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Home My WebLink About2009-07-27 PacketCITY OF • JKIAH REDEVELOPMENT Special • g COUNCILCIVIC CENTER 300 Seminary Avenue Ukiah, CA 95482 Monday 1 1 ' f1 PLEDGE2. OF 3. RIGHT TO APPEAL DECISION 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. 4. 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, 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. 5. PUBLIC HEARING a. Adoption of Resolution Approving a Mitigated Negative Declaration for the City of Ukiah and City of Ukiah Redevelopment Agency Agreements to Purchase and Sell Real Property — Airport Industrial Park 6. UNFINISHED BUSINESS a. Approval of the Sewer System Management Plan (SSMP) by the City Council in Accordance with the Requirements of the State Water Resources Control Board (SWRCB). 7. CLOSED SESSION — Closed Session may be held at any time during the meeting a. Public Employee Performance Evaluation (Government Code § 5495) Title: City Manager Please be advised that the City needs to be notified 24 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, 7:30 am to 5:00 pm 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 24 hours prior to the meeting set forth on this agenda. Dated this 22nd day of July, 2009. JoAnne Currie, City Clerk ITEM NO.. 5a MEETING DATE: July 27, 2009 1 , 1 - - • - Ukiah CiILCouncil Ukiah Redevelopment !. • ! •,ency SUBJECT: ADOPTION OF RESOLUTION APPROVING A MITIGATED NEGATIVE DECLARATION FOR THE CITY OF UKIAH AND CITY OF UKIAH REDEVELOPMENT AGENCY AGREEMENTS TO PURCHASE AND SELL REAL PROPERTY — AIRPORT INDUSTRIAL PARK Background: The City of Ukiah Redevelopment Agency ("Agency") and the City of Ukiah have entered agreements with Redwood Business Park of Ukiah ("RBP"), two limited partnerships owned by Terrence Tallen and Anne Keshen ("TKH"), and Legacy Four -Ukiah ("Legacy"), a limited partnership which owns property adjacent to Ken Fowler Motors. Under the agreements, the Agency would acquire approximately 18.38 acres of land ("the Property"), including the TKH Property on the east side of Airport Park Boulevard in the Airport Industrial Park (consisting of approximately 14.5 acres) and two parcels from Legacy adjacent to the north boundary of the TKH Property (consisting of approximately 3.88 acres). In addition, RBP would write down the amount owed under the promissory notes it holds on the TKH Property, and the Agency would acquire a 3 year option to purchase from RBP another approximately 14.75 acres on the west side of Airport Park Blvd. across from the TKH Property. The Agreements are considered a "Project" pursuant to the California Environmental Quality Act (CEQA) and the terms of the Agreements require the City to conduct environmental review to satisfy CEQA requirements. The purpose of this Agenda Item is for the City Council and Ukiah Redevelopment Agency in joint session to conduct a public hearing and consider adoption of a resolution approving the Mitigated Negative Declaration for the project. Continued on Page 2 Recommended Action(s): 1) Conduct a public hearing; 2) Consider adopting the Resolution approving the Mitigated Negative Declaration for the City of Ukiah and City of Ukiah Redevelopment Agency Agreements to Purchase and Sell Real Property — Airport Industrial Park and to waive the CEQA contingencies in the agreements. Alternative Council Option(s): Do not approve the Mitigated Negative Declaration and provide direction to Staff. Citizens advised: Publicly Noticed as required by law. Requested by: Charley Stump, Director of Planning and Community Development Prepared by: Charley Stump, Director of Planning and Community Development Coordinated with: Jane Chambers, City Manager and David Rapport, City Attorney Attachments: 1) Resolution 2) Mitigated Negative Declaration Approved*ae 2_ Chambers, City Manager AIP Agreements Mitigated Negative Declaration July 27, 2009 Page 2 Discussion: Staff prepared an Initial Environmental Study to determine if the Agreements to acquire property (Project) would have a significant impact on the environment. Based on the information contained in the Study, Staff concluded that the Project, as mitigated would not have a potentially significant adverse impact on the environment and therefore a Mitigated Negative Declaration was appropriate for the project. Findings Supporting a Mitigated Negative Declaration The proposed Mitigated Negative Declaration includes the following findings: 1. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, does not have the potential to degrade the quality of the local or regional environment; 2. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will not result in short-term impacts that will create a disadvantage to long-term environmental goals; 3. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will not result in impacts that are individually limited, but cumulatively considerable; and 4. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will not result in environmental impacts that will cause substantial adverse effects on human beings, either directly or indirectly. 5. The Initial Environmental Study examined areas of potential impacts and evaluated them in light of the 1995 Program EIR to determine if the project would result in new or increased impacts. Based on the conclusions reached in the Initial Environmental Study, it has been determined that the proposed Agreement to purchase and sell land in and of itself would not have significant adverse impacts on the environment because the zoning and development opportunities would not change as a result of the project. However, future development projects would be subject to CEQA evaluation, and determinations made as to whether or not those projects would be consistent with the assumptions and scope of the 1995 certified Program EIR and subsequent Traffic studies. The 1995 Mitigation Program would be applied to those projects as it has been for all development projects proposed and approved since that time. a. The conclusion that the proposed Agreement to Purchase Land would not in and of itself have significant adverse impacts on the environment is based on the following: b. The Airport Industrial Park has built out less intensively than assumed in the 1995 Program EIR, as evidenced in the analysis contained in this Initial Environmental Study. AIP Agreements Mitigated Negative Declaration July 27, 2009 Page 3 c. The development potential for the properties involved in the Agreement to Purchase Land would not change from what is currently possible because the project would not change the Airport Industrial Park Planned Development Ordinance which contains the allowed and permitted land uses and the required development standards. Moreover, while the Agency will acquire title to the 18 Acres and an option to purchase the 14.75 Acres, no more information is available now about the specific projects that will be constructed on this property than was known when the Program EIR and the 2004 and 2007 Mitigated Negative Declarations were adopted by the City. d. The 2004 and 2007 Mitigated Negative Declarations approved for the rezonings of the subject properties found no additional new environmental impacts resulting from those actions except for traffic. e. The 2004 and 2007 Traffic Studies prepared for the rezonings found that the proposed re -designation of the subject properties to a classification that would potentially allow full retail commercial development would require a new traffic signal at the intersection of Commerce Drive and Airport Park Boulevard to maintain the required Level of Service "D" at impacted intersections. f. The 2004 and 2007 Mitigated Negative Declarations included a mitigation measure requiring the traffic signal when commercial development is approved on the subject properties. g. The hydrology, geology and soils on the site have not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. h. The biological setting of the site has not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. i. The historic and cultural resource setting has not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. j. The existing Light Manufacturing/Mixed-Use designation on the parcels affected by the proposed Agreement to Purchase Land would not change and it contains architectural and landscaping standards intended to produce attractive well designed developments consistent with the requirements of the 1995 Program EIR. k. The landscaping standards contained in the Light Manufacturing/Mixed-Use designation are intended, in part, to result in energy conservation consistent with the requirements of the 1995 Program EIR. I. The noise setting of the site is consistent with what was assumed in 1995 and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. AIP Agreements Mitigated Negative Declaration July 27, 2009 Page 4 Public Review: The proposed Mitigated Negative Declaration was made available for public review and noticed accordingly. The review period lasted from June 20, 2009 through July 13, 2009 and no written comments were received. Accordingly, no Responses to Comments have been prepared. At the July 27, 2009 public hearing, the Council and Agency are obligated to receive public testimony. However, the deadline for submitting written comments has passed and the City Council and Redevelopment Agency should not receive further written comments. To do so would be inappropriate and unfair to members of the public who have not submitted written comments after the deadline, because they believed that the deadline had passed. Recommendation: 1. Conduct a public hearing 2. Adopt the Resolution approving the Mitigated Negative Declaration and Waving CEQA contingencies in the agreements. Fiscal Impact: Budgeted FYF1New 09/10 Appropriation Amount Budgeted Addit. Appropriation Requested INot Applicable Budget Amendment Required Source of Funds (title and #) Account Number CONNECTION .:.• ..,.. UKI 1 AND CITY OF 1. REDEVELOPMENT AGENCY AGREEMENTS TO PURCHASE REAL PROPERTY — AIRPORT INDUSTRIAL PARK, AND APPOVING THE PROJECT. '•• FATIANAM The City of Ukiah ("City") and Ukiah Redevelopment Agency ("Agency") as Lead Agencies, have prepared an Initial Environmental Study and a Mitigated Negative Declaration, dated June 18, 2009, for the City of Ukiah and City of Ukiah Redevelopment Agency Agreements to Purchase Real Property — Airport Industrial Park; and 2. Under the agreements, the Agency will acquire approximately 18.38 acres of land ("the Property"), including the property on the east side of Airport Park Boulevard in the Airport Industrial Park, consisting of approximately 14.5 acres ("TKH Propertyy"), owned by TKH Coastal Property Investments, LLC., and TKH Ukiah Property, LLC (collectively, "TKH") and two parcels from Legacy Four -Ukiah, LLC ("Legacy") adjacent to the north boundary of the TKH Property (consisting of approximately 3.88 acres). In addition, Redwood Business Park of Ukiah, LP and FYHRCO, Inc. (collectively, "RBP") will write down the amount owed under the promissory notes it holds on the TKH Property, and the Agency would acquire a 3 year option to purchase from RBP another approximately 14.75 acres on the west side of Airport Park Blvd. across from the TKH Property; and 3. The Initial Environmental Study and Mitigated Negative Declaration found that the proposed Agreement to purchase land in and of itself would not have significant adverse impacts on the environment, because the zoning and development opportunities would not change as a result of the change in ownership of land; and 4. Future development projects on the subject parcels evaluation, and determinations made as to whether or consistent with the assumptions and scope of the 1995 Program EIR and subsequent Traffic studies. The 1995 be applied to those projects as it has been for all devel approved since that time. would be subject to CEQA not those projects would be certified Airport Industrial Park EIR Mitigation Program would opment projects proposed and 5. The Initial Environmental Study and Mitigated Negative Declaration were publicly noticed and made available for public review and written comments between June 20, 2009 and July 13, 2009, and no written comments were received; and 6. Pursuant to CEQA Guidelines 14 California Code of Regulations ("CRR") Section 15074 the decision-making body of the City, in this case the City Council and the Agency, prior to approving the project, shall consider the proposed mitigated negative declaration and approve the project only if they find on the basis of the whole record before them, including the negative declaration and any comments received, that there is no substantial evidence that the project, as mitigated, will have a significant effect on the environment and that the mitigated negative declaration reflects the independent judgment and analysis of the City and the Agency; and 7. The agreements to purchase the Property do not obligate the Agency to purchase the Property or the City to perform its obligations under the agreements, until the City and the Agency have complied with CEQA by completing an initial study and adopting a negative declaration or an EIR; and 8. The City Council and the Agency have determined to approve the project by adopting the proposed negative declaration and notifying TKH, Legacy and RBP that the City and the Agency have complied with CEQA and, therefore, remove the CEQA contingency from the agreements; and 9. The City Council and the Agency have based their decision on the record which includes those items identified in Public Resources Code Section 21167.6(e), including, but not limited to, the Initial Study, the 1995 certified Airport Industrial Park Program EIR and subsequent Traffic studies, referenced in the Initial Study, the 1999 Mitigated Negative Declaration adopted for the rezoning of 32 acres south of Commerce Drive and westy of Airport Park Boulevard, and the 2004 Mitigated Negative Declaration adopted for revisions to the Planned Development Ordinance for gthe same acreage, the resolutions adopted in connection therewith, and all documents referenced in or relied upon in the just referenced EIR, Mitigated Negative Declarations, and traffic studies, all of which reflect the independent judgment and analysis of the City and the Agency; and 10.The record of proceedings upon which this decision is based, including the Redwood Buisness Park project files maintained in the office of the Director of Planning and Community Development, the office of the Public Works Director/City Engineer, Civic Center, 300 Seminary Avenue, Ukiah, CA. 95482, and the Executive Director of the Ukiah Redevelopment Agency, Civic Center, 300 Seminary Ave., Ukiah, CA. 95482, as the custodians of the record, are available for public inspection upon request of the Director of Planning and Community Development or his/her designee; and 11. As set forth below, the City Council and the Agency find on the basis of substantial evidence in the record of proceedings and the public comments received during the public review period that the project, as mitigated by the mitigations in the Program EIR and the subsequently approved Mitigated Negative Declarations and associated resolutions, that the purchase of the Property by the Agency and the performance by the City of its obligations under the agreements will not have a significant adverse impact on the environment; and 12.The program for reporting on or monitoring the conditions of approval imposed on development within the Airport Industrial Park, including the Property, previously adopted by the City Council are incorporated herein and shall be the program used to monitor the implementation of those conditions on the Property; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah finds as follows: 1. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, does not have the potential to degrade the quality of the local or regional environment; 6. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will not result in short-term impacts that will create a disadvantage to long-term environmental goals; 7. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will not result in impacts that are individually limited, but cumulatively considerable; and 8. Based upon the analysis, findings and conclusions contained in the Initial ,Environmental Study, the project, as mitigated, will not result in environmental impacts that will cause substantial adverse effects on human beings, either directly or indirectly. The Initial Environmental Study examined areas of potential impacts and evaluated them in light of the 1995 Program EIR to determine if the project would result in new or increased impacts. Based on the conclusions reached in the Initial Environmental Study, it has been determined that the proposed Agreement to purchase land in and of itself would not have significant adverse impacts on the environment because the zoning and development opportunities would not change as a result of the project. However, future development projects would be subject to CEQA evaluation, and determinations made as to whether or not those projects would be consistent with the assumptions and scope of the 1995 certified Program EIR and subsequent Traffic studies. The 1995 Mitigation Program would be applied to those projects as it has been for all development projects proposed and approved since that time. 9. The conclusion that the proposed Agreement to Purchase Land would not in and of itself have significant adverse impacts on the environment is based on the following: a. The Airport Industrial Park has built out less intensively than assumed in the 1995 Program EIR, as evidenced in the analysis contained in this Initial Environmental Study. b. The development potential for the properties involved in the Agreement to Purchase Land would not change from what is currently possible because the project would not change the Airport Industrial Park Planned Development Ordinance which contains the allowed and permitted land uses and the required development standards. Moreover, while the Agency will acquire title to the 18 Acres and an option to purchase the 14.75 acres, no more information is available now about the specific projects that will be constructed on this property than was known when the Program EIR and the 2004 and 2007 Mitigated Negative Declarations were adopted by the City. c. The 2004 and 2007. Mitigated Negative Declarations approving the rezonings of the subject properties found no additional new environmental impacts resulting from those actions except for traffic. d. The 2004 and 2007 Traffic Studies prepared for the rezonings found that the proposed re -designation of the subject properties to a classification that would potentially allow full retail commercial development would require a new traffic signal at the intersection of Commerce Drive and Airport Park Boulevard to maintain the required Level of Service "D" at impacted intersections. e. The 2004 and 2007 MitigatedNegative Declarations included a mitigation measure requiring the traffic signal when commercial development is approved on the subject properties. f. The hydrology, geology and soils on the site have not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. g. The biological setting of the site has not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. h. The historic and cultural resource setting has not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. i. The existing Light Manufacturing/Mixed-Use designation on the parcels affected by the proposed Agreement to Purchase Land would not change and it contains architectural and landscaping standards intended to produce attractive well designed developments consistent with the requirements of the 1995 Program EIR. The landscaping standards contained in the Light Manufacturing/Mixed-Use designation are intended, in part, to result in energy conservation consistent with the requirements of the 1995 Program EIR. k. The noise setting of the site is consistent with what was assumed in 1995 and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. 6. The City Council and the Agency are able to conclude that the proposed agreements to purchase the Property in and of themselves would not have significant adverse impacts on the environment, because the zoning and development opportunities would not change as a result of the change in ownership of land. The Council is also able to conclude that future development projects on the subject parcels would be subject to CEQA evaluation, and determinations made as to whether or not those individual projects, when clearly defined, would be consistent with the assumptions and scope of the 1995 certified Airport Industrial Park Program EIR and subsequent Traffic studies. The 1995 EIR Mitigation Program would be applied to those projects as it has been for all development projects proposed and approved since that time. 7. The proposed Mitigated Negative Declaration is hereby approved and adopted. 8. The City Council and the Ukiah Redevelopment Agency hereby: (1 waive the CEQA contingencies in the agreements covered by the mitigated negative declaration; specifically, Section 1.ii in the Assignment and Assumption Agreement with RBP, Section 1.2.e in the Option Agreement with RBP, Section 2.a.ii in the Purchase Agreement with TKH and Section 2.a.ii in the Purchase Agreement with Legacy Four; and (2) authorize the City Manager/Agency Executive Director to notify the parties to these agreements of these actions. PASSED AND ADOPTED by the City Council of the City of Ukiah this day of July, 2009 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Philip E. Baldwin, Mayor ATTEST: JoAnne Currie, City Clerk PASSED AND ADOPTED by the Redevelopment Agency of the City of Ukiah this day of July, 2009 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Philip E. Baldwin, Chairman ATTEST: JoAnne Currie, City Clerk Planning and Community Development PurchaseAgreements for Purchase of Real Property and Option to Real Property Airport Industrial Park / Redwood Business Park PROJECT: Agreements for Purchase and Sale of Real Property and Option to Purchase Real Property —Airport Industrial Park/Redwood Business Park DATE: June 18, 2009 PROJECT PROPONENT: City of Ukiah Redevelopment Agency and City of Ukiah LOCATION: Airport Industrial Park/Redwood Business Park, Ukiah CA, Mendocino County PROJECT DESCRIPTION: In order to facilitate the development of underutilized properties within the Redwood Business Park/Airport Industrial Park Development, the Agency proposes to assemble approximately 18 acres of vacant land currently under multiple ownerships and divided among 12 legal parcels (the "18 Acres"). In addition, the Agency proposes to purchase an option on an additional 14.75 acres of vacant property (the "14.74 Acres"). The Agency desires to acquire the property for reasons including but not limited to the following: 1) Potential expansion of retail offerings by the addition of a major anchor retail tenant; 2) Utilization of land at prime retail location within the redevelopment project area; 3) Catalyze surrounding development; 4) Increase employment and business opportunities; 5) Increase revenues to City and Agency; 6) Promote infill development; and 7) Help facilitate a more integrated development of the Property. Assembly of the land has resulted in the approval and execution by the parties of the following four agreements: (1) Assignment and Assumption agreement among Redwood Business Park of Ukiah, LP ("RBP"), FYHRCO, Inc. ("FYHRCO"), a Nevada corporation, the Redevelopment Agency of the City of Ukiah ("Agency"), and the City of Ukiah, dated June 17, 2009 ("Assignment Agreement"), (2) Agreement for the Purchase and Sale of Real Property among TKH Coastal Property Investments, LLC ("Coastal") and TKH Ukiah Property, LLC ("TKH"), dated June 17, 2009 ("TKH Agreement"), (3) Agreement for Purchase and Sale of Real Property among the Agency, the City of Ukiah, and Legacy Four Ukiah, LLC, dated June 17, 2009 ("Legacy Four Agreement"), and (4) Option Agreement among the Agency, the City of Ukiah and RBP, dated June 17, 2009 ("Option Agreement"). Collectively, the four agreements are called "the Agreements." Each of the Agreements is posted on the City of Ukiah's website at www.citvofukiah.com and is available for inspection at the City of Ukiah Department of Planning and Community Development, Ukiah Civic Center, 300 Seminary Ave., Ukiah, CA. 95482. Under the TKH Agreement, the Agency is purchasing Mendocino County Assessor Parcel Numbers ("APN") 180-080-58, 59, 64, 65, 66 and 67, also known as G-1, G-2, F-10 and F-11 on that certain Record of Survey recorded in Map Case 2, Drawer 64 of the Official Records of Mendocino County ("OR") and APNs 180-110- 8, 9 and 10, also known as "Parcel 1" on Parcel Map, No. 04-51, recorded at OR Map Drawer 74, Page 4. Under the Assignment Agreement, the Agency is assuming the promissory notes and deeds of trust on Parcels G-1, G-2 and F-11 and RBP and FYHRCO are modifying those documents to reduce the amount owed. Upon close of escrow under the TKH Agreement, the Agency will pay the reduced amount and the notes will be cancelled and the deeds of trust reconveyed. The City agrees to accept fee title to a segment of Airport Park Boulevard for which it currently has an easement for public street. Under the Legacy Four Agreement, the Agency is purchasing Mendocino County Assessor Parcel ("APN") Numbers 180-080-57, 62 and 63, also known as 1275 Airport Park Blvd., Ukiah, CA, and more particularly described as Lots F8 and G3, as numbered. and designated on that certain Parcel Map No. M.S. 97-07 filed for record July 28, 1997 in OR Map Case 2, Drawer 64, Pages 21 and 22. The City agrees to abandon right of way in a road and cul de sac shown on 97-07 that was never constructed or used and to accept a right of way for the road and cul de sac that was constructed on Lots F8, F7, G3 and G4 plus additional right of way, extending to the east boundary of Lots G3 and G4. Under the Option Agreement, the Agency is purchasing a 3 year option to purchase at fair market value Lot H as described in the deed, recorded at OR Book 2183, Page 338), Lot G as described in the deed recorded at OR Book 2183, Page 335, and Lot F6 as described in the deed recorded at OR Book 2183, Page 340, all consisting of 14.75 acres more or less. As provided in each of the Agreements, the City and the Agency are not legally obligated to purchase the property or the option or to otherwise perform their obligations under the Agreements until they have completed environmental review in compliance with the California Environmental Quality Act ("CEQA"). ENVIRONMENTAL SETTING: The subject property is vacant and located south of and adjacent to dense urban development. Highway 101 is located east of the property and the NWP and Ukiah regional Airport are located to the west. FINDINGS SUPPORTING A MITIGATED NEGATIVE DECLARATION: Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, does not have the potential to degrade the quality of the local or regional environment; 2. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will not result in short-term impacts that will create a disadvantage to long-term environmental goals; 3. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will not result in impacts that are individually limited, but cumulatively considerable; and 4. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will not result in environmental impacts that will cause substantial adverse effects on human beings, either directly or indirectly. The Initial Environmental Study examined areas of potential impacts and evaluated them in light of the 1995 Program EIR to determine if the project would result in new or increased impacts. Based on the conclusions reached in the Initial Environmental Study, it has been determined that the proposed Agreement to purchase and sell land in and of itself would not have significant adverse impacts on the environment because the zoning and development opportunities would not change as a result of the project. However, future development projects would be subject to CEQA evaluation, and determinations made as to whether or not those projects would be consistent with the assumptions and scope of the 1995 certified Program EIR and subsequent Traffic studies. The 1995 Mitigation Program would be applied to those projects as it has been for all development projects proposed and approved since that time. a. The conclusion that the proposed Agreement to Purchase Land would not in and of itself have significant adverse impacts on the environment is based on the following: b. The Airport Industrial Park has built out less intensively than assumed in the 1995 Program EIR, as evidenced in the analysis contained in this Initial Environmental Study. The development potential for the properties involved in the Agreement to Purchase Land would not change from what is currently possible because the project would not change the Airport Industrial Park Planned Development Ordinance which contains the allowed and permitted land uses and the required development standards. Moreover, while the Agency will acquire title to the 18 Acres and an option to purchase the 14.75 Acres, no more information is available now about the specific projects that will be constructed on this property than was known when the Program EIR and the 2004 and 2007 Mitigated Negative Declarations were adopted by the City. d. The 2004 and 2007 Mitigated Negative Declarations approved for the rezonings of the subject properties found no additional new environmental impacts resulting from those actions except for traffic. N A e. The 2004 and 2007 Traffic Studies prepared for the rezonings found that the proposed re- designation of the subject properties to a classification that would potentially allow full retail commercial development would require a new traffic signal at the intersection of Commerce Drive and Airport Park Boulevard to maintain the required Level of Service "D" at impacted intersections. f. The 2004 and 2007 Mitigated Negative Declarations included a mitigation measure requiring the traffic signal when commercial development is approved on the subject properties. g. The hydrology, geology and soils on the site have not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. h. The biological setting of the site has not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. i. The historic and cultural resource setting has not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. j. The existing Light Manufacturing/Mixed-Use designation on the parcels affected by the proposed Agreement to Purchase Land would not change and it contains architectural and landscaping standards intended to produce attractive well designed developments consistent with the requirements of the 1995 Program EIR. k. The landscaping standards contained in the Light Manufacturing/Mixed-Use designation are intended, in part, to result in energy conservation consistent with the requirements of the 1995 Program EIR. I. The noise setting of the site is consistent with what was assumed in 1995 and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. STATEMENT OF DECLARATION: After appraisal of the possible impacts of this project, the City of Ukiah has determined that the project, as mitigated, will not have a significant effect on the environment, and further, that this Mitigated Negative Declaration constitutes compliance with the requirements for environmental review and analysis required by the California Environmental Quality Act. The Initial Environmental Study and all resources information used to perform the initial environmental analysis may be reviewed at the City of Ukiah Department of Planning and Community Development, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. 3 June 19, 2009 Date INITIAL ENVIRONMENTAL STUDY '_. - • L STUDY Planning and Agreements for Purchase of Real Property and Option to Community Purchase Real Property- Redwood Business Park/Airport Development Industrial Project Title: Agreements for Purchase of Real Property and Option to Purchase Real Property- Redwood Business Park/Airport Industrial Park Lead Agency Name and City of Ukiah Address: Department of Planning and Community Development 300 Seminary Avenue Ukiah, CA 95482 Project Location: Airport Park Blvd., Redwood Business Park, Southeast Ukiah, Mendocino County Project Sponsor's Name and City of Ukiah Address: 300 Seminary Avenue Ukiah, CA 95482 BACKGROUND The Ukiah Redevelopment Agency has powers, duties, and obligations to implement a program for redevelopment, rehabilitation, and revitalization. Over the past year, the Ukiah Redevelopment Agency (URA) has conducted a number of meetings to discuss and consider the Agency's current financial information, goals, and objectives. As a result of this work, the Agency is well positioned to consider and undertake specific projects. A principle strategy of the Agency is that major redevelopment projects and activities should alleviate blighting conditions by promoting economic revitalization. This approach to redevelopment makes the most effective use of staff and financial resources, leverages outside funding sources, and stimulates revitalization to the fullest extent possible. The Agency has identified the Redwood Business Park/Airport Industrial Park Development as a priority opportunity site for economic revitalization. Over- forty acres of undeveloped and underutilized property exists in the Redwood Business Park/Airport Industrial Park Development. The property is easily accessible from US -101 and is primarily zoned and designated for retail/commercial development. In addition, much of the public infrastructure required for development currently exists. A number of large projects are operating within the Park, including Wal-Mart, Friedman's Home Improvement, Michael's, Hampton Inn, Fairfield Suites, Staples, and Fowler Auto Center. Build -out of the underutilized property represents an opportunity for economic growth and would help secure the economic vitality of the entire development. The continued success and growth of the Redwood Business Park/Airport Industrial Park Development is critical to the City's tax revenues and ability to provide governmental services including police, fire, streets, planning, and parks. City of Ukiah RBP an Acquisition Project 1 Initial Environmental Study June 19, 2009 INITIAL ENVIRONMENTAL STUDY The City of Ukiah Redevelopment Agency ("Agency") and the City of Ukiah have entered agreements with Redwood Business Park of Ukiah ("RBP"), two limited partnerships owned by Terrence Tallen and Anne Keshen ("TKH"), and Legacy Four -Ukiah ("Legacy"), a limited partnership which owns property adjacent to Ken Fowler Motors. Under the agreements, the Agency would acquire approximately 18.38 acres of land ("the Property"), including the TKH Property on the east side of Airport Park Boulevard in the Airport Industrial Park (consisting of approximately 14.5 acres) and two parcels from Legacy adjacent to the north boundary of the TKH Property (consisting of approximately 3.88 acres). In addition, RBP would write down the amount owed under the promissory notes it holds on the TKH Property, and the Agency would acquire a 3 year option to purchase from RBP another approximately 14.75 acres on the west side of Airport Park Blvd. across from the TKH Property. PROJECT DESCRIPTION In order to facilitate the development of underutilized properties within the Redwood Business Park/Airport Industrial Park, the Agency proposes to assemble approximately 18 acres of vacant land currently under multiple ownerships and divided among 12 legal parcels. In addition,, the Agency proposes to purchase an option on an additional 14.75 acres of vacant property. The Agency desires to acquire the property for reasons including but not limited to the following: • Potential expansion of retail offerings by the addition of a major anchor retail tenant • Utilization of land at prime retail location within the redevelopment project area • Catalyze surrounding development • Increase employment and business opportunities • Increase revenues to City and Agency • Promote infill development • Help facilitate a more integrated development of the Property Under the direction of the Ukiah City Council/URA Board, the Agency has proactively pursued facilitating development in the Park since at least 2004, culminating in the agreements which were negotiated at length with developers and preexisting landowners. Through the ongoing discussions with the various property owners, it became apparent that the assembly of the property would not be possible without the Agency's involvement. In order to assemble the land, the City and the Agency have entered the following four agreements: (1) Assignment and Assumption agreement among Redwood Business Park of Ukiah, LP ("RBP"), FYHRCO, Inc. ("FYHRCO"), a Nevada corporation, the Agency, and the City of Ukiah, dated June 17, 2009 ("Assignment Agreement"), (2) Agreement for the Purchase and Sale of Real Property among TKH Coastal Property Investments, LLC ("Coastal") and TKH Ukiah Property, LLC ("TKH"), dated June 17, 2009 ("TKH Agreement"), (3) Agreement for Purchase and Sale of Real Property among the Agency, the City of Ukiah, and Legacy Four Ukiah, LLC, dated June 17, 2009 ("Legacy Four Agreement"), and (4) Option Agreement among the Agency, the City of Ukiah and RBP, dated June 17, 2009 ("Option Agreement"). Collectively, the four agreements are called "the Agreements. Each of the Agreements is posted on the City of Ukiah's website at www.cityofukiah.com and is available for inspection at the City of Ukiah Department of Planning and Community Development, Ukiah Civic Center, 300 Seminary Ave., Ukiah, CA. 95482. Under the TKH Agreement, the Agency is purchasing Mendocino County Assessor Parcel Numbers ("APN") 180-080-58, 59, 64, 65, 66 and 67, also known as G-1, G-2, F-10 and F-11 on that certain Record of Survey recorded in Map Case 2, Drawer 64 of the Official Records of Mendocino County ("OR") and APNs 180-110-8, 9 and 10, also known as "Parcel 1" on Parcel Map, No. 04-51, recorded at OR Map Drawer 74, Page 4 (the `TKH Property"). Under the Assignment Agreement, the Agency is assuming the promissory notes and deeds of trust on Parcels G-1, G-2 and F-11 and RBP and City of Ukiah RBP Land Acquisition Project 2 Initial Environmental Study June 19, 2009 A INITIAL ENVIRONMENTAL STUDY FYHRCO are modifying those documents to reduce the amount owed. Upon close of escrow under the TKH Agreement, the Agency will pay the reduced amount and the notes will be cancelled and the deeds of trust reconveyed. The City agrees to accept a conveyance by RBP of fee title to a segment of Airport Park Boulevard for which the City currently has an easement for a public street. Under the Legacy Four Agreement, the Agency is purchasing APN Numbers 180-080-57, 62 and 63, also known as 1275 Airport Park Blvd., Ukiah, CA, and more particularly described as Lots F8 and G3, as numbered and designated on that certain Parcel Map No. M.S. 97-07 filed for record July 28, 1997 in OR Map Case 2, Drawer 64, Pages 21 and 22 (the "Legacy Property"). The City agrees to abandon its right of way in a road and cul de sac shown on Parcel Map No. 97-07 that was never constructed or used and to accept a right of way for the road and cul de sac that was constructed on Lots F8, F7, G3 and G4 plus additional right of way, extending to the east boundary of Lots G3 and G4. Under the Option Agreement, the Agency is purchasing a conditional 3 year option to purchase at fair market value Lot H as described in the deed, recorded at OR Book 2183, Page 338), Lot G as described in the deed recorded at OR Book 2183, Page 335, and Lot F6 as described in the deed recorded at OR Book 2183, Page 340, all consisting of 14.75 acres more or less. The Agency's right to exercise the adoption is conditioned on the issuance of building permits for more than 120,000 square feet of commercial development on the Property. As provided in each of the Agreements, the City and the Agency are not legally obligated to purchase the property or the option or to otherwise perform their obligations under the Agreements until they have completed environmental review in compliance with the California Environmental Quality Act ("CEQA"). Summary of Agreements Redwood Business Park RBP & FYHRCO Assignment and Assumption Agreement RBP Note Payoff and Accrued Interest for Lots G-1, G-2, & F-11 $741,116 RBP Broker and Closing Costs $215,650 FYHRCO Note Payoff and Accrued Interest for Parcel 1 $251,751 FYHRCO Broker and Closing Costs $73,350 Redwood Business Park Option Agreement Option Agreement to Purchase Lots H, G, and F6 14.75 acres at Fair Market Value (12% of Assessed Property Value $250,120 Interest Payment 3 ears $382,733 Property Tax Payment 3 ears $72,273 Tallen and Keshen Holdings TKH Purchase Agreement Fee conveyance of Lots G-1, G-2, F-10, & F-11 14 acres and assumption of outstanding notes $1,500,000 Legacy Four — Ukiah Purchase Agreement Fee conveyance of Lots F8 and G3 4.07 acres $620,512 Access Easement/Private Road Improvements $86,110 Upfront Agency Investment Before Resale of Property) $4,193,610 City of Ukiah RBP Land Acquisition Project 3 Initial Environmental Study June 19, 2009 J INITIAL ENVIRONMENTAL STUDY . The Agency has developed a project evaluation matrix to assist with the decision making process to fund specific projects. The evaluation framework provides a mechanism for comparing projects against the Agency's goals and strategic criteria. As part of the Agency's project evaluation process, the land assembly project was applied to the evaluation matrix. Based on the identified criteria, the Redwood Business Park, if developed, could to a great degree fulfill the identified goals and promote economic revitalization with increased jobs, private investment and tax generation. As demonstrated in the evaluation matrix, this investment could more than pay for itself in property taxes, as well as potentially generating significant sales tax revenues. In summary, the project has the potential to generate an estimated 240,000 square feet of retail/commercial space, equivalent to roughly $33.8 million of incremental assessed value. At build -out, it is estimated that the new development has the potential to generate $7.2 million to 11.7 million of incremental property tax over the life of the Agency and $1.7 million of new sales tax revenue for the City annually. In addition, the Agency could expect to recover at least $2.8 million of the initial investment from the resale of the property. City of Ukiah RBP Land Acquisition Project 4 Initial Environmental Study June 19, 2009 Proposed OptionProperty Lot F6 (APN 18006028); Lot GN 160-080 29); Lot H (APN 180.8030) Redwood Business Park of Ukis 5I City of Ukiah RBP Land Acquisition Project 5 Initial Environmental Study June 19, 2009 INITIAL ENVIRONMENTAL STUDY Proposed Purchase Lot F-8 (APN 180060-62 d 63); Lot G3 (APN 180-080.57) Legacy Four -Ukiah Proposed Purchase Lot F10 (APN 180-08064 & 65) Men & Keshen Holdings ql Propo•ed Purchase Lot F11 (APN 18009066 & 67); LoGi (APN 18)-08059); Loi G2 (APN 180-8o58) Tellen & Keshen Holdings with RBP Notes Proposed Purchase Paroel 1 (APN 180110-8, 9, & 10) ellen & Keshen Holdings with FYHRCO Notes i North: Ken Fowler Automotive and Les Schwab Tires • East: Highway 101 INITIAL ENVIRONMENTAL STUDY South: Mendocino Brewing Co. West: NWP Railroad This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the project, as proposed, would have a significant effect upon the environment. SUMMARY OF FINDINGS Review of the proposed Agreements to purchase and sell property reveal that in and of themselves, they would not adversely impact the environment because they would not change or alter in any way the General Plan Land Use designation, zoning and development opportunities on the subject properties. Moreover, all future development would still be subject to discretionary review and CEQA analysis to determine, based on the type, size and intensity of individual projects whether or not they would have a significant adverse impact on the environment. Finally, it has been determined that the development that has occurred in the Airport Industrial Park since certification of the 1995 Program Environmental Impact Report is less intense and dense than assumed, and that the EIR mitigation program applied to the development has successfully off -set potential environmental impacts. Future development will be subject to the same mitigation program. STATE AGENCY REVIEW The project would not affect any natural resources and no State agency has review authority or permitting responsibilities for the project.Accordingly, the Initial Environmental Study and proposed Mitigated Negative Declaration are not required to be sent to the State Clearinghouse for distribution to State agencies. PUBLIC REVIEW AND COMMENT PERIOD: June 20, 2009 throuqh July 13 2009 All written comments on the proposed Mitigated Negative Declaration must be submitted no later than July 13, 2009, to Charley Stump, Director of Planning and Community Development, 300 Seminary Avenue, Ukiah. Failure to submit written comments by the July 13 deadline or to testify orally at the joint City Council/Ukiah Redevelopment Agency hearing on July 27, 2009, may preclude raising an issue in a subsequent legal action to challenge the decision of the Agency or the City, if that issue was not raised and considered by the City and the Agency during the hearing or in response to written comments. The Agreements are subject to a contingency requiring compliance with CEQA and the adoption of appropriate environmental documents, and the mitigation of any identified adverse environmental impacts before the Agency is required to purchase any of the properties or the option and before the City is required to perform its obligations under the Assignment Agreement or the Legacy Four Agreement. The Ukiah City Council and Ukiah Redevelopment Agency will discuss and consider acting on the proposed Mitigated Negative Declaration and the CEQA contingency in the Agreements on July 27, 2009 at 5:00 p.m. or soon thereafter as the matter can be heard. The discussion will include public comment and will be conducted in the Ukiah City Council chambers, 300 Seminary Avenue, Ukiah, CA. City of Ukiah RBP Land Acquisition Project 6 Initial Environmental Study June 19, 2009 INITIAL ENVIRONMENTAL STUDY DETERMINATION: On the basis of this Initial Environmental Evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Date: June 19, 2009 ey Stump Director, Planning & Community Development City of Ukiah On August 16, 1995, the City Council adopted Resolution 96-11 certifying the Program EIR for the build -out of the Airport Industrial Park. The Program EIR is on file with the City's Department of Planning and Community Development, Ukiah Civic Center, 300 Seminary Ave., Ukiah, CA. 954821 , and is incorporated into this Initial Study by reference. On October 18, 1995, the Council made CEQA findings, relying upon the certified Program EIR, and adopted Resolution 96-23, which approved an amendment to the Airport Industrial Park Planned Development Ordinance. In doing so, it made specific findings for each identified impact and listed the mitigation measures adopted to successfully offset the impacts. Resolutions 96-11 and 96-23 are attached to this Initial Environmental Study and incorporated herein. 1 All documents available at the Department of Planning and Community Development, incorporated into this Initial Study, are located at the Ukiah Civic Center address. City of Ukiah RBP Land Acquisition Project 7 Initial Environmental Study June 19, 2009 J INITIAL ENVIRONMENTAL STUDY . The 1995 Program EIR also included the following statement regarding the previously planned connection of Airport Road to Norgard Lane (Section 3.6 Traffic/Circulation, page 58): "The connection of Airport Road to Norgard Lane is not essential to Redwood Business Park traffic access and circulation. If all traffic projected to use Norgard Lane were shifted to the South State Street/Hastings Avenue intersection, the intersection would function acceptably with the planned widening improvements." The mitigation program contained in the EIR did not specifically require the construction of the connection of Airport Road to Norgard Lane. It did, however, indicate that if the connection were constructed, there would be a series of noise, safety and traffic related significant impacts. Because the connection was not necessary for acceptable traffic access and circulation, and because of the significant impacts and associated costs to mitigate the impacts, the City did not include this project in its Airport Industrial Park Capital Improvement (Traffic Impact) Fee Program adopted in 1997. Staff analyzed the current land acquisition and sale proposal to determine if it could result in development that would cause different environmental impacts than those identified in the Program EIR. To assist with this task, two Tables of information were prepared. The first Table that follows provides a listing of all the parcels in the AIP, their sizes, whether they are developed, and if so with what type of development. The second Table compares the build -out square footages and types of land uses assumed in the 1995 EIR with what has actually been developed since that time. Airport Industrial Park - Current Build out June 2009 APN I PARCEL SIZE I USE I BLDG 180-080-72 2.96 ac Comfort Inn Hotel 61 Room Hotel 30,000 s ft 180-080-73 1.58 ac Retail - Game Stop, Clothing Shop Restaurants - Starbucks, Las Palmas 10,077 s ft Mixed Use 180-080-70 3.23 ac Retail - Tractor Su I 24,000 s ft 180-080-25 3.54 ac Vacant No 180-080-26 0.85 ac Indus/Office 6,500 s ft 180-080-68 2.25 ac Les Schwab Tires 17,220 s ft 180-080-69 2.25 Park Falls Plaza — Retail, Restaurants, Professional Offices 30,836 sq ft Mixed Use 180-080-28 4.59 ac Vacant No 180-080-29 4.60 ac Vacant No 180-08041 1.00 ac Appleby's Restaurant 4,792 s ft 180-080-44 Retail — Friedman Bros 80,000 180-080-45 ffac Retail - Friedman Bros N/A180-080-51 Retail — Food Max Grocery 50,000 sq ft Initial Environmental Study June 19, 2009 0 INITIAL ENVIRONMENTAL STUDY City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 APN PARCEL SIZE USE BLDG 180-080-51 N/A Fat Man's Restaurant 3,200 sq ft 180-080-52 2.18 ac Retail - Staples Office Supply 23,925 sq ft 180-080-53 1.88 ac Retail - Michaels Arts and Crafts 16,100 sq ft 180-080-54 1.28 ac Retail - Furniture Design Center 15,170 sq ft 180-080-55 1.06 ac Vacant No 180-080-56 2.23 ac Auto - Fowler Automotive 28,250 sq ft 180-080-57 2.08 ac Vacant No 180-080-58 2.18 ac Vacant No 180-080-59 2.03 ac Vacant No 180-080-60 0.94 ac Auto - Ken Fowler Automotive N/A 180-080-61 0.90 ac Auto - Fowler Auto Automotive N/A 180-080-62 0.90 ac Vacant No 180-080-63 0.90 ac Vacant No 180-080-64 0.80 ac Vacant No 180-080-65 0.82 ac Vacant No 180-080-66 0.60 ac Vacant No 180-080-67 1.05 ac Vacant No 180-110-01 9.0 ac Industrial - Mendocino Brewing Co. 61,500 sq ft 180-110-08 4.62 ac Vacant No [Parcel 1 is 8,9 & 10] 180-110-09 ? 7.93 ac Vacant No 180-110-10 2.3 acres Vacant No 180-110-11 2.45 Vacant No 180-120-04 5.80 vineyard No 180-070-01 180-070-02 180-070-29 0.85 ac 1.29 ac 1.22 ac Offices/Retail Offices: Lee Kraemer Offices: North Counties 30,000 sq ft Mixed Use 180-070-03 2.53 Vacant No 180-070-24 1.02 ac Vacant No 180-080-41 1.15 ac Hampton Inn Hotel 70 Room Hotel 56,800 sq ft 180-080-42 0.90 ac Fairfield Inn Hotel 56 Room Hotel 28,887 sq ft 180-080-27 1.74 ac Professional Offices 7,964 sq ft 180-080-28 1.53 ac Professional Offices: Savings Bank of Mendocino Co. 4,108 sq ft 180-070-38 13.44 ac Retail - Wal-Mart 106,000 City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 INITIAL ENVIRONMENTAL STUDY . APN PARCEL SIZE USE BLDG 180-070-39 0.90 ac Retail - Shell Gas 2,452 180-080-40 0.90 ac Fast Food Restaurant: Jack-in-the-Box 2,637 Total Acreage 131.78 acres 129.46* 650,525 sq ft Total Developed 83.46 acres feet Total Vacant 48.32 acres *APN's 180-110-10, 11, and 12 total 12.68 acres. In 1995 these three parcels were described as APN 180-110-06 and total 15 acres. The reason the acres is less today is because Airport Park Boulevard road right-of-way was extended to the south over the properties and the square footage of that right-of-way is approximately 2.32 acres. This also explains the increased number of parcels in the AIP. •Build -Out Assumed in the 1995 EIR • Actual Development LAND USE Retail Commercial Industrial Professional Offices Restaurants Mixed Office, Retail, Cafe Hotels Automotive Commercial (sale Automotive Retail TOTAL SQUARE FOOTAGE 1995 EIR ASSUMPTION 524,000 square feet 630,000 square feet 74,000 square feet 5,000 square feet 99,000 square feet 0 0 0 1,332,000 square feet 2009 ACTUAL DEV 325,272 square feet 61,500 square feet 18,572 square feet 10,629 square feet 70,913 square feet 115,687 square feet 19,702 square feet 28,250 square feet 650,525 square feet 1. Based on the above, the AIP is 48.8% built -out in terms of assumed square footage, but 63.3% built -out in terms of acreage. 2. The overall lot coverage of existing development is 17.9% - The EIR assumed an overall lot coverage at build -out of 23.2 %. The information contained in the two Tables indicates that approximately 50% of the build -out square footage assumed in the 1995 Program EIR has occurred on 63% of the land. This is due to projects being constructed with less lot coverage than assumed in 1995. Theoretically, the RIP could have been more densely developed than what has actually occurred, and the EIR mitigation program would have successfully off -set a potentially higher level of impacts. The smaller lot coverage is thought to be the result of landscaping and parking requirements, yard setback requirements, prototype company designs, and other factors. If build -out continues with an average lot coverage of 17.9%, the total square footage of development assumed in the 1995 Program EIR will not be achieved. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 10 INITIAL ENVIRONMENTAL STUDY Even though the 1995 Program EIR did not assume hotels, automobile sales and automotive retail land uses, the impacts of permitting these land uses has not created unintended or new impacts not anticipated in the 1995 Program EIR. This is due to the fact that based on the Institute of Transportation Engineers' (ITE) Trip Generation Report hotels, automotive commercial (auto sales) and automotive retail (tire sales) do not generate significantly more traffic than professional offices and industrial land uses. Moreover, the hotel and automotive land uses were considered and evaluated in the updated traffic studies in 2004 and 2007 discussed below, as well as the 2007 City of Ukiah Citywide traffic Study. THE 1999, 2004 AND 2007 REZONINGS On November 3, 1999, the AIP Planned Development Ordinance was amended to re -designate the 32 acres south of Commerce Drive and west of Airport Park Boulevard from "Industrial/Office" to "Industrial Mixed -Use." This designation allowed some commercial development on a parcel provided the primary use was industrial. On January 7, 2004, the Ordinance was amended to change the "Industrial/Mixed Use" designation to "Light Manufacturing Mixed Use," and to establish new standards for commercial, professional office, light manufacturing, and low density residential land uses. An Initial Environmental Study was prepared and a Traffic Study required (prepared early in the process in 2002). The Traffic Study, prepared by W -Trans, found that as a "worst case" scenario in terms of traffic generation, the potential full retail commercial build -out of the 32 acres would require a traffic signal at the intersection of Airport Park Boulevard and Commerce Drive. A Mitigated Negative Declaration was subsequently approved for the project. The southern most 15 acres in this area is the proposed option property (lot F6 APN 180-080-28); Lot G APN 180-080-29); and Lot H APN 180-080-30). The 2004 Initial Study, the W -Trans traffic engineering study and the Mitigated Negative Declaration for the 2004 ordinance amendment project are available for inspection at the City Department of Planning and Community Development and are incorporated into this Initial Study by reference. On July 23, 2007, the Ordinance was amended to re -designate the 14.5 acres east of Airport Park Boulevard in the southern portion of the park (the TKH Property) from "Industrial Automotive Commercial" and "Industrial" to "Light Manufacturing/Mixed Use." This change would allow full retail commercial build -out and a traffic study was prepared by OMNI -MEANS, Ltd. to determine if any additional street and intersection improvements would be required beyond those already planned for in the adopted Capital Improvement (Traffic Impact Fee) Program and the new traffic signal called for in 2004. The Study concluded that no additional street and intersection improvements would be required, and the City Council adopted a Mitigated Negative Declaration and approved the amendment to the Planned Development Ordinance. This property is the land proposed for purchase (see illustration on page 5). The OMNI -MEANS traffic study, the Initial Study and the Mitigated Negative Declaration are available for public inspection in the Department of Planning and Community Services and are incorporated herein by this reference. The W -Trans and OMNI -MEAN traffic studies are called "the Traffic Studies." The subject properties were evaluated for consistency with the assumptions and scope of the 1995 Program EIR when they were rezoned in 2004 and 2007. The only potential environmental impact area needing revised environmental work in both 2004 and 2007 was traffic. As indicated above, the Traffic Studies found the existing traffic levels to be less than projected in the 1995 Program EIR, but City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 11 INITIAL ENVIRONMENTAL STUDY . with the subsequent rezonings that would potentially allow full retail commercial build -out on land previously designated for less intense land uses, it was concluded that a traffic signal at the intersection of Airport Park Boulevard and Commerce Drive would be necessary to maintain required intersection levels of service. The adopted Mitigated Negative Declarations in 2004 and 2007 required the installation of a traffic signal, if retail commercial development was eventually proposed and approved on the subject properties. UKIAH CITYWIDE CIRCULATION STUDY The Ukiah Citywide Traffic Study prepared by Omni -Means Engineers and Planners and approved by the City Council in 2007, used build -out growth projections for the City and for the study area contained in the draft Ukiah Valley Area Plan (UVAP). It determined what impacts would occur to streets and intersections and suggested appropriate infrastructure improvements to offset those impacts. The assumptions included build -out of the Creekbridge homes development on the Lovers Lane property which was proposed at the time; buildout of the old Masonite site with a mixed-use development mirroring the current DDR proposal; and buildout of the Garden's Gate project south of the Ukiah City limits. The Study found that with buildout conditions, no improvements would be required for Airport Park Boulevard because "...the intersections of Talmage Road/Airport Park Boulevard/Commerce Drive are projected to operate at acceptable levels of service during peak hour periods with [planned] intersection widening improvements (Chapter III, page 29 of the Study). The City of Ukiah's adopted budget for 2009-2010 includes funds for intersection and street improvements in the Redwood Business Park/Airport Industrial Park. The Mendocino Council of Governments indicated that the traffic model used for Citywide Traffic Study was used as a basis for the Traffic Study prepared for the Ukiah Valley Area Plan and together, the two plans constitute the first step in a multi -step process for establishing and adopting area wide traffic impact fees for cumulative traffic impacts resulting from area wide development. CONCLUSIONS The following Initial Environmental Study examines areas of potential impacts and evaluates them in light of the 1995 Program EIR to determine if the project would result in new or increased impacts. Based on the conclusions reached in this Initial Environmental Study, it has been determined that the proposed Agreement to purchase land in and of itself would not have significant adverse impacts on the environment because the zoning and development opportunities would not change as a result of the City Redevelopment Agency entering into the Agreements to purchase and sell property. However, all future development projects would be subject to discretionary review and CEQA evaluation, and determinations made as to whether or not those projects would be consistent with the assumptions and scope of the 1995 Program EIR and the Traffic Studies. The 1995 Mitigation Program would be applied to those projects as it has been for all development projects proposed and approved since that time. The conclusion that the Agreements will not have significant adverse impacts on the environment is based on the following: 1. The Airport Industrial Park has built out less intensively than assumed in the 1995 Program EIR, as evidenced in the analysis contained in this Initial Environmental Study. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 12 INITIAL ENVIRONMENTAL STUDY 2. The development potential for the properties involved in the Agreements would not change from what is currently allowed because the project would not change the Airport Industrial Park Planned Development Zoning Ordinance which contains the allowed and permitted land uses and the required development standards. 3. The 2004 and 2007 Mitigated Negative Declarations approved for the rezonings to potentially allow retail development on the subject properties found no additional new environmental impacts resulting from those actions except for traffic. 4. The 2004 and 2007 Traffic Studies prepared for the rezonings found that the proposed re- designation of the subject properties to a classification that would potentially allow full retail commercial development would require a new traffic signal at the intersection of Commerce Drive and Airport Park Boulevard to maintain the required Level of Service "D" at impacted intersections. 5. The 2004 and 2007 Mitigated Negative Declarations included a mitigation measure requiring the traffic signal, if and when commercial development is proposed and approved on the subject properties. These are in addition to the traffic mitigations adopted by the City in 1995 in Resolutions 96-11 and 96-23. In Resolutions 97-70 and 2000-13 the City adopted off-site capital improvement fees for the Redwood Business Park/Airport Industrial Park to pay for these mitigations, when needed. 6. The hydrology, geology and soils on the site have not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. 7. The biological setting of the site has not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. 8. The historic and cultural resource setting has not changed and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. 9. The existing Light Manufacturing/Mixed-Use designation on the parcels affected by the proposed Agreement to Purchase Land would not change and it contains architectural and landscaping standards intended to produce attractive well designed developments consistent with the requirements of the 1995 Program EIR. 10. The landscaping standards contained in the Light Manufacturing/Mixed-Use designation are intended, in part, to result in energy conservation consistent with the requirements of the 1995 Program EIR. 11. The noise setting of the site is consistent with what was assumed in 1995 and the mitigation measures contained in the 1995 Program EIR are still appropriate, reasonable and feasible. INITIAL ENVIRONMENTAL STUDY CHECKLIST The following checklist and discussion is provided to inform the reader of how the mitigation measures contained in the 1995 certified Environmental Impact Report for build -out of the Airport Industrial Park City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 13 INITIAL ENVIRONMENTAL STUDY have been and will continue to be applied to development proposals as they occur. The Agreements do not affect one way or the other, the on-going mitigation program for future proposed projects in the Airport Industrial Park. I. AESTHETICS / VISUAL QUALITY Less Than Potentially Significant Less Than Significant With Significant No Would the project: Impact Mitigation Impact Impact Incorporated a) Have a substantial adverse effect on a scenic El❑ vista? ® ❑ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and ❑ ® ❑ ❑ historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? ❑ ® ❑ ❑ d) Create a new source of substantial light or glare which would adversely affect day or nighttime ❑ ® ❑ ❑ views in the area? Setting: The project site lies adjacent to Highway 101 and the Ukiah Regional Airport. The Airport Business Park is reaching 50% buildout with a combination of retail, general commercial, lodging, visitor serving commercial, industrial, and restaurant uses. The site can be seen from Highway 101, South State Street, and the eastern end of Norgard Lane. Significance Criteria: Visual Quality impacts would be significant if the project resulted in the obstruction of any scenic view or vista open to the public, damage to significant scenic resources within a designated State scenic highway, creation of an aesthetically offensive site open to the public, substantial degradation to the existing visual character or quality of the site and its surroundings, or generates new sources of light or glare that would adversely affect day or nighttime views in the area, including that which would directly illuminate or reflect upon adjacent property or could be directly seen by motorists or persons residing, working or otherwise situated within sight of the project. Impacts: The Program EIR identified a number of potentially significant visual quality impacts resulting from the future development of the Airport Business Park. Mitigation Measures: The Aesthetics and Visual Quality mitigation measures contained in the 1995 Program EIR for future development are incorporated herein: 1. All signs visible from Highway 101 should be small and unobtrusive 2. A Final Landscaping Plan in substantial conformance with the Conceptual Landscaping Plan approved by the Planning Commission shall be submitted by the project applicant and approved by the Director of Planning prior to the issuance of a Building Permit. All plants shall be installed on the site prior to the issuance of a Certificate of Occupancy for the building. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 14 INITIAL ENVIRONMENTAL STUDY This Final Landscaping Plan shall include, but not be limited to the following: a. A planting legend that includes the names, location, coverage area, and canopy cover of proposed vegetation, including required street trees in the setback abutting Airport Park Boulevard, trees that are consistent with the side slope criteria of the Airport Master Plan., and deciduous trees within the planter areas along the perimeters of the subject property; b. A planting schedule for all vegetation installed on the site; c. A maintenance and watering schedule for all vegetation; and d. The location, dimensions, and materials used for the meandering sidewalks adjacent to Airport Park Boulevard and Commerce Drive, the interior pedestrian walkways shown on project plans, and a pedestrian walkway between the north end of the hotel and the sidewalk fronting Commerce Drive. e. Large lawns areas shall not allowed. f. New landscaping shall focus on drought tolerant low water using native trees and plants. Impact Significance After Mitigation: The mitigation measures are expected to eliminate or reduce impacts to Aesthetics and Visual Quality resulting from future development to levels of insignificance. Mitigation Monitoring: All'applicable mitigation measures will be imposed on future development and monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. 2. AGRICULTURAL RESOURCES Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Would the project: Incorporated a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or El a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural M El El 1Z use? City of Ukiah RBP Land Acquisition Project Initial Environmental Study . June 19, 2009 15 INITIAL ENVIRONMENTAL STUDY As discussed above, no impacts to agricultural resources would result because none exist on the subject property. 3. AIR QUALITY Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Setting: The City of Ukiah is situated in the flat and narrow Ukiah Valley. The presence of the mountains on both the west and east sides of the valley create the terrain that tends to restrict the horizontal east -west movement of pollutants. The dominant wind direction in the Ukiah Valley is from the northwest to the southeast. Wind speeds in the central portion of the community are moderate, with wind speeds of 4 mph or less occurring over 60 percent of the time. While the potential for air pollution is high in the Ukiah Valley, the actual pollutant levels are relatively low due to the lack of upwind sources and the relatively low level of development in the local air basin. Significance Criteria: Air Quality Impacts would be significance if the project results in any of the following: • Conflicts with or obstructs implementation of any applicable Air Quality Plan; • Violates any Federal, State or local air quality standard; • Exposes sensitive receptors to substantial pollutant concentrations; or • Creates objectionable odors affecting a substantial number of people. Impacts: The program EIR identified a number of potentially significant short-term and regional air quality affects resulting from future development in the Airport Business Park. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 16 Potentially Significant Less Than Significant Less Than No Would the project: Impact with Mitigation Significant Impact Impact Incorporated a) Conflict with or obstruct implementation of the applicable air quality plan? ❑ ❑ ❑ b) Violate any air quality standard or contribute substantially to an existing or projected air quality ❑ ❑ ❑ violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality ❑ ❑ ❑ standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? ❑ ❑ ❑ e) Create objectionable odors affecting a substantial number of people? ❑ ❑ ❑ Setting: The City of Ukiah is situated in the flat and narrow Ukiah Valley. The presence of the mountains on both the west and east sides of the valley create the terrain that tends to restrict the horizontal east -west movement of pollutants. The dominant wind direction in the Ukiah Valley is from the northwest to the southeast. Wind speeds in the central portion of the community are moderate, with wind speeds of 4 mph or less occurring over 60 percent of the time. While the potential for air pollution is high in the Ukiah Valley, the actual pollutant levels are relatively low due to the lack of upwind sources and the relatively low level of development in the local air basin. Significance Criteria: Air Quality Impacts would be significance if the project results in any of the following: • Conflicts with or obstructs implementation of any applicable Air Quality Plan; • Violates any Federal, State or local air quality standard; • Exposes sensitive receptors to substantial pollutant concentrations; or • Creates objectionable odors affecting a substantial number of people. Impacts: The program EIR identified a number of potentially significant short-term and regional air quality affects resulting from future development in the Airport Business Park. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 16 INITIAL ENVIRONMENTAL STUDY MitigationMeasures: All Air Quality mitigation measures contained in the 1995 Program EIR for future development are incorporated herein by reference: 3. The applicants shall participate in a Transportation Management Association for the AIP if and when it is formed. 4. Every attempt shall be made to keep all construction areas swept and clear of mud and debris to reduce air quality impacts. 5. The Applicant shall employ construction activity management techniques, such as; extending construction period; reducing the number of pieces of equipment used simultaneously; increasing the distance between emission sources; reducing or changing the hours of construction; and scheduling activity during off-peak hours as a means to reduce potential adverse impacts to air quality. 6. The applicants shall keep all inactive soil piles completely covered to avoid the transportation of dust, and shall regularly water all exposed soil areas to reduce dust. 7. All construction vehicles shall be limited to a maximum speed of 15 miles per hour while on the site. 8. The applicants shall incorporate bicycle parking facilities within the final development plans for the site Submitted with Building Permit applications. 9. Additionally, the Mendocino Air Quality Management District requires all grading operations exceeding one acre in size to secure a permit from its office. Prior to the issuance of a grading permit for future development projects, the project proponents shall secure all required permits from the Mendocino County Air Quality Management District. Impact Significance After Mitigation: The mitigation measures are expected to eliminate or reduce impacts to air quality to levels of insignificance. Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 17 b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or ❑ ❑ ® ❑ regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, ❑ ❑ ❑ marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory ❑ ❑ ❑ wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community ❑ ❑ ❑ Conservation Plan, or other approved local, regional, or state habitat conservation plan? Setting: The site includes a man-made drainage ditch and pond that have, over time, evolved into biotic resources with habitat value. The pond area has been mapped and is designated as wetlands. While the 1995 Program EIR identified the existing oak trees in the area as a significant biological resource, these trees are not located on the subject property. Significance Criteria: A significant impact to biological resources would occur if implementation of the project would cause: ® Substantial direct or indirect effect on any species identified as a candidate, sensitive, or special status species in local/regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service or any species protected under provisions of the Migratory Bird treaty Act (e.g., burrowing owls); City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 18 INITIAL ENVIRONMENTAL STUDY 4. BIOLOGICAL RESOURCES Potentially Less Than Less Than Would the project: Significant Impact Significant With Mitigation iti ationco Significant No impact Impact coorated a) Have a substantial adverse effect, either directly or through habitat modifications, .on any species identified as a candidate, sensitive, or special status ❑ ❑ species in local or regional plans, policies, or ❑ regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or ❑ ❑ ® ❑ regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, ❑ ❑ ❑ marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory ❑ ❑ ❑ wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community ❑ ❑ ❑ Conservation Plan, or other approved local, regional, or state habitat conservation plan? Setting: The site includes a man-made drainage ditch and pond that have, over time, evolved into biotic resources with habitat value. The pond area has been mapped and is designated as wetlands. While the 1995 Program EIR identified the existing oak trees in the area as a significant biological resource, these trees are not located on the subject property. Significance Criteria: A significant impact to biological resources would occur if implementation of the project would cause: ® Substantial direct or indirect effect on any species identified as a candidate, sensitive, or special status species in local/regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service or any species protected under provisions of the Migratory Bird treaty Act (e.g., burrowing owls); City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 18 INITIAL ENVIRONMENTAL STUDY ® Substantial effect upon sensitive natural communities identified in local/regional plans, policies, or regulations or by the agencies listed above; ® Substantial effect (e.g., fill, removal, hydrologic interruption) upon Federally protected wetlands under Section 404 of the Clean Water Act; • Substantially interfere with movement of native resident or migratory wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites; ® Conflict with any local policies/ordinances that protect biological resources (e.g., tree preservation policy or ordinance). Impacts: The program EIR identified the potential loss of Oak trees on the subject property as a potentially significant adverse impact. It also identified the potential loss on wetlands (filling of existing pond) as a potentially significant adverse impact. Regardless of the zoning on the site, these potentially significant adverse impacts remain with any future development. Mitigation Measures: All Biological/Wildlife/Vegetation mitigation measures contained in the 1995 Program EIR for future development are incorporated herein by reference: 10. A tree protection plan for projects involving filling, clearing, excavation, construction, or other site development work that would occur beneath the dripline of any Oak tree shall be required. 11. Mature Oak trees will be retained on the Brewery site. 12. Mature Oak trees should be retained on other parcel. Where it is absolutely necessary to remove Oaks, they shall be replaced at a 3:1 ratio. 13. There shall be no filling of the pond/riparian area. 14. Prior to any site work, a U.S. Army Corps of Engineers Permit shall be approved if there are jurisdictional wetlands on the proposed development parcel. 15. For all jurisdictional wetlands that arte filled, at least twice as much new wetland will be created on the site. This mitigation may be modified by additional requirements set forth by the Corps or the CS Department of Fish ands Game. All new wetlands shall be linked with the main pond/riparian area. Impact Significance After Mitigation: The mitigation measures are expected to eliminate or reduce impacts to Oak Trees and wetlands to levels of insignificance. Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. City of Ukiah RBP Land Acquisition Project Initial Environmental Study. June 19, 2009 19 A INITIAL ENVIRONMENTAL STUDY 5. CULTURAL RESOURCES Less Than Potentially Significant Less Than Significant With Significant No Would the project: Impact Mitigation Impact Impact Incorporated a) Cause a substantial adverse change in the significance of a historical resource as defined in ❑ ❑ ❑ 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant ❑ ® ❑ ❑ to 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic ❑ ❑ ❑ feature? d) Disturb any human remains, including those interred outside of formal cemeteries? ❑ ❑ ❑ Setting: The City of Ukiah is rich in historical resources, which include an eclectic assortment of historic homes and properties. Cultural resources are similarly abundant, and the City has provided for the preservation and enhancement of its cultural heritage. The project area is located in an area of the City with no known or previously discovered historic or cultural resources. Significant development has occurred in the immediate area and no such resources were discovered. Significance Criteria: A significant impact to historic and cultural resources would occur if implementation of the project would: • Cause a substantial change in the significance of a historical or cultural resource; • Result in the removal or substantial exterior alteration of a building or structure or district that may be eligible for listing in the National Register or California Register; • Result in the removal or substantial exterior alteration of a building or structure so that it results in the loss of a designated county landmark in the City of Ukiah; • Result in the destruction of a unique paleontological resource, site or unique geological feature, or disturbs any human remains. Potential Impacts: No established archeological or cultural resourcesites have been identified on the land within the Redwood Business Park or Airport Industrial Park, Figure V.3 -DD of the Historic and Archaeological Resources Element contained in the General Plan indicates that the subject property is not situated within an area of high cultural resource sensitivity. Moreover, the subject property will be located outside those areas that are most typically culturally sensitive, such as streams, springs, and mid -slope benches above watercourses. Accordingly, it is concluded that the likelihood of a prehistoric site being located on the subject property is remote, and that the probability of future development activities disturbing and significantly impacting any prehistoric cultural resources is very low. However, to ensure that potential cultural resources located below ground are not significantly impacted, a standard mitigation measure is recommended that would halt construction in the event of City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 20 INITIAL ENVIRONMENTAL STUDY such a discovery. It would also require the trail builders to hire a qualified archaeologist to evaluate the resources and develop mitigation measures as appropriate. Mitigation Measure: All Cultural resource mitigation measures contained in the 1995 Program EIR for future development are incorporated herein by reference: 16. If, during site preparation or construction activities, any historic or prehistoric cultural resources are unearthed and discovered, all work shall immediately be halted, and the City notified of the discovery. The applicant shall be required to fund the hiring of a qualified professional archaeologist to perform a field reconnaissance and to develop a precise mitigation program if deemed necessary. Impact Significance After Mitigation: This mitigation ensures that cultural resources unearthed during trail preparation or construction will not be adversely affected, reducing the potential impact to a level that is not significant. Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Plan_ ning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. 6. GEOLOGY AND SOILS Less Than Potentially Significant Less Than No Significant With Mitigation Significant ' Impact Impact Incorporated Impact Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or ❑ ❑ ❑ CK death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other ❑ ❑ ❑ substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ® ❑ ❑ iii) Seismic -related ground failure, including ❑ ® ❑ ❑ - liquefaction? iv) Landslides? ❑ ❑ ® ❑ b) Result in substantial soil erosion or the loss of ❑ ® ❑ ❑ topsoil? City of Ukiah RBP Land Acquisition Project Initial Environmental Study - June 19, 2009 21 INITIAL ENVIRONMENTAL STUDY 6. GEOLOGY AND SOILS Less Than Potentially Less Than Significant Significant Significant No Impact with Mitigation Impact Would the project: p Incorporated Impact p c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or ❑ ® ❑ ❑ off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in the California Building Code, creating substantial risks ❑ ❑ ❑ to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater ❑ ❑ El systems where sewers are not available for the disposal of wastewater? Setting: The project site is blanketed by terrace deposits consisting of relatively stiff, dense gravel, sand, silt, and clay. These terrace deposits are covered on the surface by recent alluvial deposits. Significance Criteria: A significant impact to geology and soils would occur if implementation of the project would expose people or structures to major geologic features that pose a substantial hazard to property and/or human life, or hazards such as earthquake damage (rupture, groundshaking, ground failure, or landslides), slope and/or foundation instability, erosion, soil instability, or other problems of a geologic nature that cannot be mitigated through the use of standard engineering design and seismic safety design techniques. Impacts: The Certified Program EIR indicated that the Airport Business Park had no significant geologic constraints to development. However, to ensure that future building do not collapse or fail, it recommended requiring future development projects to submit Soils and Geologic reports when applying for building permits. Additionally, future developers will be required to obtain a General Construction Activity Permit from the Regional Water Quality Control Board if not exempted by that agency. Mitigation Measures: All Geology mitigation measures contained in the 1995 Program EIR for future development are incorporated herein by reference: 17. Prior to the commencement of site preparation and construction activities, the applicants (of future development projects) shall submit a detailed geotechnical report of the site conducted by a registered engineering geologist or geological engineer. Field and laboratory data should be analyzed to provide the following geotechnical information: a. A description of the soil and geologic conditions observed, including faulting and landsliding. b. Site grading recommendations. c. Recommended foundation types and design criteria. d. Retaining wall design criteria, as necessary. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 22 INITIAL ENVIRONMENTAL STUDY e. Recommendations for slab -on -grade construction, as applicable. f. Geotechnical engineering drainage recommendations. g. The applicants shall construct the project per the recommendations contained in the geotechnical investigation. 18. All proposed structures/facilities (of future development projects) shall comply with current seismic design standards contained in the Uniform Building Code. Impact Significance After Mitigation: The mitigation measures are expected to eliminate or reduce geologic/soils related impacts to levels of insignificance. Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. 7. HYDROLOGY AND WATER QUALITY Less Than Potentially Significant Less Than No Significant with Mitigation on Significant Impact Would the project: Impact Incorporated Impact a) Violate any water quality standards or waste ❑ ❑ ❑ discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater ❑ ❑ ❑ table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which ❑ ❑ ❑ would result in substantial erosion or siltation on - or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially ❑ ❑ ❑ increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned ❑ ❑ ❑ stormwater drainage systems or provide substantial additional sources of polluted runoff? D Otherwise substantially degrade water quality? ❑ ❑ ❑ City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 23 INITIAL ENVIRONMENTAL STUDY . 7. HYDROLOGY AND WATER QUALITY Potentially Less Than Significant Less Than No Significant Impact with Mitigation Significant Impact Impact p Would the project: Incorporated rp g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary ❑ D El or Flood Insurance Rate Map or other flood 19 hazard delineation map? (Source: h) Place within a 100 -year flood hazard area structures which would impede or redirect flood ❑ ❑ ❑ flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including ❑ ❑ ❑ flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ Setting: The project site drains to the south and east under Highway 101 and makes its way to the Russian River. The existing pond is fed from a spring on or near the airport to the west, as well as from drainage running south along the east side of Airport Road, Significance Criteria: Significant impacts associated with hydrology and water quality would result from a project if water quality standards or waste discharge requirements were violated; groundwater and surface water quality and quantity were substantially altered; drainage patterns were substantially altered that would increase erosion/siltation and increase surface runoff; increase runoff that would exceed capacity of existing or planned drainage systems or add a substantial source of pollution; located on a 100 -year floodplain; or expose people to hydrological hazards such as flooding or inundation by seiche, tsunami, or mudflow. Impacts: The program EIR identified a number of impacts related to hydrology including impacts on culverts, minor flooding, sediment transport, groundwater recharge, and water quality. Mitigation Measures: All hydrology mitigation measures contained in the 1995 Program EIR for future development projects are incorporated herein by reference: 19. Prior to the issuance of a building permit, a final Grading and Drainage Plan that includes an Erosion and Sediment Control Component shall be prepared by a licensed civil engineer to demonstrate that the proposed drainage facilities are adequate, and submitted to the City for review and approval. 20. Prior to the commencement of construction activities, the applicants shall submit a Storm Water Pollution Prevention Plan to the Regional Water Quality Control Board (RWQCB) and secure a General Construction Activity Permit if required by law. 21. All plans submitted for Building Permits shall indicate the finished floor elevations, which shall be a minimum of 1 -foot above the 100 -year flood elevation (582.5). City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 24 INITIAL ENVIRONMENTAL STUDY Impact Significance After Mitigation: The mitigation measures are expected to eliminate or reduce hydrology impacts to levels of insignificance. Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. 9. LAND USE AND PLANNING Potentially Less Than Less Than Significant Significant Significant No Imp act With Mitigation Impact Impact Would the project: Incorporated p a) Physically divide an established community? ❑ ❑ ❑ b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general ❑ ❑ F-1 plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ ❑ plan or natural community conservation plan? Setting: The Airport Business Park have developed from an originally planned industrial park into a commercial center with retail, offices, restaurants, industrial, and visitor serving land uses. Significance Criteria: Significant land use impacts would occur if the project substantially conflicted with established uses, disrupted or divided an established community, or resulted in a substantial alteration to present or planned land uses. Proposed project consistency with the Ukiah Generai Plan and zoning and any other applicable environmental plans and policies is also evaluated in making a determination about potential land use impacts. Impacts: The 1995 General Plan designates the Airport Business Park as a "Master Plan Area." The Planned Development Zoning Ordinance for the Park implements this designation. The proposed project does not change this and does not involve site preparation, construction, or development activities. The 1995 Program EIR identified potential buildout/cumulative land use impacts and included a large menu of mitigation measures for traffic, public service, air quality. Etc. impacts (listed separately in this document). Mitigation Measures: Listed separately in the various topical areas discussed in this document. Impact Significance After Mitigation: Less than significant. City of Ukiah RBP Land Acquisition Initial Environmental Study - June 19, 2009 25 INITIAL ENVIRONMENTAL STUDY Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. 10. NATURAL and MINERAL RESOURCES Less Than Potentially Significant Significant With Less Than No Significant Impact Mitigation Impact Would the project: p Incorporated Impact a) Result in the loss of availability of a known natural or mineral resource that would be of value to the ❑ ❑ ❑ region and the residents of the state? b) Result in the loss of availability of a locally important natural or mineral resource recovery site delineated on a local general plan, specific plan or ❑ ❑ ❑ other land use plan? As previously discussed, the project would not affect natural or mineral resources because no exist on or in close proximity. 11. NOISE Less Than Potentially Significant With Less Than No Significant Significant Mitigation Impact Would the project result in: Impact incorporated Impact a) Exposure of persons to or generation of noise levels in excess of standards established in the ❑ ❑ ® ❑ local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise ❑ ❑ ® ❑ levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels ❑ ❑ ® ❑ existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above ❑ ❑ ® ❑ levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use ❑ ❑ ❑ airport, would the project expose people residing or working in the project area to excessive noise levels? City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 26 INITIAL ENVIRONMENTAL STUDY 11. NOISE Less Than Potentially Significant With Less Than No Significant Mitigation Significant Impact Impact Would the project result in: Impact Incorporated f) For a project within the vicinity of a private airstrip, would the project expose people residing or El working in the project area to excessive noise levels? Setting: Aside from the various single-family residential neighborhoods, the City is generally noisy due to its dense urban environment and the presence of major streets. Significance Criteria: A project will typically have a significant noise impact if it meets any of the following criteria: Exposes people to or generate noise levels in excess of standards established in the local General Plan or noise Ordinance. ® Causes a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project. ® Causes a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project. Impacts: The 1995 Program EIR identified potential noise impacts resulting from a possible street connection to Norgard Land to provide a southern access into the Redwood Business Park. However, the City Council found the southern access route to Norgard Lane to be infeasible and adopted a finding of overriding consideration accordingly (See Resolution 95-23 attached). However, there could be short-term construction related impacts associated with future development. Mitigation Measures: The following mitigation measures shall be imposed on future development to attenuate potentially significant short-term noise impacts: 22. Hours of construction shall be limited from 7:00 a.m. to 7:00 p.m., Monday through Saturday; unless the Director of Planning and Community Development authorizes alternatives construction days and times. Sunday construction may occur provided no heavy construction equipment or vehicles are utilized, and the City Noise Ordinance is not violated. Impact Significance After Mitigation: Less than Significant Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. City of Ukiah RBP Land Acquisition Initial Environmental Study June 19, 2009 27 INITIAL ENVIRONMENTAL STUDY 12. POPULATION AND ROUSING Potentially Less Than Less Than Significant Significant With Significant No Mitigation Impact Impact Incorporated Impact Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, ❑ ❑ ❑ through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? As noted previously, it has been determined that the proposed project would not have a potentially significant adverse impact on population and housing. 13. PUBLIC SERVICES Less Than Potentially. Significant Less Than No Significant with Mitigation Significant Impact Would the project result in: impact Incorporated Impact Substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? ❑ D ® ❑ b) Police protection? ❑ ❑ ® ❑ c) _. Schools? ❑ ❑ ® ❑ d) Parks? ❑ ❑ ® ❑ e) Other public facilities? ❑ ❑ ® ❑ Setting: Ukiah is a compact City with a full complement of public services, including fire, police, schools, parks, etc. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 28 INITIAL ENVIRONMENTAL STUDY Significance Criteria: Impacts to public services would be significant if the project resulted in adverse physical impacts upon capacity that would lead to construction of new public facilities or substantial alteration to existing governmental facilities to maintain acceptable service levels or performance levels. Impacts: The 1995 Program EIR identified a number of potential impacts to both Police and Fire Services. Both the Ukiah Police Department and Ukiah Fire Department believed that they could effectively serve the buildout of the AIP. However, the EIR concluded that while revenue would be generated as a result of sales and property taxes collected on new development within the Park that could help fund expanded service, the municipal revenues may not be enough to maintain current levels of service. The 1995 Program EIR also identified alternate access to the Airport Industrial Park by emergency vehicles as an important public safety, consideration. For that reason, and not as a mitigation for traffic impacts, the EIR discussed a southern access to the park from Norgard Lane to South State Street. (Section 3.6 Traffic/Circulation, page 58.) To provide an alternate access to the business park in emergencies, The City Council required an alternate access for emergency vehicles through the Ukiah Municipal Airport. This access is only available to emergency vehicles during an emergency, when an alternate access is necessary to protect public health and safety. Mitigation Measures: All Public Service mitigation measures contained in the 1995 Program EIR for future development projects are incorporated herein by reference: 23. All future buildings shall include fire suppression (sprinkler) systems as required by the City Fire Department. Hydrant construction, building access, and building construction are subject to the requirements and approval of the Fire Department. 24. Water mains shall be extended to the property sufficient to provide fire flows required by the Fire Department. 25. Future development plans should be submitted to the Police Department which can recommend necessary access and lighting. 26. The Police Department should monitor the number of calls for assistance the Department responds to. At the point that the increase in calls affects the ability of the Department to provide a satisfactory level of service, additional Police officers should be hired. Impact Significance After Mitigation: Less than significant. Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. 14. RECREATION Less Than Potentially Significant Less Than No Significant with Mitigation Significant Impact Impact Would the project Impact Incorporated City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 29 INITIAL ENVIRONMENTAL STUDY, 14. RECREATION Potentially Less Than Less Than Significant Significant Significant No Impact with Mitigation Impact Impact Would the project: Incorporated a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility ❑ ❑ ❑ would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of ❑ ❑ recreational facilities which might have an adverse ® ❑ physical effect on the environment? As noted previously, it has been determined that the proposed project would not result in potentially significant adverse impact to recreational facilities in the City. 15. TRANSPORTATION/TRAFFIC Potentially Less Than Less Than 9 Si nificant Significant No Significant Impact with Mitigation Impact Would the project: p Incorporated Impact a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity pf the street system (i.e., result in a substantial ❑ ❑ increase in either the number of vehicle trips, the ❑ volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county ❑ ❑ congestion management agency for designated ❑ roads or highways? C) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in ❑ ❑ ❑ location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous El intersections) or incompatible uses (e.g., farm ❑ equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ f) Result in inadequate parking capacity? ❑ ❑ ❑ g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus ❑ ❑ ❑ turnouts, bicycle racks)? City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 30 INITIAL ENVIRONMENTAL STUDY Sein : The Airport Business Park has been building -out over the past fifteen years, and traffic volumes in the area have increased accordingly. The Park is developed with retail uses, general commercial uses, professional offices, lodging facilities, industrial uses, and restaurants. Traffic at times is congested, particularly on the weekends during peak hours. Significance Criteria: According to the Ukiah General Plan Circulation Element, the minimum acceptable level of service (LOS) on City commercial residential streets/intersections is LOS "D." Other criteria include whether the project would have substantial effects upon air traffic patterns; whether the project would increase traffic hazards due to design features; whether the project has inadequate emergency access; whether the project has inadequate parking capacity; and whether the project would create conflicts with adopted policies, programs and plans for alternative transportation. Impacts: The program EIR identified a number of potentially significant traffic related impacts and recommended a detailed mitigation program. The City subsequently adopted a Capital Improvement Program to implement the mitigation measures that required future development to contribute funds towards the overall cost. The newly produced Omni -Means Traffic Study concluded that the project would cause the Airport Park Boulevard/Commerce Drive intersection to erode to a Level of Service "E", which is unacceptable for commercial intersections according to the General Plan. The Study recommended a traffic signal and crosswalks as a reasonable mitigation measure. Mitigation Measures: All Traffic/transportation mitigation measures contained in the 1995 Program EIR for future development projects are incorporated herein by reference: 27. All future development projects on the subject properties shall contribute their fair share of the cost for the traffic related mitigation measures as stipulated in the City's Capital Improvement Program for the Airport Business Park. Additionally, a traffic signal shall be required at the intersection of Airport Park Boulevard and Commerce Drive as future development occurs. In addition, some re - striping on Talmage Road is required and will be accomplished as part of the current Talmage Road improvement project planned for the Summer of 2008. Impact Significance After Mitigation: The mitigation measures are expected to eliminate or reduce traffic related impacts to acceptable levels. Mitigation Monitoring: The Traffic and Circulation mitigation measure will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 31 INITIAL ENVIRONMENTAL STUDY 16. UTILITIES AND SERVICE SYSTEMS Potentially Less Than Significant Less Than Significant Significant NO with Mitigation Would the project: Impact Impact Impact Incorporated p a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? ❑ ❑ ❑ b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could ❑ ❑ ❑ cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause ❑ ❑ ❑ significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements ❑ ❑ ® ❑ needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the ❑ ❑ ® ❑ project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste ❑ ❑ ❑ disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? ❑ ❑ ❑ Setting: The City of Ukiah provides water and electrical services to the Project Area. The Ukiah Valley Sanitation District ("UVSD") provides sewer service. City staff.operates the UVSD collection system under a contract with the District. Discussion with the various City Staff reveals that these services are available to serve the project site. Significance Criteria: Impacts to utilities and service systems would be significant if the proposed project results in a physical need to develop new systems or causes a substantial physical alteration to existing facilities. Impacts: The project in and of itself would not require utility services. However, electrical, water, and wastewater services will be needed for future development. Discussions with City of Ukiah Public Utility department and Public Works Department Staff reveal that all utility services are available to serve future development in the Airport Industrial park, and would not require the development of new systems or cause substantial physical alterations or upgrades to existing utility infrastructure that is City of Ukiah RB P Land Acquisition Project , Initial Environmental Study June 19, 2009 32 INITIAL ENVIRONMENTAL STUDY not already underway. The City's adopted Urban Water Management Plan ("UWMP") concludes that the City possesses adequate water rights to serve present and future water users in the City limits. It noted that the City needs additional wells to meet service demands. It found that the groundwater aquifer within the City limits has sufficient water to meet that need and is not overdrafted. (See UWMP, pp. ES -4-7, Chs. 5-6, Appendix H.)2 The City is currently drilling two new, high production wells. The City has instituted a water conservation program. In drought conditions, mandatory measures and rationing may be necessary. The City has adopted Article 11 in Division 4 of the Ukiah City. Code, empowering the City Council to declare a water shortage .emergency and to impose mandatory water conservation measures and water rationing. Discussions with City Staff during the preparation of this Initial Environmental Study reveal that the expansion of the City owned Wastewater Treatment Plant makes available to the UVSD 866 ESSUs for new sewer connections which remain unobligated. However, the 1995 Program EIR identified water conservation as an issue, as well as the design and funding for water and sewer infrastructure, and included the following mitigation measures. Mitigation Measures: All Utility Systems mitigation measures contained in the 1995 Program EIR for future development projects are incorporated herein by reference: 28. The detailed construction plans submitted for a building permit shall include water conservation devices on toilets, urinals, and faucets. 29. The applicants shall pay the required sewer/water connection fees at the time of application for service. 30. Sewage collectors for the project shall be sized and constructed according to the requirements of the Ukiah Valley Sanitation District. Impact Significance After Mitigation: Less than significant. Mitigation Monitoring: All mitigation measures will be monitored by the Ukiah Planning and Public Works Departments according to the Mitigation Monitoring and Reporting Program included in this Initial Environmental Study. 17. GLOBAL CLIMATE CHANGE Less Than Potentially Significant Less Than No Significant with Mitigation Significant Impact Impact Incorporated Impact Would the project: a) Directly contribute to greenhouse gas emissions? ❑ ❑ ❑ ❑ b) Contribute cumulatively to green house gas ❑ ❑ ❑ ❑ emissions? 2 The UWMP is available for public inspection at the Department of Planning and Community Development and is incorporated herein by this reference. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 33 INITIAL ENVIRONMENTAL STI inv Setting: (The following background information is excerpted from: Greenhouse Gas Climate Change, and Enemy, National Energy Information Center (NEIC) - Energy Information Administration). The greenhouse effect is a natural phenomenon whereby the Earth's heat is trapped in the atmosphere by certain gases. Greenhouse gases thus contribute to maintaining a surface temperature on Earth favorable to life. Industrialization and the population explosion that have occurred over the past 200 years have been accompanied by a substantial increase in the use of fossil fuels such as coal, oil and natural gas, thus leading to an equally considerable increase in greenhouse gas emissions in the atmosphere. The additional greenhouse gas emissions have in turn exacerbated the greenhouse effect, which appears to be the cause of the increase in the temperature of the Earth's surface and the lower layers of its atmosphere. "Greenhouse gases" allow sunlight to enter the atmosphere freely. When sunlight strikes the Earth's surface, some of it is reflected back towards space as infrared radiation (heat). Greenhouse gases absorb this infrared radiation and trap the heat in the atmosphere. Over time, the amount of energy sent from the sun to the Earth's surface should be about the same as the amount of energy radiated back into space, leaving the temperature of the Earth's surface roughly constant. Many gases exhibit these "greenhouse" properties. Some of them occur in nature (water vapor, carbon dioxide, methane, and nitrous oxide), while others are exclusively human -made (like gases used for aerosols). Levels of several important greenhouse gases have increased by about 25 percent since large-scale industrialization began around 150 years ago. During the past 20 years, about three-quarters of human -made carbon dioxide emissions were from burning fossil fuels. . Concentrations of carbon dioxide in the atmosphere are naturally regulated by numerous processes collectively known as the "carbon cycle". The movement of carbon between the atmosphere and the land and oceans is dominated by natural processes, such as plant photosynthesis. While these natural processes can absorb some of the net 6.1 billion metric tons of anthropogenic carbon dioxide emissions produced each year (measured in carbon equivalent terms), an estimated 3.2 billion metric tons is added to the atmosphere annually. The Earth's positive imbalance between emissions and absorption results in the continuing growth in greenhouse gases in the atmosphere. What Effect Do Greenhouse Gases Have on Climate Change? Given the natural variability of the Earth's climate, it is difficult to determine the extent of change that humans cause. In computer-based models, rising concentrations of greenhouse gases generally produce an increase in the average temperature of the Earth. Rising temperatures may, in turn, produce changes in weather, sea levels, and land use patterns, commonly referred to as "climate change." Assessments generally suggest that the Earth's climate has warmed over the past century and that human activity affecting the atmosphere is likely an important driving factor. A National Research Council study dated May 2001 stated, "Greenhouse gases are accumulating in Earth's atmosphere as a result of human activities, causing surface air temperatures and sub -surface ocean temperatures to rise. Temperatures are, in fact, rising. The changes observed over the last several decades are likely mostly due to human activities, but we cannot rule out that some significant part of these changes is also a reflection of natural variability. " However, there is uncertainty in how the climate system varies naturally and reacts to emissions of greenhouse gases. Making progress in reducing uncertainties in projections of future climate will City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 34 INITIAL ENVIRONMENTAL STUDY require better awareness and understanding of the buildup of greenhouse gases in the atmosphere and the behavior of the climate system. Impacts of Global Warming: According to California Assembly Bill 32, "Global warming poses a serious threat to the economic well-being, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health-related problems." The Legislature also found that Global warming "will have detrimental effects on some of California's largest industries, including agriculture, wine, tourism, skiing, recreational and commercial fishing, and forestry. It will also increase the strain on electricity supplies necessary to meet the demand for summer air-conditioning in the hottest parts of the state." California Senate Bill 1368 declared that global warming would have significant adverse impacts on the economy, health and environment. What Are the Sources of Greenhouse Gases? In the U.S., our greenhouse gas emissions come mostly from energy use and fossil fuel combustion (automobiles). These are driven largely by economic growth, fuel used for electricity generation, and weather patterns affecting heating and cooling needs. Energy-related carbon dioxide emissions, resulting from petroleum and natural gas, represent 82 percent of total U.S. human -made greenhouse gas emissions. Land Use and Greenhouse Gas: Over the past 50 years, urban sprawl in the immediate vicinity of Cities has increased dramatically. Locally, urban development has occurred in an unstructured manner outside the Ukiah City limits. These resulting areas are characterized by low-density; have increased distances between residential areas and workplaces, businesses and services; are ill suited to modes of transportation outer than the automobile; have relatively less attractive central areas; and many have vacant lots and underused or abandoned buildings. Increase in automobile trips: This type of urban to substantial greenhouse gas emissions and, m Indeed, the automobile is the preferred if not th detriment of mass transit, cycling or walking. More automobile is accompanied by an increase in t1 traveled. development generates automobile trips that lead ire specifically, carbon dioxide (CO2) emissions. only possible choice for transportation, to the ver, in urban areas, an increase in the use of the e number of vehicle trips and in the distances Will the Proposed Project Significantly contribute to Global Warming? No. The Agreements would not change the existing General Plan designation or zoning classification on the subject property. Future development in this area is regarded as infill development and would be served by alternative transportation systems, bicycle lanes, and sidewalks. Additionally, a number of Energy related mitigation measures were contained in the 1995 Program EIR. These included requiring all future buildings to be constructed in compliance with Title 24 regulations and encouraging future development to attempt to reduce heating and cooling costs with building orientation and landscaping. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 35 INITIAL ENVIRONMENTAL STUDY. Moreover, the current Planned Development Ordinance that governs development in this area includes standards requiring buildings to be shaped and oriented to take advantage of passive solar energy and solar collection in the winter, and to control solar cooling loads in the summer. Finally, it is speculative to assume what type of development would be proposed in the future. All future proposals for development would undergo separate environmental review to determine consistency with the assumptions contained in the 1995 Program EIR and subsequent Traffic Studies, and whether or not they would produce unacceptable amounts of greenhouses gases. Accordingly, it is concluded that the proposed Agreement in and of itself would not alter the way future development would contribute or not contribute to global warming. MITIGATION MONITORING AND REPORTING: AB 3180 requires all public agencies to adopt a monitoring and reporting program whenever they adopt an EIR or "Mitigated Negative Declaration." The Mitigation Monitoring and Reporting Program for this Mitigated Negative Declaration require the City Staff to impose the adopted Mitigation Measures from the 1995 certified Program EIR on future development projects in the project area. The mitigation measures contained in this study are taken from the Redwood Business Park / Airport Business Park Final Subseouent Program Environmental Impact Report, Leonard Charles and Associates, 1995. They have been and will continue to be imposed on development projects as they are proposed in the Airport Industrial Park. City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 36 INITIAL ENVIRONMENTAL STUDY MANDATORY FINDINGS OF SIGNIFICANCE Potentially Less Than Less Than No Significant Significant With Significant Impact Impact Mitigation Impact Does the project: Incorporated a) Have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, ❑ ® ❑ ❑ reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in ❑ ❑ ❑ connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? ,c). Have environmental effects which will cause substantial adverse effects on human beings, ❑ ❑ ❑ either directly or indirectly? City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 37 Date INITIAL ENVIRONMENTAL STUDY PARTIAL LIST OF RESOURCES USED TO PREPARE INITIAL ENVIRONMENTAL STUDY 1. City of Ukiah General Plan, 1995 2. Redwood Business Park / Airport Business Park Final Subse uent Program Environmental Im act Report, Leonard Charles and Associates, 1995 3. AIP Rezoning Traffic Study, prepared by W -Trans, 2004 4. AIP CIP Traffic Study, prepared by Omni -Means Engineers/Planners, 2007 5. The Linkage Between Land Use Transportation and Air Quality, State Air Resources Board, 1993. 6. The Land Use - Air Quality Linkage: How Land Use and Transportation Affect Air Quality, State Air Resources Board, 1997. 7. Transportation -Related Land Use Strategies to Minimize Mobile Source Emissions: An Indirect Source Research Prosect, State Air Resources Board, 1995. 8. A Source of Air Quality Conditions Including Emissions Inventory Ozone Formation PM10 Generation, and Mitigation Measures for Mendocino County CA., Sonoma Technologies, Inc., November, 1998. 9. Soil Survev of Mendocino County Eastern Partand Trinity County Southwestern Part California, U.S. Department of Agriculture - Soil.Conservation Service, January, 1991. 10. A History of the Salmonid Decline in the Russian River, Steiner Environmental Consulting, August, 1996. 11. U.S.G.S. Topographical Map, Ukiah Quadrangle, 1958 (photo inspected 1975). 12. Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996. 13. City Air Photographs, 2006 14. Greenhouse Gas Climate Change and Energy, National Energy Information Center (NEIC) - Energy Information Administration). 15. Ordinance 1098 — Airport Industrial Park Planned Development Ordinance, 2007. 16. Resolution 96-11 and 96-23, certifying the Redwood Business Park / Airport Business Park Final Subsequent Program Environmental Impact Report and approving the AIP PD Amendments, 1995. 17. Resolutions 97-70 and 2000-13 adopting the Airport Industrial Park Traffic Impact Capital Improvement Fee Program. 18. City of Ukiah Citywide Traffic Circulation Study, prepared by Omni Means Engineers and Planners, February 27, 2007. 19. City of Ukiah 2005 Urban Water Management Plan City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 38 INITIAL ENVIRONMENTAL STUDY 111 11711111 MITIGATION MONITORING HOW AND WHEN VERIFICATION FUNDING MEASURES RESPONSIBILITY RESPONSIBILITY Planning and During the required Aesthetics and Community site development Planning Applicant Visual Quality Development permit discretionary Department Staff 1-2 Department Staff review process and prior the issuance of building permits Initial: Planning and During the required Air Quality Community site development Planning and Applicant 3-9 Development permit discretionary Public Works Staff Department and review process and Public Works Staff prior the issuance of Initial: building permits During site preparation and construction activities Planning and During the required Biological Community site development Planning and Applicant Resources Development permit discretionary Public Works Staff 10-15 Department and review process and Public Works Staff prior the issuance of Initial: building permits During site preparation and construction activities Planning and During site Cultural Community preparation and Planning and Applicant Resources Development construction Public Works Staff 16 Department and activities Public Works Staff Initial: Planning and During, the required Geology/Soils Community site development Planning and Applicant 17-18 Development permit discretionary Public Works Staff Department and review process and Public Works Staff prior the issuance of Initial: building permits City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 39 INITIAL ENVIRONMENTAL STUDY MITIGATION MEASURES MONITORING HOW AND WHEN VERIFICATION RESPONSIBILITY FUNDING RESPONSIBILITY During site Geology/Soils preparation and (continued) (continued) construction activities Hydrology and Water Quality Planning and Community During the required Planning and 19-21 Development site development permit discretionary Public Works Staff Applicant Department and review process and Initial: Public Works Staff prior the issuance of building permits During site preparation and construction activities Noise 22 Planning and Community During site Planning and Applicant Development preparation and construction Public Works Staff Department Staff activities Initial: Public Services 23-26 Planning and Community During site Planning and Applicant Development preparation and construction Public Works Staff Department Staff activities Initial: Traffic 27 Planning and Community During the required Planning and Applicant Development site development permit discretionary Public Works Staff Department and review process and Initial: Public Works Staff prior the issuance of building permits Utility and Service Planning and During the required Planning and Community Applicant pp Systems Community Development site development permit discretionary Development Department, 28-30 Department, Public review process and Public Utilities, Utilities, and Public prior the issuance of and Public Works Works Staff building permits Staff Initial: City of Ukiah RBP Land Acquisition Project Initial Environmental Study June 19, 2009 40 ORDINANCE NO. 1098 ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT The City Council of the City of Ukiah hereby ordains as follows: Section One The purpose of this amendment to the Airport Industrial Park (AIP) Planned Development Ordinance is to change the Land Use Designation on approximately 8 acres currently designated Industrial/Automotive Commercial to Light Manufacturing/Mixed Use, and to change the Land Use Designation on. approximately 6.5 acres currently designated Industrial to Light Manufacturing/Mixed Use. Section Two The overall purpose of the Airport Industrial Park Planned Development is to provide for a coordinated development of compatible industrial, office, and commercial land uses. It details both allowed and permitted uses within each land use category, regulate nuisances, and provide development standards and design guidelines. The AIP Planned Development is consistent with the "Master Plan" land use designation for the property contained in the Ukiah General Plan. Section Three This ordinance also formally amends the Land Use Map that illustrates which land use designations are assigned to the various properties throughout the Airport Industrial Park. The map shows the approximate 14.5 acres east of Airport Park Boulevard in the southern portion of the Park being redesignated from, "Industrial/Automotive Commercial" and "Industrial" to "Light Manufacturing/Mixed-Use." The land use designations apply to the 138 -acre Airport Industrial Park in the following manner: 1. Professional Office: Applies to the northwest portion of the site, bounded by Talmage Road on the north, Airport Park Boulevard on the east, and Commerce Drive on the south (approximately 12.6 acres). 2. Highway Commercial: Applies only to the northeastern portion of the site, bounded by Talmage Road to the north, Airport Park Boulevard to the west, Highway 101 to the east, and the existing large commercial retail store property to the south (approximately 1.4 acres), 3. Retail Commercial: Applies to 13.44 acres north of Commerce Drive, and approximately 23.41 acres south of Commerce Drive, bounded by Airport Park Boulevard on the west, and Highway 101 on the east. (approximately 37 acres). 4. Industrial: Applies to the property situated at the southern end of the Airport Industrial Park (approximately 18.3 acres). 5. Industrial/Automotive Commercial: Applies to the 8 acres east of Airport Park Boulevard south of the Retail Commercial Designated lands. These 8 acres include APN 180-080-56,57,64,65,66 and 67. 6. Light Manufacturing/Mixed-Use: Applies to the lands west of Airport Park Boulevard south of Commerce Drive. Includes the (2) acres adjacent to and north of the existing Mendocino Brewing Company parcel, and the approximate one (1) acre west of and adjacent to the existing pond. It also includes the approximate 8 acres east of Airport Park Boulevard south of the Industrial Automotive Commercial designated lands (approximately 46.5 acres). 7. Roads and landscaping: Approximately 14.2 acres. 8. Total Acreage AIP: Approximately 138 acres. Section Four The Airport Industrial Park Planned Development was originally approved by City Council Resolution No. 81-59 on March 3, 1981, embodied in Use Permit No. 81-39. It was amended and further articulated in 1991 when the City Council adopted Resolution No. 91-4. In 1993, the City Council adopted a revised Ordinance (929) to allow "General Commercial" in addition to the approved "Highway Oriented Commercial" land uses in the area bounded by Talmage Road on the north, Highway 101 on the east, Commerce Drive on the south, and Airport Park Boulevard on the west. This Ordinance also Acreated= the Planned Development Ordinance out of what was previously a Use Permit. On May 1, 1996, the City Council adopted Ordinance 963, which amended the AIP Planned Development to make it a more organized and useable set of regulations. On June 19, 1997, the Planned Development was amended again by the adoption of Ordinance 964, which created an Industrial/Automotive Commercial Land Use Designation for the 16 acres directly south of the home improvement center/hardware store facility east of Airport Park Boulevard. On April 2, 1997, the Planned Development Ordinance was amended by the adoption of Ordinance 991, which permitted drive-thru restaurants on the lands designated as Highway Commercial. On November 3, 1999, the Ordinance was amended to designate the 32 acres south of Hastings Avenue and west of Airport Park Boulevard as Industrial Mixed -Use. On September 6, 2000, the Ordinance was revised to list hotels and sit-down restaurants as "allowed" uses in the Professional Office Land Use Designation, On January 7, 2004, the Ordinance was amended to change the "Industrial Mixed Use" designation to "Light Manufacturing Mixed Use," and to establish new standards for commercial, professional office, light manufacturing, and low density residential land uses in the Light Manufacturing/Mixed-Use area that are separate from those contained in Section "G" of this Ordinance. Section Five Airport Industrial Park Planned Development, as amended herein, provides a mixture of industrial, commercial, low density residential, and office land uses within a Planned Development (PD), consistent with the City of Ukiah General Plan Master Plan land use designation. Sect- The Development Map (Generalized Land Use Map) for this Planned Development, as well as the design guidelines and development standards constitute the Concept Development Plan, as required by Article 14, Chapter 2 (Zoning) of the Ukiah Municipal Code. The Development Map (Generalized Land Use Map) attached as Exhibit "A", is approved. The Traffic Circulation Plan for this Planned Development is discussed in Section "I" on page 24, and the Circulation Map, attached as Exhibit "B", is approved. ,-Section Seven Development standards not addressed in the Planned Development regulations shall be those specified in the City of Ukiah Zoning Code. Section Eight Amendment to this ordinance requires City Council action. All Major Variance, Use and Site Development Permits for proposed developments within the Airport Industrial Park require City Planning Commission review and action. Minor permits are subject to the review and action by the City Zoning Administrator. Decisions on Major and Minor Variance, Site Development and Use Permits made by the City Planning Commission or Zoning Administrator are appealable to the City Council pursuant to section 9266 of the Ukiah Municipal Code. Section (Vine Some small commercial land uses may be permitted on the Industrial designated land if they are primarily intended to provide commercial type services to employees within the Airport Industrial Park. 2 Section Ten This version of the Airport Industrial Park (AIP) Planned Development supersedes all past versions, and shall govern and regulate the growth and development within the AIP. Section Eleven The regulations for this Planned Development, as required in Article 14, Chapter 2 (Zoning), of the Ukiah Municipal Code are as follows: A. INDUSTRIAL DESIGNATION 1. Allowed Uses The following industrial uses are allowed in the Industrial designation with the securing of a Site Development Permit. a. Manufacturing - activities or operations involving the processing, assembling, blending, packaging, compounding, or fabrication of previously prepared materials or substances into new products. b. Warehouse and Distribution Activities - includes warehousing, and storage not available to the general public; warehousing and distribution activities associated with manufacturing, wholesaling, or non -retail business uses; delivery and transfer services; freight forwarding; moving and storage; distribution terminals for the assembly and breakdown of freight; or other similar use involving shipping, warehousing, and distribution activities. C. Wholesaling and Related Uses - includes establishments engaged in wholesale trade or warehousing activities including maintaining inventories of goods; assembling, sorting, and grading goods into large lots; breaking bulk and redistribution in smaller lots; selling merchandise to retailers, industrial, commercial, institutional, or business users, or other wholesalers. d. Contractor's Offices - includes business office for building, plumbing, electrical, roofing, heating, air conditioning, and painting contractors including storage of incidental equipment and supplies. e. Agricultural - allowed as a continuation of the existing land use, including all necessary structures and appurtenances. f. Research and Development Laboratories, and computer and data processing. g. Accessory Uses and Structures - activities such as administrative offices and warehouses which are related and ancillary to an allowed use. Ancillary structures containing ancillary uses shall be located on the same parcel as the primary use/structure, and shall not exceed 25% of the gross floor area of structure(s) containing the primary use. 2. Permitted Uses The following small commercial, business support, and repair service land uses may be permitted in the Industrial land use designation with the securing of a Use Permit, provided they are situated on a parcel no larger than one-half acre in size, and do not exceed 20 percent of the total land dedicated to the Industrial Land Use Designation: a. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants shall be permitted). b. Small grocery or convenience store. C. Banking facility. d. Child day-care facility. 3 e. Industrial and business support services - establishments primarily engaged in providing services to business and industry, such as blueprinting and photocopying, janitorial and building maintenance, equipment rental and leasing, medical labs, commercial testing laboratories and answering services. f. Public Facilities - includes all public and quasi -public facilities such as utility substations, post offices, fire stations, and government offices. g. Repair Services - includes repair services such as radio and television, furniture, automotive repair, body and fender shops. h. Communication Installations - includes radio and television stations, telegraph and telephone offices, cable T.V., and microwave stations. B. PROFESSIONAL OFFICE DESIGNATION Purpose The purpose of the Professional Office Land Use Designation is to provide opportunity for a variety of business and professional offices, as well as a limited number of highway commercial land uses. Land uses such as child care facilities, delicatessens, and small retail stores and shops are intended to be ancillary components to professional office development projects, and the limited highway commercial land uses. 2. General Requirements a. Child care facilities, delicatessens, and small commercial retail stores and shops shall not exceed 20 percent of the total developable square footage of any one parcel. The resulting square footage that comprises this 20 percent shall only be developed with individual store/shop spaces that do not exceed 2,000 square feet in size. Allowed Uses The following uses are allowed in the Professional Office designation with the securing of a Site Development Permit: a. Professional and business offices such as accountants, engineers, architects, landscape architects, surveyors, attorneys, advertising, consultants, bookkeeping, medical and dental offices, and other similar activities. b. Business and office support services - includes services such as branch banks, savings and loan, credit unions, insurance brokers, real estate sales, blueprinting and photocopying and answering services. C. Child day-care facility. d. Retail commercial in the built -out northwest portion of this area outside the boundaries of the Redwood Business Park. e. Hotels and sit-down restaurants (no drive-thru restaurants). 4. Permitted Uses The following uses are permitted in the Professional Office Designation with the securing of a -Use Permit: a. Delicatessen and sandwich shop. b. Small grocery or convenience store. 2 C. Small retail commercial stores and shops of 2,000 square feet or less, and in combination not exceeding 20 percent of the total developable square footage on a parcel. C. HIGHWAY COMMERCIAL DESIGNATION 1. Allowed Uses The following uses are allowed in the Highway Commercial designation with the securing of a Site Development Permit: a. Businesses such as motels, sit-down and drive-thru restaurants, service stations, and other similar uses that provide services and merchandise primarily to highway travelers. b. Retail commercial stores. D. RETAIL COMMERCIAL DESIGNATION 1. Allowed Uses The following uses are allowed in the Retail Commercial designation with the securing of a Site Development Permit: a. Retail commercial stores. b. Child day-care facility. C. Delicatessen, sandwich shop, and ice cream parlor. 2. Permitted Uses The following uses are permitted in the Retail Commercial designation with the securing of a Use Permit: a. Restaurants (no drive-thru restaurants). b. Small grocery or convenience store. C. Banking facility. E. INDUSTRIAL/AUTOMOTIVE COMMERCIAL DESIGNATION Allowed Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with the securing of a Site Development Permit: a. All the allowed industrial uses listed in Item A (1) above. b. Automobile dealerships, except for those that exclusively sell used vehicles. 2. Permitted Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with the securing of a Use Permit: a. All the permitted industrial land uses listed in Item A (2) above. b. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants). C. Automotive service (gas) station. d. Small grocery store, mini -market, or convenience store. e. Uses related to automobile dealerships such as tire stores, auto parts stores, car -washing facilities, automobile repair business, etc. F. LIGHT MANUFACTURING/MIXED-USE DESIGNATION 1. Purpose and Intent The purpose of the Light Manufacturing / Mixed -Use land use designation is to 5 provide for a compatible mix of light manufacturing activities, commercial land uses, professional offices, and limited low-density residential uses. The intent is to provide an opportunity for a diversity of land uses to locate near each other that would typically be viewed as incompatible, but because of creative site planning and design, they can function in harmony without adversely impacting one another. For example, the Ordinance permits "live -work" land uses where small dwelling units can be incorporated into low intensity light manufacturing or warehousing operations. There is also opportunity for low-density apartments to be situated above commercial shops and professional offices. The purpose of the Light Manufacturing / Mixed -Use designation is also to promote Smart Growth and New Urbanism planning techniques. The Ordinance contains design standards that will lead to the development of office, light manufacturing, commercial, and residential uses in a pedestrian oriented, aesthetically pleasing, mixed-use neighborhood. The Ordinance requires light manufacturing land uses, if proposed, to be situated along the railroad tracks on the rear of the parcels, and to develop other land uses along the front of the parcels on Airport Park Boulevard, except for the parcels east of Airport Park Boulevard where light manufacturing land uses can occur anywhere on the parcels with the required yard setbacks. The majority of parking facilities are required to be situated in-between the light manufacturing and commercial land uses in the middle of the parcels, rather than along the Airport Park Boulevard frontage. The land uses along Airport Park Boulevard are held to a higher design and site planning standard than the light manufacturing land uses, because it. is situated in the more visible location, and because light manufacturing land uses are highly desired and a lesser design standard provides an inherent incentive. It is possible to develop full light manufacturing, office, or commercial land uses on a parcel, provided they are laid out and designed to be compatible with surrounding land uses. Professional office and commercial land uses, if proposed as stand along developments must adhere to a high site planning and design standard. The regulations are intended to create a compatible mix of land uses with ample landscaping and strategic open areas, pedestrian walkways, and attractive architecture in an inviting scale, with hidden parking and practical functionality. 2. General Requirements a. Light manufacturing and warehousing land uses should be located along the railroad tracks on the western portion of the current parcels or anywhere on the designated parcels east of Airport Park Boulevard with the required yard setbacks. Light manufacturing and warehousing can be situated along Airport Park Boulevard if it conforms to the site planning and design standards for commercial development. b. The majority of parking spaces for mixed-use development shall be located in- between the light manufacturing/warehousing land uses and the land uses along Airport Park Boulevard. Every attempt shall be made to create parking that cannot be seen from public streets. C. Shared access is strongly encouraged between land uses on the same and adjacent parcels to reduce encroachments onto Airport Park Boulevard. d. Street trees and a meandering sidewalk are required along Airport Park Boulevard. e. The architectural facades for buildings situated along and facing Airport Park Boulevard shall be consistent with Section 5(f) of this Subsection, and shall be designed to soften height, bulk, and mass. f. The orientation, height, and design of buildings, as well as the theme for property 6 development shall be based on creating compatibility between land uses, g. There is opportunity for low density residential land uses such as apartment units above offices or commercial spaces, but densities are limited west of Airport Park Boulevard because of airport constraints to a total of 60 people per acre on a given parcel. 3. Permitted Land Uses a. Notwithstanding Subsection "K", all light manufacturing, commercial, professional office, low density residential, and mixed-use projects require the securing of a Use Permit from the City Planning Commission. The Use Permit process shall include an analysis of site planning and architecture, pursuant to Section 9262 of the Ukiah Municipal Code. 4. Required Findings a. Prior to approving a Use Permit for a project situated on land in the Mixed -Use designation, the Planning Commission and/or the City Council shall make the following findings: 1. The proposed land use is consistent with the goals and policies of the Ukiah General Plan, the provisions of the Airport Industrial Park Planned Development Ordinance, the Ukiah Municipal Code, and the Ukiah Airport Master Plan. 2. The proposed land use is compatible with surrounding land uses and will not be detrimental to the public's health, safety and general welfare. 3. There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) to avoid monotony and/or a box -like uninteresting external appearance. 4. For all land uses other than light manufacturing, there is uniqueness and an exemplary approach to the site planning, design, and architecture, consistent with the Site Planning and Design Standards contained herein, that results in a quality and sophisticated development. 5. The Findings shall not be vague. The findings shall be sufficiently detailed to apprise a reviewing court of the basis for the action by bridging the gap between the evidence and the decision -maker's conclusions, and shall be based upon evidence contained in the administrative record. 5. Site Planning and Design Standards - Commercial Development The following site planning and design standards are specifically adopted for the Light Manufacturing/Mixed-Use Land Use Designation. They shall apply to all commercial, professional office, low-density residential and mixed-use development projects not involving light manufacturing/ warehousing unless it is situated along the Airport Park Boulevard street frontage. The Development Standards contained in Section "G" and the Design Standards in Section "I" of this Ordinance shall apply to the Light Manufacturing/Mixed Use designation unless superseded by the following specific standards: a. Yard Setbacks: 1. Front: 25 feet from the Airport Park Boulevard right-of-way. Architectural features, such as bay windows, porches and landing spaces, column treatments, and similar features may extend up to two - feet into the required front yard setback. 2. Side and Rear: The side and rear yard setbacks shall be determined in the discretionary review process. Factors that shall be considered include, but are not limited to Building Code requirements, traffic circulation, landscaping requirements, softening of the bulk and mass of 7 R C. I structures, and compatibility with adjacent structures and land uses. 3. Relief: Relief from the front yard setback requirements may be granted through the approval of a variance, pursuant to Chapter 2, Article 20 of the Ukiah Municipal Code. Maximum Building Height: 1. The maximum height of any building or structure shall be 40 feet, provided it complies with the side -slope criteria for the Ukiah Airport. 2. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum height provided it is adequately screened from view. 3. Relief: Relief from the height standards may be granted through the discretionary review process if a finding is made that the proposed height is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. Minimum Lot Area: The minimum lot area for parcels in the mixed-use area shall be determined through the subdivision and/or discretionary review process. In no case shall lots be created that are less than 20,000 square feet in size. Maximum Lot Coverage: 1. Commercial and mixed land uses may cover up to 40 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AIP Planned Development Ordinance. 2. Relief: Relief from the lot coverage standard may be granted through the discretionary review process provided a finding is made that the proposed lot coverage is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. e. Building Orientation: 1. Buildings shall be shaped and oriented to take advantage of passive solar energy and solar collection in the winter, and to control solar cooling loads in the summer. 2. Buildings shall be shaped and oriented to be compatible with surrounding land uses in terms of noise, visual privacy, and functionality. Architectural Design: 1. Buildings shall incorporate projecting columns, exterior wainscoting, framed panels, and/or other features to provide relief to large open blank walls. 2. Architectural features such as arches, raised and decorative parapets, decorated and flared cornices, extended eaves and overhangs, balconies, entry insets, and a variety of roof angles and pitches are required to make buildings unique and interesting. 3. Windows shall be used to break up the mass and volume of buildings into smaller components. Buildings shall use different shaped and framed 8 windows in a coordinated theme. Awnings and other attractive window treatments are strongly encouraged. 4. All four elevations of buildings shall incorporate the architectural design requirements listed above in a reasonable and feasible manner. 5. The use of strong or loud colors as the dominant building color shall not be permitted. The dominant colors used on buildings shall be subdued and earth tone in nature. Colors of buildings shall be compatible with adjoining buildings. 6. Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection areas, mechanical equipment, and other appurtenant items of poor visual quality shall be screened by the use of masonry walls, landscaping materials, or decorative fencing. All roof mounted electrical and mechanical equipment and/or ductwork shall be screened from view by an enclosure which is consistent with the building design. Fences exceeding six (6) feet in height may be appropriate for some commercial and industrial uses to screen the outdoor storage of building materials, supplies, construction equipment, etc. The Planning Commission may consider fences exceeding six (6) on a case-by-case basis during the review of Site Development and Use Permit applications. g. Signs 1. The colors, materials, and lighting of every sign on a site shall be restrained and harmonious with the building and site. 2. Freestanding signs shall be tastefully designed with an interesting base, and shall not exceed twelve feet in height from finished grade. If a freestanding sign is placed on a berm, the Planning Commission shall have the discretion to limit its height to less than twelve feet from finished grade. No pole signs are permitted. Freestanding signs shall have a decorative support base. 3. The size and amount of signs shall generally comply with the requirements of the Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion to reduce the size and amount of signs to something less than permitted by the U.M.C. if they make a finding that the proposed size and amount of signage is out of scale with the building and too dominating on the site. 4. Signs are not permitted on the roof or projecting above the roof of any building. 5. Relief: Relief from the sign standards may be granted through the discretionary review process provided a finding is made that the proposed sign is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. h. Pedestrian Orientation 1. Pedestrian walkways shall be included that directly and safely link all parking areas with building entrances, off-site transportation facilities, established sidewalks, and adjacent public rights-of-way. 2: Outdoor pedestrian spaces shall be landscaped and include such features as planters along sidewalks, pedestrian oriented signs, attractive street furniture, low-level lighting, and outdoor seating areas. 3. Lots with frontages along the primary street shall provide a 5 -foot wide meandering sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort 9 shall be made to link developments with attractive and accessible pedestrian facilities. 4. Secondary streets accessing the rear portion of parcels shall include 5 -foot wide sidewalks or alternative pedestrian facilities that link the development on the rear portion of the parcels with Airport Park Boulevard. Lighting 1. Exterior lighting shall be subdued and of low wattage. It shall enhance building design and landscaping, as well as provide safety and security. 2. Exterior lighting shall not spill out and create glare on adjoining properties, and shall not be directed towards the night sky. 3. Light standard heights shall be predicated on the lighting need of the particular location and use. Tall lighting fixtures that illuminate large areas shall be prohibited. 4. Lighting fixtures, standards, and all exposed accessories shall be harmonious with building design, and innovative in style. 5. All pedestrian and building access areas shall be adequately lighted to provide safety, security, and aesthetic quality, without violating number 2 above. Energy Conservation 1. Passive solar orientation is required. Active solar design is strongly encouraged. 2. Deciduous trees and/or other vegetation shall be planted on the south side of buildings whenever feasible to increase energy efficiency. 3. Sunlight shall be used for direct heating and illumination whenever possible. 4. Solar heating equipment need not be screened, but shall be as unobtrusive as possible and complement the building design. Every effort shall be made to integrate solar panels into the roof design, flush with the roof slope. k. Outdoor Storage and Service Areas 1. Storage areas shall be limited to the rear of a site, and shall be screened from public view with a solid fence or wall using concrete, wood, stone, brick, or other similar material. 2. All outdoor storage areas and enclosures shall be screened, when possible, with landscaping. 3. If trash and recycling areas are required in the discretionary review process, they shall be designed to harmonize with the building and landscaping, and shall be consistent with the size and design requirements of the Ukiah Municipal Code. Landscaping 1. Landscaping shall comply with Section "I" of this Ordinance. 2. Landscaping Plans shall include outdoor shaded sitting/resting areas for employees and the general public, unless infeasible. M. Ukiah Airport Master Plan All development within the Airport Industrial Park shall comply with the 10 Federal Aviation Administration side slope criteria, density requirements (AB1" Compatibility Zone = 60 persons per acre / AC- Compatibility Zone = 150 people per acre) and all other applicable provisions of the Ukiah Airport Master Plan. n. Public Utility Easements, Public Streets, and Access Driveways 1. All Public Utility Easements, Public Streets, and Access Driveways shall comply with Section "H" of this Ordinance. 6. Site Planning and Design Standards for Light Manufacturing and Industrial Development The Site Planning and Design Standards for Light Manufacturing and Industrial development are less demanding than those for commercial, professional office and mixed-use development. The lesser design standards are meant to encourage and promote light manufacturing and industrial development, particularly along the western portion of the parcels. The Following Site Planning and Design Standards shall apply to all Light Manufacturing and Industrial Development: a. Yard Setbacks: 1. Front: 25 feet from the Airport Park Boulevard right-of-way if located along the frontage. If the development does not have frontage along Airport Park Boulevard, and is served by a private access easement, the front yard setback shall be determined in the discretionary review process. Architectural features, such as bay windows, porches and landing spaces, column treatments, and similar features may extend up to two -feet into the required front yard setback. 2. Side and Rear: The side and rear yard setbacks shall be determined in the discretionary review process. Factors that shall be considered include, but are not limited, to Building Code requirements, traffic circulation, landscaping requirements, softening of the bulk and mass of structures, and compatibility with adjacent structures and land uses. 3. Relief: Relief from the front yard setback requirements may be granted through the approval of a variance. b. Maximum Building Height: 1. The maximum height of any building or structure shall be 50 feet, provided it complies with the side -slope criteria for the Ukiah Airport. 2. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum height provided it is adequately screened from view. 3. Relief: Relief from the height standards may be granted through the discretionary review process if a finding is made that the proposed height is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. C. Minimum Lot Area: 1. The minimum lot area for light manufacturing and industrial development parcels in the mixed-use area shall be determined through the subdivision and/or discretionary review process. In no case shall lots be created that are less than 20,000 square feet in size. is C_9 IJ Maximum Lot Coverage: 1. Light manufacturing and industrial land uses may cover up to 60 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AIP Planned Development Ordinance. 2. Relief: Relief from the lot coverage standard may be granted through the discretionary review process provided a finding is made that the proposed lot coverage is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. Building Orientation: 1. Buildings shall be shaped and oriented to take advantage of passive solar energy and solar collection in the winter, and to control solar cooling loads in the summer. 2. Buildings shall be shaped and oriented to be compatible with surrounding land uses in terms of noise, visual privacy, and functionality. Architectural Design: 1. Buildings shall incorporate projecting columns, exterior wainscoting, framed panels, and/or other features to provide relief to large open blank walls. 2. The use of strong or loud colors as the dominant building color shall not be permitted. The `dominant colors used on buildings shall be subdued and earth tone in nature. Colors of buildings shall be compatible with adjoining buildings. Signs 1. The colors, materials, and lighting of every sign on a site shall be restrained and harmonious with the building and site. 2. Freestanding signs shall be tastefully designed with an interesting base, and shall not exceed eight feet in height from finished grade. If a freestanding sign is placed on a berm, the Planning Commission shall have the discretion to limit its height to less than eight feet from finished grade. No pole signs are permitted. 3. The size and amount of signs shall comply with the requirements of the Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion to reduce the size and amount of signs to something less than permitted by the U.M.C. if they make a finding that the proposed size and amount of signage is out of scale with the building and too dominating on the site. 4. Signs are not permitted on the roof of any building. 5. Relief: Relief from the sign standards may be granted through the discretionary review process provided a finding is made that the proposed sign is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. Lighting 1. Exterior lighting shall be subdued. It shall enhance building design and landscaping, as well as provide safety and security. 2. Exterior lighting shall not spill out and create glare on adjoining properties, and shall not be directed towards the night sky. 3. Light standard heights shall be predicated on the lighting need of the 12 particular location and use. Tall lighting fixtures that illuminate large areas shall be prohibited. k. Outdoor Storage and Service Areas 1. Storage areas shall be limited to the rear of a site, and shall be screened from public view with a solid fence or wall using concrete, wood, stone, brick, or other similar material. 2. All outdoor storage areas and enclosures shall be screened, when possible, with landscaping. Landscaping 1. Landscaping shall generally comply with Section "I" of this Ordinance, although a lesser amount of landscaping may be approved depending upon the scale, intensity, and visibility of the development. M. Ukiah Airport.Master Plan 1. All development within the Airport Industrial Park shall comply with the Ukiah Municipal Airport Master Plan. n. Pedestrian Orientation 1. Pedestrian walkways shall be included that directly link all parking areas with building entrances, off-site transportation facilities, established sidewalks, and adjacent public rights-of-way. 2. Lots with frontages along the primary streets shall provide a 5 -foot wide meandering sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort shall be made to link developments with attractive and accessible pedestrian facilities. 3. Secondary streets accessing the rear portion of parcels shall include 5 -foot wide sidewalks or alternative pedestrian facilities that link the development on the rear portion of the parcels with Airport Park Boulevard. G. NUISANCES No lot shall be used in such a manner as to create a nuisance to adjacent parcels. Proposed uses shall comply with the performance criteria outlined below. a. All activities involving the storage of flammable and explosive materials shall be provided with adequate safety devices against the hazard of fire and explosion by adequate fire -fighting and fire suppression equipment and devices standard in industry. All incineration is prohibited. b. Devices which radiate radio-frequency energy shall be so operated as not to cause interference with any activity carried on beyond the boundary line of the property upon which the device is located. C. The maximum sound level radiated by any use of facility, when measured at the boundary line of the property upon which the sound is generated, shall not be obnoxious by reason of its intensity or pitch, as determined by standards prescribed in the Ukiah Municipal Code and/or City General Plan. 13 d. No vibration shall be permitted so as to cause a noticeable tremor beyond the property line. e. Any use producing emissions shall comply with all the requirements of the Mendocino County Air Quality Management District. f. Projects involving the use of toxic materials or hazardous substances shall comply with all Federal, State, and all local Laws and regulations. Prohibited Uses or Operations Industrial uses such as petroleum bulk stations, cement batching plants, pulp and paper mills, lumber mills, refineries, smelting plants, rendering plants, junk yards, auto wrecking, and similar "heavy industrial" uses which typically create external and environmental effects are specifically prohibited due to the detrimental effect the use may have upon the general appearance, function, and . environmental quality of nearby uses. G. DEVELOPMENT STANDARDS The following standards have been established to ensure compatibility among uses and consistency in the appearance and character of development. These standards are intended to guide the planning, design, and development of both individual lots and the entire Airport Industrial Park. Projects shall be reviewed on a case-by-case basis for high quality design, efficient function, and overall compatibility with surrounding land uses. 1. Minimum Lot Requirement The minimum lot area shall be 20,000 square feet. Each lot shall have a minimum frontage of 100 feet on a public street. Except for lots fronting on Airport Park Boulevard, or other public streets shown on the Land Use Map, access easements to a public street may be authorized in lieu of public street frontage in the discretion of the appropriate decision -maker and with the approval of the City Engineer. Proposed access easements shall be consistent with the standards contained in Table 4-1. The Planning Commission may approve a public street frontage of less than 100 feet for lots located on cul-de-sacs, street curves, or having other extraordinary characteristics. 2. Maximum Lot Coverage No more than 40 percent of the lot shall be covered by buildings or structures. Above ground parking lots and landscaping areas shall not be included in the calculation of lot coverage. Industrial land uses may cover a maximum of 60 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AIP Planned Development Ordinance. 3. Minimum Building Setbacks All buildings and structures shall be setback from the property line a minimum of 25 feet along the entire street frontage. Lots abutting U.S. Highway 101 shall maintain a minimum setback of 60 feet from the property line adjacent to the freeway. Side yard setbacks shall be determined in the Site Development or Use Permit review process. 4. Maximum Building Height The maximum height of any building or structure shall be 50 feet. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum building height. 5. Ukiah Airport Master Plan All development within the Airport Industrial Park shall comply with the Federal Aviation Administration side slope criteria, density requirements (ABV 14 Compatibility Zone = 60 persons per acre / AC. Compatibility Zone = 150 people per acre) and all other applicable provisions of the Ukiah Airport Master Plan. 6. Scre_ Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection areas, mechanical equipment, and other appurtenant items of poor visual quality shall be screened by the use of masonry walls, landscaping materials, or decorative fencing. All roof mounted electrical and mechanical equipment and/or ductwork shall be screened from view by an enclosure which is consistent with the building design. Fences exceeding six (6) feet in height may be appropriate for some commercial and industrial uses to screen the outdoor storage of building materials, supplies,', construction equipment, etc. The Planning Commission may consider fences exceeding six (6) on a case-by-case basis during the review of Site Development. and Use Permit applications. 7. Public Utility Easement All lots shall provide a 5 -foot easement in the required front setback for the provision of utilities. 8. Sidewalk Requirements Lots with frontages along the primary street shall provide a 5 -foot curvilinear sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort shall be made to link developments with attractive and accessible pedestrian facilities. 9. Bicycle_ Lanes Class III Bicycle lanes shall be provided on all primary streets according to CalTrans standards. 10. Development Integration Every effort shall be made to "master plan" development within the Airport Industrial Park. Applicants shall be encouraged to coordinate development proposals to ensure compatible architectural themes, high quality site planning, efficient and functional traffic circulation, coordinated pedestrian circulation, and compatible land uses. 11. Required Public Streets Lot line adjustments, parcel maps, tentative and final subdivision maps, and Site Development and Use Permits shall not be approved, unless public streets identified on the Land Use Map serving the parcels covered by the lot line adjustment, map or permit have been or will be dedicated to the City of Ukiah upon approval of the lot line adjustment, map or permit. 12. Street Width Standards The following street standards have been established by the Ukiah Department of Public Works. All primary and secondary streets shall be designed and constructed in accordance with these standards: Table 4-1: Minimum Street Standards Airport Park Boulevard and Commerce Drive 15 Primary Secondary Access Easement 1. Right-of-way 66 feet 44 feet 32 feet 2. Pavement 64 feet 40 feet 30 feet a. travel lanes (2) 14 feet 20 feet 15 feet b. left turn lane 12 feet 12 feet 3. Curbs (both sides) 1 foot 1 foot 4. Cul-de-sac (turn-arounds) 100 feet diameter 5. Curb Returns Radius 35 feet 35 feet 15 13. Access Driveways and Deceleration Lanes a. Every effort shall be made to minimize access driveways along Airport Park Boulevard. All driveway and intersection radii shall be designed to accommodate heavy truck turning movements, consistent with the requirements of the City Engineer. b. Every effort shall be made to design common driveways for individual developments. C. No Talmage Road access shall be. permitted for the parcel or parcels located at the southeast corner of Talmage Road and Airport Park Boulevard. d. All major driveways, as determined by the City Engineer, shall have left turn pockets in the median area where feasible. e. Deceleration and acceleration lanes shall not be required unless the City Engineer determines they are necessary to ensure safety and efficient traffic flow. 14. Minimum Parking and Loading Requirements a. No loading or unloading shall be permitted on the street in front of the building. A sufficient number of off-street loading spaces shall be provided to meet the needs of the approved use. Adequate apron and dock space also shall be provided for truck maneuvering on individual lots. b. The number of entrance/exit driveways shall be limited to one per every 100 feet of* street frontage with a maximum curb cut of 40 feet. The Planning Commission may relax these standards when a comprehensive plan for an entire block has been prepared and presented to the City Planning Commission for review and approval. C. Adequate off-street parking shall be provided to accommodate the parking needs of employees, visitors, and company vehicles. The minimum number of off-street parking spaces shall generally be provided according to the requirements of the Ukiah Municipal Code. d. The Planning Commission may deviate from the parking requirements contained in the Ukiah Municipal Code on a case-by-case basis. Any deviation must be supported by findings related to a unique use, such as a Mixed-use development, or use not specifically described in the Ukiah Municipal Code, and findings that otherwise demonstrate no on -street parking congestion will result, -15. Signage Except as indicated elsewhere in this Ordinance, building identification and other signs shall generally comply with the sign regulations for industrial, commercial and office land uses contained in the Ukiah Municipal Code. All proposed development projects shall include a detailed sign program. DESIGN GUIDELINES The following guidelines shall be used by the Planning Commission when approving a Site Development or Use Permit to ensure high quality design, and the coordination and consistency of development. 1. Landscaping and Open Space a. A comprehensive landscape plan shall be submitted for review and approval as a part of the Site Development or Use Permit process. 16 a. Existing trees shall be retained whenever possible. C. A variety of tree species shall be used that provides diversity in form, texture, and color. d. Landscaping at corners should be arranged to maintain traffic visibility. e. Landscaping along an entire street frontage should be coordinated to achieve a uniform appearance. f. Landscaping shall be proportional to the building elevations. g. Landscape plantings shall be those which grow well in Ukiah's climate without extensive irrigation. Native species are strongly encouraged. h. All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature appearance can be attained in three years. I. Deciduous trees shall constitute the majority of the trees proposed along the south and west building exposures; non -deciduous street species shall be restricted to areas that do not inhibit solar access. j. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls within a continuous linear planting strip, rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species,. and shall be designed to provide a tree canopy coverage of 50 percent over all paved areas within ten years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process. k. Parking lots shall have a perimeter planting strip with both trees and shrubs. I. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process. M. Street trees may be placed on the property proposed for development instead of within the public right-of-way if the location is approved by the City Engineer, based upon safety and maintenance factors. n. All new developments shall include a landscaping coverage of 20 percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be unreasonable. A minimum of 50 percent (50%) of the landscaped area shall be dedicated to live plantings. o. Landscaping Plans shall include an automatic irrigation system. P. All required landscaping for commercial development projects shall be adequately maintained in a viable condition. q. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority to modify the required elements of a Landscaping Plan depending upon the size, scale, intensity, and location of the development project. 2. Orientation and Location of Buildings a. The location of buildings shall be coordinated with other buildings and open space on adjacent lots, and should include design elements, oriented to pedestrian usage, such as, linked walkways and sidewalks. b. Buildings should be sited to preserve solar access opportunities, and should include passive and active solar design elements. C. Buildings should be oriented to minimize heating and cooling costs. d. Buildings should be creatively sited to provide open, views of the site and surrounding environment. e. Buildings shall not be sited in the middle of large parking lots. 17 3. Architectural Design a. Individual projects shall exhibit a thoughtful and creative approach to site planning and architecture. b. Projects shall be designed to avoid the cumulative collection of large structures with similar building elevations and facades. C. Buildings shall be limited in height, bulk, and mass, and shall be designed to avoid a box -like appearance. 4. Building Exteriors a. Colors and building materials shall be carefully selected, and must be compatible with surrounding developments, and shall be finalized during the Site Development or Use Permit process. b. The Planning Commission may permit exterior walls of architectural metal where it is compatible with adjacent structures, and the overall appearance and character of the Airport Industrial Park. 5. Lighting a. A lighting plan shall be submitted for review and approval with all Site Development and Use Permit applications. All lighting plans shall emphasize security and safety, and shall minimize energy usage. b. Lighting for developments shall include shielded, non -glare types of lights. C. Lighting shall not be,directed towards Highway 101, the Ukiah Municipal Airport, adjacent properties, or upwards towards the sky. 6. Design Amenities a. Bicycle parking facilities shall be provided near the entrance to buildings. One (1) bicycle space shall be provided for every ten (10) employees, plus one (1) space for every fifty (50) automobile parking spaces. b. Fountains, kiosks, unique landscape islands, outdoor sitting areas, and other quality design amenities are encouraged. J. CIRCULATION PLAN The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B". As shown, the plan includes points of access at Talmage Road at the north, Hastings Avenue at the northwest, and Airport Road at the southwest. In lieu of the originally envisioned southern access road (Airport Park Boulevard to Norgard Lane) an emergency access is provided through the airport to a future gated encroachment along the southern portion of Airport Road. Internal access includes an extension of Airport Road from the west into the southern portion of the site; Airport Park Boulevard from Talmage Road on the north, extending south to intersect with the Airport Road extension; and Commerce Drive from west to east in the northern portion of the AIP. All streets within the AIP shall be public. Property owners of parcels with frontage along the railroad right-of-way are encouraged to plan for possible future use of the railroad. K. DISCRETIONARY REVIEW The discretionary permit review process for development projects within the Airport Industrial Park (AIP) is the same as for discretionary permits elsewhere in the City. As articulated in Section 9 of this ordinance, a Site Development Permit or Use Permit is required for development projects proposed in the AIP. HEZ 1. Site Development Permits and Use Permits a. As articulated in Section 9 above, development projects within the Airport Industrial Park are subject to the Site Development or Use Permit process, depending upon the proposed use and its location. A Site Development Permit shall not be required for any development proposal requiring a Use Permit. Within the Use Permit review process, all site development issues and concerns shall be appropriately analyzed. b. All Major Use Permits, Variances, and Site Development Permits for proposed developments within the Airport Industrial Park require City Planning Commission review and action. Minor Use Permits, Variances, and Site Development Permits shall be subject to Zoning Administrator review and action. C. Decisions on Site Development and Use Permits made by the City Planning Commission and Zoning Administrator are appealable to the City Council pursuant to Section 9266 of the Ukiah Municipal Code. d. Major modifications to approved Site Development Permits and Use Permits, as determined by the Planning Director, shall require the filing of a new application, payment of fees, and a duly noticed public hearing before the Planning Commission. Minor modifications to approved Site Development Permits and Use Permits, as determined by the Planning Director shall require the filing of a new application, payment of processing fees and a duly noticed public hearing before the City Zoning Administrator. e. The Planning Commission's decision on major modifications to an approved Site Development Permit, Variance or Use Permit is appealable to the City Council. The Zoning Administrator's decision on minor modifications to an approved Site Development Permit, Variance or Use Permit is appealable directly to the City Council. 2. Building Modifications a. Exterior modifications to existing buildings shall be designed to complement and harmonize with the design of the existing structure and surrounding developments. b. A Site Development Permit shall be required for all substantial exterior modifications to existing structures, site design elements, and landscaping within the Airport Industrial Parka The application procedure shall be that prescribed in Article 20 the Ukiah Municipal Code. Section Twelve Whenever a use is not listed in this Planned Development Ordinance as a permitted or allowed use in any of the land use designations, the Planning Director shall determine whether the use is appropriate in the land use designation where the subject property is situated, and make a decision as to whether or not it is an allowed or permitted land use. In making this determination, the Planning Director shall find as follows: 1. That the use would not be incompatible with existing nearby land uses, or the allowed and permitted land uses listed for the particular land use designation. 2. That the use would not be detrimental to the continuing development of the area in which the use would be located. 3. That the use would be in harmony and consistent with the purpose and intent of the Airport Industrial Park Planned Development Ordinance and Ukiah General Plan. 4. In the case of determining that a use not articulated as an allowed or permitted 19 use could be established with the securing of a Use Permit, the Planning Director shall find that the proposed use is similar in nature and intensity to the uses listed as allowed uses. All determinations of the Planning Director regarding whether a use can be allowed or permitted in any land use designation within the Airport Industrial Park shall be final unless a written appeal to the City Council, stating the reasons for the appeal, and the appeal fee, if any, established from time to time by City Council Resolution, is filed with the City Clerk within ten (10) days of the date the decision was made. Appeals may be filed by an applicant or any interested party. The City Council shall conduct a duly noticed public hearing on the appeal in accordance to the applicable procedures as set forth in this chapter. At the close of the public hearing, the City Council may affirm, reverse, revise or modify the appealed decision of the Planning Director. All City Council decisions on appeals of the Planning Director's actions are final for the City of Ukiah. Section Thirteen This Ordinance shall be published as required by law and shall become effective thirty (30) days after it is adopted. Introduced by title only on July 23, 2007 by the following roll call vote: AYES: Councilmembers Thomas, Crane, and Mayor Rodin NOES: Councimember McCowen ABSENT: Councilmember Baldwin ABSTAIN: None ' Passed and adopted on August 1, 2007 by the following roll call vote: AYES: Councilmembers McCowen, Baldwin, and Vice -Mayor Crane NOES: None ABSENT: Councilmember Thomas and Mayor Rodin ABSTAIN: None ATT --PJ' Lin Brow y City Clerk Mari Rodin, Mayor MW I Feet 0 412,5 825 1,650 2,475 3,300 EXHIBIT "B" AIRPORT INDUSTRIAL PARK CIRCULATION PLAN TALMAGE ROAD ---+�, COMME AIRPORT AIRPORT PAI EMERGENCY VV ACCESS FROM A RESOLUTION NO. 96- 23 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH MAKING FINDINGS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21081 AND CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA") GUIDELINES SECTION 15091 IN CONNECTION WITH THE ADOPTION OF THE AMENDED AIRPORT INDUSTRIAL PARK (AIP) PLANNED DEVELOPMENT ORDINANCE WHEREAS_ 1. The City of Ukiah, as Lead Agency, has prepared a Subsequent Environmental Impact Report ("EIR"), consisting of a Draft Subsequent Environmental Impact Report, dated March, 1995 ("DEIR"), and a Final Subsequent Environmental Impact Report, dated July, 1995 ("FEIR"), for the proposed Airport Industrial Park (AIP) Planned Development Ordinance Amendments; and 2. The EIR has identified significant environmental impacts of the projects; and 3. The City Council certified the EIR on August 16, 1995; and 4. The City Council has chosen to adopt an amended Planned Development Ordinance for the Airport Industrial Park; and 5. Public Resources Code Section 21081 and CEQA Guidelines Section 15091 provide that the City shall not approve or carry out a project for which an EIR has been completed which identifies one or more significant environmental impacts, unless it makes specified findings; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah finds as follows: 1. The EIR was prepared and made available for public review and comment in full compliance with the procedures set forth in CEQA and the CEQA Guidelines. 2. The EIR was considered by both the Planning Commission and City Council at noticed public hearings on August 9, 1995 and August 16, 1995, respectively, which were conducted in full compliance with all legal requirements. 3. The City Council has considered all documents submitted for consideration prior to or during the hearings it conducted and all testimony presented during the hearings as well as the EIR, the Staff Report, dated August 4, 1995, the recommendation of the Planning Commission, and the Staff Report, dated August 11, 1995. The Staff Reports are incorporated herein by reference. It has also independently reviewed and considered this resolution. 4. The project is described in the EIR, including the DEIR on pages 7,8,9,10 and 11 of the Redwood Business Park Component. This description is incorporated herein by reference. 5. The EIR evaluated the impacts of the project, as well as its impact in combination with impacts from past, present, and probable future projects, including impacts from the eventual buildout and completion of the Airport Industrial Park both as presently approved. Those impacts, both individual and cumulative, along with recommended mitigation measures and suggested conditions of approval, are summarized in this resolution. 6. Measures designed to avoid or substantially lessen significant effects of future development projects within the Airport Industrial Park will be imposed on projects as buildout occurs and the significance thresholds identified in the EIR are reached. In this way, full mitigation will be achieved as development occurs and is phased over time within the AIP. 7. Geology. The EIR geotechnical consultants determined that there were no significant geotechnical constraints on the site. Site soils may be subject to expansion and/or some settlement. It will be necessary to upgrade soils or construct proper foundations to ensure the future buildings are not damaged by settlement. All necessary fill materials and activities must be property engineered to ensure the long-term integrity of future improvements. Site grading and trenching will result in bared soils. The surface soils and poorly consolidated terrace soils will be prone to erosion. This is a potentially significant impact since eroded soils can adversely affect water quality and ultimately the aquatic habitats of the Russian River. Geology Mitigations: The EIR recommends that all future individual projects be required to have complete geotechnical investigations, and that future developers secure General Construction Activity Permits from the Regional Water Quality Control Board. Geology Finding: Mitigation measures are reasonable, feasible, and effective. The City finds that implementation of these mitigation measures will avoid or reduce to acceptable levels the geological impacts resulting from the buildout of the Airport Industrial Park. These measures will become conditions of project approval and will be monitored by the City Engineering and Planning Department staff during the grading and building permit process as well as during the construction phases of all projects within the AIP, 8. Hydrology and Drainage. 'Buildout of the AIP will increase the amount of impervious surfaces on the site and, thus, increase the amount of runoff during the 10 -year and 100 -year storms. Increased flows from the site will have a minor impact on flooding east of the freeway, and could slightly increase the extent and duration of flooding on the orchard to the east. This orchard impact, however, would not be caused solely by the site runoff; rather, it would typically occur only in conjunction with some overbank flooding of the Russian River. Because buildings must be constructed so that their floors are at least one foot above the 100 -year flood elevation, it will be necessary to fill lower portions of the property; the Redwood Business Park already has a City -approved drainage plan that includes filling of areas below flood elevations. Filling has already occurred in the northern portion of the site. After fill is placed on low-lying portions of the property, flooding will be restricted to drainage ditches and infrastructure. Hydrology/Drainage Mitigations: Buildout of the AIP under the provisions of the revised Planned Development Ordinance will not result in significant drainage related impacts. However, mitigations measures are recommended to resolve the minor drainage issues discussed above. These measures include, requiring aJl buildings to be elevated above the 100 -year flood elevation; requiring developers to prepare Storm Water Pollution Prevention Plans and obtain General Construction Activity Permits from the Regional Water Quality Control Board; and to share in the funding and construction of ditch stabilization measures on the ditch east of the 36 - inch culvert and on the ditch east of the twin 4 --foot by 6 -foot box culverts east of the freeway. Hydrology/Drainage Findings: The City finds the mitigation measures reasonable, feasible, and effective, except for sharing in the funding and construction of ditch stabilization measures on the ditch east of the 36 -inch culvert and on the ditch east of the twin 4 -foot by 6 -foot box culverts east of the freeway. The City finds that the recommended mitigation measures concerning ditch stabilization measures on privately -owned agricultural property east of the freeway and outside the City Limits are not the responsibility of the applicants and are not feasible, since the applicant has no reasonable ability to enter upon private land to put improvements in place. The City finds that implementation of the remaining mitigation measures as conditions of project approval will avoid or reduce to acceptable levels the Hydrology/drainage impacts resulting from the buildout of the Airport Industrial Park. These measures will become conditions of approval for all future development projects, and will be monitored by the City Engineering Department staff during the grading and building permit process as well as during the construction phases of the project. 9. , Biotic Environment: Buildout of the AIP under the provisions of the revised Planned Development Ordinance will eliminate open fields used for foraging by a number of birds, mammals, and reptiles. It will also basically remove all existing vegetation from the site. Given the fact that the property has been disked and used for agricultural purposes, and that considerable fill activities have occurred, the EIR concludes that no significant impacts will occur to biotic environments, except for the possible removal of Valley Oak trees. In terms of wetlands on the RBP, the property owner has entered into an agreement with the Department of Fish and Game regarding the disposition of the wetland and small population of Baker's Meadowfoam that existed on the site. The Department of Fish and Game has determined that this mitigation successfully off -sets the adverse impacts on vegetation and wildlife that were identified in the Wal-Mart EIR. To buildout the property contained within the Airport Business Park (ABP) south of the RBP, it may be necessary to fill wetlands. To avoid significant loss of wetlands, and potential impacts to biotic habitats, the EIR suggests a number of mitigation measures. Biotic Mitigations: Suggested mitigation measures include preserving Oak trees, and precluding the filling of the pond/riparian area on the Airport Business Park site. Additionally, permit approval from applicable State and/or Federal agencies would be required prior to filling and wetland areas on the ABP Site. Biotic Findings: The City nthat l itigations measures are reasonable and feasible.v�The City tfinds further that iimplementation�of the mitigation measurres as conditions of project approval will avoid or reduce to acceptable levels the Biotic Environment impacts resulting from the buildout of the Airport Industrial Park. These measures will become conditions of approval for all future development projects, and will be monitored by City Engineering and Planning Department staff during the grading and building permit process as well as during the construction phases of the projects. 10. Air Quality: The impact of a proposed action is judged to be significant based upon criteria for significance. The legal criteria used for determining whether or not the indirect emissions generated by automobiles attracted to the AIP at buildout are the State and Federal Ambient Air Quality Standards. The air quality specialist who prepared an impact assessment for the EIR concluded that State and Federal air quality standards would not be exceeded as a result of buildout of the AIP. Air Quality Mitigations: Although no significant air quality impacts would result from buildout of the AIP, a number of mitigation measures are recommended to avoid temporary dust and particulate impacts during grading, and to decrease vehicle emissions associated with the project. These measures include the following; a. All exposed or disturbed soil shall be regularly watered to avoid the transportation of dust b. Every attempt shall be made to keep all construction areas swept and clear of mud and debris. C. Bicycle parting facilities shall be installed at the project site prior to final inspection and the grant of occupancy. d. The applicants shall participate in a Transportation Management Association when it is formed. Air Quality Findings: For the reason stated above, as well as the technical information contained in the EIR, the project will not have a significant adverse effect on any State or Federal air quality standard, and is, therefore, presumed under CEQA Guideline 15064(i) to have no significant adverse impact on air quality. However, the City Council finds that future development projects will contribute to the cumulative formation of ozone and short-term particulate matter in the Ukiah Valley. While the City Council finds further that this cumulative contribution of both ozone and particulate matter is speculative and cannot feasibly be quantified with any degree of accuracy, measures should be taken to limit and reduce the amount of these air pollutants resulting from the projects. Therefore, the City Council finds that the recommended mitigation measures designed to avoid or lessen dust and particulate matter, as well as vehicle emissions are reasonable and feasible. The City finds that measures will be effective in avoiding or reducing impacts to an acceptable level when they become conditions of project approval. They will be monitored by City Engineering and Planning Department staff during the grading and building permit process as well as during the construction phases of all future projects. 11. Visual Quality: The Airport Industrial Park is situated in a highly visible location adjacent to State Highway 101. The AIP is also highly visible from Talmage Road, the residences along the western hills of the City, and a few other locations in the southern portion of the City. Buildout of the AIP will completely change the views of the site. Existing views of vacant fields, Oak trees, a pear orchard, and a vineyard could be replaced by views of a collection of commercial, industrial and office buildings, streets, signs and parking lots. Night-time views will also be altered with new views of lights and lighted signs. However, retention of the pond and riparian area within the southern portion of the AIP, as well as landscaping along the Highway 101 frontage, will provide a visual buffer along Highway 101, and will break-up the massing of future buildings. The EIR concludes that the potential impacts to existing views and the visual quality of the area are subjective, and that the City must decide if they are significant. Visual Quality Mitigations: The EIR recommends extending the pond/riparian complex on the Airport Business Park into the Redwood Business Park to create a natural landscape corridor that will soften the visual effects of building out the AIP. It also recommends requiring shielded, non-glare types of lighting, the creation of a landscape zone along the freeway, a design review/process for the AIP, restrictive sign standards, the retention of Oak trees, and the retention of existing landscaping. Visual Quality Findings: Impacts to viewsheds and visual quality are highly subjective and difficult to quantify. While no health risks are involved, significant adverse impacts to visual quality can erode the local quality of life. The City Council finds that the buildout of the Airport Industrial Park could have potentially significant adverse impacts on the visual quality of the project site. The City Council finds further that the suggested mitigation measures contained in the EIR are reasonable and feasible, and will adequately soften potential visual impacts to an acceptable level, except for extending the pond/riparian complex on the Airport Business Park into the Redwood Business Park, because there is no guaranteed long-term source of water to fill and nourish the extended pond. The adopted mitigation measures will become conditions of approval for future development projects, and will be monitored by City Planning Staff during the building permit process as well as during the construction phases of the projects. 12. Noise: AIP buildout traffic will increase noise levels on existing streets north of the site by one decibel or less. This amount is considered imperceptible and is not a significant impact. Short-term construction noise, while not considered significant, could be disruptive to the residential area north of the AIP. The construction of the required southern access road when the AIP reaches 50-percent buildout, will result in significant noise impacts to the Norgard Lane/Townsend Lane neighborhood. Even after mitigation, the EIR concludes that the impacts will remain significant. Noise Mitigations: The EIR recommends mitigation measures limiting construction times and requiring heavy construction equipment to be properly muffled and maintained. Additionally, it is recommended that the final route for the southern extension avoid altogether or as much of the Norgard Lane/Townsend Lane residential neighborhood as possible. To further reduce impacts to this neighborhood, it is recommended that the City initially preclude truck traffic, or insulate existing residential units to mitigate noise impacts. However, even with these mitigation measures, it is concluded that noise impacts will remain significant. It is possible that the City may choose to purchase and annex the residential properties in this neighborhood, and provide opportunity for redevelopment of the properties into airport related industrial uses. If this were to occur prior to the AIP reaching 50 percent buildout, the impact would become moot, because no residential properties would remain. Noise Findings: The City finds that all mitigation measures are reasonable and feasible. The City finds further that implementation of measures/conditions to restrict construction hours, requiring equipment to be muffled and maintained, and the design of a southern access route avoiding the residential neighborhoods along Townsend Land and Norgard Lane will avoid or reduce noise impacts to an acceptable levels. The adopted mitigation measures will become conditions of approval for future development projects, and will be monitored by City Engineering and Planning Department staff during the building permit process as well as during the construction phases of the project. If future impacts should arise that have not been fully mitigated by these measures, which is highly speculative at this time, the City Council further finds that any such significant adverse noise, traffic and safety impacts are overridden for the following reasons: STATEMENT OF OVERRIDING CONSIDERATIONS Traffic resulting from the extension of Airport Road to Townsend Lane and Norgard Lane will result in increased truck and automobile volumes, and noise. If mitigation measures prove ineffective or impractical, if a final route does not avoid Townsend Land and Norgard Lane altogether, or it the City does not annex, purchase and redevelop the area from residential to industrial uses in the future, the City would accept these impacts because of the long-term economic, social, and health and safety benefits to the City. The City finds that the significant noise and safety impacts resulting from the extension of Airport Road to Townsend Lane/Norgard Lane are overridden by the following social and economic benefits of the buildout of the Airport Industrial Park: a. The long-term economic benefit to the City of Ukiah and the ability of the City to increase the job base and obtain a higher level of retail sales and property taxes outweighs the concerns regarding noise and neighborhood impacts. Buildout of the AIP will result in 1,332,000 square feet of industrial, office and commercial structures that will provide hundreds of moderate to high paying jobs to Ukiah citizens, representing a major expansion of the Ukiah economy. Unemployment in Ukiah is higher than the State average. Additional employment and expansion of the Ukiah economy will result in improved living conditions for Ukiah residents and reduced government costs for welfare benefits, unemployment insurance, and social services. b. The buildout of the AIP will substantially increase the assessed value of the project site, which will in tum increase the property tax revenue of the Ukiah Redevelopment Agency (RDA). This additional tax revenue to the RDA will assist in the implementation of the redevelopment plan, including the development of low and moderate income housing. C. Buildout of the AIP will generate substantial amounts of sales tax to the City. In addition, the City will receive substantial funds per year in additional fees for water, sewer and electrical services provided to the project and in business license fees. These additional revenues will be available to meet the needs of general City government at a time when the City anticipates significant cuts in State funding. d. The extension of Airport Road and construction of a southern road connection to South State Street will improve area -wide traffic circulation, reduce emergency vehicle response times, and provide an important additional evacuation route from the AIP area. It will also reduce traffic related impacts to other areas of the community, particularly those north of the site such as on Talmage Road and its key intersections. 13. Police and Fire Service: Both the Ukiah Police Department and Ukiah Fire Department believe that they can effectively serve the buildout of the AIP. However, the EIR concludes that while revenue will be generated as a result of sales and property taxes collected on new development within the Park that could help fund expanded service, the municipal revenues may not be enough to maintain current levels of service. Additionally, for emergency vehicle access and circulation, as well as site evacuation, the EIR recommends construction of the southern access road when the AIP reaches fifty percent buildout. Police and Fire Service Mitigations: Recommended mitigation measures include compliance with standard building and fire codes, construction of the southern access road at fifty percent buildout of the AIP, and consideration of a fire and emergency protection mitigation fee for all new development. Police and Fire Service Findings: The City finds that all mitigation measures are reasonable and feasible, except for establishing a fire and emergency protection mitigation fee for all new development. The City Council finds further that such a fee program is not necessary because the anticipated sales and property tax generated from new development within the AIP will substantially assist in the long-term funding of new equipment and personnel. The City Council finds further that the remaining mitigation measures imposed as conditions of project approvals, will avoid or reduce to acceptable levels impacts on City Police and Fire Services. The adopted mitigation measures will become conditions of approval for future development projects, and will be monitored by City Planning and Fire Department Staff during the building permit process as well as during the construction phases of the projects. 14. Sewage Treatment and Disposal: Buildout of the AIP is expected to generate approximately 70,000 gallons per day (gpd) of wastewater. This figure could increase if the Mendocino Brewing Company facility is expanded in the future. The Ukiah Valley Sanitation District (UVSD) has indicated it has the capacity to serve buildout of the AIP. Additionally, a major trunk collector line crosses the eastern part of the AIP. This trunk line has ample capacity to transport wastewater generated on the site. While the buildout of the RIP will not have a significant adverse impact on the capacity or operations of the UVSD facilities, the project's increment of the potentially significant cumulative impacts on the UVSD's collection, treatment, and disposal facilities should be minimized. Sewer Mitigations: To minimize potential cumulative impacts, the EIR recommends requiring all future development to install water conservation devices, that all sewage collectors for the AIP be designed according to adopted codes, and that all development pay appropriate connection fees at the time application is made. Sewer Treatment and Disposal Findings: The City finds that all mitigation measures when imposed as conditions of approval are reasonable and feasible, and will be effective in avoiding or reducing impacts to an acceptable level. The adopted mitigation measures will become conditions of approval for future development projects, and will be monitored by City Planning and Utility Department staff during the building permit process as well as during the construction phases of the project. 15. Water: Based on the average industrial and commercial water demand, buildout of the AIP will require approximately 158,000 gallons per day of water. This equates to a peak summer demand of approximately 253,000 gallons per day. The City has the capacity to meet this increased demand which is the equivalent of about 6.8 percent of the current pumping capacity. According to the City Water and Sewer Operations Superintendent, in a memo dated July 12, 1995 in response to issues raised in the FEIR, the City has a secure water right well into the future, and has a very reliable water supply system. Water Mitigations: While the buildout of the AIP will not have significant impacts on the City's ability to provide water, a number of mitigation measures are recommended to minimize the amount of water used for the project. These measures include the installation of water conservation devices, and the use of drought tolerant landscaping species and low water demand irrigation devices. Water Service Findings: The City finds that all mitigation measures when imposed as conditions of approval are reasonable and feasible to avoid or reduce impacts to an acceptable level. The adopted mitigation measures will become conditions of approval for future development projects and will be monitored by City Planning and Utility Department staff during the building permit process as well as during the construction phases of the project. 16. Schools: Buildout of the AIP will generate new households and, consequently, new students. The precise number of students depends on the types of businesses that will ultimately occupy the site. Using the student generation factors maintained by the Ukiah Unified School District (UUSD), buildout of the AIP could generate as many as 431 new households in the District and an additional 302 students. Based on a 10 -year phased buildout of the park, it is assumed that the student generation would total approximately 30 new students per year. While the current adopted developer mitigation fee of $.28 per square foot of building may not sufficiently offset the impact of this many new students on the capacity of the UUSD, the district has indicated that it only intends to collect this amount. School Mitigations: No mitigations required. School Findings: Based on the information contained in the Final EIR, the City finds that project will not have a significant adverse impact on the Ukiah Unified School District. 17. Land Use: Buildout of the AIP will result in the loss or displacement of a small pear orchard on the southern portion of the site, but this is not deemed significant since the City has committed this property to industrial type development and has zoned it accordingly. Additionally, the EIR concludes that there will not be a conflict with the Municipal Airport to the west of the site, and that the mitigation measures contained in other impact categories will successfully off -set potential conflicts and impacts to land use. While development of the site would potentially conflict with goals and policies aimed at preserving agricultural land, the City has in the past determined that industrial use of the site was more valuable than potential agricultural uses. The projects are -consistent with the General Plan land use designation for the site, as amplified by the AIP PD Ordinance, and this designation was applied to be consistent with other Plan goals and policies. The EIR indicates that the extension of Airport Road to Townsend Lane/Norgard Lane (southern access road) will substantially alter the neighborhood character along these streets. Statement of overriding considerations have been made regarding these impacts in Section 13 (Noise) above. Land Use Mitigations: No mitigations required. Land Use Findings: Based on the analysis and information contained in the EIR and this Resolution, the City Council finds that the projects will not have significant adverse impacts on land use. 18. Traffic and Circulation: Based upon reasonable traffic assumptions and the proposed buildout projections and assumptions contained in the EIR, the registered professional traffic consultant determined that the total trip generation for the Redwood Business Park (RBP) would be 22,490 two-way trips with 965 inbound and 1,220 outbound vehicle trips during the PM peak traffic Hour. Buildout of the Airport Business Park (ABP) to the south would result in 1,530 two-way trips with 45 inbound and 160 outbound vehicle trips during the PM peak traffic hour. Accordingly, buildout of the AIP will result in 24,020 daily two-way trips with 1010 inbound and 1,380 outbound during the Evening Peak traffic hour (4:30 - 5:30 PM). This amount of traffic will result in a degradation of levels of service (LOS) at a number of nearby key intersections. Additionally, there would be a number of roadway impacts and corresponding safety concems. Based upon an assumed distribution pattern, the following impacts to intersections would result from buildout of the AIP: 1. Operation of the signalized South State Street/Talmage Road intersection would deteriorate from LOS CID to LOS D during the peak hour. 2. The signalized Talmage Road/Airport Park Boulevard intersection would deteriorate from LOS A to an Unacceptable LOS E during the PM peak hour. 3. Both the Talmage Road unsignalized intersections with State Route 101 off -ramps would have turning movements operating unacceptably at LOS D. 4. The South State Street/Hastings Avenue -Washington Avenue signalized intersection operation would deteriorate from LOS B to an unacceptable LOS E. The Airport Park Boulevard/Commerce Drive unsignalized intersection would have stop sign controlled turning and through movements from Commerce Drive operating unacceptably at LOS F. The FEIR, on pp. 94-108, lists a number of roadway impacts and safety concerns, as well as cumulative traffic impacts. Additionally, the EIR indicates that the extension of Airport Road to Townsend Lane/Norgard Lane (southern access road) will result in traffic safety impacts along these streets. A Statement of overriding considerations have been made regarding these impacts in Section 13 (Noise) above. Traffic and Circulation Mitigations: Mitigation measures are recommended on pp. 88-108 in the FEIR to eliminate or reduce the impacts to levels of insignificance. These mitigation measures would be implemented when threshold levels are met or exceeded. It is anticipated that necessary intersection and roadway improvements will be accomplished as the AIP develops and traffic volumes meet the threshold limits. It should be noted that if the anticipated traffic volumes are not generated as a result of the phased buildout of the AIP, certain mitigation measures would not be warranted. Additionally, the City Engineer has disagreed with mitigation measure No. 9 on page 100 of the FEIR, and based upon his analysis, contained in the administrative record, the City does not support the conclusions leading to this mitigation measure: Mitigation No. 9 (in part) on page 100 of the FEIR: the construction of separate deceleration lanes on the approaches to all major driveways. Additionally, it should be noted that Table 5 contained on page 107 of the FEIR lists the percent of PM peak hour traffic at study intersections that is generated by the Redwood Business Park. This table will be used to determine percent responsibility requirements for the Redwood Business Park, the City of Ukiah, and other property owners/developers within the Airport Industrial Park. Traffic and Circulation Findings: Based on the independent third -party traffic study prepared by a registered professional traffic engineer, the City Council finds that all Yecommended mitigation measures, except as indicated above are reasonable and feasible. The City finds further that as the Airport Industrial Park builds out, and impact thresholds are met, the recommended mitigation measures will be implemented, and traffic and circulation impacts will be avoided or reduced to acceptable levels. The adopted mitigation measures will become conditions of project approval as the AIP builds out, and will be monitored by City Engineering and Planning Department staff during the entitlement process as well as during the construction phases of future projects within the AIP. The City Council finds further that individual projects within the Airport Industrial Park will contribute to the cumulative impacts to the levels of service of on and off-site intersections and roads. The City Council shall establish off-site capital improvement fees for the Airport Industrial Park pursuant to Ukiah City Code Section 9543 that will require all future development in the park to contribute proportionately to the cost of implementing mitigation measures if impact thresholds requiring those mitigation measures are met. The City Council finds that this mitigation will reduce or avoid cumulative traffic impacts to acceptable levels. 19. Project Alternatives: After thoroughly considering project altematives, including the no -project altemative, and for the reasons stated in the staff report, dated July 28, 1995, The City Council finds that none of the alternatives are feasible or will have fewer or less severe adverse environmental impacts than the proposed project(s) site. Moreover, the City can more effectively mitigate the potential adverse impacts at the proposed site than any other locations. PASSED AND ADOPTED this 18th day of October, 1995 by the following roll call vote: AYES: Mastin, Malone, Wattenburger, Shoemaker, Mayor Schneiter NOES: None ABSENT: None qua&46;1�14_ Fred Schneiter, Mayor ATT T: ath Mc ay, City t I rk RESOLUTION NO. 96-11 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH MAKING FINDINGS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21081 AND CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA") GUIDELINES SECTION 15091 SUPPORTING THE CERTIFICATION OF THE SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE AIRPORT INDUSTRIAL PARK (AIP) PLANNED DEVELOPMENT ORDINANCE AMENDMENTS, AIP BUILDOUT, REDWOOD BUSINESS PARK TENTATIVE MAP EXTENSION, AND THE MENDOCINO BREWING COMPANY SITE DEVELOPMENT PROJECTS WHEREAS: 1. The City of Ukiah, as Lead Agency, has prepared a Subsequent Environmental Impact Report ("EIR"), consisting of a Draft Subsequent Environmental Impact Report, dated March, 1995 ("DEIR'), and a Final Subsequent Environmental Impact Report, dated July, 1995 ("FEIR"), for the proposed Airport Industrial Park (AIP) Planned Development Ordinance Amendments, buildout of the AIP, Redwood Business Park Tentative Map Extension, and Mendocino Brewing Company Site Development Projects; and 2. The EIR has identified significant environmental impacts of the projects; and 3. The City Council has determined to certify the EIR; and 4. The City Council may subsequently choose to approve the projects; and 5. Public Resources Code Section 21081 and CEQA Guidelines Section 15091 provide that the City shall not approve or carry out a project for which an EIR has been completed which identifies one or more significant environmental impacts, unless it makes specified findings; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah finds as follows: 1. The EIR was prepared and made available for public review and comment in full compliance with the procedures set forth in CEQA and the CEQA Guidelines. 2. The EIR was considered by both the Planning Commission and City Council at noticed public hearings on August 9, 1995 and August 16, 1995, respectively, which were conducted in full compliance with all legal requirements. 3. The City Council has considered all documents submitted for consideration prior to or during the hearings it conducted and all testimony presented during the hearings as well as the EIR, the Staff Report, dated August 4, 1995, the recommendation of the Planning Commission, and the Staff Report, dated August 11, 1995. The Staff Reports are incorporated herein by reference. It has also independently reviewed and considered the EIR and all associated material, as well as this resolution. 4. The City Council of the City of Ukiah finds that the EIR consisting of a Draft Environmental Impact Report, dated March, 1995 ("DEIR"), and a Final Environmental Impact Report, dated July, 1995 ("FEIR"), for the proposed Airport Industrial Park Planned Development Ordinance Amendments, buildout of the Airport Industrial Park, Redwood Business Park Tentative Map Extension, and Mendocino Brewing Company Site Development Projects has been prepared and completed in compliance with the requirements of the California Environmental Quality Act, and is hereby certified. PASSED AND ADOPTED this 16th day of August, 1995 by the following roll call vote: AYES: Councilmembers Mastin, Malone, Wattenburger, Shoemaker and Mayor Schneiter NOES: None ABSENT: None Fred Schnei r, Mayor ATTEST: athy' c y, City?erk w RESOLUTION NO. 2000-13 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAiH REVISING THE CAPITAL IMPROVEMENT FEES FOR THE AIRPORT INDUSTRIAL PARK WHEREAS, on May 7, 1997, the Ukiah City Council adopted Resolution No. 97-70 Establishing the Airport Industrial Park Capital Improvement Fees within the City of Ukiah subsequent to receiving a revised Engineering Report for the Establishment of Airport Industrial Park Capital Improvement Fees and conducting a public hearing in accordance with law; and WHEREAS, the Capital Improvement Fees are to fund identified off-site capital improvements needed to mitigate impacts caused by development within the Airport Industrial Park; and WHEREAS, an "Engineering Report for the Revision of the Airport Industrial Park Capital Improvement Fees" dated May 28, 1999, ("Engineering Report") and subsequent reports with additional analysis and information have been prepared and presented to the City Council and made available to the public for inspection at the Civic Center during regular business hours 10 days prior to the public hearing; and WHEREAS, the Engineering Report describes changes to circumstances and engineering assumptions in support of the amount of the fees established by Resolution No. 97-70, thereby necessitating a revision to the Capital Improvement Fees; and WHEREAS, the changed circumstances and engineering assumptions reduce the total cost to construct the off-site capital improvements needed to mitigate impacts caused by the development within the Airport Industrial Park and, therefore, the Capital Improvement Fees imposed on developable land based on land use should be reduced to reflect the reduction in the total cost to construct the improvements; and WHEREAS, the notice of the hearing on the proposed revision to the Airport Industrial Park Capital Improvement Fee was provided to those requesting advance notice pursuant to Resolution No. Page 1 of 3 M Section 66017 of the State of California Government Code, not less than 14 days prior to the hearing; and WHEREAS, a Notice of Public Hearing was published in accordance with Section 6062a of the State of California Government Code. NOW, THEREFORE, IT IS HEREBY RESOLVED by the Ukiah City Council as follows: 1. Revised Fee. The Capital Improvement Fees imposed on parcels within the Airport Industrial Park per acre of developable land based on land use shall be revised to the follovAng: Fast food restaurant - $23,069.86; Gas station/mini-mart - $36,122.91; Office/retail - $6,087.65; Retail - $7,077.77; Industrial - $2,341.91; Auto dealership - $4,998.90; Auto parts/auto care - $7,643.36. The amount of fee due for each parcel to be developed shall be discounted to its present value at the time payment is made on an annual interest rate of 5.25%, and the time remaining in full quarter increments of a year of the five (5) year period. Discount factors are provided in Attachment "K" of the Engineering Report. 2. Reimbursement of xcess Funds. Pursuant to Section 66001 of the State of California Government Code, fees already collected from developed parcels in excess of the new revised fees shall be reimbursed to the current record owner or owners including the interest accrued thereon. The reimbursements shall be made as shown in Attachment "L" of the Engineering Report. The reimbursements shall be made within 30 calendar days from the date the 90 day period of filing a protest has expired, unless a protest or legal challenge is filed. 3. Effective Date of Revised F _p-, The effective date for the implementation of the revised fee shall be August 19, 1999. It has been determined that the 60 day delay in the application of new fee or increases in the fee from the date of adoption of the establishing Resolution pursuant to Section 66017 of the State of California Government Code does not apply to a reduction to an existing Capital Improvement Fee, 4. Filing a Protest. The 90 day period for filing a protest pursuant to the State of California Govemment Code Section 66020 begins on the date this Resolution is adopted by Resolution No. Page 2 of 3 W the City Council. 5. ,judicial Action to Challenge this Resolution. The time limits provided in State of California Government Code Section 66020 for filing an action or preceding to attack, review, set aside, void or annul the proposed revised fees by this Resolution apply. 6. Provisions of Resolution No. 97-70. All provisions of Resolution No. 97-70 not revised by or not in conflict with this Resolution shall remain in full force and effect. PASSED AND ADOPTED on this 1 st day, September, 1999, by the following roll call vote: AYES: Councilmembers Smith, Libby, Ashiku, and Mayor Mastin NOES: Councilmember Baldwin ABSTAIN: None. ABSENT: None. Jim Mme' stin, Mayor Marie Ulvila, City Clerk Resolution No. Page 3 of 3 Airport a Park ' on Traffic City ®f Ukiah September 13, 2002 SJW/UK1023.R 1 Table of Contents Introduction and Summary ..................................................... 1 Study Parameters..............................................................3 Vehicle Trip Generation....................................................... 5 Evaluation of Intersection Operations .............................................. 8 Mitigation Recommendations................................................... 10 Study Participants And References ............................................... 12 Figures 1 Study Area and Existing Traffic Volumes ............................................ 2 Existing Plus Project Traffic Volumes .............................................. . Tables 1 Intersection Level of Service Criteria .............................................. 4 2 Project Trip Generation Summary ................................................ 6 3 Summary of Intersection Operations .............................................. 9 Appendices A Trip Generation Calculations B Intersection Level of Service Calculations URAPTAirport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 1 September 13, 2002 Introduction and Summary Introduction This report presents an analysis of the potential traffic impacts for the Airport Industrial Park in the City of Ukiah with proposed zoning changes. The analysis in this report builds upon previous traffic analysis presented in the report, Airport/Redwood Business Park Traffic Analysis dated April 17, 1997 and Airport Industrial Park Rezoning TraffcAnalysis dated June 25, 1999. The study area is located west of U.S. 101 and bounded between Talmage Road on the north, U.S. 101 on the east, the NWP rail line on the west and Norgard Lane on the south. The analysis focused on six study intersections, U.S. 101 northbound off- ramp/Talmage Road, U.S. 101 southbound off-ramp/Talmage Road, Airport Park Boulevard/Talmage Road, South State Street/Talmage Road, Hastings Avenue/South State Street, and Airport Park Boulevard/Commerce Drive. Conditions were analyzed under Existing plus Project conditions for two development scenarios. Cumulative traffic volumes from other projects or growth in the City were not evaluated as part of this report. Summary Project Trip Generation The City of Ukiah has indicated that the parcels along the west and south side of the park may be rezoned with a Mixed -Use designation that would allow or permit a mix of compatible retail commercial, professional office, and industrial land uses. The City is considering two different scenarios which would modify the zoning of these parcels. Scenario 1 assumes commercial zoning for the entire 32 acre area, while Scenario 2 assumes a mix of uses in the area, including 30 percent commercial uses, 35 percent office uses, 30 percent light manufacturing uses, and 5 percent residential uses. Scenario 1 is projected to generate a total of 15,495 daily, and Scenario 2 is projected to generate somewhat fewer daily vehicle trips at 11,751 per day. Existing Traffic Conditions Based on new traffic counts which were taken in April 2002, the existing Levels of Service were calculated. The northbound left turn at the intersection of Talmage Road/U.S. 101 Northbound Off -Ramp is currently operating with an average delay of 21.4 seconds per vehicle and a LOS C while the southbound off -ramp movement at the interchange is currently operating with an average delay of 21.9 seconds per vehicle and a LOS C. The intersection of Talmage Road/Airport Park Boulevard is currently operating with an average delay of 24.2 seconds per vehicle and a LOS C. The intersection of South State Street/Hastings Avenue is operating with an average delay of 40.8 seconds per vehicle and a LOS C. The all -way stop controlled Airport Park Boulevard/Commerce Drive is operating with a LOS A overall. Existing plus Project Conditions Under Scenario 1 with full commercial land use, the northbound left -turn at the freeway off -ramp would be expected to operate with a LOS E which would be considered unacceptable. The southbound off -ramp movement at the intersection of Talmage Road/U.S. 101 Southbound Off -Ramp would be expected to operate with an average delay of 46.3 seconds per vehicle and a LOS E. The intersection of Talmage Road/Airport Park Boulevard would be expected to operate at LOS E. The intersection of South State Street/Hastings Avenue would be expected to operate with a very high delay and a LOS F. The all -way stop controlled Airport Park Boulevard/Commerce Drive would be expected to operate at a LOS E overall. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 1 September 13, 2002 Under Scenario 2 with mixed use in the development area, the northbound left -turn at the freeway off -ramp would be expected to operate with a LOS D. The southbound off -ramp movement at the intersection of Talmage Road/U.S. 101 Southbound Off -Ramp would be expected to operate with an average delay of 28.3 seconds per vehicle and a LOS E. The intersection of Talmage Road/Airport Park Boulevard would be expected to operate at LOS D. The intersection of South State Street/Hastings Avenue would still be expected to operate with a LOS F. The all -way stop controlled Airport Park Boulevard/Commerce Drive would be expected to operate at a LOS D overall. Mitigation Recommendations Intersection #1 - U.S. 101 NB Off-ramp/Talmage Road: Traffic signal warrants and the northbound level of service conditions indicate the need for a traffic signal (Scenario 1 only). Intersection #2 - U.S. 101 SB Off-ramp/Talmage Road: A second westbound through lane on Talmage Road should be extended back to the southbound offramp to allow the offramp traffic turning right to turn into its own lane without conflict (Scenarios 1 or 2). Intersection #3 - Airport Park Boulevard/Talmage Road: Install a second westbound left -turn lane (Scenario 1). Although not required to meet intersection level of service standards, a second westbound left -turn lane may be required to address excessive queuing for the left -turn movement (Scenario 2). Intersection #5 - South State Street/Hastings Avenue: The westbound approach should be widened to accommodate a combined through -right turn lane and a separate left turn lane. The two northbound through lanes on South State Street should be extended through the intersection with Hastings Avenue. The eastbound approach should be restriped to include a left turn lane, and signal timing should be modified to accommodate the increased traffic volumes on the westbound approach (Scenarios 1 or 2). Intersection #6 - Airport Park Boulevard/Commerce Drive: Install a traffic signal or roundabout (Scenario 1 only). DRAFT Air port Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 2 September 13, 2002 Studv Parameters Study Area The study area includes the following intersections. 1. U.S. 101 northbound off-ramp/Talmage Road 2. U.S. 101 southbound off-ramp/Talmage Road 3. Airport Park Boulevard/Talmage Road 4. South State Street/Talmage Road 5. Hastings Avenue/South State Street 6. Airport Park Boulevard/Commerce Drive Study Period Weekday p.m. peak hour conditions were analyzed. Intersection Level of Service Methodologies Operational analyses typically focus on intersections rather than road segments since the capacity of the intersections is usually more critical than the capacity of the roadway. Level of Service (LOS) is used to rank traffic operation on various types of facilities based on traffic volumes and roadway capacity using a series of letter designations ranging from A to F. Generally, Level of Service A represents free flow conditions and Level of Service F represents forced flow or breakdown conditions. Each of the intersections was analyzed using methodologies from the Highway Capacity Manual 2000. This source contains methodologies for various types of intersection control, all of which are related to a measurement of delay in average number of seconds per vehicle. Table 1 contains detailed descriptions of intersection level of service criteria. Following is a summary of the HCM Level of Service methodologies for various types of intersection control. Signalized. Intersection Level of Service Analysis Methodology The signalized study intersections were analyzed using the Operations Method contained in the Highway Capacity Manual. This methodology is based on factors including traffic volumes, green time for each movement, phasing, whether or not the signals are coordinated, truck traffic, and pedestrian activity. Average stopped delay per vehicle in seconds is used as the basis for evaluation in this LOS methodology. It should be noted that the levels of service for this study were calculated using optimized signal timing. Unsignalized Intersection Level of Service Analysis Methodology The study intersections which are "unsignalized," or controlled by a stop sign on the minor street approaches, were analyzed using the unsignalized intersection capacity method from the Highway Capacity Manual. This method determines a level of service for each minor turning movement by estimating the level of average delay in seconds per vehicle. The through movements on the main street are assumed to operate at free flow and a Level of Service A. DRAFT Air port Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 3 September 13, 2002 All -Way Stop -Controlled Intersection Level of Service Analysis Methodologv Evaluation of the all -way stop -controlled intersection of Airport Park Boulevard/Commerce Drive was based on the "All -Way Stop -Controlled Intersection" methodology contained in the 2000 Highway Capacity Manual. This methodology evaluates delay for each approach based on turning movements, opposing and conflicting traffic volumes, and the number of lanes. Average vehicle delay is computed for the intersection as a whole, and is then related to a Level of Service. Table 1 - Intersection Level of Service Criteria LOS Signalized Intersections Unsignalized and All -Way Stop -Controlled Intersections A Delay of 0 to 10 seconds. Most vehicles arrive Delay of 0 to 10 seconds. Gaps in traffic are readily during the green phase, so do not stop at all. available for drivers exiting the minor street. B Delay of 10 to 20 seconds. More vehicles stop than Delay of 10 to 15 seconds. Gaps in traffic are somewhat less with LOS A, but many drivers still do not have to readily available than with LOS A, but no queuing occurs on stop. the minor street. C Delay of 20 to 35 seconds. The number of vehicles Delay of 15 to 25 seconds. Acceptable gaps in traffic are stopping is significant, although many still pass less frequent, and drivers may approach while another through without stopping. vehicle is already waiting to exit the side street. D Delay of 35 to 55 seconds. The influence of Delay of 25 to 35 seconds. There are fewer acceptable gaps congestion is noticeable, and most vehicles have to in traffic, and drivers may enter a queue of one or two stop. vehicles on the side street. E Delay of 55 to 80 seconds. Most, if not all, vehicles Delay of 35 to 50 seconds. Few acceptable gaps in traffic must stop and drivers consider the delay excessive. are available, and longer queues may form on the side street. F Delay of more than 80 seconds. Vehicles may wait Delay of more than 50 seconds. Drivers may wait for long through more than one cycle to clear the periods before there is an acceptable gap in traffic for exiting intersection. the side streets, creating long queues. Reference: Highway Capacity Manual 2000, Transportation Research Board, 2000 Traffic Signal Warrants The Traffic Manual, California Department of Transportation, contains guidelines for determining the need for a traffic signal. Potential need for installing traffic signals at the unsignalized and all -way stop controlled study intersections was evaluated using Warrant #11, Peak Hour Volume, assuming urban conditions. Although traffic signal warrants may be met for some conditions, the decision to install a traffic signal should also be based on the other traffic signal warrants which consider daily traffic volumes, accident experience, current traffic operations, and adjacent traffic controls. Level of Service Standards The level of service standard used in the Airport/Redwood Business ParkEIR traffic analysis was a minimum of Level of Service C. The City's General Plan states that, "Level of Service D shall be the minimum acceptable service level for accommodating new development on roads classified as state highways, freeways, expressways, arterials or collectors. " There is no differentiation within this standard for all -way stop - controlled or unsignalized intersections. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 4 September 13, 2002 Vehicle Trip Generation Project Description For the purposes of this study, the project considered was the Airport Industrial Park area bounded by Talmage Road on the north, U.S. 101 on the east, the NWP rail line on the west and Norgard Lane on the south. Several developments within the park have already opened, including WalMart, Friedman Brothers (home improvement store), a Shell gas station, a Jack-in-the-Box fast food restaurant, Food -4 -Less, Staples, Lay -Z -Boy furniture and the Mendocino Brewing Company facility. The Airport Industrial Park mixed use area is approximately 32 acres in size, comprised of parcels along the west side of Airport Park Boulevard and south of Commerce Drive. The City is considering two different scenarios which would modify the zoning of these parcels. Scenario 1 is based on an assumed commercial zoning for the entire 32 -acre area, and represents the "worst case" condition in terms of traffic generation. Scenario 2 includes a mix of uses in the area, with 30 percent commercial uses, 35 percent office uses, 30 percent light manufacturing uses, and 5 percent residential uses. Two of the parcels in the central portion of the 32 -acre project area have specific development proposals. A 5,000 square foot Les Schwab Tire store and the adjacent 2.25 -acre Mountanos Warehouse project were assumed to be components of both Scenarios 1 and 2. For the purposes of this study and with consultation from City Staff, commercial uses were assumed to have 25 percent lot coverage, office uses 30 percent lot coverage, light manufacturing uses 60 percent lot coverage, and residential uses an average density of 14 units per acre. Lot coverage may also be referred to as the Floor Area Ratio (FAR). Surrounding Development Potential development on parcels surrounding the 32 -acre site was also included in the traffic analysis as trips generated from these sites will also impact the study area intersections and roadways. The surrounding uses that were included in the analysis include a 75 -room Hampton Inn, 32,000 square feet of retail uses, a 164 - seat Applebee's, and a 171 -seat high -turnover sit-down restaurant. The City of Ukiah has also indicated that 5.68 acres of automobile sales and 5.68 acres of Industrial Park uses may be assumed to occur on adjacent parcels. Scenarios 1 and 2 each have a substantial amount of retail development. Trip generation rates for retail uses were based on the "Shopping Center" land use category (#820) contained within Trip Generation, 6`h Edition, by the Institute of Transportation Engineers. Shopping Center trip generation rates vary according to the size of the retail center, and therefore vary somewhat between Scenarios 1 and 2. It should also be noted that since new retail development will be adjacent to existing shopping center uses, the trip generation formulas were based on the total anticipated amount of retail in the immediate area. Existing retail in the immediate vicinity includes the Food -4 -Less, Staples, Lay -Z -Boy store, Wa1Mart, and Friedman Brothers. Trip Generation Summary A summary of the overall resulting trip generation characteristics is provided in Table 2. More detailed calculations, descriptions of individual parcels, and summaries of multi -use trip generation characteristics are provided in spreadsheet format in Appendix A. DRAFT Airport Industrial Park Rezoning Traffic Analysis �.ny ui uluaii Whitlock & Weinberger Transportation, Inc. Page 5 September 13, 2002 Scenario 1 is projected to generate a total of 15,495 daily vehicle trips. Of these, 627 are expected to occur during the a.m. peak hour, with 1,506 occurring during the p.m. peak hour. Full buildout of Scenario 2 is projected to generate somewhat fewer daily vehicle trips at 11,751 per day. Of these, 866 are anticipated during the a.m. peak hour and 1,231 during the p.m. peak hour. Table 2 Trip Generation Summar IL Land Use Units I Daily I A.M. Peak Hour P.M. Peak Hour Rate Trips Rate Trips In Out Rate Trips In Out Scenario 1 - Full Commercial for 32 Acres Commercial 299.6 ksf 35.79 10,723 0.77 231 141 90 3.40 1019 489 530 Les Schwab Tires 5.0 ksf 24.87 124 2.85 14 9 5 4.12 21 9 , 12 Mountanos Warehouse 2.25 acres 57.23 128 10.03 22 16 6 8.86 20 7 13 Other Development 5,495 376 234 142 499 227 272 Internal Trip Reduction -975 -16 -11 -5 -53 -24 -29 Total 15,495 627 389 238 15&6) 708 79$ Scenario 2 - 30 % Commercial, 35% Office, 30% Light Manufacturing, 5% Residential Commercial 89.84 ksf 41.63 3,740 0.91 82 50 32 3.93 353 169 183 Office 125.78 11.58 .78 224 197 27 1.49 187 32 156 Residential 19 du 5.86 #8240.73 .44 8 1 7 0.54 10 7 3 Light Manufacturing 215.62 3.82 157 121 36 0.74 160 57 102 Les Schwaab Tires 5.0 ksf 24.87 124 2.85 14 9 5 4.12 21 9 12 Mountanos Warehouse 2.25 acres 57.23 128 10.03 22 16 6 8.86 20 7 13 Other Development 5,682 379 236 143 515 235 280 Internal Trip Reduction 4 -441 -20 -15 -5, -35 -13 -21 Total Note, ksf= I ono cnnarP fAPt 11,751 866 615 251 1,231 503 728 Internal Trip Reduction The publication Trip Generation Handbook: An ITE Recommended Practice, Institute of Transportation Engineers, includes data and methodologies that may be applied to determine the proportion of internal trips that may occur at mixed use projects. In terms of Scenarios 1 and 2, internal trips would be created by the interaction between employment -based uses and retail -based uses. An example of an internal trip would be an office employee going to a nearby restaurant for lunch. The majority of these trips would be made by walking, and the few that would be made by automobile would typically travel onsite or in the immediate area and not on the surrounding street network. Based on information contained within the ITE Handbook and the mix of office and retail uses at the proposed project, approximately 7 percent of daily and 4 percent of DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 6 September 13, 2002 peak hour trips would be internal under Scenario 1. With Scenario 2, approximately 5 percent of daily and 4 percent of peak hour trips would be internal. Trip types referred to as pass -by and diverted link refer to those that "capture" vehicles already passing by the site on adjacent or nearby streets. Based on a review of the existing traffic volumes, the existing commercial space is already attracting pass -by trips from Talmage Road. It is anticipated that new commercial uses will draw pass -by or diverted link trips from U.S. 101 since the available pass -by traffic from Talmage Road has already been exhausted. Since any diverted link trips from U.S. 101 are considered new to the study area, no additional reductions to the trip generation have been made. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 7 September 13, 2002 Evaluation of Intersection Operations Existing Conditions The intersections of Airport Park Boulevard/Talmage Road, South State Street/Talmage Road, and Hastings Avenue/South State Street are controlled by traffic signals while the two intersections of Talmage Road with the U.S. 101 Ramps are controlled by stop signs on the off -ramp approaches to Talmage Road. The intersection of Airport Park Boulevard/Commerce Drive is controlled by stop signs on all approaches. The locations of the study intersections are shown in Figure 1. Existing traffic volumes were collected between April 16 and 22, 2002, and are shown in Figure 1. Based on these volumes, all of the study intersections are operating acceptably at LOS C or better except South State Street/Hastings Avenue, which is operating at LOS D. A summary of the intersection level of service conditions are shown in Table 3. The existing level of service calculations are included in Appendix B. Existing plus Project Conditions Two project scenarios were evaluated. Scenario 1 represents the "Full Commercial" land use while Scenario 2 is the "Mixed Use" alternative. Under Scenario 1 with full commercial land use, several of the study intersections would be expected to experience increased delays resulting in unacceptable operating conditions. The left -turn from the northbound freeway off -ramp and right -turns from the southbound off -ramp to Talmage Road would be expected to operate at LOSE, which would be considered unacceptable. Due to unacceptable operation on the stop -controlled approach and identified safety issues concerning the limited sight distance from the southbound off -ramp to the east, mitigation appears to be warranted. The intersection of Talmage Road/Airport Park Boulevard would be expected to operate at LOS E due to a large increase in traffic to/from U.S. 101. The intersection of South State Street/Hastings Avenue would be expected to operate with a very high average delay and a LOS F. Delay would be most prominent on the westbound Hastings Avenue approach due to the availability of only one travel lane. The all -way stop -controlled intersection of Airport Park Boulevard/Commerce Drive would be expected to operate at a LOS E overall as well. Under the mixed use development assumed for Scenario 2, similar deterioration in operation is projected to occur. The left -turn from the northbound freeway off -ramp to Talmage Road and the right -turn from the southbound off -ramp would be expected to operate at LOS D, while the northbound right -tum from the southbound off -ramp would be expected to operate at LOS E. As previously noted, mitigation appears to be warranted at the U.S. 101 SB Ramps/Talmage Road intersection. The intersection of Talmage Road/Airport Park Boulevard would be expected to operate at LOS D, as would the all -way stop controlled Airport Park Boulevard/Commerce Drive. The intersection of South State Street/Hastings Avenue would be expected to operate at LOS F. The resulting operating conditions for the Existing plus Project alternatives are shown in Table 3. The Existing plus Project Level of Service calculations are included in Appendix B. UXAPT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 8 September 13, 2002 Table 3 Summary of Intersection Operations /�xiool io., P T%4 Panl, 14our) Notes: Delay = average delay per vehicle in seconds LOS = level of service ** = delay exceeds reasonable parameters for methodology DRAFTAirport Industrial Park Rezoning Traffic Analysis �-,uy vi vnlaii Whitlock & Weinberger Transportation, Inc. Page 9 September 13, 2002 Y1 \/US�114 Intersection Existing Existing plus Scenario 1 Existing plus Scenario 2 DelaL LOS Dela LOS Delay LOS 1. U.S.101 NB Off-ramp/Talmage Rd Northbound Left 21.4 C 45.5 E 34.6 D Northbound Right 12.8 B 13.3 B 13.3 B 2. U.S.101 SB Off-ramp/Talmage Rd Northbound Right 21.9 C 43.0 E 40.1 E Southbound Right 14.8 B 46.3 E 28.2 D Westbound Left 10.3 B 12.8 B 12.5 B 3. Airport Park Blvd/Talmage Rd 24.2 C 60.2 E 43.4 D 4. South State St/Talmage Rd 15.5 B 17.9 B 17.6 B 5. South State St/Hastings Ave 40.8 D ** F 94.7 F 6. Airport Park Blvd/Commerce Dr 9.6 A 43.1 E25.7 D Notes: Delay = average delay per vehicle in seconds LOS = level of service ** = delay exceeds reasonable parameters for methodology DRAFTAirport Industrial Park Rezoning Traffic Analysis �-,uy vi vnlaii Whitlock & Weinberger Transportation, Inc. Page 9 September 13, 2002 Mitigation Recommendations Based on the level of service conditions presented, the following mitigation measures were developed which would be required to meet the minimum level of service thresholds. Scenario 1 - Full Commercial Intersection #1 - U.S. 101 NB Off-ramp/Talmage Road • Traffic signal warrants and the northbound level of service conditions indicate the need for a traffic signal. Intersection #2 - U.S. 101 SB Off-ramp/Talmage Road A second westbound through lane on Talmage Road should be extended back to the southbound off - ramp to allow the off -ramp traffic turning right to turn into its own lane without conflict. Intersection #3 - Airport Park Boulevard/Talmage Road • A second westbound left -turn lane should be installed. Intersection #5 - South State Street/Hastings Avenue The westbound approach should be widened to accommodate a combined through -right turn lane and a separate left turn lane. The two northbound through lanes on South State Street be extended through the intersection with Hastings Avenue. The eastbound approach should be restriped to include a left turn lane, and signal timing modified to accommodate the increased traffic volumes on the westbound approach. Intersection #6 - Airport Park Boulevard/Commerce Drive A traffic signal or roundabout should be installed. Scenario 2 - Mixed Use Intersection #1 - U.S. 101 NB Off-ramp/Talmage Road • No mitigation required. Intersection #2 - U.S. 101 SB Off-ramp/Talma e Road A second westbound through lane on Talmage Road should be extended back to the southbound off - ramp to allow the off -ramp traffic turning right to turn into its own lane without conflict. D APTAuport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 10 September 13, 2002 Intersection #3 Aimort Park Boulevard/Talmage Road • A second westbound left -turn lane may be required to address excessive queuing for the left -turn movement. Intersection #5 South State Street/Hastines Avenue • The westbound approach should be widened to accommodate a combined through -right turn lane and a separate left turn lane. • The two northbound through lanes on South State Street should be extended through the intersection with Hastings Avenue. • The eastbound approach should be restriped to include a left turn lane, and signal timing modified to accommodate the increased traffic volumes on the westbound approach. Intersection #6 - Ai ort Park Boulevard/Commerce Drive No mitigation is required. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 11 September 13, 2002 Study Participants And References Study Participants Project Manager: Steve Weinberger, P.E., P.T.O.E. Report Review: Dalene J. Whitlock, P.E., P.T.O.E. Graphics: Debbie Dunn Traffic Counts: Noah Garcia References Highway Capacity Manual, Special Report No. 209, Transportation Research Board, 2000 Traffic Manual, California Department of Transportation Trip Generation Handbook: An ITE Recommended Practice, Institute of Transportation Engineers, 2001 Highway Design Manual, California Department of Transportation Left -Turn Channelization Design Guide, Transportation Research Board Trip Generation, 6`h Edition, Institute of Transportation Engineers, 1997 Airport/Redwood Business Park EIR, Leonard Charles & Associates. Airport/Redwood Business Park Traffic Analysis, Whitlock & Weinberger Transportation, Inc., April 17, 1997 DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 12 September 13, 2002 Appendix A Intersection Level of Service Calculations Existing Conditions Airport Industrial, Park Rezoning Traffic Analysis September City of Ukiah Ukiah Whitlock & Weinberger Transportation, Inc. Appendix B Intersection Level of Service Calculations Existing plus Project Traffic Volumes Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. September 2002 Appendix C Intersection Level of Service Calculations Mitigated Conditions Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. September 2002 AIRPORT INDUSTRIAL PARK CIP MITIGATION MONITORING ANALYSIS FINAL REPORT Prepared For: City of Ukiah Prepared By: OMNI -MEANS, Ltd. Engineers & Planners 943 Reserve Drive, Suite 100 Roseville, CA 95678 June, 2007 25-7354-03 (R1170TS02.D0Q TABLE OF CONTENTS INI KUL) U C; l ION.................................................................................................................................. EXISTING TRAFFIC VOLUMES......................................................................... ANALYSIS METHODOLOGIES AND PARAMETERS.......................................................................... 3 LEVEL -OF -SERVICE THRESHOLD........................................................................................................... 3 LEVEL OF SERVICE METHODOLOGY ................................................ 3 ............................................... PEAKHOUR WARRANT.................................................................................................... EXISTING TRAFFIC OPERATIONS...................................................................... 3 ............................. PROPOSED PROJECT................................................................................................................................ 3 AIP BUILDOUT CONDITIONS TRAFFIC OPERATION ............................................. RECOMMENDATIONS / MITIGATIONS................................................................................................. 3 EXISTINGCONDITIONS............................................................................................................................ 3 AIPBUILDOUT CONDITIONS................................................................................................................... 3 LIST OF FIGURES Ingurei — Project Vicinity Map......................................................................................... ..... 2 ..................... Figure 2 — Existing Intersection Lane Geometrics and Control.................................................................... 3 Figure 3 — Existing Intersection Peak Hour Volumes ........................ 3 .................................................. Figure 4 — Project Trip Distribution ............................................... 3 ............................................................... Figure 5 — "Project -Only" Intersection traffic volumes .................................. 3 ........................... Figure 6 — AIP Buildout Conditions Intersection traffic volumes............................................................... 3 LIST OF TABLES I ante I Level of Service Criteria'For Signalized, Unsignalized And All -Way -Stop Controlled Intersections.................................................................................................................... Table 2 Existing Conditions Intersection Levels of Service.............. ......................................... Table 3 AIP Rezoning Buildout Assumptions............................................................................ Table 4 Project Trip Generation........................................................ .......................................... Table 5 AIP Buildout Conditions Intersection Levels of Service ............................................... Level of Service Worksheets City of Ukiah Page i Airport Industrial Park CIP Mitigation Monitoring Analysis R1170TS012.doc INTRODUCTION This report has been prepared to present the results of a mitigation monitoring analysis performed by OMNI -MEANS for the existing Airport Industrial Park (AIP) in the City of Ukiah. The existing landuses on the parcels consisting of the Airport Industrial Park include Industrial and Auto commercial type landuses. The existing Industrial and Auto Commercial landuses consist of a total building coverage of 157,340 square feet. The proposed project is the potential for the development of an additional 484,500 square feet of buildings in the Airport Industrial Park. The existing landuse designation for the parcels in the AIP consists of Industrial and Auto commercial and the proposed landuse designation consists of Light Manufacturing and Mixed -Use commercial. Figure 1 is a project vicinity map which illustrates the project location. Access to the existing AIP is provided via Airport Park Boulevard that connects to Talmage Road. Existing developments in the AIP are located on either side of Airport Park Boulevard. Included in this report is a description of the existing transportation setting and the current peak hour traffic operations at key study area intersections. The following scenarios were analyzed as part of this report: • Existing conditions • AIP Buildout conditions The AIP Buildout condition includes traffic impacts associated with the potential for an additional 484,500 square feet of retail buildings in the AIR The above traffic scenarios are described in further detail and evaluated in subsequent sections of this report. rage r City of Ukiah RI l70TS022.doc Airport Industrial Park CIP Mitigation Monitoring Analysis , JJ LEGEND: ®- POTENTIAL DEVELOPMENT IN THE AIP City of Ukiah - ABP Mitigation• • • Project Vicinity Map TH i Figure 1 !'t I j I SII Rd If i i TH i Figure 1 EXISTING TRANSPORTATION SETTING Roadways that provide primary circulation in the vicinity of the Airport Industrial Park are as follows: U.S. 101 is a major freeway facility that traverses north -south through western California. As it traverses through the eastern portion of Ukiah, U.S. 101 has a four -lane divided cross-section. Within the City limits of Ukiah, U.S. 101 provides access to Perkins Street and Gobbi Street through type L-8 interchanges, and access' Talmage Road with an L-9 interchange. Talmage Road provides direct access to southern Ukiah from U.S. 101. Talmage Road is a two to four - lane arterial facility that begins east of Ukiah city limits at East Side Road then extends west as a two-lane arterial facility to the U.S. 101 interchange. From just west of the interchange to just east of the Northwestern Pacific Railroad (NW.P.R.R.) tracks, Talmage Road functions as a four -lane arterial facility. From the railroad tracks to State Street, Talmage Road functions as two-lane arterial facility. Talmage Road ends in the west at a signalized "T" intersection with State Street. State Street traverses in the north -south direction (generally parallel to U.S. 101) through the City of Ukiah and is classified as an Arterial based on the Ukiah Valley General Plan and Growth Management Program Functional Classification system for Roadway. State Street begins south of the Ukiah Municipal Airport at U.S. 101, at which point it extends southwest as Ukiah Boonville Road. State Street then extends north through the City of Ukiah, then forms a second interchange with U.S. 101 north of Ukiah City Limits (U.S. 101 / North State Street interchange). North of the U.S. 101 / North State Street interchange, North State Street extends further north, and runs east of and parallel to U.S. 101. Within the City Limits of Ukiah, State Street has a general four -lane un -divided cross-section with limited left and right -turn lanes. Commerce Drive is a two-lane roadway that begins in the east as a cul-de-sac, and then extends west to Airport Road. It is classified as a Major Collector based on the Ukiah Valley General Plan and Growth Management Program Functional Classification system for Roadway. Commerce Drive intersects Airport Road south of Hastings Avenue. Commerce Drive provides access to big box retail developments located between U.S. 101 and Airport Park Boulevard. The Airport Park Boulevard intersection with Commerce Drive is all -way -stop -controlled. Washington Avenue is a two-lane roadway that traverses in the east -west direction between Helen Avenue and State Street. It is classified as a Major Collector based on the Ukiah Valley General Plan and Growth Management Program Functional Classification system for Roadway. Washington Avenue continues east of State Street as Hastings Avenue. Approximately '/4 mile east of State Street, Hastings Avenue turns to the south and continues south as Airport. Road. The Washington Avenue / State Street 1 Hastings Avenue intersection is controlled by a traffic signal. EXISTING TRAFFIC VOLUMES Existing traffic counts were collected by Omni -Means, Ltd. in May 2007 during weekday AM and PM peak hour periods for the following study intersections. The AM peak hour is defined as the one continuous hour of peak traffic flow counted between 7:00 a.m. and 9:00 a.m., and the PM peak hour is defined as the one continuous hour of peak traffic flow counted between 4:00 p.m. and 6:00 p.m. (under typical weekday conditions). Study Intersections The following intersections.have been included for Existing and AIP Buildout conditions: City of Ukiah Page 3 Airport Industrial Park CIP Mitigation Monitoring Analysis R I I 70TS022. doc I . South State Street/Talmage Road 2. Airport Park Boulevard/Talmage Road 3. Talmage Road/US 101 SB On -Ramp 4. Talmage Road/US 101 SB Off -Ramps 5. South State Street/Hastings Avenue 6. Commerce Drive/Airport Park Boulevard Figure 2 illustrates the lane geometrics and control at the study intersections and Figure 3 illustrates the AM and PM peak hour volumes at the study intersection. ANALYSIS METHODOLOGIES AND PARAMETERS LEVEL -OF -SERVICE THRESHOLD In accordance with City of Ukiah standards, a peak hour LOS of "D" has been taken as the general threshold for acceptable/tolerable operations at study intersections. Improvements and mitigation measures will be recommended for all instances where this LOS standard is not met. LEVEL OF SERVICE METHODOLOGY Traffic operations have been quantified through the determination of "Level of Service" (LOS). Level of Service is a qualitative measure of traffic operating conditions, whereby a letter grade "A" through "F" is assigned to an intersection or roadway segment representing progressively worsening traffic conditions. For the analysis of all study intersections, methodologies documented in the Highway Capacity Manual, Special Report 209, Transportation Research Board, Third Edition, Updated December 2000 are utilized. Specifically, the analysis of signalized intersections is completed utilizing 2000 HCM Operations methodologies, and the analysis of un -signalized intersections (both two -way -stop -controlled and all -way -stop -controlled) is completed utilizing 2000 HCM Un -signalized methodologies. LOS definitions for different types of intersection controls are outlined in Table 1. To detennine whether "significance" should be associated with un -signalized intersection levels of service, a supplemental traffic signal warrant analysis has also been performed. The signal warrant criteria employed for this study are presented in the 2006 California Manual on Uniform Traffic Control Devices (MUTCD), published by the California Department of Transportation (Caltrans). Specifically, this study utilizes the Peak Hour Warrant 3. PEAK HOUR WARRANT To. -determine whether "significance" should be associated with unsignalized intersection operations, a supplemental traffic signal "warrant" analysis was also completed. The term "signal warrants" refers to the list of established criteria used by Caltrans and other public agencies to quantitatively justify or ascertain the need for installation of a traffic signal at an otherwise unsignalized intersection location. This study will employ the signal warrant criteria presented in the 2003 Federal MUTCD and the MUTCD California Supplement. The signal warrant criteria are based upon several factors including volume of vehicular and pedestrian traffic, frequency of accidents, location of school areas etc. The MUTCD and California Supplement indicates that the installation of a traffic signal should be considered if one or more of the signal warrants are met. However, it should be noted that agencies rarely install traffic signals until several of the warrants are met. Specifically, this study utilized the Peak Hour based Warrant Number 3 as the representative type of traffic signal warrant analysis. uuy ui utuan Page 4 Airport Industrial Park CIP Mitigation Monitoring Analysis R1170TS022.doc The traffic study would generally provide a "preliminary operational level' evaluation of traffic operating conditions, which is considered sufficient for CEQA purposes. The evaluation incorporate appropriates heavy vehicle adjustment factors, peak hour factors, and signal lost -time factors , etc. The Synchro 6.0 (Trafficware) integrated computer software program has been used to implement the HCM-2000 analysis methodologies at intersections. City f Ukah Page 5 Airport Industrial Park CIP Mitigation Monitoring Analysis R1170TS022.doc SOUTH STATE STREET/� TALMACE RD 1� 1� • • SOUTH STATE STREET/') HASTINGS AVE AIRPORT PARK BLVD/ � TALMACE RD ---- • • COMMERCE DR/ AIRPORT PARK BLVD dols Cn STOP TT TALMACE RD% US f0f SB ON RAMP/ TALMACE RD// US 101 SB OFF—kAMPS I/ dols �-- -P STOP City of Ukiah - ABP MitigationMonitoring Existing Lane Geometrics and Control Figure 2 SOUTH STATE STREET/ TALMACE o� < M M r NI k- 328(338) v 373(303) N " a I d � rn� M N (182)154-� N r V N sj SOUTH STATE STREET/ HASTINGS AVE PARK BLVD � N 6(12) v 18(38) N " a 1-3383) d � �- 38(102) (182)154-� o (66)62-o (26)70 -� D m PO v 0 9 2AIRPORT PARK BLVD/ 1711, TALMACE RD PARK BLVD M � � 6(12) 14 141) a— 559(456) f-1 51) 3419((281) 1{0 (331)574—► o (183)118 - m PO N � v 8 COMMERCE DR/ AIRPORT PARK BLVD � ^ O 14 141) mNcn '� ' f-1 51) d 1{0 �4°) (54)38--o- 54)38--►(76)67 (76)67--:4 PO M TALMACE RD/ US 101 SB ON PAMPI - 884(749) ��- 29(40) (638)640---o- (14-0)110 638)640--►(140)110 -� co 0 0 4 TALMACE RD US f 0 1 SB OFF- MPS m M at 1D a- 497(351) (638)640—b- J G N xx — AM PEAK HOUR VOLUMES (XX) — PM PEAK HOUR VOLUMES City of Ukiah - ABP Mitigation Monitoring Existing e l s Figure 3 O O O O QN a' O o VI VI M VI vi Qb U t, 'Q n o m b m b oIn n o 4 0 wd o wl v, r W n n n n o l� F O O O O F VI VI VI VICD o U a z o b b o 0 W z o n , H Q n n n n za A G 0 0 C> M O v VI VI VI o O NM O A n n n U 0. o b > m o w o a. o a E N�, U N N U W _c cc O w 7" F ca C pU U .� o o N y �•�' cc v to u N v d o > a`°i a o -o 'E .-' � o � a m .n o .+dg•° � a ,�, .3 F , o A E F w m H y 3 'a ' G �' kc0 U Q tC0 wp C d '� p E h E ca �' U 'O U T p3j a, a C y N E U U U O C> a C G; N = cc a°�i v E o m E a� cCv ' == a`i a>i m a H E >° �n 0.l 7 w � o �°`cc"' H� .c ca G E G a Q_ E•y z �_ O 3 O O cb U ti U p •G U w N .2 N in O U "S bD 04 m E U a F c o.E > v E a E ai Ncls > ca o C U a U •5 T F a 0."C.+ N � C A W p >� U m • N .^ O C A N p"0 ca O ►. 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V1 fn Q C p O n F �D w to n tr. .n W U Q W w lz o 0 EXISTING TRAFFIC OPERATIONS Intersections Existing AM and PM peak hour intersection traffic operations have been quantified utilizing the existing traffic volumes (shown on Figure 3), and the existing lane geometrics and control (shown on Figure 2). Table 2 contains a summary of the existing intersection LOS conditions. TABLE 2 EXISTING CONDITIONS esr•rrniv r 1?VFi c nip RFRVTCF. Notes: TWSC = Two Way Stop Control AWSC = All Way Stop Control As shown in the above table, all study intersections are found to be operating at acceptable level of service conditions during both the AM and PM peak hour durations except for the following intersection under Existing conditions: Talmage Road/US 101 SB Off -Ramps: This intersection is found to operate at unacceptable LOS "E" during the AM peak hour period. This unacceptable LOS is because of the delay experienced by vehicles on the minor street approach which is the US 101 SB off -ramp that are waiting for gaps in the uncontrolled east/west traffic flow on Talmage Road. Mitigations/recommendations are discussed in a subsequent section of this report. PROPOSED PROJECT Description The proposed project consists of the potential for the development of an additional 484,500 square feet of retail buildings in the Airport Industrial Park in the City of Ukiah in the parcels shown in Table 3. Access to the existing AIP is provided via Airport Park Boulevard that connects to Talmage Road. Existing developments in the AIP are located on either side of Airport Park Boulevard. City of Ukiah. Page 9 Airport Industrial Park CIP Mitigation Monitoring Analysis R1170TS022.doc ♦Y"f �>�� IDS.,..+•. 0e %W11 5 rx..�' '.� �. { .,�'1ait�p �C South State Street/Talmage Road Signal 21.6 C - 19.7 B 2 Airport Par] Boulevard/Talmage Road Signal C 22.4 C - 24.1 C - 3 Talmage Road/US 101 SB On -Ra TWSC C 9.6 A no 9.8 A no 4 Talmage Road/US 101 SB Off -Rams TWSC C 36.8 E YES 22.8 C YES 5 South State Street/Hastings Avenue Signal C 18 B - 20 B - 6 Commerce Drive/Airport Park Boulevard JAWSC C 9.8 A no 13.6 B no Notes: TWSC = Two Way Stop Control AWSC = All Way Stop Control As shown in the above table, all study intersections are found to be operating at acceptable level of service conditions during both the AM and PM peak hour durations except for the following intersection under Existing conditions: Talmage Road/US 101 SB Off -Ramps: This intersection is found to operate at unacceptable LOS "E" during the AM peak hour period. This unacceptable LOS is because of the delay experienced by vehicles on the minor street approach which is the US 101 SB off -ramp that are waiting for gaps in the uncontrolled east/west traffic flow on Talmage Road. Mitigations/recommendations are discussed in a subsequent section of this report. PROPOSED PROJECT Description The proposed project consists of the potential for the development of an additional 484,500 square feet of retail buildings in the Airport Industrial Park in the City of Ukiah in the parcels shown in Table 3. Access to the existing AIP is provided via Airport Park Boulevard that connects to Talmage Road. Existing developments in the AIP are located on either side of Airport Park Boulevard. City of Ukiah. Page 9 Airport Industrial Park CIP Mitigation Monitoring Analysis R1170TS022.doc TABLE 3 PROJECT TRIP GENERATION Project site trip generation has been estimated utilizing trip generation rates contained in the Institute of Transportation Engineers (ITE) Publication Trip Generation (Seventh Edition). Although equations were available, due to the logarithmic nature of the equation and the size of the retail development, average rates were used to calculate the trip generation for the proposed development in the AIP as shown the Table 4. The internal trip matching between the different land uses in the AIP is estimated at 40% as shown in Table 4. City of Ukiah Airport Industrial Park CIP Mitigation Monitoring Analysis Page 10 R1170TS022.doc TABLE 4 PROJECT TRIP GENERATION �Tf i y �{ /�n`p y'rpS»( YA'�'AjY Pew. igV9.T r'tT.r i^- ' } .' I+Att FqZ{ ' it k-kL .. ...r7'771- Sho in Center (820) Shopping Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Manufacturing 140 Per ksf 3.82 0.73 77% 23% 0.74 36% 64% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Quality Restaurant (93 1) Per ksf 89.95 0.81 50010 50% 1 3.75 67% 33% Shopping Center (820) Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Shopping Center 820 Per ksf 42.94 1.03 61% 39% 3.75 48% 52% Sho in Center 820) Per ksf 42..94 3.75 48% 52% �g11.03 �611% {3�9�%� /�9 ��{( `^'Tgi -t#'4 1 'Y ; 1 r} . 1 k�, t W .. .f V ` + fr R�TF+rrrYYY � C� �•X t } J� f Fi� 4 t- W �... �;� i to n. N. c APN 180-110, 8, 9, 10 60 2,576 62 38 24 225 108 117 APN 180-080-66, 67 18.19 781 19 11 7 68 33 35 APN 180-080-64,65 17.64 757 18 11 7 66 32 34 APN 180-080-59 22.76 977 23 14 9 85 41 44 APN 180-080-58 23.74 1,019 24 15 10 89 43 46 APN 180110-12 25.9 1,112 27 16 10 97 47 51 APN 18011006 (C) 24.829 95 18 14 4 18 7 12 APN 18008030 101.498 4,358 105 64 41 381 183 198 APN 18008029 49.116 2,109 51 31 20 184 88 96 APN 18008028 56.028 2,406 58 35 23 210 101 109 APN 18007024 11.994 1,079 10 5 5 45 30 15 APN 18008016 (a) 15.028 645 1 15 9 6 56 27 29 APN 18008016 (b) (Note: Hal Occu ied) 17.206 369 9 5 3 32 15 17 APN 18008025 40.568 1,742 42 25 16 152 73 79 Total Trips Internal Trip Matching (40%) 20,027 -8,011 480 -192 295 -118 185 -74 1,710 -684 827 -331 883 -353 Total Trip after Internal Trip Matching 1 12,016 t288 177 111 1,026 496 530 Notes: ksf. -1000 square feet As shown in Table 4, it is estimated that the proposed potential development in the AIP would generate a total of 12,016 weekday daily trips, with 288 trips occurring during the AM peak hour period and 1,026 trips occurring during the PM peak hour period. City of Ukiah Page I1 Airport Industrial Park CIP Mitigation Monitoring Analysis R1170TS022.doc PROJECT TRIP DISTRIBUTION AND ASSIGNMENT The directional trip distribution and assignment of project -generated trips was estimated based on the Ukiah Citywide model developed by Omni -Means Ltd. The directi are shown on Figure 5. onal trip distribution for the proposed project is depicted graphically in Figure 4 and the project only volumes at the critical study intersections AIP BUILDOUT CONDITIONS TRAFFIC OPERATION AIP Buildout Conditions traffic operations were quantified by superimposing the traffic generated by the potential development in the AIP over Existing traffic volumes. AIP Buildout Conditions traffic volumes are illustrated on Figure 6. Intersections Table 5 below summarizes the AIP Buildout Conditions intersection traffic operations. AIP I I South State Street/Talmage Road _ 2 Aire -ort Par] Boulevard/Talmage Road _ 3 Talma e Road/US 101 SB On -Ramp 46COnunerce Talma a Road/US 101 SB Off -Ramps outh State '-Street/ s Avenue Drive/Air ort Park Boulevard TABLE 5 Lzmgnai C 21.4 C _ 20.9 C Signal C 27 C 37.4 D TWSC C 11.4 B no 12.9 B TWSC C 67.4 F YES 103.7 no F YES Signal C 18.4 B _ 34 C AWSC C 14.2 B no 210.2 F YES As shown above in Table 5, the following intersections are projected to operate at unacceptable LOS conditions during either of the peak hour periods under AIP Buildout conditions: Talmage Road/US 101 SB Off -Ram -12s: This unsignalized intersection is projected to operate at unacceptable LOS "F" during both the AM and PM peak hour periods. This unacceptable LOS is projected to be because of the delay experienced by vehicles on the minor street approach which is the US 101 SB off -ramp that are waiting for gaps in the uncontrolled cast/west traffic flow on Talmage Road. It is noted that this intersection was found to operate at unacceptable LOS "E" during the AM peak hour period under Existing conditions. Commerce Drive/Airport Park Boulevard • This all -way stop controlled intersection is projected to operate at unacceptable LOS "F" during the PM peak hour period. This intersection is also found to meet the peak hour volume signal warrant under the AIP Buildout conditions. All mitigations/recommendations are discussed in the following section of this report. City of Ukiah Airport Industrial Park CIP Mitigation Monitoring Analysts Page 12 R1170TS022.doc City of Ukiah - ABP Mitigation Monitoring Figure N WID, m� =a' SOUTH STATE STREET/ TALMACE RD �N Im m R 11 (53) d d— 1(6) �r N M v SOUTH STATE STREET% HASTINGS AVE O L11(53) 1 4--7(35) ;— 12(56) (0)0-' � r r (33)12 � o N rn (0)0 � ovvN v AIRPORT PARK BLVD/ TALMACE RD 000 AIRPORT PARK BLVD 000 0 SS(ll *-0 \O b9 d-- 9.4(265) (0)0 —� � I r (0)0 _y N 0 rn (97)35 —� N ^t[1 o mn v v COMMERCE DR/ AIRPORT PARK BLVD N omo opo k --O a-- 0f0003 d--- 30(83) (0)0 t r (0)0 o m rn nom' (135)48 TALMACE RD/ US 101 SB ON RAMP/ a 94(265) 0(0) (194)41—► ° r (88)19 00 TALMACE RD/ US 101 SB OFF -RAMPS �I0 mJ 4— 44(124) (194)41—► J LEGEND: xx - AM PEAK HOUR VOLUMES (xx) - PM PEAK HOUR VOLUMES City of Ukiah - • Mitigation Monitoring Project my Volumes Figure 5 SOUTR STATE STREET/ TALMAGE RD o� co in vn N °' R-- 339(391) 4� 374(309) I Moo N n n� o� SOUTH STREET/ STATE VE N � Nn N �u-) to � N R— 29(91) L 14 141) + 40((118) 1 150 �- 4{.13(546) (182)1154 (158) (99)74--o W 304 (26)70 (280)153- ^"C1 n o � v AIRPORT PARK BLVD/ TALMAGE RD PARK BLVD �u-) to M 6(12) L 14 141) 559(456) 14�s1) �- 4{.13(546) (15)6 I (331)574-s W 304 i (280)153- ^"C1 n o M � COMMERCE DR/ AIRPORT PARK BLVD �u-) to � L 14 141) m � K)e— 14�s1) (832)681--o 40(87) (61)85 r� (54)38 -► m N (211)115 n o N m v TALMAGE RD/ US 101 SB ON RAMP/ e--- 978(1014) j-- 29(40) (832)681---0- (228)129 832)681--0(228)129 ---� 0 0 0 0 TALMAGE RD/ US 101 SB o, OFF- MPS u� i0 F 541(475) (832)681--o r� r L G ND• xx - AM PEAK HOUR VOLUMES (xx) - PM PEAK HOUR VOLUMES City of Ukiah - ABP Mitigation Monitorin'r AIP Buildout Conditions Volumes Figure 6 I RECOMMENDATIONS / MITIGATIONS This section of the report presents various mitigations/recommendations at all those study intersections that were found to operate at unacceptable level of service conditions under each of the scenarios. EXISTING CONDITIONS Intersections Based on the analysis presented in this report, improvements/recommendations are provided for the following intersections under Existing conditions: Talmage Road/US 101 SB O -Ramps - This unsignalized intersection is found to operate at unacceptable LOS "E" during the AM peak hour period. This unacceptable LOS is found to be caused by the delay experienced by vehicles on the minor street approach which is the US 101 SB off -ramp that are waiting for gaps in the uncontrolled east/west traffic flow on Talmage Road. In order to mitigate this unacceptable LOS, it is recommended that a free right -turn lane be provided at the SB Off -ramp and a dedicated through lane be constructed on Talmage Road, so that the SB right turning vehicles coming off the ramp will directly feed into this dedicated through lane on Talmage Road. This mitigation is consistent with the improvements recommended in the Capital Improvement Program. Along with this mitigation, it is recommended that the WB approach on Talmage Road at the Airport Park Boulevard intersection be re - striped to accommodate dual left -turn lanes and a shared through -right turn lane. It is noted that any improvements recommended on State facilities will require approval from Caltrans. AIP BUILDOUT CONDITIONS Intersections Based on the analysis presented in this report, improvements are recommended at the following intersections under full buildout of the Airport Industrial Park: Talmage Road/US 101 SBO -Ramps • As recommended under Existing conditions, it is recommended that the WB approach on Talmage Road be widened to accommodate a dedicated lane for vehicles coming off of the SB off -ramp. Along with this mitigation, it is recommended that the WB approach on Talmage Road at the Airport Park Boulevard intersection be re -striped to accommodate dual left -turn lanes and a shared through -right turn lane. It is noted that any improvements recommended on State facilities will require approval from Caltrans. Airport Park Boulevard/Commerce Drive: This all -way stop controlled intersection is projected to operate at unacceptable LOS "F" during the PM peak hour period under full buildout of the Airport Industrial Park. This intersection is also found to meet the peak hour volume signal warrant. It is recommended that a traffic signal be installed at this location. Along with the traffic signal, it is recommended that the eastbound and westbound approaches on Commerce Drive be widened and re -striped to accommodate a separate left -turn lane and a shared through -right turn lane due to anticipated long queues on Commerce Drive. These improvements will mitigate the LOS at this intersection to an acceptable level "C" during the PM peak hour period. These improvements are consistent with the improvements recommended in the Capital Improvement Program, South State Street/Hastings Avenue: Although this signalized intersection is projected to operate at acceptable conditions during the AM and PM peak hour conditions, it is recommended that the eastbound and westbound approaches on Hastings Avenue/Washington Avenue be widened to accommodate a separate left -turn lane and a shared through -right turn lane in anticipation of long queues at these approaches with the full build out of the AIP. City of Ukiah Airport Industrial Park CIP Mitigation Monitoring Analysis Page 16 R 1170TS022.doc "J' 1 (PROVIDED UPON REQUEST) Airport Jndus7R—a17`a—rK—AezonIng' Traffic September 13, 2002 Table of Contents Introduction and Summary .................................................... 1 Study Parameters..............................................................3 Vehicle Trip Generation....................................................... 5 Evaluation of Intersection Operations .............................................. 8 Mitigation Recommendations................................................... 10 Study Participants And References ............................................... 12 Figures 1 Study Area and Existing Traffic Volumes ........................................... . 2 Existing Plus Project Traffic Volumes ............................................... Tables 1 Intersection Level of Service Criteria .............................................. 4 2 Project Trip Generation Summary ................................................ 6 3 Summary of Intersection Operations .............................................. 9 Appendices A Trip Generation Calculations B Intersection Level of Service Calculations DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page i September 13, 2002 Introduction and Summary Introduction This report presents an analysis of the potential traffic impacts for the Airport Industrial Park in the City of Ukiah with proposed zoning changes. The analysis in this report builds upon previous traffic analysis presented in the report, Airport/Redwood Business Park Traffic Analysis dated April 17, 1997 and Airport Industrial Park Rezoning Traffic Analysis dated June 25, 1999. The study area is located west of U.S. 101 and bounded between Talmage Road on the north, U.S. 101 on the east, the NWP rail line on the west and Norgard Lane on the south. The analysis focused on six study intersections, U.S. 101 northbound off- ramp/Talmage Road, U.S. 101 southbound off-ramp/Talmage Road, Airport Park Boulevard/Talmage Road, South State Street/Talmage Road, Hastings Avenue/South State Street, and Airport Park Boulevard/Commerce Drive. Conditions were analyzed under Existing plus Project conditions for two development scenarios. Cumulative traffic volumes from other projects or growth in the City were not evaluated as part of this report. Summary Project Trip Generation The City of Ukiah has indicated that the parcels along the west and south side of the park may be rezoned with a Mixed -Use designation that would allow or permit a mix of compatible retail commercial, professional office, and industrial land uses. The City is considering two different scenarios which would modify the zoning of these parcels. Scenario 1 assumes commercial zoning for the entire 32 acre area, while Scenario 2 assumes a mix of uses in the area, including 30 percent commercial uses, 35 percent office uses, 30 percent light manufacturing uses, and 5 percent residential uses. Scenario 1 is projected to generate a total of 15,495 daily, and Scenario 2 is projected to generate somewhat fewer daily vehicle trips at 11,751 per day. Existing Traffic Conditions Based on new traffic counts which were taken in April 2002, the existing Levels of Service were calculated. The northbound left tum at the intersection of Talmage Road/U.S. 101 Northbound Off -Ramp is currently operating with an average delay of 21.4 seconds per vehicle and a LOS C while the southbound off -ramp movement at the interchange is currently operating with an average delay of 21.9 seconds per vehicle and a LOS C. The intersection of Talmage Road/Airport Park Boulevard is currently operating with an average delay of 24.2 seconds per vehicle and a LOS C. The intersection of South State Street/Hastings Avenue is operating with an average delay of 40.8 seconds per vehicle and a LOS C. The all -way stop controlled Airport Park Boulevard/Commerce Drive is operating with a LOS A overall. Existing plus Pr iect Conditions Under Scenario 1 with full commercial land use, the northbound left -turn at the freeway off -ramp would be expected to operate with a LOS E which would be considered unacceptable. The southbound off -ramp movement at the intersection of Talmage Road/U. S. 101 Southbound Off -Ramp would be expected to operate with an average delay of 46.3 seconds per vehicle and a LOS E. The intersection of Talmage Road/Airport Park Boulevard would be expected to operate at LOS E. The intersection of South State Street/Hastings Avenue would be expected to operate with a very high delay and a LOS F. The all -way stop controlled Airport Park Boulevard/Commerce Drive would be expected to operate at a LOS E overall. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 1 September 13, 2002 Under Scenario 2 with mixed use in the development area, the northbound left -tum at the freeway off -ramp would be expected to operate with a LOS D. The southbound off -ramp movement at the intersection of Talmage Road/U.S. 101 Southbound Off -Ramp would be expected to operate with an average delay of 28.3 seconds per vehicle and a LOS E. The intersection of Talmage Road/Airport Park Boulevard would be expected to operate at LOS D. The intersection of South State Street/Hastings Avenue would still be expected to operate with a LOS F. The all -way stop controlled Airport Park Boulevard/Commerce Drive would be expected to operate at a LOS D overall. Mitigation Recommendations Intersection #1 - U.S. 101 NB Off-ramp/Talmage Road: Traffic signal warrants and the northbound Ievel of service conditions indicate the need for a traffic signal (Scenario 1 only). Intersection #2 - U.S. 101 SB Off-ramp/Talmage Road: A second westbound through lane on Talmage Road should be extended back to the southbound offramp to allow the offramp traffic turning right to tum into its own lane without conflict (Scenarios 1 or 2). Intersection #3 - Airport Park Boulevard/Talmage Road: Install a second westbound left -turn lane (Scenario 1). Although not required to meet intersection level of service standards, a second westbound left -tum lane may be required to address excessive queuing for the left -tum movement (Scenario 2). Intersection #5 - South State Street/Hastings Avenue: The westbound approach should be widened to accommodate a combined through -right tum lane and a separate left tum lane. The two northbound through lanes on South= State Street should be extended through the intersection with Hastings Avenue. The eastbound approach should be restriped to include a left turn lane, and signal timing should be modified to accommodate the increased traffic volumes on the westbound approach (Scenarios 1 or 2). Intersection #6 - Airport Park Boulevard/Commerce Drive: Install a traffic signal or roundabout (Scenario 1 only). DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 2 September 13, 2002 Study Parameters Study Area The study area includes the following intersections. 1. U.S. 101 northbound off-ramp/Talmage Road 2. U.S. 101 southbound off-ramp/Talmage Road 3. Airport Park Boulevard/Talmage Road 4. South State Street/Talmage Road 5. Hastings Avenue/South State Street 6. Airport Park Boulevard/Commerce Drive Study Period Weekday p.m. peak hour conditions were analyzed. Intersection Level of Service Methodologies Operational analyses typically focus on intersections rather than road segments since the capacity of the intersections is usually more critical than the capacity of the roadway. Level of Service (LOS) is used to rank traffic operation on various types of facilities based on traffic volumes and roadway capacity using a series of letter designations ranging from A to F. Generally, Level of Service A represents free flow conditions and Level of Service F represents forced flow or breakdown conditions. Each of the intersections was analyzed using methodologies from the Highway Capacity Manual 2000. This source contains methodologies for various types of intersection control, all of which are related to a measurement of delay in average number of seconds per vehicle. Table 1 contains detailed descriptions of intersection level of service criteria. Following is a summary of the HCM Level of Service methodologies for various types of intersection control Signalized Intersection Level of Service Analysis Methodology The signalized study intersections were analyzed using the Operations Method contained in the Highway Capacity Manual. This methodology is based on factors including traffic volumes, green time for each movement, phasing, whether or not the signals are coordinated, truck traffic, and pedestrian activity. Average stopped delay per vehicle in seconds is used as the basis for evaluation in this LOS methodology. It should be noted that the levels of service for this study were calculated using optimized signal timing. UnsiQnalized Intersection Level of Service Analysis Methodolo The study intersections which are "unsignalized," or controlled by a stop sign on the minor street approaches, were analyzed using the unsignalized intersection capacity method from the Highway Capacity Manual. This method determines a level of service for each minor turning movement by estimating the level of average delay in seconds per vehicle. The through movements on the main street are assumed to operate at free flow and a Level of Service A. DRAFT Airport Industrial Park Rezoning Traffic Analysis September 13, City of Ukiah kiah Whitlock & Weinberger Transportation, Inc. Page 3 All -Way Stop -Controlled Intersection Level of Service Analysis Methodology Evaluation of the all -way stop -controlled intersection of Airport Park Boulevard/Commerce Drive was based on the "All -Way Stop -Controlled Intersection" methodology contained in the 2000 Highway Capacity Manual. This methodology evaluates delay for each approach based on turning movements, opposing and conflicting traffic volumes, and the number of lanes. Average vehicle delay is computed for the intersection as a whole, and is then related to a Level of Service. Table 1 - Intersection Level of Service Criteria LOS Signalized Intersections Unsignalized and All -Way Stop -Controlled Intersections A Delay of 0 to 10 seconds. Most vehicles arrive during the green phase, so do not stop at all. Delay of 0 to 10 seconds. Gaps in traffic are readily available for drivers exiting the minor street. B Delay of 10 to 20 seconds. More vehicles stop than Delay of 10 to 15 seconds. Gaps in traffic are somewhat less with LOS A, but many drivers still do not have to readily available than with LOS A, but no queuing occurs on stop. the minor street. C Delay of 20 to 35 seconds. The number of vehicles Delay of 15 to 25 seconds. Acceptable gaps in traffic are stopping is significant, although many still pass through without stopping. less frequent, and drivers may approach while another vehicle is already waiting to exit the side street. D Delay of 35 to 55 seconds. The influence of congestion is noticeable, and most vehicles have to Delay of 25 to 35 seconds. There are fewer acceptable gaps stop. in traffic, and drivers may enter a queue of one or two vehicles on the side street. E Delay of 55 to 80 seconds. Most, if not all, vehicles Delay of 35 to 50 seconds. Few acceptable gaps in traffic must stop and drivers consider the delay excessive, are available, and longer queues may form on the side street. F Delay of more than 80 seconds. Vehicles may wait through more than one cycle to clear the Delay of more than 50 seconds. Drivers may wait for long intersection. periods before there is an acceptable gap in traffic for exiting the side streets, creating long queues. Reference: Highway Capacity Manual 2000, Transportation Research Board, 2000 Traffic Signal Warrants The Traffic Manual, California Department of Transportation, contains guidelines for determining the need for a traffic signal. Potential need for installing traffic signals at the unsignalized and all -way stop controlled study intersections was evaluated using Warrant #11, Peak Hour Volume, assuming urban conditions. Although traffic signal warrants may be met for some conditions, the decision to install a traffic signal should also be based on the other traffic signal warrants which consider daily traffic volumes, accident experience, current traffic operations, and adjacent traffic controls. Level of Service Standards The level of service standard used in the Airport/Redwood Business ParkEIR traffic analysis was a minimum of Level of Service C. The City's General Plan states that, "Level of service D shall be the minimum acceptable service level for accommodating new development on roads classified as state highways, freeways, expressways, arterials or collectors. " There is no differentiation within this standard for all -way stop - controlled or unsignalized intersections. DRAFT Airport Industrial Park Rezoning Trak Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 4 September 13, 2002 Vehicle Trip Generation Project Description For the purposes of this study, the project considered was the Airport Industrial Park area bounded by Talmage Road on the north, U.S. 101 on the east, the NWP rail line on the west and Norgard Lane on the south. Several developments within the park have already opened, including WalMart, Friedman Brothers (home improvement store), a Shell gas station, a Jack-in-the-Box fast food restaurant, Food -4 -Less, Staples, Lay -Z -Boy fumiture and the Mendocino Brewing Company facility. The Airport Industrial Park mixed use area is approximately 32 acres in size, comprised of parcels along the west side of Airport Park Boulevard and south of Commerce Drive, The City is considering two different scenarios which would modify the zoning of these parcels. Scenario 1 is based on an assumed commercial zoning for the entire 32 -acre area, and represents the "worst case" condition in terms of traffic generation. Scenario 2 includes a mix of uses in the area, with 30 percent commercial uses, 35 percent office uses, 30 percent light manufacturing uses, and 5 percent residential uses. Two of the parcels in the central portion of the 32 -acre project area have specific development proposals. A 5,000 square foot Les Schwab Tire store and the adjacent 2.25 -acre Mountanos Warehouse project were assumed to be components of both Scenarios 1 and 2. For the purposes of this study and with consultation from City Staff, commercial uses were assumed to have 25 percent lot coverage, office uses 30 percent lot coverage, light manufacturing uses 60 percent lot coverage, and residential uses an average density of 14 units per acre. Lot coverage may also be referred to as the Floor Area Ratio (FAR). Surrounding Development Potential development on parcels surrounding the 32 -acre site was also included in the traffic analysis as trips generated from these sites will also impact the study area intersections and roadways. The surrounding uses that were included in the analysis include a 75 -room Hampton Inn, 32,000 square feet of retail uses, a 164 - seat Applebee's, and a 171 -seat high -turnover sit-down restaurant. The City of Ukiah has also indicated that 5.68 acres of automobile sales and 5.68 acres of Industrial Park uses may be assumed to occur on adjacent parcels. Scenarios 1 and 2 each have a substantial amount of retail development. Trip generation rates for retail uses were based on the "Shopping Center" land use category (#820) contained within Trip Generation, 6`h Edition, by the Institute of Transportation Engineers. Shopping Center trip generation rates vary according to the size of the retail center, and therefore vary somewhat between Scenarios 1 and 2. It should also be noted that since new retail development will be adjacent to existing shopping center uses, the trip generation formulas were based on the total anticipated amount of retail in the immediate area. Existing retail in the immediate vicinity includes the Food -4 -Less, Staples, Lay -Z -Boy store, WalMart, and Friedman Brothers. Trip Generation Summary A summary of the overall resulting trip generation characteristics is provided in Table 2. More detailed calculations, descriptions of individual parcels, and summaries of multi -use trip generation characteristics are provided in spreadsheet format in Appendix A. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 5 September 13, 2002 Scenario 1 is projected to generate a total of 15,495 daily vehicle trips. Of these, 627 are expected to occur during the a.m. peak hour, with 1,506 occurring during the p.m. peak hour. Full buildout of Scenario 2 is projected to generate somewhat fewer daily vehicle trips at 11,751 per day. Of these, 866 are anticipated during the a.m. peak hour and 1,231 during the p.m. peak hour. Table 2 Trip Generation Summar ........__.. Land Use Units Daily A.M. Peak Hour P.M. Peak Hour Rate Trips Rate Trips In Out Rate Trips In Out Scenario I - Full Commercial for 32 Acres Commercial 299.6 ksf 35.79 10,723 0.77 231 141 90 3.40 1019 489 530 Les Schwab Tires 5.0 ksf 24.87 124 2.85 14 9 5 4.12 21 9 12 Mountanos Warehouse 2.25 acres 57.23 128 10.03 22 16 6 8.86 20 7 13 Other Development 5,495 376 234 142 499 227 272 Internal Trip Reduction -975 -16 -11 -5 -53 -24 -29 Total 15,495 627 389 238 1506' 708 798 Scenario 2 - 30 % Commercial, 35% Office, 30% Light Manufacturing, S% Residential Commercial 89.84 ksf 41.63 3,740 0.91 82 50 32 3.93 353 169 183 Office 125.78 12.58 1,583 1.78 224 197 27 1.49 187 32 156 Residential 19 du 5.86 111 0.44 8 1 7 0.54 10 7 3 Light Manufacturing 215.62 3.82 824 0.73 157 121 36 0.74 160 57 102 Les Schwaab Tires 5.0 ksf 24.87 124 2.85 14 9 5 4.12 21 9 12 Mountanos Warehouse 2.25 acres 57.23 128 10.03 22 16 6 8.86 20 7 13 Other Development 5,682 379 236 143 515 235 280 Internal Trip Reduction -441 -20 -15 -5 -35 -13 -21 Total 11,751 866 615 251 1,231 503 728 Note: ksf= 1,000 square feet Internal Trip Reduction The publication Trip Generation Handbook: An ITE Recommended Practice, Institute of Transportation Engineers, includes data and methodologies that may be applied to determine the proportion of internal trips that may occur at mixed use projects. In terms of Scenarios 1 and 2, internal trips would be created by the interaction between employment -based uses and retail -based uses. An example of an internal trip would be an office employee going to a nearby restaurant for lunch. The majority of these trips would be made by walking, and the few that would be made by automobile would typically travel onsite or in the immediate area and not on the surrounding street network. Based on information contained within the ITE Handbook and the mix of office and retail uses at the proposed project, approximately 7 percent of daily and 4 percent of DRAFT Airport Industrial Park Rezoning TrafcAnalysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 6 September 13, 2002 peak hour trips would be internal under Scenario 1. With Scenario 2, approximately 5 percent of daily and 4 percent of peak hour trips would be internal. Trip types referred to as pass -by and diverted link refer to those that ,capture" vehicles already passing by the site on adjacent or nearby streets. Based on a review of the existing traffic volumes, the existing commercial space is already attracting pass -by trips from Talmage Road. It is anticipated that new commercial uses will draw pass -by or diverted link trips from U.S. 101 since the available pass -by traffic from Talmage Road has already been exhausted. Since any diverted link trips from U.S. 101 are considered new to the study area, no additional reductions to the trip generation have been made. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 7 September 13, 2002 Evaluation of Intersection Operations Existing Conditions The intersections of Airport Park Boulevard/Talmage Road, South State Street/Talmage Road, and Hastings Avenue/South State Street are controlled by traffic signals while the two intersections of Talmage Road with the U.S. 101 Ramps are controlled by stop signs on the off -ramp approaches to Talmage Road. The intersection of Airport Park Boulevard/Commerce Drive is controlled by stop signs on all approaches. The locations of the study intersections are shown in Figure 1. Existing traffic volumes were collected between April 16 and 22, 2002, and are shown in Figure 1. Based on these volumes, all of the study intersections are operating acceptably at LOS C or better except South State Street/Hastings Avenue, which is operating at LOS D. A summary of the intersection level of service conditions are shown in Table 3. The existing level of service calculations are included in Appendix B. Existing plus Project Conditions Two project scenarios were evaluated. Scenario 1 represents the "Full Commercial" land use while Scenario 2 is the "Mixed Use" alternative. Under Scenario 1 with full commercial land use, several of the study intersections would be expected to experience increased delays resulting in unacceptable operating conditions. The left -turn from the northbound freeway off -ramp and right -turns from the southbound off -ramp to Talmage Road would be expected to operate at LOS E, which would be considered unacceptable. Due to unacceptable operation on the stop -controlled approach and identified safety issues concerning the limited sight distance from the southbound off -ramp to the east, mitigation appears to be warranted. The intersection of Talmage Road/Airport Park Boulevard would be expected to operate at LOS E due to a large increase in traffic to/from U.S. 101. The intersection of South State Street/Hastings Avenue would be expected to operate with a very high average delay and a LOS F. Delay would be most prominent on the westbound Hastings Avenue approach due to the availability of only one travel lane. The all -way stop -controlled intersection of Airport Park Boulevard/Commerce Drive would be expected to operate at a LOS E overall as well. Under the mixed use development assumed for Scenario 2, similar deterioration in operation is projected to occur. The left -turn from the northbound freeway off -ramp to Talmage Road and the right -turn from the southbound off -ramp would be expected to operate at LOS D, while the northbound right -turn from the southbound off -ramp would be expected to operate at LOS E. As previously noted, mitigation appears to be Warranted at the U.S. 101 SB Ramps/Talmage Road intersection. The intersection of Talmage Road/Airport Park Boulevard would be expected to operate at LOS D, as would the all -way stop controlled Airport Park Boulevard/Commerce Drive. The intersection of South State Street/Hastings Avenue would be expected to operate at LOS F. The resulting operating conditions for the Existing plus Project alternatives are shown in Table 3. The Existing plus Project Level of Service calculations are included in Appendix B. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 8 September 13, 2002 Table 3 Summary of Intersection Operations Notes: Delay = average delay per vehicle in seconds LOS = level of service ** = delay exceeds reasonable parameters for methodology DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 9 September 13, 2002 ♦I VVL�VY Intersection Existing Existing plus Scenario 1 Existing plus Scenario 2 Delay LOS Delay LOS Delay LOS 1. U.S.101 NB Off-ramp/Talmage Rd Northbound Left 21.4 C 45.5 E 34.6 D Northbound Right 12.8 B 13.3 B 13.3 B 2. U.S.101 SB Off-ramp/Talmage Rd Northbound Right 21.9 C 43.0 E 40.1 E Southbound Right 14.8 B 46.3 E 28.2- D Westbound Left 10.3 B 12.8 B 12.5 B 3. Airport Park Blvd/Talmage Rd 24.2 C 60.2 E 43.4 D 4. South State St/Talmage Rd 15.5 B 17.9 B 17.6 B 5. South State St/Hastings Ave 40.8 D ** F 94.7 F 6. Airport Park Blvd/Commerce Dr 9.6 A 43.1 E 25.7 D Notes: Delay = average delay per vehicle in seconds LOS = level of service ** = delay exceeds reasonable parameters for methodology DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 9 September 13, 2002 Mitigation Recommendations Based on the level of service conditions presented, the following mitigation measures were developed which would be required to meet the minimum level of service thresholds. Scenario 1 - Full Commercial Intersection #1 - U.S. 101 NB Off-ramp/Talmage Road Trak signal warrants and the northbound level of service conditions indicate the need for a traffic signal. Intersection 42 - U.S. 101 SB Off-ramp/Talmage Road A second westbound through lane on Talmage Road should be extended back to the southbound off - ramp to allow the off -ramp traffic turning right to turn into its own lane without conflict. Intersection #3 - Airport Park Boulevard/Tahna e Road ° A second westbound left -turn lane should be installed. Intersection #5 - South State Street/Hastings Avenue • The westbound approach should be widened to accommodate a combined through -right turn lane and a separate left turn lane. The two northbound through lanes on South State Street be extended through the intersection with Hastings Avenue. • The eastbound approach should be restriped to include a left turn lane, and signal timing modified to accommodate the increased traffic volumes on the westbound approach. Intersection #6 - Airport Park Boulevard/Commerce Drive • A traffic signal or roundabout should be installed. Scenario 2 - Mixed Use Intersection #1 - U.S. 101 NB Off-ramp/Tahna e Road No mitigation required. Intersection #2 - U.S. 101 SB Off-ramp/Talma e Road A second westbound through lane on Talmage Road should be extended back to the southbound off - ramp to allow the off -ramp traffic turning right to turn into its own lane without conflict. rJAAP t Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 10 September 13, 2002 Intersection #3 - Aimort Park Boulevard/Talmage Road • A second westbound left -turn lane may be required to address excessive queuing for the left -turn movement. Intersection #5 -South State StreetlHastines Avenue • The westbound approach should be widened to accommodate a combined through -right turn lane and a separate left turn lane. • The two northbound through lanes on South State Street should be extended through the intersection with Hastings Avenue. • The eastbound approach should be restriped to include a left turn lane, and signal timing modified to accommodate the increased traffic volumes on the westbound approach. Intersection #6 - Ainort Park Boulevard/Commerce Drive No mitigation is required. DRAFT Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 11 September 13, 2002 Study Participants And References Study Participants Project Manager: Steve Weinberger, P.E., P.T.O.E. Report Review: Dalene J. Whitlock, P.E., P.T.O.E. Graphics: Debbie Dunn Traffic Counts: Noah Garcia References Highway Capacity Manual, Special Report No. 209, Transportation Research Board, 2000 Traffic Manual, California Department of Transportation Trip Generation Handbook: An ITE Recommended Practice, Institute of Transportation Engineers, 2001 Highway Design Manual, California Department of Transportation Left -Turn Channelization Design Guide, Transportation Research Board Trip Generation, 6`h Edition, Institute of Transportation Engineers, 1997 Airport/Redwood Business Park EIR, Leonard Charles & Associates. Airport/Redwood Business Park Traffic Analysis, Whitlock & Weinberger Transportation, Inc., April 17, 1997 Lnhr s Airport lnaustrzai Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. Page 12 September 13, 2002 Appendix A Intersection Level of Service Calculations Existing Conditions Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. September 2002 Appendix B Intersection Level of Service Calculations Existing plus Project Traffic Volumes Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. September 2002 Appendix C Intersection Level of Service Calculations Mitigated Conditions Airport Industrial Park Rezoning Traffic Analysis City of Ukiah Whitlock & Weinberger Transportation, Inc. September 2002 ITEM NO: 1Qa DATE: November 1,_2006 SUBJECT: SUMMARY AND DISCUSSION OF AIRPORT BUSINESS PARK CAPITAL IMPROVEMENT (TRAFFIC IMPACT FEE) PROGRAM AND SOUTHERN ROAD ACCESSISSUE SUMMARY: On September 20, 2006, the City Council discussed the traffic issues associated with the development of the Airport Business Park. At the conclusion of the discussion, the Council requested that Staff return with background and a summary of the adopted Capital Improvement (Traffic Impact Fee) Program, The Council also requested additional information regarding the southern access road issue. This Agenda item is intended to provide the Council with that information. The Public Works Department, with the assistance of former Public Works Director and current Public Works Project Manager Rick Kennedy, has prepared an historical summary of Airport Industrial Park (AIP) traffic impacts and the Capital Improvement Program (Attachment No. 1). He also provides additional information concerning the southern access road issue in this document. RECOMMENDED ACTION: Receive report and discuss the traffic issues associated with the development of the Airport Business Park. ALTERNATIVE COUNCIL POLICY OPTION: N/A Citizen Advised: N/A Requested by: City Council Prepared by: Charley Stump, Director of Planning and Community Development and Rick Kennedy, Public Works Project Manager Coordinated with: Candace Horsley, City Manager, David Rapport, City Attorney, and Tim Eriksen, Public Works Director Attachments: 1. Historical Summary of AIP Traffic and Capital Improvement Program 1.A Airport Industrial Park Map 2. AIP Traffic Mitigation Comparison Table APPROVED: Candace Horsley, City M ager Attachment No. 1 HISTORICAL '9r OF THE PROJECTED AIRPORT INDUSTRIAL GENERATED TRAFFIC IMPACTS AND THE CAPITAL AIP Capital Improvement Fee Establishment On May 7, 1997, the Ukiah City Council adopted resolution No. 97-70 establishing capital improvement fees which are imposed on undeveloped parcels within the Airport Industrial Park upon their development in accordance with the Mitigation Fee Act. The Airport Industrial Park comprises all land bounded on the north by Talmage Road, on the west by the Northwestern Pacific Railroad and on the east and south by the US 101 Freeway. Three distinct project areas within the AIP containing developable land have been designated: the Redwood Business Park, the Airport Business Park, and the Norgard Vineyard. Attachment 1.A depicts the lands contained within the Airport Industrial Park. The capital improvement fees are imposed on development within the Airport Industrial Park for the purpose of financing the designand construction of street infrastructure improvements needed to mitigate traffic impacts to off-site intersections resulting from increased traffic generated by the new development within the AIP (project traffic impacts). Identification of AIP Generated Traffic Impacts The Revised Traffic Engineering Report contained in the 1995 Final Subsequent Environmental Impact Report for the Redwood Business Park and Airport Business Park, prepared by the Crane Transportation Group, identified thirteen (13) project traffic impacts resulting from the development within the AIP and recommended eleven (11) mitigations based on the assumption that the AIP would have three points of access at the project boundary. The assumed points of access were Airport Park Blvd at Talmage Road, Airport Road/Commerce Drive/ Hastings Ave at South State Street, and Norgard Lane via the future extension of Airport Road. The trip distribution pattern used in the traffic engineering report assigned 63 percent of the project traffic to the Airport Park Blvd at Talmage Rd, 31 percent to the Commerce Dr/Hastings Ave and 6 percent to the Norgard Ln/Airport Rd access points. The first five identified project traffic impacts were unacceptable operating conditions at intersections and the remaining eight project traffic impacts were roadway impacts and safety concerns. The traffic impacts identified and the associated mitigations are listed in Attachment 2. With the adoption of the City's General Plan in December of 1995, the lower threshold for acceptable level of service (LOS) for intersections was set at level D from the former limit of LOS C. This change in the lower threshold for acceptable level of service nullified three of the five identified impacts related to unacceptable intersection operating conditions. Regarding the Norgard Lane/Airport Road southern AIP access, it was acknowledged in the Revised Traffic Engineering Report that there was no established route for the southward extension of Airport Road or widening and realignment of Norgard Lane and, if Airport Road was extended, the existing residential neighborhood would be adversely affected by additional traffic especially by the noise that would be generated by the heavy truck component of traffic. It was also noted that the connection of Airport Road to Norgard Lane was not essential to the Redwood Business Park and Airport Business Park traffic access and circulation. It was opined that if all traffic trips assigned to the Norgard access point were assigned to the South State Street/Hastings Ave access point, the Hastings/South State St intersection would operate acceptably if the road was widened and improved for heavy truck turning movements. It was also opined that in spite of the impacts to the existing Norgard residential neighborhood a provision of a southern access point to the AIP would represent good planning practice for overall circulation into and out of the AIP. At that time, it was estimated that the cost for road improvements alone could be as high as three million dollars. This did not include the cost of possible property acquisition, sound attenuation, and other associated costs. As documented in the Final Subsequent Environmental Impact Report, the County of Mendocino Public Works Department opposed the connection of Airport Road to Norgard Lane, a county maintained road, and recommended that serious consideration should be given to annexation of Norgard Lane and the surrounding neighborhood by the City if the City pursued the southern extension of Airport Road. Given the opposition and the great expense involved in extending Airport Road and improving Norgard Lane including the required realignment of Norgard Lane at South State Street along with the expense of mitigating traffic noises for a small percentage of the anticipated traffic that would utilize the southern access, City staff recommended that the southern access be abandoned and that the Hastings/South State Street access be designated as the preferred truck route to the AIP. However, City public safety staff took exception to the proposed abandonment of the southern access because public safety staff believed that the southern access would serve as an emergency evacuation route for the southern portion of the AIP in the event of a catastrophe. A compromise was reached whereas an emergency exit route would be provided across the Airport property via the existing gate at the terminus of Airport Road. The Redwood Business Park Developer took exception to many of the proposed traffic mitigation measures and City staff recommended that an independent traffic report be prepared. The City retained the services of Whitlock and Weinberger (W -Trans) and an independent traffic report dated March 1996 was produced. The independent evaluation considered alternatives to the level of service methodologies, level of service thresholds, and traffic projections from the Airport/Redwood Business Park EIR. The analysis focused on four study locations, South State Street/Talmage Rd, South State St/Hastings Ave, Talmage Road/Airport Park Blvd, and Talmage Rd/US 101 southbound ramps. Land uses identified for the AIP were restaurant, office retail, industrial park, and retail. The 1996 Traffic Analysis Report estimated that the proposed mixed use development would generate an average of 2,209 pm peak hour vehicle trips consisting of 1,310 new/diverted trips external to the project area, 398 new trips internal to the project, and 501 pass by trips from traffic already existing on South State Street and Talmage Road. It was estimated that the new generated traffic would reduce the level of service for the northbound through/right and the westbound approaches at South Street and Hastings Ave. from a level of service C and B, respectively, to a level of service F. At Airport Park Blvd and Talmage Road, the level of service for the left turn movements at the northbound and westbound approaches would be reduced from a level of service C to levels of E for the northbound and F for the westbound approaches. At the US 101 Southbound off ramp at Talmage, the level of service would be reduced from C to F for the right turn movement. As a result of a proposed mixed use development within the AIP in 1997, a new Traffic Engineering Report was commissioned to re -analyze projected traffic and associated impacts resulting from a mixed land use consisting of office retail, industrial park, auto dealership, auto parts/auto care, retail, fast food restaurant, and gas station/mini-mart. In addition, an analysis of pass thru traffic was performed. The 1997 report estimated that the proposed mixed use development within the AIP would generate an average of 2,395 pm peak hour vehicle trips consisting of 1,568 new/diverted trips external to the AIP, 298 new internal trips and 529 pass by trips from traffic already existing on South State Street and Talmage Road. The estimated generated project traffic would reduce the level of service for the eastbound and westbound approaches at the South State 2 Street and Hastings Ave intersection from levels B and C, respectively, to levels of F. At Airport Park Blvd. and Talmage Road, levels of service for the northbound and westbound left turn movements would be reduced from levels of service C to levels of service F. At the US 101 Southbound off ramp at Talmage Road, the level of service for the right turn movement would be reduced from level of service B to level D. The information presented in the 1997 `Report and in the subsequent cost estimates for the construction of the proposed mitigations was utilized to establish the AIP Capital Improvement Fees that were adopted in 1997 under Resolution No. 97-70. 1999 Revision to the AIP Capital Improvement Fees On September 1, 1999, the Ukiah City Council adopted Resolution No. 2000-13 revising the AIP Capital Improvement Fees after receiving an Engineering Report describing changed circumstances and engineering assumptions. A new traffic analysis report had been prepared by Whitlock and Weinberger entitled "Airport Industrial Park Rezoning Traffic Analysis", dated June 1999, which presented an analysis of the potential traffic impacts as a result of proposed zoning changes for parcels located west and south of the AIP to a mixed use designation that would allow a mix of compatible retail commercial, professional office and industrial land uses. The 1999 Traffic Analysis Report presented a worse case scenario where a total of 31.78 acres south of Commerce Drive would develop as retail commercial with a 40 percent building coverage creating approximately 553,735 square feet of retail ,floor area. An area of 15.51 acres of land previously zoned for industrial uses had been rezoned to automotive commercial uses with 11.44 acres for auto dealership and 4.07 acres for automotive parts/auto care uses. It was estimated that the proposed mixed use development including the proposed rezone would generate an average of 2,696 pm peak hour vehicle trips consisting of 1,980 new/diverted trips external to the project boundary, 466 new internal trips and 716 pass -by trips from traffic already existing on South State Street and Talmage Road. At the time the 1999 Traffic Analysis Report was prepared, several post Wal-Mart developments within the AIP were completed consisting of the Friedman Brothers Improvement Center, Shell Service Station and Mini -Mart, Jack in the Box, Food for Less, Staples, La -Z -Boy Furniture Gallery, and the Mendocino Brewery and Bottling Plant. Existing pm peak traffic created by the AIP development in place at the time of the 1999 Report was measured at 1030 vehicles. By combining the existing vehicle count with the estimated new project pm peak traffic to be generated by future development within the AIP, it was estimated that 3,727 vehicle trips would result from a completely developed AIP. The study intersections included the South State Street at Hastings Ave./Washington St, Airport Park Blvd at Talmage Road, the US 101 southbound off -ramp at Talmage, and the US 101 northbound off -ramp at Talmage. Subsequent to the establishment of the capital improvement fees, the City modified the traffic signal at Talmage and Airport Park Blvd. and re -striped the northbound approach to create two left turn lanes and an exclusive right turn lane by eliminating the former northbound traffic movement. This improvement reduced the impact to the left and right turn movements created by the AIP development and it was proposed that the City's financial effort in the signal modification be reimbursed by the AIP Capital Improvement Fund. The saturation flow rate for the westbound approach on Hastings Ave at South State Street, the 32 percent markup for engineering administration and project inspection, and the 20 percent markup for contingencies were modified as a result of a challenge from the Redwood Business Park Developer. In the interest of compromise and the intent of resolving a legal dispute, the saturation flow rate was increased creating a substantial change to the previous planned improvement for the 3 Hastings westbound approach, thereby, substantially reducing the estimated cost to construct the mitigation improvement. The markups for engineering/project inspection and for contingency were reduced to 15 and 10 percent, respectively. As a result of Caltran's position that minimum lane widths be it feet and adequate shoulder width be provided for bicycle traffic, the cost to construct the planned exclusive right turn lane for the US 101 southbound off -ramp movement increased because of the need to expand the proposed widening of the north side of Talmage Road between the off -ramp and Airport Park Blvd. Subsequent to the establishment of the capital improvement fees, a more detailed development analysis of the southern portion of the Airport Business Park was performed for the purpose of identifying developable acreage. As a result of the analysis, wetlands were identified and delineated and the boundaries established with the approval of the Corps of Engineers. As a result, a smaller portion of the southern parcel available for development than what was previously assumed was identified. The reduced developable acreage affected the capital improvement distribution. The AIP Capital Improvement Fees were originally established with the assumption that the mitigation improvements would be constructed in the year 2002, five (5) years from the establishment of the fees. As a result of the slower pace of development within the Industrial Park, a new projection for the completion of the mitigation improvements was set to 2004. This affected the future value of the estimated cost to construct the planned mitigation improvements. The net result of the above described changed circumstances and engineering assumptions reduced the estimated total cost to construct the planned mitigation improvements at the three impacted off-site intersections necessitating an appropriate reduction in the capital improvement fees. As a result of the revision, reimbursements from the AIP Capital Improvement Fund were made to five developers who had completed development projects within the AIP and had paid the fees that were in effect prior to the 1999 fee revision. The recommended mitigation improvements described in the 1999 Traffic Analysis Report are the adopted mitigation improvements to be financed by the AIP Capital Improvement Fees. The planned mitigation improvements for the Hastings Ave./Washington St. and South State Street intersection include land acquisitions on the north and south side of the westbound approach to accommodate a new exclusive left turn lane and an existing through/right turn lane and the construction of larger curb returns to accommodate turning truck traffic, the re -striping of the eastbound approach to accommodate an exclusive left turn lane on Washington St., and extending the two northbound through lanes on South State Street north of Hastings Ave/Washington Street. The planned mitigation improvements for the Talmage/Airport Park Blvd. intersection include the widening of the north side of Talmage Road to accommodate a second left turn lane for westbound traffic and the planned mitigation improvement for the US 101 off -ramp at Talmage Road involves the widening of the north side of Talmage to accommodate the construction of an exclusive lane for right turning vehicles. Adoption of Ordinance No. 1051 On January 7, 2004, the Ukiah City Council adopted Ordinance No. 1051 amending the Airport Industrial Park Planned Development for the purpose of revising the regulations for and re - designating the Industrial /Mixed Use land use designation to Light Manufacturing/ Mixed Use. The land use re -designation permits land uses including commercial, professional office, light manufacturing, and limited low density residential within an approximately 32 acre portion of the AIP generally located south of Commerce Drive and west of Airport Park Blvd. As identified in a 4 traffic analysis report prepared by Whitlock and Weinberger Transportation, Inc. entitled "Airport Industrial Park Rezoning Traffic Analysis" dated September 2002, (2002 Traffic Report) a traffic impact to the on-site intersection of Commerce Drive and Airport Park Blvd. was identified as a result of the land uses permitted within the area rezoned as Light Manufacturing/Mixed Use. A recommendation for the installation of either a traffic signal or a traffic roundabout under a condition where the rezoned area develops completely as commercial is presented in the traffic analysis report. AIP Capital Improvement Fee Account Fifth Fiscal Year Report On October 6, 2004, a report entitled "Airport Industrial Park Capital Improvement Fee Account Fifth Fiscal Year Report" was presented to the City Council after a review period of not less than 15 days was provided to the public in accordance with the Mitigation Fee Act. Presented in the Fifth Fiscal Year Report, were revised cost estimates for the planned mitigation improvements and an estimate that the planned improvements may need to be constructed in 2006 even though it was estimated that complete development within the AIP would take approximately 10 years based on an observed average development rate of 5.3 acres per year. The 2002 Traffic Analysis Report presented traffic data showing that the LOS for the westbound approaches for both Hastings Ave and Talmage Road at Airport Park Blvd. had reached or were approaching the lowest acceptable LOS of D at only 53 percent of build out within the AIP. Any potential deficit in the amount of revenue collected through the imposition of capital improvement fees would likely be funded through STP d(1), gas tax, EDA grants, and/or the City general fund. To prevent an under funded situation, it was recommended that the AIP Capital Improvement Fees be revised once again to reflect a traffic light or roundabout at Commerce Drive. A current developer has agreed to construct this improvement if they proceed with the project. 5 L4 a ATTACHMENT 1. A IS mm CITY OF UKIAH Attachment No. 2 AIRPORT INDUSTRIAL PARK MITIGATION COMPARISON TABLE Recommended Mitigation Program Mitigation Program Offsite Mitigation Mitigations Adopted by Adopted by Description RBP/ABP FSEIR and Resolution 97-70 and Resolution 2000-13 Estimated Cost Estimated Cost and Estimated Cost Ad'. to 2004 Dollars Ad'. to 2004 Dollars 2004 Dollars 1. Widen South State St. northbound approach to YES Talmage Rd for dedicated NO NO ri ht turn lane $44,163 2. Provide two westbound left turn lanes on Talmage at YES YES Airport Park Blvd. Will require modifications to Talmage Rd at US 101 YES $71,500 $225,040 southbound on ramp $23,870 Modified to widen the Modified to widen (allowance) north side of Talmage Talamge Rd from at US 101 southbound Airport Park Blvd to the off ramps US 101 southbound off 3. Re -stripe northbound ram approach on Airport Park YES Blvd at Talmage to provide three lanes; one dedicated $35,560 left, one through, and one Modified to require right three lanes; one left, YES YES one combined left/through, one Completed by City. $597 exclusive right. Split Cost apportioned to AIP traffic phasing at Airport Development Park Blvd for the northbound and the southbound approaches 4. Signalize Talmage Rd and US 101 southbound off ramp and widen southbound ramp to two lanes. Construct YES NO NO second westbound lane at the ramp intersection and $310,835 Item No. 2 above Item No. 2 above extending through to Airport replaced this mitigation replaced this mitigation park Blvd 5. Signalize Talmage Rd and YES US 101 northbound off ramp $236,330 Includes minor realignment of NO NO northbound US 101 off ramp Recommended Mitigation Program Mitigation Program Mitigations Adopted by Adopted by Offsite Mitigation RBP/ABP FSEIR and Resolution 97-70 and Resolution 2000-13 Description Estimated Cost Estimated Cost and Estimated Cost Ad'. to 2004 Dollars Ad'. to 2004 Dollars 2004 Dollars 6. Provide second through YES YES YES lane for northbound Cost included in Item approach on South State $1,314 $1,314 No. 7 below Street at Hastings Ave 7. Provide exclusive right turn lane on westbound YES YES Hastings Ave approach to South State Street. Requires Modified to provide Modified to provide two widening on the north side of three lanes for lanes for westbound Hastings Ave and acquisition westbound Hastings Hastings Ave; one left of property. Av; one left turn lane, turn lane and one one through lane, and combination YES one exclusive right turn. through/right lane. Taper southeast curb Scope of land $537,115 return to accommodate acquisition reduced. turning trucks. Re -stripe Widen returns for truck eastbound approach at traffic and re -stripe Washington to provide eastbound Washington exclusive left turn lane for exclusive left turn lane $584,917 $307,610 8. Construct flashing warning YES NO lights on Talmage Rd over Speed limit reduced to NO crossing of US 101 $23,870 35 mph 9.a. Construct left turn and YES right turn deceleration lanes NO NO on South State Street $314,385 approaches to Norgard 9.b. Provide left turn and YES right turn lanes for NO NO westbound Norgard at South $30,406 State Street 9.c. Construct new vertical alignment for Norgard Lane YES approach to South State NO NO Street. Provide acceptable $29,362 access to Adjacent properties 9.d. Provide traffic signal at South State St and Norgard YES Lane to facilitate slow NO NO moving outbound trucks from $226,781 Norgard Lane onto South State Street Recommended Mitigation Program Mitigation Program Mitigations Offsite Mitigation RBP/ABP FSEIR and Adopted by Resolution 97-70 and Adopted by Description Estimated Cost Estimated Cost Resolution 2000-13 (Adj. to 2004 Dollars) (Adj. to 2004 Dollars) and Estimated Cost (2004 Dollars) 9.e. Extension of Airport Rd and the redesign of Norgard Lane to two lanes and sufficient width to accommodate heavy truck YES turning movements. NO NO Alignment should be such $602,354 that it is least disruptive to existing residents TOTAL COST j $2,381,382 $693,291 $532,649 Tk, -f;--+-,4 ---- -- + v ruuu- ul, r-luy,aui dre as reporiea in ine o- t -fiscal Year Report. The cost estimates for the mitigations contained in the FSEIR and Resolution 97-70 Mitigation Program have been adjust to 2004 costs in accordance with the CPI -All Urban Consumers Index US City Average ITEM NO.: MEETING DA AGENDA SUMMARY REPORT 6a July 27, 2009 SUBJECT: APPROVAL OF THE SEWER SYSTEM MANAGEMENT PLAN (SSMP) BY THE CITY COUNCIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE STATE WATER RESOURCES CONTROL BOARD (SWRCB). Background: This item was continued from June 15 to allow posting of the SSMP on the City's Website. In May 2006, the SRWCB adopted an order requiring local agencies to report all sanitary sewer overflows along with the preparation of a SSMP. In August 2007, the Council approved a contract for professional consulting services from Winzier & Kelly for preparing the SSMP. Winzler & Kelly has been actively working on a SSMP in compliance with the requirements of the State Water Board and in alignment with the approved contract. Element 1 — Goals — was adopted by both the City of Ukiah Council and Ukiah Valley Sanitation District Board of Commissioners in 2007. Element 6 — Overflow Emergency Response Plan — was adopted by the City and District on April 15, 2009 and April 16, 2009, respectively. Under the State Water Board requirements, the governing body of the sewer agency must approve the SSMP at a public meeting. The Council approved SSMP must then be submitted to the SWRCB by August 2, 2009. The Council is being asked to approve the SSMP for the City of Ukiah sewer collection system in accordance with the requirements of the SWRCB. The "Sewer System Management Plan Overview" describes State Water Board requirements, including a description of the elements in the plan and the deadlines for adoption. Two copies of the complete SSMP document are available for review, one for the front counter in the Civic Center and one for the City Council members. Recommended Action(s): Approve the SSMP. Alternative Council Option(s): Reject recommended action(s) and provide staff with alternate direction. Citizens advised: n/a Requested by: Tim Eriksen, Director of Public Works/City Engineer Prepared by: Ann Burck, Deputy Director Public Works — Water & Sewer Division Coordinated with: Jane Chambers, City Manager Attachments: Sewer System Management Plan Executive Summary Approved: a ' Chambers, City Manager Discussion: The SSMP describes the City of Ukiah and Ukiah Valley Sanitation District's wastewater collection system management activities. The purpose of these activities is to: 1. Maintain or improve the condition of the collection system infrastructure in order to provide reliable service now and into the future. 2. Cost-effectively minimize infiltration/inflow and provide adequate sewer capacity to accommodate design storm flows. 3. Minimize the number and impact of sanitary sewer overflows that occur. The State Water Resources Control Board (State Water Board) has issued statewide waste discharge requirements for sanitary sewer systems which include requirements for the development of an SSMP. The State Water Board requirements are outlined in Order No. 2006-0003-DWQ, Statewide General Waste Discharge Requirements for Sanitary Sewer Systems, dated May 2, 2006. The SSMP includes the elements required by the State Water Board and is organized following the State Water Board General Waste Discharge Requirements for Sanitary Sewer Systems. The State Water Board requirements are included and addressed in each element. State Water Board SSMP Requirements for Agencies Serving 10,000 to 100,000 people Element # Name o Element Deadline Goals November 2, 2007 2 Organization 3 Legal Authority May 2, 2009 4 Operation and Maintenance Program 5 Design and Performance Provisions August 2, 2009 6 Overflow Emergency Response Plan (OERP) May 2, 2009 7 Fats, Oils and Grease Control Program 8 System Evaluation and Capacity Assurance Plan. August 2, 2009 9 Monitoring, Measurement, and Program Modifications 10 Audits 11 Communication Program City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary Requirements The State Water Resources Control Board (SWRCB) has, by General Waste Discharge Requirement (GWDR) Order No. 2006-0003, required public agencies that own or operate sanitary sewer systems to develop and implement a Sewer System Management Plan (SSMP) aimed at reducing sanitary sewer overflows (SSOs). It has also required these agencies to report electronically all SSOs to the Board. The SSMP must describe how the City of Ukiah (City) and Ukiah Valley Sanitation District (District) construct, manage, operate, and maintain their sanitary sewer system by addressing each of the 11 elements of the plan. These elements are summarized below: 1. Goals of the SSMP 2. Organization and Chain of Communications for SSMP 3. Legal Authority to Operate and Maintain Sewage Collection System 4. Sewer Collection System Operation & Maintenance Program 5. Sewer Collection System Design and Performance Provisions 6. Sewer Overflow Emergency Response Plan 7. Fats, Oil and Grease Control Program 8. Collection System Evaluation and Capacity Assurance Plan 9. Operation and Maintenance Monitoring, Management and Plan Modifications 10. SSMP Program Audits 11. Communication Program with Public and Stakeholders The various program improvements included in this Executive Summary and the SSMP will be further reviewed by the City and District during the 2009-10 fiscal year (FY 09/10) and will be addressed in subsequent fiscal year budgets and/or planning documents. Table ES -1 below is a tracking matrix for the City and the District that illustrates the various tasks required by the GWDR and the actions taken by the City and District to comply with the requirements. Table ES -1 GWDR Tracking Main Task Sub -task Comments Due Date Status Date Completed Responsible Party Application for Submit Notice of 11/2/07 11/2/07 City on behalf of the Coverage Intent identifying the Complete Final City and District agency's authorized representative. SSO Electronic Agency must report 05/02/07 05/02/07 City on behalf of the Reporting Program all SSOs to the Ongoing Ongoing City District statewide SSO database via the Internet. Winzler & Kelly ES -1 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary Main Task Comments Date Responsible Party Sub -task Due Date Completed Status SSMP Development Initial plan on how 11/2/07 11/2/07 City on behalf of the Plan and Schedule the agency intends to Complete Final City and District. The develop and two agencies have implement their contracted with Winzler SSMP. & Kelly for support. 1.0 Goal SSMP Goals Stated goals for the 11/2/07 11/2/07 Goals adopted by both SSMP. Complete Final the City Council and District Board 2.0 Organizational Structure Agency Na>nes and staff 11/2/07 11/2/07 City on behalf of the Organizational positions responsible Complete Final City and District. The Structure for developing and City operates both its implementing the collection system and SSMP including the the District's system. chain of communications for reporting SSOs 3.0 Legal Authority Agency's legal 5/2/2009 5/1/2009 The City adopted authority to operate Complete Final Ordinance No. 845 in and maintain its 1985 as its Wastewater sewage collection Ordinance. The District system. adopted Ordinance No. 12 in 1985 as its Wastewater Ordinance. The two agencies have contracted with Winzler & Kelly to prepare this plan element. 4.0 Operation and Maintenance Mapping Up to date mapping 5/2/2009 5/1/2009 City on behalf of the of the sewage Ongoing Final City and District. The collection system two agencies have facilities including contracted with Winzler appropriate storm & Kelly for support. water systems. Preventative Written description 5/2/2009 5/1/2009 Maintenance of the preventive Complete Final Program maintenance activities the agency employs. Winzler & Kelly ES -2 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary Main Task Comments Date Responsible Party Sub -task Due Date Completed Status Rehabilitation and Short- and long-term 5/2/2009 5/1/2009 Replacement plan for the Ongoing Final Program rehabilitation or replacement due to system deficiencies including funding (CIP). Inspection Program Program for the 5/2/2009 5/1/2009 regular visual and Ongoing Final CCTV inspection of the system. Staff Training Staff O&M training 5/2/2009 5/1/2009 and assurance that Ongoing Final contractors are adequately trained. Equipment and Parts Equipment and parts 5/2/2009 5/1/2009 Inventory inventory including Complete Final the identification of critical replacement arts. 5.0 Design and Performance Provisions Design Standards Design standards for 8/2/2009 7/15/2009 City on behalf of the new and rehabilitated Ongoing Final City and District. The systems. two agencies have contracted with Winzler Inspection and Inspection and testing 8/2/2009 7/15/2009 Testing Standards standards for new Ongoing Final & Kelly for support. and rehabilitated systems. 6.0 Overflow Written procedures 10/1/2008 5/1/2009 Adopted by the City Emergency defining how the Draft to Final Council on April 15, Response Plan agency responds to RWQCB 2009 and by the District (OERP) SSOs. Board on April 16, 5/1/2009 2009. Complete per GWDR 7.0 Fats, Oils & Grease (FOG) Control Program FOG Ordinance Legal authority to 5/2/2009 5/1/2009 FOG Ordinance No. prevent the discharge Complete Final 1111 was adopted by of FOG into the the City in October system. 2008; District Ordinance No. 27 was adopted in 2006. Winzler & Kelly ES -3 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary Main Task Comments Date Responsible Party Sub -task Due Date Completed Status FOG Program Program to reduce or 5/2/2009 5/1/2009 City on behalf of the eliminate FOG- Ongoing Final City and District. The related SSOs. two agencies have contracted with Winzler & Kelly for support. 8.0 System Evaluate those 8/2/2009 7/15/2009 City on behalf of the Evaluation and portions of the Ongoing Final City and District. The Capacity Assurance system that are two agencies have Plan (SECAP) experiencing contracted with Winzler capacity -related & Kelly for support. overflows. Establish steps to eliminate capacity -related overflow including I&I program and short- and long-term CIP for capacity issues. 9.0 Monitoring, Maintain records, 8/2/2009 7/15/2009 City on behalf of the Measurement, and monitor and assess Ongoing Final City and District. The Program the effectiveness of two agencies have Modifications the program and contracted with Winzler update as necessary. & Kelly for support. 10.0 SSMP Program Conduct periodic 8/2/2009 7/15/2009 City on behalf of the Audits audits at least every Ongoing Final City and District. The two years on the two agencies have SSMP. contracted with Winzler & Kelly for support. 11.0 Communication Program Communications Develop a public 8/2/2009 7/15/2009 City on behalf of the with the Public communication Ongoing Final City and District. The program with two agencies have customers and contracted with Winzler potential customers & Kelly for support. that include the opportunity to provide input during the development, implementation, and performance of its SSMP. Winzler & Kelly ES -4 July 2009 02502-07002 City of Ukiah Ukiah Valley Sanitation District Sewer System Management Plan Executive Summary Main Task Sub -task Comments Due Date Status Date Completed Responsible Party Communications If there is a satellite 8/2/2009 7/15/2009 Joint effort between the with Satellite Agency agency connected to Complete Final City and District to the collection system, develop the SSMP. The develop a plan of City and District have regular parallel ordinances, with communications with the City in charge of all them. system maintenance. The two agencies have contracted with Winzler & Kelly for support. Final SSMP Final the SSMP 8/2/2009 7/15/2009 City on behalf of the document after all complete Final City and District. The elements have been two agencies have developed and contracted with Winzler implemented. & Kelly for support. The City and District are located in the Yokayo valley in southern Mendocino County (See Figure ES -1). Within the city limits there are approximately 15,500 residents. The greater Ukiah area, including adjacent valleys and connecting communities, is home to more than 40,000 people. Ukiah is a full service city governed by an elected Council. The District is a special purpose district governed by an elected Board. The District's collection system serves both unincorporated areas of Mendocino County and portions of the City which were annexed in the last 30 years. The City has approximately 44 miles of sewer collection pipelines and one pump station within its corporate limits, and manages another 46 miles of sewer collection pipelines and two pump stations owned by the District. The pipelines vary in diameter from 6- to 42 -inches. Both jurisdictions deliver collected wastewater to the City's Wastewater Treatment Plant (WWTP) located in the southern part of Ukiah. The WWTP has a current treatment capacity of 3.01 million gallons per day (mgd) of dry weather flow and up to 24.5 mgd of peak wet weather flow. Figure ES -2 shows an overview of the City and District collection systems, including the WWTP. The District's facilities are generally satellite facilities to the City's collection system. The City, through an agreement with the District, maintains all collection system facilities using maintenance staff from its Public Works Department. Summary the SSMP The following discussion provides a brief overview of each element including a summary of the requirements of the SSMP, and City and District accomplishments and future program improvements. Element I - (coals The SWRCB requires the SSMP to provide a plan and schedule to properly manage, operate, and maintain all parts of the sanitary sewer system in order to reduce and prevent SSOs as well as Winzler & Kelly ES -5 July 2009 02502-07002 Del Norte S ou Modoc 101 Shasta Humboldt Lassen Trinity Teha a Plumas Butte Glenn Sierra Mendo ino Uk® Nevada Yuba Col a Placer Lake Sutter 101 El Dorado so 0 0l0 - ,acramento Alpine ' Sonom Napa cramento Amador Mono Solano Calaveras Marin — Tuolumne 4 160 San aquin i Oakland Contra Costa San Francisco 120 San Francisc 92 Alameda Stanis s Mariposa 1 84 San M teo : , 37 99 San Jose 85 Sant Tara Merced i Madera t Santa Cruz .16 33 WINZLER6�KELLY Fresno an Benito Fresno Miles 0 20 40 60 City of Ukiah Ukiah Valley Sanitation District Vicinity Map Sewer System Management Plan Mendocino County, California 02502-07-002 C*K June 2009 + Figure ES -1 dill Greek c C tONQ> N m E000(n ao4Nw O m d m N �v c a E O o N N c 0 •� m 2 E �. y '� O .c O �' v S C7 ti a I-` 'c m Y c"Yo 0 E c 3 3 d U) � =•c � y'V 3 co N in 3 3 J) w N C O O O N v n m 4 •e 'c 'c 'E -E U)inn ro in U) y w w D Z = v is 4 $ � i r � � 4 � a 4� Yep• 9 liS_..d��yyS�.x 4fAi�n �h 4 r M Ila, ■ xi } 1 n� t 3 E' � a n t t 3 z City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary mitigate any future SSOs. The following goals were approved by the City and District to achieve the SWRCB requirements: 1. Maintain or improve the condition of the collection system infrastructure in order to provide reliable service now and into the future. 2. Cost-effectively minimize infiltration/inflow and provide adequate sewer capacity to accommodate design storm flows. 3. Minimize the number and impact of sanitary sewer overflows that occur. The City and District have implemented several programs to enact the aforementioned goals to date. The City and District have adopted grease ordinances, scheduled cleaning of known areas that have been the cause of overflows (hot spots), mapped FOG problem areas, and are in the process of conducting closed-circuit television (CCTV) inspections of the entire collection system. A summary of the program improvements and the associated estimated costs are provided in Table ES -I. Table ES -I Goals — Program Improvements Program Improvements Effort needed to complete _ Timeframe Evaluate and update the goals as City and District staff time Annually beginning in 2010 needed in order to reduce, prevent and mitigate SSOs Element H— Organization This element must provide the name of the responsible representative, an organizational chart explaining who is responsible for implementing specific measures in the SSMP, and the chain of communication for reporting SSOs. The City Council and District's Board of Directors hold quarterly joint meetings to discuss issues of common interest. The City's Director of Public Works also represents the City at all District Board meetings. The City is responsible for all engineering and operations at the treatment plant and collection system. However, the development of this SSMP is a joint effort between the City and District. The City and District will continue working together to provide safe, functional, and effective sanitary sewer service to the rate payers. Some reorganization of responsibilities for public works staff is anticipated to accomplish the various goals and projects outlined in this SSMP. Winzler & Kelly ES -6 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary Table ES -II Organization — Program Improvements Program Improvements Effort needed to complete Timeframe Update organizational chart and City staff time As needed staffing contact information as needed Update chain of communication for City staff time As needed reporting SSOs Element III— Legal Authority This element must demonstrate that the City and District possess the legal authority to operate, maintain, and enforce standards for the wastewater collection system. The following ordinances provide the District with this authority within its jurisdictional boundary: ® Ordinance No. 1, establishes authority to regulate sewage disposal in public and private systems; , ® Ordinance No. 12, builds upon Ordinance No. 1 serving as the District's Wastewater Ordinance; ® Ordinance No. 27, establishes a grease interceptor/trap policy; and ® Ordinance No. 30, facilitates the proper maintenance of private sewer laterals. The following ordinances provide the City with this authority within its jurisdictional boundary: ® Ordinance No. 845, provides rules and regulations for the use of sanitary sewer facilities; ® Ordinance No. 1059, regulates the generation of grease interceptor waste; ® Ordinance No. 1105, facilitates the proper maintenance of private sewer laterals; ® Ordinance No. 1111, regulates the facilities that create and discharge grease into the public sewer system; and ® Ordinance No. 1114, removes the City/District overlap area from the City's jurisdiction regarding grease interceptor waste. Upon completion of its CCTV inspection and condition assessment of the collection system, the City and District will be better able to identify problem areas which would require enforcement of their respective Ordinances. Also, with further effort in its fats, oils, and grease (FOG) program, the City will be able to pinpoint any consistent food service establishment (FSE) "hot spots" which could require enforcement. Winzler & Kelly ES -7 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary Table ES -III Legal Authority — Program Improvements Program Improvements Effort needed to complete Timeframe Maintain authority to control sewer City and District staff time Ongoing use and maintenance Maintain up-to-date information City and District staff time Annually beginning in 2010 about sewer codes and ordinances in SSMP Enforce violations of the FOG City and District staff time As needed ordinances Maintain up-to-date information City and satellite agency staff Annually beginning in 2010 about satellite agencies agreements time Element IV— Operation & Maintenance In order to provide an adequate and appropriate Operation and Maintenance (O&M) Program, this element must describe how the City and District maintain their collection system mapping, the routine preventative O&M activities, rehabilitation and replacement, equipment and replacement part inventories, and the training opportunities provided for staff. Collection System Mapping The City has mapped the entire collection system (both City and District owned) and maintains map resources in AutoCAD and in a geographic information systems (GIS) database. The City makes regular updates to these resources based on field observations made during CCTV and visual inspection. Updates are also made using record drawings following the completion of improvement projects. Through the preparation of this SSMP, additional sanitary sewer and storm drainage base maps have been produced using the GIS database. The City understands the important correlation between the occurrence of a SSO and the location of the storm drainage system and surface waters. The City will verify storm drain outlets for receiving water bodies adjacent to the sewer collection system and continue to update the storm drainage system information in the GIS database. The City will continue to integrate collection system metrics such as system geometry, materials, and age into the GIS database. This information provides a basis for hydraulic modeling and asset management. Preventative Maintenance The City used its map resources and CCTV inspection to better characterize hot spots and problem areas in the collection system and established a regular cleaning and inspection schedule. The City utilized its manual work log system to clean and inspect the overall collection system on a regular schedule. The City will continue to monitor hot spots and other problem areas. These locations in the collection system will be added and/or modified in the GIS database and any future asset management programs that are adopted by the City or the District. Cleaning activities and Winzler & Kelly ES -8 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary inspection schedules will be modified as appropriate to cover these locations. The City will continue to enforce the City and District grease ordinances for FSEs to reduce the impact of FOG on the collection system. Rehabilitation and Replacement The City is actively completing CCTV inspection, with the intent that the entire collection system will be inspected by January 2010. The results of this inspection have been used to complete various spot repairs and lateral improvements throughout the collection system. The City completed water quality testing of its urban streams through the Healthy Waterways Study and is currently completing CCTV inspection of portions of the sewer system that could be contributing to degraded water quality via exfiltration. The City will use GIS resources and CCTV inspection to prepare recommendations for collection system repairs and rehabilitation and replacement projects. To accompany CCTV inspection, the City plans to complete a condition assessment of a portion or all of the collection system using National Association of Sewer Service Companies (NASSCO) defect categories and Pipeline Assessment and Certification Program rating procedures. Results will be tabulated in the GIS database. The City will conduct wet weather flow monitoring and additional hydraulic modeling to better characterize average dry weather and peak wet weather flows for the collection system. Conclusions from this effort will be used to refine future fiscal year budgets for capital improvement projects. The City and District will consider the installation of emergency backup generators at the three collection system pump stations in future fiscal year budgets. Contingency Equipment and Replacement Inventories The City installed telemetry equipment at the three collection system pump stations. The City will integrate the management of its parts and equipment inventories with an asset management system. Training City staff completed training per California Water Environment Association (CWEA) and California Division of Occupational Safety and Health (Cal/OSHA) guidelines. Staff attended conferences and training events to maintain and/or enhance grade level certifications and to increase knowledge of current industry practices. Two staff members also attended NASSCO training in order to support planned condition assessment activities. The City purchased a new CCTV vehicle and trained staff on operation of the equipment and software necessary for its operation. The City will continue to train staff per CWEA guidelines and will maintain or increase grade level certifications as appropriate. The City will train additional staff on the use of CCTV equipment and coordinate CCTV inspections with staff members trained for NASSCO condition assessment. The City will continue to train staff in the use of the GIS database. This database will become increasingly important once the City begins its use of an asset management program. The City and District will review and adopt Standard Operating Procedures (SOP) to incorporate the practices and information already utilized by the City. The SOP will provide a Winzler & Kelly ES -9 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary resource for supervisors and staff to review and update operation and maintenance certifications and procedures. Table ES -IV Operation and Maintenance — Program Improvements Program Improvements Effort needed to complete Timeframe Maintain up-to-date GIS maps of the City staff time Ongoing sanitary sewers stem Update storm drainage system into City staff time Ongoing; begin work in 2010 GIS Integrate collection system metrics City staff time Complete by 2012 into GIS Perform routine preventive City staff time Ongoing maintenance program Monitor and track hot spots or other City staff time Ongoing problematic areas Condition assessment of collection Retain professional services Included in Element 8 — system Collection System Master Plan Rehabilitation and replacement plan Retain professional services Included in Element 8 — that identifies and prioritizes sewer Collection System Master system defects Plan Take appropriate measures to reduce City staff time Ongoing I&I Install emergency backup generators Retain professional services to Complete by 2015 at the three pump stations assist in preparing construction documents. Purchase and install generators. Utilize asset management programs Purchase the appropriate software Complete by 2015 and begin data input and implementation. Provide regular technical training for City staff time Ongoing the staff Maintain up-to-date equipment and City staff time Ongoing critical spare parts inventory Element V— Design & Performance Provisions This element must identify design and construction standards and specifications for the installation of new sanitary sewer systems, pump stations and other appurtenances; and for rehabilitation and repair of existing sanitary sewer systems. In addition, this element must identify the procedures and standards for inspecting and testing the installation for the abovementioned systems. The City and District have ordinances, standards, and established guidance for sewer main and lateral construction, inspections, and testing. CCTV technology has further allowed the City to inspect laterals. This information, including program applications and forms, is available to the public on the City's website. Winzler & Kelly ES -10 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Vallev Sanitation District Executive Summary The City and District can improve their SOP by updating and reviewing them on a regular basis. The City and District should ensure that general construction observation and specific inspections occur at appropriate milestones during a sewer main or lateral installation, rehabilitation, or repair. Table ES -V Design and Performance Provisions — Program Improvements Program Improvements Effort needed to complete Timeframe Adopt Standards of Practice (SOP) City staff time Implemented by 2011 and commit to increase its effectiveness Maintain up-to-date information City staff time Ongoing about design, inspection and testing standards Element V1— Overflow Emergency Response .Plan The element requires the development and implementation of an overflow emergency response plan that identifies measures to protect the public health and environment. The response plan should be developed as a stand-alone document and summarized in the SSMP. The City has adopted and submitted a new Overflow Emergency Response Plan (OERP) to the Regional Water Quality Control Board on September 30, 2008, which covers activities in both the City and District collection systems. The Plan provides an effective overflow response plan to minimize any health risks or damage to private property or the environment from SSOs. The complete OERP document is found in Appendix 6-A and includes the following sections: I. Authority II. General III. Overflow Response Procedures IV. Public Advisory Procedures V. Regulatory Agency Notification Plan VI. Media Notification Procedures VII. Distribution and Maintenance of OERP In the future, the City will continue to train staff on the procedures outlined in the OERP and will increase its use of GIS resources to identify potential SSO locations, strategize for future system improvements, and provide mapping resources for field crews. Table ES -VI OERP — Program Improvements Program Improvements Effort needed to complete Timeframe Update overflow emergency City staff time Ongoing response plan (OERP) per state and regional requirements for reporting Winzler & Kelly ES -I I July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary SSOs Effort needed to complete Timeframe Provide training for the staff on the OERP procedures City staff time First training September 2009; updates as needed Element VII — Fats, Oils & Grease Control Program Fats, oils, and grease do not easily break down in a sewer collection system, especially when combined with other solid sewer waste constituents and subsurface obstructions (i.e., tree roots, offset joints, side sewer connections, etc.). This element must identify if a FOG source control program is needed for the City and District. If a program is needed, the City and/or District, or both, must prepare and implement a program to reduce amount of these substances discharged to the sanitary sewer system. The City and District have a FOG program that provides a balanced approach to address the problem by: ® Identifying FOG sources; ® Enforcing City and District codes requiring the installation and maintenance of pretreatment facilities for non-domestic sanitary sewer customers; ® Minimizing FOG -related sewer blockages and overflows in a cost-effective manner; and ® Educating the public about FOG and its impact on the community and environment. The City and District have implemented strategies to achieve the first three objectives through the adopted grease ordinances and identifying commercial food preparation and other non- domestic and domestic FOG problem areas. In the future, the City and District will continue to monitor and document FOG problem areas, implement a FOG community outreach program and appoint a staff person to coordinate the program, and research methods that allow the City and District the authority to inspect and enforce FOG related problems from domestic users. Table ES -VII FOG Control Program — Program Improvements Program Improvements Effort needed to complete Timeframe Implement FOG community City staff time Begin in 2009, then ongoing outreach program to promote the proper disposal of FOG Assign a staff person to coordinate City staff time Complete FOG outreach Develop a plan for the disposal of Retain professional services or Complete by 2010 FOG generated within the service City staff time area Maintain preventative maintenance City staff time Ongoing for facilities with FOG -related problems Maintain up-to-date information City staff time Ongoing about food service establishments (FSEs) location and their FOG - control devices Winzler & Kelly ES -12 July 2009 02502-07002 City of Ukiah Ukiah Valley Sanitation District Sewer System Management Plan Executive Summary Element VIII —,System Evaluation & Capacity Assurance Plan This element requires the City and District to prepare and implement a capital improvement plan (CIP) that will provide hydraulic capacity of key sanitary sewer system elements for dry weather peak flow conditions, as well as the appropriate design storm or wet weather event. At a minimum, the CIP must evaluate portions of the sanitary sewer system that experience a hydraulic deficiency, design criteria, the steps needed to establish a short- and long-term CIP, and a schedule for the plan. The City and District have identified laterals, through CCTV inspection, in need of repair and/or replacement, design criteria that will be used for wet weather flow hydraulic modeling, and collected records and mapped existing data for modeling purposes. The City and District will look into updating their sewer system master plan. The master planning effort would include a review of projected growth patterns, complete flow monitoring program, modeling the entire sewer system, identifying and prioritizing capacity and rehabilitation improvement projects, and recommendations for a short- and long-term CII'. Table ES -VIII System Evaluation & Capacity — Program Improvements Program Improvements Effort needed to complete Timeframe Prepare Collection System Master Retain professional services Begin data preparation in Plan including: 2009; complete plan by ® Land use projections 2012 ® Wet weather flow monitoring program ® Sewer system modeling in order to evaluate the hydraulic performance of the system ® Identify deficiencies and prioritize rehabilitation and replacement projects ® Recommendations for short- term and long-term CIPS Element IX— Monitoring, Measurement, and Program Modifications This element requires the City and District to maintain information that that can be used to establish and prioritize appropriate SSMP activities, monitor the effectiveness of each element of the SSMP and if necessary update elements, assess the preventative maintenance program, and identify and illustrate SSO trends. The following list shows the quantitative indicators that are currently tracked or those planned to be tracked by the City and District: Winzler & Kelly ES -13 July 2009 02502-07002 City of Ukiah Ukiah Valley Sanitation District Sewer System Management Plan Executive Summary ® Location of all SSOs over the past 12 months; ® Number of SSOs over the past 12 months, distinguishing between dry weather overflows and wet weather overflows; ® Volume distribution of SSOs (e.g., number of SSOs less than 100 gallons, 100- to 999 gallons, 1,000- to 9,999 gallons, more than 10,000 gallons); • Volume of SSOs that was contained in relation to total volume of SSOs; ® SSOs by cause (e.g., roots, FOG, debris, pipe failure, pump "station failure, capacity, other); ® Number of SSOs over the past 12 months; ® Stoppages by cause; ® Number of interceptors inspected over the past 12 months; ® Percentage of interceptors inspected over the past 12 months; ® Miles of gravity mains cleaned over the past 12 months; ® Percentage of total gravity mains cleaned over the past 12 months; ® Percentage of wet wells cleaned over the past 6 months. The above indicators will continue to be monitored. The Public Works Director will assume the overall responsibility for maintaining and updating the SSMP. A number of the activities described in the SSMP reflect ongoing programs for which the review and update process is well established. Examples include preventative maintenance measures, staff training, outreach, inspection, and testing. Updates will occur as infrequently as " every five years, and more frequently if warranted through significant changes in the supporting documents for the program elements. Table ES -IX MMP — Program Improvements Program Improvements Effort needed to complete Timeframe Monitor implementation of SSMP City staff time Ongoing Update SSMP every five years City staff time Ongoing beginning in 2014 Element X — Audits This element requires the City and District to conduct internal audits at least once every two years. The audit shall focus on evaluating the effectiveness of the SSMP and the City's compliance with the SSMP requirements, including identification of any deficiencies in the SSMP and steps to correct them. The City and District have prepared a comprehensive approach to biennially evaluate the effectiveness of each element of the SSMP and will continue to work to identify and implement best management practices through the SSMP, including implementing a new Computerized Maintenance Management System. Winzler & Kelly ES -14 July 2009 02502-07002 City of Ukiah Sewer System Management Plan Ukiah Valley Sanitation District Executive Summary Table ES -X Audits Program Improvements " Program Improvements I Effort needed to complete Timeframe Conduct periodic audits and record the results City staff time Ongoing every two years beginning in 2011 ElementXf — Communication This element requires the City and District to communicate with the public on the development, implementation, and performance of its SSMP. The public shall be provided the opportunity to provide input on the SSMP. In addition, the City is required to create a formal plan of communication with the District. The development of this SSMP is a joint effort between the City and District. The City and the District will continue to communicate as the SSMP is implemented. The City will also ensure that the public is involved with the development of the SSMP. In addition, beyond SWRCB requirements, the City has identified a need to be proactive in the community in the prevention of FOG and SSOs. The City will implement a communication program to fulfill this need. Table ES -XI Communication — Program Improvements Program Improvements Effort needed to complete Timeframe Implement communication program with public and satellite agencies City staff time Ongoing beginning in 2009 Winzler & Kelly ES -15 July 2009 02502-07002