throughout the year to share what they are doing and advocate for their
interests in Sacramento
Orozco
Duenas -Alternate
Sage Sangiacomo, City Manager; 463-6221
ssangiacomo@cityofukiah.com
Russian River Watershed Association
(RRWA)
4th Thursday of
month, 9:00 a.m.
(only 5 times a year)
Windsor Town Hall
Russian River Watershed Assoc.
425 South Main St., Sebastopol, CA
95472
508-3670
Consider issues related to Russian river - plans projects and funding
requests
Rodin
Sher - Alternate
Tim Eriksen, Public Works Director/City
Engineer;463-6280 teriksen@cityofukiah.com
Northern California Power Agency
(NCPA) Commission
4th Thursday of
month, 9:00 a.m.
(see NCPA calendar)
Roseville, CA
and other locations
651 Commerce Drive
Roseville, CA 95678
916-781-4202
Pool of State and local power utilities developing and operating power
generation, providing scheduling and related energy services and
providing regulatory and legislative support.
Crane - Commissioner
Sauers - Alternate and
Commissioner in absence of
Commissioner Crane
Cindi Sauers - Electric Utility Director;
463-6286 csauers@cityofukiah.com
Northern California Power Agency
(NCPA) – Lodi Energy Center (LEC)
Appointment
2nd Monday of
month, 10:00 AM Lodi, CA and other locations
651 Commerce Drive
Roseville, CA 95678
916-781-4299
Committee oversees the operation, maintenance and expenditures of
the LEC 300 MW generating project.
Sauers – Project Participate
Appointee
Cindy Sauers, Electric Utility Director,
463‐6286, csauers@cityofukiah.com
Transmission Agency of Northern
California (TANC)
4th Wednesday of
month, 10 a.m.35 Iron Point Circle Suite 225 Folsom, CA
35 Iron Point Cir #225
Folsom, CA 95630
916-852-1673; info@tanc.us
Provide electric transmission to its Member utilities through
transmission line ownership or contract arrangements.
Crane
Sauers - Alternate
Cindi Sauers - Electric Utility Director;
463-6286 csauers@cityofukiah.com
STANDING COMMITTEES MTG DATE/TIME LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Diversity and Equity TBD Virtual Meeting Room
(link to be created)
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
Improve diversity and equity in the City’s workforce and municipal
services Orozco/Duenas Traci Boyl, City Manager's Office Management
Analyst; 467-5720; tboyl@cityofukiah.com
Fire Executive Committee
2nd Tue, every other
month beginning in
January; 5:00 p.m.
Ukiah Valley Conference Center,
200 S. School Street
Ukiah, CA
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
sabba@cityofukiah.com
Per the recently adopted agreement between the City of Ukiah and the
Ukiah Valley Fire Protection District Orozco/Sher
Doug Hutchison, Fire Chief; 463-6263;
dhutchison@cityofukiah.com
Countywide Oversight Board to the
RDA Successor Agencies
4th Thursday of
January, 4:00 p.m.;
meets annually
Ukiah Valley Conference Center,
200 S. School Street
Ukiah, CA
City of Ukiah
ATTN: City Clerk
300 Seminary Ave.
Ukiah, CA 95482
707-463-6217
oversee and direct the Successor Agencies of the former
redevelopment agencies Crane
Dan Buffalo, Director of Finance; 463-6220
dbuffalo@cityofukiah.com
Kristine Lawler, City Clerk; 463-6217,
klawler@cityofukiah.com
6/23/2023
Page 508 of 509
COMMITTEE ASSIGNED TO PRINCIPAL STAFF SUPPORT
Electric Grid Operational Improvements Crane/Orozco Cindy Sauers, Electric Utility Director;
463-629586 csauers@cityofukiah.com
Trench Cut Policy Development Crane Tim Eriksen, Public Works Director/City Engineer;
463-6280 teriksen@cityofukiah.com
Advance Planning & Policy for Sphere of
Influence (SOI), Municipal Service Review (MSR),
Annexation, Tax Sharing, Detachment, and Out
of Area Service Agreements
Crane/Rodin
Craig Schlatter, Community Development Director
463-6219 cschlatter@cityofukiah.com
UVSD/ City Relations
Ad hoc committee to address specific issues with the
Ukiah Valley Sanitation District, including discussion of
overall sewer system service delivery policies, operating
policy revisions, potential revisions to the current
Operating Agreement, and cost sharing
Crane/Orozco
Dan Buffalo, Director of Finance;
463‐6220 dbuffalo@cityofukiah.com
Sean White, Water Resources Director
463‐5712 swhite@cityofukiah.com
Orr Street Bridge Corridor Rodin/Sher Tim Eriksen, Public Works Director/City Engineer;
463-6280 teriksen@cityofukiah.com
Complete Streets Rodin/Crane
Tim Eriksen, Public Works Director/City Engineer;
463-6280 teriksen@cityofukiah.com
Shannon Riley, Deputy City Manager
467-5793 sriley@cityofukiah.com
Neil Davis, Community Services Director
467-5764 ndavis@cityofukiah.com
Special Districts (Water District Consolidation)Orozco/Crane Shannon Riley, Deputy City Manager
467‐5793 sriley@cityofukiah.com
Corp Yard Planning Crane/Orozco Jason Benson, Senior Civil Engineer
463‐6284 jbenson@cityofukiah.com
City/District Review of 2019/22 Proposed Fire
Code Crane/Orozco Doug Hutchison, Fire Chief
463‐6263 dhutchison@cityofukiah.com
Mendocino County Courthouse Project and
Reuse Sher/Orozco Shannon Riley, Deputy City Manager
467‐5793 sriley@cityofukiah.com
Climate Action Plan
Will coordinate with the Community Development
Director to identify and assign representation to each of
the identified categories, and also coordinate with the
Community Development Director and the Climate Action
Plan Working Group related to other outreach efforts
during the development of the draft municipal Climate
Action Plan related to the 2040 General Plan
Sher/Duenas
Craig Schlatter, Community Development Director
463-6219 cschlatter@cityofukiah.com
City's 150-Year Anniversary Planning Orozco/Rodin Shannon Riley, Deputy City Manager
467‐5793 sriley@cityofukiah.com
2023 AD HOC COMMITTEES
8/4/2023
Page 509 of 509