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HomeMy WebLinkAbout09112013 - packet CITY OF UKIAH PLANNING COMMISSION AGENDA Wednesday September 11, 2013 6:00 P.M. 1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS UKIAH CIVIC CENTER, 300 SEMINARY AVENUE 2. ROLL CALL COMMISSIONERS CHRISTENSEN, DOBLE, SANDERS, PRUDEN, CHAIR WHETZEL 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES The minutes from the August 14, 2013 meeting will be available for review and approval at the September 25, 2013 meeting. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The Planning Commission welcomes input from the audience. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 6. APPEAL PROCESS All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written appeal, stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made. An interested party may appeal only if he or she appeared and stated his or her position during the hearing on the decision from which the appeal is taken. For items on this agenda, the appeal must be received by September 23, 2013 before 5:00 p.m. 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE 9. PUBLIC HEARINGS A. Stephens Planned Development Rezoning and Precise Development Plan, 312 Ford Street (File No.: 13-13-REZPD-PC-CC). Planning Commission consideration and possible recommendation to City Council on a Mitigated Negative Declaration, Rezoning to Planned Development, and Precise Development Plan to allow the construction of four one-bedroom apartments on the corner of Ford Street and Myron Place and one second unit at 312 Ford Street, APNs 002-101-15 and 002- 101-14. Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations. B. Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Parking, Contractor Trailers, and Construction Staging, 275 Hospital Drive at (File No.: 13-09-UP-SDP-PC). Planning Commission consideration and possible action on a Mitigated Negative Declaration, Major Use Permit and Site Development Permit to allow the construction of a Hospital Support Building and central yard for the Ukiah Valley Medical Center at 275 Hospital Drive (APN 002-193-23 and 002-160-08). The Project also includes temporary parking and contractor trailer(s) on the northwest corner of Hospital Drive/Hamilton Street (002- 160-13) and construction staging on the northeast corner of Hospital Drive/Hamilton Street (APN 002-160-10). 10. PLANNING DIRECTOR'S REPORT 11. PLANNING COMMISSIONERS' REPORT 12. ADJOURNMENT Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations. 1 ITEM 9A Community Development and Planning Department L�ity of Zikah 300 Seminary Avenue Ukiah, CA 95482 planninq c(�.cityofukiah.com (707)463-6203 2 3 DATE: September 11, 2013 4 5 TO: Planning Commission 6 7 FROM: Kim Jordan, Senior Planner 8 9 SUBJECT: Stephens Planned Development Rezoning at Precise Development Plan 10 312 Ford Street, APNs 11 File No.: 13-13-REZPD-PC-CC 12 Request for Continuance to September 25, 2013 13 14 15 The Stephens Planned Development Rezoning and Precise Development Plan project is 16 agendized for the September 11, 2013 Planning Commission meeting and the required public 17 notice has been provided for the mitigated negative declaration and rezoning. On August 28, 18 2013, the initial environmental study and mitigated negative declaration were provided to the 19 Planning Commission. 20 21 Staff has been unable to complete the staff report, findings, and conditions in time for the 22 Project to be heard at the September 11t" meeting. Staff is requesting Planning Commission 23 continue this item to a date certain of September 25, 2013. At this time, there are no other 24 items anticipated for that agenda. 25 26 27 1 , MITIGATED NEGATIVE DECLARATION/ INITIAL ENVIRONMENTAL STUDY Ci o Ukiah Project Title: Stephens Residential Planned Development Lead Agency Name and Address: City of Ukiah Department of Planning and Community Development 300 Seminary Avenue Ukiah, CA 95482 Project Location: 312 Ford Street, APN 002-101-14 & 002-101-15 Ukiah, Mendocino County, CA Project Sponsor's Name and Richard Ruff, Ruff and Associates Address: 100 West Standley Street, Ukiah, CA 95482 General Plan Designation(s): High Density Residential (HDR) Zoning: Planned Development(PD) Contact Person: Jennifer Faso, Associate Planner Phone Number: 707-463-6206 Date Prepared: August 8, 2013 Public Review Period: August 23, 2013—September 11, 2013 PROJECT DESCRIPTION Existing Conditions: The subject property located at 312 Ford Street consists of two contiguous lots APN 002-101-15 (Parcel 1) and APN 002-101-14 (Parcel 2). Parcel 1 is a 6,933 square foot vacant corner lot and Parcel 2 is a 7,317 square foot interior lot that is developed with a single family dwelling and detached garage. The corner lot fronts Ford Street and Myron Place and the interior lot fronts Ford Street; both lots are relatively flat. The subject parcels were once one parcel which was subdivided in 1991 into the two lots that are present to date. Proposed Conditions: The project would construct a residential planned development and would be developed as described below: Rezoninq The rezoning would create a new Planned Development with defined precise development plan for the subject parcels. The project site was originally rezoned to Planned Development in 1979 as part of a larger rezone (Orchard Village Planned Development). Although the project site was included in the original rezone no rules were defined for the undeveloped land within the Orchard Village Planned Development. Given that the project site has no relationship to the existing planned development a new independent Planned Development would be created with the approval of this rezone request. INITIAL STUDY/MITIGATED NEGATIVE DECLARATION The purpose of a Planned Development is to provide a method for deviating from standardized zoning requirements however the Planned Development District is a combining zone and the underlining zone in this case is High Density Residential which is based on the General Plan land use designation of High Density Residential. Precise Development Plan Parcel 1: APN 002-101-15 (vacant) • Two, two story buildings with two one bedroom apartments in each building. The apartments would be on the second floor with carports below. • One detached accessory structure to be used for storage and laundry. Parcel 2: APN 002-101-14(parcel developed with a single family home and detached garage) The existing detached garage on the site is five feet from the rear property line and five feet from the side property line. As a single story garage the structure is consistent with the required setbacks for accessory structures. However the proposed project would construct a second unit as a second story on the existing garage and therefore the zoning code requires a 10 foot setback for two story structures. The applicant looked at two options for the project one which meets the setback requirements and one that maintains the existing setbacks. The two options are described below. Option 1 • One 736 square foot accessory dwelling to be constructed above an existing detached garage maintaining the existing five foot setback. O�tion 2 • One 527 square foot accessory dwelling to be constructed above an existing detached garage. The second story addition that contains the accessory dwelling would be pulled back to maintain a 10 foot setback. The applicant prefers option 1 because option 2 would reduce the size of the unit considerably and would require additional engineering which would add to the cost of the project. The Design Review Board was supportive of this option 1. Surrounding Land Uses and Setting: The following land uses surround the project site: ■ North: Residential uses zoned Planned Development; ■ South: Residential uses zoned Medium Density Residential (R2); ■ East: Residential uses zoned Planned Development; ■ West: Residential uses zoned Planned Development and High Density Residential (R3) Other Public Agencies With Approval Authority (e.g., permits, financing approval, or participation agreement): ■ City of Ukiah Building Department ■ City of Ukiah Department of Water and Sewer City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 2 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ■ City of Ukiah City Engineer/Department of Public Works ■ City of Ukiah Electrical Department Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, as indicated by the checklist and corresponding discussions. � Aesthetics ❑ Agricultural Resources � Air Quality ❑ Biological Resources � Cultural Resources � Geology/Soils ❑ Hazards & Hazardous Materials ❑ Hydrology/Water Quality ❑ Land Use/ Planning ❑ Mineral Resources � Noise ❑ Population/ Housing ❑ Public Services ❑ Recreation � Transportation/ Traffic ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial 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. Planner's Signature: Date: City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 3 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION PURPOSE OF THIS INITIAL STUDY This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the project, as proposed, may have a significant effect upon the environment. Based upon the findings contained within this report, the Initial Study will be used in support of the preparation of Mitigated Negative Declaration. I. AESTHETICS Less Than Potentially Sig�i{hant Than No Would the project: Significant Mitigation Significan Impac Impact Incorporate t Impact t d a) Have a substantial adverse effect on a scenic � � � � 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? Significance Criteria: Aesthetic impacts would be significant if the project resulted in the obstruction of any scenic view or vista from the public right-of-way, damage to significant scenic resources within a designated State scenic highway, creation of an aesthetically offensive site from the public right-of-way, substantial degradation to the existing visual character or quality of the site and its surroundings, or 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. Discussion: a. The Project is located in an established residential neighborhood and the Project would be consistent with other development in the surrounding neighborhood, both in terms of use and density. b. The Project is not located within a scenic area and therefore would not damage scenic resources including but not limited to trees, rock outcroppings, and historic buildings. Furthermore the project is not located in or visible from a scenic highway. c. As required by City Code the Project was reviewed by the Design Review Board (DRB). The project was reviewed by the DRB on June 13, 2013 and the applicant incorporated some of the recommendations into the Project. Furthermore, some of the DRB recommendations will be included as conditions of approval. Therefore the project would not degrade the existing visual character or quality of site and its surroundings and the project would infill a vacant lot and the proposed density would be consistent with existing development in the area. d. The project would create a new source of substantial light or glare which would not adversely impact the effect day or nighttime views in the area because the lights proposed for the exterior of the building would be downcast. In order to ensure that there would be a less than significant impact related to light and glare, the standard mitigation measure related to light and glare has been added to the Project. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 4 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Mitigation Measures: 1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light trespassing over property lines and avoid directing light towards motorists and pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International Dark Sky Association (IDA)approved or equivalent. Prior to installation of the exterior lighting and area subject to review and approval at time of building permit. Impact Significance After Mitigation: Less than Significant 2. AGRICULTURAL RESOURCES Less Than Potentially SigWi{hant Than No Significant Mitigation Significan Impac Impact Incorporate t Impact t Would the project: d 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 � � � � 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 use? Significance Criteria: Significant impacts would occur to agricultural resources if the proposed project would hamper existing agricultural operations or convert agricultural land to urban uses. Significant impacts would occur to agricultural resources and non-farmland to non-agricultural. Discussion: a. The project site is located within an established residential neighborhood and is zoned residential Planned Development. The project site was rezoned to Planned Development in 1979 and was previously zoned Single Family Residential (R-1) as such the site had not been used for agricultural purposes and is not in a Agricultural Preserve pursuant to the Williamson Act. b. The site does not abut any agricultural lands and would not result in the conversion of prime farmland to non-agricultural uses, conflict with existing zoning for agricultural uses on-site or off-site, or result in the conversion of farmland to non-agricultural uses. c. The subject parcels are zoned Planned Development and are located within an existing residential neighborhood. There are no agricultural uses or parcels zoned Agricultural in the area therefore the project would have no impact on agricultural resources. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 5 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Mitigation Measures: None required. 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. Potentiall Less Than Less Significant Than No y With Significan Mitigation Significan Impact Would the project: t Impact Incorporated t Impact 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? Significance Criteria: Air Quality Impacts would be significant if the project results in any of the following: ■ Conflicts with or obstructs implementation of any applicable Air Quality Plan; ■ Violates any air quality standard or contributes substantially to an existing or project air quality violation, including a cumulatively considerable net increase of any criteria for which the region is in nonattainment as defined by Federal or State regulations. For the Mendocino County Air Quality Management District, the applicable daily thresholds for criteria pollutants would be significant if they exceed any of the following: ■ Reactive organic gases (ROG) 220 Ibs. ■ Nitrogen oxides (Nox) 220 Ibs. ■ Sulfer oxides (Sox) 220 Ibs. ■ Particulates (PM10) 80 Ibs. ■ If carbon monoxide (CO) exceeds 550 Ibs./day, dispersion modeling is recommended to determine the significance of the impact upon Federal or State standards. ■ Exposes sensitive receptors to substantial pollutant concentrations; or • Creates objectionable odors affecting a substantial number of people. Discussion: a-e The residential project would not be a sources of pollutant concentration or objectionable odors to which people can be exposed, nor will it conflict or obstruct implementation of the application to conflict with or City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 6 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION obstruction of applicable air quality plan. The project is not expected to create long-term sourced of pollutants or odor due to the small number of units proposed with the project and the lack of any established sources of pollutants or odors in the site or building designs. Furthermore the driveway and parking area will be paved and landscaping will be added which will minimize the potential for long-term dust creation. Based on these factors, the project is not expected to cause substantial or long-term conflicts with applicable air quality plans, violate any air quality standards, result in a cumulatively considerable net increase of pollutants, or exceed state ambient air quality standards. Construction activities could create a wide range of emissions, ranging from exhaust from heavy equipment to the air-bound organic gases from solvents, insulating materials, caulking materials, and "wet" pavement. Mitigation Measures: 1. All activities involving site preparation, excavation, filling, grading, road construction, and building construction shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. 2. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. 3. All activities involving site preparation, excavation, filling, grading, and actual construction shall include a program of washing off trucks leaving the construction site to control the transport of mud and dust onto public streets. 4. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used for earth moving operations. 5. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous gusts) exceed 25 miles per hour. Impact Significance After Mitigation: Less than Significant 4. BIOLOGICAL RESOURCES Potentiall Less Than Less Significant Than No Would the project: Sign fican With Significan Impact t Impact Mitigation t Impact Incorporated 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 o o ❑ � regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 7 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 4. BIOLOGICAL RESOURCES Potentiall Less Than Less Significant Than No Would the project: y With Significan Mitigation Significan Impact t Impact Incorporated t Impact 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? Significance Criteria: Project impacts upon biological resources would be significant if any of the following resulted: ■ 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; ■ 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). Discussion: a. The project site is surrounded by existing residential development and the project site is not known to contain 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 and therefore the Project would have no impact on candidate, sensitive, or special status species. b. There are no riparian areas or riparian habitat on the subject parcels 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. Therefore, the Project would have no impact on these resources. c. There are no wetlands, marshes, vernal pools, or other water courses on the parcels included in the Project. Therefore, the Project would have no impact on these resources. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 8 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION d. No migratory path for wildlife species, no connection with any wildlife habitat, no water courses are located on the parcels included in this Project. No trees would be removed as part of this project. e. The City does not have a tree preservation ordinance that applies to this Project furthermore the project site does not contain any trees and no trees would be removed as part of this project. The adjacent property to the north does have two existing mature redwood trees however construction would not be located within the drip line of the trees. f. The parcels included in the project are not subject to an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. Mitigation Measures: None required. 5. CULTURAL RESOURCES Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project: Impact Mitigation Impact I ncorporated 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? 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. Discussion: a. The project site includes two lots. APN 002-101-15 is vacant and APN 002-101-14 is developed with a single family home and detached garage. The single family home does not meet the definition of historical resources defined by 15064.5 or included the City of Ukiah Historical Inventory. The Project would have no impact on historical as defined by 15064.5 b. The parcels included in the Project are not located in in an area of "High" archeolicial sensitivity as identified in Figure V.3-DD: Areas of High Archeological Sensitivity in the City of Ukiah General Plan. The project site has been previously disturbed due to development of the existing single family dwelling and it is highly unlikely that any cultural resources exist on the site due to development of the site. Although the discovery of archeological resources is unlikely, a standard mitigation measure has been applied to the Project in order to ensure that any potential resources are not significantly impacted. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 9 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION c. The project site does not contain any unique paleontological resources or unique geological features. d. The parcels included in the Project are not known to include any human remains. The project site has been developed with a single family and garage. Although it is highly unlikely that human remains, including Native American remains, would be discovered on the parcel included in the Project, due to the sensitive nature of this type of discovery, a mitigation measure has been applied to the Project. Implementation of this mitigation measure would reduce any potential impact to less than significant. Mitigation Measure 1. 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 shall be 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. 2. If human remains are encountered during construction excavation and grading activities, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section 5097.98. If the remains are to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then identify the person(s)thought to be the Most Likely Descendent, who will help determine what course of action should be taken in dealing with the remains. Impact Significance After Mitigation: Less than significant 6. GEOLOGY AND SOILS Less Than Would the project: Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact I ncorporated a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or 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) �andslides? ❑ ❑ ❑ � b) Result in substantial soil erosion or the loss of � � � � topsoil? City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 10 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 6. GEOLOGY AND SOILS Less Than Would the project: Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact I ncorporated 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 Table 18-1-B of the Uniform Building Code, creating ❑ ❑ ❑ � substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater � � � � disposal systems where sewers are not available for the disposal of wastewater? Significance Criteria: A significant geologic impact would occur if a project exposed 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. A significant geologic impact would occur if a project exposed people or structures to major geologic features that pose a substantial hazard to property/or human life, or hazards such as earthquake damage. Discussion: The Ukiah Valley is part of an active seismic region that contains the Maacama Fault, which traverses the valley to the east and north of the City and according to resource materials maintained by the Ukiah Planning Department, the projected maximum credible earthquake along this fault would have an approximate magnitude of 7.4 on the Richter scale. However, the subject property is not situated directly on or near an Alquist-Priolo fault zone and the relatively flat site has no known slope and/or foundation instability, soil instability, or other geologic hazards 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. a. Fault Rupture. No known active fault zones cross the Project parcels based on official fault maps. The Macaama fault zone is located to the east of the project site and therefore fault rupture hazard is considered low since research has shown that the Maacama Fault is confined to a limited zone with little or no splaying. Impacts related to fault rupture are less than significant. Seismic. The Project is required to comply with the seismic design standards included in the California Building Code. Compliance with these requirements would reduce impacts resulting from strong seismic ground shaking to less than significant. Liquefaction.According to the Soil Survev of Mendocino Countv, Eastern Part, and Trinitv Countv Southwestern Part published by the U.S. Soil Conservation Service, the subject property is underlain by an "urban mix"that includes native soils mixed with non-native fill materials that are only partially covered by patches of asphalt and hard-packed gravel. However, the project site is not in an area with any known deposits of soils that are unstable, or that would become unstable as a result of the project, or potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse Landslide. The Project parcels and surrounding area are relatively flat and no new slopes would be created as a result of the Project; therefore, there are no impacts related to landslides related to seismic activity. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 11 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION b. It is possible that soil erosion and/or loss of topsoil could increase on the site if soils are left exposed to winds or storm waters for any substantial period of time during the construction. Such impacts would generally be short-term in nature, but could cause significant erosion if normal grading and site preparation techniques are not utilized during the development phase of the project. In this case, however, the soil protection measures included as Mitigation Measures 1-5 in the Air Quality discussion, above. Will sufficiently reduce soil impacts to less than significant levels. The Project is required to comply with Division 9, Chapter 7, Sediment and Erosion Control of the Ukiah City Code which includes requirements intended to reduce erosion and sedimentation. Implementation of these requirements through the building permit process would reduce impacts to less than significant. c. The Project would not result in on- or off-site landslide since the Project area as well as the surrounding area is relatively flat and the Project would not create any new slopes. d. There are no known deposits of expansive soils, as defined in Table 18-1-B of the Uniform Building Code. Additionally, the project site is relatively flat, so it is not anticipated that its development would require extensive grading, cutting or filling, or other site preparation activities that would cause substantial soil erosion or the loss of topsoil. e. The Project does not include any septic tanks or alternative wastewater disposal systems; therefore, there is no impact. Mitigation Measures: Refer to Mitigation Measures 1-5 in the Air Quality discussion above. Impact Significance After Mitigation: Less than Significant 7. HAZARDS � HAZARDOUS MATERIALS Less Than Potentiall Significant Less y With Than No Would the project: Significan Mitigation Significan Impact t Impact Incorporate t Impact d a) Create a significant hazard to the public or the environment through the routine transport, use, or o o ❑ � disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset � � � � and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste � � � � within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a ❑ ❑ ❑ � result, would it create a significant hazard to the public or the environment? City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 12 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 7. HAZARDS & HAZARDOUS MATERIALS Less Than Potentiall Significant Less y With Than No Would the project: Significan Mitigation Significan Impact t Impact Incorporate t Impact d 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 result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for ❑ ❑ ❑ � people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or ❑ ❑ ❑ � emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to ❑ ❑ ❑ � urbanized areas or where residences are intermixed with wildlands? Significance Criteria: A significant impact to the environment and the public associated with hazards and hazardous materials would result from a project if any of the following occurred: ■ Creation of a significant hazard to the public or environment by routine transport, use or disposal of hazardous materials or from foreseeable upset and accident conditions; ■ Emission and/or handling of hazardous, acutely hazardous materials, substances, or waste within '/ mile of an existing or proposed school; ■ Location of a project on a listed hazardous materials site compiled pursuant to Government Code Section 65962.5; ■ Be located within an adopted Airport Land Use Plan and expose people to a safety hazard; ■ Be located within the vicinity of a private airstrip and expose people to a safety hazard; ■ ImpairmenUinterference with adopted emergency response plan or emergency evacuation plan; or • Be located in or near a wildland area and expose people to risk due to wildland fire. Discussion: a-c. The proposed project would construct residential units and would not involve the use of hazardous materials therefore the project would not create significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. d. The parcels included in the Project are not located on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. e. The project site is located outside of the Airport Compatibility zone. f. The project site not located within the vicinity of a private airstrip. g. The City does not have an adopted emergency response plan or evacuation plan. The Project has been reviewed by the Police Department and Fire Marshal and no comments were received related to emergency response or evacuation. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 13 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION h. The project site is located within an established residential neighborhood and surrounded by urban development. The project site is not located in or adjacent to a wild land area. Therefore, the Project would have no impact related to exposing structures or people to risk related to wild land fires. Mitigation Measures: None required. 8. HYDROLOGY AND WATER QUALITY Less Than Potentiall Significant Less y With Than No Would the project: Significan Mitigation Significan Impact t Impact Incorporate t Impact d 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? f) Otherwise substantially degrade water quality? ❑ � ❑ ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary � � � � or Flood Insurance Rate Map or other flood hazard delineation map? (Source: h) Place within a 100-year flood hazard area structures which would impede or redirect flood ❑ ❑ ❑ � flows? City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 14 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 8. HYDROLOGY AND WATER QUALITY Less Than Potentiall Significant Less y With Than No Would the project: Significan Mitigation Significan Impact t Impact Incorporate t Impact d 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? ❑ ❑ ❑ � 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. Discussion: The Project is required to comply with the requirements of the Ukiah City Code (UCC). Division 9, Chapter 7, Erosion and Sediment Control regulates grading on public and private property in order to control erosion and sedimentation, protect water quality, and safeguard health, safety and the public welfare. The requirements of this chapter require Projects subject to a grading permit to include specific design standards as part of the plans including requirements for: general site and good housekeeping; erosion control; sediment control; waterway and watercourse protection; and construction site access (section 9703). This Chapter also requires the holder of the grading permit to establish and implement construction site management practices that prevent toxic materials and other debris from entering the storm drain and waterway systems (section 9704). a. Building permits from the City of Ukiah are required. The permits require compliance with specific standards designed to comply with water quality standards and to avoid illicit discharge. Compliance with these requirements would result in no impact from the Project. b. Construction of the new residential units and associated site improvements would not impact groundwater because new landscaping would be included along with drainage swales that would provide opportunity for groundwater infiltration. The project drainage plan has been reviewed by the Public Works Department. c. The parcels included in the Project do not include any rivers, streams, or water courses. d. The parcels included in the Project do not include any rivers, streams, or water courses e. The Project was reviewed by Public Works and the existing stormwater system has adequate capacity to serve the Project. f. The Project would not degrade water quality. The Project is subject to compliance with requirements Ukiah City Code and are included as part of the Project design. These requirements are intended to protect water quality. Compliance with these requirements would result in no degradation of water quality. g. The project is not located within a 100 year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map. h. The Project is not located within a 100 year flood zone. The Project is located within Zone X (areas determined to be outside of the 0.2% annual chance floodplain)on FEMA Flood Insurance Rate Map #06045C1512F, Panel #1512 of 2100, dated June 2, 2011. i. The Project is not located within a flood zone. Portions of the Ukiah Valley would be subject to inundation due to the failure of Coyote Dam at Lake Mendocino. In the highly unlikely event of a dam failure, inundation is predicted to occur within most creek channels from the river nearly to the base of City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 15 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION the foothills on the west side of the valley. The main channel of flooding is expected to follow State Street or US 101, whichever is furthest west. j. The Project is located inland and therefore would not be subject to inundation by seiche, tsunami, or mudflow. Mitigation Measures: None Required 9. LAND USE AND PLANNING Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project: Impact Mitigation Impact I ncorporated 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 � � � � 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? 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 General Plan and zoning and any other applicable environmental plans and policies is also evaluated in making a determination about potential land use impacts. Discussion: a. The proposed project would create four new residential units and one accessory unit within an established residential neighborhood. The new units would be similar in density to the surrounding neighborhood and similar in use therefore the project would not divide an established community. Furthermore the project would infill a vacant lot in a residential neighborhood. b. The project site is not located within a specific plan area or coastal zone and is zoned Planned Development. No specific precise development plan has been adopted for the project site therefore part of this application includes a request for Planned Development to approve the specific proposed development The General Plan Land Use Designation for these parcels is High Density Residential (HDR) therefore the corresponding zoning for the Planned Development Combining District would be High Density Residential (R3). The project The Project is consistent with the R3 requirements with the exception of the following: Parcel 1: APN 002-101-15 (vacant) City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 16 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Section 9050 requires corner parcels to have a fifteen foot front setback from the property line. The proposed project would have a portion of the setback around the corner of less than fifteen feet. Through the approval of the precise development plan for the Planned Development deviations to the zoning requirements are allowed. Commission. Parcel 2: APN 002-101-14(parcel developed with a single family home and detached garage) Section 9046 allow second units within the R3 zone subject to the requirements of Section 9016. Second story accessory dwellings are required to be setback 10 feet from the rear and side yard the preferred option 1 is not consistent with this zoning requirement. The proposed second story accessory dwelling would be five feet from the rear and side property lines. Through the approval of the precise development plan for the Planned Development deviations to the zoning requirements are allowed. If the proposed precise development plan is approved for this project as proposed then the project would consistent with the zoning regulations because by definition Planned Development allow flexibility and deviations from the standard zoning requirements. The General Plan Land Use Element does encourage such infill projects (See table below) when approved through the discretionary review process as a project that is in substantial compliance with applicable development standards and compatible with the surrounding neighborhood. In this case, it is the opinion of staff that this goals and policy are met. Goal/Policy# Consistency Determination Goal/Poli Teut Housin Goal H-5 — We want to use land effectively to The proposed project site consist of two parcel and is located within an meet housing needs and to implement smart existing residential neighborhood. One of the parcels is vacant and the growth, green building, and sustainable other is developed with a single family home and detached garage. development polices with a focus on infill Development of the site would be infill a vacant lot. H-5.1 Assure that new housing is well-designed to The project was reviewed by the Design Review Board and design enhance Ukiah's neighborhoods and community as comments were incorporated into the project in the effort to enhance the a whole. existing neighborhood. H-5-3: 'Support and encourage compact infill developments that provide extremely low, very The proposed project would provide housing opportunities for low and low, low or moderate income level housing that is moderate income levels. safe and liveable The project site is located within an existing neighborhood that is currently H-5.6: 'Support careful well-designed infill housing served by City Services. development in areas currently served by City Services". The project will be subject to the requirements Cal Green building code H-5.7: Encourage and support sustainable site during the building permit process. planning and development c. No habitat conservation plan or natural community conservation plan has been adopted for the parcels included in the Project. Therefore the Project would have no impact on a habitat conservation plan or natural community conservation plan. Mitigation Measures: None required. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 17 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 10. MINERAL RESOURCES Less Than Potentiall Significant Less y With Than No Would the project: Significan Mitigation Significan Impact t Impact Incorporate t Impact d a) Result in the loss of availability of a known 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 mineral resource recovery site � � � � delineated on a local general plan, specific plan or other land use plan? Significance Criteria: Impacts to Mineral and Natural resources would be substantial if the proposed project resulted in the loss of significant or locally important materials such as minerals, gravel, sand, and heritage trees. Impacts to mineral and natural resources would be substantial if the proposed project resulted in the loss of significant or locally important materials such as minerals, gravel, sand, and heritage trees. Impacts to mineral natural resources would be. Discussion: a. The parcels included in the Project are located in a residential area and surrounded by existing residential development. There are no known natural or mineral resources on the site. b. The parcels included in the Project are not delineated as an important natural or mineral resource recovery site on the City's General Plan Map or on any specific plan or other land use plan. Based on the above, the Project would have no impact on natural or mineral resources. Mitigation Measures: None required. 11. NOISE Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project result in: Impact Mitigation Impact I ncorporated 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? City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 18 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 11. NOISE Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project result in: Impact Mitigation Impact I ncorporated 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? f) For a project within the vicinity of a private airstrip, would the project expose people residing or � � � � working in the project area to excessive noise levels? 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. ■ Expose people to excessive ground borne vibration or noise levels. ■ Causes a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project. ■ If located within an airport land use plan or within 2 miles of a public airport, expose people to excessive noise levels. ■ If located within the vicinity of a private strip, expose people to excessive noise levels. Discussion The Ukiah City Code includes the following noise regulations that apply to the Project: Section 6048: Ambient Noise Level: Where the ambient noise level is less than designated in this Section the respective noise level in this Section shall govern. Sound Level A, decibels Zone Time Ambient Noise Level R1 and R2 10 p.m.to 7 a.m. 40 decibels R1 and R2 7 p.m.to 10 p.m. 45 decibels R1 and R2 7 a.m.to 7 p.m. 50 decibels R3 10 p.m.to 7 a.m. 45 decibels R3 7 a.m.to 10 p.m. 50 decibels Commercial 10 p.m.to 7 a.m. 60 decibels Commercial 7 a.m.to 10 p.m. 65 decibels Industrial Anytime 70 decibels Section 6053: Machinery, Equipment, Fans and Air Conditioning: It shall be unlawful for any person to operate any machinery, equipment, pump, fan, air conditioning apparatus, or similar mechanical device in any manner so as to create any noise which would cause the noise level at the property line of any property to City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 19 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION exceed the ambient base noise level by more than five (5) decibels between seven o'clock (7:00) P.M. and seven o'clock (7:00)A.M. (Ord. 748, Article 1, adopted 1980) Section 6054: Construction of Buildings and Projects: It shall be unlawful for any person within a residential zone, or within a radius of five hundred feet (500') therefrom, to operate equipment or perform any outside construction or repair work on buildings, structures or projects or to operate any pile driver, power shovel, pneumatic hammer, derrick, power hoist or any other construction type device (between the hours of 7:00 P.M. of one day and 7:00 A.M. of the next day) in such a manner that a reasonable person of normal sensitiveness residing in the area is caused discomfort or annoyance unless beforehand a permit therefore has been duly obtained from the Director of Public works. No permit shall be required to perform emergency work as defined in §6046 of this Article. (Ord. 748, Article 1, adopted 1980) a. The proposed residential development will place an increased number of persons on the subject property and will expose them to various sources of noise commonly found in urbanized areas. In this case, the primary noise sources are expected to come from street traffic and residential sources within the units once they are constructed. However, there is no evidence that any of these noise sources will cause significant or long-term increase in noise levels or the exposure of persons to hazardous noise levels. b. During construction there may be exposure to groundborne vibration however this would be temporary and it is not anticipated that this would be long lasting and that the applicant does not intend to use unusual construction methods or tools, such as blasting or drilling. Furthermore construction activities are required to adhere to the City's noise standards. c. The proposed project would not have a permanent increase in ambient noise levels because the new residential development would be similar to the surrounding neighborhood and typically residential uses do not create noise that exceed the noise standards of the City. d. The Project would result in periodic and temporary increases in noise as a result of Project construction however this would only be short term. Project construction would be required to adhere to the City's noise standards and the allowed hours of construction. In order to reduce construction related noise impacts, especially impacts to sensitive receptors which in this case would be the adjacent residential uses, to a less than significant level, the City's standard mitigation measure limiting construction hours has been applied to the Project. e. The project is not located with the boundaries of the Airport Compatibility Zone. f. The project is not located within the vicinity of a private airstrip. Mitigation Measures: 1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited on Sunday and all holidays recognized by the City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed outside of the construction hours noted above. Approval of additional construction hours may be requested in writing from the Planning and Community Development Director and Public Works Director for extenuating circumstances. The written request must be submitted a minimum of 14 days prior to the date for which the change in construction hours/days is being requested and shall explain the need for the extended construction hours, describe the extenuating circumstances, and identify the additional construction hours requested, including the duration. 2. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project for the purpose of informing all contractors/subcontractors, their employees, agents, material haulers, and all other persons at the construction site(s) of the basic requirements of mitigation measures for Noise. 3. Signs shall be posted at the construction sites that include the permitted construction days and hours, day and evening contact number for the job site, and a contact number in the event of problems. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 20 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 4. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to and track complaints and questions related to noise. 5. Equipment and trucks used for proposed Project construction shall use the best available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically- attenuated shields or shrouds, wherever feasible). 6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for Project construction shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. 7. Stationary construction noise sources shall be located as far from sensitive receptors as possible and they shall be muffled. 8. No outside amplified sources (e.g. stereo"boom boxes")shall be used on site during Project construction. Impact Significance After Mitigation: Less than Significant 12. POPULATION AND HOUSING Less Than Potentiall Significant Less y With Than No Would the project: Significan Mitigation Significan Impact t Impact Incorporate t Impact d 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? Significance Criteria: Population and housing impacts would be significant if the project induced substantial direct or indirect (e.g., road extensions) population growth in an area and/or displaced substantial numbers of existing houses and/or substantial numbers of people, thus requiring replacement housing elsewhere. Discussion: a. The approval of the proposed project would only establish four apartments and one accessory dwelling so no substantial population growth in this area would be caused by the project. b-c. One of the project parcels is vacant and the accessory structure would be located above an existing garage and therefore no existing housing would be displaced as a result of the new units. Mitigation Measures: None required. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 21 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 13. PUBLIC SERVICES Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project result in: Impact Mitigation Impact I ncorporated 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? ❑ ❑ � ❑ b) Police protection? ❑ ❑ � ❑ c) Schools? ❑ ❑ � ❑ d) Parks? ❑ ❑ � ❑ e) Other public facilities? ❑ ❑ � ❑ 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. Discussion: a-e. The project will result in nominal impacts to municipal services, schools, and parks, given the small number of new units. The Project has been reviewed by Public Works, the Police Department, Fire Marshal, and Electric Utility. The Project would not require the need for new city facilities or services. Therefore, the Project would have no impact on public services. Mitigation Measures: None required. 14. RECREATION Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project: Impact Mitigation Impact I ncorporated 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? City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 22 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Significance Criteria: Impacts to recreation would be significant if the project resulted in an impact upon the quality or quantity of existing recreational opportunities or required the creation of new recreational facilities. Discussion: a.-b. The proposed project would only create five new units (four one bedrooms apartments and one accessory dwelling) and therefore the project would not increase the use of existing neighborhood and regional parks to a level that would accelerate the deterioration of the facility or required the expansion of any existing recreational facilities. Mitigation Measures: None required. 15. TRANSPORTATION/TRAFFIC Less Than Potentiall Significant Less y With Than No Would the project: Significan Mitigation Significan Impact t Impact Incorporate t Impact d a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of 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 � � � � intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ � ❑ f) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus ❑ ❑ ❑ � turnouts, bicycle racks)? Significance Criteria: According to the Ukiah General Plan Circulation Element, the minimum acceptable level of service (LOS) on City commercial 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; and whether the project would create conflicts with adopted policies, programs and plans for alternative transportation. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 23 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Discussion: a. Given the size of the project and the limited number of new units the project would not cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system. b. Given that only a total of five new units would be created as a result of the Project the level of service standards for traffic would not be exceeded. The project was reviewed by Public Works and no traffic study was required. c. The existing flight pattern would not change as a result of this Project. The project is not located within the boundaries of the Ukiah Airport Master Plan. d. The project does not involve the creation or realignment of the existing roadways. A new driveway and curb cut would be created however the project has been reviewed by the Public Works Department and any comments that they had will be included as a project condition of approval. e. The Project was reviewed by Public Works, the Fire Marshal, and the Police Department and no concern related to emergency access was identified. Therefore, there is no impact to emergency access. f. As required by the Zoning Ordinance the project will provide the required amount of on-site parking. Mitigation Measures: None required. 16. UTILITIES AND SERVICE SYSTEMS Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project: Impact Mitigation Impact I ncorporated 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 ❑ ❑ � ❑ projecYs projected demand in addition to the provider's existing commitments? City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 24 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 16. UTILITIES AND SERVICE SYSTEMS Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project: Impact Mitigation Impact I ncorporated 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? 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. Discussion: a.-g. The proposed project is not expected to result in a significant increase in wastewater generation or require the construction of storm water facilities in association with the proposed project. The Public Works Department has reviewed the project. The staff of the Public Utilities Department also indicated that the residential and commercial units in this mixed-use development project can be served by existing water supplies and will not require the construction of large-scale water supply mains or new water treatment facilities. The site is served by the Mendocino Solid Waste Authority, which maintains a waste transfer station south of City limits. As part of the requirements of the California Green Building Code the applicant is required to recycle or reuse 50% of the construction waste and furthermore the applicant is required prior to building permit final on the disposal of the materials. Based on the size and scale of the complex, this agency will be able to serve the site with existing resources and will require no expansion of services or facilities. Mitigation Measures: None required. 17. GLOBAL CLIMATE CHANGE/GHG Less Than Potentially Significant Less Than No Significant With Significant Impact Would the project: Impact Mitigation Impact I ncorporated a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the ❑ ❑ � ❑ environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? ❑ ❑ � ❑ Significance Criteria: GHG impacts would be significant if the Project would: ■ generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment; and/or ■ conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. Discussion: City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 25 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION a. The proposed Project would not result in a considerable contribution to cumulative GHG emission because the project is a small residential project. The project would only add four one bedroom units and one, one bedroom accessory unit to the community. Thus not bring more people or transportation /vehicle trips into the community. b. The City of Ukiah does not have an adopted climate action plan. The City of Ukiah does have General Plan goals and polices that address energy use which may reduce or minimize GHG emission. The Project would not conflict with any plan, policy or regulation adopted for the purpose of reducing the emissions of GHG. Based on this, the Project would not substantially increase GHG emissions directly or indirectly. 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, which is included below as Attachment 2 of this analysis, require the applicants to incorporate or comply with the important Mitigation Measures listed in the table (see Attachment 1). MANDATORY FINDINGS OF SIGNIFICANCE NOTE: If there are significant environmental impacts which cannot be mitigated and no feasible project alternatives are available, then complete the mandatory findings of significance and attach to this initial study as an appendix. This is the first step for starting the environmental impact report(EIR) process. Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Does the project: Mitigation I ncorporated 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? Discussion: a. The Project would not have an impact on habitat, plant or animal communities. The Project does not include any habitat, fish or wildlife population, and is not known to include any cultural resources. The Project location is not identified as an area of High significance in the City's General Plan. In the unlikely City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 26 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION event, cultural resources are discovered as a result of construction of the Project, a mitigation measure has been included to reduce this impact to a less than significant level. b. The project would not have cumulative impacts because the project site is located within an established residential neighborhood and there are currently no other projects or projects in the foreseeable future planned within the immediate vicinity that would create combined cumulative impacts. In terms of the larger community future projects include the Ukiah Courthouse Relocation and Costco. While these two projects have identified impacts the proposed Project would continue to be less than significant when added to the cumulative impacts. C. The project would not have environmental effects which will cause substantial adverse effects on human beings either directly or indirectly because of the small size of the project. RESOURCES USED TO PREPARE THIS ANALYSIS 1. City of Ukiah General Plan 2. Ukiah City Code 3. City of Ukiah Zoning Ordinance 4. City of Ukiah Noise Ordinance 5. Ukiah Municipal Airport Master Plan Report,Shutt Moen Associates,July, 1996 6. Hazardous Waste and Substance Sites List from California Department of Toxic Substances 7. Referral comments from the following City staff and Agency representatives: A. Kevin Jennings, Fire Marshal B. David Willoughby, Building Official C. Ben Kageyama,Senior Civil Engineer, Public Works D. Jimmy Lozano, Electric Utility Department E. Trent Taylor,Administrative Captain, Police Department City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 27 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Attachment 1 STEPHENS PLANNED DEVELOPMENT Initial Study for File No.: 13-13 REZPD-SDP-PC-CC Recommended Mitigation Measures Aesthetics 1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light trespassing over property lines and avoid directing light towards motorists and pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International Dark Sky Association (IDA)approved or equivalent. Prior to installation of the exterior lighting and area subject to review and approval at time of building permit. Air Qualitv 2. All activities involving site preparation, excavation, filling, grading, road construction, and building construction shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. 3. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. 4. All activities involving site preparation, excavation, filling, grading, and actual construction shall include a program of washing off trucks leaving the construction site to control the transport of mud and dust onto public streets. 5. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used for earth moving operations. 6. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous gusts) exceed 25 miles per hour. Cultural 7. 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 shall be 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. 8. If human remains are encountered during construction excavation and grading activities, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section 5097.98. If the remains are to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then identify the person(s)thought to be the Most Likely Descendent, who will help determine what course of action should be taken in dealing with the remains. Noise 9. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited on Sunday and all holidays recognized by the City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed outside of the construction hours noted above. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 28 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Approval of additional construction hours may be requested in writing from the Planning and Community Development Director and Public Works Director for extenuating circumstances. The written request must be submitted a minimum of 14 days prior to the date for which the change in construction hours/days is being requested and shall explain the need for the extended construction hours, describe the extenuating circumstances, and identify the additional construction hours requested, including the duration. 10. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project for the purpose of informing all contractors/subcontractors, their employees, agents, material haulers, and all other persons at the construction site(s) of the basic requirements of mitigation measures for Noise. 11. Signs shall be posted at the construction sites that include the permitted construction days and hours, day and evening contact number for the job site, and a contact number in the event of problems. 12. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to and track complaints and questions related to noise. 13. Equipment and trucks used for proposed Project construction shall use the best available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically- attenuated shields or shrouds, wherever feasible). 14. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for Project construction shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. 15. Stationary construction noise sources shall be located as far from sensitive receptors as possible and they shall be muffled. 16. No outside amplified sources (e.g. stereo"boom boxes")shall be used on site during Project construction. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 29 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION CITY OF UKIAH 300 Seminary Avenue Ukiah,CA 95482 CEQA MITIGATED NEGATIVE DECLARATION Stephens Residential Planned Development Rezone With Precise Development Plan DATE: August 22, 2013 PROJECT: Stephens Residential Planned Development Rezone with Precise Development Plan. PROPONENT: Wayne Stephens, Property Owner LOCATION: 312 Ford Street, APN 002-101-14 &002-101-15 Ukiah, Mendocino County, CA PROJECT DESCRIPTION: The project would create a new Planned Development with a defined precise development plan. The proposed planned development would include 1) two, two story buildings with two one bedroom apartments in each building. The apartments would be located on the second floor with carports below; 2) one detached accessory structure to be used for storage and laundry; and 3) one second unit above an existing detached garage. ENVIRONMENTAL SETTING: The subject property located at 312 Ford Street consists of two contiguous lots APN 002-101-15 (Parcel 1) and APN 002-101-14 (Parcel 2). Parcel 1 is a 6,933 square foot vacant corner lot and Parcel 2 is a 7,317 square foot interior lot that is developed with a single family dwelling and detached garage. The corner lot fronts Ford Street and Myron Place and the interior lot fronts Ford Street; both lots are relatively flat. No creeks or water courses flow through either of the parcels included in the Project. FINDINGS SUPPORTING A MITIGATED NEGATIVE DECLARATION: 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 based on the conclusions reached in the Initial Environmental Study, it has been determined that the proposed project, as mitigated, would not have significant adverse impacts on the environment because the following mitigation measures have been included: A. A mitigation measure has been included to reduce any impacts related to light and glare to less than significant. Impacts to visual quality were determined to be less than significant or no impact. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 30 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION B. The Project site is located within an established residential neighborhood and does not abut any agricultural land and would not result in the conversion of farmland. C. Mitigation measures for construction have been included related to air quality to ensure compliance with air quality standards. D. The Project site is located within an existing residential neighborhood and the project site is not known to contain sensitive species or riparian habitat. No trees would be removed as a result of this project. There are no streams, creeks, or water courses on the subject parcels. Impacts to biological resources were determined to have no impact. E. The Project area is not identified on the Area of High Archeological Sensitivity included in the City of Ukiah General Plan. It is unlikely that there area archeological resources or human remains on the subject parcels. In the unlikely event that cultural resources or human remains are discovered during grading operations for the project mitigation measures have been included to reduce the impact to less than significant. F. Reasonable and feasible mitigation measures have been included that would reduce or eliminate impacts related to Geology and Soils during construction. G. The project is not located within a 100 year flood hazard area. The subject parcels are located within a Zone X (areas determined to be outside of the 0.2% annual chance floodplain) on FEMA Flood Insurance Rate Map#06045C1512F, Panel#1512 of 2100, dated June 2, 2011. H. The project is an infill development within an existing residential neighborhood and is consistent with the goals and policies of the City of Ukiah General Plan. The project includes a precise development plan as part of the Planned Development Rezone. If the proposed precise development plan is approved with conditions as proposed then the project would be consistent with the zoning regulations because by definition Planned Developments allow for flexibility and deviation from standard zoning requirements. I. No mineral resources or agricultural lands are located within or in close proximity to the Project area. J. Construction of the Project would result in temporary increase in noise levels in the Project area. Residential uses surround the Project site therefore Mitigation measures have been included to limit the hours of construction and reduce noise from construction equipment. These mitigation measures would reduce construction noise impacts to less than significant. K. The project would add a total of five units therefore there would not be substantial population growth as a result of this project. One of the parcels is vacant and the other parcel has an existing detached garage. The second unit would be constructed over the existing detached garage. Based on this the project would not displace any existing housing. L. There are adequate public services and utilities to serve future development in the project area. M. The Project would only create five new units and therefore the project would not increase the use of the existing neighborhood and regional parks to a level that would accelerate the deterioration of the facility or require expansion of any existing recreation facilities. N. Given the size of the project and the limited number of new units the project would not result a change to the level of service for traffic in the area. O. The project was reviewed by the Public Works, the Fire Marshal, and the Police Department and no concerns related to emergency access were identified. P. The Project would not result in climate changes or greenhouse gas impacts. The Project does not violate any plans or policies adopted to address climate change/GHG. 6. Reasonable and feasible mitigation measures have been identified that would eliminate or reduce significant impacts to levels of insignificance. 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. City of Ukiah 312 Ford Street/Stephens August 8, 2013 13-13-SDP-REZPD-PGCC 31 1 ITEM NO . 9B ` ' ` ~ Community Development and Planning Department , .�, < � �,,s`� �. , � ��,;, Cl�� <jr# �F`�� 300 Seminary Avenue ` � ���;�� Ukiah , CA 95482 ,;_ �., planninq (a�cityofukiah . com (707)463-6203 2 3 DATE : September 11 , 2013 4 5 TO : Planning Commission . 6 7 FROM : Kim Jordan , Senior Planner 8 9 SUBJECT: Public Hearing for Consideration and Possible Action to 1 ) Adopt a Mitigated 10 Negative Declaration and 2) Approve a Use Permit and Site Development Permit 11 to allow the construction of a Hospital Support Building and Temporary Parking , 12 Construction Trailers , and Construction Staging for the Ukiah Valley Medical 13 Center 14 275 Hospital Drive , northeast corner Hospital Drive/Hamilton Street, northwest 15 corner Hospital Drive/Hamilton Street 16 File No . : 13-09-UP-SDP-PC 17 18 RECOMMENDATION 19 20 Staff recommends Planning Commission conduct a public hearing and : 1 ) adopt the Mitigated 21 Negative Declaration for the Ukiah Valley Medical Center Project based on the findings included 22 in attachment 1 ; and 2) approve the Use Permit and Site Development Permit for the Hospital 23 Support Building and associated temporary uses based on the findings included in attachment 2 24 and subject to the conditions of approval included in attachment 3. 25 26 PROJECT DESCRIPTION 27 28 An application has been received from Charles Ackerley on behalf of Ukiah Valley Medical 29 Center requesting Planning Commission approval of a Use Permit and Site Development Permit 30 to allow: 1 ) construction of a Hospital Support Building (HSB) for the Ukiah Valley Medical 31 Center in existing parking lot 1 , construction of a new parking lot 1 , and construction of a central 32 yard at 275 Hospital Drive (APNs 002- 193-23 and 002- 160-08) ; and 2) temporary uses 33 necessary to accommodate project construction on the northeast and northwest corners of 34 Hospital Drive / Hamilton Street (see attachment 4 Project Description and details and 35 attachment 7 , Lighting Plan and Cutsheets) . The Project includes the following : 36 37 ■ Construction of an 11 , 200 gross square foot HSB with one-story and two-story sections 38 in existing parking lot 1 located on the north side of the UVMC campus . 39 ■ Relocation of laundry, maintenance , materials management, IT , housekeeping and 40 administration functions located in various buildings throughout the UVMC campus to 41 the new HSB . ' Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No: 13-09-UP-SDP-PC 1 1 ■ Demolition 10 , 641 gross square feet of existing buildings that currently house support 2 the functions to be relocated to the HSB . 3 ■ Construction of a new 31 space parking lot 1 with landscaping and bike parking in a 4 portion of parking lot 1 ; abandonment of the existing driveway curbcut into parking lot # 1 5 and construct a new curbcut to provide access to the loading area and a second curbcut 6 into new parking lot # 1 . 7 ■ Relocation of generators , transformers , fuel tank, and similar functions to a "central yard" 8 located adjacent to the east property line . , 9 ■ Construction of an 8-foot tall CMU enclosure for the central yard which may be taller in 10 some places due to code requirements . The anticipated maximum height of any 11 enclosure would be 12 feet. 12 ■ Construction of a 6- to 8-foot tall CMU wall along the east property line . 13 ■ Removal of 38 trees in the following locations : four (4) in parking lot 1 ; eleven ( 11 ) along 14 the project frontage (street trees) ; six (6) along the east property line 15 (landscaping/screening trees) ; and seventeen ( 17) within the Project area planted as 16 part of previous UVMC development projects (see sheet L-0 , landscape demolition 17 plan) . The majority of the trees to be removed are Fraxinus angustifolia ` Raywood ' (22 18 trees) , Liquidamber stryaciflua (4 trees) , and Pyrus calleryana and Lagerstromia 19 varieties (3 trees each) . Three of the 38 trees to be removed are oak trees (2 quercus 20 agrifolia and 1 quercus lobata) . On September 3, 2013 an arborist report was submitted 21 to the Planning and Community Development Department (see attachment 5) . 22 ■ Retention of seven (7) trees located adjacent to the construction , including one ( 1 ) 23 Quercus lobata and one ( 1 ) Quercus douglasli (see sheet L-0) . 24 ■ Planting 38 trees , including calocedrus decurrens, Quercus keloggi , and Ginkgo biloba . 25 ■ Use of the vacant parcel on the northwest (APN 002- 160- 13) corner of Hospital Drive / 26 Hamilton Street for temporary employee parking and contractor trailers and parking 27 during project construction . 28 ■ Use off the and northeast (APN 002- 160- 10) corner of Hospital Drive / Hamilton Street 29 for temporary employee parking , contractor trailers and parking , and construction 30 staging until construction of the Project has been completed . 31 32 The Project also includes relocating the electrical service located within the project area , 33 including conduit, facility and vault. Construction of the Project is anticipated to take up to 9 34 months . The temporary uses on the northwest and northeast corners of Hospital Drive / 35 Hamilton Street would be in place for the length of project construction . 36 37 BACKGROUND 38 39 The Ukiah Valley Medical Center operates under a variety of Use Permits which have approved 40 the existing hospital uses on the site , including the main hospital with emergency department 41 and birth center, and the outpatient pavilion . Currently, the hospital has 67 licensed beds . In 42 2012 , Use Permit ( 11 - 11 ) for an expansion of the emergency department and ICU and the 43 relocation of the heliport was approved and allowed the number of beds/stations to increase to 44 78 . Use Permit 11 - 11 also approved use of the parcel on the northeast corner of Hospital Drive 45 / Hamilton Street (lot 8) as a temporary helipad and a permanent parking lot (after construction 46 of the relocated permanent helipad) and the temporary use of the parcel located on the 47 northwest corner of Hospital Drive / Hamilton Street (lot 7) for temporary parking and 48 construction staging . : Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 2 1 2 Although building permits for the improvements associated with Use Permit 11 - 11 have been 3 submitted to the City, the permits have not been issued as of the writing of this staff report . 4 5 Design Review Board ( DRB) Review: As required by UCC section 1169 , the Project was 6 reviewed by the Design Review Board . In addition to the formal review by the DRB , the 7 applicant also requested a preliminary review of the Project by the DRB which occurred at the . 8 February 14 , 2013 DRB meeting (see attachment 6 , minutes) . At the meeting , the DRB was 9 very supportive of the project and considered the site planning , architectural design , 10 landscaping , and pedestrian and bike amenities an improvement over the emergency 11 department expansion project. 12 13 On April 11 , 2013 , the DRB reviewed the formal application and provided the following 14 comments and recommendations (see attachment 6 , minutes) : 15 16 ■ Likes the open space , landscaping and plant/tree selection . The landscaping is hardy and 17 durable . Appreciates consideration given to City requirements regarding landscaping/tree 18 selection . 19 20 ■ Likes the design and composition of the structure which is a good addition to the 21 neighborhood and UVMC campus . Would like the support building architectural features to 22 tie in/unify with the Pavilion building on the hospital campus to provide some design 23 continuity. 24 25 ■ Likes the location of the loading dock. The back service area is an aesthetic improvement 26 and also improves the function of the support uses . 27 28 ■ Appreciates there is a pedestrian access through the parking lot and that the entry to the 29 building from the street making the project more pedestrian friendly. Make certain the 30 access pathways are connected to the entry. 31 32 Plans being reviewed by Planning Commission include the same pedestrian pathways 33 as the plans reviewed by the DRB. There is a pathway that connects the parking lot to 34 the entry and the public sidewalk to the entry. 35 36 ■ Related to the work area/staff lounge at the front of the ground floor, likes that is area 37 provides an entry to the outdoor open space/patio area at the front of the building . While 38 there is no setback requirements as it relates to the outdoor staff lounge area , more 39 effectively tie in the landscaping with the scale and shape of the building and make the area 40 larger. 41 42 This area has been revised to include additional tree planting. A bioretention area is 43 located in front of (north o� the outdoor area. The size of the outdoor area is somewhat 44 limited due to the location of the biorntention area. 45 46 ■ While approves of the proposed metal entry canopy proposed and its function , need to 47 ensure that the forms/angles and are consistent with the rest of the design . It may be the 48 canopy for the loading docks should be smaller/shorter. Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 3 1 2 The entry canopy has been modified and is now shorter and more consistent with the 3 loading dock canopy. The awning still provides cover for the entry into the building. 4 5 ■ The stone on the west elevation will heat up structure . Need to possibly rethink how this 6 functions to ensure this does not occur. 7 8 ■ There appears to be a lot of landscaping going on in the spaces , make sure there is 9 sufficient space for pedestrian access through the parking lot and make certain the species 10 work well with the building elevations and does not have that over planted appearance . 11 12 The plans reviewed by the DRB identified tree species and dwarf fescue for the lawn; 13 however, no specific species were identified for the groundcover and shrubs. Instead, 14 the location and size of the plantings was provided. The DRB wanted to make sure the 15 landscaping plan was not over planted and would have room to grow to maturity. 16 17 ■ Substitute Incense Cedar tree for Redwood tree for trees and planting these trees on both 18 sides of the new driveway to the rear of the site in order to define the entry to the driveway. 19 20 Landscaping plans were revised as recommended. 21 22 ■ Possibly provide for more shading that can be integrated for the southern elevation but do 23 not compromise the design in doing so. Could be vegetation/trellis or awnings. 24 25 ■ Related to the green wall , there are very few successful green walls . May want to consider 26 whether worthwhile because it is unlikely maintenance persons will provide the necessary 27 care for upkeep. Could have a green wall effect without actually planting into the wall . 28 29 At the meeting, the applicant provided manufacturer's specifications and cutsheet of the 30 proposed greenwall on his smart phone. The DRB was familiar with this style of green 31 wall and agreed it should work in this setting. This is the same green wall submitted for 32 Planning Commission review and consideration. 33 34 ■ Use vines on trellises where feasible . They are typically fast growing and provide for 35 effective screening . 36 37 ■ Make certain sufficient number of trees in parking lot and that the tree species provide 38 sufficient screening . ' 39 40 The same number of trees is planted within the interior of the parking lot. Trees have 41 been planted around the perimeter of the parking lot that provide additional shading and 42 screening of the parking lot. 43 44 At this meeting , the applicant introduced the idea of including the central yard in the project and 45 provided very preliminary conceptual plans for the central yard . These plans identified a 46 general location along the east property line and the likely massing on the central yard . The 47 DRB and staff agreed with the applicant that consolidating these functions into a centralized 48 location would improve the function and circulation of the site and would move these uses Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit , 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No: 13-09-UP-SDP-PC I 4 1 further from patient rooms . Since no details were available at the time of DRB review, the DRB 2 indicated it was okay with the project moving forward to the Planning Commission ; however, the 3 details of the central yard should return to the DRB prior to construction . This recommendation 4 has been included as a condition of approval (see attachment 3) . 5 6 The DRB was very supportive the project and unanimously (5-0) recommended Planning 7 Commission approval Planning Commission of the Project. 8 9 SETTING 10 11 The Ukiah Valley Medical Center ( UVMC) is located on the east side of Hospital Drive north of 12 Perkins Street and south of Hamilton Street. The UVMC main campus at 275 Hospital Drive 13 includes the existing emergency department, ground level heliport , outpatient pavilion , birth 14 center, various support buildings , parking lots , and landscaping . The campus is surrounded by 15 the following uses: 16 17 ■ North : Vacant parcels at the northeast and northwest corners of Hospital Drive zoned 18 Heavy Commercial (C2) and medium density residential neighborhood (Wagonseller 19 Neighborhood) zoned Medium Density Residential ( R2) ; 20 ■ South : Various commercial uses on Perkins Street zoned Urban Center (UC) and 21 Community Commercial (C1 ) ; 22 ■ East: Various retail commercial uses at the Pear Tree Center zoned Community 23 Commercial (C1 ) and Home Depot zoned Heavy Commercial (C2) ; and 24 ■ West: Professional and medical office uses on the west side of Hospital Drive on 25 parcels zoned Heavy Commercial (C2) . 26 27 Access to the UVMC campus is provided from Perkins Street, an east-west arterial , to Hospital - 28 Drive and from Clara Avenue , an east-west collector, to Hamilton Street to Hospital Drive . 29 30 STAFF ANALYSIS 31 32 General Plan . The general plan land use designation of the parcels included in the Project is 33 Commercial (C) . This land use designation is intended for a variety of commercial uses and 34 identifies areas where commerce and business may occur. The exact uses allowed are 35 determined by the zoning of the parcel (see Zoning analysis below) . The general plan includes 36 goals , policies and implementation measures that apply to the proposed Project. The initial 37 environmental study ( IS) for the Project includes a general plan consistency analysis table 38 which is included below and constitutes the general plan consistency analysis for the Project. 39 Goal/ Policy # Consistency Determination Goal/ Poli Text O en S ace and Conservation Goal OC-16: Design parking facilities to reduce Consistent runoff and surFace water contamination . HSB. Existing parking lot #1 includes several trees in the parking lot Policy OC-16. 1: Protect surface water supplies from but no parking lot landscaping and no bioretention areas or LID water generated in parking lots. improvements. The Project includes bioretention areas in the landscape islands in modified parking lot #1. The size of the parking lot would be reduced from 84 parking spaces to 31. The reduction in Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No: 13-09-UP-SDP-PC 5 Goal/ Policy # Consistency Determination Goal/ Poli Text the size of parking lot and construction of bioretention areas in the parking lot will improve the existing runoff and contamination condition of the HSB project area . Lot 7. This lot is covered partly in chip and seal and partly weeds and grasses. The lot is used currently for overFlow employee parking and would be used temporarily for employee parking, contractor trailer and parking, and construction staging. No permanent improvements are planned for this site. No change to runoff or surFace water would result from the use of this site during project construction. Lot 8. Lot 8 is covered in weeds and grasses and would be temporarily used from construction staging. Since the site would not be used for parking, this goal and policy are not applicable. For additional information see Hydro/ogy and Water Quality in Initia/ Study. Goal OC-22: Conserve and rep/enish valley oaks in Updated for Arborist Report the Valley. To Be Determined by Planning Commission Poliry OC-22.1: Maintain and protect stands of The Project would remove two valley oak trees which would be Valley Oaks. inconsistent with Goal OC-22. The Project plans include the location Implementation Measure OC-22.1(a): When and size of the valley oaks (T-26 and T-43) as required . An arborist reviewing proposals for deve/opment, require that all report was provided on September 3, 2013. The report indicates that valley oaks on the project area be identified, and the one valley oak (T-26) that would be removed is in good health ensure that all reasonable efforts have been with fair structure. undertaken to protect the trees. Although the Project includes planting 38 trees, none of the trees to be planted are valley oaks. The trees to be planted as part of the Project includes planting nine (9) California black oaks as street trees which are native to California and on the City's Required Street Tree List. The valley oak is not included on the City's Required Street Tree List or Required Parking Lot Tree List. The Planning Commission will review the Project and determine as part of the Use Permit and Site Development Permit process if "all reasonable efforts have been undertaken to protect the trees." Goal OC-23: Native plant landscaping shall be Consistent encouraged . The landscape plan for the Project includes native species. The C2 Polity OC-23. 1: Define standards that include native zoning district requirements encourage the use of native species. The plant landscaping. Planning Commission will review the landscaping plan as part of its review of the Project and has the authority to require additional native plant landscaping. Goal OC-24: Replace aging trees with new trees. Updated for Arborist Report Policy OC-24. 1: Develop a program to ensure Consistent continued healthy tree propagation. Project construction would require the removal of 38 trees. An Implementation Measure OC-24.1(a): Implement arborist report was submitted on September 3, 2013. The letter the program to replace aging trees giving preference accompanying the report indicates most of the trees are in fair to to native species. good health and many of the trees are developing poor branch and trunk structure. Since the arborist report identifies the existing trees as of a young.age, this goal and policy may not be applicable to the Project. No program has been developed related to this goal . The zoning ordinance does encourage the planting of native species. Thirty-eight trees would be planted as part of the Project. The trees ' to be planted are from the City's approved tree lists. Due to the Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 6 Goal/Policy # Consistency Determination Goal/ Poli Te�ct compromised structure and fair health of many of the trees, the removal of these trees and replacement with a more appropriate and possibly better maintained tree would be consistent with the likely intent of this goal and policy to ensure a healthy tree population . Goal OC-25: Maintain and enhance the City's canopy Updated for Arborist Report of shade trees. To Be Determined By Planning Commission Poliry OC-25. 1: Protect existing healthy mature trees The Project would remove 38 trees and plant 38 treesThe trees to maintain shade and area attractiveness. planted would be 24-inch box. In the short-term, the removal of the Implementation Measure OC-25.1(a): During the trees would reduce the tree canopy. The location of the new trees short-term p/anning period, utilize the Land provides a better canopy for the shading of the sidewalk, street, Development Code or enact an ordinance identifying parking lot and pathways. The City has not enacted implementation importantshade tree areas and providinq for their measures OC-25. 1 (a) and ( b) . The Planning Commission will review long-term management and health. the Project and determine as part of the Use Permit and Site Implementation Measure OC-25.1(b): Establish a Development Permit process if the Project is consistent with this goal requirement for public notice and hearing when and policy. trees are to be removed from undeveloped public, private, and redeve/oped property — except for A letter from lohn Phillips dated August 20`h states that he visited the recreational purposes orin relation to agriculture — site and observed the trees to be removed and determined in his as part of the design review proqram. opinion none of the trees designated for removal are large, native trees. The letter also notes that the trees were planted in "recent times" and the largest tree is 14-inches in diameter. An arborist report was submitted on September 3, 2013. The letter accompanying the report indicates most of the trees are in fair to good health and many of the trees are developing poor branch and trunk structure. Goal OC-29: Maintain and enhance the "urban To be Determined By Planning Commission forests" which create a sense of urban space. The trees that would be removed are in the location of proposed Policy OC-29. 1: The deve/opment review process project construction. The trees being removed were planted as part shall incorporate measures to maintain and enhance of previous development projects on the UVMC campus. Three of the the urban tree canopy. trees being removed are oaks trees (valley oak and live oak). The Implementation Measure OC-29.1(a�: The Land Project includes the planting of 24-inch box trees at a ratio of 1: 1 for Development Code shall incorporate measures to trees removed . The size of the trees to be removed ranges in size maintain and enhance the urban tree canopy. from %-inch to 18-inch trunk diameter. The tree canopy would Implementation Measure OC-29. 1(b): Review temporarily be reduced in size since older trees would be replaced construction and /andscaping site p/an to ensure that with new trees. Over time, the tree canopy on the site would be healthy trees are not removed unnecessarily, replaced . Implementation Measure OC-29. 1(a ) has not been implemented in that there are no measures included in the zoning ordinance or city code that require tree preservation. Implementation Measure OC- 29. 1( b) requires review of the plans to ensure "healthy trees are not removed unnecessarily." Some or all of the trees being removed may be healthy. They are being removed in order to construct the project. Trees adjacent to the construction area are being retained . As part of its review of the Use Permit and Site Development Permit, Planning Commission will determine consistency with this goal and policy. See also OC-24 and OC-25 above regarding letter and arborist report from John Phillips. Goal OC-34: Consistent Coordinate project review with the Air Quality The Project was routed to the MCAQMD for review and comment. Management District. The MCAQMD provided requirements which have been included as Policy OC-34. 1: conditions of approval and mitigation measures for Project approval . Submit all discretionary applications to the MCAQMD for review and comment. Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 7 Goal/ Policy # Consistency Determination Goal/ Polic Text Noise Policy NZ-2.2: Ensure adequate analysis of noise Consistent impacts when reviewing project permits. The Project would relocate the transformers for the HSB and OB wing of the hospital, the emergency generator, fuel tank, electrical room, oxygen tank, and boiler. The transformers for the HSB and OB wing of the hospital, emergency generator, fuel tank, and electrical room would be relocated to the central yard . The central yard is located adjacent to the east property line and would be enclosed with CMU walls and a gate. This location and the CMU wall would result in the noise from these facilities being reduced . The boiler would be relocated to the existing service yard . No noise complaints have been received regarding these facilities. The locations and enclosures would reduce noise related to the operation of these facilities and would move noise generating uses farther away from patient rooms. For additional information see Noise discussion in Initial Study Policy NZ-2.4: Protect existing residential areas Consistent from future noise impacts. The relocation of the items noted above in NZ-2.2 would move most of these items closer to the residential areas on Clara Avenue. Most of these facilities are not surrounded by a CMU enclosure. The Project includes relocating many of these facilities to a central yard which would be enclosed with a CMU wall which would reduce the noise level . In addition, the Project includes the replacement of an existing emergency generator. The new generation of generators is quieter than the generator being replaced. This would result in a decrease in the noise level. For additional information see Noise discussion in Initial Study Safe Goal SF-1: Regulate new development in fault Consistent zones. The Project site is not located in Alquist-Priolo Earthquake Fault Zones. Poliry SF-1. 1: Avoid urban-scale development within For additional information see discussion in Geo/ogy and Soils in the Alquist-Priolo Earthquake FaultZones InitialStudy. Goal SF-2: Regulate development across or near Consistent earthquake faults outside the Alquist-Priolo The Project site is not located in Alquist-Priolo Earthquake Fault Earthquake Zone. Zones. Policy SF-2. 1: Provide development guidelines for The Project areas and surrounding areas are relatively flat and no building outside Alquist-Priolo Earthquake Fault slopes would be created as a result of the Project; therefore the Zones. Project would not create landslide dangers. Policy SF-2.2: Protect people and property from For additional information see discussion in Geo/ogy and Soils in the landslide danger. Initial Study. Goal: SF-3: Protect new development from flooding. Consistent The Project is located within Zone X (areas determined to be outside Goal SF-4: Strive for a flood-safe community. of the 0.2% annual chance floodplain ) on FEMA Flood Insurance Rate Map #06045C1514F, Panel #1514 of 2100, dated June 2, 2011. Policy SF-4. 1: Avoid critical public facilities in areas subject to flooding. The hospital campus at 275 Hospital Drive is also outside of the inundation identified in the event of a failure of the Coyote Dam at Lake Mendocino. For additional information see discussion in Geo/ogy and Soils in the Initial Study. Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No: 13-09-UP-SDP-PC 8 Goal/ Policy # Consistency Determination Goal/ Poli Text Ener Goal EG-4: Maximize on-site solar energy use, Inconsistent especially in new developments. The Project does not include rooftop solar panels or solar Policy EG-4. 1: Incorporate solar energy tubes/skylights. As part of its review of the Project, Planning considerations into the design, review and approval Commission could require the applicant to install solar panels or to of all development. pre-wire the building for solar. The Project is subject to the California Green Building Code and will be more energy efficient than the existing buildings that it will replace. Goal EG-5: Site design shall incorporate shade trees Consistent for energy conservation . HSB. The location of the trees does not provide shading of the Poliry EG-5.1: Encourage minimum canopy coverage building. However, the design of the building addresses this issue . of all paved area on a lot. The north elevation is designed with windows on the first and second floors to serve the office space, work areas, and employee lounge. The only window on the west elevation is for the stairway. There are no windows on the east elevation . There are windows on the second floor of the south elevation which also includes a covered outdoor deck which allows the south wall of the second floor to be shaded by the overhang for the deck. Shading of the parking lot would reach more than 50% in 15 years. The existing parking lot has only 4 parking lot trees and very little shaded pavement. Goal EG-6: Promote energy efficiency features in the Consistent design of all new structures and in the retrofitting of The Project is required to comply with the requirements of the existing structures. California Green Building Code. The north elevation is designed with windows on the first and second floors to serve the office space, work Policy EG-6. 1: Design new buildings with the areas, and employee lounge. The only window on the west elevation maximum feasible energy efficiency. is for the stairway. There are no windows on the east elevation . There are windows on the second floor of the south elevation which also includes a covered outdoor deck which allows the south wall of the second floor to be shaded by the overhang for the deck. The above will result in a more energy efficient building than the buildings being replaced. Circulation and Trans ortation Goal CT-3: Design new development and Consistent redevelopment projects to be as accessible by foot, HSB. There are sidewalks on the east and south sections of Hospital bicycle, and transit as they are by auto . Drive that are adjacent to the site providing access to the site by foot. The Project includes crosswalks and curb ramps on the northeast and Policy CT3. 1: New development and redevelopment northwest corners of Hospital Drive/Hamilton Street as required by projects shall specifically include plans for Public Works in order to provide adequate ADA and pedestrian access pedestrian facilities, bike lanes, bike racks, and (see plans). transit stops. There are 12 existing bike parking spaces on the UVMC hospital campus (in front of the birth center and at support building #2) . The Project includes the installation of new bike racks to accommodate 6 bikes in the new parking lot, for a total of 18 bike parking spaces. As part of Planning Commission's review of the use permit and site development permit, the Commission will determine if additional bike parking spaces should be provided. The Project was referred to Mendocino Transit Authority for review and comment. No comment was received from MTA. Goal CT-13: Design attractive parking facilities. Consistent HSB. Existing parking lot #1 has four tree wells and minimal perimeter Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No: 13-09-UP-SDP-PC 9 Goal/ Policy # Consistency Determination Goal/ Poli Text Policy CT-13.1: Utilize landscaping and other landscaping ( lawn on the south perimeter of the parking lot) . The amenities to improve the appearance and traffic new parking lot would be reduced to 31 parking spaces. The new patterns of onsite parking facilities. parking lot includes landscape islands with landscaping and trees, perimeter landscaping, and a greenwall along the west edge of the parking lot. There are trees on both side of the new access driveway to the loading area and the new entry driveway to the parking lot to help define the area . These modifications substantially improve the appearance of the parking lot and the northern portion of the UVMC campus. Goal CT-16: Development shall be permitted within Consistent road capacities. The Project would not result in an increase in the number of employees, patients, or visitors to the site. There would be a Poliry CT-16. 1: Level of service shall be the standard temporary increase in the number of trips to the site during Project to judge whether a road has adequate remaining construction . Given the size of the Project, the additional trips would capacity to service the traffic generated by a not be significant and there is existing capacity to serve these proposed project. temporary trips. The temporary increase in trips would not affect level of service standards. Poliry CT-16.4: Consistent Balance the need for new development with Since the Project would not result in an increase in the number of methods of accommodating increasing traffic. employees, patients, or visitors, there would be no increase in traffic as a result of the Project. There may be a temporary increase in traffic during project construction which would be short-term and temporary. Communi Desi n Poliry CD-4.2: Consistent Encourage planting of native trees and plants. HSB. The C2 zoning district requires the planting of landscaping that is known to grow well in Ukiah's climate and encourages the planting of native species. The landscaping plan includes trees from the City's recently adopted Master Tree Lists, some of which are native. The trees on the master Tree Lists were selected since they are known to grow well in Ukiah's climate. As required, the Project including the landscaping plan, was reviewed by the Design Review Board . In addition, the Planning Commission will review the landscaping plan as part of its review of the Use Permit and Site Development Permit and will determine as part of its review if the Project should plant additional native species. Lot 7 and 8. Since the uses associated with these parcels are temporary, they are not subject to this policy. Policy CD-4.3: Partially Consistent Require landscaping that will result in the creation of HSB. The Project would remove 38 trees located in the area of new street canopies. project construction . Thirty-eight new trees would be planted . The removal of the existing trees would result in a temporary reduction in tree canopy. The new trees would be 24-inch box and over time the new trees would provide the same or larger tree canopy. The location of the new trees would provide a better canopy over the sidewalk, street, parking area, and pathways. Lot 7 and 8. Since the uses associated with these parcels are temporary, they are not subject to this policy. Goal CD-10: Consistent Preserve and enhance neighborhood character. HSB. This site is developed with the main hospital, birth center, and outpatient pavilion . All of which were built at different times with Policy CD-10. 1: differing architectural styles. The HSB attempts to establish a new Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-OS) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 10 Goal/Policy # Consistency Determination Goal/ Poli Text Ensure that new construction in established design aesthetic to enhance the UVMC Campus. As required, the neighborhoods maintains or enhances existing Project was reviewed by the Design Review Board. The DRB was very neighborhood character. supportive of the Project and the design, considering it superior to the design of the ED expansion Project and the architectural design of the existing development on the UVMC campus, and a good addition to the UVMC campus and the neighborhood. Goal CD-17: Require commercial and industrial Consistent parking lots to be designed and sited so as to HSB. The HSB would be constructed in a portion of parking lot #1. The increase the attractiveness of the areas in which westernmost section of parking lot #1 would be upgraded and they are located . modified. The modifications include landscaping and street trees along the frontage and trees and landscaping within the parking lot. Policy CD-17.1: Site commercial and industrial The parking lot is located to the side of the building rather than parking lots to be designed subservient to the directly in front of the building. The Project substantially reduces the structure it serves. amount of parking fronting on Hospital Drive, making the Project more consistent with this goal and policy than the existing development on the site. Lot 7. The parking area on the NW corner of Hospital Drive and Hamilton Street is temporary and, therefore, not subject to this policy. 1 2 Ukiah Municipal Airport Master Plan & Mendocino County Airport Comprehensive Land 3 Use Plan (CLUP). The southernmost section of the Project area is located within the 4 boundaries of the Ukiah Municipal Airport Master Plan (Master Plan) & Mendocino County 5 Airport Comprehensive Land Use Plan (CLUP) . Specifically this portion of the Project is located 6 within B2 Airport Compatibility Zone (see attachment 9, sheets A- 1 , A-2 , and A-3) . B2 areas 7 located north of the Airport are subject to the applicable infill policies included in the Master 8 Plan . The remainder of the project area , lot 7 , and lot 8 are not located within the boundaries of 9 the Ukiah Municipal Airport Master Plan ; and , therefore , are not subject to the requirements of 10 these plans . 11 12 Infill policy 2 . 1 . 6 allows new development of a similar intensity to that of surrounding, already 13 existing uses and places limits of future development in the B2 zone . Table 2 below includes 14 analysis only of the portion of the Project located within the Master Plan . The analysis included 15 in Table 2 below is based in part on the analysis included in the IS. 16 Table 2: Summa of B2 In-Fill Poli and Com atibili Criteria B2 Com atibili Criteria Staff Anal sis Normally Acceptable Uses HSB. The section of the HSB includes facilities maintenance with an area for Low intensity retail and office, low secure tools, laundry, some housekeeping space, and dietary with refrigeration . intensity manufacturing and food These uses are consistent with low intensity manufacturing and food processing processing, automobile parking uses. These uses already exist elsewhere on the site and are being relocated to the HSB. The remainder of the project area is parking lot and landscaping. Automobile parking is a normally acceptable use. Therefore, these uses are consistent with the B2 infill policy which allows new development of a similar intensity to that of surrounding, already existing uses. Deed Notice/Avigation Easement H56. A deed notice or avigation easement is required in the 62 infill zone. This Recording of a Deed Notice or dedication notice would be required only for that portion of the building located within the of an avigation or overflight easement Ukiah Municipal Airport Master Plan or Mendocino County Airport Comprehensive Land Use Plan . The requirement for a deed notice has been Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 , File No : 13-09-UP-SDP-PC 11 ' Table 2: Summa of B2 In-Fill Polic and Com atibili Criteria B2 Com atibili Criteria Staff Anal sis included as a condition of approval . Maximum Density HSB. The HSB does not include patient rooms or residential . Since the Project 90 people per acre for non-residential would not result in an increase in employees, patients, or visitors, no change in uses in the B2 infill zone density would result. Based on an 8.8 acre site and 60 people per acre, a 60 people per acre for hospitals in the B2 maximum of 528 people would be allowed at any one time (8.8 x 60 = 528) . The infill zone number of employees on the maximum shift is 325, the hospital is licensed for 78 beds, for total of 403 people. This would allow an additional 127 people on the site which would be adequate to accommodate outpatient pavilion patients, people waiting to be seen in the emergency department and visitors. Since the HSB is a non-residential use, the higher density of 90 people per acre could be used for the HSB project area . Assuming a Project area of one acre would allow an additional 30 people on the site. Minimum Open Land HSB. Based on an 8.8 acre parcel, 2.64 acres are recommended to be open land. Minimum 30% recommended The previously approved emergency department expansion project resulted in 66% open land (3.0 acres of buildings and structures / 8.8 acre parcel). Parking lots and landscaped areas are considered open land. The Project would not increase the amount of developed land since the buildings that currently house the uses would be demolished and the new building would be part one-story and part-two story. Based on the above, the Project would result in a minimum of 66% open land . Storage of Highly Flammable Materials HSB. Based on one parcel, 2,000 gallons of materials classified as "highly Up to 2,000 gallons per parcel flammable" would be allowed. The Project does not include materials classified as "highly flammable:' The Project does include a diesel fuel tank in the central yard . Diesel fuel is categorized as "combustible" not "highly flammable" by the National Fire Protection Association; therefore, the Project is consistent with this requirement. 1 2 Master Tree Lists. In April 2012 , the City Council adopted Master Tree Lists for streets , 3 parking lots , parks , riparian areas , and residential use . The table below identifies the species 4 shown on the landscaping plan , number of trees and location planted , and the list on which the 5 specific species is included . 6 Species Location and Number Planted City Master Tree List Quercus kelloggi 9 street trees along south side of Street Tree List Black oak Hospital Drive Ginkgo biloba 7 trees interior of parking lot Parking Lot List Maidenhair tree Acerrubrum 4 trees interior of parking lot Parking Lot List Red Maple Arbutus unedo 2 perimeter of parking lot Parking Lot List Strawberry tree Residential List Magnolia xsou/angiana 2 perimeter of parking lot Parks List Saucer magnolia Residential List Cornus x 'Eddies White Wonder' 2 perimeter of parking lot Parks List Dogwood Residential List Carpinus betulus fastigiata' 2 north perimeter of parking lot, Street Tree List European hornbeam adjacent to pedestrian path Parking Lot List Parks List Cercis canadenis 'Oklahoma' 4 landscaped area in front of the HSB Parking Lot List Eastern Redbud Park List Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 12 Calocedrus Decurrens 3 on either side of the entry driveway to Parks List Incense cedar ( 1) the rear of the site (6 total) 1. Species recommended by DRB 1 2 Trees that are not considered parking lot or street trees are not required to be selected from an 3 approved city tree list. Staff does recommend applicants review the City's approved trees lists 4 and select species from these lists that may be appropriate for the proposed location and 5 conditions since the species on these lists have been reviewed and approved by the Tree 6 Advisory Group , selected for the lists due to the species' ability to thrive in this climate , and 7 approved by City Council as part of a public process . All of the species selected are listed on 8 one or more approved master tree list. The species for the street trees and parking lot trees are 9 from the master lists as required . 10 11 Zoning . The zoning of all three parcels included in the Project is Heavy Commercial (C2) . The 12 purpose of the C2 district is to provide opportunities for commercial service, wholesale activities, 13 auto repair shops, agricultural supply stores, and other activities which are generally 14 inappropriate in areas developed with professional offices and retail stores. Public and quasi- 15 public uses are permitted uses (use permit required) in the C2 zoning district. Hospitals and 16 ancillary uses associated with a hospital are considered quasi-public uses requiring approval of 17 a use permit. Temporary uses consistent with the purpose and intent of the district are allowed 18 with approval of a use permit. The applicant has submitted an application for approval of the : 1 ) 19 hospital support building , central yard , and associated improvements ; and 2) temporary parking 20 and contractor trailer on lot 7 and construction staging on lot 8. 21 22 Table 3: Zoning Ordinance and Site Anelysis Zoning Ordinance Requirement Staff Analysis Setbacks, height The Project complies with the building height and setback requirements. Vehicle Parkine ReQUirements Existing Parking. The campus currently provides 278 parking spaces in six different parking lots on the UVMC campus at 275 Hospital Drive Main hospital, birth center, emergenry (see attachment 8, sheet A-1) . There is also an informal (unpermitted) department/critical care: three (3) spaces for each overflow parking lot at the northwest corner of Hospital permanent bed Drive/Hamilton Street (see attachment 7, sheet A-1) . Outpatient pavilion: One space for every 200 square Required Parking. Based on 67 permanent beds, 201 parking spaces feet are required for the main hospital, birth center, and emergency department and critical care. Based on 16,300 square feet for the outpatient pavilion, 82 parking spaces are required . The total number of parking spaces required for the UVMC campus at 275 Hospital Drive is 268 which is 10 spaces fewer than provided on the UVM campus. Proposed Parking. The HSB building would be located in existing parking lot 1 which provides 84 parking spaces. Reconstructed parking lot 1 would include 31 parking spaces, resulting in a loss of 53 spaces. The proposed number of onsite parking spaces is 225 which is 43 fewer than required . Based on the number of employees and Ukiah Valley Medical Center Hospital Support euilding and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 13 Table 3: Zoning Ordinance and Site Analysis Zoning Ordinance Requirement Staff Analysis photographic parking surveys of the UVMC campus and street parking, all 278 onsite parking spaces are needed in order to meet the parking demands of the UVMC. Staff is not requiring additional parking be provided for the HSB since the uses included in the HSB are being relocated from elsewhere on the site and no increase in employees, patients, or visitors is expected as a result of the Project. The Project includes the continued the use of lot 7 for temporary employee parking during construction of the Project. This lot would also be used for contractor trailer(s) . In orderto ensure adequate parking, staff has included a condition of approval requiring the applicant to replace the 43 parking spaces removed as result of the Project. The condition requires the parking to be provided in the areas of the demolished support buildings and/or permanent parking be provided on lot #7. Providing parking in this manner would not conflict with the approval for the emergency department expansion project and would not conflict with the location of the emergency department expansion or heliport. Bike Parkine (ZO. Section 9100(E)J Based on 278 required vehicle parking spaces, 28 bicycle parking Safe bicyde parking facilities shall be provided in all spaces are required . The existing UVMC campus has two bike racks new commercia/ developments where it is determined each able to provide parking for six bikes, for a total of 12 bike parking that the use would attract bicyclists. The number of spaces (see attachment 8, sheets A-2 and A-4) . In order to provide the bicycle parking spaces required shall not be less than 28 required bike parking spaces, an additional 16 bike parking spaces ten percent (10°oJ of the numberof required off-street are required. The Project would install parking for six bikes (see automobile parking spaces. Such safe bicycle parking attachment 8, sheet A-4). shall be located convenient to the entrance(sJ to the use. For the emergency department expansion project, Planning Commission required a total 32 bike parking spaces, including the existing 12 spaces, to be provided on the UVMC campus. Since there are 12 bike parking spaces on the site currently, 20 additional bike parking spaces were required. Based on the 6 bike parking spaces included in the HSB project, 14 additional parking spaces would be required for the emergency department project (20 additional required - 6 provided by HSB) rather than the 20 required by Use Permit 11-11. Landscaping Landscaping shall be proportional to building HSB. The project includes more landscaping and trees than any other elevations. ZO. Section 9101(C1aJ previous project on the UVMC campus. The landscaping plan includes street trees, parking lot trees, and property line trees, and landscaping trees, as well as shrubs, groundcovers and bioretention plantings. Landscape plantings shall be those which grow well in HSB. The landscape plans were developed by a landscape architect Ukiah's climate without excessive irrigation. Native and reviewed by the DRB. The species proposed were selected for species are strongly encouraged. Z. O. Section their ability to be viable in their environment and to grow well in 9101 (C1bJ Ukiah's climate. The plant palette also includes native species ( noted in bold on the landscaping plan) . The project is subject to Planning Commission review and approval . Planning Commission has the authority to modify the proposed landscaping plan . All landscape plantings shall be of sufficient size, HSB. The landscape plan indicates the trees will be 24-inch box, the health, and intensity so that a viable and mature shrubs one or five gallon depending on the species, and one gallon for appearance can be attained within a reasonable short the ground cover and green wall . The size, location, and amount of Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 14 Table 3: Zoning Ordinance and Site Analysis 2oning Ordinance Requirement Staff Analysis amount of time. Z0. Section 9101(C1c) landscaping provided is sufficient for the size of the project and more intensive and substantial than the other landscaping planted on the UVMC campus. Deciduous trees shall constitute then majority of N/A trees proposed along the south and west building HSB. There are no trees located on the west or south building exposures; non-deciduous tree species shall be elevations. The existing service yard and utility building are located to restricted to areas that do not inhibit solar access. the south of the HSB with no opportunity for tree planting. There are Z. O. Section 9101 (C1d) trees planted in the parking area to the west of the building; however, due to the distance from the building these trees will not inhibit solar access nor do they provide the opportunity for passive solar. Parking lots shall have a perimeter planting strip with HSB. The landscaping plan includes planting along the north, south, both trees and shrubs. Z. O. Section 9101(C1fJ and west sides of the parking lot, as well as a green wall between the parking lot and the birth center. A pedestrian pathway is located adjacent to the east side of the parking lot with a landscape area between the pedestrian path and the building. Based on the above, the Project is consistent with this requirement. Parking lot trees shall primarily be deciduous species, The Zoning Ordinance requires a shade percentage to be achieved at and shall be designed to provide a tree canopy 10 years, however the code does not indicate how the shade coverage coverage of fifty percent over all paved areas within should be calculated, provide the canopy size of various tree species 10 years of planting. Based on the design of the at 10 years, or define the parking area that is subject to this parking lot, a reduced number of trees may be requirement. approved through the discretionary review process. Based on staff research, communities that have a shade ordinance most commonly use a 15 year tree canopy when calculating shade coverage. In addition, tree canopy size can double between 10 and 15 Modification Reauest years. Staff was unable to find another community that used a 10 year As allowed by Zoning Ordinance section 9101(I ), the canopy for the purpose of calculating shade coverage . Staff directed applicant is requesting Planning Commission approval the applicant to use the information provided by the City of Davis of a modification to this landscaping requirement. shade ordinance to calculate the shade coverage. H56 — Lot 1. The landscaping plan includes landscape islands every 4 parking spaces, trees on the end of each row of parking. The landscape plan includes shade calculations with the size of the tree canopy and square footage calculation based on the City of Davis parking lot shade calculation requirements. Based on this information, 57.55% of the parking lot would be shaded within 15 years of planting. Since the landscaping plan includes the one tree every four spaces, trees are planted at the end of the parking rows, and trees from the require Parking Lot Tree List, and more than 50% shade coverage of the parking area within 15 years, staff recommends Planning Commission approve the modification request. Parking lots with 12 or more parking stalls shall have HSB. The landscaping plan for new parking lot #1 includes a landscape a tree placed between every 4 parking stalls within a planter with tree between every four parking spaces as required . continuous planting strip, rather than individual planting wells unless clearly infeasible. Parking lots with 12 or more parking stalls shall have H56. New parking lot #1 would be reduced to 31 parking spaces in four defined pedestrian walkways or marked pedestrian rows of parking spaces. The parking lot does not include the required facilities within landscaped areas and/or separated pedestrian pathway. The parking lot does include a public sidewalk on from automobile travel lanes. the north side of the parking lot and a pathway on the east side of the Based upon the design of the parking lot and the use parking lot. Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No: 13-09-UP-SDP-PC 15 Table 3 : Zoning Ordinance and Site Analysis Zoning Ordinance Requirement Staff Analysis it is serving, relief from this requirement may be approved as part of the discretionary review process. Parking lot #1 will most likely be used by employees who will be parked for most of the day. Nine (9) parking spaces located on the Modification Reauest east side of the parking lot connect to the pathway located on the east As allowed by Zoning Ordinance section 9101(I ), the side of the lot. The two rows of the parking located in the center of applicant is requesting Planning Commission approval the site would require people to cross one one-way drive aisle. The of a modification to this landscaping requirement. westernmost row of parking would require people to cross two one- way drive aisles. Given the small number of parking stalls in the parking lot, the likely low turnover of parking spaces, and the need to cross one or two one-way drive aisles, staff recommends Planning Commission approve the modification to the requirement to provide a pedestrian pathwaythrough the parking lot. Street trees may be placed on the property instead of HSB. The Project includes nine (9 ) street trees (quercus kelloggii) within the public right-of-way if the location is along the south side of Hospital Drive. The trees would be planted approved by the City Engineer based on safety and behind the sidewalk on the subject parcel due to the limited width of maintenance factors. the right-of-way in this area and the need to limit the encroachment into the public sidewalk. The location has been approved by Public Works. All new developments shall include a landscaping UVMC Campus. The existing site has 97,360 square feet of coverage of 20% of the gross area of the parcel, landscaping on an 8.8 acre site (25.4% landscaping coverage) . The unless based on the small size of the parcel, it would Project would increase the landscape area by 5, 108 square feet to be unreasonable and illogical . 102,468 square feet (26% landscape coverage) . A minimum of 50% of the landscaped area shall be HSB. The landscaping plan includes trees, shrubs, groundcover, and live plantings. bioretention planting which make up at least 50% of the landscaped area . Landscaping plans shall include an automatic HSB Irrigation Plan. The plans include an irrigation plan (see irrigation plan and lighting plan . attachment 8) . A condition of approval has been applied to the Project requiring plans submitted for building permit to demonstrate compliance with the state's Model Water Efficient Landscape Ordinance. A mitigation measure has been applied related to geology and soils to ensure that irrigation does not impact building foundation . HSB Lighting Plan. The plans include a lighting plan. Since the initial study was written, additional lighting information has been provided by the applicant (see attachment 7) . The Project includes the following lighting: 1. Parking lot lighting mounted on a 20-foot pole . This LED fixture is downcast with no exposure of the bulb. 2. Pathway lighting. This is a 3-foot tall bollard style LED light with downcast louver and full cutoff. 3. Under canopy lighting for the loading dock. This LED lighting is downcast with a recessed lens that would not be visible from outside of the loading dock area . 4. % sphere wall sconce above the exit door to the service yard . This fixture is downcast and fully shielded . 5. Ceiling mounted lighting for the entries on the north and south ends of the building. Only the lens and rim are visible with the lens recessed. The fixture is fully downcast and the fixture would not be visible from outside of the entry. 6. Lighting for the second story deck on the north and south Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 16 Table 3: Zoning Ordinance and Site Analysis Zoning Ordinance Requirement Staff Analysis building elevations. This lighting is wall mounted and downcast. Light would not trespass would be blocked by the exterior wall for the deck. All landscaping shall be adequately maintained in a The standard condition of approval for landscape maintenance has viable condition . been applied to the Project (see attachment 3, standard conditions of approval) . 1 2 Sign Ordinance. Only signs required by the Building and Fire Code are proposed for this 3 Project. These signs are exempt from permit requirements and Planning Commission review. 4 ' S Design Guidelines. The City has adopted design guidelines for commercial projects . The 6 Project is a quasi-public (hospital) development project and , therefore , is not subject to the 7 guidelines . The Project is subject to the findings required for approval of a Site Development S Permit discussed below. 9 10 Use Permit. The UVMC currently operates under several different use permits . The proposed 11 Project requires a new use permit to allow: 1 ) the construction of the HSB and associated 12 improvements and central yard ; and 2) the temporary uses (temporary employee parking , 13 contractor parking and trailer(s) , and construction staging) associated with construction of the 14 Project. 15 16 In order to approve a Use Permit , zoning ordinance section 6262 (E) requires specific findings 17 to be made . Table 4 below includes the findings required for approval of a use permit along 18 with staffs consistency analysis . 19 Table 4: Use Permit Anal sis Use Permit Findin s Staff Anal sis The proposed /and use is consistent with The Project is consistent with the General Plan and Zoning Ordinance as the provisions of this Title as well as the described above in Tables 1 and 3 respectively. goals and policies of the City General Plan. The proposed land use is compatible with The Project, as conditioned, is compatible with surrounding land uses based on surrounding /and uses. the following: The area is developed primarily with the UVMC campus and other medical and professional office uses. The scale and intensity of the Project is consistent with surrounding development. The Project provides adequate parking during Project construction and for the completed Project as described above in Zoning, Vehicle Parking. The Project would infill the UVMC hospital campus by construction the HSB in existing parking lot 1 and relocating existing support uses located throughout the campus to the HSB; therefore, the Project does not change or expand the use of the site. The Project would not result in a new noise source. Existing support uses would Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 17 Table 4: Use Permit Anal sis Use Permit Findin s Staff Anal sis be centralized in one building and the old support buildings demolished . Existing utilities (transformers, generators, boiler, and similar uses) that support the hospital would be relocated to a central yard . The central yard would be enclosed with a CMU wall and gates. The location is further from patient rooms and the CMU enclosure should reduce any noise associated with these uses since the existing utilities are located throughout the campus and are typically not enclosed. The newer units are also quieter than the older units that would be replaced . No noise complaints have been received related to support uses, generators, or • similar uses at UVMC. Lot 7. This parcel would be used for temporary employee parking and contractor parking and trailers. Use Permit 11-11 approved temporary parking and construction staging for this parcel . C2 uses are located to the east, west and south of the parcel. A condition of approval has been applied to the Project requiring the parking and contractor trailer(s) to be as far as practicable from the residential uses located immediately to the north . Lot 8. This parcel would be used for temporary construction staging. Use Permit 11-11 approved a temporary heliport and permanent parking lot for this parcel . The construction staging use would be similar to a parking lot in terms of effects. A parking lot for Home Depot is located immediately to the east and the UVMC campus is located immediately south. A condition of approval has been applied to the Project requiring the staging to be located as far as practicable from the residential uses located immediately north . Based on the above, the Project is consistent with this requirement. The proposed land use shall not be The Project, as conditioned, would not be detrimental to the public's health, detrimental to the public's health, safety safety, and welfare based on the following: and general welfare. Only signage required by code (such as fire and building codes) is proposed . The Project would modify access to the project area by constructing one new driveway to the HSB loading area and a separate driveway entrance into new parking lot 1. The location of the driveways has been reviewed by Public Works, Fire and Police. Public Works required the driveway entrance into parking lot 1 to be aligned with the existing T-intersection of Hospital Drive / Hamilton Street. The Project was revised to include an alignment acceptable to Public Works. In order to ensure adequate emergency access into and through new parking lot #1, the Fire Department has included a condition of approval requiring mature trees in the parking lot to be trimmed up to 12-feet from ground level at maturity (see attachment 3) . The intent of the condition is to ensure that the ladder truck can enter and maneuver through the parking lot in the event of a fire or other emergency. The Project includes a public sidewalk along Hospital Drive, crosswalks at all legs of the intersection of Hospital Drive / Hamilton Street, and pathways that connect the parking lot to the HSB entry and the public sidewalk to the HSB entry. In order to ensure that the building can be easily located and identified, a Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 18 Table 4 : Use Permit Anal sis Use Permit Findin s Staff Anal sis condition of approval has been included requiring the applicant apply for and receive an address assignment for the HSB (see attachment 3) . Site lighting. The lighting for the Project (see description above) is downcast and fully shielded. The lighting proposed is intended to provide adequate safety and security and to prevent excessive light and glare. The proposed lighting in conjunction with the mitigation measures for aesthetics (light and glare) would result in adequate lighting for the location and use that does not result in a new source of light or glare that would be detrimental to public health or welfare . Noise. A temporary increase in noise would result from project construction . In order to minimize the effects of this noise, mitigation measures have been applied to the project which will also be incorporated by reference as conditions of approval. The Project would be relocated various support uses that currently exist on the site to the H56. No noise is currently associated with these uses and no new noise would be generated as a result of their relocation. The Project has been reviewed by the Police, Fire, and Public Works Department and Building Official . The departments support the revised access and circulation for 275 Hospital Drive. Lots 7 and 8. The temporary parking lot and construction staging area would be required to comply with City requirements and a condition of approval has been applied to the Project requiring the parking lot and construction staging area to be treated to suppress dust and for use of the site for parking and construction staging to cease once construction of the Project has been completed (see attachment 3) . 1 2 3 Site Development Permit. Zoning Ordinance section 9101 (A) requires a site development 4 permit for all development projects in the C2 zoning district. In order to approve a Site 5 Development Permit, zoning ordinance section 6263 (E) requires specific findings to be made. 6 Table 5 provides consistency analysis for 275 Hospital Drive and Lot 8 (permanent parking lot) 7 only. The temporary heliport on Lot 8 and Lot 7 which would be used for temporary employee 8 parking and construction staging are not evaluated since these are temporary uses that do not 9 include permanent improvements . 10 Table 5 : Summa of Pro 'ect Consisten with Site Develo ment Permit Findin s Zoning Code Site Development Permit Staff Analysis Findin s The proposal is consistent with the goals, The Project is consistent with the General Plan as described above in objectives, and policies of the City General Plan . Table 1 . The location, size, and intensity of the proposed HSB. The revised circulation has been reviewed by Public Works, the project will not create a hazardous or inconvenient Fire Marshal and Police Department. Comments from the Public Works vehicular or pedestrian traffic pattern . Department related to intersection alignment, crosswalks and curb ramps have been included as part of the project (see sheet C-101) and discussion below. In addition, the size of the parking lot has been reduced from 84 parking spaces to 31 and direct connections to the HSB Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No: 13-09-UP-SDP-PC 19 is provided from the sidewalk along Hospital Drive via a pedestrian pathway to the front of the building and from the pathway on the east side of the parking lot that connects to a pathway that leads to the front of the HSB. This is an improvement over the previous location of support uses and parking for these uses in that the uses were scattered throughout the campus and employees and visitors walked through long drive aisles and parking lots in order to access the various uses or go from use to use. The project centralizes these uses into a single area, provides designated pedestrian pathways and a centralized parking lot to serve the support uses, creating a more convenient and safer traffic pattern for vehicles and pedestrians. The accessibility of off-street parking areas and the H56. The Project has been reviewed by Public Works. Public Works relation of parking areas with respect to traffic on required the new driveway access to parking lot 1 to be aligned with the adjacent streets will not create a hazardous or intersection of Hospital Drive / Hamilton Street as shown on the plans inconvenient condition to adjacent or surrounding (sheet C-101 and A-4) . Public Works also required the installation of uses. crosswalks on all three legs of the T-intersection along with ADA compliant curb ramps. Currently, there is a crosswalk on the west leg of the intersection and curb ramps that do not meet current ADA standards. The alignment, crosswalks and curb ramps required by Public Works have been incorporated into the project and are shown on sheet C-101. Due to the temporary nature and intensity of the uses proposed for lots 7 and 8, similar improvements were not required for these parcels as part of this project. See also location, size, and intensity discussion above. Based on the above, the Project is consistent with this finding. Sufficient landscaped areas have been reserved for HSB. The HSB would be constructed in parking lot 1; and the cyclone purposes of separating or screening the proposed fencing would be removed . No new fencing would be installed along structure(s) from the street and adjoining building Hospital Drive. Street trees would be planted along the Hospital Drive sites, and breaking up and screening large frontage and in around the perimeter of the parking lot. The expanses of paved areas. landscaping plan includes landscaping in and around the parking lot, in front of the HSB, a green wall between the parking lot and the east elevation of the OB wing of the hospital to provide screening, and in the islands in the parking lot. The Project increases the amount of landscaping in the project area, within and around the perimeter of the parking lot and provides screening of the parking lot from patient rooms. The size of parking lot 1 has been reduced to 31 spaces from 84. Based on the above, sufficient landscaping has been provided and the landscaping provided is an improvement over existing parking lot 1, and consistent with this finding. The proposed development will not restrict or cut HSB. The building is comprised of one and two-story sections. The one- out light and air on the property, or on the story section ranges in height from 14 feet to 17 feet and the two property in the neighborhood; nor will it hinder the sections range in height from 34 feet to 37 feet. Given the height and development or use of buildings in the location of the building, light and air would not be restricted. The design neighborhood, or impair the value thereof. and quality of the project is an improvement over the existing buildings support buildings on the site. The new HSB improves the function, aesthetics, and circulation of the site and campus. Based on the above, the Project is consistent with this finding. Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 20 The improvement of any commercial or industrial N/A structure will not have a substantial detrimental There is no residential zoning district adjacent to the UVMC campus at impact on the character or value of an adjacent 275 Hospital Drive. residential zoning district. The proposed development will not excessively HSB. There are no creeks on the site. This site has already been damage or destroy natural features, including disturbed due to development of the UVMC campus. Therefore, there trees, shrubs, creeks, and the natural grade of the are no natural features remaining on the site. site. The landscaping on the site, including trees, was planted as part of development of the UVMC campus. In order to construct the Project, 38 trees would be removed . The landscaping plan includes the planting of 38 trees, groundcover, shrubs, and a green wall to provide screening of the parking lot from the OB wing. Although, the project will result in the removal of trees, the trees that would be removed were planted as part of previous development projects on the site. In addition, the plans were reviewed and the site visited by arborist John Phillips who concluded that: l) the trees to be removed were planted in the recent past; and 2) the trees were neither large nor native . The same number of trees would be planted and the planting of the trees would be in locations that provide a greater community and aesthetic benefit by creating more parking lot shade, better defining the streetscape and screening the project from the east and defining the entry driveway to the loading area . Due to the location of existing development on the site, the site is constrained as to potential locations for the HSB; therefore, while the project will result in the removal of trees the project does not "excessively damage or destroy natural features but rather removes the fewest trees necessary for construction of the project. The site is relatively flat. Grading would occur in order to construct the Project and would comply with geotechnical recommendations; however, the grading would not be excessive. Based on the above, the Project is consistent with this finding. There is sufficient variety, creativity, and HSB. The Project was reviewed and unanimously supported by the DRB articulation to the architecture and design of the as discussed above. The building includes one- and two-story sections structure(s) and grounds to avoid monotony which helps break-up the mass of the building. A mix of materials is also and/or a box-like uninteresting external used, including smooth stucco, stone veneer, and metal panels. The appearance . second story is setback from the first story on the south elevation providing articulation and a covered deck/walkway on the south elevation (see sheets A-5 and A-6) . The front of the building includes windows on the first and second stories and canopies cover the entry on the north elevation and the loading area on the east elevations. All of the features noted above combine to create a visually interesting and cohesive design with a variety of materials, building heights, and articulated design elements. Based on the above, the Project is consistent with this finding. 1 2 3 ENVIRONMENTAL REVIEW 4 5 Planning Department staff prepared an Initial Environmental Study ( IS) in order to evaluate the 6 potential impacts that could result from the Project. The IS identified potential impacts to 7 aesthetics, air quality , biological resources , cultural resources , geology/soils , and noise (see 8 attachment 9 , IS , pages 6-9) . As part of the IS , mitigation measures were identified that would Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 21 1 reduce the impacts to less than significant levels ; therefore, a mitigated negative declaration 2 was prepared for the Project (see attachment 9 , MND) . 3 4 The geotechnical report for the emergency department , expansion project included 5 recommendations related to the landscaping next to the building . The recommendations were 6 included as mitigation measures for the ED expansion project. Since it is likely the soils in the 7 HSB project area are similar to the soils in the area of the ED expansion project area and a 8 project specific geotechnical report has not yet been prepared for the HSB project, the same 9 mitigation measures have been applied to the HSB project. Staff request Planning Commission 10 review the landscaping plan as required by the Geology/Soils mitigation measures which states : 11 12 Planning Commission review of the landscaping plan for the Project shall include review 13 of the species adjacent to the ED Expansion and recommendations for appropriate 14 drought tolerant species and/or removal of landscaping in this area based on the 15 recommendation included in the geotechnical report. 16 The NOI was made available in the following manner: 17 18 ■ sent to the State Clearinghouse on August 7 , 2013 ; 19 ■ posted at the Mendocino County Clerk on August 7 , 2013 ; 20 ■ mailed to property owners within 300 feet of the parcels included in the Project on 21 August 6 , 2013; and 22 ■ published in the Ukiah Daily Journal on August 7 , 2013 . 23 24 The IS and MND for this project required a 30-day comment period which began on August 9 , 25 2013 and ended on September 9 , 2013 . As of the writing of this staff report, no comments have 26 been received from State Agencies or the public in response to the notice of intent. 27 28 PUBLIC NOTICE AND COMMENT 29 30 Public Notice of the Project was provided in the following manner: 31 32 ■ mailed to property owners within 300 feet on August 6, 2013 (with the NOI ) ; 33 ■ published in the Ukiah Daily Journal on August 7 , 2013 (with the NOI ) ; and 34 ■ posted on the project parcels on August 8, 2013 . 35 36 As of the writing of this staff report, no correspondence has been received in response to the 37 notice . 38 39 DECISION TIMELINE 40 41 The proposed project is subject to the requirements of the Permit Streamlining Act ( PSA) . This 42 application was submitted to the Planning and Community Development Department on March 43 29 , 2013 and was deemed complete on July 19 , 2013 . The mitigated negative declaration is 44 required to be adopted by the Agency within 180 days of the application being deemed 45 complete. The PSA requires that a decision be made on the project within 60 days of the 46 adoption of the Mitigated Negative declaration . As such , the MND must be adopted no later than 47 January 18 , 2014 , and a decision must be made on this Project within 60 days of the date the Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 22 1 MND is adopted . The applicant may request a one time 90-day extension of the decision 2 timeline . The next regularly scheduled Planning Commission meeting is September 25 , 2013 . 3 4 CONCLUSION 5 6 Staff recommends Planning Commission : 7 8 1 . Adopt the Mitigated Negative Declaration based on the findings included in, attachment 9 1 ; 10 2 . Approve the Use Permit based on the findings included in attachment 2 and subject to 11 the conditions of approval included in attachment 3 ; and 12 3 . Approve the Site Development Permit based on the findings included in attachment 2 13 and subject to the conditions of approval included in attachment 3 . 14 15 16 17 ATTACHMENTS 18 19 1 . Draft Findings for Adoption of Mitigated Negative Declaration 20 2 . Draft Use Permit and Site Development Permit Findings 21 3 . Draft Use Permit and Site Development Permit Conditions of Approval 22 4 . Project Description date stamped June 27 , 2013 , Letter from Civil Engineer date 23 stamped March 29 , 2013 , and Project Details and Request for Modification date 24 stamped May 28, 2013 25 5 . Arborist Report date stamped September 3 , 2013 and letter date stamped 26 6 . Design Review Board Minutes Excerpt from April 11 , 2013 and February 14 , 2013 27 7 . E�erior Project Lighting Plan and Cutsheets date stamped September 4 , 2013 28 8 . Project Plans date stamped July 5 , 2013 29 9 . Initial Environmental Study and Mitigated Negative Declaration — provided to Planning 30 Commission separately on August 28 , 2013 31 Ukiah Valley Medical Center Hospital Support Building and Central Yard Use Permit & Site Development Permit 275 Hospital Drive (APNs 002-193-23 and 002-160-08) and APNs 002-160-10 and 13 File No : 13-09-UP-SDP-PC 23 1 ATTACHMENT 1 a 3 4 DRAFT FINDINGS FOR ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR 5 THE UKIAH VALLEY MEDICAL CENTER 6 HOSPITAL SUPPORT BUILDING AND CENTRAL YARD 7 TEMPORARY PARKING, CONTRACTOR TRAILER AND CONSTRUCTION STAGING 8 PURSUANT TO THE REQUIREMENTS OF THE 9 CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA'7 10 11 12 1 . The Project will approve a Use Permit and Site Development to allow the construction of an 13 11 , 200 square foot hospital support building and central yard at 275 Hospital Drive and 14 temporary employee parking and contractor trailer(s) and parking on the northwest corner of is Hospital Drive/Hamilton street and construction staging on the northeast corner of Hospital 16 Drive/Hamilton Street. 17 18 2 . The City of Ukiah as- lead agency has prepared an Initial Environmental Study and a 19 Mitigated Negative Declaration dated August 2013 to evaluate the potential environmental ,2o impacts of the Ukiah Valley Medical Center Hospital Support Building , Central Yard , 21 Temporary Parking Lot, Construction Staging , and Contractor Trailer and Parking (" Project") . 22 23 3 . The Initial Environmental Study examined areas of potential impacts and based on the 24 conclusions reached in the Initial Environmental Study, it has been determined that the 25 proposed project, as mitigated , would not have significant adverse impacts on the 26 environment for the following reasons : 27 2s A. A mitigation measure has been included to reduce any impacts related to light and glare 29 to less than significant. Impacts to visual quality were determined to be less than 30 significant or no impact. 31 32 B . Construction of the Project would result in an increase in PM10 . Mitigation measures for 33 construction of the Project have been applied to the Project. The Project is also required 34 to obtain a Permit from the Mendocino County Air Quality Management District 35 (MCAQMD) which will apply any necessary conditions to Project construction necessary 36 to ensure compliance with air quality standards. 37 38 C . In order to construct the Project, thirty-eight (38) trees withi � the construction area of the 39 HSB and associated improvements would be removed . The landscaping plan includes 4o the planting of thirty-eight new trees . A mitigation measure has been included to 41 protect any birds that may be nesting in trees that would be removed or that are 42 proximate to the trees to be removed . This would reduce any impacts to biological 43 resources to less than significant. Since the trees that would be removed were planted 44 as part of previous development on the UVMC campus and would be replaced at a ratio 45 of 1 : 1 , the impact related to trees is less than significant. 46 47 D . There are no streams , creeks , or water courses on the parcels included in the Project . � 4g Gibson Creek is located west and south of the Project and is a tributary of the Russian 49 River which has been designated as impaired for temperature and sedimentation . Orrs so Creek is located north of the site and is also a tributary to the Russian River. The 51 Project is required to obtain a permit from the North Coast Regional Water Quality 52 Control Board (NCRWQCB) and to comply with the City of Ukiah 's Storm Water Findings for Adoption of a Mitigated Negative Declaration Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Uses Use Permit and Site Development Permit File No. : 13-09-UP-SDP-PC 1 1 Management Plan as well as the Ukiah City Code requirements for erosion and 2 sediment control and storm water. Compliance with the requirements imposed by the 3 NCRWQCB and City of Ukiah would ensure that the Project does not impact local 4 creeks or the Russian River. 5 6 E . The Project area is not identified on the Area of High Archeological Sensitivity included � in the City of Ukiah General Plan . It is highly unlikely that there are archeological 8 resources or human remains on the parcels included in the Project. In the unlikely event 9 that cultural resources or human remains are discovered during grading operations for � lo the Project, mitigation measures have been included to reduce the impact to less than 11 significant. 12 13 F . The Project is required to comply with the recommendations included in the geotechnical 14 report required for the Project, which would be applied through the building permit review is process. A geotechnical report was prepared for a previous project on the site . The 16 recommendations included in this geotechnical report have been applied to this Project 1 � and a site and project specific geotechnical report is required for the Project. The site 18 and project specific geotechnical report is required to be submitted as part of the building 19 permit submittal documentation and the Project is required to comply with all 2o recommendations included in the geotechnical report. 21 22 G . The Project is required to obtain a permit from the Regional Water Quality Control 23 Board , comply with the City of Ukiah 's Storm Water Management Plan , and the Ukiah 24 City Code which includes requirements for storm water systems , and erosion and 25 sediment control . Compliance with these requirements as well as the low impact 26 development improvements included as part of the Project result in less than significant 27 impacts to Hydrology and Water Quality. 2s 29 H . The Project is not located within a 100-year flood hazard area . The Project parcels are 3o designated as Zone X, areas determined to be outside the 0 . 2% annual chance 31 floodplain , on FEMA Flood Insurance Rate Map, Map #06045C1514F , Panel # 1514 of 32 2100 , effective date June 2 , 2011 . 33 34 I . A portion of the Project is located in the 62 compatibility zone . Since the Project is 35 located north of the Ukiah Municipal Airport, this portion of the Project is required to 36 comply with the requirements of the B2 infill policy. The remainder of the Project is 3 � located outside of the boundaries of the Mendocino Count Comprehensive Land Use Y 38 Plan and the Ukiah Municipal Airport Master Plan ; and , therefore , not subject to the 39 compatibility requirements. Based on the analysis included in the Initial Study, the 4o Project is consistent with the requirements of the B2 infill policy. 41 42 J . The Project is infill development located in an area primarily developed with the existing 43 Ukiah Valley Medical Center hospital campus and other medical and professional office 44 uses . The Project is consistent with the applicable goals and policies of the City of 45 Ukiah General Plan . 46 47 K. No mineral resources or agricultural lands are located within or in close proximity to the 48 project area . 49 5o L . Construction of the Project would result in a temporary increase in noise levels in the 51 Project area . Residential uses are located to the north of the Project. Mitigation 52 measures have been included to limit the hours of construction and reduce noise from Findings for Adoption of a Mitigated Negative Declaration Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Uses Use Permit and Site Development Permit File No. : 13-09-UP-SDP-PC 2 1 construction equipment. These mitigation measures would reduce construction noise 2 impacts to less than significant. 3 4 M . The Project would not result in an increase in the number of employees ; therefore , the 5 Project would not result in an increase in the need for housing or in population growth . 6 The Project does not include or eliminate any housing . 7 8 N . There are adequate public services and utilities to serve future development in the 9 project area . lo 11 O . The Project would not result in an increase in the number of employees , patients, or 12 visitors ; therefore , there would be no change in the level of service of intersections in the 13 Project area and existing capacity would not be affected . 14 15 P . The Project would not result in climate change or greenhouse gas impacts . The Project 16 does not violate any plans or policies adopted to address climate change/GHG . The 1 � Project does not meet the impact threshold used by the local air district for determining a 18 significant impact . The Project was referred to and reviewed by the Mendocino County 19 Air Quality Management District and the District did not identify any impacts related to 2o climate change or GHG . 21 22 4 . The Initial Environmental Study examined areas of potential impacts that may result from the 23 implementation of the Project. Based on the conclusions reached in the Initial 24 Environmental Study, it has been determined that the proposed Project has the potential to 25 have significant environmental impacts on aesthetics , air quality, biological resources , 26 cultural resources, geology/soils , and noise without the implementation of mitigation 27 measures . The analysis and conclusion reached in the Initial Environmental Study identified 28 mitigation measures that would reduce the potential impacts on aesthetics, air quality, 29 biological resources , cultural resources , geology/soils , and noise to less than significant 30 levels based on the following : 31 32 Aesthetics 33 34 Potential Impact : The Project could result in impacts related to new sources of light or glare . 35 36 Mitiqation Measure : 37 38 A. All outdoor light fixtures shall be located , aimed , and shielded so as to minimize light 39 trespassing over property lines and avoid directing light towards motorists and 4o pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International 41 Dark Sky Association ( IDA) approved or equivalent. Prior to installation of the exterior 42 lighting , the applicant shall prepare a photometric plan for review and approval by the 43 Planning Department that demonstrates the lighting will not spillover onto adjacent 44 properties and that all lighting is shielded and downcast. 45 46 B . Plans submitted for building permit shall include a photometric plan that demonstrates 4� lighting will not spillover onto adjacent properties and that the lighting levels will not 4s produce excessive light or glare . The lighting plan is subject to staff review and 49 approval . The lighting plan shall utilize fixtures that are consistent with Aesthetics 5o mitigation measure #B above . : 51 Findings for Adoption of a Mitigated Negative Declaration Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Uses Use Permit and Site Development Permit File No. : 13-09-UP-SDP-PC 3 1 The inclusion of mitigation measure above will reduce any potential impacts to aesthetics to 2 less than significant levels . 3 4 Air Quality s 6 Potential Impact: The use of a temporary parking area for employees and construction of � the Project would result in a temporary increase in increase PM- 10 levels . s 9 Mitiqation Measures : lo 11 A. Lot 7 shall be covered in gravel or otherwise treated to prevent excessive dust and 12 trackout and shall be reapplied as needed to avoid the release of dust for the duration 13 of the use of this site as a temporary parking lot and construction staging . 14 15 B. Construction activities shall be conducted with adequate dust suppression methods , 16 including watering during grading and construction activities to limit the generation of 1 � fugitive dust or other methods approved by the Mendocino County Air Quality 18 Management District. Prior to initiating soil removing activities for construction 19 purposes , the applicant shall pre-wet affected areas with at least 0 . 5 gallons of water 2o per square yard of ground area to control dust. 21 22 C. The burning of construction debris is prohibited . Any disposal of vegetation removed as 23 a result of site preparation shall be lawfully disposed of, preferably by chipping and 24 composting , or as authorized by the Mendocino County Air Quality Management 25 District. 26 27 D . During construction activities , the applicant/owner/contractor shall remove daily 2g accumulation of mud and dirt on paved access lanes that serve the project site . 29 3o E. Any stationary on-site internal combustion engines over 50 horsepower (i . e . generators) 31 may require a permit from the MCAQMD depending upon fuel source and level of 32 operation . It is the responsibility of the City to contact the District regarding this matter 33 and to secure any required permits prior to site preparation and construction activities . 34 35 F. All activities involving site preparation , excavation , filling , and construction of the Project 36 shall institute a practice of routinely watering exposed soil to control dust, particularly 37 during windy days . 38 39 G . All inactive soil piles on the project site shall be completely covered at all times to 4o control fugitive dust. 41 42 H . All activities involving site preparation , excavation , filling , grading , and actual 43 construction shall include a program of washing off trucks leaving the construction site 44 to control the transport of mud and dust onto public streets . 45 46 I . Low emission mobile construction equipment, such as tractors , scrapers , and 4� bulldozers shall be used for earth moving operations . 48 49 The inclusion of these mitigation measures will reduce any potential impacts to air quality to 50 less than si nificant levels . 9 51 52 Findings for Adoption of a Mitigated Negative Declaration Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Uses Use Permit and Site Development Permit File No. : 13-09-UP-SDP-PC 4 i Biological Resources 2 3 Potential Impact : The removal of trees necessary for Project construction could affect 4 nesting birds. 5 6 Mitiqation Measure : 7 s A. If site preparation and tree removal/trimming include the spring bird nesting season 9 (February through July) , a preconstruction survey shall be conducted by a qualified 10 professional within two weeks prior to removing/trimming any trees. If active nests (with 11 eggs or living young) are found , no activity shall be permitted that might disturb or remove 12 the active nests until the young birds are able to leave the nest and forage on their own . 13 Empty nests may be removed . If eggs or young are present, the nests shall be left until the 14 young birds leave. Setback buffers for the nests will vary depending on the species 15 affected and the location of the nest. Buffer zones shall be determined on a case by case 16 basis in consultation with a California Department of Fish and Game biologist. 17 18 The inclusion of this mitigation measure will reduce any potential impacts to biological 19 resource to less than significant levels . 20 2i Cultural Resources 22 23 Potential Impact: Construction activities could result in the discovery and disturbance of 24 previously unknown archeological resources. Future construction activities could disturb 25 prehistoric or historic resources . 26 2� Mitiqation Measure : 2s A. If, during site preparation or construction activities , any historic or prehistoric cultural 29 resources are unearthed and discovered , all work shall immediately be halted , and the 3o City shall be notified of the discovery. The applicant shall be required to fund the hiring 31 of a qualified professional archaeologist to perform a field reconnaissance and to 32 develop a precise mitigation program if deemed necessary. 33 34 Potential Impact: Construction activities could result in the discovery and disturbance of 35 human remains 36 37 Mitiqation Measure : 3s B . If human remains are encountered during construction excavation and grading activities , , 39 State Health and Safety Code Section 7050 . 5 requires that no further disturbance shall , 40 occur until the County Coroner has made the necessary findings as to the origin and 41 disposition pursuant to PRC Section 5097 . 98 . If the remains are to be of Native 42 American descent, the coroner has 24 hours to notify the Native American Heritage 43 Commission (NAHC) . The NAHC will then identify the person(s) thought to be the Most 44 Likely Descendent, who will help determine what course of action should be taken in 45 dealing with the remains . 46 4� The Project will not substantially degrade cultural resources with the inclusion of the 48 mitigation measures above . 49 so The inclusion of these mitigation measures will reduce any potential impacts to cultural 51 resource to less than significant levels . 52 Findings for Adoption of a Mitigated Negative Declaration Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Uses Use Permit and Site Development Permit File No. : 13-09-UP-SDP-PC 5 i Geology/ Soils 2 3 Potential Impact: The installation of landscaping and irrigation adjacent to building 4 foundations could compromise the foundation resulting in substantial risks to property or life 5 due to expansive soils . 6 7 Mitigation Measures : 8 9 A. In order to avoid moisture accumulation or watering adjacent to foundations , no lo landscaping is allowed against the structure unless moisture accumulation is considered . 11 Only drought tolerant species are allowed proximate to the foundation of the ED 12 expansion . If landscaping is allowed adjacent to the structure , landscaping and irrigation 13 plans for this landscaping shall be designed to direct water away from the foundation . 14 is B . Planning Commission review of the landscaping plan for the Project shall include review 16 of the species adjacent to the ED expansion and recommendations for appropriate 1 � drought tolerant species and/or the removal of landscaping in this area based on the 18 recommendation included in the geotechnical report. 19 2o C . The landscaping plan and irrigation plan submitted as part of the building permit plans 21 are subject to staff review and approval and shall demonstrate compliance with the 22 landscaping plan approved by Planning Commission . The landscaping plan and 23 irrigation plans shall clearly demonstrate the water will be directed away from the 24 foundation . 25 26 The inclusion of this mitigation measure will reduce any potential impacts to geology/soils to 2� less than significant levels . 28 29 Noise 30 31 Potential Impact: Construction of the Project would result in a short-term and temporary 32 increase in noise levels in the area that may affect sensitive receptors in the vicinity of the 33 Project and on the Project site . 34 35 Mitiqation Measures : 36 37 A. Construction hours are limited to Monday through Friday from 7 : 00 a . m . to 6 : 00 p. m . and 38 from 9: 00 a . m . to 4 p. m . on Saturday. Construction hours are prohibited on Sunday and 39 all holidays recognized by the City of Ukiah . Interior work that generates negligible or no 4o noise at the property line is allowed outside of the construction hours noted above . 41 42 Approval of additional construction hours may be requested in writing from the 43 Community Development Director and Public Works Director for extenuating 44 circumstances . The written request must be submitted a minimum of 14 days prior to 45 the date for which the change in construction hours/days is being requested and shall 46 explain the need for the extended construction hours , describe the extenuating 4� circumstances , and identify the additional construction hours requested , including the 4s duration . 49 so B . Signs shall be posted at the Project site prior to commencement of construction of the 51 proposed Project for the purpose of informing all contractors/subcontractors , their Findings for Adoption of a Mitigated Negative Declaration Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Uses Use Permif and Site Development Permit File No. : 13-09-UP-SDP-PC 6 1 employees , agents, material haulers , and all other persons at the construction site(s) of 2 the basic requirements of mitigation measures for Noise . 3 4 C . Signs shall be posted at the construction sites that include the permitted construction 5 days and hours , day and evening contact number for the job site , and a contact number 6 in the event of problems . 7 8 D . An onsite complaint and enforcement manager shall respond to and track complaints 9 and questions related to noise . 10 11 E . Equipment and trucks used for proposed Project construction shall use the best 12 available noise control techniques (e . g . improved mufflers, use of intake silencers , ducts , 13 engine enclosures , and acoustically-attenuated shields or shrouds , wherever feasible) . 14 15 F . Impact tools (e . g . jack hammers , pavement breakers , and rock drills) used for Project 16 construction shall be hydraulically or electrically powered wherever possible to avoid 17 noise associated with compressed air exhaust from pneumatically powered tools . 18 19 G . Stationary construction noise sources shall be located as far from sensitive receptors as 2o possible and they shall be muffled . 21 22 H . No outside amplified sources (e . g . stereo " boom boxes") shall be used on site during 23 Project construction . 24 25 The inclusion of these mitigation measures will reduce any potential impacts to noise to less 26 than significant levels . 27 2s 5 . The revisions made to the Project before the adoption of the mitigated negative declaration 29 and initial environmental study would avoid the effects or mitigate the effects to a point 3o where clearly no significant effect on the environment would occur. 31 32 6 . There is no substantial evidence in light of the whole record before the City of Ukiah that the 33 Project, as mitigated , would have a significant effect on the environment. 34 35 7 . The Initial Environmental Study was prepared and demonstrated there is no substantial 36 evidence that supports a fair argument that the Project, as mitigated , would have a 37 significant effect on the environment. 38 39 8 . Based upon the analysis , findings, and conclusions contained in the Initial Environmental 4o Study, the Project, as mitigated , does not have the potential to degrade the quality of the 41 local or regional environment. 42 43 9 . Based upon the analysis , findings , and conclusions contained in the Initial Environmental 44 Study, the Project, as mitigated , will not result in short-term impacts that will create a 45 disadvantage to long-term environmental goals . 46 4� 10 . Based upon the analysis , findings , and conclusions contained in the Initial Environmental 48 Study, the Project, as mitigated , will not result in impacts that are individually limited , but 49 cumulative considerable . 50 Findings for Adoption of a Mitigated Negative Declaration Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Uses Use Permit and Site Development Permit File No. : 13-09-UP-SDP-PC 7 1 11 . Based upon the analysis , findings , and conclusions contained in the Initial Environmental 2 Study, the Project, as mitigated , will not result in impacts that will cause substantial adverse 3 effects on human beings, either directly or indirectly. 4 5 12 . The Initial Environmental Study and Mitigated Negative Declaration were sent to the State 6 Clearinghouse for State Agency review and comment and publicly noticed and made � available for public review and written comment from August 9 through September 9 , 2013 . 8 No comments were received during the review and comment period for the Mitigated 9 Negative Declaration . lo 11 13 . Notice of Intent to adopt the Mitigated Negative Declaration was made available in the 12 following manner: sent to the State Clearinghouse on August 7 , 2013 ; posted at the 13 Mendocino County Clerk on August 7 , 2013 ; mailed to property owners within 300 feet of 14 the parcels included in the Project on August 6, 2013 ; and published in the Ukiah Daily is Journal on August 7 , 2013 . 16 1 � 14. A Mitigation Monitoring Program has been prepared to ensure compliance with the adopted 1s mitigation measures . 19 20 15 . September 11 , 2013, the Planning Commission voted to adopt the Mitigated 21 Negative Declaration . 22 ' 23 16 . The Initial Environmental Study and Mitigated Negative Declaration and record of 24 proceedings of the decision on the Project are available for public review at the City of Ukiah 25 Planning Department, Ukiah Civic Center, 300 Seminary Avenue , Ukiah , CA. 26 27 28 29 30 31 Findings for Adoption of a Mitigated Negative Declaration Ukiah Valley Medical Center Hospital Support Building, Central Yard, and Temporary Uses Use Permit and Site Development Permit File No. : 13-09-UP-SDP-PC $ 1 ATTACHMENT 2 2 3 DRAFT USE PERMIT AND SITE DEVELOPMENT FINDINGS 4 5 FINDINGS FOR APPROVAL OF THE 6 UKIAH VALLEY MEDICAL CENTER HOSPITAL SUPPORT BUILDING , CENTRAL 7 YARD, AND ASSOCIATED IMPROVEMENTS AND TEMPORARY EMPLOYEE 8 PARKING , CONTRACTOR TRAILERS AND PARKING , AND CONSTRUCTION 9 STAGING 10 File No. : 13-09-UP-SDP-PC 11 12 The following findings are supported by and based on information contained in this staff report, 13 the application materials and documentation , and the public record . 14 15 1 . The proposed Project, as conditioned , is consistent with the goals and policies of the 16 General Plan as described in Table 1 of the staff report. 17 18 2 . The proposed Project, as conditioned , is consistent with the Airport Compatibility 19 requirements as described in Table 2 of the staff report . 20 21 3 . The proposed Project, as conditioned is consistent with the applicable requirements of the 22 Zoning Ordinance as described in Table 3 of the staff report . 23 24 4 . The proposed Project, as conditioned , is consistent with the findings required for approval of 25 a Use Permit based on the analysis included in Table 4 of the staff report. 26 27 5 . The proposed Project, as conditioned , is consistent with the findings required for approval of 28 a Site Development Permit based on the analysis included in Table 5 of the staff report. 29 30 6 . The granting of the Modification to the Landscaping Requirement to provide 50% shade 31 coverage of all paved areas within 10 years of planting is based on the following : 32 33 A. The Zoning Ordinance requires a shade percentage to be achieved at 10 years , 34 however the code does not indicate how the shade coverage should be calculated , 35 provide the canopy size of various tree species at 10 years , or define the parking area � 36 that is subject to this requirement. 37 B . Based on staff research , communities that have a shade ordinance most commonly use 38 a 15 year tree canopy when calculating shade coverage . 39 C . Tree canopy size can double between 10 and 15 years . Staff was unable to find another 40 community that used a 10 year canopy for the purpose of calculating shade coverage 41 and City staff directed the applicant to calculate shade coverage using the City of Davis 42 method . 43 D . The landscape plan includes shade calculations with the size of the tree canopy and 44 square footage calculation based on the City of Davis parking lot shade calculation Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Findings - Use Permit and Site Development Permit File No : 11-11-UP-SDP-PC-CC 1 1 requirements . Based on this information , 57 . 55% of the parking lot would be shaded 2 within 15 years of planting . 3 E . The landscaping plan includes the one tree every four spaces, trees are planted at the 4 end of the parking rows , trees are from the require Parking Lot Tree List , and more than 5 50% shade coverage of the parking area within 15 years . 6 F . The number of trees and shading provided is a substantial improvement over the 7 landscaping and shading of existing parking lot #1 . 8 9 7 . The granting of the Modification to the Landscaping Requirement to provide a pedestrian 10 pathway through new parking lot is based on the following : 11 12 A. New parking lot #1 includes 31 parking spaces in four rows of parking spaces accessed 13 via one-way drive aisles . 14 15 B . A public sidewalk is located on the north side of the parking lot and a pedestrian 16 pathway is located on the east side of the parking lot both of which connect to the main 17 entry of the HSB as well as the utility yard . 18 19 C . Parking lot #1 will most likely be used by employees who will be parked for most of the 20 day with limited turnover of parking spaces . 21 22 D . Nine (9) parking spaces located on the east side of the parking lot connect to the 23 pathway located on the east side of the lot. The two rows of the parking located in the 24 center of the site would require people to cross one one-way drive aisle . The 25 westernmost row of parking would require people to cross two one-way drive aisles . 26 27 E . The parking lot is small , the turnover of parking spaces throughout the day is likely to be 28 low, and pedestrians would be required to cross at most two one-way drive aisles and 29 pedestrian parking in the easternmost row of parking would have immediate access to 30 the pedestrian pathway and would not have to cross any drive aisles . 31 32 8 . An Initial Environmental Study ( IS) was prepared for the Project which identified potential 33 impacts to aesthetics , air quality, biological resources , cultural resources , geology/soils , and 34 noise . Mitigation measures were identified that would reduce the impacts to less than 35 significant levels . A Mitigation Monitoring and Reporting Program has been prepared for the 36 Project and the applicant has agreed to the mitigation measures . 37 38 9 . Notice of the proposed Project was provided in the following manner: 39 40 ■ mailed to property owners within 300 feet on August 6 , 2013 (with the NOI ) ; 41 ■ published in the Ukiah Daily Journal on August 7 , 2013 (with the NOI ) ; and 42 ■ posted on the project parcels on August 8, 2013 . 43 44 Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Findings - Use Permit and Site Development Permit File No: 11-11-UP-SDP-PC-CC 2 1 ATTACHMENT 3 2 3 USE PERMIT AND SITE DEVELOPMENT CONDITIONS OF APPROVAL 4 CONDITIONS OF APPROVAL 5 UKIAH VALLEY MEDICAL CENTER HOSPITAL SUPPORT BUILDING , CENTRAL 6 YARD, AND ASSOCIATED IMPROVEMENTS AND TEMPORARY EMPLOYEE 7 PARKING , CONTRACTOR TRAILERS AND PARKING , AND CONSTRUCTION 8 STAG I NG 9 File No. : 13-09-UP-SDP-PC 10 11 1 . Approval is granted to allow the construction of the Hospital Support Building , central 12 yard , and associated site improvements at 275 Hospital Drive and to allow the temporary 13 use of the parcel located on the northeast corner of Hospital Drive / Hamilton Street 14 (APN 002- 160- 10) for construction staging and to allow the temporary use of the parcel 15 on the northwest corner of Hospital Drive / Hamilton Street (APN 002- 160- 13) for 16 temporary parking , contractor trailer(s) and parking as shown on the plans submitted to 17 the Planning Department date stamped July 5 , 2013 and the Project Description and 18 details submitted to the Planning Department date stamped July 5 , 2013 , except as 19 modified by the following conditions of approval . 20 21 2 . Prior to building permit final for the Hospital Support Building at 275 Hospital Drive , a 22 deed notice shall be recorded to advise persons that the property is located in proximity 23 to the Ukiah Municipal Airport in the B2 (extended approach/departure) infill compatibility 24 zone , is subject to occasional aircraft overflight, and may be subject to aircraft noise or 25 related disturbances . Prior to recordation of the deed notice, the draft language for the 26 notice shall be provided to the Planning Department for review and approval . 27 28 3 . Prior to occupancy of the Hospital Support Building , the applicant shall submit a plan to 29 replace the 43 parking spaces lost in parking lot # 1 as a result of this project. The 30 replacement parking spaces shall be provided within 6 months of the occupancy of the 31 Hospital Support Building . Continued use of the temporary parking on lot #7 may be 32 extended by the Planning Director if necessary to provide adequate parking during 33 construction of the permanent parking to replace the 43 parking spaces list in parking lot 34 # 1 . 35 36 4 . While in use for temporary employee parking and construction staging during Project 37 construction , the parcel (APN 002- 160- 13) used for temporary employee parking and 38 construction staging shall be treated with a dust suppressant as needed to control dust 39 and to prevent the tracking of dirt/dust out onto paved roads 40 41 5 . Protective tree fencing shall be installed around trees to remain that are in proximity of 42 construction activities . 43 44 6 . Plans submitted for building permit shall include the following and are subject to staff 45 review and approval : 46 Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Conditions of Approval Use Permit and Site Development Permit File No: 11-11-UP-SDP-PC-CC 1 1 A. Consistent plans for the bioretention areas included in the project. The landscaping 2 plan (sheet L- 1 ) and civil plan (C- 101 ) shall be revised to show consistent 3 bioretention areas . At a minimum , bioretention areas shall be provided in and 4 around the parking lot, in front of the HSB , and adjacent to the west side of the 5 easternmost driveway. 6 B . Compliance with the State Water Efficiency Landscape Ordinance and are subject to 7 staff review and approval . 8 9 C . Location of temporary parking area , contractor trailer and parking on lot 7 which shall 10 be as far as practicable from the residential uses located to the north of lot 7 . 11 12 D . Location of the construction staging area on lot 8 which shall be located as far as 13 practicable from the residential uses located to the north of lot 8 . 14 15 E . Location of the protective tree fencing for the onsite trees located in the vicinity of the 16 project area and identified as "to remain" on the landscaping demolition plan . 17 18 7 . The protective tree fencing required by condition #5 above shall be metal , a minimum of 19 5-feet in height and secured with in-ground posts . The approved tree fencing shall be 20 installed prior to construction/grading activities and shall remain in place until 21 construction has been completed . 22 23 8 . Prior to construction of the enclosure of the central yard , the materials and details for the 24 central yard shall be reviewed and approved by the Design Review Board . 25 26 9 . Prior to issuance of a building permit, the applicanUproject proponent shall apply for and 27 receive an address assignment for the Hospital Support Building from the Planning and 28 Community Developmerit Department. 29 30 10 . Within 14 days of building permit final or occupancy of the Hospital Support Building , 31 whichever comes first, use of lot 7 for temporary employee parking shall cease . In order 32 to establish permanent employee parking on lot 7 , an application for a Use Permit and 33 Site Development Permit along with all associated fees shall be submitted to the 34 Planning and Community Development Department for review and processing . 35 36 11 . Signs require application for and approval of a Sign Permit from the Planning and 37 Community Development Department. 38 39 12 . All mitigation measures included in the mitigated negative declaration are hereby 40 included be reference as conditions of approval . 41 42 13 . On plans submitted for building permit, these conditions of approval and as well as the 43 mitigation measures referenced in condition of approval # 12 above shall be included as 44 notes on the first sheet. 45 46 47 48 Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Conditions of Approval Use Permit and Site Development Permit File No : 11-11-UP-SDP-PGCC 2 1 From the Public Works Department 2 3 14 . The geotechnical engineer shall review and approve the design of the grading and 4 drainage plans, including the bioretention areas. Plans submitted for building permit 5 shall include a letter from the geotechnical engineer indicating the engineer has 6 reviewed and approved the grading and drainage plan and bioretention areas included in 7 the project. 8 9 15 . Since the Project will disturb more than one acre , the applicant/project proponent is 10 required to obtain a Storm Water Permit from the Regional Water Quality Control Board 11 prior to construction . Under the new Construction General Permit regulations , the 12 Stormwater Pollution Prevention Plan (SWPPP) shall be prepared by a Qualified 13 SWPPP Developer and implemented by a Qualified SWPPP Practitioner. 14 15 16 . Bioretention areas shall be designed in accordance with the civil composite plan , the 16 Preliminary Hydrology Statement, and to the satisfaction of the City Engineer. Parking 17 areas shall be sloped and reconstructed , and curb cuts positioned , as necessary to 18 optimize utilization of these bio-retention areas . 19 20 17 . The project engineer shall provide direct oversight and inspection during project 21 construction , with special attention to implementation of best management practices for 22 sediment and erosion control , and the proper grading , installation , and landscaping of 23 the bioretention areas . Upon completion of the work, a report shall be submitted by the 24 project engineer to the Department of Public Works stating that the improvements have 25 been completed in accordance with the approved plans and conditions of approval , shall 26 function as intended , and all areas have been permanently stabilized to prevent 27 sediment and erosion . 28 29 18 . Applicant shall upgrade existing sidewalk along Hospital Drive to meet ADA 30 requirements , including at the existing driveway approaches , and addition of curb ramps 31 at the intersection . Public sidewalk improvements outside of the street right-of-way will 32 require a sidewalk easement dedicated to the City. 33 34 From the Public Works Department - Standard Reauirements 35 36 19 . Prior to construction of site improvements , a final grading and drainage plan , and an 37 erosion and sediment control plan , prepared by a Civil Engineer, shall be submitted for 38 review and approval by the Department of Public Works . A final drainage report shall be 39 provided to support the design of the proposed drainage system . 40 41 20 . Since the project area disturbs greater than one acre , the applicant must obtain a Storm 42 Water Permit from the Regional Water Quality Control Board , prior to construction . 43 ( Note that , under the new Construction General Permit regulations , the Stormwater 44 Pollution Prevention Plan shall be prepared by a Qualified SWPPP Developer, and 45 implemented by a Qualified SWPPP Practitioner. ) Also , an Air Quality Permit from the 46 Mendocino County Air Quality Management District will be required . 47 48 Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Conditions of Approval Use Permit and Site Development Permit File No: 11-11-UP-SDP-PGCC 3 1 21 . Any existing curb , gutter or sidewalk in disrepair that is adjacent to the subject property 2 shall be repaired . All work shall be done in conformance with the City of Ukiah Standard 3 Drawings 101 and 102 or as directed by the City Engineer. 4 5 22 . Standard street tree requirements include street trees spaced approximately every 30 6 feet along the public street , within tree wells where feasible , otherwise within 5 feet of 7 the back of sidewalk. Street trees shall be installed in accordance with City Standard 8 Drawing No 601 . Tree types shall be approved by the City Engineer. 9 10 23 . All areas of circulation shall be paved with a minimum of 2" of AC on 6" of Base or other 11 suitable surface approved by the City Engineer. This includes the proposed driveways 12 and parking areas . If heavy truck traffic is anticipated from the solid waste company, 13 delivery trucks, or other heavy vehicles , the pavement section shall be calculated 14 appropriately to ensure that it can withstand the loading . 15 16 24 . Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets 17 within paved areas . 18 19 25 . All work within the public right-of-way shall be performed by a licensed and properly 20 insured contractor. The contractor shall obtain an encroachment permit for work within 21 this area or otherwise affecting this area . Encroachment permit fee shall be $45 plus 3% 22 of estimated construction costs . 23 24 26 . Existing sewer laterals planned to be utilized or modified as part of this project shall be 25 cleaned and tested in accordance with City of Ukiah Ordinance No . 1105 , and repaired 26 or replaced if required . If an existing lateral is to be abandoned , it shall be abandoned at 27 the main to the satisfaction of the Public Works Department. 28 29 27 . Applicable City of Ukiah sewer connection fees shall be paid at the time of building 30 permit issuance . 31 32 28 . Capital Improvement fees for water service are based on the water meter size. A fee 33 schedule for water meter sizes is available upon request . Additionally, there is a cost for 34 City crews to construct the water main tap for the proposed water service to serve the 35 project. 36 37 29 . All irrigation and fire services shall have approved backflow devices . 38 39 From the Buildinq Official 40 41 30 . Mendocino County Air Quality Clearance and a demolition permit from the City of Ukiah 42 are required prior to demolition of the existing support facilities . 43 44 31 . Building permits plans for the Project shall include a plan for Lot 7 that shows the site 45 work, construction of the temporary office , electrical power, and contractor parking . 46 47 32 . The building is required to be constructed in compliance with the California Green 48 Building Standards Code , including but not limited to the following : Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Conditions of Approval Use Permit and Site Development Permit File No : 11-11-UP-SDP-PGCC 4 1 A. plan for the recycling and/or salvage of a minimum of 50% of the non-hazardous 2 waste demolition/construction debris ; and 3 4 B . development of a landscaping/irrigation budget for landscape irrigation use that 5 conforms to the Model Water Efficient Landscape Ordinance . 6 7 33 . Three (3) sets of the Geotechnical soils report specific to this site are required . 8 9 From the Fire Department 10 11 34 . In order to ensure adequate emergency vehicle access through new parking lot # 1 , at 12 maturity the trees in the parking lot shall be trimmed up to 12-feet from ground level and 13 this clearance shall be maintained . 14 15 35 . Due to the proximity of the new Hospital Support Building to the existing Utility Building , 16 specific fire protection may be required . The specific fire protection requirements will be 17 determined during the Plan Check phase of the permitting process . 18 19 36 . The applicant shall notify the Fire Department in writing a minimum of seven (7) days 20 before any roadways or emergency services will be interrupted or detours provided 21 related to project construction . 22 23 From the Electric Utility Department — Standard Requirements 24 25 37 . There shall be no remote meter/s . 26 27 38 . The contractor/developer shall be responsible for the purchasing of all 28 primary/secondary conduits and installation per City of Ukiah specifications . 29 30 39. The contractor/developer shall be responsible for the installation of all Junction 31 Pedestals per City of Ukiah specifications . The City will provide the Junction Pedestal/s 32 and contractor/developer to install . Cost of (2) Junction Pedestals will be paid by 33 contractor/developer and ( 1 ) Junction Pedestal will be paid for by City of Ukiah Electric 34 Utility Department. 35 36 40 . The contractor/developer shall purchase and install all Primary Pull Boxes per City of 37 Ukiah specifications , if required . 38 39 41 . The contractor/developer shall provide/install Transformer Pad/s (preformed or pour in 40 place) per City of Ukiah specifications . 41 42 42 . Easements are required for all electric distribution facilities and shall cover the entire 43 length of the primary and secondary conductors/conduits and transformer 44 equipment/pad locations . The required easements shall be recorded prior to building 45 permit final . 46 47 From the Mendocino Countv Air Quality Manaaement District 48 Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Conditions of Approval Use Permit and Site Development Permit File No : 11-11-UP-SDP-PGCC 5 1 43 . Lot 7 (APN 002- 160- 13) used for temporary employee parking and contractor trailer(s) 2 and parking shall be covered with gravel or treated to control dust and to prevent the 3 tracking of dirt/dust out onto paved roads . 4 5 44 . Portable diesel generators of more than 50 horse power require a permit from the 6 Mendocino County Air Quality Management District. 7 8 45 . The Project is subject to District Regulation 1 -430, Fugitive Dust Emission . 9 10 46 . The Project requires MCAQMD approval of a Large Grading Project permit (form 11 207 . 22) . 12 13 47 . The Project is subject to the Asbestos NEHSAP (40CFR subpart 61 ) . A full and 14 complete asbestos survey shall be completed and any asbestos abated prior to 15 construction . The asbestos survey shall be submitted to the Air District for review prior 16 to commencement of construction . 17 18 Standard Conditions of Approval 19 20 48 . Business operations shall not commence until all permits required for the approved use , 21 including but not limited to business license , tenant improvement building permit, sign 22 permit, has been applied for and issued/finaled . 23 24 49 . No permit or entitlement shall be deemed effective unless and until all fees and charges 25 applicable to this application and these conditions of approval have been paid in full . ' 26 27 50 . The property owner shall obtain and maintain any permit or approval required by law, 28 regulation , specification , or ordinance of the City of Ukiah and other Local , State, or 29 Federal agency as applicable . 30 31 51 . All construction activities shall comply with all fire , building , electric, plumbing , 32 occupancy, and structural laws , regulations , and ordinances in effect at the time the 33 Building Permit is approved and issued . 34 35 52 . A copy of this Permit and all conditions of approval shall be provided and be binding 36 upon any future purchaser, tenant , or other party of interest. 37 38 53 . All conditions of approval that do not contain specific completion periods shall be 39 completed prior to building permit final . 40 41 54 . This Permit may be revoked through the City's revocation process if the approved 42 project related to this Permit is not being conducted in compliance with these stipulations 43 and conditions of approval ; or if the project is not established within two years of the 44 effective date of this approval ; or if the established use for which the permit was granted 45 has ceased or has been suspended for 24 consecutive months . : 46 47 55 . Except as otherwise specifically noted , this Permit shall be granted only for the specific 48 purposes stated in the action approving the Permit and shall not be construed as Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Conditions of Approval Use Permit and Site Development Permit File No : 11-11-UP-SDP-PGCC 6 1 eliminating or modifying any building , use , or zone requirements except to such specific 2 purposes . 3 4 56 . All required landscaping shall be properly maintained to insure the long-term health and 5 vitality of the plants , shrubs and trees . Proper maintenance means , but is not limited to 6 the following : 7 8 A. Regular slow, deep watering when feasible . The amount of water used shall 9 fluctuate according to the season , i . e . , more water in summer, less in the winter. 10 11 B . Additional watering shall occur during long periods of severe heat and drying 12 winds , and reduced watering shall be used during extended periods of cool rainy 13 weather. 14 15 C . Fertilizer shall only being used on trees during planting . Shrubs may receive 16 periodic fertilizer according to the recommendations of a landscaping 17 professional . 18 19 D . Weed killers shall not be used on or near trees . 20 21 E . The tree ties and stakes shall be checked every six months to ensure they do not 22 constrict the trunks and damage the trees . 23 24 F . Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not 25 damage the trunk of the tree and its overall growth . 26 27 G . Any tree that dies or is unhealthy due to pests , disease or other factors, including 28 vandalism , shall be replaced with the same or similar tree species , or an 29 alternative species approved by the department of Planning and Community 30 Development. 31 32 H . All trees shall be properly pruned as appropriate . No topping cuts shall be 33 made . All pruning shall follow standard industry methods and techniques to 34 ensure the health and vitality of the tree . 35 36 57 . Failure to comply with the requirements listed above could result in revocation of the Use 37 Permit/Site Development Permit. 38 39 58 . The project shall comply with the following requirements to reduce air quality impacts 40 related to project construction : 41 42 A. All grading shall comply with Mendocino County Air Quality Management District I 43 Rule 1 -430 , Fugitive Dust Emissions . 44 45 B . All activities involving site preparation , excavation , filling , grading , road 46 construction , and building construction institute a practice of routinely watering 47 exposed soil to control dust, particularly during windy days . 48 Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Conditions of Approval Use Permit and Site Development Permit File No: 11-11-UP-SDP-PGCC 7 1 C . All inactive soil piles on the project site shall be completely covered at all times to 2 control fugitive dust. 3 4 D . All activities involving site preparation , excavation , filling , grading , and actual 5 construction shall include a program of washing off trucks leaving the 6 construction site to control the transport of mud and dust onto public streets . 7 8 E . Low emission mobile construction equipment, such as tractors , scrapers , and 9 bulldozers shall be used for earth moving operations . 10 11 F . All earth moving and grading activities shall be suspended if wind speeds (as 12 instantaneous gusts) exceed 25 miles per hour. 13 14 G . Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires , 15 poorly covered truck loads , or other construction activities shall be cleaned each 16 day prior to the end of construction activities using methods approved by the 17 Director of Public Works/City Engineer. 18 19 59 . This approval is contingent upon agreement of the applicant and property owner and 20 their agents, successors and heirs to defend , indemnify, release and hold harmless the 21 City, its agents, officers, attorneys , employees , boards and commissions from any claim , 22 action or proceeding brought against any of the foregoing individuals or entities , the 23 purpose of which is to attack, set aside, void or annul the approval of this application . 24 This indemnification shall include , but not be limited to , damages, costs , expenses , 25 attorney fees or expert witness fees that may be asserted by any person or entity, 26 including the applicant, arising out of or in connection with the City's action on this 27 application , whether or not there is concurrent passive or active negligence on the part 28 of the City . If, for any reason any portion of this indemnification agreement is held to be 29 void or unenforceable by a court of competent jurisdiction , the remainder of the 30 agreement shall remain in full force and effect. 31 Ukiah Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport and Permanent Parking Lot Draft Conditions of Approval Use Permit and Site Development Permit File No : 11-11-UP-SDP-PC-CC g A�tc�� � rr,�nt �` � � I O I Montgomery Street L I O N A K I S Suite 500 San Francisco CA 94104 P: 415J77.48I I F: 415.777.4523 RECEIVED `"'^'�'•lionakis.com June 27, 2013 ��N 2 7 2013 CIIY OR UK�1H Ms. Kim Jordan , Senior Planner ''tANNMI� DEA City of Ukiah Development Department 300 Seminary Avenue. Ukiah, CA 95482 Re: Project Description and Request for Use Permit and Site Development Permit Dear Ms. Jordan We respectfully request Planning Commission approval for a Use Permit and Site Development Permit for our project with the following description: Construction of a two story Hospital Support Building (HSB) of approximately 11 ,200 square feet of building located on the northwest site of the Ukiah Valley Medical Center Hospital campus. The nearest building adjacencies are the hospital OB Building (Birthing Center) and the existing facility Utility Building . The Occupancy Type will be S-1 on the first floor and B-1 on the second floor. The second floor will be constructed outside the designated Airport Zone. The building is intended to centralize hospital support functions; loading dock, receiving, biomed , housekeeping, linen storage, dietary storage, maintenance and administrative functions that currently reside within numerous buildings throughout the hospital site. The hospital support functions shall reside on the first floor and the hospital administrative department will reside on the second floor. The building will be constructed in an existing parking lot resulting in the loss of 49 parking spaces. Temporary employee parking and construction staging will be located across Hospital Drive in Lot 7. A relocated parking lot with associated landscaping and lighting will be constructed within the HSB building and the OB wing of the hospital . Several other projects will also be constructed on site to allow for the construction of this building. We will be relocating primary electrical power for the hospital as a separate project to allow for the building to be constructed in the proposed location . The Utility relocation will also be the main electrical supply for the Hospital Support Building. An additional project which will follow the HSB building under a separate permit will be supplemental Service Utility components organized along the northern most property line which will house two new generators which have an integral fuel supply within each generator, and oxygen tank and transformers for the HSB. All of the Utility Yard components shall be in an enclosure. Respectfully, Meg c erl Principal LIONAKIS s:�2013\013105 . 01 ah uki hsb�20 - schematic design\130329 planning review submittal\city of ukiah letter of bldg description.docx �+,�isc-s� �t �r��� r�t �� •� 45 Leveroni Court 415.883.9850 Novato Novafo. CA 9q949 Fax 415.883.9835 Pelaluma www.cswsl2.com Sacramenlo � S ST2 CSW/Stuber-Stroeh Engineering Group, IIIC . Engineers f LandPlanners � Sur�eyors � LandscapeArehite�Is Date: March 29, 2013 Job Number: 5.1363.00 UHIAH VALLEY MEDICAL CENTER - HOSPITAL SUPPORT BUILDING Planning Submittal for Site Work - Civil Engineering Site Control / Datum / Boundary Issues Parcel2 as shown on the Parcel Map for Minor Subdivision 78-9 recorded June 28, 1978 in Map Case 2, Drawer 32, Page 77, Mendocino County Records. Horizontal datum is per found monuments as shown on said Parcel Map Vertical datum is per the USC & GS disk stamped "615. 120 X 104 1932" located at the old train depot just south of Perkins Street. Elevation = 615.28 Field Survey pxepared by Fon W. Franz RCE, PLS 7173 between January 2009 and March 2013. Preliminary Topographic/Site Map prepared March 23, Z013 . Grading Items Hospital Support Building (HSB) to be located over portions of an existing parking lot. ' Existing grades are mild (less than 5%) and generally slope north towaxds Hospital Drive. There is an on-site/campus access xoute for truck deliveries along the easterly propexty line. This access road driveway approach onto Hospital Drive will be moved approximately 100' east to allow fox a new loading dock at the HSB. • Gxades around the HSB will slope away from the building at 2% minimum in paved aYeas and 5% minimum in landscape areas � Grades within the parking axea shall be sloped at 1 .5% min;m� to landscape axeas with storin water treatment facilities within or around the parking lot. • All excavated soils will be compacted pex the satisfaction of the geotechnical engineer (Chandler Koehn Consultin� • A minimum of 5 feet of removal and replacement for engineered fill recommendation applies to the building footprint, and fox five feet outside the building foundation limit. • Parking and driveway areas will be excavated as xequired to accommodate the minitnum structural pavement section planned • No site xetaining walls axe anticipated • Building finished floor elevation = 613 (to be refined when site topograp completed) ��� C '` /�� • Parking lot grades to be established following completion of site topogxaphy map `� 1' � • Preliminary grading quantities ate shown approximately on the civil grading, �a`� ZO13 and utility plan. Grading quantities assume over-excavation. � P:\OS\S13G300\Genenl\Nurae�•es\2013�03-29_CS�1_Nuraece.doc �� �,� MJINMNQ pEPt CS � ST � Utilities Connection point to HSB and existing facilities to be reviewed and approved by MEP prior to building perxnit submittal • Gas o Connection to HSB assumed on southeasterly building side o Existing on-site gas line to be relocated 5' minimum around the HSB • Sewer o HSB connection point to building assumed to be at the southeasterly corner o Existing sewer lateral located on the property to be relocated around the HSB o No addirional connection anticipated into the City's sewer main • Dry Utilities (power, telephone, cable) o HSB connection point to building assumed to be at the southeasterly corner o Connection to electrical power assumed to come from existing on-site facilities o Connection to telephone and cable assumed to come from existing facilities in Hospital Drive � Water (Fixe and Domestic) o HSB connection point to building assumed to be at the southeasterly comer (10' minimum horizontal separation from sewer lateral) o Connection to existing domestic water assumed to an existing on-site water lateral located along the westexly property line. o Connection to fire water assumed to an existing on-site fire water lateral. There is an existing backflow prevention device approximately 200' south o{ the HSB. o A new FDC and PN are shown schematically on the site plan. Actual location to be reviewed and approved by the Fire MaYShall. o Existing domestic and fixe water pressure to be determuied o Domestic and fite water pxessure required for HSB to be determined by MEP. o Existing fire hydrant on Hospital Drive to be xelocated west in ftont of HSB due to the relocated dxiveway access approach. P:\Oi\513G300\Gene`al\Vananves\2013-03-27_CS\C'_Karran��e.doc ����c����t�r�t �# �ihVlly i� I ntr HO�PIT�L �11P'P��T ��11LL�1�1� Planr�ing F�eview �upplerr��r�t�l �at�ri�ls Fil� N�.: � 3�09-�1P-�C}P-P� � 1E �AY �� ���� u �� tJkiah Valley Medical ��nter �� Hospifial Support �uilding - May 24, 2013 �I I rli in r yrI y tt �t lJki�h V�II�y M�di�al ��nt�r �� Hospital �upport �uilding - May 24, 2013 �,I � ,. 45 Leveroni Courl 415.883.9850 Novalo Novalo, CA 9A949 Fax 415.883.9835 Petaluma vnnv.cswsl2.com Sacramento CSW ST � CSW/StubeFStroeh Erlgineering Group , Inc . Engineers � LandPlanners � Surveyors � LandscapeArchi;ec�s Date: May 20, 2013 File: 5 . 1363 .00 Kim Jordan, Senior Planner Ciry of Ukiah Department of Planning & Com�munity Developxnent 300 Seminary Avenue Ukiah, CA 95482 RE : CIVIL PLAN - PRELIMINARY HYDROLOGY STATMENT UKIAH VALLEY MEDICAL CENTER SUPPORT BUILDING 275 HOSPITAL DRNE APN 002-160-08 & 002-193-23 Dear Kim: The purpose of this preliminary hydrology statement is to help clarify potential hydrologic unpacts and constraints associ.ated with development of the Ukiah Valley Medical Center (UVMC) Support Building in Ukiah for Planning Conunission Approval. Included in this statement is a discussion of the approach to review pre- and post-project dischaxge rates , flood plain impacts, and water quality treatment requirements fox the future building permit plans. We will provide a hydrology & hydraulic report for review by Public Works as part of the future building permit plans. The pre- and post-project hydrology calculations will be prepared in accordance with Article 11 in Chapter 1 of the City of Ukiah Development Standards and Tab D of the Mendocino County Drainage Design Standards, to deterniine the following: pre- and post-project peak flow for the 10-, 25-, and 100-year recurrence interval. The pre- and post-project discharges from the site will be analyzed to study impacts of the project on runoff conditions . Calculations will be performed to determine whether there will be an incxease in peak flows from the site which could potentially requixe a retention system to prevent impacts on the capacity of downstream storm dtain facilities. Based on preliminary review, there is a small net decrease in the hardscape area. Consequently, we do not anticipate an increase in peak flows frorn the site as a result of the Support Building improvements. Pre- and post-project peak dischaxges will be calculated based on the Rational Method. Pxe-Project Conditions The project is over one (1) acxe in area. The existing condittions include a parking lot with minor landscape areas bounded by Hospital Drive, existing hospital buildings, and a private driveway as shown in the Site Plan. The site generally slopes fxom south to north towaxd Hospital drive at a 2% slope, moxe or less. There is a valley gutter which collects surface flow from poxtions of the parking lot. Collected water is routed into the City's storm drain system along Hospital Drive in 15" storm drains . There is a landscape strip which separates the lC��\.�D-I�O\`\\C'['\5\i13G300\Cor\2013-Oi-20 Ltr-HSB.don _ , CS ! ST � Kim Jordan, Seniox Planner Ciry of Ukiah - Department of Planning & Community Development May 20, 2013 Page 2 parking lot from Hospital drive. Portions of the parking lot drainage flows into this landscape strip prior to being collected in the street gutter and ultimately into the City storm drains . There are no visible water quality treatment measures being utilized for storm water flowirig out of the existing parking lot. Post-Pro�ect Condirions Building impxovements within the ptoject area include the addition of the Support Builcling a new and smaller parking lot, conforming the private driveway to the new truck loading dock, landscape areas, and water treatment facilities. To mitigate fox the loss of parking area, a new parking lot, which was approved by the City, will be installed. Storm water fxom the new parking lot will be directed into bioretention areas installed in the parking lot. Curb cuts with a minimum one (1) foot width will be installed in the parking lot islands to allow storm water to flow into the bioretention areas . We assume the bioretention areas will be appxoximately 6.5% of the size of the new parking lot. A 650 ft2 bioretention area is also shown in the southerly portion of the project area to treat stormwater collected from the Suppoxt Building roof. Again, the size of the bioretention area is appxoximately 6. 5% of the total xoof for the new building. The bioretention areas will be located within the landscape areas . Storm drainage inlets will be set several inches above the pxoposed fuushed grade within the bioretention axeas to collected watex from significant storm events . This will allow treatrnent or filttation of the storm watex from the smaller storm events (< 1 year event) within the bioxetention area. Due to the decrease in impervious conditions, the pre- and post-project peak discharge flow rates are not anticipated to increase. This indicates that additional stortn drain infrastructure improvements and storm water retention, to pxevent peak discharge increases, will not be necessary as part of this project. Watex Oualit� Treatment Results The City of Ukiah holds a Small Municipal Sepaxate Storm Sewer System General Permit (small MS4) with the State Water Recourses Control Board. As a small MS4, the Ciry of Ukiah is currently in the process of developing a water quality treatment ordinance which complies with Attachment 4 of the state National Pollution Discharge Elimination System (NPDES) perniit. As a xesult, all calculations will be prepared in accordance with Attachment 4 and "Guidelines fox the Standard Urban Storm Watex Mitigation Plan, Storm Water Best Management Pxactices for New Development and Redevelopment," (SUSMP) pxepaxed by Mendocino County. It is anticipated that the City of Ukiah Standard Uxban Storm Water Mitigation Plan will be similar to Mendocino County's SUSMP. Accoxding to the Mendocino County SUSMP, xecommended Best Management Practices (BMPs) for the project's drainage area include vegetated swales , bioxetention axea, vegetated buffer str.ip, and extended detention basin (dry) . \�':\.AD\O1'\\C�'P\5\SI3G300\Cor\2013-US-20_Ltr-HSD.doce CS '� ST � ; Kim Jordan, Senior Planner City of Ukiah - Depaxtment of Planning & Communiry Development May Z0, 2013 Page 3 Given the treatment requixements, it would take appxoximately 6. 5% percent of the total impervious area to properly txeat stoxm water zunoff. Actual size of BMPs will depend on BMP selection, total area tributary to the BMP, and adclit�onal BMPs used. Multiple BMP rypes may be utilized to meet the requirements of Attachment 4. Treatment requirements were calculated assuming that landscape areas not being utilized. fox treatment will be self- treating areas . Conclusions and Recommendations The new Support Building project is still in the planning phase and no significant hydrology and/or hydxaulic design work has occurxed. This analysis repxesents the current level of development for the project. The level of detail in calculations and analysis reflect and support the planning nature of the pxoject. A final hydrology study of the site drainage system wi11 be necessary durizig the construction document/building permit phase of the project. Methods used to evaluate the hydrology and/or hydraulic conditions include: Hydrolog� a. Rational Method: Rational Method was utilized to calculate design peak discharge in accordance with County of Mendocino Drainage Design Standards . The Rational Method is based on the following formula: Q= CIAK Where: Q = Flow Rate (cubic feet per second, cfs) C = Runoff Coefficients I = Rainfall Intensity (inches per hour, in/hr) A = Tributary Area (acxes, ac) K = Regional Factor b. Time of Concentration: The time of concentration (T� is composed of two paxts, including: 1 . Initial time of concentration, T�, 7 minutes for commercial areas and 15 minutes for areas fxom t/x acre to 2 acres . 2. Txavel time, TT, which is calculated by using: TT = L/ (60/� Where: TS = Shallow Concentxated Flow Travel Time (min) L = Length of flow (feet) V = Velocity (feet per second) The total time of concentration is deterxnined by using the following equation : W:\AD•\O1'\\\P\i\i13G300\Cor\2013-OS-20 Lrc-HSB.docs � i CS ; ST � � Kim Jordan, Senior Planner City of Ukiah - Depaxtment of Planning & Communiry Development May 20, 2013 Page 4 T� = To + T.,. For the existing and proposed conditions of the Support Building a universal T� of 10 minutes was applied. The site is largely commercial and would typically be broken into sub-sheds with each sub-shed having a To of 7 minutes plus the TT resulting from travel time in a storm drain pipe. Given the limited information available regarding the existing storm drain system a 3 minute T.i. was assumed fox the Support Building. c. Rainfall Intensitv: "The rainfall intensities for Rational Method calculations wexe determined based on the time of concentration of the contributing drainage basin. The rainfall intensiry was obtained from the equations below and found on the i.ntensity-duration- fxequency (IDF� curve fox the Ukiah and Lake Mendocino Dam areas depicted in Tab D of the Mendocino Counry Drainage Design Standards. i,� = 6 . 1567(I'�-osi2� i25 = 7 . 1242 (T�-".s°�� 1 — H. 8428 �T�-O.S1GG ,00 — Where: i,,, = 10-year storm intensity (in/hr) i25 = 10-year storm intensity (in/hr) i��o = 10-year stoxm intensiry (in/hr) T� = Time of Concentration (minute) d. Pi�e Data: Existing structutes and faczlities were field surveyed and confirmed in a site visit performed by CSW � ST2. The storm drain system consists of a valley gutter and a series of inlets connected to the City's gxavity flowing pipes, which appear to dischaYge into Gibson Creek. If you have any questions, please call me. Very truly yours, CSW /STUBER-STROEH ENGINEERING GROUP, INC . Richaxd J. Souza R.C .E. #67892 RJS :kab \C�:\.�D-[�O\'\\\m\S\�13G'AU\Cor\2013-Oi-2U_Lrt-HSB.docs u tf r ri � t nin �i � 1 { 1 .) llki�h �l�lley M�dic�l ��nt�r �� Hospital Support Building _ May 24, 2013 �� � � � 101 Montgomery Street L I O N A K I S suite 500 San Francisco CA 94104 P: 4 I 5 .777.48 I I F: 4 I 5.777.4523 www.lionakis.com May 24, 2013 Ms . Kim Jordan , Senior Planner City of Ukiah Department of Planning & Community Development 300 Seminary Avenue, Ukiah CA 95482 Re : Request for a Variance to Zoning Code Section 9101 (D1g.) Hoapital Support Building (HSB) at Ukiah Valley Medical Center 275 Hospital Drive, APNs 002-160-08 and 002-193-23 File No : 13-09-UP-SDP-PC Zoning Code Section 9101 (D1g.): Parking lots with twe/ve (12) or more parking sta/ls 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. We respectfully request a variance to the zoning section to allow relief from the requirement to provide defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes . The modified parking lot (Lot 1 ) is located on the west side of the proposed HSB and will serve the HSB only. Due to the tightness of the site , and the required tree canopy and landscape coverage, a dedicated path form each parking space would greatly impace the arrangement of the parking layout and reduce the number of parking space provided . Since this praking lot serves mostly employees and not the genera� public, the employees will be using this lot on a daily basis and will be familiar with the traffic patterns in the lot. This lot is designed with a one- way drive layout. The cross of vehicular traffic and pedestrian circulation is minimized . Also, since the employees work together, any improper usage of the lot endangering other coworkers would be immediately reconized and discouraged . Accessible and defined pedestrian sidewalks have been provided from accessible parking spaces , located on the East side of the lot, to the builidng entrance . s:�2013\013105.01 ah uki hsb\50 - review agency\planning\130522 planning resubmittal\013105.01 request 130515.docx i�y I �k r u t Inf r ti llkiah V�II�y M�dic�l �enfier � ' Hospital Support �uilding - May 24, 2013 LI I �: • � • � � � � � � � � � � � • • - . • - • - � : ' . . . • - . • � • � � ' � � ' � • � � - , y . ��� � E � r ������� '� �"�,£. c'�' .f �A�'� y���- �f5 n3 � � 3�'C�:;et� s�,y�s 1 I � � � � . , • � � � � � I I � . 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J: cf1 - .-.i -:i r i t _ J • � � / • � • i � � � � � � • � � i � � . � • � � � • � • ' . • • • � ' , � ' � r II r u�fi I nf�r ti n lJkiah V�11�y Medical ��nt�r �� ' Haspital Suppart �uilding - May 24, 2013 LI � ' � � � . � � � ��� �.���r�c� �Ve��i�:�a��r°c�c��c�t��"r��1����?r���� �yintegrating a VGM°plant growing madule into the VertiGreen°3-D rigid trellis, a green facac�e can be pregrawn and placed anywhere without havir�g to wait years to fill in.Most designers calcul�te that it takes a minimum of 3-5 years for plants to cover a 10'trellis,and in many cases the wall never achieves full coverage, The plants are grown in the VGM�module(either on its own ar pre-installed in the trellis),and hung on the wall once the plants are rooted in.The Hybrid system only requires vines&climbers to cover 1'in any direction,and can easily be used in areas distantfrom the ground or another�alanter. ' The trellis mounts ta the wall with a simple braeket,.Either fihe plant grawing module or the entire panel may be quickly removed for maintenance.The VGM°module has no internal baffles or separa- ' tions,allowing the roats to fully develop and graw.With either 4"or 8°of soil volume,there isn't a bet- ter living wall module on the market.The double-panel trellis nurtures climbing plants and vines while it protects the underlying structure. ��?�;� ��� , � ,.,; xar �,d.�4:; li€ ��. � M� . R . a@^ . +� �. • : 8 0.�:: . M� " i •. @ ��. e . . � f °� � ^ .�.�:°6 !a .R ��. i#�� «� �.: .���, ����. Tre���s pane► VertiGreen�H brid anels su ort one VGM� lant rowth ' with built-in Y p �p p 9 'v�n�t supports module in the center.The trellis wires have a 6"grid spacing, with 3"between panels.The commercial grade wire is zinc- ! plated then powder coatedifor rusf and corrosion resistance. UGM�modules are 100%recycled Polypropylene,and include a hea�y-duty non-woven soil retention bag.UH06 modules VGM module ' cantain.85 cu ft.and VH 10 modules contain 1.63 eu ft.of soil. ' extends beyantl backoftrellis ' For more infarmation about This Collection,visit www.tournesolsiteworks:com/somethina. o rx�.� t�urnes�lsitew�rksa��rn s � � � w � R � s �00.542.22�2 V��ti[���*�r�; �4y#���i�7rrai�is Part No. Size �'Yt� Description � ���Empty Weight�� VH06-1-4848 48°W x 48"H x 6.5"D Hybrid 3Dtrellis with one 6"d VGM module 21 Ibs. VH10-1-4848 4$"W x 4$"H x 1 Q.5"D Hybrid 3D trellis with one 70"d VGM module 22 Ibs. V��•ti�s°���r��'�6�+��r`sc���:�:���sc�ries Part No. Size�,�.�.���� ,� .����,�,��,.�.e ,� �.,� VTGB-3 VertiGreen�Wall Bracket-3"Black powder coated steel-use with VH06 VTGB-9 VertiGreen�WallBracket-9°Black pawder coated steef-use with VH10 VHIR-4848 Pre-installed irrigation system for VertiGceen Hybrid paneis;includes 3/4"PE tubing,2 emitters per box ����,.��.,.-....�.-„�..._ �.�..,�.�.m��...�.,��-�-.,m.� _�,�..��..,��,��._.�..� �-�,..,��� .a._ � The VertiGreen Nybrid irrigation system is designed to make installation fast,easy, ' �i and simple.The irrigation lateral can either run vertically(shown)ar horizontally, �-�`�� and simply requires plugging one unit to the adjoining one in the field:The averall i� system will requires a tiiner,pressure reducer,filter,fertilizer ir�jectar,and will ' ;j� typically have a main line running along the bottom or up tne side to supply the I( laterals. j� '� VTGB bracket,holds Verti- @ Green�trellis panel away �� from walL Fouc required for VHIR irrigation-includes PE e8ch panel tubing,2 drip emitters "�� '�� �,� �, � " �� � i�t�� ' �k � � ° 1 � �. � �""'B9 ���c , �,�. „�`" ° � '� �' = v � ��� � ��,�: ,� ��� . 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FS . . � �'�``ti �i, x,µa��. ,�t��� ��- . � �`���"��� � ��� ��,� ���,��°'��'x �' ' '�'a � ti �, si ' t b ';�ai�"j�, �:* . � �y`�i��s � ��`�r� �'+�� i�#r� �t � ���.�kl�a�.�x d".. a t�v{ ��, yl�'� .� -�},�'�'��,.y5§� 'i��" '�y�3 P '`� S �G`3'"� I�. b C '� � f � R'',"""�"��� \' F��* � ' v 4 �4a v�14}� t �n t �� m .�ti��4 � 4 yfi n.g t, '3�'} =t 4�� q4 T 'd+,"m� V 4 5���� :t ,, "��2°z S. a�t � ��u � �sia t� ��,``�'`�� � E��'��� � °� ���sn � #.�t�°�� �.�3�� �'�s �P`�•4 ? .� 4�1��*� 1�,' � 5�� b�s' a'x�t� -:?`�� � � 3 �3 t.4�3L�, ��,?�. ,� �� �newt �`��� ,'�`�.� . q 3'3471.bt . # '' .� C15121k1 �j'�,�i 1�.�,a1 Fa�<<�", "#�������y ��Sti���� � ���� �.� �D1W��%�i����,}y 1 '�r.�� i������"y°I r �A, � ��, 4 z �z ��� �a �� ,� � �.p� �pl���.�� �s �� � � . � , r � � ��� 4� � f � � �� �� PureForm is at home in any architectural environment. ���� � � ' !.�<���� ��" � � � ��� Whether site specifications require tall poles and wide �`, ,�h�Y spacings or are more pedestrian in scale,the refined beauty of the PureForm luminaire complements its ;_, „ , : surroundings.A ehoice of two sizes,multiple arm configurations and a wide variety of colors provide further design flexibility,assuring that the PureForm is � .�, the ri�ht chaice in any situation. , �.� � „_ ' ? ' ..; ` c��������a ,��Y,���`�;�� � ,���?,��, �����;�:�a�� �"����'�$ ,�1���aca � �� � i��'i r. t��s'+���?�i'� ��''T.'z}:1���'2�k�� �,'��''fi"�"�a`�x�.�r�"f�e`�.�y^?����3�� {��i;�§<��'. a t l ;.�J ��. �'�� 'n,`'���k`x�k�cY'�r d�'1:::�.� c����,�`1�t��`1� S u�.�.,t i?.� 52S 7":t,:. :� i � t: r.,�� 4�: x'��a�1ut.� �..�:..�.\ �v.�ks,yir�S�,�,��.�`n��.��3 .{'tY Y, LI.��.t n��:�.:s,?v;:��� ,.,,; . ..: ..i ,u�.:�.�;..�,v ..,.a.� .;, 1�, k1��*,'�i��.'���z�i�i#�`tY'c{Y..�'ia��a`'�y?..�s�s,jx.�.��..`�� ?�L� v�i`�`��'r,�'� �tt. ..;a;. �.�- . „ � *, 'a���a s ��t���`�;�,`�irs�c��..'f��� `��.��:*3� 3�,.��,t�'�?r�4�,s�1�a�...�, � ��3���i�.m,.�� �; -,..; ' �k t \ s � '�u41i , �i�.�; i3raz s t `= ���� `�,��y�i'���� .�yi�:;�'e$ �.i ���� '� ..' � k�k ... , i i t j.�l�"�}ib ?}41 '�&1'a !y�'�� }3l�}A d f Z4 C!j+. 1 t. S z. a '°7 � .} tS$ y� � . , . ; ,.. . ., , , t .. .� y ��.:, �. , , �. , . Y� .� , ..� t ti : .. ..,, . ., ,� ,. , � .� . . ,. >, , ,. , , . ., , ,.� �.. .,, .. , .., ,, ;, '.,.� .. ,." �� > � -. � .. �� :.., .' ;,- , � . .< , � ,.;:,, .,. ,. . , .. . ',�. �'.. , . . '. ... .., ... � �„' � �� e �. � ���� , ��. .3,. „ w,-,�. �s�,.� . .. .su ,:t:�maa. �. �,� _ .. ,.,a.�.�. � a, . ., � �i � �. �a � �� �$i�p , . '- w_., � y 4b ' F�w, ��2,,aa�µ,,., i ' �;;������mm��,. � � ���� �� '"�t `�. ; ``�,r, � �' ��,� . . .� ' . ,.:.°. .�� �.° . .,., ,..+�rr,':. ... ...... .. �,.a °�. 1b PureForm `�he real power available from the PureForm emerges in the 1°he impressive per�ormance of the PureFarm �a�comes larger 32"hausing(P32},shown herein a twin back to back evident when we compare it to a 400PSMH�ullv�ring, conflguration,at 260 vvatts,mounted at 30 feeg. shown here in a�winTypeV{Q)eonfiguratian. �,,..,...�.�,�---�--��,� �._.�----�----- ��� �--- �...��.��---�-���`°�� ...... .�'`"�."�� � � PureForm P32,Type 5W optic _.�.�----°°"� Guliwing G18,Type Q optic "�-..�..��° _-____--�"""" ' �__� -- '"",. �---.�..�.,m�,�-�---° The performance advantage of the PureForm is incredible.While the Gullwing provides a 5 P'1H x 5 MH pole spacing, the PureForm delivers equal performanee with pole spacing extended to 6.5MH x 6:5MN=a 30%improvement,based an uniformity,and up to 6MH x 6MH based on equal minimum footcandle levels. These types of eamparisons are beneficial in showing a comparison between the sources,but tney really do not show the complete stary.With HID systems,reflector inefficiency and nadir candlepower worked against the application engineer,resulting in poor site uniformity and hotspats directly beneath the luminaire.Additionally,controlling falloff at the edges of a given distribution is extremely difficult,if not impossible. �y fine tuning individual LEDs,Philips Gardco engineers have been able to capitalize on the LEQ's ability to thoroughly concentrate and control light output. �ooking at another example,the PureForm Type 5 Medium{5P1)would be the primary choice when the goal af the lighting designer is to limit light from the interior of a parking area within a canfined zone. Note tne LEED light trespass line at.01fc. _��-M�„" � � �LEED I ight trespass f ne.01 fc ' With proper pole placement,the sharp corners of the 5M distribution assure adequate coverage , of light where it is needed.The quick dropoff to the.01 fc level,less than three-quarters mouneing ' height beyond the,25 fc line,means that LEED light trespass leveis can be easily met when needed. PureForm 11 : a � S I� �� ���. �,I C�. �.I S�. � & �,s Lighting Specifiers begin to shift from desi�nating NIQ sources to L�C},a comparison between�ha t4roa is often requested. Unfortunately this is not an easy task. Uniformity,varying distribution patterns,and constantly advancing technologies make this extremely difficult. Today,thanks to advaneements in LED teehnology,it is starting ta make mare sense. The engineers at Philips Gardca have been able to truly capitalize on tha advances in high performance LEDs. Sa much so, that the phenomenal performanee and resulting energy savings are truly exciting. Philips Gardw has always been known for performance. In fact,the performance of one its flagship luminaires-the Guliwing-has lang been the industry standard ta beat.The performance of the PureForm is better. {7ne might expeet that a eomparison between the two would begin by comparing the smaller G13 with the PureForm P21. ' That expectation is incorrect. The P21 outperfarms the 150w HID Gullwing G13 significantly.What this means is that the smalier PureForm,while perfectly suited as a pedestrian scale luminaire,is a strong player in area lighting as well. �;„,��,�,°�� -��,�„„��„ �„„�,� PureForm P21,Type 4 aptic, 130 system watts Gullwing G18,Type 4X�optic, , 250PSMH 290 system watts ' When the 130w PureForm P21 is compared with the larger Gullwing G18 at 250PS1`�IH(above}we find that it is very comparable. Both the forward thraw and the lateral throw are sssentially equal.The PureForm,however provides a lower maacimum for even greater uniformity.And,as the shaded area shows,PureForm has much greater backlight control. This camparison illustrates the true performance pravided by PureForm. Now,the smaller P21 PureForm becomes the ' preferred choice for projects previously done with 25Q watt HID luminaires.This is particularly true for projects requiring 1 fc minimum or'/�fc minimum light levels,two of the most papular Gght levels being specified for area lighting taday. 10 PureForm , <�;�. M�,F �, �.�. � , � � . � x ��� �� c , � ,. .. � ��� �, � :��,�� .��.���o�:�.�.�.� � ,���,�� ����_,�,�.. � ��;„� � � i �" � �. �. �` Y k . ��,._�..--,_._... .,---°�_�. �. j\ t �-- . ',.;Y,�,° .�' � �... �,e� �� �,: �—°---`.-- °--__.---.. ✓ .�....._,_.._... � „r ��°'` .. / ��-- .v.�—�--,.._�___,,.�.. "'°"°,y., . �,- I ° ,,,�—�-"-.'".".""--�.�... i . r ' � : : $ �.� � : � . f £� ; �( � 'f, �( l � : �� ���^�_��`"` ��� ,�'� � .�� ...._......,. ,.w---�-"." . �--____� __.�� x � �"�.-�,-�--��---'"",�� � .__����--- �� � °----____ °ry��s °r���s The�'ureFormType 5 Niedium(5M)is the choice when the goal For large area lighting,vvhere maximizing pole spacing is the is to effectively limit light from the interior of a parking area to a goal,the PureForm Type 5 Wide(5W}is the answer, t,ltilizing confined space. Proper pole placement eombined with the sharp this extremely efficieng optic,PureForm ean provide po(e corners of the 5Ni distribution assure appropriate coverage of spacings up to a remarkable 6.5MMH x 6.5MH. light where needed.The impressive drapoff to extremely lowr light levels enables meeting LEED light trespass leveis that were difficult or impossible before.Type 5M is also the choiee vvhen higher than normal light levels are desired. �.__ �__��---°� _---�. --- __.__----- ___�----��-°-�.. �--,....�:._�-__.__� � � �,a. r' �,;�-��-�..:� � � � �m � � ���,, -.�_..- ; ������ �,.��� -�-�.�...�.��..�_ .�. ._ —�--�- M��w.. __-�.._�� , °f°yp��1.� 1°�p�s L�� t��l, In situations where backlight control is critical,the PureForm's The ultimate in light trespass control is provided by the ' BLC optic is the perfect choice. By sacrificing a small amount PureForm's unique LEED corner optics.Available in�CR ' of forward and lateral projection,PureForm is able to severely (right)and LCL(left),these distributions limit the.01 LEED restrict backlight,limiting the 1110 fc line to just one-half light trespass line to just 1.5 mounting heights from the pole, ' mounting height behind the pole,while the 1/10Qth fc line,is only both behind and to the side,ideal for use with projects ' 1.5 mh behind the pole. seeking LEED certification. PureForm 9 �___�_ __._.__��- _�,_ a..� __.___._�., � ' �' � _.��__.��.�---_ __m.__�.� �� .�_ ```°-_..��,� .. _�.� < c,,.-�---- -� Performance def nes t��e PureFarrr� � lurninaire. PureForrn features the widest _ � � ..--''�--- `--�_m_-- ��-� —_��=._�.�...-..-� ��.��� selection of distinct optical systems'ever affered by Philips Gardco. These unique ����� The IESType II is the preferred choice for roadway or narrow entrance systems Provide remaY'kable flexibi�ity areas.The PureFormType 2 distributian provides a clean,asymmetric ' in preCiSely matChing light di5tribution pattern with ma�cimized lateral throw,yetstill provides a favorable amount of forward tMrow.The tight backlight control built into the ; patterns to specific site geornetry and optieal design#urther enhances its usability.TheType 2 distribu�ion ' rnounting requirernents. BeCaUSe eaCh works extremely well in walkway and roadway applicatians where more ' lens array is fully interchangeable within light is required"street side"than"house side:' ' the PureForm product line,a uniform site �-�-- __�--- aesthetic can be achieved regardless of �`� �.------� �``�..� '�"� �--'����� �``���`` luminaire size'or mounting height ' ;�— "� , .-___� In addition to the typical IES types II;III and IV PureForm offerstwo'enhanced TypeV optics:TheType 5 Wide (5V� is a �" ��4 �.� �.-' .�- ` straightforward choice for rnaximizing pole �� � ��,�;�--=-��° spacing within interior parking areas. The ' �°�p�3 Type 5 Mecliurn (5M� provides excePtional` IESType III optics usually produce an asymmeerical pattern that direas the majority af the light farward and equally on both sides of the COrlfinemerlt Of(Ight Within 3 t3Y'geteCl aY'ea, luminaire.l'he PureForm Type 3 brings in the lateral spacing slightly, ' with irnpressive cutoff at the edges:This while significantly increasing the forward throw,making it extremely useful along ehe site perimeter. In a twin back-to-bacl<configuration,it optic now makes it possible to rneet LEED creates a beautiful rectangular pattern which can extend pale spacings li ht tres ass re uirements frorn interiar g p q for parking lot interiors.Again,the inherent backlight eontrai is evident. pole locations. _..�__ _----�----� ._____---__:� � ��.� The BLC optic provides powerFul backlight �� _� control forthose situations where light ---_, cutoff directly behind the pole is critical. ��� ��: Finally,the innovative'LEED Corneroptics, �..� a�ailable in LCR(right) and LC�(left),are ' -_``�------�-�,�. -._-�=��--''�-- ,/ , �-.��:!_.._".m�`e.._.....�"_��,���.��-°' ``----__-°�-°-.m_� ideal for a LEED praject where corner �°��� positioning of a pole cannot be a�oided. �'Yp�� l"he PureFormType 4 maximiaes the forward throw projection with ' anly a madest compromise in the lateral directions.The squared ' corner performance,significant limitation of backlight and the strong ' forward throw make this distribution an exceptional choice when lighting fromxhe site perimeter. ' 8 PureForm : ; � I�1 � �,` �S � �� ply l� ��, � � ���� ���:` ��� �� Controlling light is only part of the challenge when operating an $„� �� �,, advanced LED system.The thermal management of high pawer LEDs ;!9 , � � } � � � , F, ,��! ` Q � , � is particularly critical. I.ED's produee an extraordinary amount ofi heat. �"�.� ' ��� € s �'` ,�� ��� �`��� � � � t� a�� If this heat is not sufficiently removed,the I.EC�s will operate a�greater �� �������� ��- � �w��-w-.�u temperatures,farcing them to be drastically less efficient,significantly less reliable and ultimately reducing both their lifespan and the life of their components. In order to provide optimal operating conditions,the engineers at Philips Gardco developed an innovative airflow ventilation system for , �, ��z� tha PureFarrr�lurr�i�aira�s a resalt,F'ur��ar�n provides a sophisticated r���` � � � �� � �?`� solution ro the inherent challenges of LED thermal management. � ���r�� I � ' ' "� � PureForm incorporates die cast radiating fins within the housing itself,efficiently conducting heat away from the gi �,�,� 1� „� LED components.These fins are arranged in a unique � ����� ''�� � pattern designed to maximize airflow and to increase the �� .�' t�u�,g y � �.��^:�����,<r�� ,� �,f' �µ; overall thermal e�ciency of the luminaire. ��,��.� «,�� ,�re� i Cooling air enters ehe luminaire by means caf unique and � �,.,, ����" distinctive side and front ports. Substantial airflow is � directed over and through the aluminum fins,ultimately " venting up through the aluminum top mesh and exhausting � �,� y� , heat harmlessly out of the housing. � �. �� �� �,, The key outcome af PureFarm's innovative design is that the ' LED junction temperature is held to an absalute minimum. ����° ��' ������ � Tharoughly tested and metieulously fine-tuned�o ma�cimize �"""���=�„� � flow and to minimize hot spots,the unique design provides �e�°°` � �� � � �� the�longest possible LED and componenti iife. � ��� N�'����' � ` ���'� �� �. �� �� � ' �� ��� ;,� sa���� � Heatsini<fins are cast into the top of the luminaire,above the driver ', compartment.These work by convecting heat away from the driver assembly,helping to assure long component life. , PureForm 7 ' � ��� � 5, j�a.� � � � �� � '� �`� , � � � #, �� �' � m �� " ��'�� �1 �� ks �� � �� �l `a rtf ie4 �� t � . �`` � � �:,,, ' � �.� W S�r�� �� .� . �� a� �.:�. �'4» : :� . � . �� .*�� .... .:� .� .4.�.��. . . PureForm offers an advanced LED array system that redefines site illumination. Enhanced visibility,greater e�ciency ' and tighter control reduces the number of luminaires necessary to lighran area to the desired levels.This results in considerable savings and decreased enviranmental impact in both the shart and long term. Utilizing energy efficient ' advanced LED technology provides for increased light output and an extended lifespan when compared with traditianal HIQ sources,while drawing a much smaller amount of power. While�.EDs are beginning to become commonplace in outdoor lighting,it is important to note that not all LED systems are ereated equal. Drawing from its lang tradition of providing e�cient,high performance optics,Philips Gardeo engineers work tirelessly to capture the light output from each individual�ED and direct it to where it's needed most. Each LEC.� is encased in its own unique optic and placed within the array to provide precise patterns not previausly seen before. Not only are these patterns designed to correspond to the most typical area lighting scenarios,but edge lighting i's tightly controlled as well.This allows for lighting layouts that can easily achieve stringent LEED outdoor lighting requir�ments. Of course,like all Philips Gardco performance optics,these systems deliver uniform illumination free from hot spats and striations. Glare is significan�ly reduced. Luminaires provide full cutoff,night sky friendly performance—even with wide pole spacings. Philips Gardcds Applications Engineering Department stands ready to assist with site lighting analysis and development. �a� a �4 u Fi�4`���ir � � � �� �w�1+8� � ���� is'qi ������' � Y � ��• ���i�,ili r����u� r � i�'i'il ���,,, 4� � tl,. � a, 6 �� � � s, �' �d;'� �-, ���v p,d� c ii, � ����Il�d�a Y[rwf i d Y � � � � � �� Ir�r�s����iv� �p�a����i�r� Types 2,3,4,�LG and LCR(LCL optical systems utilize an innovative redirecting reflector system ta complement the performance of the LED optic.These individual shields help to limit unwanted spiil light and lessen direct back light ' fr�m the LED,vvhile the black sur9-ou�ding s�rfa�e cur�s refilected fi�ht. Many crsmplaints conce�ning light trespass are really more about luminaire glare.A beneficial by-product of this system is a sharp reduction in the perceived aperture brigheness of the luminaire when viewed from behind. , , b PureForm ., _ _ ; _ :: , : 3 ; , . . . . - ��_ � *� : ` -4 w Y*Zv-Y[`.-P-�'4���1:7-m Se��`�v''�'�# _.; ;�. � � vi �x2ti'�.-�" � g - "_ ' a,n- ' .. _ �.n i' '� � � . . .rvi� L � - .�.` . ��: Single PureForm P21 luminaire with the mast arm shown with natural aluminum paint (NP). Single PureForm P21 luminaire with the A3 decorative arm shown with bronze paint (BRP). Single PureForm P21 luminaire with the A1 standard length arm shown with black paint (BLP). -- `*'�'' � � ���_ �;�_�.����,�.��, � :x�.�_ _ { � , Single PureForm P21 luminaire with the A2 short arm shown with white paint (WP). ` ¢µ_�� i � �,�—;�,�.�-��-- � ���.�:-. � i � . Single PureForm P21 luminaire with the A2 short arm and �- wall mount bracket (V� shown with white paint (WP). � PureForm 5 ����b � � " '�������� ���a����s�, �� �; � �,F�� ���a�c�,�"�4 �.a�� a,�"� :r,= . .� � ,.� , �� .. . .. .. � � , ax a ��' � .: .._ . .. . . , , _.. a4��..� .. ... � �. i�il,',,. �h� c���r � �h���� With a profile a mere 3"deep,these sleek luminaires establish a new benchmark in outdoor illumination.Visually,PureForm exhibits a ' streamlined simplicity that naturally enhances any architectural motif, Scale and praportion are pleasing from every perspective. The shapes are stylish and elegant with seamless transitions and concealed hardware. The refined integration of the mounting arm permits a consistent transition from the luminaire to fihe pole.The attractive result is that the Cuminaire and arm become one continuous form.'1"he style ! and design serva a functional purpose as well by reducing wind load requirements and strengthening the overall assembly. The arm itself is available in four unique styles,each giving the PureForm a unique look. Each arm seamlessly integrates with both the small and large luminaire hausings,essentially creating eight distinct luminaires, each offering it's own perspective on the future of site lighting. Philips GardcoTGIC powdercoatfinishes o�fer many choices. Four standard colors and aver 210 optional colors provide the designer with a broad palette to either showcase�he luminaire and its refined beauty, or minimize its effect on the space. Single PureForm P32 luminaire with the A3 decorative arm shown with RA1.5007 Briliiant Blue paint. � � � a � �: � ��- �, t � ��'. . �.� , � .:�;� � � �� ���., , r ��� �� ��� �`����£ ,� . .< .., a's t. � �.,.�. r!M i.& « N.. ,x y R h��' � S . � � . .. �Y � S'Y,�yWy�a`?� „,..,.,. : � ti y {.,R, � } � � � §. r �.. , :t 4'�t� .��q�:� � � 9YY� r��4 . � � '�� �t � ����'�b � w1 . '"` *i.l 1� tl t i � . . . . �4�������� �� ����' st , . . . � .. . . "� �x � �,�',�k� �Y'.. : � � ��n�� ��, a. � 3 �. � k... t �� � �� ���: � �� � ��� � �� � �, , � l��, � �t� �� x, �, � � ., ��� �. ; =�t..r: � � � � _ , � s 4 � ���� � �,��� ,. �. ., � ���� � �� ,', � ,�; i; 4 , �: �.;. 3i � � Rear��Ir�����t'se�ra �;� �; Y� The PureForm is a luminaire specifically designed araund advanced LE�sources. � ��; Philips Gardco engineers have managed to harness the power af IEDs and develop "' � distinct,usable distributions with maximum light and minimal energy usage.A state of the art integral cooling system assures that LEDs are not compromised as a result of � ;t� ��� overheating,maacimizing component and�ED life.With a maximum profile of just three inches,it sets a new standard,campletely rede�iningwhat the term"low-profile"means. �; ��� �;i i�a��°��5��1� Aesthetically,Pureform is sleek and madern. PureFarm provides choice.With two � sizes,three arm styles and an integral mast arm design,the PureForm can make a design `� �' tiFy; statement or just simply disappear into its surroundings.The site aesthetic is easily maintained by utilizing the PureForm's wail mauntin�options. � ,� �� �t�r�ir���ar���F�ra � � . Simplicity is the hallmark of good design. Rugged die east construction assures that �� � housing pieces fit within the most stringent tolerances. Components are easily ;� $ ��, accessible should maintenance be required. Optics are rotaatable and ineerchangeable, e? ' allowingfor ultimate site design flexibility.The arm design makes mounting , � �� � straightfarward and foolproof. Finishes are designed to protect and to assure longevity. �_ � Options are wrell thought out and designed to complement the luminaire. '� �' � t :° � ' � �,� � ��� � P�r�����r�w�° �n�� � �� � � Performance is�vvhere�Pureform really shines. Now you have an L6D area luminaire tha� �, �� ��, � � � is capable of outperforming HID luminaires in a variety of ways.With a total of seven �� ��` � defined distributions,wattages from 50w to 260w and lumen packages up ta 25,000+, `} �� t �� you can easily replace HID saurces up to 40Q watts while enjoying energy savings of up ��; � ° �� to b5%. PureForm's incredible optic technology provides up to a 30%increase in pole 3�� �� spacings. Greater light trespass eontrol allows for meeting LEED requiremenes in ways �,°' �� ' ��s never before seen. �4 ��� a��. ��. �t ��a= �� �. � ���,. � ;` f `" �� s: ' f�' � ��; �y�: � �� '��� PureForm luminaires shown with natural aluminum paint(NP}. P32 P21 �` ' � : r� � � � , �� �y r Over 50 years aga,Gardco Lighting changed the lighting industry with the introduction of the world's first cutoff outdoor luminaire. Utilizing faceted optics and intelligent construction features,the Form Ten product line setthe standard fior what an outdoar luminaire should be. Today many of these Gardca innovations have become indus�ry standards. ' The driving factors that were ance so important to the lighting specifier-performance, , aesthatics,ease�f maintenar�ce and construction integrity-ar�no longer at the farefront. !n ' today's environment,sustainability and saving energy are leading factors in selecting a luminaire. There are numerous LED fixtures vyingfar attention,all offering the requisite energy savings over traditional HIC7 sources. �ut in the rush to jump on the LED bandwagan,the original needs of the lighting community are being left behind. The PureFarm from Philips Gardco changes all that. PureForm defines�ED area lighting,setting the standard for specification grade. ��.� � � ' � � �� �fi '� �t Y:. , �(� ��$ $ .§ 3� �.v`�,. � , : ,. ., . �... '. . „ .v, (3°.: � . , . , .. . , , ti., . .'... . . �. ,' '� `; 1 '� i 4 '�' _4t r �, k ..�va��� �'y��"'¢I i .��.Ey� } ��� ������,�r;�ty4 iw,,: `�;���; E rtti�,;�����,f� �"��'�;,.� �,.., � � -. t �..�'" � , ,,, 3y:'lS'k s`m�',�' '��'�t�.. . � �": � } h � �' �: � �" ` y� �, t 2 PureForm ' � ' � � � �� �n.�� �,.�"�c�u� � . y� �� � ,� ,,,�: � � s�, � '� �,, ",+ F� b _.+ e�si�§��'�;�.z�'���$. � Q �'�'�?,�'a �4�``Y��'"���k���1 b s Y "��� �~1��;�'�i3.3'z ssk t�r� ,�� i7ti��W°t��c,� ;. ,� a�.�ti., s�,:'.��'�'� �' ��v� i�:,�:� ��"�y`��r�, ��..�i� �" z �"C 3. . 4. t �.��aa� �.':.� �a��t��:»��`,�bn�,�x�`�,��.��B§�.�s� ���:�, ��.w����s��l � ; } `�a�� : k{ � � ��i�l�} i€T�4h� y ��?�,�,� t ���3 e t?,� �,r�x� ,.i t�. x�a� � ��±t� F-� 1�t.`'At.2� w. ' �u ap �51;s.��`'��t`��i y .�'�.��i'" , ��„ ��^?�.A � �ct ��fi� � � �.{��s� `�,�� � ����R���$ 7 . �l�`'�```'� �rs..�:'`�,�''�?�ll�,�'�`��x)��9*.� ii'���s�, r k .a��'��`S� "�'1���'ti�`S1� �at.. �7i �4� � t i 'X`������a >�Y�,��'�,3�1;�,'�a 1 w t2 Efl 'i �1k1`.� 4��� C �. . 5 . ? 4 ; � S p t t 4 3 Y ��.,,..�.�,:�1 �'fi �;..��-F 5 �...{''� � ti�;y". ` � � t ..E� a�`'�t � s; ,.� �, ..� .., �„�� '��'tt����� ,}, ��"zi,�.�s` w��. �� }. � '` � � �k;�i ,�����;��� ..�� f � �5� � ,�`*�� 3""�,�.i:.`� �s,. ��g 4` f� �•` �t si�x � 2°i �Y a���� q}�'� �"`� tvt��,..� � �� ��•�`�+',.; t� l Y^`x,�`� yi. �tt t � t �i� � 3���. "�?aq� �,z�,� �' � '-.. t�C, v. � � u� ��,�� i ; � �� �` � �. ., ..,..�<� � ,. �� �� �, � � o , � I . ' PureFdrm Specifi�atian �rade LE� Luminaires �� � ���1 +�A��C� �. � � � t � a w�:�� i�3� �f��.�?, kc� s�,����`��.�������. �,5'�£ '�,ai�is3''�� cY. . ��.,,, , . ,�. ; ,��..�.v. �. . �tix� .�a s3,�+�` `*'%;�' '�� st�$�''t4 ?.,4 � ..? 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J.. �. � l ,..� �.,,� ..;� ����k � � Y•' l i jE ����'�'� R �� �,�,� ?i' ��? 3 4 �,'ii �."a u,43„J „. .. ... � ';."�P;f t � .. �� r' � � �. �.i .?�yYO,� � . � ����. �� '. • .4,r . k�� : � .,, . � � P 4 1 �. . ,�u . y r � t � ���t k�� ���� "�: z��';tv"��� �. n � � �?qy-,� �•, r '� �$ ��k . l"l t(�i$� 5+ , ��� � � • . .` 11��'� \. y,,��A�r�� �„ �. �'h5� 4't`�" �� u.. ' ,..i.er',�..n`ct.��a��f���°C.���,�,,;:;' . ^�'�'�rv+��'�3��t� ,ifi � ; t l d ti, t ss" jy e3��.?. 4z,{' 3 r 3 I il� � � , � 'a�`,�,r+,�«aktiYt�`,`:c;�,. ,m_, atm7«.z..,;�, ., ,��:.t, ...;.,,.... �.., ��.x.� �� � � ��� �9� �I ���.� . y � .�� .. . '' � � � � ���;,.. �'. ,,, ,d, I � PureForm 17 x: >;, � tr�. , �� " �n. ��. �w' �,��t. .a `, � � � �,w�,,. i t I � r tlfr ti L)ki�h V�!!�y ��dic�l �er�t�� �� ' Hospital Support �uilding - May 24, 20�3 �' I a � � � � � � ,4 ��. ������� ti �� ������ �� �.,. � > s i �ax�zir^',�, � t :., � ,la r�„ i,� �� � '. ,�,, , , ��, .,.y.�,�... ,.�> �v 7���. E � � � ` ',�r;:�� ���� � �� � �ti �` , � a 3� �,. �..��Z � �, ti ..� &�: �4R. . ,Fl kY ��.,3,� � y.. i3 j�k, xt3� �. � 3�` �T`�s} i;�� i � u Y?�' � � � } ;��.. G* ;1�v '� n� .i �tl 0 t Yl� ��; � 1 fi., :"� � ....... �.$ � � �� ., �' . � � 4�` u 5r 7�'��' ��q:. ��� � � ti � c ; �'. �` �� � �Su k ti�' �' � t: � �; ty.yw �y; ZZ:r Siy �, ?:: � i��� �^��z �;; k �`� �a��y �1�t � �. � ����� �� � � �, ��� i�u � �,. � ��� t� � � 3 ��� � 4 � � �� Y � I !,��2M� � .*G.� .fv}iq'� � �: �l �.. ... .. .., � �� �. � 9 (tLv 7r 4•n �x�e �� �i� e; � 4 �' :��. M..� � � ` � �.. � �, ��,2 �". �.� �,.n ��� �„ �`� � � t� ��+`��`'���� �`�,,��� ��� �� � � , .�;.�� ���.,, �,;.. a�,.� � ._.� iY�. F� �I ���b!t h�Y .. y°1�'?y +P�j p° � �y� a� � � �.. �� tl �+ �� ry . '� ., � ... ��. ( 4. ... .. �1�. . ... v, t {' � P { � �� t� �._Y� .4°.,.�4i „ ea ti,,,. . , ,t. , �,. .a } ',. { � . . . �i i i�B � "t�ls�! ��i r I �����{ '�� ,� � . { � { 3. � � � j� � . � � Gardco l.ightcolumns are a dcamatic new approach to ��� �� ��� � > � ��� � " , ; Er c � low-and mitl-level lighting.A versatile collection of finely ` � �< � crafted performance���luminaires, Lightcolumns are a striking ��� b `� ��� � � ,. �` , , � � integration���of art,architecture and illumination that offer� �� � � ����� ����. � � � � � � � � � ��� �� the inspiring opportunity to design with luminaires, � �u � �; ; :� � � � � ��� �� ti: �. �, � � � instead of around ti�em. �,�� Ifg����sftat�t'tr�� � ���� �' � � ��� � ��a b� ���d. _� � � � � � w � F� � The Lightcolumns series is comprised of two companion ` a � � , � groups—sleek, low-profile 4�-inch forms antl landmark �� �� � ��� � , � � � TM x � � � �� � � .: � . � , � � 6-inch-diameter columns.By�day the shapes are uniformly � �� ` � � � '���� � � �������� � � � � � �� � � � � � elegant,seamless and sculptural,carefully scaled for the , � § �� � � � { � � � pedestrian��env�ronment.The�soft-edge,contem�orary ��� � ��� � � ���� � ; �� ; � ���I ' �� ; ��� � silhouette is a refreshing addition to both modern and��� � � �� � �� � �� � � � � � � `� � ��" <� � � �' ,�v classic architectural themes antl is equally at home in �' # � „ ��;. � landscapes ar atop hardscape surfaces. Fror�3D"to 12'; � � � ��'�:� ��� � � � � � �� � � thcough a combination af profiles, lenses, louvers, lamps, �;� � �, �. , � ,�; ,�� glow rings;finishes and heights,Lightcolumns are the � y��� �� � 4 . . . . .�.1 . � . .. �b �.,t.. �� art of illumination�. � � � �� � � � �� �� Fioish shown is Naturat Aluminum. ' Finish shown on frant cover is Natural Aluminum. t % '; . e� x ��` ����V ��I� �� ',.rr� � � � �, � � � �, � , �� ft.' �� � � � � 7� � "4'?f.'a��4� ���4'�1���..�ks`�£�i`v�•'���t't���a z�2 � �. �,� ���� ��u�'� `�� � ��,����� s�� � ""�'��v� iw��fx ,�'�������x ���""fi s�,�,�„��,�� �. i�,,�����,�� � � ���� � , � c i a� �,y� z s � t ��3� �. ti , � ��: �° `�., � �� ,, : �.w. t �>, ,. � ��'�.� � ;'� , v}, ,. � „�,�.„.��� �� � ,'a �� '� �.a,�ia1� ^ . ,�'� , ` ,� y.. ��. . �� '� � � � ���� Life riear the groun�challenges � � „,�x�w�. � °��,,� � � �:�. � „ ,.0 «., � , „ � ��� ��� � �� = the most rigorous�design and � � � �� construction regimen,and is the �� motivation behind �ightcolumn cnnstruction. 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Unique��louveretl optics with specular���� � � ;, ��� � Alzak�undersides and blacK or white(nptional) topsides prouide exceptionally wide antl unifarm ` � ° ' � � h �„ � �� distribution with extremely low brightness: �, ��.�� �.r� �.� � ��,� � , .� � z, � ��, t, : ��- 3�� � ���,'� � .. �� ��v t t.. . � . . � b �3�. .. Z� b, q y�� � p ���u .1 Y��°�(�I�I�Y'f ���Ief II�I I(��IJI���I - � . . . . .. . ` . . �;f..... 3�. ,. P„_ ' �+. F 3 4 � 4 �tm f k �', ( ... ��t„� �$4 � . �A. . : . . `�;aS . �� . Finish shown is Black paint. �ttc�� hm�nt # 5 August 31 , 2013 Oliver Dibble Pound Management Inc . 5800 Colby St . Oakland , Ca . 94618 Dear Oliver, At your request, I have revisited the development site of the Ukiah Valley Medical Center. The purpose was to evaluate the health and structure of the trees marked for removal . Attached is a summary of my evaluation . The tree numbers conespond to the Landscape Demo Plan : L-O . Most of the trees are in fair to good health . I attribute this primarily to them being of a young age . Whether they could continue this condition into maturity is questionable . The confined spaces most of them are growing in may become exhausted of soil minerals and possibly water, leading to a slowing of growth and possibly pest problems . In terms of structure , many of the trees are developing poor branch and trunk attachments . These are potential failure points that become more critical with increased age . There is one tree just outside the demo area that is already split as a result of this kind of growth . Tree health can be improved , and thereby longevity , if more favorable growing conditions are provided . These would include a greater volume of soil along with a more natural understory . Structural improvements must start in the nursery and continued after planting by careful pruning . This would allow for better placement of the crown scaffold system and the selection of stronger branch — trunk attachments . I hope this information helps you in your planning and development process . Please don' t hesitate to contact me should you have any questions or further need. Thank you for this opportunity to be of service . Sincerely , John Phillips Certified Arborist # 106 R�lrG � V � � SEP 0 3 2013 �mr � u�t �tM�NM6 DElT. Ukiah Valley Medical Center Hospital Support Building Existing Tree Analysis John M . Phillips Report 8/31/13 Item Species Common Caliper Health Structure T-01 Fraxinus angustifolia ' Raywood' Raywood Ash 10" fair poor T-02 Fraxinus angustifolia 'Raywood' Raywood Ash 10" fair fair T-03 Fraxinus angustifolia 'Raywood' Raywood Ash 11" good poor T-04 Fraxinus angustifolia ' Raywood' Raywood Ash 10" good poor T-05 Fraxinus angustifolia 'Raywood' Raywood Ash 12" good poor T-06 Fraxinus angustifolia 'Raywood' Raywood Ash 8" good fair T-07 Fraxinus angustifolia 'Raywood' Raywood Ash 12" good poor T-08 Fraxinus angustifolia 'Raywood' Raywood Ash 12" good poor T-09 Liquidambarstracifiula AmericanSweetgum 14" good good T-10 Liquidambar stracifiula American Sweetgum 18" good poor T-11 Liquidambar stracifiula American Sweetgum multi 11" (2) good poor T-12 Fraxinus angustifolia 'Raywood' Raywood Ash 10" good fair T-13 Prunus cerasifera "Atropurpurea" Pissard Plum 7" good fair T-14 Fraxinus angustifolia ' Raywood' Raywood Ash 7" poor fair T-15 Fraxinus angustifolia ' Raywood' Raywood Ash 9" fair fair T-16 Fraxinus angustifolia 'Raywood' Raywood Ash 8" good fair T-17 Fraxinus angustifolia 'Raywood' Raywood Ash 6" fair poor T-18 Fraxinus angustifolia 'Raywood' Raywood Ash 7" good fair T-19 Fraxinus angustifolia 'Raywood' Raywood Ash 6" fair fair T-20 Frexinus angustifolia 'Raywood' Raywood Ash 7" good fair T-21 Fraxinus angustifolia 'Raywood' Raywood Ash 7" fair fair T-22 Fraxinus angustifolia 'Raywood' Raywood Ash 8" good fair T-23 Fraxinus angustifolia ' Raywood' Raywood Ash 9" good fair T-24 Fraxinus angustifolia ' Raywood' Raywood Ash 8" fair fair T-25 Frexinus angustifolia 'Raywood' Raywood Ash 6" good fair T-26 Quercus lobata Valley Oak 12" good fair T-27 Quercus agrifolia Coast Live Oak 12" good fair T-28 Liquidambar stracifiula American Sweetgum 12" good good T-29 Quercus agrifolia Coast Live Oak 14" good good Page 1 of 2 RECEIV� D SEP 0 3 � Q1 � �ro� u�w �NM� DEPP. Ukiah Valley Medical Center Hospital Support Building Existing Tree Analysis John M . Phillips Report 8/31/13 T-30 Cornus X"Aurora" Dogwood 1" n/a n/a T31 Cornus X"Aurore " Dogwood 1" n/a n/a T32 Lagerstroemia X 'Arapaho' Crepe Myrtle 3/4" n/a n/a T-33 Pyrus caleryana Callery Pear 3" good fair T-34 Pyrus caleryana Callery Pear 4" good fair T-35 Pyrus caleryana Callery Pear 3 " good fair T-36 Lagerstroemia hybrid Crepe Myrtle 4" good good T-37 Lagerstroemia hybrid Crepe Myrtle 3" good good T-38 Frexinus angustifolia ' Raywood' Raywood Ash 10" good poor Page 2 of 2 ���� � V � � SEP 0 3 2013 anrc� t� � � �si�4±� l�f'r3 ?;1 � # August 20 , 2013 Oliver Dibble Pound Mgmnt. Inc . 5800 Colby St. Oakland , Ca. 94618 Dear Oliver , At your request, I have visited the proposed development site at the Ukiah Valley Medical Center . The purpose was to observe the trees to be removed and determine whether there are any large , native trees involved . There are 38 trees designated for removal . Their location and type are indicated on the Landscape Demo Plan , 7/2/ 13 , provided by you . All of the trees appear to have been planted in recent times , with the largest one being approx . 14 in . dia. In my observation and opinion , none of the trees designated for removal are large , native trees . Please contact me should you have further need . Thank you for this opportunity to be of service . Sincerely , John Phillips Certified Arborist # 106 ��� G �VG � AUG 2 8 2013 e�ro� uie,�t !'tAFtNM6 DEPT. 1 ATTACHMENT 6 2 Design Review Board 3 MINUTES EXCERPT 4 Regular Meeting April 11 , 2013 5 6 Ukiah Civic Center, 300 Seminary Avenue 7 1 . CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 3 : 00 8 p . m . 9 10 2. ROLL CALL Present: Vice Chair Tom Liden , Howie Hawkes , 11 Alan Nicholson , Nick Thayer, Chair Tom Hise 12 Absent: 13 Staff Present: Kim Jordan , Senior Planner 14 Jennifer Faso, Associate Planner 15 Cathy Elawadly, Recording Secretary 16 Others present: Robert Palafox 17 Richard Ruff 18 Leonard Winter 19 Dr. Paul W. Poulos 20 Freedom Smith 21 Charles Ackerely 22 Deborah Ganz 23 24 25 6. NEW BUSINESS : 26 66. Ukiah Valley Medical Center — Hospital Support Building 27 ( File No . 13-09-UP-SDP-PC) . Review and make design and landscaping 28 recommendations to Planning Commission for a new Hospital Support Building at 275 29 Hospital Drive , APN 002- 160-08 . 30 31 Charles Ackerley, Jennings Ackerley Architecture, Design consultant, Applicant: 32 • The intent of the design for the proposed new hospital support building is to enhance the 33 campus and in terms of the functional aspects of the building this will include making the 34 buildings on the east side of the hospital campus function cohesively with the support 35 building . 36 • The support building is intended to centralize hospital support functions , i . e . , loading 37 dock, receiving , supply, biomed , housekeeping linen storage dietary storage , 38 maintenance , and administration that are currently distributed throughout the site in an 39 assortment of buildings . All of these functions would be located on the first floor, except 40 administration which would occupy the second floor. As part of the project, new parking 41 areas are required as well as compliance with 20% landscaping coverage standard and 42 other associated landscaping requirements for parking lots and street trees . 43 • Presently hospital administration is situated in the center of the hospital that is space that 44 could be put to better use for patient care because of its prime location . As such , hospital 45 administration will have offices on the second floor of the hospital support building . 46 • The location of the proposed support building makes very good sense and is a location 47 that would best serve the hospital because of the activities associated with support types 48 of uses . It is also a heavily traveled staff area . 49 • Related to the design aspects of the support building the intent was to make way and 50 provide for design elements that would be applicable to future expansion of the hospital 51 campus such that the design and materials being used would be an inspiration for other 52 buildings. Design Review Board April 11 , 2013 Page 1 1 • Referred to sheets A- 1 , A- 1 . 1 , A-2 and A-3 of the site plans that show a schematic design 2 concept of the proposed hospital support building and site plan and materials being used 3 that also demonstrate outside spaces on the ground floor and second floor, garden 4 spaces, green wall that will be added to the east side of the building and other design and 5 architectural features . 6 • Is hopeful his design concepts will be adapted to other buildings such as providing for a 7 green wall and/or other vegetative/design feature that will screen the building and 8 windows from the hot summer heat and is at the same time aesthetically pleasing . 9 • The support building is not a OSHPD building . 10 • Providing for adequate pedestrian access is one of those critical aspects that helps make 11 a hospital work. 12 • Related to hospital design , everything needs to be next to each other. In doing so , must 13 make certain each department has the right adjacency within the facility and this is 14 essentially the reason hospitals look and feel the way they do. All hospital departments 15 have strong adjacencies to one another. 16 • What typically occurs for hospitals is a development begins and expands overtime and it 17 is this impetus that has lead UVMC to formulating a master plan for its hospital campus . 18 • , Related to the proposed project, the intent is to collectively unify corridors and maximize 19 space to its best and highest use as opposed to the existing random assortment of 20 wasted space and corresponding inefficiency of service for the facility . 21 • Added information to the design package and noted the emergency generator that is 22 located in the vicinity of the proposed new support building and is not part of the project. 23 It is , however, a project in the works and such projects are called , ` make ready work. ' 24 There are other service-oriented projects that are essentially connected to the service 25 building project, but not directly that are a part of the ' make ready work' element. 26 However, consideration must be given to the design and architectural aspects of these 27 ` make ready work' projects because of their connection to the support building and 28 overall campus aesthetic appearance . 29 • The support building provides for many functions and includes storage areas and a 30 loading dock. 31 • The support building will function as such and is not certain whether it is the time to 32 define/identify what space, such as parking , is necessary for staff and/or other persons 33 that may use or have a connection with the facility. There are other aspects of the project 34 that are not clearly defined , but rather are conceptual . 35 36 Deborah Ganz, UVMC : 37 • Acknowledged UVMC is looking at a master plan for the hospital campus as it expands/ 38 builds out for the purpose of being able to provide effective medical service to the 39 community by improving its overall functionality and efficiency . 40 41 Charles Ackeriey : 42 • Related to the first floor, intent was to make a clear line of corridor for effective 43 circulation . 44 • Elaborated on employee entrances and how this works in terms of maximizing 45 efficiency/service in coordination with a future parking lot. 46 • Important to make certain there is sufficient space for the different functions the support 47 building will provide . 48 • When establishing the second floor, wanted the structure over the general storage area 49 from an acoustic standpoint. The second floor will house the administrative offices and 50 has the largest square footage . 51 • Demonstrated the design aspects/objectives for the different elevations as shown on the 52 site plans as they relate to appropriate screening of the building , service efficiency , open 53 space , effective circulation , and aesthetics . 54 • Commented on the proposed materials and use thereof as shown on sheet A-3 to 55 provide for a very architecturally pleasing building . Design Review Board April 11 , 2013 Page 2 1 • Commented on other architectural features , such as canopies/other architectural features 2 and how the central plan concerning the project as shown on sheet A- 1 . 1 fits with the 3 existing support structures and how the unification of these functions tie in with the 4 support building project. While lines define space not all design aspects have been 5 formulated/defined for what will be . 6 • The intent is to give consideration to the weight of the building and with keeping it as light 7 as possible. 8 • The intent of the design was to provide for a pleasing configuration such that the 9 elements that comprise the structure are well coordinated and function properly. 10 • Referred to the plant list and commented on the landscaping and placement of 11 trees/vegetation as shown on the landscaping plan . 12 13 DRB : Asked the applicant to comment on design aspect objectives for the different elevations as 14 shown on sheet A-3 . 15 16 Charles Ackerley : 17 • Elaborated on the building composition and clarified the location of the columns and 18 steel beams and how they are integrated architecturally. The steel beams are exposed . 19 20 DRB : 21 • Likes the open space areas provided for in the project. 22 • Likes the landscaping proposal and selection of plant/tree species . 23 • Likes the location of the loading dock . 24 • While approves of the metal entry canopy proposed and corresponding function thereof 25 as shown on sheet A-3 , important to make sure canopies/other forms/angles and 26 corresponding functions are consistent/uniform and do not stand out. It may be the 27 canopy for the loading docks should be smaller/shorter. 28 • Possibly provide for more shading that can be integrated for the southern elevation but 29 do not compromise the design in doing so . Could be vegetation/trellis or awnings . 30 • Likes the design ; composition of the structure; good addition to the neighborhood . 31 • Would like the support building architectural features to tie in/unify with that of the 32 Pavillon building on the hospital campus so as to provide some design continuity. 33 • Related to the thermo mass on the west facing , if the material is stone will heat up 34 structure . Need to possibly rethink how this functions. 35 • Appreciates consideration given to City documents regarding landscaping/tree selection . 36 • Related to the landscaping perspective understands the scope of work is on the back 37 side of the building and recommends consideration concerning the next phase of the 38 project be given to defining the landscaping for the courtyard and/or connected areas 39 where no landscaping is proposed even though sheet L1 shows the lines that define the 40 areas . In other words, more clearly define what landscaping is proposed for Phase I and 41 define what might be proposed for Phase II landscaping . 42 • Related to the selection of tree species , appreciates that the applicant consulted with the 43 City's recommended trees for parking lot, landscaping/screening trees . 44 • There appears to be a lot of landscaping going on in the spaces designated for 45 landscaping , provide for sufficient space for pedestrian access through the parking lot 46 and make certain the species work well with the building and corresponding elevations 47 and does not have that 'over done' appearance. 48 • Appreciates there is a pedestrian access through the parking lot and with the entry to the 49 building from the street making the project more pedestrian friendly. 50 • Related to the work area/staff lounge , likes that is area feeds into an open space ground 51 area . 52 • While there is no setback requirements as it relates to the outdoor staff lounge area , 53 more effectively tie in the landscaping contents with the scale and shape of the building 54 and make the area larger. 55 • Make certain the access pathways are connected to the entry . Design Review Board April 11 , 2013 Page 3 1 • Could substitute Incense Cedar tree for Redwood tree for trees on corner areas fronting 2 Hospital Drive as shown on sheet L1 to more appropriately have the landscaping match , 3 i . e . , tall , thin tree and deciduous tree as they repeat species across the street front. The 4 two end trees should be taller such that the appearance is softened and alerts that an 5 entry exists . 6 • Related to the green wall , there are very few successful green walls . May want to 7 consider whether worthwhile because it is unlikely maintenance persons will provide the 8 necessary care for upkeep. Could have a green wall effect without actually planting into 9 the wall . 10 • Use vines on trellises where feasible . They are typically fast growing and provide for 11 effective screening . 12 • Make certain sufficient number of trees in parking lot and that the tree species provide 13 sufficient screening . 14 • Likes that landscaping is hardy and durable . 15 • Likes that the back service area will be improved aesthetically and how the different 16 support uses will function more uniformly. 17 • Likes the project, as designed . 18 19 DRB comments on other related project aspects : 20 • Related to the backside of the hospital campus , discussion about whether or not it was 21 necessary to construct a cinderblock wall for screening and aesthetic purposes . 22 • Discussion about the utility functions on the backside of the hospital and screening . 23 24 Staff: 25 • What is the DRB's opinion about the process if all the hospital was able to give right now 26 is building footprints , location and did not have the finished details of the materials and/or 27 design of the items in terms of the timeframe for DRB review of these more detailed 28 items . 29 • Would the DRB be okay with staff reviewing the necessary materials , etc. , so the project 30 can move forward such that staff would write a condition that documents the detail for 31 review by the DRB prior to issuance of the building permit. 32 33 DRB : 34 • Would ask that if inetal is used for the screening of those functions it is sympathetic to the 35 new construction . 36 • Is fine with moving forward with the final details provided the DRB can see the finished 37 project. 38 Design Review Board April 11 , 2013 Page 4 1 ATTACHMENT 6 2 Design Review Board 3 MINUTES EXCERPT 4 Regular Meeting February 14, 2013 5 6 Ukiah Civic Center, 300 Seminary Avenue 7 1 . CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 3 : 00 8 p. m . 9 10 2 . ROLL CALL Present: Tom Liden , Howie Hawkes , 11 Tom Hise , Chair 12 Absent: Alan Nicholson , Nick Thayer 13 Staff Present: Kim Jordan , Senior Planner 14 Jennifer Faso , Associate Planner 15 Cathy Elawadly , Recording Secretary 16 Others present: Charles Ackerley 17 Deborah Ganz 18 Freedom Smith 19 20 21 6. NEW BUSINESS : 22 6A. Preliminary Review Ukiah Valley Medical Center — Hospital Support Building ( File 23 No . 13-03-PRE-DRB) Design review pre-application review of new a Hospital Support 24 Building . 275 Hospital Drive , APN 002- 160-08 . 25 26 Senior Planner Jordan : 27 • Gave a staff report and noted the Support building is a standalone application . The DRB 28 is being asked to make design comments concerning this project. 29 • Provided the DRB with a copy of project comments from Member Nicholson . These 30 comments will be incorporated into the minutes as attachment 1 . 31 • Introduced Charles Ackerley, Jennings Ackerley Architecture and Design . 32 33 Deborah Ganz, Adventist Health : While the Hospital Expansion Project has been approved by 34 the Planning Commission , the hospital is reevaluating the campus for ways to improve and 35 provide for a more uniform/cohesive layout such that the design/color pallete/materials/treatments 36 are well coordinated so the presentation of the buildings/other structures/landscaping provide for 37 a more welcoming/patient/pedestrian friendly environment. 38 39 The Support building is not an OSPD project. 40 41 Charles Ackerley, Architect: referred to the site plan for the proposed new Support building : 42 • The Support building is currently being designed . While there is no formal design at this 43 point, is asking the DRB for comments related only to the Support Building that would be 44 located in the rear of the hospital campus . The intent is to improve the functionality and 45 aesthetics of the other buildings/structures/existing roadway in the same location . 46 • Acknowledged the hospital is also reevaluating the campus layout and/or master plan as 47 to how the hospital functions and is exploring options to make for a more 48 balanced/harmonious/better functioning/attractive and more engaging environment for 49 hospital patients and their families , visitors and hospital staff. 50 • Likes having a primary service entrance , designated parking areas and connected 51 pedestrian/public corridors from building to building that help unify and more clearly Design Review Board February 14, 2013 Page 1 1 define the campus and the various functions as opposed to a somewhat hodge-podge 2 design layout. 3 • Is of the opinion the hospital complex has more of factory/industrial look. There is a need 4 to make the hospital campus cohesive in a way that the buildings and connections to the 5 buildings, parking area , entrance , and landscaping are more clearly defined , accessible , 6 inviting and friendly. Consideration will be given to overall circulation on the site as it 7 relates to parking and access that may include possible infrastructure improvements. 8 • Preservation of patient privacy and providing comfort are examples of highly important 9 components to consider that can be accomplished with appropriate landscaping and 10 nicely designed buildings with treatments that can provide privacy and comfort. 11 • UVMC would like to have the new Support Building completed by the end of this year. 12 • The Support Building is approximately 12 , 000 square feet and two-stories . 13 • The new support building is not directly associated with patient care . 14 • Commented on the functions of the buildings at the rear of the site which include 15 receiving , material/product storage , medical equipment storage , repair area and 16 linen/laundry and are essentially the ` heartbeat' of the hospital . These uses are currently 17 scattered throughout the rear of the site and could be more efficiently arranged to serve 18 the hospital . Many of these functions could be located in the Support Building . The rear 19 of the site also has containers , an emergency generator and a collage of other things . 20 The intent is to analyze these functions and make improvements as the hospital develops 21 and grows. 22 • The proposed Storage building will feature office space on the second floor. 23 • Understands the building would need to be reconfigured and moved forward because a 24 two-story building is not allowed in the B2 Airport Compatibility Zone without Mendocino 25 County Airport Land Use Commission review and approval . 26 27 Staff: Confirmed that a determination would have to be made by the Mendocino County Airport 28 Land Use Commission that a two-story is consistent with the 62 infill compatibility criteria . 29 30 DRB : 31 • Questioned plans concerning the roadway that dead ends at the back of Home Depot 32 and finds this to be a very odd situation . 33 • Asked if plans include opening up the corridor on the back side of the hospital facility to 34 accommodate trucks and other vehicles where the storage facilities/repair areas are 35 located . 36 • Asked about the modular structures that were located near the physical therapy building . 37 • There was discussion about the parking on the site , particularly plans concerning the 38 temporary/permanent parking lot on the northwest side of the campus. 39 • Questioned if the DRB is being asked to look at the design concept for the Support 40 building whether attention is also to be directed as to how this fits into the grand scheme 41 of plans for the hospital campus . 42 • Likes the concept of the Support building , but is really unable to comment on the design 43 aspects because there is no design being proposed at this time . 44 • Rather than provide direction preference would like to understand the in#ent of the 45 project. 46 47 Staff: 48 • It just happens to be that Hospital Drive ends at the back side of Home Depot. 49 • It may very well be the Support building is the beginning of the bigger picture for the 50 hospital campus and while consideration is being given to the overall design of the 51 campus there is only one application and this is for the Support building . 52 • The " overflow" parking lot currently being used by the hospital would be replaced by the 53 permanent parking lot approved as part of the Hospital Expansion project. The overflow 54 parking lot is allowed to be used during construction of the approved Expansion Project 55 and would likely need to be used during construction of the Support Building for parking Design Review Board February 14, 2013 Page 2 1 and construction staging . When the permanent parking lot is built, the overflow lot can no 2 longer be used . 3 • Requests the DRB provide direction to the applicant that can be used for the preparation 4 of the formal application . Design style that is preferred or not, site design concerns , etc. 5 • Need to be clear that the applicant is not required to and provide a " Master Plan" of the 6 hospital campus as part of the Support Building Application . 7 8 Charles Ackerley : There is an access driveway from E . Perkins Street where the physical 9 therapy building is located that goes along the back side of hospital facility where the support 10 buildings are located . 11 12 Freedom Smith , Ukiah Valley Medical Center: The modular structures have been merged into 13 the job site. 14 15 DRB comments related to the design of the new Support building : 16 • Agrees with Member Nicholson 's Project comments. 17 • Project should be people centered . 18 • Provide for outdoor space for employees and visitors. People should be able to have a 19 connection with the outdoors . The outdoor space could be covered . 20 • Provide good landscaping . 21 • Provide energy efficient components , possibly green-walls , address heat island effect of 22 west facing windows . 23 • Provide for nice color pallete. 24 • Do not mimic design of hospital/Birth Center. Design for the Support building would not 25 really be meaningful without full concept of the master plan for the hospital campus and 26 how the design of other buildings architecturally ties in with one another. 27 • Recommend relocating the two-story part of the building to be outside of the B2 Airport 28 Compatibility Zone to avoid going to the Airport Land Use Commission . Going to the 29 ALUC is uncertain and would delay the project. 30 • Focus on providing adequate pedestrian and bicycle access to all buildings and provide 31 adequate pedestrian circulation and bicycle parking . Bike and pedestrian issues are 32 important to our community . 33 • Make certain the backside of the hospital has adequate pedestrian and bicycle access . 34 • The generator facility is in an unsuitable location . 35 • The backend of the campus is unorganized and needs to be improved . 36 • Likes the design and welcoming feel of the ` Pavilion ' building . 37 • Does not need to see the master plan for the site as it relates to the architecture as part 38 of the formal application for the Support building . 39 40 Deborah Ganz : Emergency funding has been received to replace and possibly relocate the 41 emergency generator. 42 43 Charles Ackerley : Will provide colors and materials from the " master palette" for the hospital 44 campus for the formal application for the Support Building . This would be the " palette" that is 45 intended to be used throughout the hospital campus over time which will be based on a design 46 that fits with Ukiah and/or Mendocino County image and the fact that the Project is a hospital . A 47 " Master Plan" for development of the hospital campus will not be provided as part of the Support 48 Building application . 49 50 51 52 53 54 Design Review Board February 14, 2013 Page 3 1 2 3 4 5 6 7 . �i;!7C:t1R'IA3�li # _ _ � . kdventist Health Center, Campus Addition ��� ��� Preliminary Review of Iha Uldah 1�alley ��9edieal CerHer Hospllal Suppart du Ciry of Ukiah, Ueslgn Ftevlcav Cor7miltee February12, 2{}13 FEB � 3 2013 Cp'loF �lmYf In ravlawing the requeat for design review I have some general thoughts a� U�e �esNgn�� appraech, as �+�ell as a few epecific responses fo the proposal, P.• an inlroduction I rofcr you to a lattar 1 comp�d in 2�07 gs a rgcpprtsa to a propoaal for an addltlon and ramodol to the gmgrggncy @Mr�nca area an the Weat eide of the e�osting Cri6cal Cara unit. Rkhough it was written for a difFerent building proposal, it is stil relevant to the currant praposal . In r�v�awing thls proposal, I couldn'1 help Iovki ng for eome cor�text, as the form and inassing of tha nen� Sappart 9ui�ng has no relatonship ta the neighborhood orthe existing cainpus . So I lvoked at Uie Adventist HeaHh Center purpo:e and meaning frmn Iheirwabslte: "Wc �+rovi�la SyGfiudl C�+e J-IUdWf�i�ffZilIK1R GtiiJf �J!]fl5i F3.'l�Yf7�3 VI fftdF, REIp�,.°SFJIE35 Al7d V[IMSlEbl�fly. �l1[fD�t '✓A�Cj+ IWBfi1C�J! Center is c�nnnilfed fo caring for ahc ivhoio persorr arxl amphashes cara hu-�Fe sp+rYt��aJ +�eeds ofpatronF� andfamNfos. Uu+ gnal /s m rrea�a a haaf�ng enulmnman�, Hx x�l�r�r�i iR our rnfsal�� starement. PalJerrt r-ncr�s {nrlr n,flaslon statempnr) we rriRxrrl rn�i 'K frwr, fo nirr ro�nm��nrty by providirrg physrcaJ. merrfaJ s1�d spinhraf bv�fa�g. P�npN�yee Faais V!e strive fc pra�o cwry foam .member �n;Ni purauselul, wa�ffirrfi.ifa urork snp tp hg7p fbem fb�COpnlze tlte�oo7ltn.biR7.ari tt1B� ftt3kR, �irsnn9A�� L'currniunrYyJ�ic+�u _. _ ��� , Our RaNyinp Cry A Team That Ca��.� A ll�Isslon T6at Maftsrs" Poea tha new twild ing respond fa any of �hese g oals? � responsive heaftltcare campus deslgn oedklon muat not only addrg6a Ihe diallenge� vf euolvfng :oehrmlogles arx! s�stalnable life pycle coste, but alao the human elemeM ot haaNhcara, blending �Chnica� design innaue6ons with the healing emeironmerrt, Joining aparational elfiaency and capital oast oonoerns witli evidenoe-hased healthcare design. In a euccessful health oare plaR, �e architecture af footh the sarvices deli+rered and tha buflding �n�� in hartnony. Thg Adve�1€ist Aiedical Center has anothzr opport�nity hare and ncwto unify it� campus and become a model caporate oi6zen for Ihe City of Ukiah, The starting point inay be a unHled color palale. Cclor can have a p�ofaund pSyot�uWgical and physlologlcal Impact on humans and �lie Luilt c�ivirnm�xjrit. Cvlor anei arch;tecture go hand in h�nd, Cqlur is tfie lar�guaga of form, and is aFso the language of emotions. Through exterior aolor we influence cur tawnscape and inceraot wilh our surraundings by way of cultural 1 g 9 10 11 12 13 Design Review Board February 14, 2013 Page 4 1 2 3 4 5 6 7 assacia�ns �ai�d:t�e. emo[lunal ass�clatio�s of oulor. fi drive domi Hospltal �rv¢ Is an e�xpar�n'CdJrti arblilt�:iura! confuslon and an incoiiere,�t lilerarchy of campus 'plannlny . Someane tried fo�do ssmefhing ri� ht �nvth the Outpatient Clinic; the 6uilding has a strong pres.ence �vitt� She massing brn;<en up iii interesling and under�tandahle relatimiships and oolor harmony. �t,vrafco nes you and has a dmAna618 iranl door. Hawevar It sran�s alone. The rest of the campus Is, ��?nlntelllglb� functlanallsm_ 1'he currerit proposal relnforoesthe laek af any caherent ma5{e� piAnn ing. ! Follrnving are some speoific suggestions for im.prwing the prnposed Support Building, � 1. PraVide pedestrian bulb-ou� at all craesn�siks to enhanae p�ciestrian safety and promote a more v,�alkable city. 2. Provide real pedeshlan shadiitg and wet vreatl•er proiecti� n af errtry arcade rather than an abstracted meapho�. 3. Thm east elevatlon Is an usdercleveloped Idea and offansP✓e frelght Eoading dock vdth nn prelpnse � �RPnirx� fiircugh sr�alp, m,xKing; quik�ng d�tails dr I�nescaping_ Perheps the wall in fmnt could have same harizontal relatianshiF tn Ihe north fa�,ade inscead af heing an afl6er�oug ht The entry alor,g me �vest fa�de vrill be an inef�cient anergy drain and on the axtedor, a seasonabla pedasffian sufFarance. The north streetfapade Is assumed tq he e singlp aarK r�bnon Uhhdaur tl�e length of the hWldtng with no humari eng�ement. 4. 'I hB hlllltllrtg tT�9ssing Is �47nd flntl ntay fit In 9 su6llfb911 hL151112SS p81k aY hI�MUdy industrial zorie, ft relies vn high parta•manx glaaing and has no relatianship ta its errviranment or ihe ciiy af Ukiah design guidel�es ar his6orical character. It has na re�ationship to any of i� neighhor€ or ne�hborhoad, and craates further discom3 amongst ks archReotural nel� h uors. 5- ' ARhough th� prgsgntstion is v@r'y prelimingry, thQre Is a glaring di5regard {pr Hte Sar�9ening afthe vehide aerrice areaa. A chair link fence along the eaatem barder daes nat create a -- -�� _. .. . . 6. There are dher strategies for building design beyond Ihe dadding oF a 'Staoking and Program Diagram°. Perhaps the design team could move 6eyond the prograrr�ing and schamatic phase and fnta dsalgn develapment hefioro more prosamatlons. 7. Providc a praposal for a cohcront ca�ar palato program . Respectfull/, � Alan Nicholson, Associa[e AIA 2 g 9 1 � Design Review Board February 14, 2013 Page 5 �.. ._ . . . _ .. .: . . .. :. ... �������� ��6 ] 3 7D'�3 � Goad Build�ngs Make Oood Neighbora � CAYGi�i�i ��� Novr is tha time, to conslder �he huaGng pcwBr pF �rq►��au�. J usl hmv m ucfi dif�erencc can archRact�ra maka to health? Thara is nolhing ne�v in the idea that arohiteclure can bc an ald to hoaling. HlstarlC�liy, hvepital buildings have jrlsyed an importaM rolc In daflnlr�g a ci�, sn Bxprg@aion of philanthropic ideals, vxolt�y patrons and employing architecture and de.vign to inspire patients, staff and tho communl�y; to be good neig hbors, Ha:;R,ltals are wlrere we celebrate a�r mosf i�-�timate and toucl»ng but also our most ha�rowing and emotional morrierrts. "fhey should be anrong ths mast Importa nk and profoundly symboic spaces we InhabJt yat Ins[aad thev ar� large#y the resuli of dim bcireaucrallc d,sclNons, pe�ty-pinchinq, u�questioned orthodoxy and, at best, average � planning snd arohite�ture. � Fbx� can azchi?ecture oanfribuUe b he�ling?-Nowadays, large �ul�Jingy S�iCfi as ft�ropRals I are reqeiifed !o fulfi II a comp��,x amalya� n of pf�ybi4al: aesthetic, social and symbolic . Fur.cilons. Flnding ways tcr vFrtirnir� Ifiese functions is a major challenge tur modern � a�x:fiitEwiure. 9eFore ever thinking about tit�hat a projectvrlll eventually fook Ilke, the � arohitect has tv identiF� the inY�nded lunctlens af the proJeet ard Hs farrt�rlr�t. ' Too many archftec[s thlnk that great aeslgn anmgn from e�r�t programming, They thrive i on data, slz�s, ecanomlr,a. cn(iaK, antl Cbr.nt dri,rPn birsiness models. Then at the end , thay qulr.kly dr.�prale their program, treatinp the anistic skills of our professlon wl�h vary - �- � �iltle-ui^de�standirrg�ufiheprodacMaiis��tha�enr�t�caasa-the-das nerhg�um�— - every[ ing ey o into an o �e ru�e sc encg bas on husiness v��ue. Creativfty and innovation; on ihe othPr nana, ar� aubjeCtive proceases that da not operate in this retluctlonlst manner. lnuch detailed research hes been done on Iha workplace arrvironmant; on tha affa�ls p( arohitect�re on staff, an pertorinanoa and oiti profit. In every instanas studi9e shqw t�at warkers respond positively io Inspring arehiteetura and Ehat as a dire�t coneequence, Iheyfsel happler are haalfhlar, ar� ah� to work hsrder and more produc(irely. As a � result, profits Inqraase. I The design of hospitals m �e other hand , which ara unlq �e and oomplex structureds oompared with even the most sophlsticated bualness c,fir�, Is k5�an� �R to design-build cornraotors, wl[h archhec[s reducee ta Impoh3rd rrwmbers of a larger private finance consortlum. Qualir/ In arrnllactura! tles�dn ia pi�she� fo the periphery if at all. Wfiere it appears, It Is used Fparinfl�y in tf►e design aF atria, lobbies: or in t�a treatment of an iHpI9Y4'd TAFfl(IE, a purely casmetic exercise. . The argumerd againat deoent publlc archPmc�urre Is oria vf oost, I# i6 true that hospital huildings are hugaly �xpBnSivg tv aonshuct, far mare sa than olfioes, ho�ing or even 1 2 3 4 5 6 7 Design Review Board February 14, 2013 Page 6 � ' . � � . .. ,. +.:�NS luk� ny ho[01S: .6ul [hcy �ru over. muYd slayyeiinaly r�xpensive � � un. Ha�mEw°� umnpa� ed with tlia day-to�day coals of iunriiny a habpitdl: t�ie capital exNeriditure is trifliny, yet it is at th� btas3B, ard ifiis sfage anl�, ttiat the opp�tunity arises #o do something anduringty ivoi�tllvrhil��rrith the builtling itself. Personnel and operating cflsts are 959fi or mcre af a bu!Idirt,�s oost. so that desipn cxcellenca becomes 1he most valuahte ye1 Inslgnlibcan[ �os[ In the Ilfe of a bullding. . If any hulldings desprva tnp kill aller�in� of a�chi�ect9, prndu�t-d=si�ners and artists, ihFn thn�? buil�linyy ar� hngpitals , w�ich should he amnng fhe finest, mosEthoughHu[ and mast affeofinp and hzaling sp�ces ure encount�r. In hospitals, both '�ha sick and their relafives �re af their must vulnara6�; puttina tlzam in buildings tha[ are at hest bland a nd il1-considered, at worat ugly ar�d actualh� harmful. 'I nis Is aur chanoa to get tf�em rlgY,t. Unfartunatety for Ifie c�mmunities that H6E (Hospiial 9uilding & Equipment C�npany} provides design ! build healm care facilities; design excallen r�e and t�a concep' of c�eating a better eommuniiy Is not parl of the program. The current bulldlnp proposad for the Clly of Uklah can �ot Be distinguiahgd b6fw�n an auto la4dy r9pair ehop, a ehip mall or a budgBt rpa�lside matel. As the HBE Mission Statemeirt pYnudP� announoes, "aur cn6rc process is struclured t� Qc�is�er thc mast valuo for yauc dasign". The essartlsl I�ay to Ehelr mission is praviding low aast sYUC�ures. So mu� ao that the poesibili�y � endu ring mvfiveted deeign or be;ng a go-ad neighbor in buiiding s missing from the compan� cukure. Also unfortuna6e is fhat fhe proposed building . is �he face ofthe A�ve[nist Heafth Care in Uliiah . This is a rare npportun Ity forthe p�llc axpr�sslon of thelt ballafs and a cha nca to make a statemerrt oF a haalihy, hQ� li�g qualily u# life in the c4mmunity, Good buiWings —" ' -- de ma �� rem ors _. . ._. Alan Wicholson June 7, T011 1 2 Design Review Board February 14, 2013 Page 7 j f�� I � f ! t`� '� � �; � � Ai#C���lr�1�r1� � � � , � �, —--____ � �;-, a , --- � --��1:r�: _-�-t � ' �'� __ Q � -� "�'/'`------_ I � .,� - �==- ___ : - -- t.� tn __: : ---__ --___�_ � � � � , �_. � �� _,�= ,, _:___ i rn ___ �_ � � � , --_.` ----1T �' HC}SPII'AL.t�Rl1t� � � � � _�� � � - -----� =- _, , �. , � � _-__ � , �- s--____ - _ ,_, " �. d { ,8�3 -`"-- - --____. . . ��o ---_ __, - a'--- gs �-�------- ----------------.\ _ �_"' .-: t � ' .-�.. �A� � .� �. �� �� � � f '` � \��\'4, . ��' �. . 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' � � � ' � r � O ( i� � � i '�. �� ` ! � i � � I� t . ��?--�--�t '-°` -' .. p � 4Gr � � � Q ; � Z r ; ,S� °�` " � ti ! � � - � � __ - '�--}-� � � �` ' c � _ ��i i� � �� � �° o . o � � � n� .e� pa� o � � d b d - b W cr� � � � 1 �������� c, Number � Notes FEATURES�SPECIFICATIONS �� INTENDEDUSE Type Ideal for a wide variety of Iow-to medium-height ceiling applications inciuding commercial,retail and hospitality spaces where a wet Iocation lensed fizture is required.ldeal for shower and outdoor applications. tONSTRUCTION Compast Fluarescen�Downlight6ng 6alvanized steel mounting frame with mechanical trim retention(yoke)ensures secure and flush reflector maantingtoceiling.MountingframehascutoutsecCionfiorremodelappBcaYianswheninstallationfrom6elowis �'�� *� ��. r',�. : necessary. .<;� `i, _�` 2.g �,�� � Galvanized bar hangers span up to24"o,c.and feature built-in i-bar clips and nailers forT-har or wood joist ;r z' � installation. f f� � ��»'� FramesequippetlwitfigalvaniiedjunctionboxULlistedforthrooghwireapplieations. `_ � ' f � My g�� �� a ���` Maximumt-1/2"ceilingthickness. +����� �',� � s� OPTICS ��' � Aluminum clear spealar full reflectors are optically designed to maximize lumen output and to prowde ,;� ,� � $ ' �' ' ,� "` ""'� superiorglareconirol. � ����`� `'���� `� ' � �VET LE[dS Glass lenses are availa�le in dear flat,tempered prismatic,drop opal or fresnel glass lens to provide optimal HOYIZOOtd17-LdiT1�,Triple Tube(TRT} visual eomfort antl impraved aesthetics. ELEtTRICAL 71-3/8_�� I Electronicbaliastwith end oflamp life protection standard Qass Pthermailyprotected ballast protectsagainst �z$'97—�11 _J improper contact with insulation.Minimum starting temperature is 0"F/-18°(. ���7�$ Ratedfor#12AWGconductorthru-branchwiring.Minimum90°supplywire.Groundwireprouidetl. ___ � � � f32.7� Lamo SockeC Base: B-3/8 Q � g-7/p DTT4-pinlamps=l8W(G24Q-2j;26W(G24Q-3) � �) (Zi's) TRT 4pin lamps-18W(GX2AQ-2);26W&32W(GX24p3);42W(GX24Q-A) —�— 7-i/2 �� LISTINGS �119.1)� 13-7/4 FixturesareULListedforthro-branchwiring,Non-ICrecessedmounting,wetlo�ation,andtoU.S.andCanadian �(��'�� � Safety Standards. Specihcations �_ Max.height:6-3/8(76.2} 6-3/8 Zeiling opening:7(17.8) (i6.2) _..__._.--- Overiaptrim:7-i/2(19.1) � 6-7/4 iength:l3-1/�(33.7) �i�5.9)� 7-7l2 Width:12-7/8(32.7) (19.t) All tlimensions are inches�centimeters). ��s �4ij�V�����'�i�k�,�',���ii�'I:I �Fnrshortestleadtimes,mnfigureprodu�tsusingboldedaptions. Exl�itple:6HF 1/26-42TRT f6LS1 MUOLT 6NF � r..�. ...,. , .., .. . r, m._.< .,_.. ... ..,. u f�...... _.,..,. Series WaEtagellamp ; Reflectorl{olor�.; Uoltage ;Optionss ' .m �. _.:. � ,,. ,. . � .. _� .,� ..,. . . . :�:..,,�,- 6MF 1i18DTT F6L51 Wliitesplay,whitelens MVOLT' ADEZ AtivanceMark10 electronicdimmingballast,120Vor�77U.Minimumdimminglevel5%.Mustbevoltage 7/26DTT F6L561 Blackbaffle,whitelens 12Q specific. 9/18TRT F6LS4 White splay,fresnel 277 ECOS Lutron EcoSystem electronic dimming ballast,120V-277V.Must bewattage sperific.Minimum dinirniny Ieve15%. 7/26-42TRi' �e°S 3q74 E� EmergencyPSDL3DLbatterypackwichintegralteseswitch6 ' 1/26TRT F6LS64 Blackbaffle,fresnel ELR EmergencyP5DL3DLba4terypackwithremotetesYSwitchfi 1/32TRT ��°5 ELHL IO7flI-420-Rhighiumenoutputemergentybatterypack.IntegraltesCSwiichprovided.Maximumaveragelumen 1/42TRT F6L573 Whitesplay,tempered output1300(42W).' prismaticlens EIRHI IOTA1-420-EM-Bhighlumenoutputemergencybatterypatk.Remotetestswitchprovided.Maximumaverage F6LS673 Blackbaffle,tempered Iomenoutput1300�4�W).' prismaticlens GMF Singleslow-blowfuse,mustspecifyvoltage F6LSD3 Whitesplay,drap gDP Ballastdisco�nettplug(meetscodesthatrequirein-fixturedisconnea)° opai tens F6LSD63 Biackbaf�e,drop RIFt Ratliainterferencefilter opallens WLP 35KIamp(shippedseparatelyj No4es ---- t Notavaila6lewithADEZorEC05. A,�eessqries Orderasseparat�catalognumber % �� j F� ;, , �„.. , . „ „_,,.:.,. . . ,,e..e„�, 2 Whitepainte8flangestandard. S(A6 Slopedceilingadaptor_Degreeofslopemustbespecified 3 Ele�tronicmulti-voltballastcapableofoperatinganylinevaltage(romt2o-Z77V,SOor6oNz ' (tOD,75D,20D,25D,30D)Ex:SCA610D. 4 Notavailable with EL or ELR. QE6 feifingthicknessextenderisusedwhenceilingthitkness 5 Fnradditionaiontions,seewww.lithoniacom. ' isgreaterthanl-t/2(3.8).Maximumthickness2(5.1J. 6 Add3"p.6)rowidthand47/2"(it.4)tolength. , PiutremmmendzdfarBeldiruallatiar. ' �.ik�tfvlli�HTl;�;-�`�AGK :��F-T�E��"t�r...;..E RT ' � 6" 6HF Horizontal 1 -Lamp, TripleTube (TRT) , Wet Lens Distribution Curve Distribution Data Output Data Coefficient of Utilization Illuminance Data at 30" Above Floor for a Single Luminaire 6NF 1/32TRT F6L573 MVOLT, (1 ) 32W TRT lamp, l .2 s/mh, 3600 rated lumens, test no. LTL72562 pf 20% so^ cp Lumens Zone Lumens % Lamp pc 80% 70% 50% Task Height: 2.Stt. pw 50% 30% 50% 30% 50% 30% 50% beam - 52.1 ° 10/, 6eam - so.8° Inital FC � o �o° 0 523 0° - 30° 350.9 14.6 0 39 39 38 38 36 36 Mounting Center 5 519 49 0° - 40° 508.7 21 .2 1 35 34 34 33 33 32 Heiqht eeam Diameter FC Diameter FC 20 15 471 132 0° - 60° 706.1 29.4 2 31 30 31 29 30 28 s.o 17.3 5.4 8.6 i 1 .2 i ,� aa 50� 25 373 170 0° - 90° 779.8 32.5 3 28 26 28 26 27 25 � o.0 9.3 �.3 a.7 15.2 o.s 35 252 158 g0° - 180° 0.0 0.0 4 26 23 25 23 25 23 � 2•0 5.8 9.3 z.s 19.3 o.s aa / 45 155 120 , , , � 4.o a.o ii .2 z.o 23.3 0.4 0 - 180 779.8 32.5 5 24 21 23 21 23 21 16.o z.9 ia.2 i .a 2�.a o.3 so 55 86 78 *Total Efficiency 6 22 19 21 19 21 19 io° aa° 65 48 47 7 20 17 20 17 19 17 75 22 23 8 18 16 18 16 18 16 85 3 3 9 17 15 17 15 17 15 90 0 10 i6 14 16 14 16 14 6HF 1/42TRT F6L573 MVOLT, (1 ) 42WTRT lamp, .98 s/mh, 3200 rated lumens, test no. LTL1Z563 Coefficients of Utilization 90e Intensity Distribution p 20% o Horizontal Angle Zonal Lumen Summary p SO% 70% 50% 40 $�� Vertical Angle 0 Zone Lumens % Lamp p 50% 30 50% 30% 50% 30% 120 ��� 0 663 0° - 30° 447.3 14.0 0 37 37 36 36 35 35 60° 5 644 0° - 40° 650.7 20.3 1 34 33 33 32 32 31 200 15 568 0° - 60° 905. 1 28.3 2 30 29 30 28 29 27 280 50� 25 452 0° - 90° 1000.0 31 . 2 3 27 25 27 25 26 24 360 35 313 90° - 180° 0.0 0.0 � 4 25 22 24 22 24 22 40° 45 204 0° - 180° 1000.0 '31 . 2 � 5 23 20 22 20 22 20 440 55 111 'TotalEfficiency 6 21 18 20 18 20 18 520 65 65 7 19 17 19 17 18 16 30° 75 32 S 18 15 18 15 17 15 600 g5 4 9 16 14 16 14 16 14 0° 10° 20° 90 0 10 15 13 15 13 15 13 � L/THON/A L/GHT//VGa� 6NF-4VETL � MS- 1 -lRT � ,�n�,�!euityBranc!s Compan y [I0�'JftiI.IGHTl�J6 & TRt�CK: One Lithoria Nizu Conyers, Gh 3C012 Phnne: $u�.3?5.4935 Fax: 17D-510-1209 y�n�VU.lithor:ia.com �- 2�10-i011 Acuity t3rands I.�qhtinc�, lrc. fill rights rese�ved. Rev. 03l20Ii1 � � 100 Craftw�y Drive � � Littlestown, PA 17340 Phone:S00 854 8277 � Fax:717�359 9545 allscape@philips.corn v�n�l���,allscape.net ���°rad�r Walkv��yx ; A,�c�nfi � _ �er��r�l L��hting � ������ � � �� ��� �� �� , ,S ������ t �' h4?�.� � 't��'m'�$ . � �t. ��� sk � 3�� ��� a����d"1,�py'���a�. �� �qf t � Y' ���k c `�'�� #���.� !i.., i' 4 il ��'I ��� ��� �� � - � ���I�� � � �, ai la�� y � , �� � � � ��a � �� � , �i 9� �i � ��. y � � � � �,�� � � ��� , � � � � � ! s v ' :: .�^; �,: z z 3 Specificati+�r�s EiV �E1G ��� ��rtifi��ts�n� The fixture shall be ETL and CETL listed for wet location and concrete pour. Also listed for through wiring.Tl�e fixture shall meet ADA requirements. li��c�ira� Castaluminum with a minimum wall ttiickness of 3/16"and two 3/4° NPT conduit entrances for through-wiring capability. ��Bl��t HID ballasts are HPF core and coil.Fluorescent ballasts 26/32I42 watt CF are electronic,universal voltage 120-277V,50 or 60 Nz.All ballasts are factory wired and tested, mounted to a removable tray with quick disconnects,HPF. L��ts t Optie� SP-10 uses tempered clear glass sealed to face plate with high temperature silicone and dips.The reflector is highly polished specular aluminum multifaceted for optimum efficiency. 7"ratt� �it�g 1��c� �late Die-cast aliaminum, recessed with louvers,f�stened to lamp/ballast housing with four stainless steel screws. Fanisl� BK-BZ-WH-GR-GY-NA is thermoset palyester po�n�dercoat which is electrastatically applied and bonded by heat fusion thermosetting.CC available ' upon request. ALLSCAPE is a Philips group brand Page 28 ( V 03-11 ' � 1 PROJECT , < <—�, << �� f 3 a% f s � i� FIXTURE TYPE * �, F ; ' � � t � y CATALOG# � Some luminaires use flwres�ent or high intensity discharpe (HID) lamps Ihat I..'� �anlain small amounts af inercury. 5uch lamps arelabeled Cantains Mercury' andlorwiththesymhal 'Hg.' Lampsihal <anbinmercurymustbedisposedof in acmrdance with local requiremenes. Info�maGon regarding lamp recyding and disposal can he found at vrvrw.lamprecycle.arg Product Order Guide Max Lamp Series Watts Type Voltage� Finish� Options SP- 10 50/70MH E17 120 BK Black QS Quartz Standby 100/150MH E17 208 BZ Bronze EMG Emergency Battery Backup 240 WH White "'� 35/50 HPS E17 277 GR Green � � � 70/100 HPS E17 GY Gray t, � 150 HPS E17 NA Natural Alum . ��� � CC Custom = 26 CFT CFTz �`:�-�°�� €::."�:l 32 CFT CFTZ 42 CFT CFTz 18 LPS T17 1 Consult fadory for other colors and voltages 2 Compad fluorescent lamp base options: 26W CF-GX24q-3, 32W CF-6X24q-3, 42W CF-GX24q-4. Example: SP- 10- 100HP5-E17- 120-BK Photometric Data SP-10-150MH 13000 Initial Lumens 3.0 ft Mounting Height, 1 ft. grid Value in footcandles o.o s.o z.o � .o o:s o.zs Luminaire Dimensions Luminaire A B C D E Wei ht Inch mm Inch mm Inch mm inch mm Inch mm Ibs. k SP-10 6 .0 152 15 .0 381 13 .0 330 2 .75 70 5. 25 133 21 9. 5 � A � �a--- C � � � a A B o a �--� �- � D E �2004-2011 Koninklijke Philips Electronia N.V. All rights reserved. Page Z9 ( V �3-� � Oue to a pmgram of mntinuous improvemenl, ALLSCqpE reserves �he �ight ALLSCAPE is a registered trademark of Philips. m make any variation in design or conslmaion to Ihe equipment descri6ed. �ab; Type: � Na�es: � h �., Page 1 �f 4 I°li�h �utp�at LE� ��ilin�/ �a.r��py 1 Parl<ir�� �ara�� L�rnir��i�°� Availabl� in Surfa��, P�ndant �nd R���ss�d �°1���tfr�� The Philips Gardco SlenderForm high output LED ceiling 1 canopy 1 parking garage Iuminaire featores a �� sleek,yet powe�i`uI,low profile design.The thin 3"profile cambined with�ED high output performance -y_ mal<e SlenderForm the ideal choice for exterior ceiling mount and canopy applications.SlenderForm luminaires also provide I.ED solutions for parking garage applications requiring higher lighk levels, SURFACE _�p including entrances,and for garage areas with high ceilings:Philips Gardcds LED technology combines pqp��T �-- � ' with superior integral thermal control to provide maximized ligtic output and maximum energy savings. SlenderForm is available with integrated Motion Response,providing even greater potential energy RECESS�D savings.Advanced Glass 1 LED systems are featured. �aUN7 ' PREFI)f OP7'ICAL SY5T�h9 LED WAT'T'AGE �ED SE�ECTtOP! YOLTAGE FIIVISFS BPTIt}NS Enter tlie order code into the appropriate box above. Nate:Philips Gardco reserves the right to refuse a mnfiguration.Not alI combinatlons and configurations are valid. Refer to notes below for exclusions and IimitoUons.For questions or concems,pleose consuh the fadory. �R��1� ���1��������� Surjace or Pendant Mount 3 Type 111 SFC SlenderForm Ceiling Luminaire SW TypeV,Wide Diseribution SFC-Dlh9'•2 SlenderForm Ceiling Luminaire with 0-10Y Dimming SR Type V, Rectangular Distribution SFC�hiR' SlenderForm Ceiling Luminaire with Motion Response �D Concentrated Downlight Recessed Moum(Available in SSLA,701A,80LA and 105LA LED Wnttages only,T20V or 277V input only.) � Luminaire indudes 0-fOV input wires(or dimming control bp a dimrning system supplied 6y oihers. SFCR SlenderForm Ceiling Luminaire-Recessed Mounting 2.Avoilo6le in 120Vthrough 277V(UNI4�input a�ty: SFCR-DIM' SlenderForm Ceiling Luminaire-Recessed Mounting with 0-t OV Dimming L�D W.ATT'�1�E LE��EC.EC°C1�1�8 Average �.ED � Absolt�te li��eial LurrienVaiues' �� + �� 5,�00°K,7S CRI Order, L�D LED System Current hl1� 4,p00°K,7Q CRI Code� 3 Quant�ty Select�on � � Watte `.��mA) „ �.�'= Tppe 3<, Type,SVV Type SR CD � �y�f 3,OQ0°K,80 GR! 55�:.�, 5S �35Q 48 NW 4,496(s) 4,14q(s) 4,124(s) 4,829(s) � 70LA 70 350 64 NW 5;970(s) 5;497(s) 5,47b(s) 6,412(s) 3.System input wattage may vory based on input voltoge,by up to+/-?0%,ond 6ased on CW 7,933 7,247 7,264 8,521 mnnu(acturer forward vohage,by up to+l-8%. 90Lfd5 90 350 $� NW 7,370 b,787 6,760 7,916 4.Published lumen values are 6osed on photometric tests perfarmed in compliance with IESNA LM-79, r80LA w:8f? 336 � �48 s NW 6 346(s},�? �5.81,Q(s�.. .5,838(s) ��fi;8t57(s) ..d Contact Gavdco.opplications@philips.com i�'estimated � values are needed far design purposes for i05Clk �1�� �530 64 ��� � ��'NW °;8427(s)�<� 7715(s) 7�753(sj 9��,105�s1 � confguratlonsnot�shown. � �<CW 71 225 -� 10°207 10;255 ��2 003 i 5.90L4 and 930(�C ore not ovailoble in recessed mount 13DLA� '1'3,b �53a �80 . � : � � � �'I�1W ; -•'� 10F494;; `9,525` � '9,5�1 , ;`'�'1 24'� �: fi)indicates values are scaled from similar,but not identical luminaire eonfigurotions. V�L.`�"i�GE F'1�'�1� ��`T��NS UB�1�( 920V through 277V, NP Natural Aluminum Fa Fusing SOhz to 60hz input. Paint �(� Diffusing Lens(reduces performpnce significantly} 347 347V PC�°�t0 Button Photocontrol 480 480V ���'B'90 Bird Excluding Shroud JB°,'o J_Box for Pendant Mounting 6.ROV-277V on1y.Speci(y actuol input voltnge. s�R4 Surge Protection for 120V through 27N Input meetingANSI C62.412 7.Shroud is for Pendant mount onfy. 12"(30.48cmj minimum pendont length required. �PRI-d9 $urge Protection for 347V through 480V Input meeting ANSI C62.41.2 Pendant by others.O�lion is instolled in the field only. 9.Not availnD�e with Fusing(f)opiion. 8,For rigid and swivel pandant mount Pendants 6y others. 10.Nat available'with reeessed mount units. A���S���1�'.� (Ordered separatety.See page 4 for more in{ormation.) F31 R-100 Wireless Remote ProgrammingTool for WattStopper FS-211 Motion Sensoi°(for use with SFGMR on�y.) 9611 Clovis�arker Road, San Marcos,TX 78b66 {800}227-0T58 {592)753-9000 F�:(592}753-7855 sitelighting.com OO 201?Koninldij!<e Philips Elecrronics N V qll Righrs Reserve�. Philips Gardco reserves the right to change materials or modify the design of ics produce wiehouc ' notification as part of the company's continuing product improvementprogram. ����� G200-019/0213 �� A� :� SlenderForm Page 2 of 4 High Output LED Ceiling / Canopy / Parking Garage Luminaire Available in Surface, Pendant and Recessed Mounting DIMENSIONS SURFACE MOUNTTOP VIEW SURFACE MOUNT LUMINAIRES WITH MOTION RESPONSE 8.44�� 21 .44cm Motion Sensor Module � 0 � oU (1 O � 0 6�� i O 15.24cm Motion Sensor a o�� �° ` . � � � � 0 Motion Sensor A o • Module Locadon A=2.715" 6.896cm 4.5" 11 .43cm SURFACE MOUNT SIDE VIEW SURFACE MOUNT END VIEW 9.37" / 23.8cm 6.75" / 17.145cm 8.44" / 21 .44cm — 6" / 15.24cm 4.5" / 11 .43cm 3" / 7.62cm 16.1 " 15.17" 40.894cm 38.532cm RECESSED MOUNT BOTTOM VIEW \� �/ RECESSED MOUNT END VIEW r-- F � o , , o a , — < < < < < - =i�� - % - - � A B � � ° � � - - - - - < < < < < �-- E —�� . o , � . p � . Mouncs to drywall ceiling wfth wood supporu. Not suitable Recessed Luminare Dimensions �j \� (or mounling in grid ceilings. A 20.45" 51 .943cm Approximate Luminaire may 6e installed B � 6" 40.64cm Luminaire C IS" 38. Icm from above or below the WgjgFj� D 19.5" 49.53cm ceiling. Luminaire is NON-IC E 15.08" 38.3cm 24 Ibs C and requires a 3" clearance 20" 50.ecm Minimum 10.89 k from insulation in all direc[ions. F 23.4" 59.436cm Maximum g D 1611 Clovis Barker Road, San Marcos,TX 78666 � � � � (800) 227-0758 (512) 753•1000 FAX: (512) 753-7855 sitelighting.com �O 2013 Koninl<lijke Philips Electronics N.V. All Righu Reserved. Philips Gardco reserves the right to change macerials or modify the design of ia product without notificacion as parc of the company's concinuing producc improvemenc program. ���D �O G200-019/0213 �� :� SlenderForr� Page 3 of 4 High Output LED Ceiling / Canopy / Parking Garage Luminaire Available in Surface , Pendant and Recessed Mounting SPECIFICATIONS GENERAL: Each Philips Gardco SlenderForm luminaire is a ceiling surface, ELECTRICAL: Luminaires are equipped with an LED driver system that ceiling pendant or recessed mounted ceiling / canopy / garage luminaire accepu 120V through 277V, SOhz to 60hz, (UNI�, or a driver that accepts featuring LEDs mounted in a fixed array. Internal components are totally 34N or 480V input. Component-to-component wiring within the luminaire enclosed in a rain-tight, dust-tight and corrosion resistant housing. Luminaires will carry no more than 80% of ra[ed current and is listed by UL for use at 600 are suitable for wet locations. VAC at 302°F/150°C or higher. Power factor is not less than 90%. Luminaires consume 0.0 watts in the off state. HOUSING: The Philips Gardco SlenderForm housing consisu of a rugged extruded aluminum housing body with an integral LED thermal management system, with die cast aluminum end caps. LED THERMAL MANAGEMENT: The housing design provides aluminum integral extruded aluminum thermal radiation fins in the upper housing to IP RATING: SlenderForm luminaires are IP65 rated. provide the excellent thermal management so cridcal to long LED system life. SURFACE MOUNTED LUMINAIRES - QUICK MOUNT PLATE LED PERFORMANCE: AND MOUNTING: A die formed 14 ga. galvanized steel plate is supplied for mounting to a recessed, surface, or rigid pendant hung 4" (10.16 cm) j-box _ _ (standard j-box and rigid pendant by others). All pendants, including rigid i ' PREDICTED Ll1MEN DEPRECIqTION DATA't pendants and swivel pendants are supplied by others. � Ambient i � �� � Temperature °C Driver mA Lyo Hours'? Caution: Philips Gardco is not responsible for failure of mounting components supplied by others. Proper care should be exercised 350 150,000 in mountin com onent selection to ensure ade uate luminaire 25 �C g P 9 530 125,000 support, given luminaire weight, vibration potential and thermal conditions present in the application. If luminaires are supported 350 100,000 40 °C solely by screws into a composite j-box, additional support directly 530 70,000 to structure is recommended. Failure to properly support the � �, Predided per(ormance derived (iom LED manu(acturer's data and engineering design luminaire may cause damage or injury, for which Philips Gardco is enima�es, 6ased on IESNA LM•80 methodology. Actual experience moy vary due to feld not re5ponsible. application conditions. RECESSED MOUNTED LUMINAIRES: $FCR luminaires are provided �Z• L�o is the predicted tlme when LED per(ormance depretiates to 70% o(initial lumen outpu[ with a recessed mounting kit for installation in a drywall ceiling which includes a wood support structure. SFCR Iuminaires are not suitable for installation in a grid ceiling. Mounting kit includes a flush trim assembly. FINISH: Each luminaire receives a fade and abrasion resistant, electrostatically Installation can be performed from above or below the ceiling. The mounting applied, thermally cured, triglycidal isocyanurate (TGIC) textured polyester kit has adjustable supports that mount to wooden support beams, capable of powdercoat finish. Standard color is Natural Aluminum Paint adjustement from a minimum 20" to a maximum 23.4" spacing. LABELS: All luminaires bear UL or CUL (where applicable) Wet Location labels. SFCR luminaires are rated non-IC and require a minimum 3" clearance from insulation in all directions. The bottom of the luminaire will be approximately WARRANTY: Philips Gardco luminaires feature a 5 year limited warranty. 1 " below the ceiling iuelf after installation. Philips Gardco LED luminaires with LED arrays feature a 5 year limited warranty covering the LED arrays and LED drivers. Motion sensors are RECESSED LUMINAIRES ARE NOT AVAILABLE WITH MOTION covered by a 5 year limited warranty from the motion sensor manufacturer. RESPONSE. See Warranty Information on sitelighting.com for complete details and exclusions. RECESSED LUMINAIRES ARE NOT AVAILABLE IN 90LA OR 130LA LED WATTAGES. RECESSED LUMINAIRES ARE AVAILABLE IN 120V OR 277V INPUT ONLY. OPTICAL SYSTEMS: The Type 3 optic is an LED array providing an IES Type III distribution. The Type 5 optic is an LED array providing an IES Type V, wide distribution. The Type SR optic is an LED array providing an IES Type V distribution, in a rectangular pattern. The concentrated downlight (CD) optic is an LED array that provides a circular pattern of concentrated light directly below the luminaire. All LED lens arrays are replaceable. 1611 Clovis Barker Road, San Marcos,TX 78666 � e � (800) 227•0758 (512) 753-1000 FAX: (512) 753-7855 sitelighting.com ` O 2013 Koninklijke Philips Electronics N.V. All Righu Reserved. Philips Gardco reserves the right to change materials or modify the design of ia producc withouc notifitation as pan of the company's continuing product improvement program. �� � D �O G200-019/0213 ri°.� :�� SlenderForm Page 4 of 4 High Output LED Ceiling / Canopy / Parking Garage Luminaire Available in Surface , Pendant and Recessed Mounting MOTION RESPONSE LUMINAIRES: The FSIR-100 operates on three standard 1 .SV AAA Alkaline batteries or three MOTION SENSORS: SFC-MR luminaires include a passive infrared (PIR) rechargeableAAA NiMH batteries.The battery status displays in the upper right motion sensor (WattStopper� FS-211 equipped with an F5-L2W lens) capable of �orner of the display. Three bars next to BAT= indicates a full battery charge. detecting motion within 22 feet of the sensor, 360° around the luminaire, when A warning appears on the display when the battery level falls below a minimum placed at an 8 foot mounting height, The PIR sensor is mounted as indicated in acceptable level. To conserve battery power, the FSIR-100 automatically shuts drawings on page 2 . Available in 120V or 27N input only. Motion sensor off state off 70 minutes after the last key press. power is 0.0 wata. In Motion Response (MR) luminaires, when no motion is detected for 10 � minutes, the Motion Response system reduces the wattage by 90%, to 10% of the normal constant wattage, reducing the light level accordingly. When motion is detected by the PIR, the luminaire returns to full wattage and full light output. Dimming on low is factory set to 90% with duration set at 10 minutes. The approximate motion sensor coverage pattern is as shown below. 'o You navigate from one field to another using (up) or (down) arrow keys. The 2.33" / 5.92 cm �o active field is indicated by flashing (alternates between yellow text on black ,p background and black text on yellow background.) o '�J� _ : �,, �t �� , Once active, use the Select button to move xo a menu or function within the �� - � �' active field. Value fields are used to adjust parameter settings. They are shown _� ,., z0 in "less-than/greatervthan" symbols: <value>. Once active, change them using (left) and (right) arrow keys. In general the up key increments and the down 'o key decrements a value. Selections wrap-around if you continue to press the zo ,o o ,o so key beyond maximum or minimum values. Moving away from the value field � r CoverageSideYiew overwrites the original value. The Home button takes you to the main menu. .78" / 1 .97 cm o The Back button can be thought of as an undo function. It ukes you back one y _ . : . 8 --' �` ` = screen. Changes that were in process prior to pressing the key are lost. 22 11 7 S03 7 /1 22 i FS1R-100WIRELESS REMOTE PROGRAMMINGTOOL: Power " The FS1R-100 Remo[e ProgrammingTool accessory permits adjustment of On/Off seosor settings, including duration and dimming level on low, without the need ��� ; ' '. to connect any wires to the luminaire. ? '� ° ,.{ . The FSIR-100 Wireless IR Programming Tool is a handheld tool for setup and testing of WattStopper FSP-211 . It provides wireless access to the FSP-211 �` �' Home/Main sensors for setup and parameter changes. }� ; Menu Back g �p The FSIR-100 display shows menus and prompts to lead you through each Left �p � r3 '�=� RighUNext process. The navigation pad provides a familiar way to navigate through the Down " ' ` � . , customization fields. Select Within a certain mounting height of the sensor, the FSIR-100 allows modification of the system without requiring ladders or tools simply with a touch of a few More information on the FS1 R-100 Remote Programming Tool is available at buttons. wattstopper.com. The FSIR-100 IR transceiver allows bi-directional communication between the FSP-211 and the FSIR-100 programming tool . Simple menu screens let you see the current status of the system and make changes. (t can change FSP-271 sensor parameters such as high/low mode, sensitivity, time delay, cut off and more. With the FSIR-100 you can also establish and store FSP-211 parameter profiles. 1611 Clovis Barker Road, San Marcos,TX 78666 � � (800) 227-0758 (512) 753-1000 FAX: (512) 753-7855 sitelighting.com O 2013 Koninklijke Philips Eleccronics N.V. All Righu Reserved. Philips Gardco reserves the right to change materials or modify the design of iu product wichout nocification as part of the company's continuing product improvement program. ���D �O G200-019/0213 �at�: Type: No�es: �� ��: �t�l� � LE Pag� 1 �f� P2� �4r�a. a.nd P�des�ria.n S��le L�r�wr��ires Philips Gardco PureForm luminaires combine I.ED performance excellence and advanced Gardco LED thermal management technology �1 �4"�tandard Arm Mount A2 -5"Short A.�e-rn p4ount with a distinct purity of style to provide ouCdoor area lighting ehat is 1-----_______ . _ �.-. �.� both energy efficie�t and aesthetically pleasing. PoreForm is defined by �rg� its high performance,sleek low profile desig�and rugged construction. ��,g�� �� ._- The die cast aluminum housing mounts directly to a pole or wall,and has amaximum profile ofjust 3"�The advanced LED optical systems p�nvide A3 -Decorative�,rm Mount hfA -P9astArm Mount !ES Types II,(II,IV and V distributioos,as well as a Backlight Control optic. -- _._-zrrt.-�„—� ---�-:.--�,,,�—� Special LEED corner cuCOff optics are alsa available.All �ED wattages ��? ____: - utilize high performance Class 1 LED systems.T"he (uminaire features � a state of the are integral thermal control system to maximize LED performance and life,and to extend component life. The door fi•ame is die cast aluminum. Luminaires are finished witfi a fade and abrasion ' resi<_tant TGIC powdercoat.?areForm laminaires are availab(e in a wide ParePorm luminaires are provided standard WII{lOtlt 3 glass (Ei15,{cr maxim;zed variety of mountings and arms./�111 PureForm luminaires provide full cutoff performance.A glass lens is available as an option,resulting in reduced performance. perFormance. OPTICAL PREFI� ARFt h90UN'YIN� �y���� LERWAT'1'.4GE LEDSEI�EC'(°IQhd YOLTAGE FINISFI ORTION� Enter the order code into the appropriate 6ox nbnve. Note:PhiYps Gardco reserves the right to refuse a eonfiguratian,Not all combinations and con�iguratlons are valid. Refer to notes below for exctusions and limitations.For questlons or concerns,pleose ronsult the{actory. PFZEFIX 1�IZN1 (Omit for MastArm Mount luminaires} (See page 4 nnd pdge 5 for details on luminaire configurations.) Arm S le Available A�ountinus P21 2'i"PureForm Luminaire-Constant Wattage A9 Standard 4"Arm Direct to Pole Mount ondWoil Mount P29��IP'9 21"PureForm witfi-0-10V Dimming JA2 Short 5°Arm Direct to Pole Mouni andWall Mount P21-t+IR50� 21"PureForm with Motion Response•SO%tow,Pole Mounted Motion Sensor A3 Decorative Arm Direct to Pole Mount Only �21-1�PD� 21"PureForm with Automatic Profile Dimming �21-APD�NlR7�� 21"PureForm-APD with Motion Response Override,Pole Mounted Motion Sensor Note:All Arm Styles shown a6ove mount to a round pole with no P21�MR1��3 21"PureForm wich Motion Response-50%low,Integral Motion Sensor odopter.I f mounting to o squore{�ole,specify fhe appropriote Squore F'21�AP��MIRIZ�a 27"PureForm-APD with Motion Response Override,Incegral Motion Sensor pole Adapter aption:St�Ai=2{`orA1 orA2 orms,�P�;3 forA3 nrms. 5ee io s on page 2. 1.MR50 nod APD•MRO luminaires require one motion sensor per�ale,ardered sepnrate(y. See Accessories on page 2.Motion Raspnnse luminaires avai�able 120V or 277V anly. 2.Available 120V through 277V only. 3.MRI and APD-MRI luminaires include an integral mofion sensor. �Q���[�� �PTI�AIm S@fS�TEN14 Featurin¢unitizedodticlensconstruction. Direct 2o Pole fAounY (Avaitable with A 9,A2 or A3 Arms) � g�C ��g�C �.Luminaire door{rome 1 5ingle Pole Mount Sf�t9d�rd p P ond op6c assembiy OPtiC ftotated Rotated provided standard without 2 Twin Pole Mount at 180° -rYp� ����� ��{ts Rights ginss lens.Specify CLR 2@90 Twin Pole Mount at 40° �asatiat� 3 3-wa Pole Mount at 90° tqp�� (270�) option far deor gloss fens. Y . See C� tions on page 2. 3@920° 3-way Pole Mount at 12Q° Type II 2 2-9Q 2-270 4 4-way Pole Maunt 5.See pages 7 ond 8 for Type III 3 3m9Q 3�270 in(ormation on opGcal MastArm Monnt Type IV 4 4_qp q_27p romtion priorto ordering. WiR MastArm Mounfi(Requires 2 3/8"OD MastArm} TypeV Medium SF9 b.Avoitable with 401A or Type V Wide �yy 130LA LED wattages only. Wali 11�ount (Availabie withA1 orA2Arms Onty. Backlight Contra! ��C �4.��p4 �LC_270 Not available in P21-MR50,or P21-APD-MRO.) LEED Corner W Wall Mounc Cutoff Opticsd ���" �`�� VVS WaII Mount,Surface Conduie 7b19�lovis Barker idoad,�an t�iarcas,�'X 786b8 (800)227-0758 (592)753-9600 F�:(5�2)753-7855 sitelighting.com '�'-J 2072 Kcnirl:!ljkc philips Electronics ltil`l. '�II Rights Reserved philips Gardco reserves the right to ctiange materials or modify the design of its produce wichout notificatian as part of the�company's continuing producE improvemene program. ������ G200-035/1012 � i 4�� �� PureForm LED Page 2 of 8 P21 Area and Pedestrian Scale Luminaires LED WATTAGE AND LUMEN VALUES AYetage �ED Luminaire Initial Absolute Lumense,9 Ordering LED Quantity - LED „ System Current Code y�ratts� (mA) Single L�D Array iSelection TypE 2 7'YPE 3 ! TYPE 4 TYPE SM ' TYPE SW SSLA 55 350 48 NW 4.402(s) 4,563 (s) 4,412 5,133 (s) 5,357 (s) 70LA 70 350 64 NW 5,869 (s) 6,084 (s) 5,838 (s) 6,6844 (s) 7,142 (s) 90LA 90 350 80 NW 7,336 7,605 (s) 7,298 8,555 8,92g BOLA 80 530 48 NW 6,176 (s) 6,578 (s) 6,211 7,165 (s) 7,860 105LA 105 530 64 NW 8,235(s) 8,691 (s) 8,152 (s) 9,553 (s) 10,425 130LA 130 530 80 NW 10,294 10,864 10,790 11 ,941 13,009 7. Wattage may vary by +l- 8% due to LED manu(acWrer (orward voh speci�caGon and am6ient temperatwe. Wattage shown is average for 120V through 277V input Actual wattage may vary 6y an additional +/- f 0� due to acwal input voltage. 8. �alues shown are (or luminaires withaut the CLR, DL or EHHS opGons. Tests are in process (or confgurations not shown. "(s)" (ollowing the value indica[es tha[ values are scoled (rom tesis on similar, but not identical luminaire confguraGons, Contact Gardco.applications@ philips.com i(any approximate eriimates ore required (or design pur�oses. 9. Lumen values 6ased on tesu per(ormed in compliance with IESNA LM-79. LED SELECTION VOLTAGE CW Cool White - 5700°K - 75 CRI Nominal UNIV 120V through 27N, 50hz or 60hz NW Neutral White - 4000°K - 70 CRI Nominal HVU 34N through 480V, SOhz or 60hz (High Voltage Universal) WW Warm White - 3000°K - 80 CRI Nominal FINISH OPTIONS BRP Bronze Paint F10 Fusing DL Diffusing Lens (reduces per(ormance signifcandy) BLP Black Paint LF In-Line/In-Pole Fusing CLR Clear Glass Lens (reduces per(ormance) BD" Bird Deterrent Spike Kit POLY" Polycarbonate Lens (reduces per(ormonce) WP White Paint pC'�•�� Photocontrol and Receptacle SPR15 Surge Protection for 120V through 27N Input NP Natural Aluminum Paint pCR" Photocontrol Receptacle only meetingANSI C62.41 .2 OC Optional Color Paint PCB"•" Button Photocontrol SPRH15 Surge Protection for 34N through 480V Input Speci�y opuonal Color or EHHS External Houseside Shield meeting ANSI C62.41 .2 R4L ex: OGLGP or OGRAU024. PTF2 PoleTop Fitter - 2 3/8" - 3" Dia.Tenon TB Terminal Block SC Special Paint PTF3 PoleTop Fitter - 3" - 3 1 /2" Dia.Tenon TL Provides for access to the LED arrays Speci(y. Must suppty color chip. PTF4 PoleTop Fitter - 3 1 /2" - 4" Dia.Tenon and driver without tools SPAt -2 Square PoleAdapter (for use withAl orA2Arms) SPA3 Square Pole Adapter (for use with A3 Arms) 10.Available with A 1 arm ar with MA mounUng only. 14. Polycar6onate lenses feature a i year warranry only. Provide speci�ic input vokage. 15. Not available with Fusing (� opUon. 11. Kiu consist o(25 injection molded plastic bird deterrent spikes. Field installatlon only. 12. Not availa6le in 480V. Provide speci�c inpu[ voltage. 13.Available with A i orA2 arms, or with MA mounting only. ACCESSORIES (Ordered separately) MS-A-120V 120V input - Area Mocion 5ensor for P21-MR50 (Motion Response) or P21 -APD-MRO (Automatic Profile Dimming with Modon Response Override) MS-A-277V 27N Inpu[ - Area Mocion Sensor for P21•MR50 (Motion Response) or P21-APD-MRO (Automatic Profile Dimming with Modon Response Override) Motion Sensors are ordered separately, with one (1) motion sensor required per �ole locatian (or P21-MR50 or P21-APD-MRO luminaires. See Luminaire Con�iguroGon In(ormation on page 4-S (or more details. Area motion sensor color is Arctic White. MRI and APD-MRI luminaires include an integral mo6on sensor. 1611 Clovis Barker Road, San Marcos,TX 78666 � � � � (800) 227-0758 (512) 753•1000 FAX: (512) 753-7855 sitelighting.com OO 2012 Koninl<lijke Philips Electronics N.V. All Righa Reserved. Philips Gardco reserves the right to change materials or modify the design of its product wi[hout notification as patt of the company's continuing product improvement program. �� � D �O G200-035/1012 �� :� PureForm LED Page 3 of 8 P21 Area and Pedestrian Scale Luminaires DIMENSIONS AND EPA A1 STANDARDARM MOUNT A2 SHORTARM MOUNT MA MASTARM MOUNT C A B L LMaximum Profile (All Models) = 3.0" / 7.62 cm � C = 3.68" A = 6.53" B = 5.73" 9.347 cm 16.586 cm 14.554 cm 0 5.1 " / 12.954 cm 10.25" 9.21 " 25.94"/ 65.888 cm 26.035 cm 23.394 cm 31 .085"/ 78.956 cm 30.04" / 76302 cm -_� � --� _� 20.09" / 51 .029 cm A = 6.53" Z0.09" / 51 .029 cm �---- 20.09" 51.029 cm 16.586 cm B - 5•73 � C = 3.68" 14.554 cm 9.347 cm . . A3 DECORATIVEARM MOUNT WALL MOUNT WITH A1 STANDARD ARM D � � I � D = 10.06" � E L 25.552 cm � L- D = 10.06" 11 .29" 25.552 cm � 28.677 cm 20.09" / 51 .029 cm E 32.12" / 81 .585 cm--� E = 7.25" 18.415 cm , WITHA2 SHORTARM � E � F = 7.18" 17.41 " / 44.221 cm 18.237 cm 38.24" / 97.13 cm E = 715" p $ingle Luminafre.Weighc ` �8.415 cm 28.02" / 71 .171 cm-,-_� � Mountin P+PProximate g Weight< , Effettive Projecced Area ft' ! m' _ _ _ - _ .- � A1 38 Ibs / 17.237 kg Mpunting � , Single '��, � Tw'in'�a 180 3/¢ A2 37 Ibs / 16J83 kg A1 0.35 / 0.033 OJO / 0.066 1 .25 / 0.117 A3 41 .5 Ibs ! 18.624 ISg A2 0.30 ! 0.028 0.60 / 0.056 1 .10 / 0.103 MA 38 Ibs / 17.237 kg A3 0.50 / 0.047 1 .0 / 0.09? 1.70 / 0.158 W or WS 39 Ibs ! 17.69 Itg MA 035 / 0.033 N/A N/A 1611 Clovis Barker Road, San Marcos,TX 78666 � g� � � (S00) 227-0758 (512) 753•1000 FAX: (512) 753•7855 sitelighting.com �. �O 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of iu producc without notification as parc of the company's continuing product improvemenc program. �� � D �O G200-035/1012 �� PureForm LED Page 8 of 8 P21 Area and Pedestrian Scale Luminaires ASYMMETRIC OPTICAL ORIENTATION INFORMATION (CONTINUED FROM PAGE 7) OPTIC ROTATED RIGHT (270°) OPTIC POSITION: Luminaires ordered with asymmetric optical systems in the OPTIC ROTATED RIGHT (270°) optic position will have the opticai system oriented as shown below: LEFT Side of Pole �� RIGHT Side of Pole ., Street Side ' O O . . ., : •, , , Curbline 90° ; ; z,o° , , , . , . , ; , House Side ' � , . � � , , •. ; . . . ,• •�� Note: 7he hanG hole will . . normolly 6e located on the � Da � pole at the 0° point TWIN LUMINAIREASSEMBLIES WITH ROTATED OPTICAL SYSTEMS: Twin luminaire assemblies installed with rotated optical systems are an excellent way to direct light toward the interior of the site (Street Side) without additional equipment. It is important, however, that care be �exercised to insure that luminaires are installed in che proper location. LEFT Side of Pole 180, RIGHT Side of Pole Street Side '� 0 O ' , , : •, Curbline House Side � � � ;, '•. : : . Luminaires with Optic Rotated ' ' • -o; - " Luminaires with Optic Rotated Right (270°) are installed on the Left (90°) are installed on the LEFT Side of Pole Note: Thehandholelocationwilldependon RIGHT Side of Pole the drilling con(guraGon ordered (or the pale. 1611 Clovis Barker Road, San Marcos,TX 78666 � � � (800) 227-0758 (572) 753-1000 FAX: (512) 753-7855 sitelighting.com OO 2011 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves che right to change materials or modify the design of irs producc without notifcation as part of che company's continuing product improvement program. �� � D � o G200-035/1012 �.��._�,..��µ�.�.a,�..��.r���.���.�_, m�m...u�.��..�a_.T_ �. �—�..s x�.�;� .t ._�... �r��.._._ ...M..._ ��xr._._ �.��_.�.e�-�.._��.�.,��,� �ob: Type: Notes: �° �I I�,1� L Pag� � �f 3 R��ar�d Ful1 �ut�ff ��Ila.r�d �R 40 S�ri�s, In�ludin [`1�ti�� �spor��se The Philips Gardco LED Bollard family features the round full cutoff bollard,the BR840 series.This sleek series features LEDs concealed below cast louvers to provide down lighting for landscape and pathway applications.The BR840 series features 4"diameter extruded aluminum shafts.Available mountings include tha standard shaft,with a welded cast base mounted firmly to anchor bolts.The BR840 series also is available with a galvanized steel base tenon reinforced shaft(BR842)for appiications requiring additional support,such as schoals. BR840 series bpllards provide full eutoff performance. LIGHT�D LED COYERAGE/ PREFIX HEIGtiT L.EDCOPlTROL SELEC7'ION �EDWATYAGE YO�TAG� FIh11SH (�PTIQIdS Enter the order eode inta the approprinte 6ox a6ave. Nate:Gardco reserves the right to refuse a configuration.Not ail com6inaUons and configurations are valid. Refer to notes below for ezclusions and limitations:For questions or concerns,please consult the factory. PRE�1)C FIEI�H`t' I�E� �ONTRC,?L BR840 Standard Shaft 42" 3b" 30" ��L Constant Wattage Full Light Output � :_, � „ , Full wattage and light output nnty. BR84I H.ead Onl �� �� .7��". �� �y� . DIM 0- IOV Dimming � ,..... �. � , ��: Dimming wntrols by others.7he dimming driver utilized permics dimming Sehool Bollard rontrol via a potentiomete�(by others)or via 0-IOV eontrol(by others.j �R842 fteinforced Shaft with 42" 36" 3Q" Cnnsulrinstoliation instruttions(or more informotion. Galvanized SteelTenon i�1R Motion Response Featuring two(2)iniegral Passive In(rared(PIR)sensors.�n ihe absente n(motion; �luminares operate at 20%of normal power and Iight ouiput(80%dimmed.) See pnge 3 for more in(ormation on Motion Response fuminaires. L�� �ELEC°TI�1�1 LtGFIT°ED �O�/ERA�E/ LE� 9�°("fAGE �l�L.°T'��� �W 5,700°K,75CRt 360°lighted louvers-14 LEDs t)t�tl� 120Y through 277V, 360-10 10 watts at 225mA Note;A vorioGon of LED woreage SOhz to 60hz input. (+1•8%)may orcur due to LED I�I1N 4,000°K,TSCRI 360��S I8 watts at 350mA manu facturer's{orv✓ard volt speci fica6on 360-2b 26 watts aC SOOmA ond ambient temperature. 3,000°K,75CR1 /80°lighted louvers-7 LEDs'z{Provides reduced backside Yghc) 18Q-I O IO watts at 450mA I 80�18 I8 wratts at 700mA 1.I80°achieved by populatlng hal(of LEDs. 2.18Q°distribuUons indude an intemoi house side shield to limit the amount of 6acklighG FlhlIS6�1 �Fl°IOtV� ' �RF 6ronze Paint �� Optional Calor Paint P��' Button Photocontrol Speti�y RAL designaUon as SP� Sur e Protection for BL.P Blacl<Pair�t ex:OGRAL7024. g Vt/P Whiee Paint 120V through 277V S� Special Color Paint Input meetingANS) TdP Natural Aluminum Paint S�eci(y.Must suppty color chip. ����=z 3.Not nvailable in BR841. 16I I Clovis Barl<er Road,San Plarcas,TJC 7866b (800)227-0758 (S 12}753-1000 F!l7C:(512}753•7855 sitelighting.com C}20!3 Koninkiiji<e Phiiips eleccronics F�l:v:ftii icighu neservea Philips Gardco reserves che righx to change materials or modify the design of its producx without noxification as part of the company's continuing prodoct improvement program. ����� G20�-020/O I 13 � � ollard � E � Page 2 of 3 Round Full Cutoff �ollard � R840 Series , Including Motion Response DIMENSIONS � R840 BR842 BFt84 I School Bollard Head Only 8.3" zi .oaz�m with Steel �aseTenon < \\\\\` ' \\\\\\\` % zr� , ; 18.034cm % j ;� � � / � � . i . P!R Motion ":;j Sensor - Motion �� � i Response Luminaires Only. Approximate diameter 0.8" (2cm.) I I gauge Height Steel � Base Tenon 2.25" (5.715 cm) $quare E��._ Ground Lug 0 BR841 mounts to a concrete structure via four (4) 3/8" # 16 hex head bolts inserted inxo threaded concrete 0.5" ( 1 .27cm) or .75" ( 1 .905cm) Conduic (by ochers) inserts (provided by others.) 2.75" Bolc Circle (6.985 cm) 2.75" (6.985 cm) Bolt Circle 2.75" (6.985 cm) Bolt Circle � � 4" � � �� � I 1 .375" � 10. 16 cm I 75 ' Dia 1 .945" 3.4925 cm � I ; Conduit 4.940 cm Opening Q . . . . . • '� I � I 45° f-� NOTE: Factory supplied template must be used when setting anchor bolts. Philips Gardco will not honor any claim for incorrect anchorage placement from failure to use factory supplied templates. 161 I Clovis Barker Road, San Marcos,TX 78666 � (800) 227-0758 (S 12) 753- 1000 FAX: (S 12) 753-7855 sitelighting.com U 2013 Koninklijke Philips Electronics N.V. All Righa Reserved. Philips Gardco reserves [he righx co change materials or modify the design of ia producc withouc notification as parc of the company's continuing producc improvement program. �� � D � � G200-020/0113 �� Bollard LED Page 3 of 3 Round Full Cutoff Bollard BR840 Series , Including Motion Response SPECIFICATIONS UPPER HOUSING: Die cast aluminum upper housing featuring shielding BR842:A high strength steel mounting tenon, hoo-dip galvanized after fabrication, louvers to provide down light. is secured to the concrete footing with (4) 3/8" x B" x I I /2" anchor boits on a 2'/, " bolt circie. LOWER HOUSING: IP RATING: IP66 is the rating for the opxical comparcment. BR640 :The lower housing assembly consists of a . 140" wall by 4" diameter high strength 6063-T6 extruded aluminum section incorporating a tlush, weather-tight ELECTRICAL: The LED power supply is located within the bollard head. gaskeced hand hole cover. Bollards accept from 120 Volrs through 277 Volts, SOhz xo 60 hz, input. supply. The lED driver is located in the upper dome. LED drivers are replaceable. LEDs BR41 : Louver head assembly is suitable for attachment to architeccural provided as specified. Power factor is not less than 90%. Luminaires consume 0.0 elements (by others). watu in the off stace. BR842 :The lower housing assembly consisrs of a . 140" wali by 4" diameter high MOTION RESPONSE LUMINAIRES: Each Motion Response (MR) luminaire strength 6063-T6 extruded aluminum section, incorporeting a flush, weather-tight inciudes two (2) Panasonic EKM612031 12 Passive Infrared (PIR) sensors to gasketed hand hole cover, for placement over the galvanized steel tenon support detect motion. When motion is not detected for a 5 minute period, luminaires scructure.Tenon suppore structure is made from a . 12" thick wall, I I gauge steel, automacically dim to 20% power and light, gradually over a 2 minute period. 2.25" square tube, welded to top and bottom round steel support plates. The Once Motion is decected, luminaires immediately remp to full power and ligh[ steel tenon support structure includes an opening aligned with the aluminum output until motion is not decected for a 5 minute period. shaft hand hole to permit wiring. The entire steel tenon support structure is hot dipped galvanized aker fabrication. PIR sensors are able to detect mocion in the approximate patterns shown below: LED PERFORMANCE: TopView 'tE- 39' / 12m ---►! PREDIGTED LUMEN DEPRECIATION DATA' Ambient . Driver mA " : � L HauFss Tetnperature °C �� 70 225 230,000 ' Maximum ' 350 220,000 � Detection 25 °C O' Area 450 / 500 165,000 700 I50,000 � � � ��� 225 212,000 Bollard 350 186,000 q0 °C 450 / 500 I 50,000 700 I 37,000 Note: Motion sensors rely on specific zonal crossings to detect motion. It is 4. Predicted per(o�mance derived (rom LED manu(acturer's data and engineering design es6matrs, possible for a person to directly approach xhe bollard motion sensor without 6ased an IESNA LM-80 methadology. Actual experience may vary due to (eld applicotion canditions. crossing between zones until I S feet from the motion sensor. The actual motion 5. L,p is the predicted time when LED per(ormance depreciates to 70% o(inhial lumen output detection distance may vary based on specific application characteristics. LUMINAIRE FINISH: Each luminaire receives a fade and abrasion resistant, OPTICAL SYSTEM: Philips Gardco LED Bollards feature advanced Philips electrostatically applied, thermally cured textured powdercoat finish Gardco LED technology, assuring maxmimized light outpuc. LED arrays are replaceable. LABELS: All luminaires bear UL or CUL (where applicable) Wet Location labels. ANCHORAGE: WARRANTY: Philips Gardco luminaires feature a 5 year limited warranty. BR840: Base assembly consists of an internal welded cast ring section that Philips Gardco LED luminaires with LED arrays or modules feature a 5 year provides for mounting to the foundation with four (4) 3/S" X 8" X I %z" anchor limited warranty covering xhe LED arrays or modules. LED drivers carry a 5 bolu on a 2'/," bolt circle. year limited warranty. See Warranty Information on www.sitelighting.com for complete details and exclusions. BR841 :The luminaire head mouncs to a concrete structure utilizing four (4) 3/8" # I6 hex head boltsinser�ed into threaded concrete inseru (provided by others) on a 2'/," bolc circle. FULL CUTOFF PERFORMANCE: Full cucoff performance means a luminaire distribution where zero candela intensity occurs at an angle at or ahove 90° a6ove nadir . Addicionally, the candela per 1000 lamp lumens does not numerically exceed 100 ( 10 percenc) at a vertical angle of 80° above nadir.This applies co all lateral angles around che luminaire. 161 I Clovis Barker Road, San Marcos,TX 78666 � � (800) 227-0758 (512) 753- 1000 FAX: (512) 753-7855 sitelighNng.com OO 2013 Koninklijl<e Philips Electronics N.V. All Righcs Reserved. Philips Gardco reserves the right to change materials or modify the design of iu product without notification as part of the company': continuing product improvement program. ��� D �O G200-020/0113 ��L�:�,.�a�.�.��� _.��s__.�__.� ��.. �._n�_..2 ��,v,�..-� ew s�W_.. .���..__ ...MU...� �.�,��.�,�m...-.�.,.� _���mv.m �...��u��m YP Notes; � ��s�����i���:���ta�����s�d���r�������.�ys���a� ' �a�� i ��� I u�rt�� ph�r c nc� The Gardco 106 Quarter Sphere high performance sconces offer an excellent alternative ta unsightiy wall mounted � fixtures.These archieecturally refined Iuminaires are designed to integrate naturally to wall surfaces.The 106 luminaires 'f J are availa6le with three(3)different distribueion patterns-a wide throw,a medium throw and a forward throw.Each luminaire is designed to accept HID sources up to 175MH,and Compact Fluorescent sources up to 42 watt. Housings _._____ _.-:_=_- _— �=� are sealed throughout,completely excluding moisture,dust,insects and eontaminants.106 Iuminaires installed in the --- normal downlight pasition,with a fla2 glass lens,provide full cutoff performance. ' PREFIX QI�TRIBUTIQPJ WASTA�E VOL'fAGE EtPdISI�! t�PTldhl� a Enter the order code into the appropriate box above. Note:Gardco reserves the right to refuse o mnfiguration.Nat all com6inaiions and configurations are valid. �� Refer"to notes tielow for exclusions and IimitaUons.For questians or concerns,please ronsult the(artory. � }��'���� �1$��`1������ 106 Quarter Sphere Pl° ForwardThrow NotAvailobte w'tth Fiuorescent ' I06Eh0 Emergency Sconee WT WideThrow NotAvaila6le with Fluoresce�c IObENiFB Remote Emergency Sconce h1"f MediumThrow Refer to configura6on chart belaw for availab�e combinations. �/�������������1��� LAP9P i��L'i'.4GE CHAR'T°=BQb CdPIFIGURATfOF!GhiARY=I O6EF15 ._..__.._ ._._..e....�. � Volta¢e Distribueion VoiEaee HID* t2Q 2U8 240 277 347 A$0 ������ Fluorescent FT W7" P7T 124 208 244 277 3A7 A80 &q�t�i�'� 200�277 226QFz ' S�[�1H o a ��'�, �� bi%Y4'JGs C.,smJr7;fs 32TRF �'" e ^ � :' � ; ` lOMH `r�i�'�r,tr;orrr,ar•e,:,I�zrrvr�ic �2TRF I OOMH e a rzrarr�:.{s9r}tarnp ar�d �� �; � �� �� ' I SOMIi r . �n.=ti�:s}st rn. COfdF6GURATIOPR CHART�I O6EMR5 I75MH** • � 1>�cilabkrrt?'1;'uV'i'«rtGt�i7 Qistribution Volta2e SOCMHE� � UNIV � ;'.�; �.�: �`- ass�c�iiob{;:??�}t%nr 70CMHE� UPl11/ ;?�C�-277��,,,'y. Nuorescent F� �!�' P'lY 124 208 2A0 27Y 347 480 � IOOCMHE� Ul�IV 22bQP2a.' e a 35HPS a ; � ,, � , � � �� 32TRF ,, � � �' �, � SOHPS 42TRF ' � � m a I OQHPS �MH,CMHE nnd HPS rypes ° a � ° ° g require medium based E 17 i 501iPS Iamps.All MH ISOW and below Fluorescent are pulse start tiy design, 2bQF'' UhlIV ineluding CMNE types. �,Fluorescent and CMHE luminaires feature electronic ballasu that accept t 204 through ' 226QF UNIV � 277V,SOhz to 60hz,in ut S eci UNIV"voha e or 120V throu fi 277V. 32TRF' t!y{y * 175MH not available � P fY" 8 f g 42TRF' UNIY for sale in the United States. 2.One(1)�amp is powered in emergency mode with EM,and EMft ry�es wiNi the 684CG � option. 3.Available with ICE420 op6on,which powers two(2}tamps in emergeney made. iCE42Q option onty availabie with 226QF or 232TRF.CAU710N:Mnximum battery pack input MH-Metal Ha�ide power(or EMR units witfi ICE420 opvon is 100 watu(.83 amps)whan fiea6ng element CMHE-Ceramic Meial Halide is on.This is in addition to the normal input power for luminaire lamps and 6allast Com6inauons marked with a doi,shown with"UNIV°or with Electronic Ballast 4.Availa6le with I162 o�iUon,which powers two(2)Iamps in emergenry mode,Lamps qre "200-277"are available for ardering. HPS-H'igh Pressure Sodium wired in pa�allel.In emergency mode,should one lamp become inoperable;the remaining TRF-Triple Tu6e Fiuorescent �amp will operate with a minimum totat inival output op2,250 lume�s. QF-Quad fluoreseent 5.Refer to"106 Emergency Sconce 7able"on poge 3 for additional in(ormation. I61 1 Gfovis�arker Road, San Flarcos,7'X 78b66 (800)227-4758 45I2)753-I000 F�:(512)753-7855 sitelighting.com OO 2G 12 Koninkiijke Phiiips Electronics(d.V.Ail Fighcs Reservecl. Philips Gardco reserves che right to change materials or modify the design of its product withouc notification as part of the company's continuing product improvement program. ����� 79115-104/0512 �� �eoturing CosmoPofis Etectronic FdfD System I 00 L i n e Page 2 of 3 I 06 Quarter Sphere Sconce FINISH OPTIONS BRP Bronze Paint F6 Fusing BLP Black Paint PCB' Button Type Pho[ocontrol 6. 120V through 277V onty 7. Not available with 480V. WP Whi[e Paint QSB Quartz $tandby 8. HID only, Not availa6le with CMHE Ballasts, FT OpUcs or in 480V. NP Natural Aluminum Paint QSTB Quartz Standby - Timed Delay l00 watt Quarrz maximum. 9. WT Optic onty. I SOw HID maximum, IOOw Quartz maximum. BGP Beige Paint Q9249 Quartz Emergency 10. WT OpUc oniy. SOCMHE or 70CMHE only. Supplied with OC Optional Color Paint QT924° Quartz Emergency - Timed Delay �wo (2) 20W MRI6 or two (2) 35W MRI6 Flood (40° beam) lamps. Speci(y Optlonal Color or i� 11. Rear entry permitted. Q 12V9• Quartz 12V Emergency 12,A11 Emergency Battery Packs (or EMR rypes MUST 6e ordered whh RAL ex: OGLGP or OC-R4U024. ia �� luminaires and su I�ed 6 Gardco. Q20MR (2)MR 16 12V Emergency - 20 Watt pp � Y SC Special Paint io,i� 13. CAU710N: Maximum battery pack input power (or EMR units with Speci(y. Must supply color chip. Q35MR (2)MR I 6 12V Emergency - 35 Watt ICE420 op6on is 100 watts (.83 amps) when heating element ELED16•" (2)LED 12V Emergency Modules - 6.2 Watt is on.7his is in addition to the normal input power (or luminaire SL Solite° Diffusing Lens lamps and 6allast 14. Lamps are wired in parallel. In emergency mode, should one lamp UT 5° Uptilt 6ecome inoperable, the rema'ming lamp will operate with ❑ WS� � Wall Mounted Box for $urface Conduit minimum total initial output o(2,2501umens. WS/UT� � W$ O tion w/5° U tilt �S. Availa6le w'rth CosmoPolisT'^ ryrtem only, P P See submittal sheet GE200-005 WG Wire Guard (or complete in(ormaGon on LumiStep" ballas[s. �s n I6. WT Optic only. SOCMHE or 70CMHE only, Supplied with Lwo L6 Lumistep Ballast - 6 hour (2) 61 watt, 3001umen LED modules. L815 Lumistep'" Ballast - 8 hour 17. Requires a separate source of 12V power 6y others. LI O15 Lumistep'" Ballast - 10 hour EMR LUMINAIRES ONLY" 684CG Bodine Remote Emergency Pack ICE420" IOTA Remote Emergency Battery Pack 226QF / 2327RF only. 1 162" IOTA Remote Emergency Battery Pack 226QF l 2327RF / 242TRF only. DIMENSIONS Mounting Plate I E— 4 5/ I 6" —� � O 10.95 cm O_ � I 3/4" dia. 3�� la" 4.4 cm 7,62 cm 45.72 cm O O � � Mounting Bolt Pattern 9 I /8" 23. 16 cm Note: Mounting plate center is located in the center of the luminaire width and 3.5"(8.89cm) above the luminaire bottom (lens down position). Splices must be made in the J-box (by others). Mounting plate must be secured by max. 5/ 16" (.79cm) � 9 � diameter bolts (by others) structurally to the wall. 32.86 cm 161 I Clovis Barker Road, San Marcos,TX 78666 � � � � (800) 227-0758 (512) 753- 1000 FAX: (512) 753-7855 sitelighting.com OO a012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the righc to change materials or modify the design of ics product wichouc notification az part of che company's continuing product improvement program. �� � D �O 79115- 104/0512 F'eaturrng CosmoPotis E(ectranic HtD System I 00 L i n e Page 3 of 3 I 06 Quarter Sphere Sconce SPECIFICATIONS GENERAL: Each Gardco 106 luminaire is a wali mounted cutoff luminaire for EMR LUMINAIRES include a 7.5'/2.29m, 12 wire, quick disconnect assembly high intensity discharge or compact fluorescent lamps. Internal components for wiring through conduit (by others) to a B84CG, I162 or ICE420 fluorescent are totally enclosed in a rain-tight, dust-tight and corrosion resistant housing. emergency battery pack. The fluorescent emergency battery pack MUST be The housing, back plate and door frame are die cast aluminum. A choice of supplied by Gardco. The B64CG , the I162 or the ICE420 option is required three (3) optical systems is available. Luminaires are suitable for wet locations on the order to the factory. (damp locations if inverted). CAUTION: Maximum battery pack input power for EMR units with ICE420 HOUSING: Single-piece quartervsphere housings are die cast aluminum. A option is 100 watts (.83 amps) when heating element is on.This is in addition memory retentive gasket seals the housing with the doorframe to exclude to the normal input power for luminaire lamps and ballast. moisture, dust, insects and pollutants from the optical system.A black, die cast ribbed backplate dissipates heat for longer lamp and ballast life. 106 Emergency SconceTable�a DOOR FRAME: A single-piece die cast aluminum door frame integrates to 106 Emergency ''; ' 8attery Paek Mi�. LamPs Powered:: the housing form.The door frame is hinged closed and secured to the housing Luminaire ' AmbiencTemperacure in Eme�genq Mode with two (2) captive stainless steel fasteners.The heat and impact resistant I /8 (.32cm) tempered glass lens and one-piece gasket are mechanicaliy secured to � 06EM (Incegral) 32°F / 0°C ( I ) 26, ( I ) 32, or the door frame with four (4) galvanized steel retainers. 106EMR Remoce wich ( I ) 42Watt Compacc � � 32° FI O°C Fluoretcent Lamp B84CG Option OPTICAL SYSTEMS: Reflectors are composed of specular extruded and faceted components, electropolished, anodized and sealed. Reflector segments 106EMR (Remoce) wich 32, F� 0,� (2) 26,Wacc Compacc are set in arc tube image duplicating patterns to achieve the wide throw, 11620pcion FluorescencLamps forward throw or medium throw downlight distributions. 106EMR (Remote) with �,F � � 8,� (2) 26 Watt ELECTRICAL: ICE420 Option30 Compact Fluorescent Lamps Notes: STANDARD LUMINAIRES: Eaeh high power faetor HID eore and 18. SeeGardcoFmergenryLightOutputln(ortnatlon (79115-ISS) (oremergencylumen coil ballast is the separate component type. For luminaires provided with outputdata. CosmoPolisTM, each high power factor ballast is electronic, designed specifically �9. Lamps are wired in parallel. ln emergenry mode, should one lamp become inoperable, TM the remaining lamp will operate w'rth a minimum total initial autput o(2,250 lumens. for the CosmoPolis high performance ceramic metal halide electronic ZD. CAU710N:Maximum6atterypackinputpower (orEMRunitswhhlCE420optionis sytem. All HID ballasts are capable of providing reliable lamp starting down �p0 wutts(.83 ampsJ when hea6ng element is on.This is in addhion to the normal in�ut to -20°F/-29°C. Standard fluorescent units have a starting temperature of power {orluminairelampsandballast 0°F/- 18°C. Standard fluorescent ballasts are high power factor electronic solid state. Component-to-component wiring within the luminaire will carry no more than 80% of rated current and is listed by UL for use at 600VAC at LAMPHOLDER: Pulse rated medium base sockeu are glazed porcelain with I50°C or higher. Plug disconnects are listed by UL for use at 600 VAC, I SA or nickel plated screw shell. Fluorescent sockets are high temperature (PB'i) with higher. brass contacts. LUMINAIRES with Q924 / G 12V /QMR20 / QMR35 / ELED OPTIONS: FINISH: Each standard color luminaire receives a fade and abrasion resistant, Luminaires with the Q924 or QT924 options require a separate source of electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) 120V power (by others.) Luminaires with Q12V, Q20MR, Q35MR or ELED textured polyester powdercoat finish. Standard colors are as listed. Consult options require a separate source of 12V power (by others.) factory for specs on custom colors. EMERGENCY LUMINAIRES: All emergency luminaires feature an LABELS: All luminaires bear UL or CUL (where applicable) labels, except as indicator light visible through the lens and a test switch accessible through the noted. Lens down application is Wet Location and lens up is Damp Location. door assembiy. Minimum battery pack ambient temperatures are as indicated Emergency luminaires do not bear CUL label. in the 106 Emergency Sconce Table. ln the event of a power interruption, emergency luminaires will power compact fluorescent lamps as indicated in WARRANTY: Gardco luminaires feature a 5 year limited warranty. See the 106 Emergency Sconce Table at reduced light levels for a minimum of 90 Warranty Information on www.sitelighting.com for complete details and minutes. exclusions. Polycarbonate lenses carry a I year warranty only. FULL CUTOFF PERFORMANCE: Full tutoff performance means a luminaire distribution where zero candela intensiry occurs at an angle at or a6ove 90° above nadir . Additionally, che candela per 1000 lamp lumens does not numerically exceed 100 ( 10 percent) at a vertical angle of 80° above nadir. This applies to all lateral angles around the luminaire. CUTOFF PERFORMANCE: Cutoff performance means a luminaire distribution where the candela per 1000 lamp lumens does not numerically exceed 25 (2.5 percent) at an angle at or above 90° above nadir, and 100 ( 10 percent) at a vertical angle of 80° above nadir.This applies to all la[eral angles around the luminaire. 161 I Clovis Barker Road, San Marcos,TX 78666 � �� (800) 227-0758 (512) 753- 1000 FAX: (512) 753-7855 sitelighting.com OO 2012 Koninklijke Philips Eleccronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of iu product withouc notiflcacion as part of the company's continuing product improvement program. �� �D � O 79115- 10q/0512 UKIAH VALLEY MEDICAL CENTER CAMPUS PARKING COUNT INFORMATION STANDARD SPACES ACCESSIBLE SPACES [VAN ACCESSIBLE] DURING DURING TOTAL TOTAL DURING TOTAL Parking Lots EXISTING CONSTRUCTION AFTER CHANGES EXISTING CONSTRUCTION AFTER CHANGES EXISTING CONSTRUCTION AFTER REMARKS LOT 1 84 0 29 -139 0 0 2 [1] 2 [1] 84 0 31 T 2 39 39 39 0 0 0 0 0 39 39 39 NO WORK ON LOT. I— - - - _ LOT 3 37 37 37 0 2 [2] 2 [2] 2 [2] 0 39 39 39 NO WORK ON LOT. � - - - _ LOT 4 80 80 80 0 6 [4] 6 [4] 6 [4] 0 86 86 86 NO WORK ON LOT. � - - - LOT 5 9 9 9 0 7 [2] 7 [2] 7 [2] 0 16 16 16 NO WORK ON LOT. � _ PROPERTY LINE � - - - - _ LOT 6 29 29 29 0 2 2 2 0 31 31 31 NO WORK ON LOT. I — ' - - _ _ LOT 7 84 84 0 0 0 0 0 0 84 84 0 (E) HOSPITAL EMPLOYEE OVERFLOW PARKING (GRAVEL). (APN: I — — — _ _ 002-160-13) I - - - _ � � � � TOTAL 362 278 223 -139 17 [8] 17 [8] 19 [8] 2 379 295 242 SEE SHEET A-4 FOR PLANNING REQUIREMENT SUMMARY I � � X � � I � BIKE PARKING 11 11 17 6 11 11 17 3 SLOTS IN FRONT OF OB (E), 8 SLOTS AT MAT. MANAGEMENT (E), 6 SLOTS � � � ADDED WITH HOSPITAL SUPPORT BUILDING (N) I � • I � . I I • • • • • • • � � �oBH � . I I � • . � I � ' . � � x � • I I � I � � � L �BH � I — I � � � � � I � � � • CONSTRUCTION x , � � og„ � � • � � � � � , � � � � , . . . . . . . . • — 0 STAGINGAREA I . � � • • � . . . . , � ii x • .� • . . �/,` • • •� • • • - — � � �— "�— __ — — — � � � . . •� � ____________ L O T 2 • • • . . — —— � • • • � i • • • __ — � � I � � • �� � • � � �BH \��\ ��� • • • � � � � • � � � �� — � � � — � � � � � � � (E) ERVICE YARD \� /� � � �eH � � � � � �� � �_ � � � � �.:� ' � ; �, �, � � � o� • E DOCK ' • • • • ' • • • • - - — — ---_� � — _ � . � . � ,, ,, � ( ) . � � ____ ; ; � ' x • ' � , �� AREA ��� ,� .LOT 2 � • • • . . � � . -- — � . E UTILITY S O �� � 1 � � .� x • • . . • . -- —__ . __ —_ � � s.+ � � � � ii ;; i� ��� � �B� ��:: ���. ��,-- � 5�. �: r z o �cES � � � � � � • � � � � � � � � � • • � � � �1 • •� • � • • � � � � oo � i i ��s�sf� ����s� �� �„3a�� �Na,�,aoN 3�„3a �� Gi7, �i�� � L�'U.(7 � � � � � � � � �� � � � I � � ------_---= r�L4u LOT 3 . . � � � � BH �` ;' '` s� I � � o � x = � _===== UKIAH VALLEY MEDICAL CENTER DEPARTMENT RELOCATION SUMMARY Location Location AREA AREA EXISTING SPACE AFTER Department Code (Existing) (New) (EXISTING) (NEW) RELOCATION TIME RELOCATION LINEN 1 SUPPORT #1 HSB 1ST 250 350 MARCH, 2014 DEMOLISHED FLOOR MAINTENANCE 2 SUPPORT #1 HSB 1ST 783 555 MARCH, 2014 DEMOLISHED FLOOR � � _ BIO-MED 3 SUPPORT #1 HSB 1 ST 648 190 MARCH, 2014 DEMOLISHED � - - - -� _ APPROXIMATE FLOOR I� — P RO P E RTY L I N E C E NTRAL YAR D MANAGEMENT 4 SUPPORT #2 FLOORT 2060 3,145 JULY, 2014 DEMOLISHED — — _ _— �� - - IT 5 SUPPORT #2 HSB 1 ST 900 0 JULY, 2014 DEMOLISHED — ��---------------- ------------- ---�� LOCATION � - - - - _ � — _ _ _ FLOOR - � ( 1 HOUSE KEEPING 6 SUPPORT #2 HSB 1 ST 2,685 310 JULY, 2014 DEMOLISHED � � � FLOOR � � � o , (N) C M U F E N C E ADMINISTRATION 7 SUPPORT #2 HSB 2ND 3,054 4,100 FEBRUARY, 2015 VACANT. NOT ASIGNED �; ; ; � o — — ; � A LO N G EAST FLOOR � CIRCULATION & 8 3,315 2550 �� � � � A� F � � �// BLG. STRUCTURE , , , �� ED 0 — _ PROPERTY LINE � � � — � � _ TOTAL 13,695 11200 I � � / I � I � � � ' _ • � � � • � � i �/ � � — _ I � I � ,�• � � • • • � � � ��• • � � � � I � � � • � � � � I - _ �� � � � � • • � • • � � � � • L � - - — � � I ' ��� / I � • • • � � � ; CONSTRUCTION ; � Q o o � � � i• . . — — � _ _ I � � / I � • • • � ; STAGING AREA ; _ ;__.,_ � ,' � '•� ' • • • — — — � _ _ i i � *_��� � L � � ' � � • • —— _ � — — �k�� � — I� � ° F-tak-��� � ' I / -- ------------ LOT 2 � � � — - � � ���� � � _ I I� �����_ -- , i � \ �� . • � � • • — � ° _ � ��i� %lii�. � �� � � � � —� � � � r� '� a i �. o I I • • — —�_�—.��_--__ -�--�����— _ — � o s�--=,��--- „� ,—_.��---�,� ,r i i • � _ � i � � - _= i � � i • � - � � � __ _ -� I� L��'��� �� ��, � (��ERVICEYARD I �� /� � � � � � � - � � _��nll �,. _-��� ���°��°-t ,� - � � � � �� --- - � Shipes(IYp) � � � � � � � � � � � � � � � � �; / I � _ _ � �, `" �� � � � � • � — o �,'� !�--. ;� ,�,� � 1 � � —� � � , �; �,� ��,-- � '! �� , �LOT 2 • . . � — —_ � � , � ' ��� . �� r� � � , E UTILITY S ��� 1 � � � — — • • . . • • • � --- _ . — �� ;—____ �� �� �� , � x • • . . • . — . � � �� x � --, _ ���. — , __-__ � � � —��� �� ' ° i- '����_ � ������ ,- 1 2 3 �, ' � , � - . • • • � • . , , • • • • • • . .:: .-: . � . . . . . � � --� -- --��- � � � � I ',� �� '� — -- — — � �� ���,�.���, 3�„3� • • � � --, � � - — LOT 3 . . 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CURRENT NUMBER OF EMPLOYEE HOSPITAL WIDE; MAX. SHIFT 325 FENCE � �• 2. NUMBER OF EMPLOYEE ADDED AS A RESULT OF THIS PROJECT: 0 3. CURRENT NUMBER OF BEDS: 58 TRANSFORMER AND — - -� 4. NUMBER OF BEDS ADDED AS A RESULT OF THIS PROJECT: 0 — _ ENCLOSURE FOR HSB 5. SQUARE FOOTAGE OF THE HOSPITAL: 97,360 (NO CHANGE) _ $�-o°MASONRY 6. SQUARE FOOTAGE OF THE OUTPATIENT PAVILION: 16,300 SQ. FT. (NO CHANGE) � ENCLOSURE TYP I CAL C M U CO U RS ES 7. SQUARE FOOTAGE OF SUPPORT BUILDING: O II )I EMERGENCY � � GENERATOR, FUEL TANK — AND ENCLOSURE SCALE 1/4°= 1�-0° SUPPORT BLDG. EXISTING SQ. FT. NEW SQ. FT. ° �_� _ 1 4,956 0 o I ----__ � _ 2 5,685 0 3 i I i'�--i� � —� ���� -- - - (E) ADMIN IN HOSP. 3,054 q-4 � � � � � �-- I' l� "----_ (N) HSB 0 11 ,200 j � _�I� j I ;; I� --_—__ __ — � --' _��I I� --_—_ __ — — � ---� �� ____ � TOTAL 13,695 11 ,120 (BUILDING TOTAL SQ. FT.) �'L ���j_--�Ir_-- — — — � sEE ------_____ �� �! I� ----;� REQUIRED PARKING SPACES (UKIAH MUNICIPAL CODE SECT. 9198� W A-5 ----________ i � " I o _______ �� �j � � j OUTPATIENT PAVILION (NO CHANGE) - � TRANSFORMERAND _ _JI� �I � __ � I 1 SPACE PER 200 SQ. FT. OF GROSS LEASABLE AREA: 16,300 SQ. FT./200 82 ENCLOSURE FOR THE —_� __ � � � � HOSPITAL(OB WING) -----� � HOSPITAL (NO CHANGE) � ELECTRICAL ROOM 3 SPACE FOR EACH PERMANENT BED: 58 (EXISTING; NO ADDITION) X 3 = 174 0 OUTLINE OF � ——— — ————————————————————————————————— � � CANOPY TRASH DUMPSTER/ � REQUIRED NUMBER OF PARKING SPACE: 256 (NO CHANGE) O O I OXYGENTANKAND EXISTING NUMBER OF PARKING SPACE: 415 COMPACTOR ENCLOSURE J o � � � � NUMBER OF PARKING SPACE DURING HSB CONSTRUCTION: 415 LINEN CART ���� NUMBER OF PARKING SPACE AFTER HSB IS COMPLETED: 362 � I QUEUE — I � � � THE TOTAL NUMBER OF SPACES AVAILABLE AT THE CONCLUSION OF CONSTRUCTION EXCEEDS THE NUMBER OF SPACES REQUIRED BY � � ° o I I � ZONING. THE NUMBER OF ACCESSIBLE SPACES PROVIDED IS 5.3% OF THE TOTAL PARKING REQUIRED, WHICH EXCEEDS THE � ° o � o � I (N) UNDERGROUND REQUIREMENTS OF THE CALIFORNIA BUILDING CODE. � I � I VAULT � _ _ � �� (N)400 AMP � SWITCHGEAR I III �� LANDSCAPING � Ik��r?IW� I O ° � o °IIkJ�I �-� �II� ° ° ° ° ° � THE EXISTING HOSPITAL SITE HAS 97,360 SQ. FT. OF LANDSCAPED AREA OR 25.4% OF THE SITE. THE MAJORITY OF THE PROPOSED HSB Q� �� �-�'��jV �� � WILL BE LOCATED AT EXISTING PARKING LOT 1 THAT IS IMPERMEABLE. THE NET CHANGE OF LANDSCAPED AREA IS 5 108 SQ. FT. THE � iq I°� _ � � ^�-��k�_�I� TOTAL LANDACAPED AREA AFTER THE COMPLETION OF THE PROPOSED HSB WILL BE 102,468 SQ. FT. OR 26% OF THE�SITE. ° , �' I � ,�-� -� � il ��, ��� iil , U '��� I I � / �i a �� _ o �i �i �_II � __��-�=��r�=_=�_��— �_��___�_ 0 o r� _---��,�-- - - - -��---� _ =�_-��-__= �,�`-_�����--�I I LIGHTING PLAN I° �I, i �� ��_ ���i����;�1i i��l yl l �� I . ���� � � I I ���� � ���I ' �� � I (E) S E RV I C E YAR D THE PROPOSED HSB WILL NOT HAVE EXTERIOR LIGHTING AROUND THE BUILDING PERIMETER. LOW LEVEL LIGHTING (LIGHTCOLUMN) �II,_ _ �'�lll �,_________��� ����I�� i ���—�_��—� � WILL BE PROVIDED ALONG THE WALKWAY. LIGHTING WILL BE ALSO PROVIDED FOR THE PARKING LOT. SEE ENCLOSED SUPPLIMENTAL I � - - -- - �=_—_— — o I � � I ���I;I, ��� I MATERIALS FOR ADDITIONAL LIGHT PRODUCT INFORMATION. � o ���� I I ���i�l �IL �I i� �� �i ��� � � � , I � o �I � II�� i r� i � o I �I � � ��I��� y � i��i I�i � i�i NOISE STUDY o �' � � �'�I� f� ��� i� i�� I I i 3�-o�� HiGH o I ��� �,�u�� '' ��� �i�l ��II I i' E UTI L ITY B U I LD I NG DUE TO THE NATURE OF THE USE OF THE SITE AS A MEDICAL FACILITY, ON-SITE NOISE IS CREATED BY EMERGENCY GENERATORS ABOVE F.F. I ;�I, � ��il I �---� il� � � �, �, (VSED VERY INFREQUENTLY), MECHANICAL EQUIPMENT, AND AMBULANCE AND HELICOPTER ACTIVITIES. A CENTRALIZED UTILTY YARD EXPOSED � �s� �� I,� ��i / I II �I I �� ,,, F N H , � � � �, IS PROPOSED. A NEW EMERGENCY GENERATOR WILL BE HOUSED IN THE NEW CENTRAL YARD TO REPLACE TWO AGING AND NOISER CONCRETE �II �II I;I II�— I � �I I�� � I WALL � klll, � i �=�,I�___,II________1 ��— �- --;�L__ _ EMERGENCY GENERATORS WHICH ARE ALSO LESS EFFICIENT AND EMIT MORE CO2. i�I --� -- o ;III, �� � �� � I NEW EMERGENCY GENERATORS WITH A STANDARD WEATHERPROOF ENCLOSURE WILL BE INCLUDED IN THE "MAKE READY" WORK. �====J��- - - - -�—�� � �,�r— --�- - - - - - - - -� � �I THE GENERATOR AND ENCLOSURE WILL BE INSTALLED IN A BLOCK WALLED ENCLOSURE. THE NEW GENERATORS WILL REPLACE THE o �i ���,�� ���, ��—��,�--�� � �_�� � I � � !L��.�=�=� ��! ��I 1�---�-- �- � AGING NOISY ONES WITH MODERN QUIETER MODELS AT THE PROPOSED LOCATION. THE NOISE CREATED BY NEW GENERATORS WILL �I i �.���, �� I" ' � ouT�iNE oF �'I � �I II � ��' �'� �I II I I NOT INCREASE, BUT WILL BE REDUCED FROM THE CURRENT GENERATORS. o � CANOPY i I I I �� �I'i ' ��li� II � i � �I � � �� �� I o �, ��_�,——�c�—=—=—=--��—���=_�=s�Il I�_--!'�=�aL-=�I�;�i��III��-_- - - ���= � THE PROPOSED HSB AND CENTRAL UTILITY YARD WILL NOT GENERATE ADDITIONAL NOISE IMPACTS, BUT WILL REDUCE THE NOISE BY I ����_ 0 - -�-J R E P L A C I N G A N D R E D U C I N G T H E A M O U N T P R O D U C E D B Y T H E A G I N G G E N E R A T O R S. 'I � ---, L_,-- F ,r—� L� \� — �+ -- — — — — P---_ I _ o �-_ ��� +�� +�—� _ _,I _ r ���I,��I�i -������I�:� i� �i���� � �jt��I���, � II / I � i � i� NOISE FROM CONSTRUCTION ACTIVITIES ASSOCIATED WITH THE HSB CONSTRUCTION WOULD OCCUR ON A SHORT-TERM AND (N) LIGHTCOLUMN, ,•� , �,I,rt,�� � ��_ TEMPORARY BASIS. NOISE ASSOCIATED WITH DEMOLITION AND EARTH MOVING ACTIVITIES BUILDING CONSTRUCTION AND PARKING o II � �������� �' ��III I � �-�. � � � � � � � � , , T Y P. II I_���7'il�ro�� ' �'I� I�I��?]_,�� '���. i %��il �ill �`� i' �I' II �`�� % � � � / y AREA CONSTRUCTION WILL VARY IN NOISE LEVEL ACCORDING TO THE TYPE OF CONSTRUCTION ACTIVITY AND ITS ACTIVITY LEVEL. � L _�--r��}-r��� \�����I� -���_���I � ���_ �� � I��JI II ---��—_ � I �______'� EARTH-MOVING SOURCES ARE TYPICALLY THE NOISEST WITH EQUIPMENT NOISE RANGING UP TO 90 dBA. THE CLOSEST RESIDENCE IS ����----=—���— -1U"��� �''��'L�' — '-- I — =�I I I i C� ON THE OTHER SIDE OF THE PROPOSED STAGING AREA TO THE NORTH OF THE CONSTRUCTTION ZONE. � � � PROPOSED NEW BIKE PARKWG j ;'�I � � PARKING SPACES IN THIS LOT:31 � � n i RELOCATING EXISTING UNDERGROUND UTILITY DUCTBANDS IS ALSO INCLUDED IN THIS PACKAGE. THE CONSTRUCTION NOISE �_______��_i� I I REQUIRED BIKE PARKING:4 i- �-ii� G E N E R A T E D B Y T H I S W O R K I S S I M I L A R T O T H E R E G U L A R C O N S T R U C T I O N N O I S E D E S C R I B E D A B O V E. D U R I N G T H E E L E C T R I C A L S W I T C H- � I PROVIDED BIKE PARKING:6 i ��'�i OVER PERIOD TWO TEMPORARY GENERATORS (ONE FOR REGULAR POWER AND ONE FOR EMERGENCY POWER) WILL BE UTILIZED TO O � O O O O O O O O . � ��' PROVIDE THE REQUIRED POWER FOR THE NORMAL OPERATION OF THE HOSPITAL. THE REGULAR POWER GENERATOR WILL BE _ __ __ _ _ _ __ __ _ _ __ __ __� _ i �_____�_� CONTUNIOUSLY RUNNING. THE EMERGENCY POWER GENERATOR WILL BE THE BACK-UP OF THE FIRST GENERATOR AND RUNNING ° 00 0 i i i iir�i i i DURING THE DOWNTIME OF THE FIRST ONE. HENCE, ONLY ONE GENERATOR WILL BE RUNNING AT ANY GIVEN TIME. TYPICAL RENTAL � TEMPORARY GENERATORS OF THIS SIZE TYPICALLY OPERATE AT 72-76 dBA AT 7 METERS. THE TEMPORARY GENERATORS WILL BE AT 0 0 �i i�_�i i � � _ i i i-,J i i ;�_�i O � • _ �ii I�i� I I _ � �L ii� SITE FOR LESS THAN 60 DAYS. H � — —��! — i� � i il------�;—��i A �, = �_� �� �� � � M � _� � I L _ � i �_� O i i �—�i ST o — � � ; R _�______ , S�G N S E o � r � � , T � o Q (N) UNDERGROUND (N) BICYCLE RACKS � � � �________ _��I f �— ° VAULT�I� � � ii �� ,,� � , � ONLY SIGNS REQUIRED BY CODES AND REGULATIONS, SUCH AS ACCESSIBILE SIGNS AND ADDRESS SIGNS (REQUIRED BY FIRE o � v ( �--��—z-Ji II i i �e�i�.11.il���. DEPARTMENT) ARE INCLUDED IN THIS PROJECT. NO MONUMENTAL OR ILLUMINATED SIGNS WILL BE INSTALLED. � G v G I III� J II r �� I�II 4i (N) PARKING ��--------� � JI ql � d LIGHT,TYP. I��l.� ��I I ��``—� hl '� ; ��I REQUESTS FOR A VARIANCE TO ZONING CODE iL=_ ,2„S� � '� • �� i�� i , p � o ', / �% i i o i �-� 0 0 6 � �--�i i�=�� �}-______= i=______=�; REQUEST FOR A VARIANCE TO ZONING CODE SECTION 9101 (D1g) IS INCLUDED IN THIS PACKAGE. ii � i i � � ��_JI � o ', ��---,� 1 i � �i AIR QUALITY o O o O O ♦ O � a i �ii �i i � ���i � I� I I I L J�_� I � � O O O ° I��---��!—�___���� ��___=====i i—--��_, �i GRADING GREATER THAN 1 ACRE REQUIRES A DISTRICT PERMIT. POTRABLE DIESEL EQUIPMENT 50+ HP IN SIZE MAY REQUIRE PERMITS. o G v G �I� �� � I 1� f � i �--� �I I � / o d I �I � � � —fj Cl ------- � I� �—� � • � �I'l �� �f Ij�ll� I � p � �� ������ � � ��._� � ° n �J�� �� ��� �I I �I L � � ��I� � � � �/�'� � � � 0 6 _� U I---��� i IL� �S �� i----�� h I o � � � � ��ii � a � � ���� � I �� ' � ' � EXISTING BIKE PARKING r� i ,i ; ,, , , , ° v �iL=__ - --��L-'� �i Ji i !— - - - -- o r�� �II i �� —�I�----�I� ,I� I� I --- ---- � ,I---i�-- ��—%,�. � I I I I I I I �°. �� ���_�I �'` �I� III II Ij II II IL_�,, r — � � � ���� '�i �� I I I �� I� � i II ,. � � �� I� I�I II �� �� F����—� �� � /, ;,�-y- � I f �-, �� v" � - � I 1 —1 I _ � I / I I r . ' V _ ' ° '`� �—� �—�� ���—, ��������I��� ----1j� I��_=� II I � I� ���i o II o �I �— j�� . ° �'��_ !! _(E) HOS P ITAL___��%�� �-=' �� �� -� ��-===y== ! : . . . — 3_T�7 .-� �. . � � • _�,. � � ��� II �� �� ��i ��� �� � � � � �, � / �I 1�=�� I� � � O O O O O �� � li � �� �� _J�� � 3'-0"ABOVE F.F. EXPOSED PAVERS � �1 � �r—�I ��-- �.a � � i i_ �i �i��� � j� __ � ., �� � CONCRETE WALL � � _ �I �� � � � �,� � , � � � ---- ----�I ��� --- ---���---��---��----------�I ' ,, :>,�:; --------------� � — __ —====, r---------� � -- -- u ��----- o I j I I j � I� � ' �� _ " ., ��`s�,����,�.�' I �I �— I� � � � � � � t � � �� ,� ���� _�, ,_ I I I � I � II I I � '-� ' �d'ial� o _ _ �I I � I ' ��,��7 "�-���'r, � ��� � o / / / / � i � II II�V I�I� II I � �I�� �II � ��t° ��/' _� ' � / I I ! _ , �— , �' , I I ��—, �I � �-'vp �� i � �I �� _ �� I� �I � � � � �I � ��I � � � a � — _ � � � �� � �� � � � � � � �� � �_ ��� _ __"_` --- .. o � ii �i I� i� ii �� —_� I� II j� �II � J I — �. �� // � � � - � � � � �I� �� �� �� IL_� � J�� I� I��� � � � .1 � I II� I II I I �I II I �I � II�-------I i II i II� � I_ J. ...� � .. � � �I �� �� I� �L � I� I� I I� � �J � .1. � . . � � I�� �� I� � � �� ����� �� �� ��--�� �� I . � . r L� �� I — �� — I�I� y—===IL===�: I� _r --� ��� �— II I �I I I I I '�� , - _ _ , Ir yr — � __� -, �� —I I I k I —� I I I , � � �� �I�II� / I� � / II�� � / I� � % �I� �� �I I� II / �I I� �I I� I� I I � ;,�;�e � x:�-� �- �' - II li_� i I � I � I � — ,,JJJi I ! �I �� I , I.� I� �I I� I� I I� )� . — II�I � 1 II � I '�� ,II I.I—_�� L �--� I�� s J��U �I I � I ' t '* w {Y � . I� I�_ J�� YJ i�IL ill III I �4 L—_�IL ___�L_ _ �II_J� �I �L—�— — II_ / �/ �L �r\� � _�I� �III L_I I I I i II� � �I I '` ` ISIt���'��, •.� .. � � �� � . ��� ! �... _ __ ___ � .... � .�a �----- — — �—� \ II i I II �L_ �i `�, .' ,t .. -� .. _ .... O 0 � P� -a.y,�,�_- .�?1� � - s� . , . . . . . . . . . . . '�' � ���.�.� j // //�//�//��// � a 0' 8' 16' 32' = �,�\ .�v �� �\�VA/\ , �/V��/V��'��\ .�\ .�\ .�\ .�\,��A��� a� OUTSIDE MATERIALS MANAGEMENT OUTSIDE OB ENTRANCE 1/4" = 1'-0" SCALE SECTION SHOWING PROPOSED PATIO CONSTRUCTION _— —= Scale : 1 /16" = 1 '-0" ' - i in � io � ic . HOSPITAL SUPPORT BUILDING Jul 02 , 2013 y A B C D E F 3 A B C D E F 3 A-201 A-201 10'-0" 21'-0" 21'-0" 10'-0" 19'-0" 10'-0" 21'-0" 21'-0" 10'-0" 19'-0" � � � � � � �TERIOR STA SCISSOR LIFT EXTERIOR ST I ��6 '��6 '��6 � H I � � � � � � � � � � 12'_p" � � � � � � ��� � � � � � � � � � � H I DOCK ELEC CLOSET 122 123 _ T ELEC CLOS I M I � 0 U � � � I � M in 225 � � - - - - - � - - - - � - - M - - 4 - - - - - - - � � 4 M -- 00 I +i I r I I g�_g�� I +i I _ I \\ � I CEO OF ICE I � CONF ROOM I �I I �c, RE 1211 ING i BREA�OUT TOILET o \ N 12 6 + o (El S E RV I C E YAR D �1 , „ �/ 211 � 210 \ // o T T \ l T � � � 116 `bo HAZ WASTE STOR 9-3 ± � 14'-10" 12'-11"± T 14'-10" \ / — — — —L — — — — 115 — 3.7 � � � — — — � — —\�� — — 3.7 I ELEC CLOSET 125 \�/ � — \ / +i �'�"� TOILET � \ / ��/ o OFFICE � // \� � +i � ,.+ 209 / �/T\ � � � � � � � bo 114 � � � - 13'-10 _ / � - G H 1 ' o G H 3 / � o C O O FICE � � -oo 61'-10"± A-6 � c� 21 = c� o' 117B 30'-0" 6'-10" A-6 �/ \� o OF ICE �/ �� 30'-0" 6'-10" � N � � � � +i � � � � / \ � 0 2 $ � / \ � WAREHOUSE N LINEN RECEIVING r � o WORK ARE � � 117 T 113 � � � 204 / � � � - - - - I - - M - I - - I - - - - I - I - 3 1 / - ❑ - - - 1 - - - _ - I - - - - I - I - 3 OFFICE SUPERVISOR A-2�1 / +i +� IR N RSING ` � ° 11'-0" 120 (E) U T I L I TY B U I L D I N G � � N STAFF LOUN � ° 07 1 � � 1 51'-6"± CORRIDO � � � � r 213 � � � = 1 � \ A-202 � +i � 103 � � 5 � � o I NC�RTH D�CK 12'-10"± 15'-10"± 13'-10", 1 I I I I o � � LINEN CLEAN ST N \ � `� /� N ° � 112 � � _ � � \ I � 22'-8" 6'-0" +I 13'-10"± SO,;TH Q CK o � � � � °0 - - - � �\� � � � 06 � � � � � � �T� o w� � , � ��� - - - - - - - - - - - - - 2.3 -� � - - - - - � - - - - - - - - - 2.3 EXEC CONFERENCE ROOM � � 22 8 +I � 22'-0" 17'-3"± � 5'-10" 9'-0" � FACILITIES MA�INTENANCE o' I I � �� \� � 214 � � �� � I � � � � STAFF L UNGE o CART MAKE-UP � 11'-11" � � r o � \ � � o 11 N 117A BIO 8ED o OFFICE ECURE�T�00 0 / � � WORK/COPY/FILE � 1 0 � T 111 � T � 11'-8" 205 � � T - - - - - - - - - - 2 - - - _ � - - - - I - - - - � - � - 2 � 8'-10" � S R N / LOBBY C RRIDOR _ - = WAITIN 1 - 101 _ T 1 I I I I ao I 102 I I � � I I RE 2E�PTBION � I � 201 I � I I I I � � 0 — — — — — . — — — — — — — — — — — — — . � � � . AL OVE TOIL\ 6'-0" 21'-6"± I 6'_4" � — — — — � 26'-6" r — — — • � ALCOVE � � � TOI L I I I ELEVATOR � O1A �� 105 � R�OM I� OL +i � I I I � � �� - I I �i10 ELEVATOR J 201A � � 203 I I I _ N ERIOR � J 1 ;t, HOUSEKEEPING ASH/DR I FREEZER I DIETARY REFRIG. � � � � ° � ° � ' 107 108 109 � I _ J � T I I 0 I I �- � L _ _ TOILET L � � I I �`TOILET 1 O O O O � — — — — — —104 — — — L — _— — — 1 � - - - - � 202 � - � � - - - $� - - 1 JANITOR CLOSET 04A E�EVATOR CONTROL JA ITOR CLOSET 104A ROOM 202A 106 2 2 � O � O � � A-202 � A-202 PROPOSED FI RST FLOOR PLAN PROPOSED SECON D FLOOR PLAN �� 4� $� 16� __ __ Scale : 1 /8" = 1 '-0" ' — i in � io � ic . HOSPITAL SUPPORT BUILDING Jul 02 , 2013 y 4 3.7 3 2.3 2 1 .6 1 1 1 .6 2 2.3 3 3.7 4 METAL PANEL GLASS IN ALUM. FRAME (TYP) MECH. SCREEN STONE VENEER STONE VENEER STONE VENEER SMOOTH STUCCO GLASS IN ALUM. FRAME (TYP) I I SMOOTH STUCCO T.O.PARAPE� _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ T.O.PARAPE� — — — — — — — I — I — — — —I — — — — I — — 134'-0" � � � � 134'-0�� STONE VENEER BEYOND ROOF PLAN '` ' _. , w , .. ROOF PLAN — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — _ _ � 'i ::` 127'-6" - : " : ' 127'-6�� � / ' s r: . . •' ?. � ,. . .; - . — < � / � ; : : � : . : � _ . . . �:` SMOOTH STUCCO / / �, // / / / / // / / // / / // / ` LOADING DOCK STANDING ` `'= ` `" _ ' ` `` SEAM ROOF BEYOND ' ` ' { .. ,: , �. . �. �;: .. , : ,, ' , . . , � , > , , . . , :: ; ` - " ; ., .: ; > ,, LEVEL 2 , , . r; : LEVEL 2 _ _ . . . �: .�.� ^ — — — — — — — — — — — , : ' T; ; T �� - . .,. : . 114-� 114- Y � , � _ ; ,;. ': . =' ' 0 0 : - , , ,,, ... . ; ; ' '' � ' ; ; �; � . . ' . ., ` { ` 1 . ` � I I {` }` : : . . :._ _. . _. . _,.. _ __. � , . . : ' _ _ _ .. . _ .., k -, _; , _ - . _ ; ; . , . ,, . . �;. ,: " I I I I I, � I I I I ,., ' � • : , :: > : LEVEL� , , - ,, ,,. ,, LEVEL 1 100'-0" 100'-0" � � � � � � � � � � � � � � GLASS IN ALUM. (E) UTILITY FRAME DOOR H.M. DOORS BUILDING TYP. BU I LD I NG NORTH ELEVATION BU I LD I NG SOUTH ELEVATION H G F E D C B A A B C D E F G H SMOOTH STUCCO MECH. STONE VENEER METAL PANEL METAL PANEL STONE VENEER GLASS IN ALUM. FRAME (TYP) SCREEN — — — � — � — — — — — — � — — — — � — — — � T.O.PARAPE� — — — � — — — � — — — — � — — — — — — � — � T.O.PARAPE� 134'-0" 134'-0" — — — � — � — — — — — — � — — — �,. r , ._, — — — — 127-6� — — — — — — — _ — — — — — — — — � — — — — — — � — � —ROO 127-6� , , < — I I / LOADING DOC STANDING (E) UTILITY BUILDING LOADING DOCK _ SEAM ROOFBEYOND ROOF I � ROOFING BEYOND I I I � ' � : � — ' � : STUCCO FINISH I I ; . i `. ` ` . . . > . ` , ,� ; , ` , _. _ . -, > ,.,,; _. . :: . ,.. , ,- , , . - „ ,_. . .. _ , ;: ;; � . ,. , -- :. , , . _ -, — , ; , , , :. ` ; ; , . , . , - , , . ; . �.. , _ °. �, . - - ,_ > = .. . • ` — — — — - - — LEVEL 2 LEVEL 2 , — , - — — — — — — — — — — — — � — — — — — — — � , ;. • , : _ . ` . ` 114'-0" — ' 114'-0�� � _. , , . : I ' . [ ..� .-` �:. � '<`: . - . LEVEL 1 _ _ ` -- „;' ; : , ;. ; ;: ; ;,. .: `. LEVEL�1 � ` . ,,. 100'-0" 100'-0" Y H.M. DOORS TYP. BU I LD I NG EAST ELEVATION BU I LD I NG WEST ELEVATION BUILDING EXTERIOR ELEVATION GENERAL NOTES: 1. ALL EXTERIOR WINDOWS TO BE FIXED(STOREFRONT). 2. ALL GALZING TO BE BLUE TINTED. 3. ALL WINDOW FRAME TO BE NATURAL ALUMINUM. 4. ROLL-UP DOORS TO BE GREY COLOR. 5. SMOOTH STUCCO FINISH TO BE LIGHT GREY. 6. STONE VENEER TO BE MSI PREMIUM NATURAL STONES. 0' 4' 8' 16' �� �� Scale : 1 /8" = 1 '-0" ' — i in � io � ic . HOSPITAL SUPPORT BUILDING Jul 02 , 2013 y �4�8�1 DI o Gra�e�b�7,6 TREES TO BE REMOVED ❑ �sm� ,, 0 ''� �- �=� =., ��,��o��,;�,=�, �,, ,:,; TREE �� ,, �,, , ,, �., L E G E N D ALIPER -- - - � - -= -- -- - --� -= SPECIES ., .. --, =,, ; - ,,,,, , , , -- ,,;,,,,;,;,,; �, �,, , ,, ;.,-,,,,-- --- = , �, ,,,;�, --, - - --� -. -, -, -,, --- NUMBER o ; ;; ,, ,,,; ,,, ,, ,, ,, ,�, trunk count , ,, �., -,.,;.,, , � � „ , -,, T-0 -,, -, , ,, , , --,, -,;-- ---, ;; , -- -� , �� ������� � � ��������� � � T 01 Fraxinus angustifolia Raywood 10 - T �'' '�- -- -, --,, -,, �-� � 24x24 DI '' �'' %'�-; - �'' , '- �, � � � ���� � ���� �� � � EXISTI NG TREE TO REMAI N �'� �� =608,7 �,;� ,, , � � -�,�, - , -� e ,, ;� _ -� ���, �� �-� � ��, -;,, -�, o �' �; �' Inv=603,4 T� '� '���'�-''- �;-%,, '- . . . 1 1 � �i � � �i -i ' � '-'''�-'� �-i %�i'-%���i �'-i ''-i � -- T 02 Frax�nus angust�fol�a Raywood 10 o .rs� s� BH -� -=,, -; - ,,--,,;-, �- -- ,; n � -- �- �-- �- '-='� �--, �, �, -,, ;, - ,, '', , -,,,-= '; , �,--,, - T =- � � ;�= ����� ����: T- 8 EXISTI NG TREE TO BE REMOVED T-03 Fraxinus angustifolia 'Raywood' 11 " ,, :, ��, ��;- ; � . . . � � � =�--� � � T-04 Fraxinus angustifolia Raywood 10 ,,,� o ��� � LIMITOFWORK � � = ,�= T-05 Fraxinus an ustifolia Ra ood 12" - � 9 YW �� � ��'� � �� ��� Fraxinus an ustifolia 'Ra ood' � - ���=- �- T-06 g yw 8 . �,; ,, ., �;-�, , =.,,-,, �=�:,-, --,, AREA OF LANDSCAPE TO BE REMOVED =���= � '''='���'' . . . =�= �� � T-07 Frax�nus angust�fol�a 'Raywood' 12" , ,, . ; =�;, ,;=�,;=�,, ��� T-pg Fraxinus angustifolia 'Raywood' 12 , � �k� �, � � ' �, ��, o � � �' � ■ ■ . A � � �� �� ��� -=� �� � T-09 Liquidamber styraciflua 14 . . , , ;�.,��. �� en�h � �,�, �, � � r� � � i � "t r � � �. ��, o -��� Re�e�� ����� _ � T-10 Li uidamber s raciflua 18" ,, q � Z4��1 DI I— ;; Gra�e�b87,8 s�'" ° ��4 �E,SER��EY�° T-11 Liquidamber styraciflua Multi 11 "(2) �� o � TREES TO BE RETAI N ED � � � � � � � - T-12 Frax�nus angust�fol�a Raywood 10 ,� / �T�� T R E E CAL I P E R _ . � �� „ � � SPECIES T 13 Prunus ceras�fera Atropupurea . 7 � ��' trunk count � ��� � - � NUMBER ( ) ;�, � B�oc o , , ,,,, ��, ' - --, -, -� n � ;, � = - ; �,;�; ���-13 � -- � e uoi sem ervirens �� T-14 Fraxinus angustifolia 'Raywood' 7 � T-� --, ,,;;; � T-�� T-39 S q a p 30 ,, ���I DI . . , . . . • T-15 Fraxinus angustifolia 'Raywood' 9� . =, �88� • 0 . 0 ❑ � ,=,,;;,,,,;�, T-40 Liquidamber styraci ua 6�� � � � �� � � . � � ���� '� ���� � - o . . oo �°° ==� �=�����=- • • • �� T-16 Fraxinus angustifolia 'Raywood' 8 � ;� • • • • • • - - -- ��-- �=�� La erstroemia h brid Multi 2 8 � � • • -�,,,,,,;,;;;;;;;;,;�; T-4� g Y C ) � , 0 0 ;;; --,-- -., -,, -,, � - • • • � ��� ��=��=������� Fraxinus an ustifolia 'Ra ood' � �, o ��--�.�-� ����;-=;=; T-17 g yw 6 � � �==- - ��=- �-- � �� T-42 Cornus X 'Aurora' 2" ;,, -;;-;; -;;;,, ,,, ,,, ,, ,,, , ,,, T-1�� �==''-='-==�--='-=��-=�- � � �� ���==- ����� ����=��� ���� T-18 Fraxinus an ustifolia 'Ra ood' 7 � � �-- =-, - ,,- ,,;;-�, . g YW � ��=== �=��=- ����-- ��=�- °B� T-43 Quercus lobata 7" o �� � ��� � -- �. -,, -, --- -�, ; .,-, ,,, ,,, -., --, �, � =�=���==��=======�==�== T�o T-39 � Fraxinus an ustifolia 'Ra ood' " ,;-;,,;,;-�,, -�, �,, -., -� ° � �� �===�:==,:==�===�������� � T-44 Quercus dou lasii 5�� T-19 g yW 6 =- � - g �T-1� � �==,;='-,;;�, --,; -,;=�, e , ���� �''-��-=''-�� --�� - . . . '��' � �� T-� o o ==;===�=�== �--=- - -= _ • T-20 Frax�nus angust�fol�a 'Raywood' 7 ���� ���- Malus s ecies � � --- --- -- --=-= T-�� T-45 p 4�� , ,,;,,,,, ,; ,,;, ,,,;,�_ . ���� � ;;-- , � ��- �� �������� �� -� - ,, �, ,� o �:,,,;;,,,; ,��;;�;,;�: T-21 Fraxinus angustifolia 'Raywood' 7� ,, , ., -., ,., �. ,,,,;--,, -�, --�,, -,, --, - -�, a B = � '- � / �/ // // O . o -=-==-===�� �=�=��-===== T-22 Fraxinus angustifolia 'Raywood' 8 , = - , , � - �, -,. -,,, -. ;,, ,,, , �, �������=��� �� � ��- � . . . , , „ , o ° ��������� ��� ��� �� ���� � -. T �s ��--===�;�== --;� � ��=� T-23 Frax�nus angust�fol�a Raywood g _ --. -., ., / � �i� �� � T �ii /i // //�� /�� � ��i /� i T"1�� � ' �- �- �- ' -- � -''- �� � �� � ����=�-��� � � = T-24 Fraxinus angustifolia 'Raywood' 8 � =,- - - -- -- -;-- ��� , . ; , -,;; ,:- � ;,, -�, -,,;,,,, �„� . o � - � � � -= ;;;� ��� - �- , ' �=�;����= ��� �� � �� � � „ � �� � ��� ����� T 25 Fraxinus an ustifolia Ra ood 6 �� �� � �� � ��� 9 Y� ' ��'�-= �- ''== '=- �-='� =%' — � � ,�y '�� ��� '�, '� ,, '�, '�-%'-=��--,-- --, �, ,, ,,,-, -�,, - �; ,,, ,,;,, ,, �, ; o =;==:;==;==�===� =�=� =;==�:; ��^���� T-26 Quercus lobata 12" o ,,,,;,, ,;,,;, �,,,, ��� -,, T-2�� ;;,,- ,,, --,-; =�= --, r�.3 , ,,,, ;,, , , � o �=,���,==�==�,=;=�:== �==��;=�, - Quercus a rifolia , �. ;, ,,,;;;�,, . ,,,�, ,,,, o T 27 g 12" � -���-�� ��--��� �� �� -- �� � T-22 --, -,, --,;-- �; �, --�;; ,, , -, 0 -,, ,, ,,, ,, , -,; ,,�, � ° =;,;�����==;� ;;= , . ,,;; T-2g Liquidamber styraciflua 12" -�, , ;�,, , ,,,,,,,, , , , - �,,; o ,,,,, ,,,, ,,,;;� ,, , �., ����� �� � �������� ��� �� uercus a rifolia � o :;;,, --, �;;; ;,. �:� �,, T-29 C� g 14 ., , -,; -;;� , �., � ,,, o �- ��- , ,,- � �, ; ,;-, , =--- ------=----=- ; ;- -�, � ' -=��= '- T-25 -=�-==---=-==-- =- -==-=�-==,, � - '� � '��--,-- �--- -- �-- �-=�---�, -- -- �� -- �-- �- �- �-- T-30 Cor�nus X 'Aurora' 1 " ,, -�,, ,, ,, ,, ,,, , , , ,,, ,,, ,,, , ,, ,, ,,, ,, ,, ,, , ,;;;,, ;;,, ,,, ,;;,,;,,,,;,, ���..�, �Xii �i ��� �i���� i� i� ����T�i� � � ��j'dCi� �- i� r���� � �'P� i� i� i� � i ' �� i �i ��� i � � i � � � � i� � � i� i i �� � �'� �' � � � �� �'� '� � '� i ' � � � �� � � � � i� i� � i ii '�i ��i i��i ��i ��� � ��i �i �i �� i �i ��i 'i i i � ��i �i ��i i �i �� ��i���i �� �� i� � �� �i i� '�i i� '�i� i� �i' �� �i� �i� i �i i '�i� �i� �i i 'i� � ���i '�i� �i i � � �i� �i �i� � � �i �� � � � �� � �� � �i� � � i� ��i� �i ���i� i� �i� � i� i� �'� �i� ��i� i � ;,,;,;;,, ,,, �.,, ,, , , ;;,;,,,,;,,, ,,,,,,,;,,,,,,,;.,, -,, , -., ,, ,,,,;,,;,,,,,,; ,, ,,,,,,,;.,,,;, T 31 or�nus X 'Aurora' 1 " ,, , --�,;-,, �., ., -,, ,,, . � �� �-�� -�� �-�� - - - � ��� -- '���� ������ �� �� �� �� �� - �� ��� ��� ����- � �� �� -���� --� � � ��� � '���''��' ����'�� �� � �'' �� ��� �'' ' �� �'' �' � �'' � �� �' � �� �'' � �� -', ',- ',- '-=', -- -- ' ' - '',-',- ,; ',=' =- ' = ' ' ';-''- � '; '',-',; '';-'' -',-'' � � � � �� ���� � ���� � �� �� � � � �� ��� �� � ��� �� La erstroemia X Ara aho . . �, ;- . ,, , �:, , ,, , ., . .� ,,, , ,:, -,,, , ;, --, ,, --, 9 P �., , , �., , ,, ,., �, �,, ,, ,, . � , -,, -,, , T 32 3/4 , �. ,. �, , , , -. - ,., -, -,, , . ,, � , ,, -�, - -� -,, -,, ,, � � � � �� �� � �� ��� � -� �� �� �� �� ���-� �� �� -�� -�� ��� � -�� �� � �� � �� ��� � � �� � ��� � �� ��� ��� � � �� ��� �� �� � �� �� �� �� � ��� � � �� ��� �� � ��� � � �� �� ��� ���� � � �� ��� � ��� � �� ��� �� ����� ��� � �� �� ����� � �� �� ��� �� �� ��� � � ����� � ��� �� � ��� �� � � � �' �� �� �' �� � � � �� ��� �� ���� �� � ���� �� ��� �� ��� ��� �� ��� � ��� �� �� � ��� �� �� ��� ��� ��� �� ����� � �� '�� � � ��� ��� ��� ��� � � '�� ��� ��� � � � � � ��� � ��� � �� �� � ��� �� � � ��� �� � ��� � � �� � � �� � A �� � � � �� �� � �� � � �� �� �� ��� '��� �� �� '��� ��� ��� ��� ��� ����� � � �� ��� ��� ��� ��� ��� ��� ��� ����� ��� ��� ����� ��� ��� ��� �� ,, .,, �,,, �,,,,,,;,, ,,,, , ,,, -, ., �,, ,.,-, - ,., ,,, �,, -,, -,, ,,;�, . � , -�, �,, ,, ;�, T 33 Pyrus calleryana 3 , ,,, ,,, ,,,, ,, ,,;, ,,, ,., �, , ,, ,,;-,; ,,,, ,, ,,,, ,,, ,,, , , ,. ,,, , ,,, .,, ,,, ,,,,, �. ,,;, ,, ,,, . , ,,,, . ,,, ,, ,,;., -�� -�� �� � -�� - �� �� �� -� �� �� -�� -�� � �i� �i� �'� ��i� ��i� �—�T Xi ��ii� ���i ��i ��i ��i ���i ��i ��� ��i i � � � � T-34 Pyrus calleryana 4� �,, T-44 T-43 T-42 � T-35 Pyrus calleryana 3� T-45 T-36 Lagerstroemia hybrid 4� T-37 Lagerstroemia hybrid 3� „�, T-38 Fraxinus angustifolia 'Raywood' 10" •• b e tW e e n L a � � A rc h ite C t $ S��e: �/16�� _ � �-o�� an sca e emo an : - HOSPITAL SUPPORT BUILDING July 2, 2013 2 2 5 fl I B a y v ie w A v e n u e H a y w a rd , C A 4 4 5 4 I 6 5 i] . 4 3 D . 2 2 4 8 w w w .b e tw e e n la .c o m I PARKING LOT SHADE CALCULATION TABLE I BOTANICAL NAME/ COMMON SYMBOL NAME FULL S.F. 3/4 HALF S.F. 1/4 TOTAL S.F. GINKGO BILOBA 'AUTUMN 7�708 4,956 GOLD'/ MAIDENHAIR TREE ❑ �a �' � ACER RUBRUM 'OCTOBER � ❑ • 2 a�708 2�531 2,478 °���b GLORY'/ RED MAPLE � � QUERCUS KELOGGII/ 2(�481 962 CALIFORNIA BLACK OAK . ARBUTUS MARINA/ 2(��57 314 0 0 0 o STRAWBERRY TREE ° � � � MAGNOLIA X SOULANGIANA/ SAUCER MAGNOLIA 2(a�157 314 0 CORNUS X 'EDDIE'S WHITE � � WONDER'/ DOGWOOD 1�236 236 � o 0 0 0 0 0 o TOTAL TREE SHADE , 0 H TOTAL PAVED AREA 16,090 0 ❑ o o ❑ – – – o- – – – – � � e � PERCENT SHADE 57.55% � � � (E)s � � � � � � � � � � P LAN T L I ST NOTE: PLANTS LISTED IN BOLD LETTERS DENOTE CALIFORNIA NATIVE SPECIES. o m � � � � � o� � � (E) UTILITY � _ _ --_- o 0 0 o B�o� GROUNDCOVERS - 18" HEIGHT OR LESS — KEY NAME SIZE COUNT WATER � — — y � w wW w w ❑ U A E: WATER W W USAGE: SPECIES: SIZE: � � � w � � � � � � � � GINKGO BILOBA 'AUTUMN GOLD' 24" BOX 7 M � , �� �� � � ARCTOSTAPHYLOS EMERALD CARPET 1 GAL L w w w � m � ❑ m ° MAI DENHAI R TREE M HEMEROCALLIS ITYBRIDS (EVERGREEN)— DAY LILLIES 1 GAL � � � � � � M HEUCHERA HYBRIDS — CORAL BELLS 1 GAL aw � � � � IRIS PACIFIC COAST HYBRIDS 1 GAL 8 8 a a m L LAVENDULA STOECHAS — SPANISH LAVENDER 1 GAL � ° � ,� �/� NARCISSUS — DAFFODILS BULBS = � CALOCEDRUS DECURRENS Z4 BOX 6 M M SARCOCOCCA HOOKERANNA HUMILIS — DWARF SWEET BOX 1 GAL y � ° INCENSE CEDAR O ° � � . � _a _ _ _ _ B_ _ _ _ _ _ _ _ m_ � ° SHRUBSANDACCENT PLANTING - 24"-36" HEIGHT -------------- –__--__--_-- � � o ARBUTUS UNEDO 24" BOX 2 L � , PROPOSED BIF�PARKING ' WATER SIZE: PARKING SPACES IN THIS LOT:31 STRAWBERRY TREE USAGE: SPECIES: � � � � � � � � REQUIRED BIKE PARKING:4 o O O O � O O O � O O � PROVIDED BIKE PARKING:6 ° p � L CEANOTHUS GRISEUS HORIZONTALIS `YANKEE POINT' 1 GAL w � 0 ° M ESCALLONIA `NEWPORT DWARF' 1 GAL � � � � � � w o � w M KNIPHOFIA HYBRIDS — RED-HOT POKER 1 GAL � W W _ ° QUERCUS KELLOGGII 36�� BOX 9 L VL LEYMUS CONDENSATUS `CANYON PRINCE' 1 GAL � � w W W w W,w — ° o M MAHONIA AQUIFOLIUM `COMPACTA' — COMPACT OREGON GRAPE 1 GAL � ° CALIFORNIA BLACK OAK M POLYSTICHUM MUNITUM —WESTERN SWORD FERN 1 GAL o — � L ROSMARINUS `COLLINGWOOD INGRAM' — ROSEMARY 1 GAL O 0 p � o o Q � o o � 0 Q D �' V � d d o ACER RUBRUM 'OCTOBER GLORY� -=_-=_-= SHRUBS AND ACCENT PLANTING -4'-8' HEIGHT ° o � � �: ° 32�� 24" BOX 4 M � � � � � o � � � � � � , ° � RED MAPLE warER .� � o ° � � 6 � � � � � � � � � � e o � USAGE: SPECIES: SIZE: � � � � � � w 6 o� O � O O � � O O � � � � �°o� , f L CALAMAGROSTIS 'KARL FOERSTER'- FEATHER REED GRASS 1 GAL p � � � � � 0 � � � � � � � �,.�.�`A L CARPENTERIA CALIFORNICA-BUSH ANEMONE 5 GAL � � �� � � � � � ° L CEANOTHUS THYRSIFLORUS 'SKYLARK' - BLUE BLOSSOM 5 GAL e � � � � ° � °� � CERCIS CANADENSIS �OKLAHOMA� 36" BOX 4 M M CHOISYATERNATA- MEXICAN ORANGE 5 GAL � � � � � � � � � w � ° � � � � d � L MUHLENBERGIA RIGENS -DEER GRASS 1 GAL � � W w W W W '� � EASTERN REDBUD L RHAMNUS CALIFORNICA 'MOUND SAN BRUNO' -COFFEEBERRY 5 GAL ° � � � � � �� � L RIBES SANGUINEUM - PINK FLOWERING CURRENT 5 GAL � � o � ° b 0 – – � �' �� � CORNUS X 'EDDIES WHITE WONDER' 24" BOX 2 M — — — — � � n V ° -_- - - � �o�woo� GREEN WALL PLANTING -- - �_- - �__ � � � � WATER — — — — � USAGE: SPECIES: SIZE: � — — — — — - - - - - w W CARPINUS BETULUS 'FASTIGIATA�� M CLYTOSTOMA CALLISTEGIOIDES -VIOLET TRUMPET VINE 1 GAL -- _-- W w W W � W y W � � � 24�� BOX 2 M M DISTICTIS BUCCINATORIA-BLOOD RED TRUMPET VINE 1 GAL — W W W W W � W EUROPEAN HORNBEAM L GELSEMIUM SEMPERVIRENS - CAROLINA JESSAMINE 1 GAL ° w W w w w w w w w W w � w w w w w w w w W � w w w w w w w W w � M HARDENBERGIA VIOLACEA- LILAC VINE 1 GAL M HUMULUS LUPULUS — COMMON HOPS 1 GAL � M PASSIFLORA JAMESONII - CORAL PASSION VINE 1 GAL ° M TRACHELOSPERMUM JASMINOIDES - STAR JASMINE 1 GAL ° MAGNOLIA X SOULANGIANA SAUCER MAGNOLIA 24" BOX 2 M w w � w W W W W � BIORETENTION PLANTINGS � � � � WwWwW � w � W WATER LANDSCAPING NOTES: USAGE: SPECIES: sizE: M CAREX OBNUPTA - SLOUGH SEDGE 1 GAL THE EXISTING HOSPITAL SITE HAS 97,360 SQ. FT. OF LANDSCAPED AREA OR 25.4% OF THE SITE. H CORNUS STOLONIFERA 1 GAL P`"" THE MAJORITY OF THE PROPOSED HSB WILL BE LOCATED AT EXISTING PARKING LOT 1 THAT IS IMPERMEABLE. H JUNC S PATEN- GREY RUSH E 1 GAL nvR-rM THE NET CHANGE OF LANDSCAPED AREA IS 5,108 SQ. FT. THE TOTAL LANDSCAPED AREA AFTER THE COMPLETION OF THE PROPOSED HSB WILL BE 102,468 SQ. FT. OR 26% 4F THE SITE. •■ b � t W � � rl La � � � r � h ite C t $ Scale: 1 /16�� _ � �-o�� ro ose an sca e an : - HOSPITAL SUPPORT BUILDING July 2, 2013 2 2 5 fl I B a y v ie w A v e n u e H a y w a rd , C A 4 4 5 4 I 6 5 i] . 4 3 D . 2 2 4 8 w w w .b e tw e e n la .c o m i Hosp ital Drive � 4 2 �„ _ O 3 �„ _ City of Ukiah 5 � 4 O EXISTING SIDEWALK �� 0 EXI TING SIDEW K ❑ —— _____ — — _ EXISTIN TREE EXISTING DRIVEW� — — � 2 � ----___ �--�,��= -'�W—W—W��W . �� I (TYP.) — _----ZT --� �" �W .W. WW W W . W"W`.WW'.`WW.'WWW'.%`i — — EXISTINGSI WALK _ __�_--- -- --- _ _ ____-�----,— - W . W . W �� ��WW . WWWWWWW.WW W . WWW . WW . 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W . ,/ jW iW.� . . �`.".'.,:'.\\ ; w // W W / i W wW W W W W W W � W W W � � FEBCO 825Y REDUCED PRESSURE PRINCIPLE BA INSTALL WILKINS 500 � W W � BF WITH A SECURED FREEZE PROTECTION BLANKET � . . . .'.W. . W . �„ � - W - �' W ; y \ W - LL W -; W PRESSURE REGULATOR ON DOWN SIDE OF!DEVI��, �OR STATIC PRESSURE HIGHER THA ""� , PSI � �"- - - W��`� �W 'W W W -W��'- , '� RAINBIRD 33DLRC 3 4" QUICK COUPUNG VAI� ' '° _ N . W . W j� I r `�W W . W .�W, r —� � � / �.���� ���� �. . . . ./ /. f . . . i � � � I . . . . . I � „�,i E X. B U I L D I N G �,W 'W .� W W W. W ,w W W.lW W W W W W.LL�W W',' '� � � �� RAINBIRD 1" PEB VALVE W/ SIZE SPEA S ISOLAI�ION BALL VALVE � ,� . � .= .;�-:�� . .� � ;W� -. .- W!: �� ,-' � � ' --- --' ' ,� . . ,. , . ., � , __-- �� � WW � � , ,. . . W .�-. LL ;� , , � -- . � W . - W - - ; RAINBIRD 1 XCZ-100—PRF CONTROL ZON W IUN SIZE SPEARS ISOLATION BALL V °V'E' "' . ;\ . . . . . .:.:_:. .�� . .�, �� � II � „ \W � ❑ � / � I � W . . W . W . W . . W . W . , � � N W . W . W . W . W . '�� W . W . W . . W .W W�..�-' �� WATTS BRASS FULL PORT BALL VALVE INE �I� °' VVITH TEFLO SEAT. ��� ' / � N " ' . . .,: � � L E �, . _ . . / ���W =�_W � / �' EX. B�D CONTROLLER WITH WEATHER SENSOR ° I / C �� I , � � � � � � �/ �� - - PVC SCH. 40 SLEEVE (2x THE DIAMETER OF PIPE(S) AND 1" FOR CONTROL ', � __ i WIRES OR AS SPECIFIED ON PLAN) � � � � PARKING LOT � � ---- SCH. 40 PVC MAIN UNE ( 1-1/2" OR AS OTHERWISE NOTED) � � � � � � � �� SCH. 40 PVC LATERAL 3 4 OR AS OTHERWISE NOTED ( / ) � � � � RAINDBIRD 1400 SERIES BUBBLER IN RAINBIRD RWS TREE WELL �� � � .700 POLYETHEYLENE DRIP TUBING WITH FLUSHING END CAP � (TUBING TO BE STAKED 3' O.C. & MAX. LENGTH OF TUBING TO NOT EXCEED 50 LF)�� P.V.C. TO POLYTUBING CONNECTION �� � GENERAL NOTES � � � � 1. LOCATE ALL IRRIGATION EQUIPMENT IN LANDS PE PLANT RS. EQUIPMENT SHOWN IN PAVEMENT AND OFFSITE �-VALVE NUMBER SEQUENCE i EX. BUI �DING � (EXCEPT FOR SERVICE TO STREET TREES) IS F R CLARI ONLY. ALL VALVE BOXES SHALL BE LOCATED AT REMOTE CONTROL VALVE SIZE 1 � \ YDROZON E TABLE LEAST 2' FROM ANY PAVEMENT. 11 GALLONS PER MINUTE � VALVE # DES RIPTION TYPET GPM AREA AREA RA�IP �SF� �� � EMITTER /BUBBLER SCHEDULE 1 DRIP—GREEN WAL LW/MW — — — — R E � E R E I �I C E N 0 T E S S C H E D U � E LOW WATER USE MEDIUM WATER USE HIGH WATER USE 2 BUBBLERS—TREES LW MW — — — — SYMBOL DESCRIPTION � 15 GAL. & 24" BOX TREES " 15 GAL. & 24 " BOX TREES Gra hic Scale in feet _ _ _ _ 1 Point of connection (POC) @ back side of ineter. Irrigation demand at POC 1— RAINBIRD 1401 BUBBLER IN RWS(.25�� INBIRD 1402 BUBBLER IN RWS(.5 (�PM AINBIRD 1402 BUBBLER IN RWS (1 GPM) P � � 3 BUBBLERS—TREES LW/MW � � 1— RAINBIRD 1401 BUBBLER ON RISER (.25R�)RD 1401 BUBBLER ON RISER ����RD 1401 BUBBLER ON RISER (.25 GPM) s all be . GPM and a static 10 0 +� � 4 DRIP— SHRUBS LW MW — — — _ pressure of? PSI. If minimum requirements are not met contact Landscape Architect. 5 GAL. SHRUBS / � 5 GAL. SHRUBS Backflow Prevention Device. Install per City Standards or per agency 2 —.5 GPH (AGRIFIM� 2 -1 GPH (AGRIFIM) 1 inch= 10ft. S DRIP—SHRUBS LW�MW — — — — re resentative. Install Wilkins 3� pressure regulator on down side of device for pressure readings that exceed 75 PSI. 1 GAL SHRUBS 1 GAL SHRUBS 6 DRIP—SHRUBS LW/MW — — — — 1— .5 GPH (AGRIFIM) 1— 1 GPH (AGRIFIM) * PLANT WATER USE CLASSIFICATIONS CAN BE VIEWED ON SHEET L1 4❑ Water meter to be dedicated for irrigation use (verify location in field) TOTAL — 100 VINES Install irrigation controller at per client representative. 110 Power to be provided 2 -1 GPH (AGRIFIM) * DRIP EMITTERS AND FLOOD BUBBLER SELECTION TO BE DETERMINED BY by others. Coordinate WATER USE REQUIREMENT ( LOW OR MEDIUM) OF THE PLANT THE EMITTER actual location with client representative and General Contractor prior to beginning OR BUBBLER IS WATERING. REFER TO BUBBLER/EMITTER SCHEDULE ON THIS irrigation work. PLAN. 4�;�����ANDSCqpF 9�"� ROD SCACCALOSI �ti����� ���` LANDSCAPE ARCHITECT � � �� Rodney L. Scaccalosi �* PeOtalouma Ca 94952 `�` Exp.o05/31/14 'F��, 707-280-8990 �:�9r ��,;,�� email: rscac@sbcglobal.net.com H OS P I TAL S U P PO RT B U I L D I N G J u ly 2 , 2013 �"+.F �F CA�-�F ji�f '��lll1//J/ � = $�� - WV � . O � 25 � � , � ° HAMIL TON S T 25 ' '"'„' \ - 30"conc � , � �����„ , WV � SSMH � NEW 25' DRIVEWAY FL gutter u, Rim=608.7 • ' � (qPPROACH PER CITY STD. �02) 606.8 cn Hos �tal Dr�ve D ................. ....; ° i+ p �� --•.... . -.......'-..� : i / . �! : FH � 1O I / ' � I m Crosswalk 24 City of Ukiah � • r- to be �p� � 1�` � � 3 E E Concrete Removed +'� � � � NEW 25�DRIVEWAY CROSSWALK I � . � LIMIT OFE ORK(TYP.) 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'. . . . . . W.W -_. . . ___ W�F 38 LF 6„ FIR . . . F v W Y W W �-W W*�W%� TO FINI HED SURFA E SIZE IN FIELD. � � \\ � �\\W . . . . �W W �Y -�� W I F � P \ ,\ 29 � . . � .�.�% � �, W,� � . � �G . . . . . . .�,. . / • (112' WEST OF EX P� ' � � W W� W W W . W N E W C R B W/CURB UTS � X ; `�, 1. . '. . ,,, -' . . . E CROSSWALK) 4 , W- �W - � : �- / E W 'W '�` t500 SQ.FT. BIORETENTION AREA FOR DWY RUNOFF . 4 ` � . ti�i: . y . ,,% ` � � " ��"," � .', W - I W W / , ; \s �o°a � �W.' ,- _"� �� E R c�` ,�6/°�° � W . ..� \\_ oo Q L� GAS G , W\���W W ��, 11 E F 6„ FIRE W TE V�l-LAT � /� o :I ..�, = �a 42 G � �, -E �122L W_�T � � ' �,� . .'� 2%°� � � W" � � � Ui �e '' � � � - � � � � � '� KEYNOTES .' �_ � � 4 -'�`'I ' '� 5 2p Asphalt � � 19 M RK TYP. ��' -� - � /y� ; RELOCATE EXISTING HYDRANT. NEW LOCATION �•• 2% � . -� - NEW CURB W : LIMIT OF WO ( ) . -__ � _ � ,� _ , \ � X Asphalt --� � W W_ --� �G W � � \ "T� � O TO BE PROVIDED PER CITY/FIRE. ,� . � .' v�/ ,.:�- 2�a'. . x�j �� • . �, _ W ,�� .��'r".-.%�`.-�".°.-.".-:,� 26 �-� / . � i i ' r � � �N RNA RO DO SP TS �, W � � ` � � AS APPLICABLE, RELOCATE EXISTING STREET X �. 19 _ _ a. , . . . '" , ".'.�,l'. " -� ° - , � °,� ,%,�, °� � °z,; ,�� W W r.__ � � ��TO NN T TO_650 Q FT. ; 2 W • • ,�W ,W W •� W•W W •, '� � W W W• W , - Con�r �a 4 � 10' N � . 2 LIGHT. CITY TO PROVIDE NEW LOCATION. : � W W ��W 1 'W' W �' W � ete b �\ BIO E ENTION AREA ', � � 2 � • I . ,W�W � j� W%�W.W�W W W W.f��� � � ,,W:W � �C. �_ "' �\ '� � � •� O3 4' CURB TRANSITION TO FLUSH CURB. . r% . . ■ �. . .� . . . . . " . . . �/". . .".".". , � 30 � � � ■ . . . . .'� ." �. � . . . . . � �c � ,.� �-r-i i i �.' � / \, � DOCK613.07 � w � ; �. W W W W ��% �,W � ,�W W�IONW W�r / � � ��� � � � � w= �� � FS 609A7 ,� a; � 4 REMOVE AND RELOCATE EXISTING ELECTRICAL � 1" "�" " " •��.p �✓ % ' � ;q "�' " \ � � � � �\ � N I �I O CONDUIT. SEE FUTURE MEP PLANS. -� 22 X �,. . �� . 16 .�.W. .R A.'. .�W , I � \ 5 �� 7 � 1.�� N m . � `.�� ,� . ; ;`."�'��"��¢�'P�/ ��''a; !��.' ' "W 15 -�• .� °� �� � � 5 REMOVE EXISTING ELECTRICAL FACILITYAND ; �W 'fb'` W '` i W`��; W '�` W�W i D �- \ ' �� � �� O RELOCATED AS NOTED IN KEYNOTE 13. � \`. .`j �.�`. . . � ,C . ' - . �=�� / ``W.�. . � 3 � W . ."I � � � �\ g J��i�" • �' � �_;% �iW,�,• W W,�I , �; � 9 �J � � O REMOVE AND RELOCATE EXISTING FIRE WATER ■ 16 y'C,�C�' . . .�. . a, � \ �, � 9 a L I N E. � v 60 : �/��i�W ` W �W � � 9 , \ \� �� � �T � REMOVE AND RELOCATE EXISTING SANITARY ■ X 0 W���� W�W/�/ O ' � �� � �� LT m 29 � OO SEWER LINE. ; O �W �°W' � '� � �\ °� X� ' '; ,� , 4 DOCK 613.00 � ADA COMPLIANT SIDEWALK PER CITY / 9 OO STANDARDS AROUND DRIVEWAY APPROACH . r � ,�, W�W � °� �k � \ FS 609.00 � N 13 � � � � ` \ 6��9 LOADING � O9 EXISTING POLE LIGHT TO BE REMOVED. . 0 ��_ \ . : , • , O �` � \\ J\ \ DOCK T ,n W w D � � � 10 REMOVE AND RELOCATE EXISTING GAS LINE. : " =�- - 4 G� �,, �� w � 14 � ' Z .i.`. `�":'>,. � '�`2i �,, �� p� � m �C. CONNECT RELOCATED GAS LINE TO EXISTING X ' N _�W N �1W W(. W W ':�, 20 Asphalt �\` �\ N E � �� GAS LINE (CAP PORTION REMOVED) ' �W ° ° BUILDIN � : � � �� . :� ��W�����.� �; � N ■ -p " " ,� . . .�". ,. . ."."." ��� \ cn CONNECT RELOCATED ELECTRICAL CONDUIT . m �• "'�.t .�, . . 61�`W W:, . .'� •° W. °�. •�� �'' �� MATCH ADJACENT BLDG FINISH FLOOR � C� � 28 13 12 TO EX. BUILDING. SEE FUTURE MEP PLANS. , � o i 19. ,i � ; � , � � ��- � � � � m � j�W�W ��/W �, ` `� ' � �W`W W W ` , ' I \ \\ \ 613± � � -n m 14 w W � 13 APPROXIMATE NEW ELECTRICAL FACILITY ' � ,� . i �.. �" � . . �.� � 6 m j0 � O LOCATION. SEE FUTURE MEP PLANS. ■ , . . � ,�. . . �, " . . ,� I G� ��_ 4 � �O \ 70 m E E � ; ���� ` ��/ />% � 16 �� W�,W ' W '� W ' °,� `,, � � � E � E E E � 14 RELOCATED ELECTRICAL CONDUIT. SEE FUTURE ' / W W W��� � o , ..".'.'. . . W' � W � � � � MEP PLANS. ' '.`` X � 16 0 � W'�,,W W W W , - �- � �DOCK 613.00 -� 20 Asphalt ; �•,��k,�'�t�',,/ � � 2p Asphalt �,��.` . . . . . w . . �`_ � � FS 609.00 13 15 CONNECT EXISTING ELECTRICAL CONDUIT TO � �' 10 cn � �� .P�i o m D Y�,.a_=�J� �✓`• W� � \ \ \ N RELOCATED CONDUIT. SEE MEP PLANS. � : '�-° ° � i��, . .",t \\ �r �� 6'7� � -n W NEW VERTICAL CURB W/ CURB CUTS TO ALLOW ; � ��W-W�-W•�� 9 �,, � �� 1,5% \ 16 STORMWATER TREATMENT IN LANDSCAPE � CD � . W� G� b With �,_ \ � �� � �'��' .� °i' ncrete sla d �\ � 1.9% m /� 1.9% _ AREAS . ��'��'• �i ° � L . 0 �/. �¢ ,��"W O � Z boUards aroun _ �� \ 17 CONNECT RELOCATED SANITARY SEWER TO O W(•W � . � � � r � ���tyvaults � �\\ � �\ � \ � � � I� \ 9 , EXISTING LINE. • X ,;;W=';o, �". �" I '� N � `•, � S�CO �G / ������ � . CONNECT RELOCATED FIRE WATER TO ■ � . . �, W�W W� � n � � \ OCK 613.07 � � � f , X �;, K . 18 ; / �� I'��•W-`•W�, 19 •�,• Wi� � � � �� " FS609.07 , ____�- - � C0� 14 � � ; i/ �� . 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BENCHMARK: USC&GS DISK STAMPED 615.120 X 104 1932 LOCATED AT S EW E R CO N ST RU CTI O N 5. MANHOLES SHALL BE COATED INSIDE WITH ONE (1) COAT OF �/ATE R C O N ST RU CTI O N THAT WRITTEN APPROVAL FIRST IS OBTAINED FROM THE CITY THE MANUFACTURER, SUCH SPECIFICATION SHALL BE CONSIDERED THE OLD TRAIN DEPOT JUST SOUTH OF PERKINS STREET. ELEVATION THORO-SEAL, XPEX OR APPROVED EQUAL. ENGINEER. AS USED FOR DESCRIBING THE MATERIAL OR EQUIPMENT DESIRED = 615.28 MSL. N OTES 6. MANHOLES SHALL BE SUBJECT TO HYDROSTATIC TESTS, BY FILLING N OTES 4. AT THE LOCATION OF EACH WATER AND SEWER SERVICE LATERAL, 1. ALL CONSTRUCTION SHALL CONFORM TO THE CITY OF UKIAH AND SHALL BE CONSIDERED AS FOLLOWED BY THE WORDS "OR CAUTION: CHECK BENCHMARK AGAINST OTHER KNOWN ELEVATIONS WITH WATER AND MEASURING THE DROP IN WATER LEVEL OVER A 30 THE LETTERS "W" FOR WATER AND "S" FOR SEWER SHALL BE SPECIFICATIONS, CITY OF UKIAH STANDARD DRAWINGS AND THE APPROVED EQUAL". THE CONTRACTOR MAY OFFER ANY MATERIAL OR TO ASSURE THAT FLOOR ELEVATIONS, UTILITIES AND OUTSIDE MINUTE PERIOD. PRIOR TO THE 30 MINUTE TEST, MANHOLES SHALL BE INSCRIBED INTO THE FACE OF THE CURB. THE LETTERS "W"AND "S" PROJECT PLANS. EQUIPMENT WHICH SHALL BE EQUAL IN EVERY RESPECT TO THAT GRADES (INCLUDING INFORMATION OBTAINED FROM EXISTING 1. ALL SEWER TAPS INTO LIVE MANHOLES OR MAINS SHALL BE MADE BY FILLED WITH WATER FOR A MINIMUM 24 HOUR PERIOD. 1. ALL CONSTRUCTION SHALL CONFORM TO THE CITY OF UKIAH SHALL BE 4" HIGH AND COMPLETELY LEGIBLE. 2. THE CONTRACTOR SHALL PROVIDE, PROCURE AND PAY FOR ALL SPECIFIED; PROVIDED, THAT WRITTEN APPROVAL FIRST IS OBTAINED RECORDS)ARE ALL ON THE SAME DATUM. CALL CIVIL ENGINEER THE CITY, AT THE DEVELOPER'S EXPENSE, UNLESS OTHER SPECIFICATION, CITY OF UKIAH STANDARD DRAWINGS, CALIFORNIA 5. METER BOXES AND VAULTS SHALL BE LOCATED OUT OF TRAFFIC PERMITS REQUIRED TO CARRY ON AND COMPLETE THE WORK. THESE FROM THE CITY ENGINEER. IMMEDIATELY IF ANY DISCREPANCY IS DISCOVERED. USE CIRCUIT ARRANGEMENTS HAVE BEEN APPROVED. 7. ALL TRENCHES SHALL BE BACKFILLED IN ACCORDANCE WITH PLUMBING CODE LATEST EDITION AND AWWA STANDARDS. 7. MATERIALS SHALL BE SO STORED TO ENSURE THE PRESERVATION OF METHOD IN CONSTRUCTION LEVELING TO CHECK FOR AND ELIMINATE STANDARD DRAWING NO. 206, PRIOR TO TESTS FOR LEAKAGE AND � � LOADING AREAS WHENEVER POSSIBLE AND SET SO THAT THE INCLUDE, BUT ARE NOT LIMITED TO, ENCROACHMENT PERMITS, 2. NEW SEWER MAINS ARE TO BE CLEANED AND FREE OF DEBRIS, BY DEFLECTION. 2. ALL CONNECTIONS TO LIVE WATER MAINS SHALL BE MADE BY CITY READING LIDS ARE ALIGNED OVER THE METER REGISTERS AS CURRENT BUSINESS LICENSE, VALID AND PROPER CONTRACTOR'S THEIR QUALITY AND FITNESS FOR THE WORK. THEY SHALL BE SO ERRORS. MEANS OF AN APPROVED METHOD (E.G. RUBBER BALL WASHED FORCES, AT DEVELOPER'S EXPENSE. CLOSELY AS POSSIBLE. LICENSE. ENCROACHMENT PERMITS MUST BE LOCATED ON THE JOB LOCATED AND DISPOSED THAT PROMPT AND PROPER INSPECTION 10. EXISTING TOPOGRAPHY SHOWN ON THIS PLAN IS PER THE ONE STORY 8. SEWER CONSTRUCTION IN PUBLIC RIGHT-OF-WAY AND ON SITE SITE DURING WHICH TIME CONTRACTOR IS WORKING THERE. THEREOF MAY BE MADE. ED ADDITION AND PENTHOUSE TO UKIAH VALLEY MEDICAL CENTER THROUGH, HYDRO-CLEANER, ETC.): PRIOR TO TESTS FOR LEAKAGE (EXCEPT THROUGHOUT THE BUILDING ITSELF) SHALL BE SUBJECT TO 3. CONSTRUCTION MATERIAL AND EQUIPMENT SHALL BE NEW AND OF A 3. CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT(U.S.A.) 8. THE CITY SHALL HAVE THE RIGHT TO TAKE POSSESSION OF AND USE PLANS DATED 03/09/2012 PROVIDED BY THE ARCHITECT AND CITY GIS AND DEFLECTION. FIELD INSPECTIONS BY THE CITY. QUALITY EQUAL TO THAT SPECIFIED OR APPROVED. WORK SHALL BE TWO (2)WORKING DAYS PRIOR TO ANY EXCAVATION. DIAL (TOLL ANY COMPLETED OR PARTIALLY COMPLETED PORTIONS OF THE DATA AND ARE FOR REFERENCE ONLY. THE SITE WILL BE FIELD 3. PIPE DEFLECTION SHALL BE TESTED BY USE OF A STEEL MANDREL, DONE AND COMPLETED IN A THOROUGH AND WORKMANLIKE MANNER. FREE) 1-800-642-2444. WORK, NOTWITH-STANDING THE TIME FOR COMPLETING THE ENTIRE SURVEYED PRIOR TO FINAL IMPROVEMENT PLANS. WITH MAXIMUM ALLOWABLE DEFLECTION OF 5%. CONTRACTOR SHALL WHENEVER ANY MATERIAL OR EQUIPMENT IS INDICATED OR 4. ANY AND ALL INSPECTION FEES SHALL BE DUE AND PAYABLE TO THE WORK OR SUCH PORTIONS WHICH MAY NOT HAVE EXPIRED; BUT SUCH 11. CUT= ±2,500 CYD FILL =±2,300 CYD PROVIDE A STEEL MANDREL AT THE JOB SITE, FOR EVERY DIAMETER SPECIFIED BY PATENT OR PROPRIETARY NAME OR BY THE NAME OF CITY BEFORE ANY WORK BEGINS. TAKING POSSESSION AND USE SHALL NOT BE DEEMED AN OF SEWER MAIN CONSTRUCTED. THE MANUFACTURER, SUCH SPECIFICATION SHALL BE CONSIDERED 5. CONSTRUCTION MATERIALS AND EQUIPMENT SHALL BE NEW AND OF A ACCEPTANCE OF ANY WORK NOT COMPLETED IN ACCORDANCE WITH 4. SEWER MAINS SHALL BE TESTED FOR SOUNDNESS AND TIGHTNESS AS DESCRIBING THE MATERIAL OR EQUIPMENT DESIRED AND SHALL QUALITY EQUAL TO THAT SPECIFIED OR APPROVED. WORK SHALL BE THE PROJECT PLANS. IF SUCH PRIOR USE INCREASES THE COST OF (LEAKAGE) BY THE USE OF LOW-PRESSURE AIR TEST OR A BE FOLLOWED BY THE WORDS "OR APPROVED EQUAL". THE DONE AND COMPLETED IN A THOROUGH AND WORKMANLIKE MANNER. OR DELAYS THE WORK, THE CONTRACTOR SHALL BE ENTITLED TO HYDROSTATIC TEST WITH A MINIMUM OF 10' OF HEAD AND ANY CONTRACTOR MAY OFFER ANY MATERIAL OR EQUIPMENT WHICH 6. WHENEVER ANY MATERIAL OR EQUIPMENT IS INDICATED OR SUCH EXTRA COMPENSATION, OR EXTENSION OF TIME OR BOTH, AS PORTION OF THE MAIN TO BE TESTED. CONTRACTOR SHALL HAVE SHALL BE EQUAL IN EVERY RESPECT TO THAT SPECIFIED; PROVIDED, THE ENGINEER MAY DETERMINE. ON-SITE, A MEANS BY WHICH TO TEST THE MAIN. ■ � ■ HOSPITAL SUPPORT BUILDING July 2 , 2013 INITIAL ENVIRONMENTAL STUDY INITIAL ENVIRONMENTAL STUDY , Ukiah Valley Medical Center Hospital Support Building & Central Yard, Temporary Parking Lot, Construction Staging, Contractor Ci o Ukiah Trailer & Parking Project Title: Ukiah Valley Medical Center Hospital Support Building and Central Yard Lead Agency Name and Address: City of Ukiah Planning&Community Development Department 300 Seminary Avenue Ukiah, CA 95482 Project Location: 275 Hospital Drive, Ukiah, CA 95482 APNs 002-193-23, 002-160-08, 002-160-10,002-160-13 Project Applicant Name and Charles Ackerley Address: 576 Sacramento Street, 5`" Floor San Francisco, CA 95411 GENERAL INFORMATION: General Plan Designation: Commercial (C) Zoning: Heavy Commercial (C2) Contact Person: Kim Jordan, Project Planner Phone Number/Email: (707)463-6207/kjordan@cityofukiah.com Date of Document Preparation: July 2013 Airport Compatibility Zone: B2 (Extended Approach/Departure Zone) Infill—portion of project area Flood Zone: Zone X (Areas determined to be outside of the 0.2% annual chance floodplain) Map#06045C1514F June 2, 2011 USGS Quadrangle Map 39°9' 11.9" north and 123° 12' 11.35" west STATE AGENCY REVIEW: The project would not affect any natural resources. The Project involves more than one acre and includes the demolition of two buildings; therefore, the Water Control Board and Air District have permitting authority over the Project as Responsible Agencies. No other State Agencies have been identified as Responsible or Trustee Agencies. PUBLIC REVIEW AND COMMENT PERIOD: August 9 through September 9, 2013 PROJECT DESCRIPTION: The Project would: 1) construct a 11,200 gross square foot hospital support building (HSB) with one-story and two-story sections in existing parking lot 1; 2) relocate laundry, maintenance, materials management, IT, housekeeping and administration functions to the new HSB; 3) demolish 10,641 gross square feet of existing buildings that currently house support functions; 4)construct a new 31 space parking lot with landscaping and bike parking in a portion of parking lot#1; 5)abandon the existing driveway curbcut into parking lot#1 and construct a new curbcut to provide access to the loading area and a second curbcut into new parking lot#1; 6) relocate generators, transformers,fuel tank, and similar functions to a "central yard" located adjacent to the east property line; and 7) use the vacant parcels on the northwest (APN 002-160-13) and northeast(APN 002-160- Ukiah Valley Medical Center-Hospital Support Building � Initial Study of Environmental Impacts August 2013 INITIAL ENVIRONMENTAL STUDY 10) corners of Hospital Drive and Hamilton Street for temporary employee parking, contractor trailers and parking, and construction staging until construction of the Project has been completed. Construction of the Project requires the removal of 38 tree, located in the parking lot (4 trees), along the project frontage (11 street trees), along the east property line (6 landscaping/screening trees), and within the Project area (17 trees planted as part of UVMC previous projects) (see sheet L-0, landscape demolition plan). The Project includes planting 38 trees. Construction of the Project is anticipated to take up to 9 months. Existing Hospital Campus. The existing 8.8 acre Ukiah Valley Medical Center (UVMC) hospital campus is located at 275 Hospital Drive. The campus includes a hospital building with emergency department (ED), outpatient pavilion, birth center, ancillary buildings for support uses (purchasing, materials management, storage, laundry, and maintenance), parking lots, and landscaping. The hospital is licensed for 78 beds and currently utilizes 69. Of the 69 beds, the birth center has 13 beds, the emergency department 14, and intensive care unit 6. The existing outpatient pavilion is 16,000 square feet. The existing campus has three emergency generators. The existing campus provides parking for employees, patients and visitors in six parking lots throughout the campus with 278 onsite parking spaces. The site landscaping includes trees along the southern and east property lines, a meditation garden, and groundcover, shrubs and trees on the northern part of the site. The existing heliport has an average of 21 flights (42 operations) per month with as many as 4 to 5 landings per day and may go several days with no landings. UVMC implements the Good Neighbor Policy to avoid flights over residential neighborhoods (Clara Avenue). An informal parking lot for overflow employee parking is located on the northwest corner of Hospital Drive and Hamilton Street, APN 002-160-13, (Lot 7). Hospital Support Building (HSB). The existing support functions for the hospital are located in different buildings throughout the campus. The Project would relocate these support functions into one building. The hospital support building (HSB) would be 11,200 gross square feet with one-story and two-story building components. The HSB is located outside of the flight path for the heliport. The HSB would be located in parking lot 1 which provides 84 spaces. Parking lot 1 would be developed with the HSB, truck loading area, 31 space parking lot, landscaping, and bike parking. A central yard would be located along the east property line. The central yard would be enclosed with an 8-foot high masonry wall and would include the transformers for the HSB and OB wing of the hospital, emergency generator, fuel tank (above ground), electrical room, and oxygen tank. All of these functions, except the transformer for the HSB, are being relocated from other locations on the UVMC campus. Some sections of the CMU enclosures may exceed 8-feet in height in order to reduce noise and/or to comply with Fire, Building or other code requirements. The Project also includes a 6-foot high CMU wall along the east property line. The two buildings that currently house the support functions would be demolished. The total square footage of these buildings is 10,641 square feet. Only signs required by code, such as accessible signs and address signs, are anticipated for the Project. Since the HSB would replace existing building square footage scattered throughout the campus, the Project is not expected to result in an increase in the number of employees, visitors, or patients. Temporary Employee Parking, Contractor Trailer and Parking, and Construction Staging (Lot 7). The 2.6 acre parcel located on the northwest corner of Hospital Drive and Hamilton Street (APN 002-160-13) is currently used for informal overflow parking for UVMC employees. A portion of this site is chip and seal and the remainder of the site is covered in weeds and grasses. There is one tree located in the northeast corner of the site. During construction of the HSB, central yard, and associated parking lot, landscaping, and site improvements, this site would be used for employee parking and construction staging and/or contractor trailers and parking. No permanent improvements are proposed for this parcel. Ukiah Valley Medical Center-Hospital Support Building 2 Initial Study of Environmental Impacts August 2013 INITIAL ENVIRONMENTAL STUDY As part of a previous project (expansion of emergency department and relocation of the heliport, file# 11-11-UP- SDP-PC), this site was approved for construction staging and temporary employee parking by the Planning Commission. Construction Staging and Contractors Trailer (Lot 8). The 1.4 acre parcel located on the northeast corner of Hospital Drive and Hamilton Street (APN 002-160-10) is vacant and undeveloped. This site would be used for construction staging and/or contractor trailers. There are two trees on the site with the remainder of the site covered with weeds and grasses. As part of a previous project (file# 11-11-UP-SDP-PC), this site was approved for use as a temporary helipad and construction of a permanent parking lot after completion of the permanent helipad. Construction of the previously approved project would not occur until after construction and completion of the HSB project. SURROUNDING LAND USES AND ZONING: The following land uses surround the Ukiah Valley Medical Center parcel: ■ North: Vacant and undeveloped parcels located on the northwest (lot#7)and northeast(lot#8) corners of Hospital Drive and Hamilton Street zoned Heavy Commercial (C2) and medium density residential housing zoned Medium Density Residential (R2) on Clara Avenue; ■ South: Various commercial uses on Perkins Street on parcels zoned Urban Center(UC); ■ East: Various retail commercial uses at the Pear Tree shopping center on parcels zoned Community Commercial (C1), Urban Center(UC), and Home Depot zoned Heavy Commercial (C2); and ■ West: Professional and medical office uses on the west side of Hospital Drive on parcels zoned Heavy Commercial (C2). ENVIRONMENTAL SETTING: The environmental setting is comprised of the section of Hospital Drive north of Perkins Street, Hamilton Street south of Clara Avenue, properties west of the Northwestern Pacific railroad tracks, and the Pear tree Center and Home Depot located to the east. The area is east of downtown and characterized by urban scale development. Much of this area is developed with the Ukiah Valley Medical Center (UVMC) campus located at 275 Hospital Drive, other UVMC medical offices located on the west side of Hospital Drive, or vacant parcels owned by UVMC. The west side of Hospital Drive also includes medical and professional office uses. Continuing west from Hospital Drive is a mix of commercial uses, including retail stores and offices. Medium density residential uses are located to the north of the two vacant parcels on Hospital Drive (lots#7 and #8). The primary access to the UVMC hospital campus is provided from Perkins Street, an east-west arterial, with access to Highway 101 to the east and State Street to the west, a north-south arterial through the City of Ukiah. Access to the site is also provided from Hamilton Street to Hospital Drive which provides access from Clara Avenue, a residential street with access to State Street to the west and Orchard Avenue to the east. No creeks or water courses flow through any of the parcels included in the Project. Existing landscaping and trees located at 275 Hospital Drive was planted as part of past development of the site with the UVMC hospital campus. PERMITS REQUIRED: The Project requires the following approvals and/or permits: North Coast Regional Water Quality Control Board ■ Stormwater Pollution Prevention Plan (SWPPP) ■ Coverage under General Construction Permit Ukiah Valley Medical Center-Hospital Support Building 3 Initial Study of Environmental Impacts August 2013 INITIAL ENVIRONMENTAL STUDY Mendocino County Air Quality Management District ■ Large Grading Project Permit (construction are over 1 acre) ■ Installation and replacement of generators ■ Asbestos Demolition-Renovation Notification and Release Form (for demolition of existing support buildings) City of Ukiah Planning Commission ■ Use Permit ■ Site Development Permit City of Ukiah Planning and Community Development Department ■ Building and Grading Permit City of Ukiah Public Works Department ■ Encroachment Permit See Attachment 1 for the following Plans: ■ Location/Vicinity Map ■ Location/Environmental Setting Map ■ Proposed Site Plan for Project(includes all parcels) Hospital Support Building, 275 Hospital Drive ■ Existing Conditions Site Plan ■ Proposed Site Plan for Hospital Support Building, Parking Lot, and Central Yard ■ Front Elevation Lot 7 and 8 (APN 002-160-13 and APN 002-160-10 ) Northeast and Northwest Corners Hospital Drive/Hamilton Street ■ Site Plan with Location of Temporary Uses Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, as indicated by the checklist and corresponding discussion on the following pages. X Aesthetics Agricultural Resources X Air Quality X Biological Resources X Cultural Resources X Geology/Soils Hazards & Hazardous Hydrology/Water Quality Land Use/ Planning Materials Mineral Resources X Noise Population/ Housing Public Services Recreation Transportation/Traffic Utilities/Service Systems Climate Change Mandatory Findings of Si nificance Ukiah Valley Medical Center-Hospital Support Building 4 Initial Study of Environmental Impacts August 2013 INITIAL ENVIRONMENTAL STUDY DETERMINATION: On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X 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 impacY' 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. Planner's Signature: Planner's Printed Name: Kim Jordan, Senior Planner Date: August 5, 2013 Ukiah Valley Medical Center-Hospital Support Building 5 Initial Study of Environmental Impacts August 2013 INITIAL ENVIRONMENTAL STUDY SUMMARY OF FINDINGS: The proposed Project is situated on land developed with the Ukiah Valley Medical Center hospital campus. The Project would: construct a hospital support building (HSB) in order to centralize the location of hospital support functions that are currently located in throughout the UVMC campus; demolish two buildings that currently house the support functions being relocated; relocate transformers, generators and similar uses located throughout the campus to a central yard; construct a new parking lot with landscaping; and provide temporary parking, construction staging, and contractor parking and trailers. There are no streams or water courses on the Project site. Thirty-eight trees planted as part of past development of the UVMC campus would be removed in order to construct the Project and 38 trees would be planted. No areas of controversy have been identified. Based on the review of the proposed Project, resources maintained by the Department of Planning and Community Development, discussions with City and outside agency Staff, and visits to the project site and surrounding area, potential impacts have been identified and effective mitigation measures recommended for Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology/Soils, and Noise. Accordingly, it has been determined that a Mitigated Negative Declaration is appropriate for the project. RECOMMENDED MITIGATION MEASURES: Impact Mitigation Measure Aesthetics 1. All outdoor light fixtures shall be located,aimed,and shielded so as to minimize Lighting for the Project could light trespassing over property lines and avoid directing light towards motorists and result in a new source of light pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be and glare. International Dark Sky Association (IDA)approved or equivalent. Prior to installation of the exterior lighting,the applicant shall prepare a photometric plan for review and approval by the Planning Department that demonstrates that the lighting will not spillover onto adjacent properties and that all lighting is shielded and downcast. 2. Plans submitted for building permit shall include a photometric plan that demonstrates that the lighting will not spillover onto adjacent properties and that the lighting levels will not produce excessive light or glare. The lighting plan is subject to staff review and approval. The lighting plan shall utilize fixtures that are consistent with Aesthetics mitigation measure#1 above. Air Quality 1. Lot 7 shall be covered in gravel or otherwise treated to prevent excessive dust and The use of a temporary trackout and shall be reapplied as needed to avoid the release of dust for the parking area for employees duration of the use of this site as a temporary parking lot and construction staging. and construction of the Project would result in a 2. Construction activities shall be conducted with adequate dust suppression methods, temporary increase in including watering during grading and construction activities to limit the generation increase PM-10 levels. of fugitive dust or other methods approved by the Mendocino County Air Quality Management District. Prior to initiating soil removing activities for construction purposes,the applicant shall pre-wet affected areas with at least 0.5 gallons of water per square yard of ground area to control dust. 3. The burning of construction debris is prohibited. Any disposal of vegetation removed as a result of site preparation shall be lawfully disposed of, preferably by chipping and composting,or as authorized by the Mendocino County Air Quality Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 6 INITIAL ENVIRONMENTAL STUDY Impact Mitigation Measure Management District. 4. During construction activities,the applicant/owner/contractor shall remove daily accumulation of mud and dirt on paved access lanes that serve the project site. 5. Any stationary on-site internal combustion engines over 50 horsepower(i.e. generators) may require a permit from the MCAQMD depending upon fuel source and level of operation. It is the responsibility of the City to contact the District regarding this matter and to secure any required permits prior to site preparation and construction activities. 6. All activities involving site preparation,excavation,filling,and construction of the Project shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. 7. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. 8. All activities involving site preparation,excavation,filling,grading,and actual construction shall include a program of washing off trucks leaving the construction site to control the transport of mud and dust onto public streets. 9. Low emission mobile construction equipment,such as tractors,scrapers,and bulldozers shall be used for earth moving operations. BiologiCal ResourCes 1. If site preparation and tree removal/trimming include the spring bird nesting season Removal of the trees (February through July),a preconstruction survey shall be conducted by a qualified necessary for Project professional within two weeks prior to removing/trimming any trees. If active nests construction could affect (with eggs or living young)are found,no activity shall be permitted that might disturb nesting birds. or remove the active nests until the young birds are able to leave the nest and forage on their own. Empty nests may be removed.If eggs or young are present,the nests shall be left until the young birds leave.Setback buffers for the nests will vary depending on the species affected and the location of the nest. Buffer zones shall be determined on a case by case basis in consultation with a California Department of Fish and Game biologist. Cultural ResourCes 1. If,during site preparation or construction activities,any historic or prehistoric Construction of and grading cultural resources are unearthed and discovered,all work shall immediately be for the Project could result in halted,and the City shall be notified of the discovery. The applicant shall be required the discovery of unknown to fund the hiring of a qualified professional archaeologist to perform a field historic, prehistoric,or reconnaissance and to develop a precise mitigation program if deemed necessary. cultural resources or the discovery of unknown human 2• If human remains are encountered during construction excavation and grading remains. activities,State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be of Native American Descent,the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then identify the person(s)thought to be the Most Likely descendent,who will help determine what course of action should be taken in dealing with the remains. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 7 INITIAL ENVIRONMENTAL STUDY Impact Mitigation Measure Geology and Soils 1. In order to avoid moisture accumulation or watering adjacent to foundations, no The installation of landscaping is allowed against the structure unless moisture accumulation is landscaping and irrigation considered. Only drought tolerant species are allowed proximate to the foundation adjacent to building of the ED expansion. If landscaping is allowed adjacent to the structure, landscaping foundations could and irrigation plans for this landscaping shall be designed to direct water away from compromise the foundation. the foundation. 2. Planning Commission review of the landscaping plan for the Project shall include review of the species adjacent to the ED expansion and recommendations for appropriate drought tolerant species and/or the removal of landscaping in this area based on the recommendation included in the geotechnical report. 3. The landscaping plan and irrigation plan submitted as part of the building permit plans are subject to staff review and approval and shall demonstrate compliance with the landscaping plan approved by Planning Commission. The landscaping plan and irrigation plans shall clearly demonstrate the water will be directed away from the foundation. Noise 1. Construction hours are limited to Monday through Friday from 7:00 a.m.to 6:00 p.m. Construction of the Project and from 9:00 a.m.to 4 p.m.on Saturday. Construction hours are prohibited on would result in a short-term Sunday and all holidays recognized by the City of Ukiah. Interior work that generates and temporary increase in negligible or no noise at the property line is allowed outside of the construction noise levels in the area that hours noted above. may affect sensitive Approval of additional construction hours may be requested in writing from the receptors in the vicinity of Community Development Director and Public Works Director for extenuating the Project and on the circumstances. The written request must be submitted a minimum of 14 days prior Project site. to the date for which the change in construction hours/days is being requested and shall explain the need for the extended construction hours, describe the extenuating circumstances,and identify the additional construction hours requested, including the duration. 2. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project for the purpose of informing all contractors/subcontractors, their employees,agents, material haulers,and all other persons at the construction site(s)of the basic requirements of mitigation measures for Noise. 3. Signs shall be posted at the construction sites that include the permitted construction days and hours,day and evening contact number for the job site,and a contact number in the event of problems. 4. An onsite complaint and enforcement manager shall respond to and track complaints and questions related to noise. 5. Equipment and trucks used for proposed Project construction shall use the best available noise control techniques(e.g. improved mufflers, use of intake silencers, ducts,engine enclosures,and acoustically-attenuated shields or shrouds,wherever feasible). 6. Impact tools(e.g.jack hammers, pavement breakers,and rock drills) used for Project construction shall be hydraulically or electrically powered wherever possible to avoid Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 8 INITIAL ENVIRONMENTAL STUDY Impact Mitigation Measure noise associated with compressed air exhaust from pneumatically powered tools. 7. Stationary construction noise sources shall be located as far from sensitive receptors as possible and they shall be muffled. 8. No outside amplified sources(e.g.stereo"boom boxes")shall be used on site during Project construction. PURPOSE OF THIS INITIAL STUDY This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the project, as proposed, may have a significant effect upon the environment. Based upon the findings contained within the following analysis, the Initial Study will be used in support of the preparation of a Mitigated Negative Declaration. ANAYLSIS OF POTENTIAL IMPACTS I. AESTHETICS �ess Than Potentially Significant With Less Than No Significant Significant Mitigation Impact Impact Incorporated Impact Would the project: a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including, but not limited to,trees, rock outcroppings,and historic X buildings within a state scenic highway? c) Substantially degrade the existing visual character or X 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 X area? Significance Criteria: Aesthetic impacts would be significant if the project resulted in the obstruction of any scenic view or vista from the public right-of-way, damage to significant scenic resources within a designated State scenic highway, creation of an aesthetically offensive site from the public right-of-way, substantial degradation to the existing visual character or quality of the site and its surroundings, or 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. Discussion: a. The Project is located in a commercial area developed primarily with the hospital campus and medical and professional office uses to the west and commercial uses to the east and south. Residential uses are located Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 9 INITIAL ENVIRONMENTAL STUDY to the north of vacant lots#7 and #8. The Project is consistent with other development in the immediate area. The Project site is not located on or visible from a City gateway. There are no scenic vistas within or adjacent to the parcels included in the Project; therefore, the Project would have no impact on a scenic vista. b. The Project site is not located within a state scenic highway; therefore, there is no impact. c. City Code requires the Design Review Board (DRB) to review the Project and make a recommendation on the Project to the Planning Commission. The Planning Commission is the decision making body for the required Use Permit and Site Development Permit. On February 14 (preliminary review) and April 11 (formal review), 2013, the DRB reviewed the Project and made a recommendation to the Planning Commission. The DRB recommended approval of the Project and indicated that the design would be an enhancement to the site and that the removal of the accessory buildings and consolidation into one building would improve the appearance and function of the site as well as hospital operations. The DRB made recommendations regarding the Project, some of which have been incorporated into the Project by the applicant, and others have been included as conditions of approval. The Project includes construction of 6-foot high CMU wall along the east property line and CMU enclosures for the central yard and other utilities/support functions (boiler, oxygen tank, etc.). Some sections of these CMU enclosures will exceed 6-feet in height which is allowed with approval of a Use Permit.Wall height in excess of 6-feet is proposed in order to provide noise attenuation and/or to comply with Fire, Building or other code requirements. The Project includes the design of the CMU enclosures and the wall and enclosures will be located at the rear of the site in areas that are not visible from the public right-of-way and are not in areas frequented by the public. Planning Commission will review height and design of the walls to determine if the design and height are appropriate for the use and location. This review will ensure that the approved enclosure would result in a less than significant impact. Based on the above factors, the Project would have a less than significant impacts on the existing visual character or quality of the site and its surroundings. d. The Project includes: 1) column style lighting for the pedestrian pathway; and 2) parking lot lighting. No exterior lighting for the building is proposed as part of this application. The existing parking lot lighting in parking lot#1 would be removed. New parking lot lighting would be installed in the modified and smaller parking lot#1. Due to the smaller size of the parking lot, less lighting is required and fewer light poles would be installed. The reduction in lighting and the type of lighting proposed may reduce the amount of light and glare in the area of the Project. In order to ensure that the proposed lighting would not create a substantial light or glare, the standard mitigation measure for exterior lighting has been applied to the Project, which would reduce any impact related to light and/or glare to less than significant. Mitigation Measures: 1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light trespassing over property lines and avoid directing light towards motorists and pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International Dark Sky Association (IDA) approved or equivalent. Prior to installation of the exterior lighting, the applicant shall prepare a photometric plan for review and approval by the Planning Department that demonstrates that the lighting will not spillover onto adjacent properties and that all lighting is shielded and downcast. 2. Plans submitted for building permit shall include a photometric plan that demonstrates that the lighting will not spillover onto adjacent properties and that the lighting levels will not produce excessive light or Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 10 INITIAL ENVIRONMENTAL STUDY glare. The lighting plan is subject to staff review and approval. The lighting plan shall utilize fixtures that are consistent with Aesthetics mitigation measure#1. Impact Significance After Mitigation: Less than Significant 2. AGRICULTURAL RESOURCES Potentially Less Than Less Than Significant Significant With Significant No Impact Mitigation Impact Impact Would the project: �n�orporaced a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the X Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or X a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result X in conversion of Farmland, to non-agricultural use? Significance Criteria: Significant impacts would occur to agricultural resources if the proposed project would hamper existing agricultural operations or convert agricultural land to urban uses. Discussion: a. The Project site is designated Urban and Built Up Land on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency (website: ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf/statewide/2008/fmmp2008 08 11.pdf). b. APNs 002-193-23/002-160-08 (hospital campus) and APNs 002-160-10 and 002-160-13 (temporary parking, construction staging, and contractor trailer and parking) are zoned Heavy Commercial (C2)and are not under a Williamson Act contract. c. The Ukiah Valley Medical Center hospital campus is located on APNs 002-193-23/002-160-08 APNs 002- 160-10 and 002-160-13 would be used for temporary parking, construction staging, and contractor trailer and parking during Project construction. The parcels included in the Project are zoned Heavy Commercial. There are no agricultural uses or parcels zoned Agricultural in the area, and Agricultural uses are not allowed or permitted in the C2 zoning district. Based on the above discussion, the Project would have no impact on agricultural resources. Mitigation Measures: None Required Impact Significance After Mitigation: N/A Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 11 INITIAL ENVIRONMENTAL STUDY 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. Potentially Less Than Less Than Significant Significant Significant No Impact Impact With Mitigation Impact Would the project: �ncorporated a) Conflict with or obstruct implementation of the X applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality X 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 X ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant X concentrations? e) Create objectionable odors affecting a substantial X number of people? Significance Criteria: Air Quality Impacts would be significant if the project results in any of the following: ■ Conflicts with or obstructs implementation of any applicable Air Quality Plan; ■ Violates any air quality standard or contributes substantially to an existing or project air quality violation, including a cumulatively considerable net increase of any criteria for which the region is in nonattainment as defined by Federal or State regulations. For the Mendocino County Air Quality Management District, the applicable daily thresholds for criteria pollutants would be significant if they exceed any of the following: ■ Reactive organic gases (ROG) 220 Ibs. ■ Nitrogen oxides (Nox) 220 Ibs. ■ Sulfer oxides (Sox) 220 Ibs. ■ Particulates (PM10) 80 Ibs. ■ If carbon monoxide (CO) exceeds 550 Ibs./day, dispersion modeling is recommended to determine the significance of the impact upon Federal or State standards. ■ Exposes sensitive receptors to substantial pollutant concentrations; or ■ Creates objectionable odors affecting a substantial number of people. Discussion: The concentration of a given pollutant in the atmosphere is determined by the amount of pollutant released and the atmosphere's ability to transport and dilute the pollutant. The major determinants of transport and dilution are wind, atmospheric stability, terrain, and sunshine. In Ukiah, the combined effects of moderate winds, clear skies, frequent atmospheric inversions that restrict vertical dilution, and terrain that restricts horizontal dilution, result in a relatively high potential for air pollution. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 12 INITIAL ENVIRONMENTAL STUDY 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. Since the Project would relocate existing hospital functions to the HSB, no increase in the number of employees at the site is anticipated to result. Construction of the HSB is anticipated to take up to 9 months. Mendocino County Air Quality Management District(MCAQMD). The Project was referred to the MCAQMD for review and comment. The Project is required to comply with MCAQMD Rule 1-430 (Fugitive Dust Emissions)which includes the following requirements to prevent particulate matter from becoming airborne: ■ Covering open bodied trucks when used for transporting materials likely to give rise to airborne dust. ■ Installation and use of hoods, fans and fabric filters to enclose and vent the handling of dusty materials. ■ The screening of all open-outdoor sandblasting and similar operations. ■ The use of water or chemicals for the control of dust during the demolition of existing buildings and structures. Rule 1-430 also requires compliance with the following airborne dust control measures during all construction operation, the grading of roads, or the clearing of land: ■ All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust emissions. ■ All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall have a posted speed limit of 10 miles per hour. ■ Earth or other material that has been transported by trucking or earth moving equipment, erosion by water, or other means onto paved streets shall be promptly removed. ■ Asphalt, oil, water or suitable chemical shall be applied on material stockpiles, and other surfaces that can give rise to airborne dusts. ■ All earthmoving activities shall cease when wind exceeds 15 miles per hour. ■ The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles onto the site during non-working hours. ■ The operator shall keep a daily log of activities to control fugitive dust. Construction projects that exceed one (1)acre in size require a permit from the MCAQMD to ensure compliance with air quality standards. The construction of the HSB and associated parking lot and site improvements exceed one acre; and, therefore, require construction permits from MCAQMD. The MCAQMD, through its permit process, will apply any necessary measures to the project to ensure compliance with air quality standards. MCAQMD also included a requirement that Lot#7 be covered with gravel or otherwise treated to prevent excessive dust and trackout. This has been included as a mitigation measure and a condition of project approval. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 13 INITIAL ENVIRONMENTAL STUDY a—c)The City of Ukiah is situated in the flat and narrow Ukiah Valley and the presence of the mountains on both the west and east sides of the valley tends to restrict the horizontal east-west movement of pollutants. While the potential for air pollution is high in the Ukiah Valley, measurements provided by the Mendocino County Air Quality Management District(MCAQMD) indicate that 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. The staff of the Mendocino County Air Quality Management District(MCAQMD) operates a monitoring site in Ukiah for particulate matter(PM-10) and a multi-pollutant monitoring site in Ukiah for gaseous pollutants, which measures ozone, carbon monoxide, nitrogen dioxide and sulfur dioxide. Air quality in Ukiah meets all Federal and State air quality standards with the exception of the State 24-hour PM-10 standard. PM-10: Sources of PM-10 include field burning, dust from unpaved roads and grading operations, combustion, and automobiles. Fifty-four of the fifty-eight counties in California exceed the permitted 24-hour concentration and are designated non-attainment for PM-10 by the State Air Resources Board (ARB), although the ARB does not require Attainment Plans forjurisdictions with PM-10 standard violations. The primary odor/dust/emissions receptors of concern are the occupants of the residences on Clara Avenue, businesses located in the immediate vicinity of the Project site, and UVMC employees, patients, and visitors. The operation of the proposed Project would not result in air quality impacts. The Mendocino County Air Quality Management District(MCAQMD) routinely recommends and the routinely City adopts mitigation measures to control fugitive dust. The Project was referred to MCAQMD for review and comment. MCAQMD provided comments related to dust control that have been included as mitigation measures and conditions of approval. d)The construction activities associated with project development are expected to generate typical short-term air quality impacts for PM-10/dust as a result of site preparation and grading activities during the construction phases. Construction. During the construction phase of the project, heavy equipment will be used for grading, excavation and for installation of backfill materials, construction of the building and parking lot. These activities could expose sensitive receptors such as Day Care facilities, Hospitals, Schools, Assisted Care Facilities and other similar types of facilities sensitive to dust and exhaust emissions. The Project is required to comply with MCAQMD Rule 1-430 and the standard mitigations for construction related impacts have been applied to the Project (see below). Implementation of Rule 1-430 and the standard construction mitigation measures would make this impact less than significant. Demolition. The two existing support buildings would be demolished once the HSB has been completed and the functions relocated to this building. Based on the age of these buildings, some of the materials may contain asbestos. MCQMD requires the applicant to have an asbestos survey prepared for the Project in order to identify any asbestos containing materials. The applicant is required to submit this survey to MCAQMD and to receive approval of MCAQMD prior to beginning demolition. Should asbestos containing materials be identified, the applicant is required to comply with EPA regulations for handling and disposing of these materials. Compliance with these requirements would reduce any impacts to less than significant. Lot 7. Lot 7 would be used for temporary employee parking and construction parking and staging during construction of the Project. This lot is part chip and seal and partially grass and weeds. The Project was referred to MCAQMD for review and comment. MCAQMD included a requirement that Lot#7 be covered with gravel or otherwise treated to prevent excessive dust and trackout. This has been included as a Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 14 INITIAL ENVIRONMENTAL STUDY mitigation measure and a condition of project approval. Implementation of this mitigation measure would reduce impacts related to use of this lot to less than significant. Lot 8. Lot 8 would be used for construction staging and contractor trailer. This lot is covered in weeds and grasses, so use of this parcel would not result in the creation of dust or trackout of materials. The standard mitigation measures related to Project construction and dust control as well as the specific requirements from MCAQMD, have been included as mitigation measures which would reduce any impacts to less than significant. e)The operation of the project would not result in objectionable odors. Objectionable odors are not typically associated with the operation of hospitals and no objectionable odors are known to be associated with the existing hospital facility. Construction of the facility would utilize common construction practices that are not known to create objectionable odors. Therefore, no impact related to objectionable odors affecting substantial numbers of people would result from the operation or construction of the Project. Mitigation Measures: 1. Lot 7 shall be covered in gravel or otherwise treated to prevent excessive dust and trackout and shall be reapplied as needed to avoid the release of dust for the duration of the use of this site as a temporary parking lot and construction staging. 2. Construction activities shall be conducted with adequate dust suppression methods, including watering during grading and construction activities to limit the generation of fugitive dust or other methods approved by the Mendocino County Air Quality Management District. Prior to initiating soil removing activities for construction purposes, the applicant shall pre-wet affected areas with at least 0.5 gallons of water per square yard of ground area to control dust. 3. The burning of construction debris is prohibited. Any disposal of vegetation removed as a result of site preparation shall be lawfully disposed of, preferably by chipping and composting, or as authorized by the Mendocino County Air Quality Management District. 4. During construction activities, the applicant/owner/contractor shall remove daily accumulation of mud and dirt on paved access lanes that serve the project site. 5. Any stationary on-site internal combustion engines over 50 horsepower(i.e. generators) may require a permit from the MCAQMD depending upon fuel source and level of operation. It is the responsibility of the City to contact the District regarding this matter and to secure any required permits prior to site preparation and construction activities. 6. All activities involving site preparation, excavation, filling, and construction of the Project shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. 7. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. 8. All activities involving site preparation, excavation, filling, grading, and actual construction shall include a program of washing off trucks leaving the construction site to control the transport of mud and dust onto public streets. 9. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used for earth moving operations. Impact Significance After Mitigation: Less than Significant Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 15 INITIAL ENVIRONMENTAL STUDY 4. BIOLOGICAL RESOURCES potentially �essThan �essThan Significant Significant Significant No Impact Would the project: impact With Mitigation Impact Incorporated 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 X 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 X 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, X 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 X 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 X orordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation X Plan,or other approved local, regional,or state habitat conservation plan? Significance Criteria: Project impacts upon biological resources would be significant if any of the following resulted: ■ 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; ■ 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; Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 16 INITIAL ENVIRONMENTAL STUDY ■ 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). Discussion: Gibson Creek is located to the south of the Project site. Orrs Creek is located to the north of the site. Gibson Creek is a tributary of Doolin Creek which is a tributary of the Russian River which flows through the Ukiah Valley east of the City. Doolin Creek is located approximately 2 miles south of the Project. The entire Russian River watershed is impaired for sediment and temperature. The Ukiah Courthouse EIR provides the following information on candidate species and habitat: ■ Central California Coast Coho Salmon. Gibson Creek is within the historic range of three federally- listed salmonids. Coho salmon currently utilize tributary streams of the Russian River well downstream of both the Library Site and the Railroad Depot Site for spawning and/or rearing, although the species is presumed to have historically utilized larger tributary streams of the Russian River throughout the watershed. Gibson Creek is federally designated as critical habitat for the Central California coast coho salmon. Although Gibson Creek is not within the species' current range, the stream is within the species' historic range, and there are no known downstream barriers to fish passage on either of the potential project sites. ■ Central California Coast Steelhead. The National Marine Fisheries Service also designated critical habitat for the species on September 2, 2005, to aid in habitat protection and species recovery. Critical habitat is not designated for the Central California coast steelhead in Gibson Creek; the nearest designated critical habitat for the Central California coast steelhead occurs approximately 1.5 miles downstream of both the Library Site and the Railroad Depot Site, in the Russian River. ■ California Coastal Chinook Salmon. Given the historic habitat conditions and flows of the Russian River, the river presumably once supported a run of Chinook salmon. Due to declining numbers across the species range, the California coastal Chinook salmon was designated as federally Threatened by the NMFS on June 28, 2005. The NMFS also designated critical habitat for the species on September 2, 2005, to aid in habitat protection and species recovery. Critical habitat is not designated for the California coastal Chinook salmon in Gibson Creek; the nearest designated critical habitat for the California coastal Chinook salmon occurs approximately 1.5 miles downstream of both the Library Site and the Railroad Depot Site, in the Russian River. a. The parcels included in this Project are surrounded by existing urban development on all sides. The parcels are not known to have any species or habitat for 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. The Project would be located on an existing parking lot with no existing low impact development improvements. Landscaping in and around the parking lot is comprised of a several trees with little pervious surface. The Project includes the construction of a new building and a smaller parking lot. While the Project will remove some parking lot trees and groundcover, the Project includes the installation of landscaping in and around the perimeter of the parking lot, in front of the new building and along the east property line. The civil plans include bioretention areas in the parking lot and in the landscaping in front of the HSB. The Project requires approval of the North Coast Regional Water Quality Control Board. Compliance with these requirements and the City of Ukiah requirements included in the Storm Water Management Plan and Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 17 INITIAL ENVIRONMENTAL STUDY Ukiah City Code requirements for erosion and sedimentation control and stormwater management would ensure that the Project does have an impact on the offsite listed wildlife species and habitat. Based on the above, the Project would have no impact on candidate, sensitive, or special status species. See also discussion below in Hydrology and Water Quality b. There are no riparian areas or areas of habitat on the parcels included in this Project. HSB. The UVMC campus is developed with primary and support buildings, planned commercial landscaping, parking lots and utility facilities (emergency generators, transformers, diesel tank, etc.); as such the entire site has already been disturbed and developed with urban scale development. Lot 7.A portion of this parcel is chip and seal. The remainder of the parcel is covered in weeds and grasses. This site has informally been used for overflow parking for employees of the hospital. During construction of the HSB, this parcel would continue to be used for temporary employee parking lot, construction staging, and contractors parking and trailers. Lot 8. This parcel is currently vacant and covered in weeds and grasses. There are two trees adjacent to the north property line. This parcel would be used for construction staging and contractor trailer during construction of the project. The Project requires approval of the North Coast Regional Water Quality Control Board. Compliance with NCRWQB requirements and the City of Ukiah requirements included in the Storm Water Management Plan and Ukiah City Code requirements for erosion and sediment control and stormwater management would ensure that the Project does have an impact on the offsite listed wildlife species and habitat. See also discussion below in Hydrology and Water Quality The parcels included in the Project do not include 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 are located on or in the immediate vicinity of the Project. Therefore, the Proejct would have no impact on these resources. c. There are no wetlands, marshes, vernal pools, or other water courses on the parcels included in the Project. Therefore, the Project would have no impact on these resources. d. No migratory path for wildlife species, no connection with any wildlife habitat, no water courses are located on the parcels included in this Project. HSB. The Project includes the removal of 38 tree, located in the parking lot (4 trees), along the project frontage (11 street trees), along the east property line (6 landscaping/screening trees), and within the Project area (17 trees planted as part of UVMC previous projects) (see sheet L-0, landscape demolition plan). The species proposed for removal include: Fraxinus angustifolia: 22 trees, ranging in trunk diameter from 6-inches to 12-inches; Liquidamber stryaciflua: 4 trees, ranging in trunk diameter from 11-inches to 18-inches; Pyrus calleryana: 3 trees, ranging in trunk diameter from 3-inches to 4-inches Lagerstroemia varieties: 3 trees, ranging in trunk diameter from 3/4-inch to 3-inches; Cornus x `Aurora': 2 trees, 1-inch in trunk diameter Prunus cerasifera: 1 tree, 7-inch trunk diameter Quercus Agrifolia: 2 trees, 12-inches and 14-inches in trunk diameter; and Quercus Lobata: 1 tree, 12-inch trunk diameter Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 18 INITIAL ENVIRONMENTAL STUDY The removal of these trees could disturb migratory birds or any birds nesting in or in proximity to the trees being removed. In order to prevent any impact to nesting or migratory birds, a standard mitigation measure has been applied to the Project. Implementation of the mitigation measure for tree trimming/removal would reduce this impact to less than significant. e. The City does not have a tree preservation ordinance that applies to this Project. The Open Space and Conservation of the General Plan includes the following goals, policies and implementation measures that apply to trees: General Plan Tree Goals and Policies Goal OC-22:Conserve and replenish valley oaks in the The Project would remove two valley oak trees which Valley. would be inconsistent with Goal OC-22. The Project Policy OC-22.1: Maintain and protect stands of Valley plans include the location and size of the valley oaks on Oaks. the site as required. The valley oaks to be removed are Implementation Measure OC-22.1(a): When reviewing located in the parking area. The Project includes proposals for development, require that all valley oaks planting 38 trees; however none of the trees to be on the project area be identified, and ensure that all planted are valley oaks. The Planning Commission will reasonable efforts have been undertaken to protect the review the Project and determine as part of the Use trees. Permit and Site Development Permit process if"all reasonable efforts have been undertaken to protect the trees." Goal OC-24:Replace aging trees with new trees. Project construction would require the removal of 38 Policy OC-24.1: Develop a program to ensure continued "aging"trees. Thirty-eight trees would be planted as healthy tree propagation. part of the Project. No program has been developed Implementation Measure OC-24.1(a): Implement the related to this goal. The zoning ordinance does program to replace aging trees giving preference to encourage the planting of native species. The trees to native species. be planted as part of the Project includes planting nine (9)California black oaks as street trees which are native to California and on the City's Required Street Tree List. The valley oak is not included on the City's Required Street Tree List or Required Parking Lot Tree List. Goal OC-25:Maintain and enhance the City's canopy of The Project would remove 38 trees and plant 38 trees. shade trees. The trees planted would be 24-inch box. In the short- Policy OC-25.1:Protect existing healthy mature trees to term,the removal of the trees would reduce the tree maintain shade and area attractiveness. canopy. The location of the new trees provides a better Implementation Measure OC-25.1(a�:During the short- canopy for the shading of the sidewalk,street, parking term planning period, utilize the Land Development Code lot and pathways. The City has not enacted or enact an ordinance identifying important shade tree implementation measures OC-25.1(a)and (b). The areas and providing for their long-term management Planning Commission will review the Project and and health. determine as part of the Use Permit and Site Implementation Measure OC-25.1(b): Establish a Development Permit process if the Project is consistent requirement for public notice and hearing when trees with this goal and policy. are to be removed from undeveloped public, private, and redeveloped property—except for recreational purposes or in relation to agriculture—as part of the design review program. Goal OC-29:Maintain and enhance the "urban forests" The trees that would be removed are in the location of Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 19 INITIAL ENVIRONMENTAL STUDY which create a sense of urban space. proposed project construction. The trees being Policy OC-29.1: The development review process shall removed were planted as part of previous development incorporate measures to maintain and enhance the projects on the UVMC campus. Three of the trees being urban tree canopy. removed are oaks trees(valley oak and live oak). The Implementation Measure OC-29.1(a): The Land Project includes the planting of 24-inch box trees at a Development Code shall incorporate measures to ratio of 1:1 for trees removed. The size of the trees to maintain and enhance the urban tree canopy. be removed ranges in size from%-inch to 18-inch trunk Implementation Measure OC-29.1(b): Review diameter. The tree canopy would temporarily be construction and landscaping site plan to ensure that reduced in size since older trees would be replaced with healthy trees are not removed unnecessarily. new trees. Over time,the tree canopy on the site would be replaced. The Project would replace the trees removed at a 1:1 ratio. The goals and polices noted above are potentially conflicting. While the Project would remove two valley oaks, nine California black oaks would be planted. The Planning Commission has the authority to require the retention of the valley oaks, planting of additional trees and/or the planting of valley oaks as part of its review of the Use Permit and Site Development Permit. Based on this, the Project is generally consistent with the tree goals, policies, and implementation measures included in the General Plan. f. The parcels included in the project are not subject to an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. Mitigation Measures: 1. If site preparation and tree removal/trimming include the spring bird nesting season (February through July), a preconstruction survey shall be conducted by a qualified professional within two weeks prior to removing/trimming any trees. If active nests (with eggs or living young)are found, no activity shall be permitted that might disturb or remove the active nests until the young birds are able to leave the nest and forage on their own. Empty nests may be removed. If eggs or young are present, the nests shall be left until the young birds leave. Setback buffers for the nests will vary depending on the species affected and the location of the nest. Buffer zones shall be determined on a case by case basis in consultation with a California Department of Fish and Game biologist. Impact Significance After Mitigation: Less than significant 5. CULTURAL RESOURCES �essThan Potentially Less Than Significant Significant With Significant No Impact Mitigation Would the project: impa`t Incorporated Impact a) Cause a substantial adverse change in the significance X 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? X c) Directly or indirectly destroy a unique paleontological X resource or site or unique geologic feature? Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 20 INITIAL ENVIRONMENTAL STUDY 5. CULTURAL RESOURCES �essThan Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project: �ncorporated d) Disturb any human remains, including those interred X outside of formal cemeteries? 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. Discussion: a. The buildings on the hospital campus (275 Hospital Drive) are less than 40 years old and do not meet the definition of historical resources defined by 15064.5. Lot 7 (APN 002-160-13)and Lot 8 (002-160-10) contain no buildings or structures. The Project would have no impact on historical resources as defined by 15064.5. b. The parcels included in the Project are not located in an area of"High" archeological sensitivity as identified on Figure V.3-DD: Areas of High Archeological Sensitivity in the City of Ukiah General Plan. The hospital campus site (275 Hospital Drive) has been previously disturbed due to development of the site. It is highly unlikely that any cultural resources exist on the site due to the high level of disturbance that has resulted due to past construction activities. No grading activities or permanent improvements are planned for Lots 7 or 8. Although the discovery of archeological resources is unlikely, a standard mitigation measure has been applied to the Project in order to ensure that any potential resources are not significantly impacted. c. The parcels included in the Project site are not known to include any unique paleontological resource or unique geologic feature. A geotechnical Investigation was prepared by Chandler Koehn Consulting in April 2009 (see Appendix 4)for the ED expansion project. No unique paleontological or geological features were identified in the geotechnical report. As such, the project would have no impact on unique paleontological or unique geologic features. d. The parcels included in the Project are not known to include any human remains. The UVMC hospital campus has been previously disturbed due to development of the site, and it is highly unlikely that any human remains exist on the site due to the high level of disturbance that has resulted due to past construction activities. Lot 7 and Lot 8 are vacant and undeveloped. No grading activities or permanent improvements are planned for Lots 7 or 8, so disturbance of this parcel would not occur as a result of the Project. Although it is highly unlikely that human remains, including Native American remains, would be discovered on the parcels included in the Project, due to the sensitive nature of this type of discovery, a mitigation measure has been applied to the Project. Implementation of this mitigation measure would reduce any potential impact to less than significant. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 21 INITIAL ENVIRONMENTAL STUDY Mitigation Measures: 1. 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 shall be 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. 2. If human remains are encountered during construction excavation and grading activities, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section 5097.98. If the remains are to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then identify the person(s) thought to be the Most Likely Descendent, who will help determine what course of action should be taken in dealing with the remains. Impact Significance After Mitigation: Less than significant 6. GEOLOGY AND SOILS �essThan Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project: �ncorporated a) Expose people or structures to potential substantial adverse effects, including the risk of loss,injury,or X 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 X 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? X iii) Seismic-related ground failure, including X liquefaction? iv) Landslides? X b) Result in substantial soil erosion or the loss of topsoil? X c) Be located on a geologic unit or soil that is unstable,or that would become unstable as a result of the project, X 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 X property? Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 22 INITIAL ENVIRONMENTAL STUDY 6. GEOLOGY AND SOILS �essThan Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project: �ncorporated e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal X systems where sewers are not available for the disposal of wastewater? Significance Criteria: A significant geologic impact would occur if a project exposed 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. Discussion: The Ukiah Valley is part of an active seismic region that contains the Maacama Fault, which traverses the valley to the east and north of the City. According to resource materials maintained by the Ukiah Planning Department, the projected maximum credible earthquake along this fault would be approximately 7.4 magnitude on the Richter scale. A Geotechnical Investigation dated April 2009 was prepared by Chandler Koehn Consulting for the development of a previous project on UVMC hospital campus at 275 Hospital Drive. The report includes recommendations for Site Preparation and Grading, Foundations, Slabs-on-Grade, Vehicle Pavement Sections, and Drainage and Erosion. Given the proximity of the HSB and associated improvements to the location of the emergency department expansion project, it is likely that soil conditions are the same in the area of the HSB and its associated improvements. The April 2009 geotechnical report included the following information: Subsurface explorations were performed at the beginning of the winter season and encountered groundwater at depths of 17.5 to 23 feet below existing grade. Water levels can be expected to vary during different periods of the year in response to the seasons, storm events, and other factors. This may result in groundwater levels that may be significantly higher or lower than those observed. Surficial soils on the site are fill comprised of moist soft to stiff, dark brown sandy clay to very moist, medium dense, reddish brown clayey and sandy gravel. Native alluvial sediment was encountered in the subsurface exploration at depths of 1 to 5 feet below existing grade and predominantly consisted of moist to saturated, loose to very dense olive brown to yellowish/reddish brown stratified clayey silty sands and gravels of varying proportions. The City of Ukiah Building Division has permit review, approval, and inspection authority over the Project. A geotechnical report specific to the HSB project is required to be provided as part of the documentation submitted with the building permit for the Project. The Project is required to incorporate and comply with all recommendations included in the geotechnical report. a. Fault Rupture. According to the April 2009 Geotechnical Report, the Project lies west of the Alquist-Priolo Fault zone which parallels the Maacama fault. No known active fault zones cross the Project parcels based on official fault maps. The Macaama fault zone is located approximately 1.25 miles east of the UVMC hospital campus and Lots 7 and 8. Fault rupture hazard is considered low since research has shown that the Maacama Fault is confined to a limited zone with little or no splaying. Impacts related to fault rupture are less than significant. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 23 INITIAL ENVIRONMENTAL STUDY Seismic. The Project is required to comply with the seismic design standards included in the California Building Code. Compliance with these requirements and any recommendations included in the geotechnical report would reduce impacts resulting from strong seismic ground shaking to less than significant. Liquefaction. Liquefaction is described as the sudden loss of soil shear strength due to a rapid increase of soil pore water pressure caused by cyclic loading from a seismic event. Liquefied soil behaves similar to a viscous fluid during and in the immediate aftermath of a seismic event. In order for liquefaction to occur, the following are required: granular soils (sand, silty sand, sandy silt, and some gravels); high groundwater table; and low density granular soils (usually associate with young geologic age). The geotechnical report states all three requirements are present on the 275 Hospital Drive site within some of the upper soils. The Division of Mines "Geologic Map of California, Ukiah Sheet" identifies the subsurface soil at the site as Holocene and recent Quaternary alluvial material and as Holocene Alluvium by the U.S. Geological Survey"Groundwater Resources Investigations Report 85-42-58." Implementation of recommendations included in the geotechnical report would reduce impacts to less than significant. As noted above, a geotechnical report specific to the HSB project is required as part of the building permit submittal documents. Compliance with the recommendations included in the geotechnical report would reduce any impacts related to liquefaction to less than significant. Landslides. The Project parcels and surrounding area are relatively flat and no new slopes would be created as a result of the Project; therefore, there are no impacts related to landslides related to seismic activity. b. The geotechnical report recommends removal of the top layers of soil in order to remove unstable soil. The top layers of soil are comprised of fill placed on the site as part of previous site development. Five feet or more of this soil would be removed since these soils are expansive and potentially subject to liquefaction and subsidence. The geotechnical report includes recommendations that would reduce impacts to erosion to less than significant levels. Since the original topsoil on the site has been removed and replaced with fill as part of previous development of site and the recommendations included in the geotechnical report will be implemented through the permitting process, on and off-site impacts related to erosion will be less than significant. Most of the HSB Project area is pavement since it is being constructed in parking lot#1. As noted above, a geotechnical report specific to the HSB project is required as part of the building permit submittal documents. Compliance with the recommendations included in the geotechnical report would reduce any impacts related to soil erosion or loss of topsoil to less than significant. The Project is required to comply with Division 9, Chapter 7, Sediment and Erosion Control of the Ukiah City Code which includes requirements intended to reduce erosion and sedimentation. Please see Hydrology for a discussion of these requirements. Implementation of these requirements through the building permit process would reduce impacts to less than significant. c. The Project would not result in on- or off-site landslide since the Project area as well as the surrounding area is relatively flat and the Project would not create any new slopes. The geotechnical report concludes that lateral spreading and lurching risks are negligible due to the relatively flat nature of the site. The geotechnical report indicates subsidence could occur as a result of liquefaction from seismic activity. The geotechnical report estimates the subsidence could range from 0.75 to 1.25 feet. The risk of settlement due to liquefaction is estimated as low to moderate. The report includes recommendations to address the impacts related to liquefaction and subsidence. As part of the building permit process, the Project applicant is required to a geotechnical report specific to the HSB Project and to comply with the recommendations included in the report. Compliance with these recommendations which would be implemented through the building permit process would reduce impacts related to liquefaction and subsidence to less than significant. The HSB Project area is relatively flat. The grading required for the Project would not create any new slopes that would create the potential for landslides. No grading or permanent improvements are proposed for lots #7 and#8 and the sites are relatively flat; therefore, there are no impacts related to landslides. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 24 INITIAL ENVIRONMENTAL STUDY d. Subsurface explorations encountered near surface clayey soils strata. The geotechnical report states"risk of distress to improvements from near surface expansive soils is moderate" and recommends that landscape designs avoid landscape watering immediately adjacent to perimeter foundations. This would reduce the risk of excessive moisture being introduced into the soils alongside the perimeter foundations and shrink-swell behavior in the site's anticipated moderately plastic soils. Since it is likely that this soil condition also exists in the HSB project area, this recommendation has been included as a mitigation measure and would be implemented by the City of Ukiah Community and Development Department through Planning Commission review of the landscaping plan and through review of the landscaping and irrigation plan as part of building permit process. Implementation of the migration measures would reduce potential impacts to less than significant. The geotechnical report also indicates that weak soils were encountered in subsurface explorations and recommended removing old fill and near surface clayey soils with an estimated removal depth of 5 feet and the placement of engineered fill. This recommendation would be implemented as part of the City of Ukiah Community and Development Department Building Division's building permit process for HSB project. The geotechnical report included recommendations for vehicle pavement sections (page 11, section 7.4). The site improvements for 275 Hospital Drive, including the parking lots and drive aisles also require a building permit from the City of Ukiah. The geotechnical recommendations would be implemented through the building permit process and would reduce impacts to less than significant. e. The Project does not include any septic tanks or alternative wastewater disposal systems; therefore, there is no impact. Mitigation Measures: 1. In order to avoid moisture accumulation or watering adjacent to foundations, no landscaping is allowed against the structure unless moisture accumulation is considered. Only drought tolerant species are allowed proximate to the foundation of the ED expansion. If landscaping is allowed adjacent to the structure, landscaping and irrigation plans for this landscaping shall be designed to direct water away from the foundation. 2. Planning Commission review of the landscaping plan for the Project shall include review of the species adjacent to the ED expansion and recommendations for appropriate drought tolerant species and/or the removal of landscaping in this area based on the recommendation included in the geotechnical report. 3. The landscaping plan and irrigation plan submitted as part of the building permit plans are subject to staff review and approval and shall demonstrate compliance with the landscaping plan approved by Planning Commission. The landscaping plan and irrigation plans shall clearly demonstrate the water will be directed away from the foundation. Impact Significance After Mitigation: Less than Significant 7. HAZARDS 8c HAZARDOUS MATERIALS �ess Than Potentially Less Than Significant With Significant Significant No Impact Mitigation Would the project: �`"pa`t Incorporated Impact a) Create a significant hazard to the public or the environment through the routine transport, use,or X disposal of hazardous materials? Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 25 INITIAL ENVIRONMENTAL STUDY 7. HAZARDS & HAZARDOUS MATERIALS �ess Than Potentially Less Than Significant With Significant Significant No Impact Impact Mitigation Impact Would the project: �ncorporated b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and X accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials,substances,or waste X within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and,as a result, X would it create a significant hazard to the public or the environment? 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 X project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people X residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency X evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where X wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Significance Criteria: A significant impact to the environment and the public associated with hazards and hazardous materials would result from a project if any of the following occurred: ■ Creation of a significant hazard to the public or environment by routine transport, use or disposal of hazardous materials or from foreseeable upset and accident conditions; ■ Emission and/or handling of hazardous, acutely hazardous materials, substances, or waste within '/ mile of an existing or proposed school; ■ Location of a project on a listed hazardous materials site compiled pursuant to Government Code Section 65962.5; ■ Be located within an adopted Airport Land Use Plan and expose people to a safety hazard; ■ Be located within the vicinity of a private airstrip and expose people to a safety hazard; Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 26 INITIAL ENVIRONMENTAL STUDY ■ Impairment/interference with adopted emergency response plan or emergency evacuation plan; or ■ Be located in or near a wildland area and expose people to risk due to wildland fire. Discussion: a. Due to the nature of the use, the support functions included in the HSB will involve the use and disposal of materials classified as hazardous materials. As required by State and federal regulations, the hospital has policies in place for the handling and disposal of hazardous material waste, hazardous chemicals, as well as radiation safety. As required, the hospital also has policies and procedures in place for Emergency Preparedness, Safety, Security, and Life Safety. Due to the federal and state requirements the existing hospital HSB are required to comply with, the Project would have a less than significant impact related to the routine transport, use, or disposal of hazardous materials. The Project includes the demolition of two buildings that house the support functions that will be relocated to the HSB. An asbestos survey is required by MCAQMD. The applicant is required to submit this survey to MCAQMD. If asbestos is present, the applicant is required to comply with all regulations for asbestos removal and disposal. Compliance with these requirements would reduce any impacts to less than significant. b. As required by State and federal regulations, the UVMC has policies and procedures in place for Emergency Preparedness, Safety, Security, Life Safety, and Radiation Safety. Compliance with these policies and procedures would reduce any impact related to a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment to a less than significant level. c. There are no existing or proposed schools within '/4 mile of the Project site. The closest school is Yokayo School which is 2,760 feet southwest of the heliport. The flight path does not fly over this land use. d. The parcels included in the Project are not located on a list(Cortese List) of hazardous materials sites compiled pursuant to Government Code Section 65962.5. e. A portion of the HSB project area is located within the boundaries of the Mendocino County Airport Comprehensive Land Use Plan (CLUP)and the Ukiah Municipal Airport Master Plan (Master Plan) (see Project Plans, sheets A-1, A-2, and A-3). The remainder of the HSB project area, including lots#7 and#8 are located north of and north and outside of the AirporYs Comprehensive Land Use Plan Ukiah Municipal Airport Master Plan boundaries and not subject to the requirements of the CLUP and Master Plan. The southwestern-most portion of the HSB and the southern one-half to one-third of the parking lot are located in compatibility zone B2 (Extended Approach/Departure Zone). Since the site is located north of the airport, development is subject to the B2 infill policy. The following are the applicable compatibility for the B2 zone or B2 infill policy: ■ Normally Acceptable Uses: Normally acceptable uses in the B2 zone include: low intensity office, retail, and similar uses; low intensity manufacturing; single-story offices; and low intensity manufacturing. The uses included in the HSB are consistent with the normally acceptable uses allowed in the 62 zone. ■ Intensity: The B2 infill policy allows new development of a similar intensity to that of surrounding, already, existing uses. The support uses that would be relocated to the HSB already exist on the UVMC campus. The intensity of the relocated uses would not change since there would be no increase in the number of employees or patients. ■ Density. The maximum density allowed for hospitals in the B2 infill zone is 60 people per acre. Based on a parcel size of 8.8 acres, a maximum of 528 people (8.8 x 60)would be allowed on the site at any time. The number of employees on the maximum shift is anticipated to be 325. The hospital is licensed Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 27 INITIAL ENVIRONMENTAL STUDY for a maximum of 78 beds. Assuming all beds are occupied this would add 78 people for a total of 403 people. However, this does not account for outpatient pavilion patients, people waiting to be seen in the ED, or visitors. The maximum number of people allowed on the site (528) minus the number of persons noted above (403)would allow 127 additional people on the site. The Project would not increase the number density requirement for the B2 infill zone. ■ Number of Stories. In the B2 infill zone, existing hospitals are allowed to expand provided the expansion in one-story in height. Although the HSB provides support functions for the hospital, the use of the building is for laundry, maintenance, materials management, IT, and administration. For this type of use, the B2 infill policy states routinely occupied portions of buildings shall not exceed two stories in height(equipment rooms, etc. are exempt). The portion of the building located in the B2 infill zone is one-story in height and, therefore, consistent with the height requirement for hospitals and for non- hospital uses. The two-story portion of the building is not located within the CLUP or Master Plan; and, therefore, is not subject to this requirement. ■ Open Land. The B2 zone recommends the site include 30% open land. Based on an 8.8 acre site, 2.64 acres are recommended to be open land. Open land includes parking lots and landscaped areas. The Project would not decrease the amount of open land since the existing buildings that house the support functions would be demolished after construction and relocation of these uses to the HSB. The construction of the emergency department addition (previously approved project)would result in a total of 3.0 acres of buildings on the 8.8 acre site, resulting in 66% open land (3.0/8.8). The previously approved project and the HSB project would provide more than the 30% open land recommended for the B2 compatibility zone. ■ Highly Flammable Materials. The hospital campus (275 Hospital Drive)does not include the storage of highly flammable materials. The site currently includes the following diesel fuel tanks: one 1,000 gallon above ground fuel tank located behind the north wing of the hospital; a second 1,000 gallon above ground tank near the center of the site at the rear of the main hospital building; and a 356 gallon tank beneath the emergency generator outside the Outpatient Pavilion. The central yard along the east property line includes the installation of a diesel fuel tank. Diesel fuel is classified as "combustible" rather than "highly flammable" by the National Fire Protection Association (NFPA). Therefore, the Project is consistent with this requirement. Based on the above, the Project is consistent with the requirements of the CLUP and Master Plan and would result in no impact. f. The parcels included in the Project are not located within the vicinity of a private airstrip. UVMC operates a heliport for emergency medical flights, and, therefore, controls the use of the heliport. The HSB building is located outside of the helicopter flight path; therefore, the existing flight pattern would not change as result of this Project. Based on the above, there is no impact related to a private airstrip. g. The City does not have an adopted emergency response plan or evacuation plan. The Project has been reviewed by the Police Department and Fire Marshal and no comments were received related to emergency response or evacuation. Prior to issuance of a building permit, the applicant is required to apply for and receive the assignment of an address from the Planning and Community Development Department to ensure that emergency responders and the public can locate the building. Based on the above, the Project would have no impact on and would not interfere with an adopted emergency response plan or evacuation plan. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 28 INITIAL ENVIRONMENTAL STUDY h. The Project site is located in the center of an urbanized area (City of Ukiah)and is surrounded by urban development. The Project site is not located in or adjacent to a wild land area. Therefore, the Project would have no impact related to exposing structures or people to risks related to wild land fires. Mitigation Measures: None Required. Impact Significance After Mitigation: N/A 8. HYDROLOGY AND WATER QUALITY �ess Than Potentially Less Than Significant Significant With Significant No Impact Mitigation Impact Incorporated Impact Would the project: a) Violate any water quality standards or waste discharge X 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 X 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 X 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 X 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 X drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? X g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood X Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures X which would impede or redirect flood flows? Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 29 INITIAL ENVIRONMENTAL STUDY 8. HYDROLOGY AND WATER QUALITY �essThan Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project: �ncorporated i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as X a result of the failure of a levee or dam? j) Inundation by seiche,tsunami,or mudflow? X 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. Discussion: Gibson Creek is located to the south and west of the Project site. Orrs Creek is located to the north of the site. Gibson Creek is a tributary of Doolin Creek which is a tributary of the Russian River which flows through the Ukiah Valley at the eastern edge of the City. Doolin Creek is located approximately 2 miles south of the Project. The entire Russian River watershed is impaired for sediment and temperature. Construction of the Project could include the onsite storage of various materials that could be potential water quality pollutants, including construction related fuels, oils, paint, and other construction related items. Accidental release of these potential water quality pollutants could occur during the construction process. Releases could result in the contamination of stormwater, which could in turn pollute receiving waters of the site downstream. The HSB construction area would be more than one acre; therefore, the Project would be required to apply for and receive coverage under the General Construction Permit from the North Coast Regional Water Quality Control Board. Construction under the General Permit General requires implementation of BMPs to protect water quality, and requires preparation of a storm water pollution prevention plan (SWPPP). A Storm Water Permit from the NCRWQB is required prior to construction. The Stormwater Pollution Plan Prevention Plan (SWPPP) is required to be prepared by a Qualified SWPPP Developer and implemented by a Qualified SWPPP Practitioner. The Project would be subject to compliance with the requirements of the City's Storm Water Management Plan (SWMP)which includes the following requirements: Illicit Discharqe Detection and Elimination. ■ Train staff in the proper handling, storage, and disposal of hazardous materials and hazardous wastes and then train all current and new staff. ■ In case a spill occurs, contact Ukiah Fire Department. Contact Redwood Empire Hazardous Incident Team (REHIT)as needed for cleanup oversight. Construction Site Stormwater Runoff Control ■ Prepare and implement erosion and sediment control plans for construction in accordance with the Erosion and Sediment Control Field Manual issued by the San Francisco Bay RWQCB and implemented by the City. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 30 INITIAL ENVIRONMENTAL STUDY Post-Construction Stormwater Manaqement ■ Post-construction controls for sediment, oil, and grease. ■ Install storm drain inlet filters for construction of new development. The Project is also required to comply with the requirements of the Ukiah City Code (UCC). Division 9, Chapter 7, Erosion and Sediment Control regulates grading on public and private property in order to control erosion and sedimentation, protect water quality, and safeguard health, safety and the public welfare. The requirements of this chapter require Projects subject to a grading permit to include specific design standards as part of the plans including requirements for: general site and good housekeeping; erosion control; sediment control; waterway and watercourse protection; and construction site access (section 9703). This Chapter also requires the holder of the grading permit to establish and implement construction site management practices that prevent toxic materials and other debris from entering the storm drain and waterway systems (section 9704). a. As noted in the above, the HSB and associated improvements are required to obtain permits from the North Coast Regional Water Quality Control Board. Building permits from the City of Ukiah are also required. The permits require compliance with specific standards designed to comply with water quality standards and to avoid illicit discharge. Compliance with these requirements would result in no impact from the Project. b. The Project lies in the Ukiah Valley groundwater basin. This groundwater basin is 22 miles long and 3 miles wide with an approximately 60 square miles underlying area. Construction of the HSB and associated site improvements would not impact groundwater. The HSB would be constructed in parking lot#1. As part of the Project, existing landscaping would be removed and new landscaping would be planted, resulting in a net increase in landscaping (pervious surface)of 5,108 square feet. In addition, bio-retention areas are included in the landscaped areas in the parking lot and in front of the HSB along Hospital Drive which would provide an opportunity for groundwater infiltration. Lot#7 is part chip and seal, the remainder of the site is covered in weeds and grasses. Lot#7 would be used for temporary employee parking, construction trailer and contractor parking. Lot#8 is covered in weeds and grasses and would be used for construction staging. No permanent improvements are proposed for either site. Based on the above, the Project would have no impact on groundwater. c and d. The parcels included in the Project do not include any rivers, streams, or water courses. The HSB would be constructed in parking lot#1 which would alter the existing drainage pattern of this area of the site. As part of the Project, existing landscaping would be removed and new landscaping would be planted in and around the perimeter of the parking lot, in front of the HSB, and along the east property line. The modifications to the landscaping would result in an increase of 5,108 sf of pervious surface. The civil plan shows drainage being directed to new bioretention areas in the landscaped areas in the parking lot and to new storm drain sections and stormdrain drop inlets located in the parking area and in front of the HSB. The new storm drain and drop inlets would then connect to the existing storm drain. Lot#7 is part chip and seal, the remainder of the site is covered in weeds and grasses. Lot#7 would be used for temporary employee parking, construction trailer and contractor parking. Lot#8 is covered in weeds and grasses and would be used for construction staging. No permanent improvements are proposed for either site. Based on the above and compliance with the requirements from the Regional Water Quality Control Board and City, the Project would result in a less than significant impact to on-and off-site drainage and runoff. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 31 INITIAL ENVIRONMENTAL STUDY e. Construction of the HSB Project would reduce the amount of impervious surface on the UVMC campus by 5,108 square feet due to the removal of existing landscaping and the planting of new landscaping. The Project includes bioretention areas in the landscape areas of modified parking lot#1. North Coast Regional Water Quality Control Board requires the Project to include low impact development improvements in the project design. Lot#7 is part chip and seal, the remainder of the site is covered in weeds and grasses. Lot#7 would be used for temporary employee parking, construction trailer and contractor parking. Lot#8 is covered in weeds and grasses and would be used for construction staging. No permanent improvements are proposed for either site. No change to drainage patterns and no increase in runoff or pollutants on these parcels would result from the Project. The Project was reviewed by Public Works and the existing stormwater system has adequate capacity to serve the Project. Based on the above, the Project would have a less than significant impact on the capacity of stormwater drainage systems and would not result in a substantial increase in polluted runoff. f. The Project would not otherwise degrade water quality. As noted above, the Project is subject to compliance with requirements of the NCRWQCB and the Ukiah City Code and low impact development features are included as part of the Project design. These requirements are intended to protect water quality. Compliance with these requirements would result in no degradation of water quality. g. The Project does not include any housing. h. The Project is not located within a 100 year flood zone. The Project is located within Zone X (areas determined to be outside of the 0.2% annual chance floodplain) on FEMA Flood Insurance Rate Map #06045C1514F, Panel #1514 of 2100, dated June 2, 2011. i. The Project is not located within a flood zone. Portions of the Ukiah Valley would be subject to inundation due to the failure of Coyote Dam at Lake Mendocino. In the highly unlikely event of a dam failure, inundation is predicted to occur within most creek channels from the river nearly to the base of the foothills on the west side of the valley. The main channel of flooding is expected to follow State Street or US 101, whichever is furthest west. The General Plan states that the UVMC is outside of the boundaries of the inundation area; however, the inundation area is at the northern edge of the hospital campus (275 Hospital Drive). The temporary heliport and permanent parking lot may be within the inundation area; however, inundation of this area would not result in a significant risk related to the exposure of people or structures since the parcel would not be developed with structures and no people are on the site for an extended period of time. j. The Project is located inland and therefore would not be subject to inundation by seiche, tsunami, or mudflow. Mitigation Measure: None Required Impact Significance After Mitigation: N/A 9. LAND USE AND PLANNING �essThan Potentially Less Than Significant Significant With Significant No Impact Mitigation Would the project: impa`t Incorporated Impact a) Physically divide an established community? X Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 32 INITIAL ENVIRONMENTAL STUDY 9. LAND USE AND PLANNING �essThan Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project: �ncorporated 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 plan, X 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 X or natural community conservation plan? 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 General Plan and zoning and any other applicable environmental plans and policies is also evaluated in making a determination about potential land use impacts. Discussion: a. The Project would construct a new building on the north side of the UVMC campus in order to centralize hospital support functions. The buildings that currently house these support functions would be demolished after completion of the HSB and relocation of these uses to the new building. The Project would result in infill development of the existing hospital campus by constructing the HSB on the existing hospital campus and modifying parking lot#1 Based on the above, the Project would infill the UVMC campus in an area developed with medical and professional office uses. Therefore, the Project would not physically divide an established community. b. The Project site is not located within a specific plan and is not subject to a coastal plan. All parcels included in the Project have a Heavy Commercial (C2) zoning designation. Pursuant to zoning ordinance section 9097 of the C2 zoning district, public and quasi-public buildings, structures, and uses are permitted uses (use permit required). The UVMC campus at 275 Hospital Drive is considered a quasi-public use and currently operates under a use permit. The HSB and associated improvements are considered an extension of the quasi-public use of the site since they are integral to and support the operation of the hospital. The temporary uses (construction staging, temporary parking, contractor parking and contractor trailers) of Lots #7 and #8 are considered temporary uses in support of the UVMC campus and, therefore, also require a use permit. Zoning ordinance section 9101(A) requires a site development permit for all development in the C2 zoning district. The Project is consistent with the C2 requirements with the exception of the following landscaping requirements for parking lots included in section 9101(C1): ■ Parking lot trees shall provide a tree canopy coverage of fifty percent(50%)over all paved areas within ten (10) years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process. (modified parking lot#1) Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 33 INITIAL ENVIRONMENTAL STUDY ■ 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. (modified parking lot#1) Zoning Ordinance section 9101(I) allows the applicant to request modifications to the C2 landscaping requirements depending on upon the size, scale intensity, and location of the development project. The applicant has requested Planning Commission approval of modifications to the above landscaping requirements. Planning Commission will consider the applicanYs request as part of its review and consideration of the Use Permit and Site Development required for the Project. Should the Planning Commission approve the requested modification(s), the Project would be consistent with landscaping requirements for the C2 zoning district. All parcels included in the Project have a Commercial (C) General Plan land use designation. The table below analyzes the Project's consistency with applicable General Plan goals and policies. Goal/Policy# Consistency Determination Goal/Poli Teut O en S ace and Conservation Goal OC-16:Design parking facilities to reduce Consistent runoff and surface water contamination. HSB. Existing parking lot#1 includes several trees in the parking lot but no Policy OC-16.1:Protect surface water supplies parking lot landscaping and no bioretention areas or LID improvements. from water generated in parking lots. The Project includes bioretention areas in the landscape islands in modified parking lot#1. The size of the parking lot would be reduced from 84 parking spaces to 31. The reduction in the size of parking lot and construction of bioretention areas in the parking lot will improve the existing runoff and contamination condition of the HSB project area. Lot 7.This lot is covered partly in chip and seal and partly weeds and grasses.The lot is used currently for overflow employee parking and would be used temporarily for employee parking,contractor trailer and parking, and construction staging. No permanent improvements are planned for this site. No change to runoff or surface water would result from the use of this site during project construction. Lot 8.Lot 8 is covered in weeds and grasses and would be temporarily used from construction staging. Since the site would not be used for parking, this goal and policy are not applicable. See also Hydrology and Water Quality discussion above. Goal OC-22: Conserve and replenish valley oaks in To Be Determined by Planning Commission the Valley. Policy OC-22.1: Maintain and protect stands of See Biological Resources(4eJ discussion above. Valley Oaks. Implementation Measure OC-22.1(a): When reviewing proposals for development,require that all valley oaks on the project area be identified, and ensure that all reasonable efforts have been undertaken to protect the trees. Goal OC-23:Native plant landscaping shall be Consistent encouraged. The landscape plan for the Project includes native species. The C2 zoning Policy OC-23.1:Define standards that include district requirements encourage the use of native species. The Planning native plant landscaping. Commission will review the landscaping plan as part of its review of the Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 34 INITIAL ENVIRONMENTAL STUDY Goal/Policy# Consistency Determination Goal/Polic Text Project and has the authority to require additional native plant landscaping. Goal OC-24:Replace aging trees with new trees. Consistent Policy OC-24.1: Develop a program to ensure continued healthy tree propagation. Implementation Measure OC-24.1(a): Implement See Biological Resources(4e)discussion above. the program to replace aging trees giving preference to native species. Goal OC-25: Maintain and enhance the City's Consistent canopy of shade trees. Policy OC-25.1:Protect existing healthy mature See Biological Resources(4eJ discussion above. trees to maintain shade and area attractiveness. Goal OC-29: Maintain and enhance the"urban Consistent forests"which create a sense of urban space. Policy OC-29.1: The development review process See also Biological Resources(4e)discussion above. shall incorporate measures to maintain and enhance the urban tree canopy. Goal OC-34: Consistent Coordinate project review with the Air Quality The Project was routed to the MCAQMD for review and comment.The Management District. MCAQMD provided requirements which have been included as conditions Policy OC-34.1: of approval and mitigation measures for Project approval. Submit all discretionary applications to the See Air Quality distussion above. MCAQMD for review and comment. Noise Policy NZ-2.2: Ensure adequate analysis of noise Consistent impacts when reviewing project permits. The Project would relocate the transformers for the HSB and OB wing of the hospital,the emergency generator,fuel tank,electrical room,oxygen tank,and boiler. The transformers for the HSB and OB emergency generator,fuel tank,electrical room would be relocated to the central yard. The central yard is located adjacent to the east property line and would be enclosed with cmu walls and a gate. This location and the cmu wall would result in the noise from these facilities being reduced.The boiler would be relocated to the existing service yard. No noise complaints have been received regarding these facilities. The locations and enclosures would reduce noise related to the operation of these facilities. See Noise discussion below. Policy NZ-2.4: Protect existing residential areas Consistent from future noise impacts. The relocation of the items noted above in NZ-2.2 would move most of these items closer to the residential areas on Clara Avenue. Most of these facilities are not surrounded by a CMU enclosure. The Project includes relocating many of these facilities to a central yard which would be enclosed with a cmu wall which would reduce the noise level. In addition, the Project includes the replacement of an existing emergency generator. The new generation of generators is quieter than the generator being replaced. This would result in a decrease in the noise level. See also Noise discussion below. Safe Goal SF-1: Regulate new development in fault Consistent zones. The Project site is not located in Alquist-Priolo Earthquake Fault Zones. Policy SF-1.1:Avoid urban-scale development See discussion in Geology and Soils above. within Alquist-Priolo Earthquake Fault Zones Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 35 INITIAL ENVIRONMENTAL STUDY Goal/Policy# Consistency Determination Goal/Polic Text Goal SF-2:Regulate development across or near Consistent earthquake faults outside the Alquist-Priolo Earthquake Zone. Policy SF-2.1:Provide development guidelines for See discussion in Geology and Soils above. building outside Alquist-Priolo Earthquake Fault Zones. Policy SF-2.2:Protect people and property from landslide danger. Goal:SF-3: Protect new development from Consistent flooding. The Project is located within Zone X(areas determined to be outside of the Goal SF-4: Strive for a flood-safe community. 0.2%annual chance floodplain)on FEMA Flood Insurance Rate Map Policy SF-4.1:Avoid critical public facilities in areas #06045C1514F,Panel#1514 of 2100,dated June 2,2011. subject to flooding. The hospital campus at 275 Hospital Drive is also outside of the inundation identified in the event of a failure of the Coyote Dam at Lake Mendocino (see Hydrology and Water Quality discussion above). See Hydrology and Water Quality above Ener Goal EG-4: Maximize on-site solar energy use, Inconsistent especially in new developments. The Project does not include rooftop solar panels or solar tubes/skylights. Policy EG-4.1:Incorporate solar energy As part of its review of the Project,Planning Commission could require the considerations into the design,review and applicant to install solar panels. The Project is subject to the California approval of all development. Green Building Code and will be more energy efficient than the existing buildings that it will replace. Goal EG-5:Site design shall incorporate shade Inconsistent trees for energy conservation. HSB. The location of the trees does not provide shading of the building. Policy EG-5.1:Encourage minimum canopy However,the design of the building addresses this issue.The north coverage of all paved area on a lot. elevation is designed with windows on the first and second floors to serve the office space,work areas,and employee lounge. The only window on the west elevation is for the stairway. There are no windows on the east elevation. There are windows on the second floor of the south elevation which also includes a covered outdoor deck which allows the south wall of the second floor to be shaded by the overhang for the deck. Consistent Shading of the parking lot would reach 50%in 15 years. The existing parking lot has only 4 parking lot trees and very little shaded pavement. Goal EG-6:Promote energy efficiency features in Consistent the design of all new structures and in the The Project is required to comply with the requirements of the California retrofitting of existing structures. Green Building Code. The north elevation is designed with windows on the Policy EG-6.1:Design new buildings with the first and second floors to serve the office space,work areas,and employee maximum feasible energy efficiency. lounge. The only window on the west elevation is for the stairway. There are no windows on the east elevation. There are windows on the second floor of the south elevation which also includes a covered outdoor deck which allows the south wall of the second floor to be shaded by the overhangforthe deck. The above will result in a more energy efficient building than the buildings being replaced. Circulation and Trans ortation Goal CT-3:Design new development and Consistent redevelopment projects to be as accessible by HSB. There are sidewalks on the east and south sections of Hospital Drive foot,bicycle,and transit as they are by auto. that are adjacent to the site providing access to the site by foot. The Policy CT-3.1:New development and Project includes crosswalks and curb ramps on the northeast and redevelopment projects shall specifically include northwest corners of Hospital Drive/Hamilton Street as required by Public plans for pedestrian facilities,bike lanes,bike Works in order to provide adequate ADA and pedestrian access(see plans). Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 36 INITIAL ENVIRONMENTAL STUDY Goal/Policy# Consistency Determination Goal/Polic Text racks,and transit stops. There are 12 existing bike parking spaces on the UVMC hospital campus(in front of the birth center and at support building#2). The Project includes the installation of new bike racks to accommodate 6 bikes in the new parking lot,for a total of 18 bike parking spaces. As part of Planning Commission's review of the use permit and site development permit,the Commission will determine if additional parking spaces should be provided. The Project was referred to Mendocino Transit Authority for review and comment.No comment was received from MTA. See also Transportation/Traffic discussion below. Goal CT-13: Design attractive parking facilities. Consistent Policy CT-13.1: Utilize landscaping and other HSB. Existing parking lot#1 has four tree wells and minimal perimeter amenities to improve the appearance and traffic landscaping(lawn on the south perimeter of the parking lot). The new patterns of onsite parking facilities. parking lot would be reduced to 31 parking spaces. The new parking lot includes landscape islands with landscaping and trees,perimeter landscaping,and a greenwall along the west edge of the parking lot. There are trees on both side of the new access driveway to the loading area and the new entry driveway to the parking lot to help define the area. These modifications substantially improve the appearance of the parking lot and the northern portion of the UVMC campus. Goal CT-16:Development shall be permitted Consistent within road capacities. The Project would not result in an increase in the number of employees, Policy CT-16.1:Level of service shall be the patients,or visitors to the site. There would be a temporary increase in standard to judge whether a road has adequate the number of trips to the site during Project construction. Given the size remaining capacity to service the traffic generated of the Project,the additional trips would not be significant and there is by a proposed project. existing capacity to serve these temporary trips. The temporary increase in trips would not affect level of service standards. See also Transportation/Traffic discussion below. Policy CT-16.4: Consistent Balance the need for new development with Since the Project would not result in an increase in the number of methods of accommodating increasing traffic. employees,patients,or visitors,there would be no increase in traffic as a result of the Project. There may be a temporary increase in traffic during project construction which would be short-term and temporary. See Circulation and Traffic below Communi Desi n Policy CD-4.2: Consistent Encourage planting of native trees and plants. HSB. The C2 zoning district requires the planting of landscaping that is known to grow well in Ukiah's climate and encourages the planting of native species. The landscaping plan includes trees from the City's recently adopted Master Tree Lists,some of which are native. The trees on the master Tree Lists were selected since for the lists since they are known to grow well in Ukiah's climate. As required,the Project including the landscaping plan was reviewed by the Design Review Board. In addition,the Planning Commission will review the landscaping plan as part of its review of the Use Permit and Site Development Permit and will determine as part of its review if the Project should plant additional native species. Lot 7 and 8.Since the uses associated with these parcels are temporary, they are not subject to this policy. Policy CD-4.3: Partially Consistent Require landscaping that will result in the creation H56. The Project would remove 38 trees located in the area of project of new street canopies. construction. Thirty-eight new trees would be planted. The removal of the existing trees would result in a temporary reduction in tree canopy. The new trees would be 24-inch box and over time the new trees would Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 37 INITIAL ENVIRONMENTAL STUDY Goal/Policy# Consistency Determination Goal/Polic Text provide the same and greater canopy. The new location of the new trees would provide a better canopy over the sidewalk,street,parking area,and pathways. Lot 7.Since the uses associated with these parcels are temporary,they are not subject to this policy. Goal CD-10: Consistent Preserve and enhance neighborhood character. HSB. This site is developed with the main hospital,birth center,and Policy CD-10.1: outpatient pavilion.All of which were built at different times with differing Ensure that new construction in established architectural styles. The HSB attempts to establish a new design aesthetic neighborhoods maintains or enhances existing to enhance the UVMC Campus. As required,the Project was reviewed by neighborhood character. the Design Review Board. The DRB was very supportive of the Project and the design,considering it superior to the design of the ED expansion Project and the architectural design of the existing development on the UVMC campus,and a good addition to the UVMC campus and the neighborhood. Goal CD-17:Require commercial and industrial Consistent parking lots to be designed and sited so as to HSB.The HSB would be constructed in a portion of parking lot#1. The increase the attractiveness of the areas in which westernmost section of parking lot#1 would be upgraded and modified. they are located. The modifications include landscaping and street trees along the frontage Policy CD-17.1:Site commercial and industrial and trees and landscaping within the parking lot. The parking lot is located parking lots to be designed subservient to the to the side of the building rather than directly in front of the building. The structure it serves. Project substantially reduces the amount of parking fronting on Hospital Drive,making the Project more consistent with this goal and policy than the existing development on the site. Lot 7.The parking area on the NW corner of Hospital Drive and Hamilton Street is temporary and,therefore,not subject to this policy. c. No habitat conservation plan or natural community conservation plan has been adopted for the parcels included in the Project. Therefore the Project would have no impact on a habitat conservation plan or natural community conservation plan. Mitigation Measures: None Required Impact Significance After Mitigation: N/A 10. NATURAL and MINERAL RESOURCES �essThan Potentially Less Than Significant Significant With Significant No Impact Mitigation Would the project: impa`t 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 X 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 X general plan,specific plan or other land use plan? Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 38 INITIAL ENVIRONMENTAL STUDY Significance Criteria: Impacts to Mineral and Natural resources would be substantial if the proposed project resulted in the loss of significant or locally important materials such as minerals, gravel, sand, and heritage trees. Discussion: a. The parcels included in the Project are located in an urbanized area and surrounded by existing urban development, including medical and professional office uses on the west side of Hospital Drive, commercial uses on Perkins Street, medium density residential development to the north on Clara Avenue, and commercial development to the east. There are no known natural or mineral resources on the site. b. The parcels included in the Project are not delineated as an important natural or mineral resource recovery site on the City's General Plan Map or on any specific plan or other land use plan. Based on the above, the Project would have no impact on natural or mineral resources. Mitigation Measures: None Required Impact Significance After Mitigation: N/A 11. NOISE �ess Than Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project result in: in�orporated a) Exposure of persons to or generation of noise levels in excess of standards established in the local general X plan or noise ordinance,or applicable standards of other agencies? b) Exposure of persons to or generation of excessive X groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing X without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels X 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, X would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working X in the project area to excessive noise levels? Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 39 INITIAL ENVIRONMENTAL STUDY 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. ■ Expose people to excessive ground borne vibration or noise levels. • Causes a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project. ■ If located within an airport land use plan or within 2 miles of a public airport, expose people to excessive noise levels. ■ If located within the vicinity of a private strip, expose people to excessive noise levels. Discussion: A primary noise source contributing to the ambient noise environmental is traffic related noise. Since the Project would not result in an increase in employees, patients, or visitors, no increase in traffic related noise would occur. Due to the nature of the facility, onsite noise is created by ambulance and helicopter activities, mechanical equipment, and emergency generators. The new central yard would be enclosed with a CMU wall and would house a new emergency generator which would replace two existing and noisier emergency generators. Earth moving activities could reach a maximum noise level of 90dBA. This noise level would be short-term in duration and only during earth moving activities. Construction activities would exceed the ambient noise levels established by the table included in section 6048 below, but would not be as loud as the earth moving activities. In order to relocate and construct the necessary electrical improvements, installation of two temporary generators (one for power plus one back-up) is required. Only one generator would be operational at a time. Rental generators are typically louder than permanent generators and normally operate at 72-76 dBA at 7 meters. The temporary generators would be needed for approximately 60 days while the new electrical improvements were being constructed and installed. Based on the Noise Study prepared by Mead and Hunt for the Emergency Department Project, the UVMC campus currently complies with the ambient noise levels included in the table below. There are periodic and short-term noise events that occur on the UVMC campus due to the emergency nature of the use (e.g. ambulances and emergency vehicles and helicopters)that exceed the ambient noise levels included in the table below. Sensitive receptors in the Project area include UVMC patients and residents on Clara Avenue. Temporary uses (employee parking, contractor trailer and parking, and construction staging) necessary for Project construction would be located on lots #7 and #8 immediately south of the residences on Clara Avenue. As part of review of the Project, various departments were contacted to determine if noise complaints have been received related to hospital operations. No City department reported receiving noise complaints related to UVMC. The Ukiah City Code includes the following noise regulations that apply to the Project: Section 6048: Ambient Noise Level: Where the ambient noise level is less than designated in this Section the respective noise level in this Section shall govern. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 40 INITIAL ENVIRONMENTAL STUDY Sound Level A decibels Zone Time Ambient Noise Level R1 and R2 10 p.m.to 7 a.m. 40 decibels R1 and R2 7 p.m.to 10 p.m. 45 decibels R1 and R2 7 a.m.to 7 p.m. 50 decibels R3 10 p.m.to 7 a.m. 45 decibels R3 7 a.m.to 10 p.m. 50 decibels Commercial 10 p.m.to 7 a.m. 60 decibels Commercial 7 a.m.to 10 p.m. 65 decibels Industrial Anytime 70 decibels Section 6053: Machinery, Equipment, Fans and Air Conditioning: It shall be unlawful for any person to operate any machinery, equipment, pump, fan, air conditioning apparatus, or similar mechanical device in any manner so as to create any noise which would cause the noise level at the property line of any property to exceed the ambient base noise level by more than five (5) decibels between seven o'clock (7:00) P.M. and seven o'clock (7:00)A.M. (Ord. 748, Article 1, adopted 1980) Section 6054: Construction of Buildings and Projects: It shall be unlawful for any person within a residential zone, or within a radius of five hundred feet (500') therefrom, to operate equipment or perform any outside construction or repair work on buildings, structures or projects or to operate any pile driver, power shovel, pneumatic hammer, derrick, power hoist or any other construction type device (between the hours of 7:00 P.M. of one day and 7:00 A.M. of the next day) in such a manner that a reasonable person of normal sensitiveness residing in the area is caused discomfort or annoyance unless beforehand a permit therefore has been duly obtained from the Director of Public works. No permit shall be required to perform emergency work as defined in §6046 of this Article. (Ord. 748, Article 1, adopted 1980) a and c. The Project would relocate existing support functions to a modern building. The type of building and newer construction methods may result in a decrease in noise levels associated with these support functions. No increase in the number of employees or patients would result from the Project. No noise complaints have been received related to existing hospital operations. Based on the above, no increase in ambient noise levels would result and the project would not exceed the standards included in the general plan or zoning ordinance. The Project would construct a central yard with a CMU enclosure and replace two existing aging generators with a new generator which would be located in the central yard. The new generator and its location would reduce the noise level from this use. The relocation of other support facilities to the central yard also has the potential to decrease any noise generated by these functions since they are not currently located in a CMU enclosure. Based on the above, any increase in noise from the Project would be less than significant and consistent with the City's Noise Ordinance and General Plan. b. Ground-borne vibrations can be a concern for nearby neighbors. The Project would include the use of earthmoving equipment for the purpose for removing existing soil in order to replace the soil with engineered fill which could result in ground-borne vibrations. Based on the information provided by the applicant regarding the type of construction equipment and construction activities involved in the Project, construction activities may create short-term ground-borne vibrations. The earth moving activities would be short-term in nature and would be limited to specific hours of the day based on the mitigations required for temporary noise impacts (see below). Limiting construction hours along with the limited duration of the work that could result in ground-borne vibrations would reduce this impact to less than significant. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 41 INITIAL ENVIRONMENTAL STUDY d. The Project would result in periodic and temporary increases in noise as a result of Project construction, demolition, and the use of temporary generators, which is anticipated to take up to 9 months. Since the Project is within 500 feet of the Medium Density Residential (R2)zoning district located on Clara Avenue, the Project is required to comply with section 6054 above. In order to reduce construction related noise impacts, especially impacts to sensitive receptors, to a less than significant level, the City's standard mitigation measure limiting construction hours has been applied to the Project which would reduce this impact to less than significant. e. The parcels located on the northwest (Lot 7) and northeast(Lot 8)corners of Hospital Drive and Hamilton Street are located outside of the boundaries of the Mendocino County Airport Comprehensive Land Use Plan (CLUP)and the Ukiah Municipal Airport Master Plan (Master Plan). The northernmost portion of the hospital campus (275 Hospital Drive) is also located outside of the boundaries of the CLUP and Master Plan. The southernmost section of the one-story portion of the HSB and the southern portion of the modified parking lot #1 are located within the boundaries of the CLUP and Master Plan (see site plan). Operation of the Project would likely reduce the exposure of people working in the HSB to noise since the building is required to comply with current building code standards which are more stringent than the codes in existence at the time the existing support buildings were constructed. In addition, the relocation of generators, transformers and similar uses to a central yard enclosed with a CMU wall would reduce the noise generated by these functions and the exposure of residents and UVMC employees, patients, and visitors to the this noise source. As discussed above, the Project would not introduce a new source of noise but would relocate the existing support uses scattered throughout the UVMC campus to one building. This relocation would not increase the exposure of employees or residents in the area to additional noise nor would it increase the exposure of employees or patients of the hospital to additional noise. Therefore, there would be no impact related to the Project. f. None of the parcels included in the Project is located within the vicinity of a private airstrip. The UVMC does include a heliport for emergency transport of trauma patients. The new HSB would reduce the noise people working are the building are exposed to since the new building is subject to more stringent requirements than the buildings these employees work in. Based on the above, there would be no impact as a result of the Project. Mitigation Measures: 1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited on Sunday and all holidays recognized by the City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed outside of the construction hours noted above. Approval of additional construction hours may be requested in writing from the Planning and Community Development Director and Public Works Director for extenuating circumstances. The written request must be submitted a minimum of 14 days prior to the date for which the change in construction hours/days is being requested and shall explain the need for the extended construction hours, describe the extenuating circumstances, and identify the additional construction hours requested, including the duration. 2. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project for the purpose of informing all contractors/subcontractors, their employees, agents, material haulers, and all other persons at the construction site(s) of the basic requirements of mitigation measures for Noise. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 42 INITIAL ENVIRONMENTAL STUDY 3. Signs shall be posted at the construction sites that include the permitted construction days and hours, day and evening contact number for the job site, and a contact number in the event of problems. 4. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to and track complaints and questions related to noise. 5. Equipment and trucks used for proposed Project construction shall use the best available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically- attenuated shields or shrouds, wherever feasible). 6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for Project construction shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. 7. Stationary construction noise sources shall be located as far from sensitive receptors as possible and they shall be muffled. 8. No outside amplified sources (e.g. stereo "boom boxes")shall be used on site during Project construction. Impact Significance After Mitigation: Less than Significant 12. POPULATION AND HOUSING �essThan Potentially Less Than Significant Significant With Significant No Impact Mitigation Impact Incorporated Impact Would the project: a) Induce substantial population growth in an area, either directly(for example, by proposing new homes X 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 X elsewhere? c) Displace substantial numbers of people, necessitating X the construction of replacement housing elsewhere? Significance Criteria: Population and housing impacts would be significant if the project induced substantial direct or indirect (e.g., road extensions) population growth in an area and/or displaced substantial numbers of existing houses and/or substantial numbers of people, thus requiring replacement housing elsewhere. Discussion: a-c)The Project does not include the construction or removal of any housing or roads. No increase in employees or patients would result from this Project. The Project would have no impacts related to Population and Housing. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 43 INITIAL ENVIRONMENTAL STUDY Mitigation Measures: None Required Impact Significance After Mitigation: N/A 13. PUBLIC SERVICES �ess Than Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project result in: incorporated 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? X b) Police protection? X c) Schools? X d) Parks? X e) Other public facilities? X 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. Discussion: a-e)The Project would not result in an increase in the number of employees, visitors, or patients. The Project has been reviewed by Public Works, the Police Department, Fire Marshal, and Electric Utility. The Project would not require the need to new city facilities or services. Based on the above, the Project would have no impact on public services. Mitigation Measures: None Required Impact Significance After Mitigation: N/A 14. RECREATION �ess Than Potentially Less Than Significant Significant With Significant No Impact Mitigation Would the project: impa`t Incorporated Impact Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 44 INITIAL ENVIRONMENTAL STUDY 14. RECREATION �ess Than Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project: �ncorporated a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that X 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 X which might have an adverse physical effect on the environment? Significance Criteria: Impacts to recreation would be significant if the project resulted in an impact upon the quality or quantity of existing recreational opportunities or required the creation of new recreational facilities. Discussion: a. The Project would not result in an increase in the number of employees, visitors, or patients; therefore, there would be no impact to on parking and recreational facilities. b. The Project does not include any recreational facilities. The Project does include outdoor areas for employee use. The Project would not result in an increase in the number of employees or patients; therefore, the Project would not require the expansion of recreational facilities. Mitigation Measures: None Required Impact Significance After Mitigation: N/A 15. TRANSPORTATION/TRAFFIC �ess Than Potentially Less Than Significant Significant With Significant No Impact Mitigation Impact Incorporated Impact Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in X 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 X 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 X result in substantial safety risks? Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 45 INITIAL ENVIRONMENTAL STUDY 15. TRANSPORTATION/TRAFFIC �ess Than Potentially Less Than Significant Significant With Significant No Impact Impact Mitigation Impact Would the project: �ncorporated d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or X incompatible uses(e.g.,farm equipment)? e) Result in inadequate emergency access? X f) Conflict with adopted policies, plans,or programs supporting alternative transportation (e.g., bus X turnouts, bicycle racks)? Significance Criteria: According to the Ukiah General Plan Circulation Element, the minimum acceptable level of service (LOS) on City commercial 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; and whether the project would create conflicts with adopted policies, programs and plans for alternative transportation. Discussion: Perkins Street is an east-west arterial street that provides direct access to Hospital Drive. Hospital Drive is a two-lane, north-south roadway that intersects Perkins Street to the east and provides access to the Ukiah Valley Medical Center, Lot 7 and Lot 8. The hospital has one access driveway to parking lot#1 on the north side of Hospital Drive. This access would be abandoned and replaced with two new curbcuts as described below: • One two-way drive to provide access to the modified parking lot#1 and aligned with the intersection of Hospital Drive and Hamilton Street. ■ One two-way access drive to provide access to the loading area located on the east side of the HSB. No other access driveways would be modified as a result of this Project. The traffic and circulation chapter of the Draft EIR for the New Ukiah Courthouse includes level of service standards for intersections for the existing a.m. peak period. All of the intersections included in the table below are in the vicinity of the proposed Project. Existing A.M. peak hour intersection operations Intersection Control Delay(seconds) LOS US-101 NB ramps/Perkins Side Street Stop(Caltrans) 51.6 F Street US-101 SB Ramps/Perkins Side Street Stop(Caltrans) 11.9 B(E-Side Street) Street Orchard Ave/Perkins St Signal 21.1 C Hospital Dr/Perkins St Signal 6.3 A Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 46 INITIAL ENVIRONMENTAL STUDY Mason SUPerkins St Side-Street Stop 0.6 A Main SUPerkins St All-Way Stop 12.1 B State St/Perkins St Signal 24.6 C State St/Standley St Signal 27.6 C Leslie SUPerkins St Side-Street Stop 2.7 A Source: Draft EIR New Ukiah Courthouse,page 4.10.4,October,2011 a-b. The Project would not result in an increase in the number of employees, visitors, or patients; therefore, there would be no effect on the level of service or road capacity. In the Courthouse EIR, US-101 NB ramps/Perkins Street is identified as operating at LOS F under existing conditions. Due to construction of the Project, there may be a short-term increase in traffic; however, this would be minimal and short-term in nature since most construction workers would either be local or would reside locally(e.g. hotels)during construction of the Project. c. The existing flight pattern would not change as a result of this Project. A section of the HSB building would be two-stories. This portion of the building is located outside of the Ukiah Municipal Airport Compatibility Zone; therefore, this portion of the building is not subject to the compatibility requirements. The UVMC includes a heliport for emergency transport of trauma patients. The HSB building is located outside of the helicopter flight path; therefore, there would be no impact as a result of the Project. d. The Project would not modify the design of Hospital Drive or Hamilton Street or introduce any new curves or intersections. The Project includes a new driveway curbcut to provide access to modified parking lot#1. The alignment of this driveway has been reviewed by Public Works staff and the applicant has revised the location to align adequately with the intersection of Hospital Drive/ Hamilton Street. No new curbcuts or other improvements are proposed for Lot 7. Users of this parking lot would continue to use the existing access to the site. Based on the above, the Project would have no impact. e. The Project would not modify the existing emergency vehicle access to the UVMC. The Project was reviewed by Public Works, the Fire Marshal, and the Police Department and no concern related to emergency access was identified. Therefore, there is no impact to emergency access. g. Section 9100(E)of the Heavy Commercial (C2)zoning district requires the following related to bicycle parking spaces: Safe bicycle parking facilities shall be provided in all new commercial developments where it is determined that the use would attract bicyclists. The number of bicycle parking spaces required shall be not less than ten percent(10%) of the number of required off-street automobile parking spaces. Such safe bicycle parking shall be located convenient to the entrance(s) to the use. Based on the number of hospital beds and square footage of the Outpatient Pavilion, UVMC is required to provide 286 vehicle parking spaces. Ten-percent would equate to 29 bicycle parking spaces. UVMC currently provides 12 bicycle parking spaces in two racks located in front of the Birth Center and Support Building#2. The Project includes the installation of 6 additional bike parking spaces in new parking lot#1, for a total of 18 bike parking spaces. In order to comply with the number of bikes required, the Project would need to provide11 additional bike parking spaces. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 47 INITIAL ENVIRONMENTAL STUDY As part of Planning Commission's review of the use permit and site development permit for the Project, the Commission will determine if the Project would attract bicyclists and, whether or not the eighteen (18) bicycle spaces (existing plus proposed) is adequate for this use. Section 9100(H) allows the number of required parking spaces to be reduced through the discretionary review process provided a finding is made that there is a unique circumstance associated the use that results in the need for fewer parking spaces. Planning Commission review of the number of bicycle parking spaces needed to serve the Project will ensure that the Project provides adequate bike parking to serve the use, making the Project consistent with the C2 zoning district requirement to provide bicycle parking. MTA's Local route#9 has stops in the vicinity of the Project. One at the Pear Tree Center located to the east of the hospital and one at the Ukiah Library at Main Street and Standley Street to the west of the hospital. MTA does not stop at UVMC. MTA does provide dial a ride service to the site which costs $5 per rise or half the regular rate for seniors and the disabled. MTA has indicated providing a stop at the hospital would require MTA to stop service at another site; and at this time, their ridership is better served with the stops as currently designated. Based on the above, the Project will not result in an impact related to a conflict with adopted policies, plans, or programs supporting alternative transportation. Mitigation Measures: None Required Impact Significance After Mitigation: N/A 16. UTILITIES AND SERVICE SYSTEMS Potentially �essThan �essThan Significant Significant With Significant No Impact Im act Mitigation Im act p Incorporated p Would the project: a) Exceed wastewater treatment requirements of the X applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing X 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 X 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 X new or expanded entitlements needed? Ukiah Valley Medical Center-Hospital Support Building Initial Study of Environmental Impacts August 2013 48 INITIAL ENVIRONMENTAL STUDY 16. UTILITIES AND SERVICE SYSTEMS Potentially �ess Than �ess Than Significant Significant With Significant No Impact Mitigation Impact Incorporated Impact Would the project: 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 X 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 X needs? g) Comply with federal,state,and local statutes and regulations related to solid waste? X 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. Discussion: a-g) The Project would not result in an increase in the number of employees or patients; therefore, there would be no change in water use, generation of wastewater, or solid waste. The new building is subject to the new Green Building Code which could result in a more efficient building than the buildings that it will replace. This could result in a reduction in water use and generation of waste water. The landscaping is required to comply with the State's Water Efficiency Ordinance which may also result in a reduction of water use. Mitigation Measures: None Required Impact Significance After Mitigation: N/A 16. GLOBAL CLIMATE CHANGE/GHG �essThan Potentially Significant Less Than Significant With Significant No Impact Impact Mitigation Impact WOUId th@ pPOJ@Ct: Incorporated a) Generate greenhouse gas emissions,either directly or indirectly,that may have a significant impact on X the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions X of greenhouse gases? Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 49 INITIAL ENVIRONMENTAL STUDY Significance Criteria: GHG impacts would be significant if the Project would: ■ generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment; and/or ■ conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. Setting: Certain gases in the earth's atmosphere, classified as Greenhouse Gas Emissions (GHGs), play a critical role in determining the earth's surface temperature. Solar radiation enters the earth's atmosphere from space. A portion of the radiation is absorbed by the earth's surface, and a smaller portion of this radiation is reflected back toward space. This absorbed radiation is then emitted from the earth as low-frequency infrared radiation. The frequencies at which bodies emit radiation are proportional to temperature. The earth has a much lower temperature than the sun; therefore, the earth emits lower frequency radiation. Most solar radiation passes through GHGs; however, infrared radiation is absorbed by these gases. As a result, radiation that otherwise would have escaped back into space is instead "trapped," resulting in a warming of the atmosphere. This phenomenon, known as the greenhouse effect, is responsible for maintaining a habitable climate on Earth. Without the greenhouse effect, Earth would not be able to support life as we know it. Prominent GHGs contributing to the greenhouse effect include: 1) Carbon Dioxide (CO2) is an odorless, colorless gas that is emitted by mobile and stationary sources as a result of incomplete combustion of hydrocarbons or other carbon-based fuels. CO2 is the most widely emitted GHG; fossil fuel combustion in stationary and mobile sources is the primary source of anthropogenic (human-made) emissions. Due to the emergence of industrial facilities and mobile sources in the past 250 years, the concentration of carbon dioxide in the atmosphere has increased significantly 2) Methane (CH4) emissions come from biogenic sources, incomplete combustion in forest fires, landfills, manure management, and leaks in natural gas pipelines. In the United States, the top three sources of CH4 are landfills, natural gas systems, and enteric fermentation. CH4 is the primary component of natural gas, which is used for space and water heating, steam production, and power generation; 3) Nitrous oxide (N20) production sources include natural and human-related sources. Primary human-related sources include agricultural soil management, animal manure management, sewage treatment, mobile and stationary combustion of fossil fuel, adipic acid production, and nitric acid production. 4) Hydrofluorocarbons (HFCs) are typically used as refrigerants for both stationary refrigeration and mobile air conditioning. The use of HFCs for cooling and foam blowing is growing, as the continued phase out of chlorofluorocarbons (CFCs)and hydrochlorofluorocarbons (HCFCs)gains momentum. 5) Perfluorocarbons (PFCs) are compounds consisting of carbon and fluorine. They are primarily created as a by-product of aluminum production and semi-conductor manufacturing. PFCs are potent GHGs with a GWP several thousand times that of CO2, depending on the specific PFC. Another area of concern regarding PFCs is their long atmospheric lifetime (up to 50,000 years) range from 5,700 to 11,900. 6) Sulfur hexafluoride (SF6) is a colorless, odorless, nontoxic, nonflammable gas. It is most commonly used as an electrical insulator in high voltage equipment that transmits and distributes electricity. SF6 is the most potent GHG that has been evaluated by the Intergovernmental Panel on Climate Change (IPCC)with a GWP of 23,900; however, its global warming contribution is not as high as the GWP indicates due to its low mixing ratio compared to CO2 (4 parts per trillion (ppt) in 1990 versus 365 parts per million (ppm)). Human-caused emissions of these GHGs in excess of natural ambient concentrations are responsible for intensifying the greenhouse effect and have led to a trend of unnatural warming of the earth's climate, known as global climate change or global warming. It is extremely unlikely that global climate change of the past 50 years can be explained without including the contribution from human activities. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 50 INITIAL ENVIRONMENTAL STUDY Climate change is a global problem. GHGs are global pollutants, unlike criteria air pollutants and toxic air contaminants, which are pollutants of regional and local concern. Whereas pollutants with localized air quality effects have relatively short atmospheric lifetimes (about 1 day), GHGs have long atmospheric lifetimes (1 year to several thousand years). GHGs persist in the atmosphere for long enough time periods to be dispersed around the globe. Although the exact lifetime of any particular GHG molecule is dependent on multiple variables and cannot be pinpointed, it is understood that more CO2 is emitted into the atmosphere than is sequestered by ocean uptake, vegetation, and other forms of sequestration. Of the total annual human-caused CO2 emissions, approximately 54 percent is sequestered through ocean uptake, uptake by northern hemisphere forest regrowth, and other terrestrial sinks within a year, whereas the remaining 46 percent of human-caused CO2 emissions remains stored in the atmosphere. Global Warming Potential (GWP) - Water vapor is also a GHG, and is naturally occurring and unregulated. The most abundant GHGs are water vapor and CO2. Many other trace gases have greater ability to absorb and re- radiate long wave radiation; however, these gases are not as plentiful. For this reason, and to gauge the potency of GHGs, scientists have established a GWP for each GHG based on its ability to absorb and re-radiate long wave radiation and uses CO2 as the reference gas with a GWP of one. Similarly, impacts of GHGs are borne globally, as opposed to localized air quality effects of criteria air pollutants and toxic air contaminants. The quantity of GHGs that it takes to ultimately result in climate change is not precisely known. The quantity is enormous, and no single project alone would measurably contribute to a noticeable incremental change in the global average temperature, or to global, local, or micro climate. From the standpoint of CEQA, GHG impacts related to global climate change are inherently cumulative. Attributinq Climate Chanqe Greenhouse Gas Emission Sources: Emissions of GHGs contributing to global climate change are attributable in large part to human activities associated with the transportation, industrial/manufacturing, utility, residential, commercial and agricultural emissions sectors (California Air Resources Board (ARB), 2008). In California, the transportation sector is the largest emitter of GHGs, followed by electricity generation (ARB, 2010). Emissions of CO2 are byproducts of fossil fuel combustion. CH4, a highly potent GHG, resulting from off-gassing is largely associated with agricultural practices and landfills. N20 is also largely attributable to agricultural practices and soil management. CO2 sinks, or reservoirs, include vegetation and the ocean, which absorb CO2 through sequestration and dissolution, respectively, two of the most common processes of CO2 sequestration. State Greenhouse Gas Emissions Inventorv: According to different ranking systems, California is the 12th to 16tn largest emitter of CO2 in the world (California Energy Commission (CEC), 2006). California produced 484 million metric tons (MMT) of CO2 equivalent (CO2e) in 2004 at its peak over the inventory period, and produced 478 MMT in 2008 (ARB, 2010). CO2e is a measurement used to account for the fact that different GHGs have different potential to retain infrared radiation in the atmosphere and contribute to the greenhouse effect. This potential, known as the GWP of a GHG, is dependent on the lifetime, or persistence, of the gas molecule in the atmosphere. For example, as described in Appendix C, "Calculation References," of the General Reporting Protocol of the California Climate Action Registry (CCAR, 2009), one ton of CH4 has the same contribution to the greenhouse effect as approximately 21 tons of CO2. Therefore, CH4 is a much more potent GHG than CO2. Expressing emissions in CO2e takes the contributions of all GHG emissions to the greenhouse effect and converts them to a single unit equivalent to the effect that would occur if only CO2 were being emitted. Combustion of fossil fuel in the transportation sector was the single largest source of California's GHG emissions in 2008, accounting for 37 percent of total GHG emissions in the state (ARB, 2010). This sector was followed by the electric power sector (including both in-state and out-of-state sources; 24 percent) and the industrial sector(19 percent). Local Inventorv: Both the City and the County of Mendocino are currently preparing Greenhouse Gas Emission Inventories and Climate Action Plans. To date, these plans have not been adopted and neither the City nor the County have GHG emission inventories. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 51 INITIAL ENVIRONMENTAL STUDY Potential Impacts: California is the 12th to 16th largest producer of GHGs in the world, producing 478 MMT in 2008. This is a fraction of the GHGs generated throughout the world, and an individual project cannot generate enough GHG emissions on its own to significantly influence global climate change. A project participates in this potential impact to the extent its incremental contribution, combined with the cumulative contributions of all other sources of GHGs, when taken together, is considerable in its contribution to global climate change impacts. Although a numeric threshold is typically the best measure for determining significance in CEQA analyses, no agency with jurisdiction over the proposed project, or the area in which the project is located, has adopted a quantitative threshold. However, on June 3rd, 2010 the Mendocino County Air Quality Management District (MCAQMD) Air Pollution Control Officer issued new CEQA guidance for the MCAQMD which requested that planning agencies and consultants use the Bay Area Air Quality Management District (BAAQMD) CEQA Thresholds adopted on May 28th, 2010 (updated May 2011) to evaluate new projects. The BAAQMD's approach to developing a threshold of significance for GHG emissions is to identify the emissions level for which a project would not be expected to substantially conflict with existing California legislation adopted to reduce statewide GHG emissions needed to move us towards climate stabilization. If a project would generate GHG emissions above the threshold level, it would be considered to contribute substantially to a cumulative impact, and would be considered significant. a)The proposed Project would not result in a considerable contribution to cumulative GHG emissions. The operation of the Project would not result in an increase in the number of employees or patients. The temporary parking lot(Lot 7)would no longer be used after completion of construction of the Project. The Project was referred to the MCAQMD for review and comment. No comments were received regarding GHG emissions and no additional information or studies regarding GHGs were requested by the MCAQMD. Based on this, the Project would not substantially increase GHG emissions directly or indirectly. b) The City of Ukiah does not have an adopted climate action plan. The City of Ukiah does have General Plan goals and policies that address energy use which may reduce or minimize GHG emissions. The Project would not conflict with any plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. These same factors suggest the proposed project would not result in inefficient, wasteful or unnecessary consumption of energy, and per the criteria described in Appendix F of the CEQA Guidelines. Mitigation Measures: None Required Impact Significance After Mitigation: N/A (Source of Information for this Section: Final EIR— New Ukiah Courthouse Proiect,judicial Council of California, Administrative Office of the Courts, April, 2012) Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 52 INITIAL ENVIRONMENTAL STUDY MANDATORY FINDINGS OF SIGNIFICANCE Potentially Less Than Less Than No Impact Significant Significant With Significant Impact Mitigation Impact DO@S th@ pl'OJ@Ct: 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 X 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 X 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 X directly or indirectly? a. The Project would not have an impact on habitat, plant or animal communities. The Project does not include any habitat, fish or wildlife population, and is not known to include any cultural resources and the Project location is not identified as an area of High significance in the City's General Plan. In the unlikely event, cultural resources are discovered as a result of construction of the Project, a mitigation measure has been included to reduce this impact to a less than significant level. b. The Ukiah Courthouse Project which has two possible locations (Depot site and Library site) in the vicinity of the Project is the only reasonably foreseeable Project in the vicinity of the Project. The Courthouse EIR identified cumulative impacts. The cumulative impacts identified as less than significant would continue to be less than significant when added to the impacts that would result from the proposed Project. Circulation and Traffic. In the Courthouse EIR, US-101 NB ramps/Perkins Street is identified as operating at LOS F under existing conditions. The Project would not result in an increase in the number of employees; therefore, the Project would not affect this intersection. The Courthouse EIR assumes that for the cumulative scenario (year 2030), the intersection of US- 101/Perkins Street is signalized. This signalization results in a LOS that is consistent with City standards (LOS D or better). As noted above, the Project would not result in an increase in the number of employees or patients; therefore, there would be no cumulative impact. Cultural Resources. The Courthouse EIR identified cumulative impacts to cultural resources for the Railroad Depot site and the Library site that were significant and unavoidable. These sites are removed from Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 53 INITIAL ENVIRONMENTAL STUDY the proposed Project, and mitigation measures have been applied to the Project to avoid or minimize any impacts related to cultural resources. Therefore, the proposed Project with the Courthouse Project would not result in a cumulative impact since the impact(s)specific to the proposed Project would be mitigated. Air Quality and GHG/Climate Change. The cumulative Projects for Air Quality and GHG/Climate Change are the Ukiah Courthouse Relocation and Costco. The Courthouse EIR indicates that the Railroad site would result in a cumulative impact to GHG since operational emissions would exceed the 1,100 MT CO2e/year threshold of significance due to the vehicle trips associated with this site. The Draft EIR for the Costco Project indicates that the Costco Project would result in significant and unavoidable impacts to Air Quality and GHG. The proposed Project would only be cumulatively considerable if its construction and/or operation exceeded the 1,100 MT CO2e/year threshold of significance due to the vehicle trips associated with this site. The Project would not result in an increase in employees or patients; therefore, this threshold would not be reached. Construction of the Project would result in a short-term increase in result in GHG emissions and an increase in PM-10. The standards mitigations necessary to reduce PM-10 to a less than significant level have been applied to the Project. Given the size of the Project and short duration of construction, GHG emissions would not exceed the threshold established by MCAQMD. Construction and operation of the HSB is not substantial enough to exceed the thresholds established by MCAQMD. The Project was reviewed by MCAQMD. MCAQMD did not request any additional information or reports on GHG emissions or Air Quality. When the potential impacts of the reasonably foreseeable Project are considered with the impacts of the proposed Project, the impacts would not be cumulatively considerable. c. The Project would not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly Kim Jordan,Senior Planner Planning and Community Development Department City of Ukiah Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 54 INITIAL ENVIRONMENTAL STUDY 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 applicants to incorporate or comply with the Mitigation Measures listed in the document. The Mitigation Monitoring Reporting Program is included as Attachment 2. Project Proponent/Applicant Agreement to Comply with Mitigation Measures I, , the project proponent, have reviewed this Initial Study and Mitigated Negative Declaration, and hereby agree to comply with the mitigation measures and to incorporate the mitigation measures and monitoring programs identified herein into the project. Signature of Project Sponsor Date Attachments 1. Project Plans 2. Mitigation Monitoring and Reporting Program Resources Used To Prepare Initial Environmental Study 1. City of Ukiah General Plan 2. Ukiah City Code 3. City of Ukiah Zoning Ordinance 4. City of Ukiah Noise Ordinance 5. Ukiah Valley Medical Center Emergency Department Expansion, Permanent Heliport Relocation, and Temporary Heliport Initial Study and Mitigated Negative Declaration (SCH#2012072001) 6. Noise Study prepared for the Ukiah Valley Medical Center Emergency Department Expansion, Permanent Heliport Relocation, and Temporary Heliport by Mead and Hunt 7. Geotechnical Report dated April 2009 prepared by Chandler Koehn Consulting with Update Letters 8. Draft EIR — New Ukiah Courthouse Prolect, Judicial Council of California, Administrative Office of the Courts, October, 2011. 9. Final EIR—New Ukiah Courthouse Prolect,judicial Council of California,Administrative Office of the Courts, April, 2012. 10. Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996 11. Hazardous Waste and Substance Sites List from California Department of Toxic Substances 12. Discussions with the following City staff and Agency representatives: A. Chuck Yates, Fire Marshal B. Kevin Jennings, Fire Marshal C. David Willoughby, Building Official D. Ben Kageyama, Senior Civil Engineer, Public Works E. Jimmy Lozano, Electric Utility Department F. Trent Taylor,Administrative Captain, Police Department Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 55 INITIAL ENVIRONMENTAL STUDY CITY OF UKIAH 300 Seminary Avenue Ukiah,CA 95482 CEQA MITIGATED NEGATIVE DECLARATION Ukiah Valley Medical Center Hospital Support Building & Central Yard, Temporary Parking Lot, Construction Staging, Contractor Trailer & Parking DATE: August 9, 2013 PROJECT: Ukiah Valley Medical Center Hospital Support Building and Central Yard, Temporary Parking Lot, Construction Staging, Contractor Trailer& Parking (File No. 13-09-UP-SDP-PC) PROPONENT: Ukiah Valley Medical Center LOCATION: 275 Hospital Drive (APNs 002-160-08 and 002-193-32), northeast corner for Hospital Drive and Hamilton Street (APN 002-160-13), and the northwest corner of Hospital Drive and Hamilton Street (APN 002- 160-10) PROJECT DESCRIPTION: The Project would: 1) construct a 11,200 gross square foot hospital support building (HSB) with one-story and two-story sections in existing parking lot 1; 2) relocate laundry, maintenance, materials management, IT, housekeeping and administration functions to the new HSB; 3) demolish 10,641 gross square feet of existing buildings that currently house the support functions, except administration which is located in the main hospital building; 4) construct a new 31 space parking lot with landscaping and bike parking in a portion of parking lot #1; 5) abandon the existing driveway curbcut into parking lot#1 and construct a new curbcut to provide access to the loading area and a second curbcut into new parking lot #1; 6) relocate generators, transformers, fuel tank, and similar functions to a "central yard" located adjacent to the east property line; and 7) use the vacant parcels on the northwest (APN 002-160-13) and northeast (APN 002-160-10) corners of Hospital Drive and Hamilton Street for temporary employee parking, contractor/construction trailers and parking, and construction staging until construction of the Project has been completed. Construction of the Project requires the removal of 38 tree, located in the parking lot (4 trees), along the project frontage (11 street trees), along the east property line (6 landscaping/screening trees), and within the Project area (17 trees planted as part of UVMC previous projects) (see sheet L-0, landscape demolition plan). The Project includes planting 38 trees. ENVIRONMENTAL SETTING: The environmental setting is comprised of the section of Hospital Drive north of Perkins Street, Hamilton Street south of Clara Avenue, properties west of the Northwestern Pacific railroad tracks, and the Pear tree Center and Home Depot located to the east. The area is east of downtown and characterized by urban scale development. Much of this area is developed with the Ukiah Valley Medical Center (UVMC) campus located at 275 Hospital Drive, other UVMC medical offices located on the west side of Hospital Drive, or vacant parcels owned by UVMC. The west side of Hospital Drive also includes medical and professional office uses. Continuing west from Hospital Drive is a mix of commercial uses, including retail stores and offices. Medium density residential uses are located to the north of the two vacant parcels on Hospital Drive (APNs 002-160-10 and 002-160-13). The primary access to the UVMC hospital campus is provided from Perkins Street, an east-west arterial, with access to Highway 101 to the east and State Street to the west, a north-south arterial through the City of Ukiah. Access to the site is also provided from Hamilton Street to Hospital Drive which provides access from Clara Avenue, a residential street with access to State Street to the west and Orchard Avenue to the east. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 56 INITIAL ENVIRONMENTAL STUDY No creeks or water courses flow through any of the parcels included in the Project. Existing landscaping located at 275 Hospital Drive was planted as part of past development of the site with the UVMC hospital campus; more recently a meditation garden was planted. FINDINGS SUPPORTING A MITIGATED NEGATIVE DECLARATION: 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 based on the conclusions reached in the Initial Environmental Study, it has been determined that the proposed project, as mitigated, would not have significant adverse impacts on the environment for the following reasons: A. A mitigation measure has been included to reduce any impacts related to light and glare to less than significant. Impacts to visual quality were determined to be less than significant or no impact. B. Construction of the Project would result in an increase in PM10. Mitigation measures for construction of the Project have been applied to the Project. The Project is also required to obtain a Permit from the Mendocino County Air Quality Management District(MCAQMD)which will apply any necessary conditions to Project construction necessary to ensure compliance with air quality standards. C. In order to construct the Project, thirty-eight (38)trees within the construction area of the HSB and associated improvements would be removed. The landscaping plan includes the planting of thirty-eight new trees. A mitigation measure has been included to protect any birds that may be nesting in trees that would be removed or that are proximate to the trees to be removed. This would reduce any impacts to biological resources to less than significant. Since the trees that would be removed were planted as part of previous development on the UVMC campus and would be replaced at a ratio of 1:1, the impact related to trees is less than significant. There are no streams, creeks, or water courses on the parcels included in the Project. Gibson Creek is located west and south of the Project and is a tributary of the Russian River which has been designated as impaired for temperature and sedimentation. Orrs Creek is located north of the site and is also a tributary to the Russian River. The Project is required to obtain a permit from the North Coast Regional Water Quality Control Board (NCRWQCB)and to comply with the City of Ukiah's Storm Water Management Plan as well as the Ukiah City Code requirements for erosion and sediment control and storm water. Compliance with the requirements imposed by the NCRWQCB and City of Ukiah would ensure that the Project does not impact local creeks or the Russian River. D. The Project area is not identified on the Area of High Archeological Sensitivity included in the City of Ukiah General Plan. It is highly unlikely that there are archeological resources or human remains on the parcels included in the Project. In the unlikely event that cultural resources or human remains are discovered during grading operations for the Project, mitigation measures have been included to reduce the impact to less than significant. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 57 INITIAL ENVIRONMENTAL STUDY E. The Project is required to comply with the recommendations included in the geotechnical report required for the Project, which would be applied through the building permit review process. A geotechnical report was prepared for a previous project on the site. The recommendations included in this geotechnical report have been applied to this Project and a site and project specific geotechnical report is required for the Project. The site and project specific geotechnical report is required to be submitted as part of the building permit submittal documentation and the Project is required to comply with all recommendations included in the geotechnical report. F. The Project is required to obtain a permit from the Regional Water Quality Control Board, comply with the City of Ukiah' Storm Water Management Plan, and the Ukiah City Code which includes requirements for storm water systems, and erosion and sediment control. Compliance with these requirements as well as the low impact development improvements included as part of the Project result in less than significant impacts to Hydrology and Water Quality. G. The Project is not located within a 100-year flood hazard area. The Project parcels are designated as Zone X, areas determined to be outside the 0.2% annual chance floodplain, on FEMA Flood Insurance Rate Map, Map#06045C1514F, Panel#1514 of 2100, effective date June 2, 2011. H. A portion of the Project is located in the B2 compatibility zone. Since the Project is located north of the Ukiah Municipal Airport, this portion of the Project is required to comply with the requirements of the B2 infill policy. The remainder of the Project is located outside of the boundaries of the Mendocino County Comprehensive Land Use Plan and the Ukiah Municipal Airport Master Plan; and, therefore, not subject to the compatibility requirements. Based on the analysis included in the Initial Study, the Project is consistent with the requirements of the B2 infill policy. I. The Project is infill development located in an area primarily developed with the existing Ukiah Valley Medical Center hospital campus and other medical and professional office uses. The Project is consistent with the applicable goals and policies of the City of Ukiah General Plan. J. No mineral resources or agricultural lands are located within or in close proximity to the project area. K. Construction of the Project would result in a temporary increase in noise levels in the Project area. Residential uses are located to the north of the Project. Mitigation measures have been included to limit the hours of construction and reduce noise from construction equipment. These mitigation measures would reduce construction noise impacts to less than significant. L. The Project would not result in an increase in the number of employees; therefore, the Project would not result in an increase in the need for housing or in population growth. The Project does not include or eliminate any housing. M. There are adequate public services and utilities to serve future development in the project area. N. The Project would not result in an increase in the number of employees, patients, or visitors; therefore, there would be no change in the level of service of intersections in the Project area and existing capacity would not be affected. O. The Project would not result in climate change or greenhouse gas impacts. The Project does not violate any plans or policies adopted to address climate change/GHG. The Project does not meet the impact threshold used by the local air district for determining a significant impact. The Project was referred to and reviewed by the Mendocino County Air Quality Management District and the District did not identify any impacts related to climate change or GHG. Ukiah Valley Medical Center—Hospital Support Building Initial Study of Environmental Impacts August 2013 58 INITIAL ENVIRONMENTAL STUDY P. Reasonable and feasible mitigation measures have been identified that would eliminate or reduce significant impacts to levels of insignificance. 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. 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Community Development and Planning Department e1 � . " .. , � 300 Seminary Avenue Ukiah, CA 95482 A � planninqCilcityofuklah.cam (707)463-6203 2 3 DATE: August21, 2013 4 5 T0; Planning Commission 6 7 FROM: Chariey Stump, Director of Planning and Community Development 8 9 SUBJECT: Directors Report � 10 11 12 13 This Directors Report to the Planning Commission focuses on recent Zoning Administrator . 14 actions, long-range planning activities, recent changes in the Building Division, code � 15 enforcement efforts, our new Department Intern, and a number nf items the Commission has �� 16 recently inquifed about. As a supplement to this Memorandum, I've attached the June 5, 2013 �� 17 Agenda Summary Report to the City Council discussing the 2012-2013 Planning and � 18 Community DevelopmeMDepartment acwmplishments and the accomplishments expected in ��� 19 2013-2014. � �� 20 21 Zoning Administrator . zz 23 Recent Zoning Administrator actions includer ��. 24 25 • Approval of a Miner Use Permitlo allow a Workforce Development Program.Classroom ��. 25 to operate within the small complex at 171 Brush Street. This program trains young '� z7 adults in the construction trades. ' 28 29 • Approval of a Minor Use Permit to allow retail sales in a small existing building at 1360 ' 30 South State Street zoned C-2 (Heavy Commercial}. �. 31 32 • Approval of a small adtlitionand exterior remodel to the office building locatetl.at 206 � 33 South Oak Street. ' 34 35 • Approval of an amendment to the Orchard Plaza Shopping Center sign program. �� 36 37 Long•Range Planning Activities � 38 39 General Pian Housina Element Update: The staff is currently beginning the update of the . 40 General Plan Housing Element, which is due to the State Office of Housing and Communiry � 41 Development by June,2014. The last update was.very comprehensive and our approach this 42 time is to merely update�the data, modify the document to exclude the previous Redevelopment � 43 Agency programs, describe anticipated new programs, and modify the regional housing share 44 numbers, which were receotly reduced by the State�and Mendocino Council of Governments. � 45 We anticipate having a draR document for discussion by eariy 2014. . 1 2 Climate Action Plan: The municipal operations and cily emissions inventories have been 3 completed and the staff is currently reviewing the Administrative Draft Climale Action Plan. The 4 public review draft will be released soon and the project is expected to be completed before the 5 end of the year. 6 7 Aaricultural Conservation Easements: The slaff has been working with the Mendocino Land 8 Trust on agricultural conservation easement acquisition projects for a few parcels east of the 9 cily limits and within our current Sphere of Influence (Map attached). The City Council l0 unanimously adopted a Resolution of suppoA and is hopeful that final approval of the funding 11 willoccursoon. 12 13 Sphere of Influence Amendment: The Local Agency Formation Commission (LAFCo) adopted 14 the City of Ukiah Municipal Service Review last September and is wrrently analyzing the Cily's 15 proposed updated (reduced) Sphere of Influence. Last February, the City Council adopted a 16 Resolution proposing the updated Sphere to match the Sphere recommended in the General 17 Plan (Map attached). 18 19 Water Riahts Permit Amendment Environmental Imoact Report: The Draft Environmental 2o Impact Report (DEIR) was released for agency and general public review (March-May), and the 21 City Council conducted a public hearing to accept public comments on May 1 , 2013. The 22 Response to Comments and Final EIR are being prepared and the document is expecled to be 23 certified before the end of the year. 24 25 Talmaoe Road/Hiqhwav 101 Southbound On-Off Ramos Realiqnment Proiecl CEQA Document: 26 An Initial Environmental Study and proposed Mitigated Negative Declaration have been 27 prepared for this project. The Notice ofAvailabiliry has been advertised and sent to interested 28 agencies and persons, and the review and comment period ends on August 27, 2013. The 29 project is intended to accommodate existing and future traffic resulting from development in the 3o surrounding area and build-out of the Airport Industrial Park. The project would also improve 31 pedestrian facilities in the area. 32 33 Building Division Changes 34 35 A number of changes have either occurred or are being pursued in an effort to improve building 36 permit processing and the amount of information available to the public. 37 38 Rapid Review: Last November the City Building Division began offering a Rapid Review 39 Building Permit plan checking process that enables applicants to have their plans reviewed and 40 issued over-the-counter. The typical type of over-the-counter permits such as for new roofs, 41 water heaters, minor electrical, banners, etc. was expanded to include the following types of 42 building permit applications that require plan checking: 43 44 o Commercial tenant improvements without structural changes 45 o Signs without strucWral review 46 o Residential additions a� o Residential remodels 48 o Residential accessory structures — new, additions, remodel (i.e. garages) 49 o Building, Electrical, Mechanical and Plumbing permits (i.e. reroof, siding, HVAC 5o change out, electrical service change out, new gas line, etc.). 51 i Large projects, particularly those involving structural engineering, significant electrical work, 2 mandatory field review, etc., are not eligible. 3 4 The program has been very popular and shortens the typical review period for many building 5 permits from lhree-weeks to one-hour. 6 7 Plan Check Monitorinq: The Building Division continues to regularly monitor its permit plan- 8 checking first review times with the goal of being on-time with every building permit. While there 9 are times when individual staff members (rom various departments are late due to a number of lo factors, the City overall is hovering around 90°/o on-time. When the monitoring began in 2010, 11 first reviews were on-time SO°/a or less. We continue to strive for 100% on-time. 12 13 Issued Permit Information: We have recently begun providing a link on the City's website for the 14 public to review the building permits issued by the City during the previous week. 15 16 Electronic/Dioital Plan Submitlal: We are expecting an increased demand for electronic/digital 17 plan submiltal and will have the capability to accept, review, store and retrieve electronic plans 18 when the new Munis permit module sokware goes live in November. 19 2o Palace Hotel: The City Council formed an Ad-Hoc Committee (Mayor Crane and 21 Councilmember Landis) to work with the owner of the Palace Hotel to resolve a number of 22 building code violations. The City and Air Quality Management District issued phase 1 permits 23 to remove debris resulting from internal "demolition" (plastedlath), and tons of debris have been 24 removed from the building. 25 26 A major repair of the roof was accomplished before last winter, and it is currently being 27 reevaluated for its adequacy for the upcoming rainy season. 28 29 The owner plans to hire an architect and structural engineer to evaluate the structure once all 30 the structural members are visible. 31 32 The owner hopes to attract investors and envisions a complete restoration of the building. No 33 firm plan has been developed in terms of future uses for the building. 34 35 Post Office: The historic downtown Post O�ce building remains vacant. The owner hired a 36 contrector to erect a "temporary" fence to secure against trespassing which had become a 37 significant problem. The owner recently indicated that clean-up of toxics on the site would be 38 undenvay soon. No plans have been submitted for reuse of the building. 39 40 Code Enforcement 41 42 General: The majority of City Code enforcement is being managed by the Police Department. 43 They are handling a number of major junk, debris and public health and safety related cases 44 and are being assisted by Planning and Community Development Department Staff. 45 46 Siqn Code Enforcement: The enforcement of sign code violations has been conducted as time 4� and resources allow. Over the pasl year, over 50 violations have been identified and most have 48 been corrected. Beginning in August, the Associate Planner and new Department Intern (see 49 below) will be conducting weekly field work to identify violations and work with property owners so to correct the violations. 51 i Buildina Code Enforcement: The City Building Official has been managing a number of building 2 code violations cases ranging from "ordinary" red-tags for working without building permits to 3 more extensive violations with the assistance of the City Attorney. One recent case went to 4 court and has been resolved in the City's favor. 5 6 Planning and Community Development Intern 7 S The approved 2013-2014 City budget included a small amount of funding for a Planning and 9 Communily Development Intern to assist with data entry for the new Munis Software permitting lo module, as well as with a number of olher planning/building projects. Michelle Johnson, who 11 had worked with the Department as an unpaid Intern was hired to fill the part-time intern 12 position. 13 l4 Workload 15 16 The overall permit workload of both the Planning and Building Divisions is increasing and the 17 Staff has engaged in a significant number of inquiries from new businesses, as well as existing 18 businesses interested in relocating and/or expanding. Additionally, the Staff has been working 19 with a local property owner/developer interested in consiructing small unit housing projects in 2o and around the downtown area. 21 22 If the Costco projecl is successful, we anticipate an increase in planning and building permit 23 applicalions in the Airport Industrial Park. 24 25 26 ATTACHMENTS: 27 28 1. June 5, 2013 City Council Agenda Summary Report: Planning and Community 29 Development Department 2012-2013 Accomplishments and Expected Accomplishments 3o for 2013-2014. 31 32 2. Agricultural Easemenl Properties Map 33 34 3. Sphere of Influence Exhibits /�/S COr./S�✓rsLT/D✓t/ ,�J.Er7,�n/T'�'j �ao��' � „ � _ ___— _. _ �t �� u��ai� F�XPiiC�I'Y A :i '� Gobbi Street Vineyards� � � (Dolan) Properties � / -- �� Talmage �. . I�� �—`�_ � ro � 3 i��� . m.�,� .--�V� �� � � .�� � .. ..�—.., , �� �z � � ��� � � � ' r �-�_ 't ,� 'LT] _� . �'�. �.�' — . , �; � -�� � ���� , �, -� �� � z __� � . �,,` u ,� � �, �. ___----_� �___��.__._ � �_�____ � _� _ _ — _�� � �J��,«oa� �H,��� ��rao�� Dark Horse Ranch ��� nPw PmP�-, <e7m;ez .Rn�mw� . .. .�. :: �ark�NOrs¢ P.ancH � '. �i33-550.03_i9D�01_20U-J? ��. � �1830 0�4�S_026{l? —'—° •° �. ^�tn iaa aaon� oSC-o. � U lJ 0.6 1 � 'L,m b _�.. ...,. P7'7';� �em P�ecMen�emerM1 � �. �Ufi �Fl i ' ; � iUklehVelley¢eneralPlanaMGrox1M1ManegemeNPiogram ClryoNk�ahgMentlodnoCOUnry,Caff ia � . IId. VVhellsaGeneFalPlan?4Page6 � � � � _ _ II 'l / v fI �_� 7 � � .u� �.' I� -�-. 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