HomeMy WebLinkAbout01222014 - packet (1) CITY OF UKIAH
PLANNING COMMISSION AGENDA
�anuary 22, 2014
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 following meeting are included for review and approval:
A. November 13, 2013
B. December 11, 2013
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
parry 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 February 3, 2014 by 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARINGS
A. Costco Warehouse and Fueling Station Site Development Permit (SDP),
Airport Park Boulevard (File No. 11-1-REZ-SDP-CC-PC and 11-16-EIR-CC).
Planning Commission consideration of the Costco Warehouse and Fueling Station site
development permit. The Project includes construction of a 148,000 square foot
Costco Warehouse store and 16-pump fueling station, 607 parking spaces,
landscaping, and associated site improvements on a 15.3 acre parcel on the east
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.
side of Airport Park Boulevard, south of Ken Fowler Auto Center. The Project
includes: a Costco store with a bakery, pharmacy, optical center, hearing aid testing
center, food court, photo center, tire sales and installation; and fueling station; sales
of approximately 4,000 products; and employment of 175 to 200 people.
Planning Commission will consider relying on the Costco Wholesale Project EIR
certified by the City Council on December 18, 2013 (City Council Resolution 2013-34)
and the CEQA findings and statement of overriding considerations adopted by the
City Council on December 18t" (City Council Resolution 2013-35).
On December 4t'', the City Council considered the certification of the EIR and
continued its consideration of the certification of the EIR to its December 18,
2013 meeting. On December 18, 2013, City Council concluded its consideration
of the EIR and adopted a resolution certifying the EIR. On December 18, 2013,
the City Council also adopted a statement of overriding considerations for the
Project.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. AD70URNMENT
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 NO. 9A
Community Development and Planning Department
L�ity of Zlkah 300 Seminary Avenue
Ukiah, CA 95482
planninq c(�.cityofukiah.com
(707)463-6203
2
3 DATE: January 22, 2014
4
5 TO: Planning Commission
6
7 FROM: Kim Jordan, Senior Planner
8
9 SUBJECT: Consideration of the Costco Warehouse and Fueling Station Site Development
10 Permit
11 Eastside, south end of Airport Park Boulevard
12 APNs 180-110-08, 09, 10 and 180-080-57, 58, 59, 62, 63, 64, 65, 66, and 67
13 File Nos.: 11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
14
15 RECOMMENDATION
16
17 Staff recommends the Planning Commission conducts a public hearing and take the following
18 actions:
19
20 1. Make a motion and vote to utilize the Costco Wholesale Project EIR certified by the City
21 Council on December 18, 2013 as an adequate environmental review document for the
22 Project Site Development Permit;
23
24 2. Make a motion and vote to rely on the CEQA findings and a statement of overriding
25 considerations adopted by the City Council in City Council Resolution 2013-35; and
26
27 3. Make and motion and vote to approve the Costco Warehouse and Fueling Station
28 Project Site Development Permit based on the findings included in attachment 1 and
29 subject to the conditions of approval included in attachment 2.
30
31 PROJECT DESCRIPTION AND SETTING
32
33 Project Description
34
35 An application was received from David Babcock and Associates on behalf of Costco requesting
36 the following (see attachment 3, Project Description and attachment 10, Project Plans):
37
38 1. City Council approval of a rezoning to amend the Airport Industrial Park Planned
39 Development Land Use Map to change the land use designation of the Costco Project
40 site from Industrial/Auto Commercial and Light Manufacturing/Mixed Use to Retail
41 Commercial (see Project plans, sheet 5);
42
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
1
1 2. Planning Commission approval of a Site Development Permit; and
2
3 3. Consolidation and reconfiguration of the parcels included in the Project
4
5 to allow the construction of a 148,000 square foot Costco Wholesale Warehouse, 20 pump fuel
6 station, 607 parking spaces, landscaping, and associated site improvements on a +/-15.33 acre
7 site located on the eastside of Airport Park Boulevard between Ken Fowler Auto Center and the
8 southern terminus of Airport Park Boulevard (APNs 180-110-08, 09, 10 and 180-080-57, 58, 59,
9 62, 63, 64, 65, 66, 67)within the Airport Industrial Park Planned Development (AIP PD).
10
11 The proposed Costco Project would include the following:
12
13 ■ bakery, pharmacy, optical center, hearing aid, testing center, food court, photo
14 center, and tire center(sales and installation);
15 ■ sales of over 4,000 retail products;
16 ■ 16 pump fueling station(with the ability to expand to 20 pumps);
17 ■ 607 space parking lot with 11 cart corrals (5 double space corrals and one single
18 space corral) located throughout the parking lot;
19 ■ delivery truck hours 3:00 a.m. to 2:30 p.m.;
20 ■ approximately 10 trucks delivering goods on weekdays, with an average of 80-100
21 delivery trucks per week; and
22 ■ 175 to 200 full and part-time employees, approximately 60% of the positions being
23 full-time and 40% of the positions being part-time
24
25 Store and Fueling Station Hours
26 Store hours would be Monday through Friday from 10:00 a.m.to 8:30 p.m., Saturday 9:30 a.m.
27 to 6:00 p.m. and Sunday 10:00 a.m. to 6:00 p.m. Fueling station hours would be daily from 6
28 a.m. to 10:00 p.m.
29
3o Parcel Consolidation and Reconfiguration
31 The Costco Project site is comprised of all or portions of 11 different parcels (see Project plans,
32 sheet 5). As part of the Project, twelve parcels would be consolidated into four (4) parcels. One
33 parcel would be the Costco Project site. The other three (3) parcels would be located to the
34 south of the Costco site. Parcel 2 and Parcel 4 are comprised primarily of the
35 wetlands/drainage area located to the south of the Costco site. Parcel 3 is located to the south
36 of and outside of wetlands/drainage area.
37
38 Site Design and Layout
39 The site is currently undeveloped with the exception of some existing utility services provided to
40 the site. The Project has street frontage on Airport Park Boulevard where there is curb and
41 gutter but no sidewalk. An easement ending in a cul-de-sac exists on the north side of the site
42 provides vehicle access to the Costco site, as well as Ken Fowler Auto Center located to the
43 north. The easement has curb and gutter, but no sidewalks.
44
45 Two 40-foot wide driveways would provide access to the Project from Airport Park Boulevard.
46 The southernmost driveway would provide access to the fueling station for members and fuel
47 delivery trucks. The northernmost driveway would provide member access to the main parking
48 area, vehicle access to the tire center, and tire center delivery vehicle access to the tire center.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
2
1 Access to the main loading area at the rear of the site would be provided via the cul-de-sac at
2 the north side of the site. The cul-de-sac would also provide access to the smaller loading area
3 at the north side of the building and secondary member access to the parking lot.
4
5 The store would be located on the northwest corner of the site, separated from the street and
6 access easement by a sidewalk and landscaping. The parking lot is located to the side (south)
7 and rear (east) of the building. Members would access the tire center from inside of the store.
8 Vehicle access to the tire center would be provided from four roll-up doors on the south
9 elevation.
10
11 The fueling station would be located in the southeast corner of the site with the primary access
12 to the fueling station provided via the southernmost driveway on Airport Park Boulevard. The
13 fueling station includes 16 pumps in four rows of two pump islands each arranged north to
14 south. The Project also includes the potential to add one additional row of pump islands to the
15 south that provides four additional pumps. The four additional pumps are not proposed as part
16 of this site development permit application, but were analyzed in the Costco Project EIR. The
17 Project plans include plans for the fueling station which shows that the fuel station area is
18 graded to drain away from the wetlands/drainage area located to the south of the Costco Project
19 site and to identify the fuel facility safety features included in the Project (see Project plans,
20 sheet 7.2). Sheet 7 of the Project plans demonstrate and note that the fuel tanks would be
21 located +/- 150 feet from the edge of the wetlands and the edge of the fuel station canopy would
22 be +/- 120 feet from the edge of the wetlands.
23
24 The Project would continue to use the two outfalls located to the east of the site in the Caltrans
25 right-of-way and the two outfalls located to the south of the site in the drainage area. The
26 Project includes one new outfall to the drainage area located to the south of the site (see sheet
27 C2).
28
29 Parking and Loading/Delivery Areas
30
31 The Project provides 607 parking spaces, of which 16 spaces are accessible spaces (see
32 Project plans, sheet 6). Due to the nature of the Project, no compact parking spaces are
33 proposed. The standard parking spaces are 10-feet wide by 20-long. Parking spaces that are
34 located at a planter strip are 10-feet wide by 16-feet with a 2-foot overhang into the planter.
35 Most of the drive aisles are 24-feet wide.
36
37 The two easternmost drive aisles are 30-feet wide as is the drive aisle that provides access to
38 the fueling station. The difference in aisle width is intended to provide adequate maneuvering
39 room for delivery vehicles.
40
41 The Project includes four separate locations that will receive deliveries as described below (see
42 Project plans, sheet 10):
43
44 ■ Primary loading area: includes 4 loading bays at the rear (east side) of the building and
45 is setback approximately 77-feet from the eastern elevation. A knee-wall up to 48-
46 inches in height would be located to the north of the loading dock.
47
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
3
1 ■ Recycling/Bread Trucks: Located on the north side of the building, this is the loading
2 area for recycling and bread trucks. This area would be screened by a "green screen."
3
4 ■ Tire Center: Located on the south side of the building, tire center trucks have
5 "balanced" trips in that the same truck that delivers tires also removes old tires.
6
7 ■ Fueling Station: Fuel trucks would deliver fuel to the fuel tanks from the drive aisle
8 located on the north side of the fueling station.
9
10 Building Design
11
12 The building is a large rectangular warehouse style building constructed with a mix of CMU and
13 pre-constructed metal panels. The west elevation is the longest elevation at 478 feet. The east
14 elevation is broken up with the primary elevation 350 feet long, the loading dock 55 feet wide
15 and setback from the main elevation. The primary north elevation is 250 feet long and the side
16 of the loading berth 77 feet long and setback from the main elevation. The south elevation is
17 279 feet. The building entry is at a 45-degree angle between the east and south elevations and
18 includes a metal canopy supported by CMU columns and metal supports attached to the
19 building wall. Parapet height varies from 28-feet to 34-feet.
20
21 The building is comprised primarily of vertically and horizontally oriented metal panels, split face
22 CMU and smooth face CMU. The colors are brown and tan earth tones ("sand stone" and
23 metallic champagne" metal panels and "ivory 721" smooth face CMU and "dark brown 635" split
24 face CMU). The rollup doors for the tire center, main entry, and loading berths are silver/grey in
25 color. The "man" doors are painted to match the color of the elevation on which the door is
26 located, so the color of the door varies based on location. The building also includes the Costco
27 horizontal red stripe on the sand stone metal panel on all of the elevations. The red stripe is a
28 metal panel and part of Costco's branding.
29
3o The fueling station is comprised of 8 two-sided pump stations for a total of 16 pumps. The
31 pumps would be covered by a canopy which is 17.5-feet in height and 3,840 square feet
32 (approximately 132-feet by 20-feet). The fuel station also includes a controller enclosure and a
33 trained attendant supervises the fuel facility during fueling station hours of operation.
34
35 Landscaping and Existing Trees
36
37 Landscaping Plan: The Project includes the planting of trees, shrubs, grasses, and
38 groundcovers as shown on the landscaping plan submitted for the Project (see Project plans,
39 sheet 19). The landscaping plans have been revised to include additional information, such as
4o the size at five (5) years and 15 years, number to be planted, photos of the species included in
41 the landscaping plan, and identification of native species.
42
43 The landscaping plans have also been revised to address public comment during the EIR
44 process related to screening, planting of native tree species, and to address concerns
45 expressed by the Fire Marshal. Tree selection in the area of signage was also modified. The
46 trees proposed are described below along with the modifications.
47
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
4
1 ■ Parking Lot Trees: Ulmus parvifolia (Dynasty Chinese elm), Acer Rubrum (October
2 Glory Maple); Chitalpa Taskentensis (Pink Dawn Chitalpa), Zelkova serrata (Village
3 Green Japanese Zelkova). All of these trees were selected from the City's Required
4 Parking Lot Tree List.
5 ■ Street Trees: Pyrus calleryana (Aristocrat Flowering Pear) along Airport Park
6 Boulevard. The Flowering Pear was selected from the City's Required Street Tree List.
7
8 ■ Screening/Perimeter Trees: Ulmus parvifolia (Dynasty Chinese elm), Chitalpa
9 Taskentensis (Pink Dawn Chitalpa), and Sequoia Sempervirens.
10
11 ■ Small Accent Trees: Flowering Crape Myrtle on the north, east, and west elevations of
12 the building, the south side of the southernmost driveway entrance from Airport Park
13 Boulevard, and along the east building elevation.
14
15 In response to comments on the EIR, the landscaping plan was revised to provide additional
16 screening of the parking area from US 101. This screening includes a 2 to 3-foot high
17 landscaped berm along the east-side of the site (Project plans, sheets 7.1, 19, C2). The berm
18 extends from the north of the site to the middle of the east property line and from the south end
19 of the fueling station to the south property line. The break in the landscape berm is the result of
20 a lack the space necessary in this area to create the berm.
21
22 The plans also include bioswales on the west side of the site, along the east side of the site
23 between the east property line and the Caltrans drainage area to the east (Project plans, sheets
24 19 and C2). There are two additional bioswales located within the parking lot.
25
26 Existing Trees: There are no existing trees on the Costco Project site. There are trees located
27 to the south of the Costco site in the wetlands/drainage area and east of the Costco site in the
28 ditch located in the Caltrans right-of-way. The canopies of several of these trees within the
29 Caltrans right-of-way extend over the property line onto the Costco site. The civil plans for the
3o Project (Project plans, sheet C2) include notes that three (3) trees may be affected as part of
31 the drainage improvements required for the Project. One of these trees is located in the
32 wetlands/drainage area to the south of the Costco site. Two trees are located in the Caltrans
33 right-of-way located to the east of the Costco site.
34
35 Pedestrian, Bicycle, and Transit Amenities
36
37 Pedestrian: Pedestrian facilities proposed as part of the Project include the installation of
38 sidewalks on Airport Park Boulevard and along the north property line. The sidewalk along
39 Airport Park Boulevard would connect to a sidewalk along the southern frontage of the store
40 which connects to the building entry. The mitigation measures for traffic and transportation
41 require ADA compliant crossings at the driveway entrances and marked pedestrian pathway
42 across the driveways (Transportation and Traffic mitigation measure 3.10.2b).
43
44 A pedestrian pathway separated from the drive aisles is provided from the fueling station to
45 the building entry within the main parking area. In the smaller parking area to the east of the
46 building, a pedestrian connection is provided across the drive aisle from the easternmost
47 double row of parking to the sidewalk on the east side of the store and from the ADA parking
48 spaces on the east side of the store to the building entry.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
5
1
2 Transit: An on-street bus stop would be located on the north-side of the site. A bus pad
3 and shelter would be provided adjacent to the sidewalk. The sidewalk on the north side of
4 the site connects to the sidewalk on Airport Park Boulevard which connects to the sidewalk
5 on the south side of the building and the store entry (Project plans, sheets 6 and 8).
6
7 Bike: The project includes a Class III on-street bike route along the Airport Park Boulevard
8 street frontage for the Project, 10 bike parking spaces for employees at the north side of the
9 building for employees and an additional 10 bike parking spaces at the front of the building
10 for customers (Project plans, sheets 6 and 9).
11
12 Signage
13 The Project plans include a sign program for the Costco Project (Project plans, sheets 12, 13
14 and 18). Signs are proposed for the building and fueling station canopy. No
15 freestanding/monument signage is proposed.
16
Buildin Si na e
Si n Location #of Si ns Si n Hei ht Li htin S uare Foota e
North elevation 1 8-feet,10-inches Indirect 260.2 sf
East elevation 1 8-feet,10-inches Indirect 260.2 sf
West elevation 1 8-feet,10-inches Indirect 260.2 sf
South elevation 2 8-feet,10-inches(Costco) Indirect 290.5
1-foot,9-inches(Tire Center)
Building Entry 1 7-feet,5-inches Indirect 182 sf
Total 6 N/A N/A 1,253.1 sf
Fuel Station Si na e
Si n Location #of Si ns Si n Hei ht Li htin S uare Foota e
North elevation 1 2-feet,4-inches Indirect 19.6 sf
East elevation 1 2-feet,4-inches Indirect 19.6 sf
West elevation 1 2-feet,4-inches Indirect 19.6 sf
South elevation 1 2-feet,4-inches Indirect 19.6 sf
Total 4 N/A N/A 78.4 sf
17
18
19 Exterior Lighting
20 The Project includes parking lot lighting, building mounted lighting, sign lighting, and under-
21 canopy fuel station lighting. As part of the plans, a photometric plan was submitted that
22 identifies the location of the exterior lighting and description of the fixtures proposed for the
23 Project (Project plans, sheets P1 and P2). The following is a summary of the lighting proposed
24 for the Project:
25
26 ■ Pole-mounted single and double-fixture parking lot lighting which would be 36-feet 9-
27 inches in height measured from ground level to the top of the fixture (symbols P and P1);
28 ■ Wall-mounted lighting that would be mounted at a height of 20-feet on all building
29 elevations and at the loading dock (symbol W);
30 ■ Wall-mounted lighting for the tire center that would be mounted at a height of 17-feet
31 (symbol W 1);
32 ■ Under canopy lighting for the fueling station (symbol GA and GF);
33 ■ Wall-mounted direct lighting of the Costco Wholesale building mounted signage (Project
34 plans, sheets 12, 13, 18); and
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
6
1 ■ Canopy-mounted indirect lighting of the Costco Gasoline signage (Project plans, sheet
2 18).
3
4 Setting
5
6 The site is currently undeveloped with the exception of some existing utility services provided to
7 the site (Project plans, sheet 4). There are no trees on the site and the site is covered primarily
8 in weeds and grasses. There are no water courses or wetlands on the Costco Project site. The
9 property immediately south of the site is undeveloped and consists of drainage area/wetlands
10 (Project plans, sheets TS and 4). The area to the east of the site is Caltrans right-of-way which
11 includes a drainage area and US 101. The site currently drains to the east to two (2) outfalls
12 located in the Caltrans right-of-way between the Project site and US101 and to the south to two
13 (2) existing outFalls located in the drainage area to the south of the Costco Project site.
14
15 Ken Fowler Auto Center is located immediately north of the site and developed with an auto
16 dealership building, outdoor display of vehicles for sale, parking for employees and customers,
17 landscaping, monument/freestanding signage along US 101, and associated site improvements.
18 Mendocino Brewing Company (brewing and bottling) is located southwest of the Costco Project
19 site at the terminus of Airport Park Boulevard.
20
21 The table below identifies the uses located on parcels within the vicinity of the Costco Project
22 site and also includes the general plan and zoning designations of the parcels.
23
General Plan Zonin Land Uses
PI'Oj@Ct Master Plan Area Planned Development(PD)- N/A-Vacant
(MPA) Airport Industrial Park
Industrial/Auto Commercial
Light Manufacturing/Mixed Use
N01th Master Plan Area Planned Development(PD)- Ken Fowler Auto Center
(MPA) Airport Industrial Park Friedman's Home Improvement
Industrial/Auto Commercial Staples, Food Maxx
Retail Commercial Ashley Furniture
Walmart
S011th Master Plan Area Planned Development(PD)- Vacant land
(MPA) Airport Industrial Park Mendocino Brewing Company
Light Manufacturing/Mixed Use Vineyards
Industrial
County County County
East County County U.S. 101
County—Pear orchards
(east side of U.S. 101)
WeSt Master Plan Area Planned Development(PD)- Vacant parcels with concrete
(MPA) Airport Industrial Park debris
Light Manufacturing/Mixed Use Les Schwab,small retail stores
and restaurants
Public(P) Ukiah Municipal Airport PD Ukiah Municipal Airport
24
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
7
1 BACKGROUND
2
3 Redwood Business Park/Airport Business Park
4
5 In 1995 an environmental impact report (EIR) was prepared by Leonard Charles and Associates
6 to evaluate the effects associated with build-out of the Airport Business Park (ABP) (SCH
7 #90030999) which included the development of a 55,000 square foot brewing and bottling
8 facility and 219,000 square feet of industrial buildings. The EIR included an analysis of the
9 potential impacts to Visual Quality (DEIR, pp. 77-81). In 1995, an EIR also was prepared by
10 Leonard Charles and Associates for an amendment to the Airport Industrial Park Planned
11 Development (SCH #90030999) to evaluate the effects associated with the build-out of the
12 Redwood Business Park if conditional uses in the AIP PD were changed to allowed uses and
13 the areas/zones where commercial development is allowed were expand. This EIR also
14 included an analysis of the potential impacts to Visual Quality (DEIR, pp. 78-82).
15
16 When determining significance of the visual changes analyzed, the Airport Business Park EIR
17 which included an analysis of the development of the properties along US101, acknowledged
18 that development of this area with commercial and industrial uses may be aesthetically
19 offensive to some people and that a person's perception of the visual change was a necessarily
20 subjective judgment.
21
22 Both EIRs concluded that (o]nce the entire industrial park is developed, the southern entrance to
23 Ukiah will be dominated by this large commercial/industrial complex. As such it is very important
24 that particular attention be paid to the design of future buildings, site layout, color schemes, and,
25 especially landscaping. In order to mitigate this change, both EIRs recommended the continued
26 use of the adopted design requirements for development located within the AIP and RBP,
27 including requirements for landscaping, and recommended landscaping along US101.
28
29 Design Review Board
30
31 The Costco Project site is located outside of the boundaries of the Downtown Design District;
32 therefore, the review of the Project by the Design Review Board (DRB) was not required. The
33 applicant chose to have the Project reviewed by the DRB. On December 8, 2011, the Project
34 was reviewed by the Design Review Board and summary of the comments provided by the DRB
35 is provided below (see attachment 4, DRB Minutes).
36
37 Site Plan
38 ■ Project needs more than one point of egress for trucks, etc.
39 ■ Encourages taking advantage of photovoltaic opportunities as much as possible.
40 ■ Make certain the site interior is pedestrian and bicycle friendly that provides for a nice connection
41 to different areas on the site. Supports having a pedestrian pathway on the south side of the
42 building that would provide for accessibility and a nice connection between the building and
43 parking lot.
44 ■ Questions the location of the tire bay. Moving the bay farther east would interFere with an already
45 nice view of the project from the freeway. It may be tire bay should be developed to the north side
46 of the building if this is workable.
47 ■ Develop a pedestrian way for buses and bicycles coming in. A person could park further away
48 and take the pathway. Otherwise, there is no place for people to walk with the current layout in
49 the area where the bay exists now. There is also no overhang for protection purposes and as
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
S
1 currently designed presents a safety hazard because there is no place for people to walk.
2 Someone would have to direct traffic as it is now just to get traffic in and out of the bay. There is
3 also the matter of where people are going to park for those persons waiting to get tire service.
4 Recommends rethinking the south exposure in terms of safety, accessibility and allowing for an
5 adequate pedestrian connection with overhangs where feasible as long as they do not hang over
6 the curb to shield people from the rain. Other than this issue, the project is nicely designed.
7
8 Building and Architecture
9 ■ Likes the building orientation and sight lines people will be looking at when driving to the site,
10 color scheme, building treatments and materials that aesthetically provide for an appealing
11 building even though the building is a big box structure.
12 ■ The building and site design will not be too overwhelming.
13 ■ Design the entryway so that people have a covered/protected area where they can wait for or
14 meet other people. Shade/protection measures from weather conditions would be helpful on the
15 south side of the building.
16 ■ Do not include arches in the design.
17 ■ An entry canopy is a nice feature and like the presentation of the entry.
18 ■ It appears the south elevation is `busier' than the others.
19 ■ Consider deep roof overhangs that create shadows off of the building that add variety
20 aesthetically.
21 ■ Would like to see some architectural features from the Ukiah Brewery somehow incorporated into
22 the design aspect for the Project.
23 ■ Likes the color palate selected for the building.
24 • Concern was expressed about the `box appearance' and massing of the building.
25
26 Landscapinq
27 ■ Provide for shading on the east side of the building to keep the signage accessible in that narrow
28 space in order to provide some morning shade.
29 ■ Supports plant species that are perennial.
30 ■ Likes the selection of trees for the parking lot.
31 ■ Include more native plants.
32 ■ Replace Crape Myrtle with California Redbud.
33 ■ Better integration of the `understory planting.'
34 ■ Would like to see the plant species for the bio-swale to better understand how the bio-swale will
35 be implemented.
36 ■ Reorient vegetation to provide for improved visual access into the site with regard to signage and
37 provide for better anchored/defined/accented corners. This would allow for`cleaner site lines.'
38 ■ The revised City Master Tree List that has not yet been approved by and/or adopted Council
39 would be helpful with the selection of appropriate trees for the project.
40
41 Other
42 ■ Likes the proposed project overall, noting consideration is given to including as much sustainable
43 practices as possible, that attention has been paid to building orientation, landscaping, drainage,
44 water and energy conservation and aesthetics.
45 ■ Some members and employees may want to bicycle to Costco.
46 ■ Likes sustainability features incorporated into the operations of the Costco store.
47 ■ Likes the building orientation and presentation.
48 ■ Consider providing recharging stations in parking area for alternative fuel vehicles.
49
50 Planning Commission
51
52 On November 21, 2013, the Planning Commission conducted a public hearing on the
53 certification of the Costco Wholesale Project EIR (item 9A) and voted 3-1 to recommend the
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
9
1 City Council certify the EIR. On November 21, 2013, the Planning Commission conducted a
2 second public hearing to provide direction on the findings required for a statement of overriding
3 considerations and to make a recommendation to City Council on the proposed rezoning of the
4 Costco Project site (item 9B). The Planning Commission voted 3-1 to recommend the City
5 Council make the findings required for a statement of overriding considerations based on the
6 benefits of the Project identified in the staff report, included in attachment 1 of the staff report,
7 and identified by the Planning Commission at the meeting and approve the rezoning of the
8 Costco Project site to Retail Commercial.
9
10 City Council
11
12 On December 4, 2013, the City Council conducted a public hearing to consider Planning
13 Commission's recommendation to certify the Costco Wholesale Project EIR. At the meeting,
14 City Council received public comment and provided Council comments on the EIR. At the
15 meeting, substantial additional written public comment was submitted and reviewed by City staff
16 and the City's EIR consultants. In order to allow time for City staff and its consultants to
17 adequately review and respond to the comments, the City Council continued its consideration
18 of the EIR to the December 18th City Council meeting and closed the public comment portion of
19 the public hearing. At the December 18t" meeting, the City Council resumed its consideration of
20 the EIR and voted 4-0 to adopt a resolution certifying the EIR as adequate under CEQA (see
21 attachment 4, resolution 2013-34).
22
23 On December 18, 2013, City Council also conducted a public hearing to consider the findings of
24 fact and statement of overriding consideration and the rezoning of the Costco Project site to
25 Retail Commercial. The City Council voted 4-0 to adopt a resolution making the findings and
26 statement of overriding considerations (see attachment 5, resolution 2013-35) and to introduce
27 an ordinance to rezone the Costco Project site to Retail Commercial.
28
29 The adoption of the ordinance to rezone the Costco Project site to Retail Commercial was finally
3o adopted at the January 15, 2014 City Council meeting (Ordinance 1146) and will take effect 30
31 days from the date of adoption. Ordinance 1146 supersedes Ordinance 1098 as the regulating
32 document for the Airport Industrial Park Planned Development.
33
34 Public Comment
35
36 Below is a summary of public comment received related to the site development permit:
37
38 Landscaping:
39 ■ Concerned about the visibility of the Project from US 101 which is identified as a
4o gateway and scenic corridor in the General Plan. Recommend planting evergreen trees
41 to screen the site year round.
42 ■ Concerned about the effects of pollen/debris on vehicles at Ken Fowler Auto Center.
43 Recommend selecting species with limited pollen production and debris.
44 ■ Concerned about screening the Project and the selection of the appropriate trees for the
45 site. Recommend planting redwoods and oak trees since both trees are good sequesters
46 for carbon, grow well in the area, and could provide screening.
47 ■ Plant trees more appropriate for the Project and better suited to Ukiah's climate.
48
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
10
1
2 Lighting:
3 ■ Concerned the Project would impact night-time views in the area and create light
4 pollution.
5
6 Aesthetics:
7 ■ Concern that the Project includes a long stretch of parking lot along US 101.
8
9 Fueling Station
10 ■ Concern has been expressed regarding the location of the fueling station proximate to
11 the wetlands/drainage area to the south of the site. Ensure the fueling station will not
12 negatively impact the off-site wetlands/drainage area.
13
14 Additional comments have been received regarding the Project; however, most of these
15 comments are not related to the site development permit. Instead, these comments express
16 support for or opposition to Costco, oppose the use of public funds for infrastructure
17 improvements, or express concern that Costco could result in the closure of local businesses.
18
19 The public comments received have been provided to the Planning Commission for each public
20 hearing as they have been received. Comments received in response to the public notice for
21 the site development permit are included as attachment 7.
22
23 Project Revisions
24
25 In order to be responsive to comments provided during the public hearings on the EIR and
26 rezoning and to provide additional information on the Costco Project, the site development
27 permit plans were revised to include: information on operating practices, such as energy
28 efficiency, packaging, and recycling (sheets 1, 2, and 3); Concept Gas Plan (sheet 7); an
29 extended fascia on the fuel station canopy (sheet 16); planting of Valley Oak, Interior Live Oak,
3o and California Sycamore, and additional native species (sheets 19, 19.1, and 19.2); additional
31 lighting information (sheets P1 and P2).
32
33 Landscaping: During the review process, the Fire Marshal indicated that the height and
34 placement of the trees around the building would make access to the building and building's
35 roof difficult in the event of a fire or other emergency requiring fire access to the roof. The
36 landscaping around the building was also modified in order to address the visibility of signage.
37
38 In response to comments on the EIR, concerns raised by the Fire Marshal related to access to
39 the building and the building's roof, and to provide for visible building signage, the landscaping
4o has been revised. The trees included in the landscaping plan are described in the table below,
41 including the revisions to the landscaping plan. Three new tree species were added to the
42 landscaping plan and these are noted as bold in the table below. No species were removed
43 from the plan.
44
45
46
47
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
11
Tree Species Tree List Location Deciduous/ Modification
Ever reen
Street Trees
Acer Rubrum Parking lot planter islands Replaced redwoods along section
October Glory Maple Parking Lot South side of building, Deciduous of north side of site to address
Street Tree north side of site around access concerns from the Fire
green screen Marshal
Chitalpa Taskentensis South property line,east Along east property line,replaced
Pink Dawn Chitalpa Parking Lot perimeter of parking lot Deciduous with Valley Oak and Interior Live
(north%of parking lot) Oak
Pyrus calleryana Replaced some of the trees along
Aristocrat Flowering Airport Park Boulevard the west side of building with
Pear Street Tree project frontage Deciduous crape myrtle to address access
concerns from the Fire Marshal
and provide sight line for signage
Parkin Lot Trees
Ulmus parvifolia Replaced with crape myrtle along
Dynasty Chinese elm the west side and southwest
West perimeter of parking corner of building to address
Parking Lot lot,west side of building, Semi- access concerns of Fire Marshal.
Street Tree and east perimeter of Evergreen Replaced with California sycamore
parking lot along south property line.
Replaced with Interior live oak
along east property line.
Zelkova serrata Landscape islands in
Village Green Japanese Parking Lot parking lot interior Deciduous None
Zelkova
OtherTrees
Plantanus racemosa Plantanus
California Sycamore acerfolia in South property line Deciduous Along south property line,
on the Street replacing Chinese Elm
Tree List
Sequoia Sempervirens Removed from the north side of
Soquel Redwood the building to address access
Parks South of fueling station Evergreen
concerns of Fire Marshal and
provide sight line for signage
Quercus lobata Replaced Chitalpa and Zelkova
Valley Oak Parks Northeast and southeast between parking lot perimeter tree
Riparian corners of the site Deciduous and property line and east
property line
Quercus wislizenii Replaced Ulmus at southeast
Interior Live Oak corner of site and Chitalpa at
Parks East property line Evergreen northeast corner of site and
increased number of trees
between perimeter parking lot
trees and east property line
Small Accent Trees/Lar e Shrubs
Lagerstroemia hybrid Replaced Redwoods at north side
'Moskogee' of building,replaced Flowering
Lavender Flowering No Along north,west,and Deciduous Pear and Chinese Elm on west side
Crape Myrtle east building elevations of building to address access
concerns of Fire Marshal and
provide sight line for signage.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
12
Tree Species Tree List Location Deciduous/ Modification
Ever reen
Street Trees
Replaced Chinese Elm at southwest
corner of building to address
access concerns of Fire Marshal
Lagerstroemia hybrid Along south property line
`Tuscarora' No at southernmost Airport Deciduous None
Pink Red Flowering Park Blvd.driveway
Crape Myrtle entrance
1
2
3 STAFF ANALYSIS
4
5 The Project requires Planning Commission approval of a Major Site Development Permit (SDP).
6 The area that is the subject of this SDP is the area identified as Lot 1 on the zoning exhibit
7 included in the Project plans (Project plans, sheet 5). The boundaries of this area are shown on
8 the Project plans. Lots 2, 3, and 4 shown on sheet 5 are not part of this SDP application.
9
10 General Plan: The General Plan land use designation of the site is Master Plan Area (MPA).
11 This MPA is comprised of the areas commonly known as Airport Industrial Park (AIP) and
12 Redwood Business Park (RBP). The MPA land use designation is intended to meet precise
13 planning needs and is a means of providing for a variety of land uses in larger areas and/or
14 areas with parcels under multiple ownerships. The MPA designation is the intended land use
15 for areas proposed for specific plans, areas plans, or planned developments. In this case, the
16 MPA designation is applied to a planned development (PD), the Airport Industrial Park PD. The
17 land uses allowed and development standards are determined by the zoning standards
18 approved as part of the ordinance that approved the PD zoning designation.
19
20 The general plan goals and policies that may be applicable to the Project have been included in
21 the EIR. Some of the goals and policies identified are more applicable on a programmatic basis
22 than on a project basis; however, all of the goals and policies were included in the EIR general
23 plan analysis in order to provide as much information as possible to decision makers and the
24 public. Staff reviewed the general plan goals and policies in order to identify those goals and
25 policies that are typically addressed on a programmatic basis. These goals and policies are
26 identified in italics as Program Level Goal/Policy in the table below.
27
28 One additional goal is included in Table 1 below that was not included in the EIR since this goal
29 is related to economic development and does not relate to an environmental effect. Table 1
30 below includes the consistency analysis from the Costco Project EIR, as well as additional
31 analysis related to non-environmental aspects of the site development permit (additional
32 analysis included in italics).
33
Table 1: General Plan Consistenc Anal sis
Goal/Poli # and Text Consisten Anal sis
Economic Develo ment
ED-1 For past projects, the Planning Commission has considered revenue
Support a strong local economy. generated by the project(sales tax,property tax, business license,
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
13
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
etc.J,job creation, wages and benefits as ways in which a project
supports a strong local economy. The Project would support a strong
local economy in the following ways, which are included in the
statement of overriding considerations from the Project adopted by
the City Council in Resolution 2013-35:
■ Further develop the Airport Industrial Park Planned
Development.
■ Recapture retail sales leakage.
■ Enhance retail opportunities within the City of Ukiah.
■ Locate local and regional serving retail within an existing
commercial area in the City of Ukiah.
■ Provide an opportunity for residents of the City of Ukiah and
greater Ukiah Valley to shop locally.
■ Create employment opportunities within the City.
■ Create above minimum wage jobs with benefits within the
City.
■ Provide certainty as to the number and types ofjobs created
with the development of the project site.
■ Generate tax revenue for the City allowing the City to fund
needed services.
■ Generate additional revenue for Mendocino County, local
school districts,and other special districts.
For a detailed discussion of each of the above ways in which the
Project contributes to a strong local economy,see City Council
Resolution 2013-35, included as attachment 6.
Based on the above, the Project is consistent with this goal.
Overall General Plan Goals and Policies
GP-1 This policy(vision statement)is unrelated to potential physical impacts that
Promote,attract or assist in developing may result from the proposed Project.Consistency with this policy will be
businesses,particularly those that add value determined by the Planning Commission.
to resources already found or processed in This policy(vision statement)is unrelated to potential physical impacts that
the Ukiah Valley. may result from the proposed Project. Consistency with this policy will be
determined by the Planning Commission. The general plan does not include
any policies or implementation measures related to this goal.
Based on the information included in the Urban Decay section of the DEIR, the
Project would recapture sales leakage that occurs due to unmet demand for
products that can be obtained which results in local residents purchasing these
products outside of the City of Ukiah or County of Mendocino. With the
Project there would still be categories where retail leakage occurs allowing
other businesses to fill that unmet local demand. The Project also has the
potential to draw other businesses to located in the area that otherwise would
not have as noted in the Urban Decay section of the EIR. Based on the above,
the Project is consistent with the goal.
GP-2 This policy(vision statement)is unrelated to potential physical impacts that
Promote business development,emphasizing may result from the proposed Project.Consistency with this policy will be
local ownership of businesses in order to keep determined by the Planning Commission.
capital growth within the community. This policy(vision statement)is unrelated to potential physical impacts that
may result from the proposed Project. This goal does not require all business
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
14
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
to be locally owned. The Project would promote business development by
bringing a new business to the area. The business has the potential to attract
other businesses to the area that are known to prefer to locate proximate to
Costco.
GP-20.2 Program Level Goal/Policy
Protect water supplies from adverse impacts. This policy is(vision statement)does not apply to individual projects.
Nevertheless,the proposed Project would implement construction and
operational stormwater quality protection measures in compliance with the
Stormwater Pollution Prevention Plan and the City's Stormwater Management
Plan,including implementation of an erosion and sediment control plan.
Additional mitigation is proposed to address water quality impacts during
grading and dewatering activities(Hydrology and Water quality mitigation
measure 3.6.2).See Section 4.6 for a listing of regulatory requirements and
mitigation measures designed to protect water quality(mitigation measure
3.6.4).
This policy is(vision statementJ does not apply to individual projects.
Nevertheless,the proposed Project would implement construction and
operational stormwater quality protection measures in compliance with the
Stormwater Pollution Prevention Plan and the City's Stormwater Management
Plan,including implementation of an erosion and sediment control plan.
Additional mitigation is proposed to address water quality impacts during
grading and dewatering activities.See Section 4.6 for a listing of regulatory
requirements and mitigation measures designed to protect water quality.
The Project is subject to the requirements of the California 6reen euilding
Code and the Project includes business and operating practices as described in
the Project plans(sheets 1-3 and attachment 9J that reduce water usage
which would help to protect water supplies.
GP-20.3 As described in Section 3.2,Air Quality,the proposed Project would exceed
Maintain and enhance air quality. the applicable thresholds for criteria pollutants including particulate matter
and ozone precursors.However,this policy does not create a mandate for
individual development projects.At the project level,the project is potentially
inconsistent with this goal,although regionally,it may not be inconsistent(by
diverting trips that would otherwise go to more distant regional shopping
centers).Ultimately,consistency with this policy will be determined by the
decision making body.
Since the adoption of the General Plan in 1995, Ukiah's Planning Commission
and City Council have interpreted this goal to mean carefully managing
growth and development to balance the desire to have clean air quality with
the need for economic development.
Since the adoption of this goal as part of the 1995 General Plan, there has
been close to 1 million square feet of development in the Airport Industrial
Park. This past development, which generates automobile trips and associated
pollutants,has not substantially eroded local air quality over the past 18 years
since the General Plan was adopted. According to the Mendocino County Air
Quality Management District the area(DistrictJ is still,after substantial
development over the past 18 years,classified as an attainment area for both
State and Federal ozone standards.
The 1995 General Plan Open Space and Conservation element includes policy
OC-34.1 which requires consultation with MCAQMD on development projects.
As a result,all development projects are referred to the MCAQMD to allow the
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
15
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
MCAQMD to review,comment make recommendations,and provide
conditions of approval on development projects.
Consistent with Open Space and Conservation policy OC-34.,the Costco
Project was referred to MCAQMD for review and comment.MCAQMD
provided the threshold of significance for determining air quality impacts and
the modeling method(CalEEmod)to be used for modeling the potential air
quality impacts that could result from the Project(see MCAQMD comments
dated February 15,2011J.
As part of its review of the rezoning,the City Council determined the Project is
consistent with this goal.
Previous EIRs prepared for the Airport Industrial Park and Redwood Business
Park analyzed the potential impacts development of the AIP and RBP could
have on Visual Quality(now referred to as AestheticsJ. The EIRs acknowledged
that development would change the character of the area and the change
may be offensive to some people. The EIRs further indicated that the decision
to develop the AIP and RBP was a policy decision and recommended mitigation
measures to reduce impacts related to Visual Quality. These impacts focused
primarily on developing design requirements for projects located within the
AIP and RBP(both of which comprise the AIP PD)and to require landscaping
for projects. The AIP PD ordinance which regulates development within the
AIP PD incudes design and development requirements,including requirements
for landscaping. The EIRs,especially recommended landscaping along U5101.
Both EIRs were prepared in 1995,after the adoption of the 1994 General Plan.
As part of the City Council's certification of the EIRs and subsequent approval
of the amendments and projects associated with the EIRs,the City Council at
the time made the decision to allow development of the area and to develop
design requirements,including landscaping requirements,to implement the
mitigation measures included in the EIRs.
GP-24 The project is located in an area designated for development,with height
Conserve and enhance the natural beauty of restrictions and development standards to implement the general plan.A
the Ukiah Valley detailed discussion of visual resources is found in Section 3.1,Aesthetics.
See detailed discussion of this topic in DEIR Section 3.1,Aesthetics and FEIR
Master Response#1,Aesthetics and Visual Simulations. The Project is subject
to the requirements of the AIP PD ordinance which regulates development of
projects within the AIP PD. An analysis of the Project's compliance with the
applicable requirements of the AIP PD ordinance is provided below. Based on
staff analysis,the Project is consistent with the requirements of the AIP PD
with the exception of two landscaping requirements which are discussed
below.
Based on the above and with Planning Commission's approval of the site
development permit,including the required modifications to the landscaping
requirements,the Project is consistent with this goal.
GP-25 See detailed discussion of this topic in Section 3.1,Aesthetics.See FEIR Master
Ensure aesthetic qualities in the design and Response#1,Aesthetics and Visual Simulations.
construction of the community. The Project is subject to the requirements of the AIP PD ordinance which
regulates development of projects within the AIP PD. An analysis of the
Project's compliance with the applicable requirements of the AIP PD ordinance
is provided below. Based on staff analysis,the Project is consistent with the
requirements of the AIP PD with the exception of two landscaping
requirements which are discussed below. See detailed discussion of this topic
in DEIR Section 3.1,Aesthetics and FEIR Master Response#1,Aesthetics and
Visual Simulations.
Based on the above and with Planning Commission's approval of the site
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
16
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
development permit including the required modifications to the landscaping
requirements,the Project is consistent with this goal.
GP-25.2 The proposed Project does not include open space(as defined by City
In areas to be developed or redeveloped, ordinance)or common space.However,this policy does not create a mandate
ensure usable open space and common space. for individual parcels or development projects.
The Project does include an area in the southeast corner of the site that would
be comprised of landscaping and bioswale. This creates an"open area"on the
site.
Based on the above,the Project is consistent with this goal.
GP-26 For the project site,general plan landscaping goals are implemented through
Require that landscaping be a significant Ordinance No. 1089.The proposed Project will include landscaping as a
component of development and requirement of new development(see the landscaping plans in the Project
redevelopment. Description.Compliance with the ordinance will be determined by the
Planning Commission as part of its review of the Site Development Permit.See
FEIR Master Response#1,Aesthetics and Visual Simulations.
For the project site,general plan landscaping goals are implemented through
the AIP PD Ordinance.
The proposed Project will include landscaping as a requirement of new
development.See detailed discussion of this topic in Section 3.1,Aesthetics
and FEIR Master Response#1,Aesthetics and Visual Simulations.
Landscaping plans are includes part of the site development permit plans for
the Project. The Site Development Permit is subject to Planning Commission
review and approval. The Project includes landscaping of 25.7°0 of the site as
shown on sheet 22 of the plans,includes the planting of 303 trees,perimeter
landscaping around the parking lot,site and building,and along U5101. The
landscaping plan requires Planning Commission approval of two modifications
to the landscaping requirements as discussed below.
Based on the above and with Planning Commission's approval of the site
development permit,including the required modifications to the landscaping
requirements,the Project is consistent with this goal.
GP-27 See GP-24.
Maintain scenic viewsheds of the Valley.
GP-28 Program Level Goal/Policy
Make Ukiah a leader in the development of This policy does not specify standards applicable to individual project.It is
responsible resource-conserving ways of living noted that the proposed Project includes multiple sustainable design features
and doing business,giving the fullest designed to reduce consumption of resources.See Section 3.0,Project
consideration to the impacts of our actions on Description,for the complete list.
future generations.
GP-29.3 While the proposed use relies heavily on the automobile,the Project is located
Promote public transportation,services within in an existing retail area designated for such uses,and mitigation measures will
walking distance in neighborhoods,and any upgrade the transit,bicycle and pedestrian infrastructure(see Section 3.10,
other feasible means of preventing needless Transportation and Traffic and mitigation measure 3.10.2a).
vehicle use and pollution.
Open Space and Conservation
OC-1.2 See GP-25.2.
New residential,commercial,and industrial
development shall include open space as
defined in the Land Development Code.
OC-7.4 The project includes design features to lessen stormwater runoff.See the
Take measures to lessen flooding resulting discussion of this topic in Section 3.6,Hydrology.
from runoff.
OC-9.5 The project would not impact riparian areas.See the discussion of this topic in
Establish water course protection areas with Section 3.6,Hydrology and 3.12, Biological Resources.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
17
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
construction limits to provide protection for
riparian vegetation and stream banks.
OC-13.1 Program Level Goal/Policy
Maintain long-term sustained yield of the The project would not significantly impact groundwater.See detailed
Valley's groundwater system shall be the discussion of this topic in Section 3.6,Hydrology.
standard for evaluation for groundwater
protection programs.
OC-14.1 Program Level Goal/Policy
Support actions to retain water in the Ukiah This policy does not directly relate to the project.The project would use
Valley. municipal domestic water and would not affect water rights or export water.
OC-15.1 The proposed Project would implement construction and operational
Protect water quality from adverse impacts of stormwater quality protection measures in compliance with the
urban and agricultural runoff. Stormwater Pollution Prevention Plan and the Citys Stormwater Management
Plan,including implementation of an erosion and sediment control plan.
Additional mitigation is proposed to address water quality impacts during grading
and dewatering activities.See Section 3.6 for a discussion of regulatory
requirements and mitigation measures designed to protect water quality.
OC-16 The proposed Project would implement construction and operational
Design parking facilities to reduce runoff and stormwater quality protection measures in compliance with the Stormwater
surface water contamination. Pollution Prevention Plan and the City's Stormwater Management Plan,
including implementation of an erosion and sediment control plan.See
Section 3.6 for a listing of regulatory requirements and mitigation measures
designed to protect water quality.
OC-16.1 The proposed Project would implement construction and operational
Protect surface water supplies from water stormwater quality protection measures in compliance with the Stormwater
generated in parking lots. Pollution Prevention Plan and the City's Stormwater Management Plan,
including implementation of an erosion and sediment control plan.See
Section 3.6 for a listing of regulatory requirements and mitigation measures
designed to protect water quality.
OC-16.2 Program Level Goal/Policy
Manage stormwater flows to reduce the The proposed Project would implement construction and operational
hazard of flooding from increased stormwater stormwater quality protection measures in compliance with the Stormwater
flows. Pollution Prevention Plan and the City's Stormwater Management Plan.The
Project design also includes swales and detention areas to mitigate the
increase in stormwater flows.See Section 3.6 for a listing of regulatory
requirements and mitigation measures designed to reduce flood impacts of
stormwater flows.
OC-22 No native Valley oaks would be disturbed or otherwise affected by the
Conserve and replenish valley oaks in the proposed project.
Valley.
OC-22.1 No native Valley oaks would be disturbed or otherwise affected by the
Maintain,protect,and replant stands of proposed project.
Valley Oaks.
OC-23 The proposed Project incorporates some native plants and trees that will
Native plant landscaping shall be encouraged. survive in a commercial development environment.
OC-25 Trees and other vegetation will be planted as part of the proposed Project
Maintain and enhance the City's canopy of (see Figure 2-5).No tree removals are proposed.
shade trees.
OC-25.1 No healthy mature trees would be removed either on or off site.Trees and
Protect existing healthy mature trees to other vegetation will be planted as part of the proposed Project(see Figure 2-
maintain shade and area attractiveness. 5).
OC-28 See detailed discussion of this topic in Section 3.1,Aesthetics.
Visually enhance the Highway 101 corridor
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
18
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
through the Planning Area.
OC-28.1 The proposed Project includes new landscaping adjacent to the Highway 101
Upgrade the visual appearance of the corridor corridor and screening of all rooftop-mounted equipment.
along Highway 101.
OC-29 Trees and other vegetation will be planted as part of the Landscape Plan.No
Maintain and enhance the"urban forests" tree removals are proposed.
which create a sense of urban space.
OC-29.1 While this policy refers to City procedures,it is noted that trees and other
The development review process shall vegetation will be planted as part of the proposed Project.
incorporate measures to maintain and
enhance the urban tree canopy.
OC-31.1 Program Level Goal/Policy
Concentrate development to encourage mass The proposed Project is located in a concentrated commercial area and is
transit and limit automobile use. surrounded by similar land uses.While wholesale retail relies upon
automobile use,the proposed Project would also provide for the expansion of
existing transit service in the vicinity.
OC-32.1 The EIR identifies several mitigation measures,including project design
The City and County shall require all air quality features,to reduce emissions from the proposed Project.
mitigation measures to be reasonable,
effective,feasible,measureable,and
implementable concurrent with project
development.
OC-34.1 The MCAQMD has been contacted,and has submitted a scoping letter to the
Submit all discretionary applications to the City.The City will circulate the Draft EIR to the MCAQMD.
MCAQMD for review and comment.
OC-37.2 The proposed Project would implement construction air quality mitigation
Work to reduce particulate emissions from measures to reduce emissions from construction sources in accordance with
construction activities. MCAQMD guidelines.See Section 3.2,Air Quality.
OC-38.1 The proposed Project would include central HVAC,powered by electricity and
Require"clean air"heat sources in new natural gas.
construction.
Noise
NZ-1 The proposed Project would not result in a significant impact to residential
Stabilize or reduce transportation noise areas regarding transportation noise.See detailed discussion of this topic in
impacts on adjacent residential. Section 3.8,Noise.
NZ-1.6 The proposed Project is located beyond the noise contour line in which
Incorporate sound reducing measures in new impacts from airport operations would be expected.
construction around the airport.
NZ-2.2 An analysis of the Project's noise impacts has been conducted(see Section
Ensure adequate analysis of noise impacts 3.8,Noise).Mitigation measures are proposed to reduce construction and
when reviewing project permits. operational noise impacts on sensitive receptors.
NZ-23 The City's General Plan Noise Element standards are consistent with state
Land use designations shall follow State of guidance(the General Plan Guidelines)and apply to all development projects.
California noise and land use compatibility See discussion of this topic in Section 3.8,Noise.
guidelines.
NZ-2.4 Noise analysis demonstrates a less-than-significant effect on existing sensitive
Protect existing residential areas from future receptors.See Section 3.8,Noise.
noise impacts.
Safety
SF-1 See discussion of this topic in Section 3.4,Geology and Soils.
Regulate new development in fault zones.
SF-1.1 The proposed Project is not located within an Alquist-Priolo Earthquake Fault
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
19
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
Avoid urban-scale development within Zone.
Alquist-Priolo Earthquake Fault Zones.
SF-2 See discussion of this topic in Section 3.4,Geology and Soils.The impact
Regulate development across or near analysis identifies feasible mitigation measures that would reduce seismic risk
earthquake faults outside the Alquist-Priolo to less than significant.
Earthquake Zone.
SF-2.1 The proposed Project would comply with all applicable California Building
Provide development guidelines for building Standards Code requirements.
outside Alquist-Priolo Earthquake Fault Zones.
SF-2.2 The Project site has a low probability of landslide hazard.See discussion of
Protect people and property from landslide this topic in Section 3.4,Geology and Soils.
danger.
SF-3.1 The Project site is not located within a 100-year flood zone.
Ensure adequate standards for development
within the One Hundred Year Flood Plain.
Energy
EG-1 Program Level Goal/Policy
Create land use patterns which facilitate the While this goal is more relevant to the general plan level(as opposed to individual
conservation of energy. projects),it is noted that the proposed Project is consistent with established land use
patterns.
EG-1.1 While this policy is more relevant to the general plan level,the proposed
Locate shopping,employment and recreation Project will include sidewalks and frontage bicycle routes allowing access to
opportunities within walking or bicycling the Project site.Bicycle racks will also be required.The Project site is within an
distance of proposed and existing housing. established retail area.
EG-4 The proposed Project would include energy-conserving features,including
Maximize on-site energy use,especially in reflective roof materials and skylights.
new developments.
EG-4.1 The proposed Project would include energy-conserving features such as
Incorporate solar energy considerations into skylights,solar reflective building panels,white roofs,and appropriate tree
the design,review and approval of all plantings(passive cooling),which have solar attributes.However,the project
development. does not include active solar energy(such as photovoltaic energy).Ultimately,
consistency with this policy will be determined by the Planning Commission as
part its review of the Site Development Permit.
EG-5 Shade trees will be planted as part of the proposed Project(see Figure 2-5).
Site design shall incorporate shade trees for
energy conservation. See Project plans,sheets 19,19.1,and 21,Landscaping Plan and Comparative
Shade Plan.
EG-5.1 Shade trees will be planted as part of the proposed Project(see Figure 2-5).
Encourage minimum canopy coverage of all
paved area on a lot. See Project plans,sheets 19,19.1,and 21,Landscaping Plan and Comparative
Shade Plan.
EG-6 The proposed Project would include energy-conserving features such as
Promote energy efficiency features in the skylights,high R-value wall panels,and white roofs.
design of all new structures and in the
retrofitting of existing structures.
Policy EG-6.1 See Policy EG-6 discussion.
Design new buildings with the maximum
feasible energy efficiency.
Parks and Recreation
Policy PR-13.3 The proposed Project will include bicycle routes(Class III)allowing access to
All new developments shall incorporate safe the Project site,per City plans.Bicycle racks will also be included.
bicycle lanes in project street design. The Project plans include a Class 111 bike route on the east and west sides of
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
20
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
Airport Park Boulevard along the Project frontage. The EIR mitigation
measures and the AIP PD ordinance require Class 111 bike routes to be provided
along major streets(Airport Park Boulevard). The Project plans,EIR mitigation
measures,and conditions of approval require bike racks to be provided.
Based on the above,the Project is consistent with this policy.
Historic and Archaeological Resources
Goal HA-3 The proposed Project consists of a new Costco Wholesale Warehouse located
Maintain,protect,and enhance the area's in an urbanized area of the City of Ukiah that is generally devoted to
heritage,including and not limited to its commercial and retail uses.The proposed Project includes landscaping
cultural,historical,spiritual,social,economic, designed to be compatible with adjacent properties,and screening of rooftop
architectural,agricultural,archaeological,and mechanical equipment.Design and materials of the proposed Project would be
scenic heritage. consistent with the project vicinity.
HA-4 The proposed Project consists of a new Costco Wholesale Warehouse located
Conserve the character and architecture of in an urbanized area of the City of Ukiah that is generally devoted to
neighborhoods. commercial and retail uses.
HA-4.1 The proposed Project consists of a new Costco Wholesale Warehouse located
Consider the visual character of surrounding in an urbanized area of the City of Ukiah that is generally devoted to
developments when reviewing discretionary commercial and retail uses.The proposed Project includes landscaping
project approvals. designed to be compatible with adjacent properties,and screening of rooftop
mechanical equipment.Mitigation Measure 3.1-3 would require the preparation
of a photometric plan demonstrating that lighting will not spillover onto
adjacent properties.All outdoor light fixtures would be directed downwards.
Design and materials of the proposed Project would be consistent with the project
vicinity.
The colors,design,and materials are consistent and compatible with other large
scale retail development located within the AIP PD. The only development in the
vicinity of the Project site is Ken Fowler Auto Center,located immediately north of
the site and Mendocino Brewing Company located at the end of Airport Park
Boulevard to the southwest of the Project site.
Based on the above,the Project is consistent with this policy.
Community Facilities and Services
Goal CF-3 The proposed Project would incorporate drought resistant plants and high-
Promote water conservation. efficiency irrigation to conserve water.
The Project is also required to comply with the California Green Building Code
and conditions of approval require the landscaping plan submitted as part of
the building permit plans to comply with the State's Model Water Efficiency
Landscape Ordinance.
Based on the above,the Project is consistent with the goal.
Goal CF-11 Program Level Goal/Policy
Ensure adequate public school facilities While this policy does not create specific requirements for commercial
necessary to sustain a quality learning development,it is noted that the developer would be required to pay
environment as the population of the applicable school impact fees in accordance with SB 50.
Planning Area increases. Based on the above,the Project is consistent with the goal.
Policy CF-11.2 Program Level Goal/Policy
Consider potential impacts on the Ukiah The proposed Project would not be expected to result in a substantial
Unified School District during the review of increase in school-aged children.The developer would be required to pay
discretionary projects. applicable school impact fees in accordance with SB 50.
Circulation
Policy CT-1.1 The roads providing primary access to the site consist of arterial and collector
Land use entitlements shall be based on the streets.The proposed Project,in combination with current and proposed
classification and capacity of the street or development,would contribute trips to some intersections that are
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
21
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
road providing primary access. anticipated to operate below acceptable standards.Necessary intersection
improvements have been identified,and the Project applicant is required to
provide fair-share payments to fund the improvements.Additionally,the
Project is located in an area designated for commercial development,and will
have satisfied its obligations by providing fair share contributions to roadway
improvements.
Policy CT-1.3 The proposed Project has been analyzed for its direct and cumulative
All proposed development shall be reviewed transportation impacts(see Section 3.10,Transportation).The proposed
for its immediate and cumulative Project would contribute trips to intersections that cumulatively are
transportation impacts. anticipated to operate below acceptable standards. Necessary intersection
improvements have been identified,and the Project applicant is required to
provide fair-share payments to fund the improvements.Although the EIR
conservatively finds that cumulative transportation impacts are significant,
due to uncertainty regarding the funding and timing of necessary
improvements,the Project will have satisfied its obligations by providing fair
share contributions to improvements.The General Plan does not require the
denial of a proposed development that would cause transportation impacts.
Rather,it specifies that these impacts be considered in relation to the need
for new development(Policy CT-16.4)and provides responses to these
impacts in Implementation Measure CT-16.4(d).
Goal CT-3 The proposed Project will include sidewalks and bicycle routes allowing access
Design new development and redevelopment to the Project site.Bicycle racks will also be included.Mitigation Measure
projects to be as accessible by foot,bicycle, 3.10.2a requires the Project applicant to construct a pad for the addition of an
and transit,as they are by auto. MTA transit stop.See Section 3.10,Transportation,for additional information.
Policy CT-3.1 See Policy CT-3 discussion.
New development and Redevelopment
projects shall specifically include plans for
pedestrian facilities,bike lanes,bike racks,
and transit stops.
Goal CT-6 Program Level Goal/Policy
Increase the use of bicycle transportation. The proposed Project will include bicycle lanes on the project frontage.Bicycle
racks will be installed at the Project site.See Section 3.10,Transportation,for
additional information.
Policy CT-6.2 Program Level Goal/Policy
Promote the use of bicycles as a viable and See Policy CT-6 discussion.
attractive alternative to cars.
Goal CT-6.3 See Policy CT-6 discussion.
Provide bicycle lanes or paths along major
streets.
Goal CT-7 The proposed Project will include sidewalks on adjacent streets and within the
Develop pedestrian access. Project site(parking lot).See Section 3.10,Transportation,for additional
information.
The
Policy CT-7.1 See Policy CT-7 discussion.
Treat pedestrian access as an integral part of
all road improvements within the City and
within urbanized development areas of the
County.
Goal CT-8 Program Level Goal/Policy
Encourage increased use of public While this policy does not identify specific requirements for development
transportation. projects,the Project site will be served by a transit stop.
The Project includes a bus stop with onsite concrete pad for a shelter with
bench(provided by MTAJ. MTA has indicated that Route 9 would be extended
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
22
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
to serve this site in the event the Project is approved and constructed and that
this new stop would be well used. The conditions of approval require the
onsite bus stop to include trash and recycling receptacles,cart corral,and
parking for two bikes.
The mitigation measures and conditions of approval for the Project require the
implementation of a TDM program one component of which is to encourage
transit use.
Based on the above,the Project is consistent with this goal.
Policy CT-8.1 See Goal CT-8 discussion above.
Make it easier to utilize bus service. Based on the above,the Project is consistent with this goal.
Goal CT-9 Program Level Goal/Policy
Maximize the use of public transportation While this policy does not identify specific requirements for individual
through efficient land use patterns and development projects,the Project site will be served by a transit stop.The
supporting incentive programs Project is located in an area,adjacent to existing development,designated for
such uses.
See also Goal CT-8 discussion above.
Based on the above,the Project is consistent with this goal.
CT-9.1 See Goal CT-8 discussion above.
Include design features in new commercial Based on the above,the Project is consistent with this goal.
and residential areas that make public
transportation convenient.
CT-9.2 Program Level Goal/Policy
Support a strategy to provide funding and While this policy does not create specific requirements for development
incentives to increase ridership opportunities. projects,the Project site will be served by a transit stop.
The EIR mitigation measures for the Project require
Goal CT-11 While this policy does not necessarily apply on a project by project basis,
Encourage increased use of car-or van- Mitigation Measure 3.2.2b would encourage car or vanpooling.
pooling.
Policy CT-11.1 Program Level Goal/Policy
Implement programs to increase car-pooling. See Policy CT-11 discussion.
Policy CT-13.1 Proposed landscaping in the parking lot will include suitable shade trees and
Utilize landscaping and other amenities to perimeter landscaping(see Figure 2-5).
improve the appearance and traffic patterns
of onsite parking facilities.
Goal CT-16 See Policy CT-1.1 and CT1.3 discussions.The Project would contribute to a
Development shall be permitted within road cumulative impact at the Talmage Road/US 101 interchange.It should be
capacities. noted that the capacity of this interchange will be exceeded in the future
(with or without the proposed Project),and that the implementation of future
mitigation requires a joint effort between the City of Ukiah and Caltrans.
Implementation Measure CT-16.4(d)of the General Plan provides a means for
development projects to comply with this goal by contributing to identified
improvements(traffic mitigation measures).
Policy CT-16.1 The study intersections were analyzed using methodologies published in the
Level of service shall be the standard to judge Highway Capacity Manual.The Ukiah Valley General Plan and Growth
whether a road has adequate remaining Management Program establish the criteria for acceptable operation.See
capacity to service the traffic generated by a Section 3.10 for a discussion of LOS standards and analysis.
proposed project.
Policy CT-16.4 The proposed Project would contribute trips to intersections that are
Balance the need for new development with anticipated to operate below acceptable standards.Necessary intersection
methods of accommodating increasing traffic. improvements have been identified,and the Project applicant is required to
provide fair-share payments to fund the improvements.Although
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
23
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
intersections may operate below acceptable standards after the Project is
operational because improvements may not be in place,the Project will have
satisfied its obligations by providing fair share contributions to improvements
(consistent with General Plan Implementation Measure CT-16.4(d).
Community Design
Policy CD-1.1 The proposed Project will include elevations broken up into a variety of
Encourage appropriate scale,materials, heights and depths,earth tone colors,and a combination of natural and
setbacks,and landscaping to enhance the contemporary materials to provide contrasting colors and textures in order to
Valley's beauty and historic fabric. break up building mass.Landscaping is also incorporated into the site plan.
See Figures 2-5 and 2-6.
Policy CD-2.1 The proposed Project,while utilitarian,includes design and landscaping
Encourage developers to construct new elements to enhance the Project vicinity,which consists of commercial
buildings and settings of such quality that development.
Ukiah's future citizens will wish to protect The proposed Project while utilitarian,includes design and landscaping
them. elements to enhance the Project site and vicinity,which consists of commercial
development. The design,materials,and colors proposed for the Project are
consistent and compatible with other development within the AIP PD,
especially other larger scale retail development located on the Airport Park
eoulevard between Airport Park eoulevard and U5101.
Policy CD-2.2 The proposed Project is located in an area designated for large-scale
Ensure that developments relate commercial development.Ordinance 1098 includes requirements for
harmoniously with each other within districts. appropriate design,setbacks,and landscaping which are intended to
increase/ensure compatibility with surrounding development.
The design,materials,and colors proposed for the Project are consistent and
compatible with other development within the AIP PD,especially other larger
scale retail development located on the Airport Park Boulevard between
Airport Park Boulevard and US101.
Goal CD-3 See Policy CD-2.1 and CD-2.2 discussions.
Provide an aesthetically pleasing urbanscape.
Goal CD-4 Landscaping standards for the Project site are established by Ordinance 1098.
Seek uniform,attractive landscaping The Project must comply with these standards or request a modification to
standards for non-single family residential the standard.Planning Commission determines consistency as part of its
development throughout the Valley. review of the Site Development Permit.See the Landscaping Plan,Figure 2-5.
The landscaping plan for the Project complies with all but two of the
landscaping requirements.Planning Commission has the authority to grant
modifications to the landscaping requirements as part of its review of the Site
Development Permit.See the Landscaping Plan,DEIR Figure 2-5 and Project
plans,sheets 19,19.1 and 19.2.
Based on the above and with Planning Commission's approval of the site
development permit,including the required modifications to the landscaping
requirements,the Project is consistent with this goal.
Policy CD 4.1 See Goal CD-4 discussion.
Establish and enforce landscaping standards
in all non-single family residential,multi-
family residential,commercial,and industrial
development and all redevelopment projects.
Policy CD-4.2 The proposed Project incorporates some native plants and trees that will
Encourage planting of native trees and plants. survive in a commercial development environment.See Figure 2-5.
The proposed Project incorporates some native plants and trees that will
survive in a commercial development environment. In response to the public
comment provided during the public hearings on the EIR, the landscaping
plans were revised to include more native trees and other plants,the revised
plans include Valley Oak,Interior Live Oak and California Sycamore,and
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
24
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
Soquel Redwood.
Since there is no quantified requirement as to the number or percentage of
native landscaping in the general plan or AIP PD ordinance and the Project
includes the planting of native species,the Project is consistent with this
policy.
Policy CD-4.3 While the proposed Project includes perimeter landscaping,most of the
Require landscaping that will result in the future shade trees are within the parking area.
creation of new street canopies. See Visual5imulations included in FEIR and Project plans.
A detailed discussion of Visual Simulations is found is included in FEIR and
Project plans.
As required,the landscaping plan for the Project includes street trees along
the Airport Park Boulevard project frontage that are spaced every 30 feet as
required. The street trees would be Flowering Pear, which is on the City's
Required Street Tree List,and Crape Myrtle which is not. October Glory Maple,
on the City's Required Street List is used along the north side of the site. The
landscaping plan was revised to use Crape Myrtle to replace the Flowering
Pear and October Glory Maple in specific locations in order to allow fire
personnel access to the building and roof in the event of a fire or other
emergency and to maintain a sight line for building signage. Planning
Commission has the authority to approve the proposed Crape Myrtle or to
require the planting of a different tree.
The planting of the October Glory Maple and Flowering Pear would result in
the creation of new street canopies along Airport Park Boulevard and along
the access easement located on the north side of the site. Given the height
that would likely be achieved by the Crape Myrtle,these trees would not result
in the creation of new street canopies.
The planting of October Glory Maple and Flowering Pear would over time
create new street canopies where none currently exist which is consistent with
this policy.
Goal CD-5 See Section 3.1,Aesthetics.The Project would incorporate landscaping and
Preserve and enhance the scenic setting of building design compatible with the Project area.
the Ukiah Valley. The proposed Project would incorporate landscaping and building design
compatible with the Project area.As discussed above,the mitigation measures
adopted in previous EIRs for the AIP and RBP
See detailed discussion of this topic in DEIR Section 3.1,Aesthetics,FEIR, Visual
Simulations,and Master Response.
Policy CD-5.1 The Project site is located in a designated urban commercial development
Maintain areas without urban scale area,and would not encroach on a community separator.
development that provide visual separation
between the Valley's communities.
Policy CD-5.3 The proposed Project will include new landscaping adjacent to the Highway
Encourage an attractive U.S.101 viewshed. 101 corridor and screening of all rooftop-mounted equipment.In addition,
parking lot lighting would be directed downwards away from the highway and
the sky.The Project footprint is oriented in such a way,that combined with
screening,the"back of the house"(e.g.loading)functions of the Project
would not be visible from Highway 101. See Visual Simulations included in
FEIR and Project plans.
As discussed above,previous EIRs for RBP and AIP acknowledged that
development of the area would change the character of the site and the AIP
PD ordinance includes development and design requirements,including
landscaping requirements to create an attractive view from US101.
CD-6 As discussed under Policy CD-5.1,the Project site is not located within an
Ensure community separation and existing or potential community separator.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
25
Table 1: General Plan Consistency Analysis
Goal/Poli # and Text Consisten Anal sis
identification.
CD-6.1 See Policy CD-5 and CD-5.1 discussions.
Enhance,protect and preserve viewscapes
and visually important community separators.
CD-7 US 101 is identifies as a first level gateway in the General Plan.See Policy CD-
Improve the appearance of area gateways. 5.3 discussion.
CD-7.1 See Policy CD-7 discussion.
Establish public policy to enhance and
improve the appearance of area gateways.
CD-8 Program Level Goal/Policy
Recognize that general area appearance- The Project site is a vacant parcel within an existing commercial development.
especially of orchards and vistas-is a cultural The Project would not block views of scenic vistas or orchards.
and visual resource.
CD-8.1 The proposed Project would not block views of scenic vistas.The Project
Encourage the preservation of scenic views, would incorporate perimeter landscaping on all street sides,and along all
vistas,and streetscapes. property lines,including US 101,and is designed to minimize the appearance
of mass from the street views. See Visual Simulations included in FEIR.
CD-17 The implementation measures for the policy encourage,when feasible,to
Require commercial and industrial parking locate parking facilities at the rear of the main structure. Proposed project is
lots to be designed and sited so as to increase adjacent to Airport Park Blvd,with parking at rear and side of building.The
the attractiveness of the areas in which they parking lot is screened by perimeter landscaping trees on all sides to reduce
are located. the prominence of the parking lot and to screen it from surrounding uses,
streets,and US 101.See Visual Simulations included in FEIR and Project plans.
The implementation measures for the policy encourage, when feasible,to
locate parking facilities at the rear of the main structure. Proposed project is
adjacent to Airport Park elvd,with parking at rear and side of building. The
parking lot is screened by perimeter landscaping trees on all sides to reduce
the prominence of the parking lot and to screen it from surrounding uses,
streets,and US 101.A detailed discussion of Visual5imulations is found is
included in FEIR and Project plans.
CD-17.1 See Policy CD-17 discussion.
Require commercial and industrial parking See Visual Simulations included in FEIR and Project plans.
lots to be designed subservient to the The implementation measures for the policy encourage,when feasible, to
structure it serves. locate parking facilities at the rear of the main structure. Proposed project is
adjacent to Airport Park Blvd,with parking at rear and side of building. The
parking lot is screened by perimeter landscaping trees on all sides to reduce
the prominence of the parking lot and to screen it from surrounding uses,
streets,and US 101.A detailed discussion of Visual Simulations is found is
included in FEIR and Project plans.A detailed discussion of Visual Simulations
is found is included in FEIR and Project plans.
1
2 Ukiah Municipal Airport Master Plan & Mendocino County Airport Comprehensive Land
3 Use Plan (CLUP): The Ukiah Municipal Airport Master Plan and Mendocino County Airport
4 Comprehensive Land Use Plan (CLUP) include compatibility criteria to ensure that development
5 is compatible with airport operations. The Project is located in Airport Compatibility Zone C
6 (Common Traffic Patterns).
7
8 Rezoning of property requires Mendocino County Airport Land Use Commission (ALUC) review
9 and approval of a compatibility determination. On January 17, 2013, the ALUC reviewed the
10 proposed rezoning of the Project parcels and voted unanimously (7-0) that the proposed
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
26
1 rezoning was consistent with the Mendocino County Airport CLUP (see Costco Wholesale
2 Project FEIR, Appendix A). Based on the analysis included in Table 2 below and the analysis
3 included in the DEIR, staff concludes the Project is consistent with the applicable compatibility
4 criteria.
5
Table 2: Airport Compatibility Criteria Analysisl
Normally Acceptable Uses: The Project is considered an intensive retail use which
Intensive retail uses, intensive manufacturing is a Normally Acceptable Use in compatibility zone C.
or food processing uses,two-story motels,
multi-family residential, residential
subdivisions, parks/playgrounds
Maximum Non-Residential Intensity: Based on a 15.3 acre site,a maximum of 2,995 people
150 people per acre would be allowed on the site at any time. The Project
includes 607 parking spaces. Based on 1.5 persons per
vehicle,911 people would be onsite at any one time.
Assuming a maximum queue of 66 vehicles at the
fueling station, 20 pumps,and 1.5 people per vehicle,
an additional 99 people would be on the site.
Based on a full parking lot and maximum fuel station
queue, 1,010 people(employees and customers)would
be on the site at one time.
This is 1,985 fewer people than the maximum allowed
on the site.
Open Land: Based on a building area (148,000 sf)and fuel station
15%Recommended.To be calculated over the canopy(3,840 sf), 151,840 sf would be developed with
entire zone(for planning and zoning buildings and structures(approximately 23%of the
purposes). site). This would result in 77%open land which exceeds
the amount of open land recommended in zone C.
1. For additional information on Consistency with Airport Compatibility Criteria see DEIR page 3.5-15 and FIER
Appendix A
6
7 Zoning. The subject property is zoned Planned Development (PD) and is part of the Airport
8 Industrial Park (AIP) PD. The zoning regulations for the AIP PD are included in AIP Ordinance
9 1098. AIP PD Ordinance 1098 is being amended as part of this Project in order to rezone the
10 Costco Project site from Industrial/Automotive Commercial and Light Manufacturing/Mixed Use
11 to Retail Commercial. The zoning amendment modified the AIP PD land use designation map
12 (Exhibit A), as well as those sections of the PD regulations that identify the land use
13 designations within the AIP PD and the land area within each land use designation, the purpose
14 of the amendment to the ordinance, and the history of the amendments to the AIP PD. No
15 other modifications to the AIP PD regulations were made.
16
17 The AIP PD ordinance includes the allowed uses and development standards for the Project.
18 Development standards that are not included in the AIP PD ordinance are determined by the
19 City of Ukiah Zoning Code.
20
21 Airport Industrial Park Ordinance. The AIP PD ordinance includes several different zoning
22 (land use) designations. This application includes a rezoning to change the zoning designation
23 of the Costco Project site from Industrial/Automotive Commercial and Light
24 Manufacturing/Mixed Use to Retail Commercial. On December 4, 2013, City Council introduced
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
27
1 an ordinance to amend the AIP PD to change the land use designation of the Costco Project
2 site from Industrial/Automotive Commercial and Light Manufacturing/Mixed Use to Retail
3 Commercial. Therefore, the Project is being reviewed for consistency with the Retail
4 Commercial requirements included in the AIP PD ordinance. The tables below analyze the
5 Project's consistency with the requirements of the AIP PD Ordinance.
6
Develo ment Standards
Retail Commercial Store The applicant has submitted a Site Development Permit application for Planning
Site Development Permit Approval Commission review and consideration as required.
Required Costco is a membership based retail/wholesale store that sells a variety of
products, many of them in bulk quantities. The categories of items sold include
food and beverage,clothing and accessories, home furnishings and appliances,
motor vehicle and parts,general merchandise,other retail (pharmacy, health
and personal care,gifts,art goods and novelties,sporting goods,florists,
photographic supplies,stationary and books,and office and school supplies)
and fuel (DEIR, p. 3.3-13,Table 3.3-1 and FEIR, p. 3-19).
Based on the above,the Project is consistent with a retail commercial store.
Minimum Lot Size The parcel is 15.33 acres which exceeds this minimum requirement.The Project
20,000 square feet is therefore consistent with this requirement.
Maximum Lot Coverage Based on a 15.3 acre site,the maximum allowed lot coverage for buildings and
40% structures would be of 9.18 acres(399,880 sf). The warehouse building
Applies to buildings and structures, (148,000 sf)with the gas station canopy(3,840 sf)would be 151,840 sf(23%lot
does not apply to parking and coverage),which is less than the maximum allowed.
landscaping. Based on the above,the Project is consistent with the lot coverage requirement.
Building Setbacks(minimum) Warehouse Buildins Setbacks
Airport Park Boulevard:25 feet Airport Park Boulevard:38 feet
US 101 property line:60 feet US 101(east) property line): 162 feet to 210 feet
Side setback: determined as part of the North side(to center line of easement):84 feet
Site Development Permit North side(to face of curb):66 feet
South property line: minimum of 383 feet
Fuelin�Station Canopv Setbacks
Airport Park Boulevard: N/A;gas station part of the parcel doses not have
frontage on Airport Park Boulevard
West property line: 155 feet to 218 feet
US 101(east) property line:80 feet to 85 feet
South (side) property line: 230 feet
North side(to center line of easement): 1090 feet
North side(to face of curb): 1045 feet
The Project is consistent with the minimum building setbacks required from
Airport Park Boulevard and US 101. There are no minimum setbacks for the
location of parking lots.
Planning Commission is required to determine the adequacy of the side
setbacks(north and south setbacks)as part of its review of the Site
Development Permit.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
28
Develo ment Standards
Building Height(maximum) Building height ranges from 28-feet to 34-feet,which are consistent with this
50 feet requirement(Project plans,sheet 12).
The height of the fuel station canopy would be 17.5-feet(Project plans,sheet
16).
Based on the above the Project is consistent with this requirement.
Screening(required for) The loading area located on the north side of the building would be screened
Storage areas, loading docks and with a "green screen",as well as trees as shown on sheet 19 of the plans.The
ramps,and other appurtenance items applicant has provided information on the green screen that would be used to
of poor visual quality. screen this area (see attachment 3B). The green screen is similar to an open
Screening Materials(required) style fence with landscaping.
Masonry walls, landscaping,or Based on the screening shown on the Project plans and the information
decorative fencing. provided on the green screen,the Project is consistent with this requirement.
Bike Lanes Class III bike routes are shown on the project plans on the east and west sides of
Class III bike lanes are required on all Airport Park Boulevard along the Costco Project street frontage. Class III routes
primary streets. are signed on-street routes where bicycle and vehicle lanes are not separated.
Class III bike route signage would be installed as part of the project. A condition
of approval has been included requiring the location of the required bike route
signage and the details of the signage to be shown on the plans submitted for
building permit.
Since the class III bike route is shown on the project plans and the class III bike
route signage would be installed as part of this project,the project is consistent
with this requirement.
Access Driveways and Deceleration The Project includes two access driveways from Airport Park Boulevard and
Lanes would continue to use the existing access located on the north side of the site
(cul-de-sac). The City is separately undertaking improvements to Airport Park
Boulevard, including along the Project frontage. The improvements include
modifications to the median and left turn areas. The Public Works Department
is the lead department for the City's Airport Park Boulevard improvements and
has also reviewed the Project plans. Public Works has indicated that the
location of the access driveways is acceptable and the City's planned
improvements would be coordinated with the Project.
Based on the above,the Project is consistent with this requirement.
1
2 The AIP PD Building and Architectural Requirements are provided below along with staff analysis.
3
Desi n Re uirements
Building Orientation The building is located at the northwest corner of the site. The Project includes
Building should include design sidewalks as described above in the Project Description and below in Sidewalk
elements oriented to pedestrian usage, Requirements. The sidewalks provided connection all of the way around the
such as linked walkways and sidewalks. building,except for at the loading dock on the east side(rear)of the building
due to safety concerns.
The location of the building entry reduces conflicts between pedestrians and
vehicles by locating the areas of heaviest vehicle use(driveway entries to the
site)farther away from the area of heaviest pedestrian traffic(store entry). A
pedestrian path connects the southern part of the parking lot to the store entry.
Sidewalk Requirements The Project includes an 8-foot wide sidewalk on Airport Park Boulevard within
Lots with frontages along the primary the required setback. The Project also includes an 8-foot wide sidewalk on the
street shall provide a 5-foot curvilinear north side of the building that connects to the sidewalk on Airport Park
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
29
Desi n Re uirements
sidewalk located within the required Boulevard. Other pedestrian pathways include a walkway from the fueling
front setback. Every effort shall be station to the store entry,an accessible/pedestrian pathway to the store entry
made to link development with from the accessible spaces located to the south and east of the store entry. An
attractive and accessible pedestrian additional connection is provided to the sidewalk along the east building
facilities. elevation from the center row of parking stalls located in the east parking area.
As part of the Project plans,a pedestrian circulation plan was submitted that
includes the sidewalks and pathways described above as well as the pedestrian
improvements required as mitigation measures in the EIR and included as
conditions of approval for this site development permit (Project plans,sheet 8
and Transportation and Traffic mitigation measures 3.10.2b). These
improvements include ADA compliant crosswalks and ADA compliant driveways.
Based on the improvements identified above,the improvements included in the
Project plans,and the mitigation measures and conditions of approval related
to pedestrian facilities,the Project is consistent with this requirement.
Building Location There is little development at the south end of Airport Industrial Park. The
The location of buildings shall be adjacent parcel to the north is developed with Ken Fowler Auto Center. The
coordinated with other buildings and parcels on the west side of Airport Park Boulevard are undeveloped and
open space on adjacent lots. covered partially in concrete debris. The adjacent parcels to the south are
undeveloped and comprised partially of wetlands and drainage. Caltrans right-
of-way,which includes a drainage ditch and US 101,is located to the east of the
Costco Project site.
Given the lack of development on adjacent properties,there is no established
development pattern on adjacent properties. Planning Commission review of
past projects has indicated a preference for buildings to be located close to the
street with parking located to the rear and side of the building. The building's
location is consistent with this preference. It is also consistent with the general
plan policy to reduce the prominence of parking area.
Building Location and Orientation The Project includes the installation of skylights.The skylights are part of a
Buildings should be sited to preserve comprehensive energy system intended to reduce energy loss. The system
solar access opportunities,and should allows interior lighting to be reduced based on the amount of light captured
include passive and active solar design through the skylights.
elements. The Project does not include photovoltaic. The applicant has indicated that
Buildings should be oriented to building would be constructed to support future solar installation, including
minimize heating and cooling costs. structural and wiring considerations. Staff has included a draft condition of
Buildings should be creatively sited to approval that plans submitted for building permit demonstrate that the building
provide open views of the site and can support the future installation of photovoltaic(see attachment 2).The
surrounding environment. applicant has also indicated that building's roof can accommodate the skylights
Buildings shall not be site in the middle identified in the Project Description as well as the future installation of
of large parking lots. photovoltaic.
The building is located in the northwest corner of the site and the fueling
station is located at the south end of the site. This allows the remainder of the
site to be developed with the required parking, landscaping,and parking lot
lighting. This site layout allows the remainder of the site to be"open"and to
allow a view through the site, as shown in the visual simulations(Project plans,
sheets 6, 12, 13,and 16).
The parking lot is located to rear and side of the building which is consistent
with this requirement.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
30
Desi n Re uirements
Architectural Design The building is located at the northwest corner of the site,close to the public
Individual projects shall exhibit a street(Airport Park Boulevard). This is consistent with the preference for
thoughtful and creative approach to building location expressed by the Planning Commission during review of past
site planning and architecture. projects and allows the parking lot to be located to the rear and side of the
Projects shall be designed to avoid the building, rather than in front of the building.
accumulation of large structures with The building is a large rectangular warehouse style building. The west elevation
similar building elevations and facades. is the longest elevation at 478 feet. The east elevation is broken up with the
Buildings shall be limited in height, primary elevation 350 feet long,the loading dock 55 feet long and setback from
bulk,and mass and shall be designed the main elevation. The primary north elevation is 250 feet long and the side of
to avoid a box-like appearance. the loading berth 77 feet long and setback from the main elevation. The main
south elevation is 279 feet.The building is at a 45-degree angle between the
east and south elevation.
In order to break up the length of the elevations into smaller sections,different
materials(metal panels and CMU),colors,and heights are used. On the north
elevation, building height varies from 29-feet 10-inches to 34-feet. On the south
elevation,the height is 29-feet to 31-feet. On the east elevation,the height is
29-feet 10-inches at the loading berth and 34-feet at the entry. On the west
elevation,the building height is 30 feet at the north and south ends of the
building and 34-feet at the metallic champagne metal panel in the center of the
elevation.
The entry which is on a 45-degree angle between the east and south elevations
is 34-feet in height. The entry includes a canopy supported by CMU columns
and metal supports.
On each elevation,the sand stone metal panel provides the lower height and
the metallic champagne provides the taller height metal panel.
The fuel station is comprised of a canopy that supported by columns. The colors
and materials for the fuel station canopy and controller enclosure are
compatible with the building. Since the canopy is open (no walls)with an
extended fascia,the structure is not box like.
Based on the above,the building and fueling station canopy are consistent with
this requirement.
Building Exteriors The southern portion of the AIP PD is mostly undeveloped. Ken Fowler Auto
Colors and building materials shall be Center is located adjacent to and north of the Project site. Mendocino Brewing
carefully selected,and must be Company is located southwest of the site at the south end of Airport Park
compatible with surrounding Boulevard but is not adjacent to the Project site. Since there is very little
developments,and shall be finalized development at the south end of the AIP PD and only one development
during the Site Development Permit adjacent to the Project site,information on colors and materials within the AIP
process. PD are discussed and a greater degree of latitude for design would be
permissible,subject to Planning Commission approval,since there is no
established design theme for the site due to the lack of development
surrounding the site.
AIP PD Development. Within the AIP PD,the primary exterior materials are
CMU and stucco. Siding is used very minimally. Awning and canopy materials in
the AIP PD are metal and canvas. Metal is typically used on the canopies for the
larger retail stores and canvas is typically used for the smaller stores or for
individual tenant spaces in "strip"commercial buildings. Accent materials
include stone veneer and use of CMU for columns. The colors used are
primarily earth tone. The main exception to this is the green used for
Friedman's Home Improvement,which is part of the branding for this particular
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
31
Desi n Re uirements
business.
Building. The building is comprised primarily of vertically and horizontally
oriented metal panels,split face CMU and smooth face CMU. The colors are
brown and tan earth tones("sand stone"and metallic champagne" metal
panels and "ivory 721"smooth face CMU and "dark brown 635"split face CMU).
The rollup doors for the tire center, main entry,and loading berths are
silver/grey in color. The"man"doors are painted to match the color of the
elevation on which the door is located,so the color of the door varies based on
location. The building also includes the Costco horizontal red stripe on the sand
stone metal panel on all of the elevations. The red stripe is a metal panel and
part of Costco's branding.
Fuel Station. The canopy is supported by CMU columns,the material for the
canopy would be metal panels,and the colors are similar to and compatible
with the colors used for the Costco building. The colors and CMU columns and
metal are consistent with other colors and materials used in the AIP PD.
Based on the above,the colors and materials are compatible with the colors
and materials used in the AIP PD. Development within the AIP PD has been
used for this analysis since there is only one development in the immediate
area.
Design Amenities The Project includes an outdoor employee break area on the north side of the
Fountains, kiosks, unique landscape building.
islands,outdoor sitting area,and other The Project also includes a seat wall at the store entry as an outdoor sitting area
quality design amenities are (Project plans,sheets 6,8, 13).
encouraged. Although providing these amenities are not required,the Project has provided
an outdoor employee break area and outdoor seating.
1
2 The AIP PD includes lighting requirements for projects in the Retail Commercial land use
3 (zoning) designation of the AIP PD. During public review of the EIR and the Project, public
4 comment was received regarding the lighting, including requests to reduce the height of the
5 parking lot lighting, require the use of LED fixtures, and ensure that the Project would not result
6 in light pollution (see attachment 7). Aesthetics mitigation measure 3.1.2a includes
7 requirements to ensure that the Project would not create substantial light and glare (see FEIR,
8 p. ES-3).
9
10 The applicable Lighting requirements are identified in the table below along with staff analysis.
11
Li htin
Lighting The Project applicant has submitted a photometric plan and lighting cutsheets
All lighting plans shall emphasize (Project Plans,sheets P1 and P2,and attachment 3D).
security and safety and shall minimize The lighting for the Project includes parking lot lighting, building mounted
energy usage. lighting,and sign lighting. The lighting is downcast,shielded,and directed away
from US 101,the Ukiah Municipal Airport,and adjacent properties.
The type of lighting used and the pole height is proposed, in part,to reduce the
number of parking lot light fixtures required and,thereby reduce energy use.
The light levels proposed are considered by the applicant what is necessary to
create a safe and secure site.
Based on the above,the Project is consistent with this requirement.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
32
Lighting for development shall include All of the exterior lighting proposed for the Project is downcast to prevent light
shielded, non-glare types of lights. trespass and to force light down to the ground. As shown on sheet P1 of the
plans,some of the parking lot lighting would be shielded in order to prevent
light trespass. As shown on sheet 16,the fascia for the fueling station would
extend 2-feet below the face of the under-canopy mounted lighting for the fuel
station. The extended fascia provides a shield and forces the light from the
fixtures downward.
Based on the above and compliance with mitigation measure 3.1.2,the Project
is consistent with this requirement.
Lighting shall not be directed towards The Project includes building, parking lot,and fuel station lighting. The location
Highway 101,the Ukiah Municipal of the building mounted lighting is shown on the elevations and lighting plan
Airport,adjacent properties,or (Project plans,sheets 12, 13, P1,and P2).The location of the fuel station
upwards towards the sky. lighting is shown on the lighting plan and sheet 16. The lighting for the fueling
station would be downcast under canopy lighting. In order to minimize light
trespass,the fuel station canopy includes a fascia that extends 2-feet below the
face of the under canopy light fixture(Project plans,sheets 16 and P1). The
extended fascia provides a shield and forces the light from the fixtures
downward.
The location of the parking lot lighting is shown on the site plan and lighting
plan (sheets 6, P1 and P2). The lighting is 36-feet,9-inches in height, measured
from grade to the top of the fixture. A detail of the parking lot light is included
on sheet P1. Shielding is provided for some of the parking lot lights(Project
plans,sheet P1,site notes 1-6). As part of the EIR and entitlement project,
several members of the public have commented on the height of the parking lot
lighting and requested lower pole heights for the project. The proposed pole
height and fixture design is consistent with other parking lot lighting located in
the AIP PD, including Friedman's Home Improvement, Food Maxx, Michaels,
Staples, Furniture Design Center,Tractor Supply,and Walmart.
Based on the lighting details and cusheets and the lighting plans provided,the
Project lighting is downcast, not directed to U5101,the Ukiah Municipal Airport
or adjacent properties. The EIR includes mitigation measure 3.1.2 which is
required in order to reduce any potential impacts to light and glare to less than
less significant.
Based on the above and compliance with mitigation measure 3.2.2,the Project
is consistent with this requirement.
1
2 The AIP PD includes parking and loading requirements which are provided below along with
3 staff analysis. The AIP PD allows the Planning Commission to deviate from standards included
4 in the Code on a case-by-case basis and requires any such deviation to be supported by
5 findings related to the unique use.
6
Parkin Requirements
Parking(minimum required) Based on 148,000 sf of gross store space, 592 vehicle parking spaces are
Generally provided according to UMC required. The Project proposes 607 parking spaces which exceeds the minimum
Retail Store: 1 space per 250 sf gross parking required by 15 spaces.
leasable floor area Based on the above,the Project is consistent with this requirement.
Parking standards The zoning ordinance includes standards for the size of parking spaces: 18 feet
deep by 9-feet wide for standard parking spaces and 16-feet deep by 8-feet
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
33
Parkin Re uirements
wide for compact spaces. Up to 30%of parking stalls are allowed to be
compact.
The Project includes parking stalls that are 20-feet deep by 10-feet wide when
not located at a landscape planter and 18-feet deep with a 2-foot overhand and
10-feet wide when located at a landscape planter(Project plans,sheet 6). No
compact spaces are proposed for the Project.
The size of the parking stalls is larger than the typical parking stall size. This is
due to the nature of the use as a store that sells products primarily bulk. As a
result of this type of product sales, many of the vehicles that travel to the site
are large trucks(including extended cab and long bed),SUVs,and vans. The
larger parking spaces,and omission of compact spaces,allows parking stalls
large enough to accommodate the vehicles often used for customers and
provides addition space for maneuvering.
Although the parking stall size is larger than the typical included in the Ukiah
City Code,the Project would still provide a minimum of 50%shade coverage
over paved parking areas within 15 years which is the standard that has been
used by the City since 2011 in order to determine the adequacy of the shading
provided for paved parking areas(Project plans,sheet 21).
Staff is familiar with this parking stall style and vehicle size often associated with
a Costco use;and,therefore, supports the larger parking stall size. The larger
parking stall size also ensures that vehicles parking at the site will not require
parking spaces resulting in inadequate onsite parking.
Staff supports the size of the proposed parking spaces and the Planning
Commission has the authority to approve the size of the parking stalls as part of
the site development permit as the AIP PD Ordinance allows the Planning
Commission to deviate from the parking requirements on a case-by-case basis
when a finding is made that the use is unique. A finding in support of the larger
parking stall size is included in attachment 1.
With Planning Commission approval of a deviation from the parking stall size
required by the Ukiah City Code,the Project is consistent with this requirement.
Loading Spaces The Project includes four(4) loading berths for delivery trucks on the eastside of
A sufficient number of off-street the building. In addition to this loading area,a separate loading area is provided
loading spaces shall be provided to for smaller"box"trucks,such as bread trucks on the north side of the building.
meet the needs of the approved use. The Project includes a circulation plan for delivery vehicles(Project plans,sheet
Adequate apron and dock space shall 10). The plans demonstrate that there is adequate maneuvering on the parcel
also be provided for truck for the delivery trucks that would serve the Project.
maneuvering on individual lots. Based on the number of loading berths provided,delivery hours,and number of
deliveries per day and week,the number of loading spaces required would be
adequate to meet the needs of the use. Based on the truck circulation plan
provided, (Project plans,sheet 10),there is adequate apron and dock space for
maneuvering on the lot.
Based on the above,the Project is consistent with this requirement.
Bicycle Parking Based on 592 required parking spaces(148,000 sf/250 sf),twelve(12) bike
1 space for every 50 vehicle spaces parking spaces are required. Based on a maximum of 200 employees for all
plus 1 space for every 10 employees shifts,an additional 20 parking spaces would be required. Based on an average
of 60 employees on the maximum shift(see attachment 3B),an additional 6
bike parking spaces would be required.Therefore, 18 to 32 bike parking spaces
would be needed to meet the bike parking requirement.
Since not all 200 employees would be at the site at one time,staff supports
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
34
Parkin Re uirements
using an employee number based on the number of employees per shift.
The Project plans include 10 employee bicycle parking spaces on the north side
of the building and 10 bicycle parking spaces for members and visitors at the
front of the building,for a total of 20 bike parking spaces(Project plans,sheets
6 and 9). In addition, MTA has recommended that bike parking be provided at
the bus stop and a condition of approval requiring two bike parking spaces at
the bus stop has been included as a condition of approval.
Transportation and Traffic mitigation measure 3.10.2c requires bicycle parking
to be provided in compliance with the AIP PD requirements.
Given the nature of the products sold at Costco(products in bulk quantities),
the 22 bike parking spaces(included in the Project plans and required by the
conditions of approval)would be adequate to serve the demand for bike
parking generated by the Project.
Staff has included a condition of approval that 22 bike parking be provided for
the Project,the 20 shown on the Project plans plus the two at the bus stop
required as a condition of approval.
Based on the above,the Project is consistent with the number of bike parking
spaces required.
1
2 The AIP PD includes landscaping requirements which are provided in the table below along with
3 staff analysis. During the public review of the EIR and the Project, public comment was
4 received regarding the proposed landscaping plan, including requests to plant more native
5 species (including oaks and redwoods), planting evergreens to ensure year-round screening of
6 the parking lot, and ensuring the Project provides adequate shading of the parking lot. The AIP
7 PD grants the Planning Commission the authority to modify the requirements of landscaping
8 plan depending on the size, scale, intensity and location of the project.
9
10 The City Council has adopted required tree lists for street trees, parking lot trees, riparian areas,
11 and parks. The required trees lists are included as attachment 8. Trees that are not parking lot
12 or street trees are not required to be selected from the required tree lists. The trees are,
13 however, subject to Planning Commission review and approval as part of the landscaping plan.
14 Planning Commission has the authority to allow different trees species than those included on
15 the required street tree and parking lot tree lists when reviewed as part of a site development
16 permit.
17
AIP Landscapin Requirements
Retain existing trees whenever Not Applicable
possible. There are no trees on the Costco Project site. There are trees located in the
wetland/drainage area to the south of the site and in the Caltrans right-of-way
located to the east of the site.
Sheet C2 of the plans indicate that 2 trees in the Caltrans right-of-way may
require removal in order to construct the required drainage improvements.
Sheet C2 also indicates that 1 tree on the parcels to the south may also need to
be removed in order to construct the drainage improvements.
In order to ensure that construction of the Project would not impact trees
located adjacent to the Project boundaries,the standard draft condition of
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
35
AIP Landsca in Re uirements
approval related to tree protection has been included as a condition of
approval.
The Project would modify drainage outfalls located to the east and south of the
site. Sheet C2 of the Project plans notes that the outfall work may impact
existing trees. The City does not have review or permit authority over
improvements to the outfalls. In the event that the required improvements
require removal of any tree(s),a condition of approval has been included that
requires any tree removed as a result of the improvements to the outfalls to be
replaced on the Costco Project site at a 1:1 ratio.
Based on the above, no onsite trees exist and this requirement does not apply
to this site development permit. In the event that offsite work required for the
Project results in tree removal,the conditions of approval would require any
removed tree(s)to be replaced.
Based on the above,the Project is consistent with this requirement.
Use a variety of trees species that The landscaping plan includes street trees, parking lot trees,and accent trees
provide diversity in form,color and (Project plans,sheet 19, 19.1,and 19.2).
texture. The Commission has the discretion to modify the plant palette to be consistent
with this requirement. Planning Commission's review and approval of the
species allowed for the landscaping plan, including any additions or deletions to
the planting palette,would ensure consistency with this requirement.
Maintain traffic visibility at corners. The Project, including the landscaping plan, has been reviewed by Public Works
and Planning. The planting plan provides adequate site visibility at the corner of
the Project.
Based on the above,the Project is consistent with this requirement.
Coordinate street frontage landscaping Ken Fowler Auto Center located immediately north of the Project site is the only
to achieve a uniform appearance. parcel in the immediate area that is developed.This site does not include street
AIP PD Ordinance,section 1(1)e trees along the Airport Park Boulevard street frontage. Instead vehicles for sale
are displayed in a landscaped planter comprised of boulders,grass,shrubs,and
groundcover. Further north on the east side of Airport Park Boulevard,a
landscape planter with street trees and lawn is located along the Airport Park
Boulevard street frontage.On the west side of Airport Park Boulevard,where
much of the development is more recent,there is also a landscape planter with
street trees along the Airport Park Boulevard street frontage. However,on the
west side the planters include street trees,ground cover,shrubs,and very little
lawn as the City began to encourage little or no lawn as part of development
projects.
The Project includes a planter strip along the Airport Boulevard street frontage
that includes street trees, landscape trees,accent trees,shrubs and ground
covers. The width of the planter strip, planting of street trees,and the use of
groundcovers and shrubs is consistent and coordinated with the more recent
developments within the AIP PD.
Based on the above,the Project is consistent with this requirement.
Provide landscaping proportional to The building elevations vary in height from 28-feet to 34-feet.
building elevations. Sheet 19 of the Project plans notes the size of plantings. Based on the height
AIP PD Ordinance,section 1(1)f and spread of the trees planted along the building elevations,the Project is
consistent with this requirement. The landscaping plan includes the planting
of two rows of trees along the north and west elevations,as well as planting
one row of trees on the east and south elevations. A variety of shrubs and
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
36
AIP Landsca in Re uirements
groundcovers would also be planted along the north and west elevations.
Based on the above and the height,spread,width of the planting area,and
variety of plantings,the Project is consistent with this requirement.
Landscape plantings shall be those The species included in the landscaping plan were selected based on their
which grow well in Ukiah's climate suitability for a retail development setting,ease of maintenance,and suitability
without extensive irrigation. to Ukiah's climate.
AIP PD Ordinance,section 1(1Jg The Planning Commission has the discretion to require revisions to the
proposed landscape plantings.
Planning Commission's review and approval of the species allowed for the
landscaping plan, including any additions, deletions,or changes to the planting
palette,would ensure consistency with this requirement.
Based on the above,the Project would be consistent with this requirement.
All landscape plantings shall be of The trees to be planted would be 24-inch box(Project plans,sheet 19). Shrubs
sufficient size, health,and intensity so would be 1 gallon,2 gallon,5 gallon or 15 gallon depending on the species.
that a viable and mature appearance Grasses and perennials would be 1 gallon with the exception of the New
can be achieved in three years. Zealand Flax which would be 15 gallons. The size of the trees,shrubs,ground
AIP PD Ordinance,section 1(1Jh covers and grasses meets or exceeds the size typically planted for development
projects in the City of Ukiah and based on experience with past projects would
result in a mature appearance within 3 years of planting.
Based on the above,the Project is consistent with this requirement.
Deciduous trees shall constitute the Acer rubrum is planted along the south and north elevations. Ulmus pavrifolia
majority of the trees proposed along and Pyrus calleryana are planted along the west elevation. Lagerstroemia is
the south and west building exposures; planted along the north,west,and east elevations. All of these species are
non-deciduous tree species shall be deciduous.
restricted to areas that do not inhibit Based on the above,the Project is consistent with this requirement.
solar access.
AIP PD Ordinance,section 1(1)i
Parking lots with 12 or more parking The landscaping plan includes parking lot trees. The landscaping plan does not
stalls shall have a tree placed between provide one tree between every four parking spaces within in continuous linear
every four parking stalls within a planting strip(Project plans,sheet 19). All of the parking areas include planters
continuous linear planting strip rather between parking spaces or rows of parking spaces with the exception of the 23
than in individual tree wells,unless parking spaces located along the east side of the building. The landscape plan
clearly infeasible. includes the tree planters between parking spaces and "fishbone"style
AIP PD Ordinance,section 1(1Jj landscape planter located between two rows of front-in 90-degree parking
spaces. For past projects, Planning Commission has indicated that in some
Project requires Planning Commission settings the"fishbone"style planter is preferable since it provides a larger
approval of a modification to this planter area for the trees.
requirement.
Based on 607 parking spaces provided and the parking space layout, 106
parking lot trees would be required to meet this standard. The landscaping plan
includes 177 parking lot trees located within and along the perimeter of the
parking lot.
The Project has 15 more parking spaces than required by the AIP PD Ordinance,
these additional parking spaces provide an opportunity to install additional
landscape planters between parking stalls and still have the Project comply with
the parking requirement
Staff supports the approval of the modification since the landscape plan
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
37
AIP Landsca in Re uirements
exceeds the number of trees required based on the number of parking spaces
provided and the configuration of the parking lot and the landscape plan
provides 50%shade coverage within 15 years of planting.Staff has included a
draft finding in support of this modification in attachment 1.
Based on the above,the finding included in attachment 1,and with Planning
Commission approval of a modification to this requirement,the Project is
consistent with the requirement to provide landscape planters.
Parking lot trees shall be primarily The landscaping plan for the Project includes October Glory Maple, Pink Dawn
deciduous species,and shall be Chitalpa, Dynasty Chinese Elm,and Village Green Japanese Zelkova as parking
designed to provide a tree canopy lot trees.All of these trees are on the Required Parking Lot Tree List.
coverage of 50%over all paved areas All of these trees,with the exception of Chinese Elm are deciduous. The
within 10 years of planting. Chinese Elm is identified as semi-deciduous on the Required Parking Lot Tree
Based upon the design of the parking List. Given the location along the east side of the site,some of these trees also
lot,a reduced number of trees may be function as screening trees.
approved through the discretionary At the November 21,2013 Planning Commission meeting, public comment
review process. recommended the screening trees be evergreen to ensure year-round screening
AIP PD Ordinance,section 1(1)j of the site from US 101. Other public comment recommended that oak trees
and redwood trees be planted on the site since they are native to the area and
Project requires Planning Commission are large trees that sequester carbon. Staff requests Planning Commission
approval of a modification to this review the proposed parking lot trees,the public comment, and determine if
requirement. the trees proposed for the parking lot are appropriate for the Project.Staff has
included the Required Parking Lot Tree List(attachment 8).
The Project plans include two landscape coverage calculations.One using the
50%coverage in 10 years standard (Project plans,sheet 20)and the other using
the City of Davis standard (plans,sheet 21).
The AIP PD ordinance requires a shade percentage to be achieved at 10
years, however the code does not indicate how the shade coverage should
be calculated. Based on staff research,communities that have a shade
ordinance most commonly use a 15 year tree canopy when calculating
shade coverage. Staff was unable to find another community that used a
10 year canopy for the purpose of calculating shade coverage.
A tree's canopy will typically double in size between 10 years and 15
years, making the 15 year standard a more reasonable standard for
calculating shade coverage. Past projects subject to this shade
requirement have not resulted in 50%shade coverage within the 10 year
time frame, but have been able to provide the 50%shade coverage within
15 years of planting or at maturity.
It was previously determined that The City of Davis standard is an
appropriate standard to use since the City of Davis has a climate similar to
Ukiah's and this standard has been used by the Planning Commission as
the standard for determining compliance with the shade coverage
requirement since 2011. Planning Commission has agreed that the City of
Davis standard is an appropriate standard to use to evaluate shade
coverage for development project's until such time as this requirement
has been amended. The City of Davis excludes areas not used for parking,
such as loading area and access areas,such as the entry to the fueling
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
38
AIP Landsca in Re uirements
station and the fueling station area.
The City of Davis standard deducts areas that are not used for parking. For the
Project,the access,queuing,and circulation area for the fueling station is not
included in the area subject to the shade requirement. Also excluded to the
area subject to the shade requirement is the loading area located to the east
and north of the building.
The calculations using the City of Davis method demonstrate that 52%shade
coverage over the parking area would be provided within 15 years of planting.
This is consistent with the requirement the City is currently using for landscape
coverage;therefore,staff recommends the Commission approve the
modification to the landscaping requirement to provide 50%shade coverage
over all paved areas within 10 years of planting.
Based on the above,the finding included in attachment 1,and with Planning
Commission approval of a modification to this requirement,the Project is
consistent with the requirement to provide SO%shade coverage.
Parking lots shall have a perimeter The Project includes perimeter landscaping around the parking lot. On the west
planting strip with both trees and side of the parking lot,there is a minimum width of 23-feet, 10-inches between
shrubs. the easternmost edge of the sidewalk and the beginning of the parking space
AIP PD Ordinance,section I(1Jk (Project plans,sheet 6). This area is planted with street trees, parking lot trees,
shrubs and groundcovers/grasses(Project plans,sheet 19).
On the east side of the parking lot,there is a landscaped area ranging in width
ranging from 24-feet on the south end to 60-feet on the north end (Project
plans,sheet 6).This area is planted with parking lot trees,screening trees,
shrubs,grasses and groundcovers/grasses(Project plans,sheet 19).
The fueling station is located immediately south of the parking lot. The south
end of the parking lot includes trees islands planted with parking lot trees
(Village Green Japanese Zelkova and October Glory Maple)and a mix of shrubs
and groundcovers. The landscape islands provide the perimeter landscaping
required for the Project while allowing site access and circulation through the
site.
On the north side of the site,there is a 56-foot wide landscape area planted
with October Glory Maple and Crape Myrtle,as well as a variety of shrubs,
groundcovers and grasses.
Based on the above,the Project provides the required perimeter landscaping.
Parking lots with 12 or more parking The Project site includes a pedestrian pathway from the fueling station to the
stalls shall have defined pedestrian front of the store. There is also a path that connects the accessible parking
sidewalks or marked pedestrian spaces on the east side of the store to the store entry and the one pathway
facilities within landscaped areas from the northern end of the parking row on the eastside of the building to the
and/or separated from automobile sidewalk on the east side of the store.
travel lanes. Based upon the design of
the parking lot,and the use that it is No pathway has been extended from the sidewalk on the north side of the site
serving, relief from this requirement to connect to the sidewalk on the east side of the building since a sidewalk in
may be approved through the this located would require a person to walk directly behind the loading dock.
discretionary review process. This has been reviewed by the Public Works Department and Planning
AIP PD Ordinance,section 1(1)1 Department and the preference was not to provide this connection and,
thereby,encourage people to walk behind the loading dock. Both Planning and
Public Works were also concerned that providing a crosswalk in this location
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
39
AIP Landsca in Re uirements
could create a false sense of security to pedestrians.
As required,the Project does provide defined/marked pedestrian connections
through the parking lot and is therefore consistent with this requirement.
Street trees may be placed on the Street trees are shown on the landscaping plan along Airport Park Boulevard
property proposed for development and the access easement located along the north side of the property. The
instead of within the public right-of- trees would be planted as shown on the plans. The plans have been reviewed
way if the location is approved by the by the Public Works Department. The Public Works Department is supportive of
City engineer, based upon safety and the proposed location.
maintenance factors. Aristocrat Flowering Pear and Crape Myrtle would be planted along Airport Park
AIP PD Ordinance,section 1(1)m Boulevard and October Glory Maple and Crape Myrtle along the access
easement on the north side of the site.
Required Street Tree List:Aristocrat Flowering Pear(Pyrus Calleryana)and
October Glory Maple(Acer Rubrum)are on the Required Street Tree List.
Crape Myrtle is not. However,this species is planted on the north side of the
site along the easement(not a public street). The Crape Myrtle was selected in
part in order to address the access concerns of the Fire Marshal and to provide
site lines for building signage. It is not uncommon for the incorrect tree species
to be planted and for the tree to later block sign visibility. In some cases when
this occurs, business or property owners remove or top trees. The Planning
Commission has the authority to approve an alternate tree species as part of its
review of the Site Development Permit.
Based on the location of the street trees and with Planning Commission review,
revision (if necessary),and approval of the street tree species would ensure the
Project is consistent with the City's required tree list and the Project would be
consistent with this requirement.
All new developments shall include a Sheet 22 of the Project plans shows the total area of the parcel and the area to
landscaping coverage of 20%of the be landscaped. The total parcel area is 667,774 sf,which requires 133,543 sf of
gross area of the parcel, unless the parcel to be landscaped. The Project includes 171,474 sf of landscaping,
because of the small size of the parcel, 25.7%of the parcel (see Project plans,sheet 22).
such coverage would be unreasonable. Based on the above,the Project is consistent with this requirement.
AIP PD Ordinance,section 1(1Jn
A minimum of 50%of the landscaped The landscaping plan includes trees,shrubs,groundcovers and grasses. The
area shall be dedicated to live landscaped plan shows that more than 50%of the area to be landscaped is
plantings. covered in live plantings.
AIP PD Ordinance,section 1(1Jn Based on the above,the Project is consistent with this requirement.
Landscaping plans shall include an The plans submitted for the Project do not include an irrigation plan. Sheet 19
automatic irrigation system. of the plans include an "Irrigation System Statement." Staff has included
AIP PD Ordinance,section 1(1Jo conditions of approval that the Project comply with the state's Model Water
Efficiency Landscape Ordinance(MWELO)and that plans submitted for building
permit demonstrate compliance with the MWELO and that an irrigation plan be
submitted with the building permit plans(see attachment 2).
Based on the above and compliance with the condition of approval,the Project
is consistent with this requirement.
All required landscaping for The applicant has indicated that it is standard practice for a maintenance
commercial development projects shall manual to be prepared for the landscaping(see attachment 36). A condition of
be maintained in a viable condition. approval has been included requiring the maintenance manual to be submitted
AIP PD Ordinance,section 1(1Jp to staff for review and approval (see attachment 2). A condition of approval for
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
40
AIP Landsca in Re uirements
landscaping maintenance has also been included (se attachment 2).
Based on the above and compliance with the conditions of approval,the Project
is consistent with this requirement.
1
2 Modifications to Landscaping Requirements: As discussed above under AIP PD
3 Landscaping Requirements, the Project requires approval of two modifications to the AIP PD
4 landscaping requirements. Approval of modifications to the landscaping requirements is
5 allowed pursuant to AIP PD § I(1)(q) which grants the decision making body the authority to
6 modify the required elements of a Landscaping Plan depending upon the size, scale, intensity,
7 and location of the developmenf project. The AIP Ordinance does not require any specific
8 findings to be made to support the decision on the modification. Staff is recommending
9 approval of the required modifications to the landscaping plan as described above and based on
10 the findings included in attachment 1. Although not required, Planning Commission has chosen
11 to provide findings in support of modifications in order to provide information as to under what
12 circumstances modifications to landscaping requirements may be appropriate.
13
14 Signage: The AIP Ordinance regulates signage and requires signs for projects located within
15 the AIP PD to generally comply with the sign regulations for industrial, commercial, and office
16 land uses contained in the Ukiah Municipal Code and to provide a detailed sign program as part
17 of the project. The signs proposed for the Project are described above as part of the Project
18 Description and include wall mounted signs on the building and fuel station canopy. No
19 freestanding signs are proposed as part of the required sign program for this Project. Below is a
20 table that describes signs for similar large scale retail developments within the AIP PD:
21
Store Name Building Mounted Sign Height Location of Signage
For the lar est si n s
Walmart Walmart: 5-feet,6-inches Airport Park Boulevard
Walmart Spark: 8-feet US101
Commerce Drive
Furniture Design Furniture plus Design Center: Airport Park Boulevard
Center 5-feet total height for both lines US101
Commerce Drive
Staples(1) Staples: 6-feet Airport Park Boulevard
The Office Store: 2-feet US101
Total Sign Height:8-feet
Michaels Arts & Michaels:4-feet, 6-inches Airport Park Boulevard
Crafts(1) The Arts and Crafts Store: US101
Total Sign Height: 8-feet,5-inches
Food Maxx(1) Airport Park Blvd. Airport Park Boulevard
Food(M)axx: 4-feet, 1-inch US101
M:5 feet, 1-inch
US 101
Food(M)axx: 3-feet,5-inch
M:4 feet, 1-inch
Friedman's(1) Friedman Bros(top line) Airport Park Boulevard
Home Improvement Center(bottom US101
line) Sign also located on the north
Total Sign Height:8-feet,6-inches elevation of the canopy for the
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
41
Store Name Building Mounted Sign Height Location of Signage
For the lar est si n s
nursery center
1. No side elevation,only front and rear elevations
1
2 The table below includes the applicable sections of the Sign Ordinance includes in the Ukiah
3 Municipal Code.
4
AIP PD Si n Requirements
Sign Area Based on 934.5 feet of lineal parcel frontage on Airport Park Boulevard,
The site is allowed 1.5 square feet of 1,401.75 sf of sign area is allowed for the parcel. Since the street on the north
sign area for each lineal foot of parcel side of the site is an access easement and not a public street, only the Airport
frontage. Park Boulevard frontage is used to calculate allowable sign area.
The total sign area proposed for the Project is 1331.5 square feet as shown on
sheet 18 (sign program) of the plans and as described in the Project Description
above;therefore,the Project is consistent with this requirement.
Sign Placement The Sign Ordinance allows street facing signs with approval of a sign permit.
Placement of signing shall be limited to The Project includes signs facing US101,the parking lot,and the easement on
street frontages and business the north side of the site;all of which are allowed when part of a Site
frontages except sign orientation to Development Permit. A site development permit is already required for the
parking areas,freeways, pedestrian Project and the AIP PD ordinance requires a sign program to be submitted as
malls, internal courts or sign programs part of the Project plans. Therefore,all proposed signs are subject to review
may be allowed subject to a site and approval as part of the site development permit.
development permit.
Building Signage: The Project includes signage on all four elevations and the
entry of the building comprised of two lines:first line Costco;and the second
line WHOLESALE with three blue stripes. There is also one(1)Tire Center sign
on the south elevation of the building facing the parking lot. The sign facing
Airport Park Boulevard is allowed as a street facing sign.
Staff supports the locations of all of the signs proposed for the building since
they are consistent with sign locations for other business located between
US101 and Airport Park Boulevard as described in the table above.
Fuel Station Signage:The Project also includes signage on all four side of the
fueling station (facing US 101,the parking lot,to the south,and to the west-
entry to the fueling station). The fueling station is interior to the site and does
not have direct street frontage. All of the fueling station signs require approval
as part of a site development permit.
Staff supports the fuel station canopy signs that face Airport Park Boulevard
(west and toward the entry to the fueling station) and US101 since these sign
locations are consistent with sign locations for other businesses located within
the AIP PD as described in the table above. It is also the opinion of staff that the
design of a fueling station is itself an identifier that fuel is available at the
location and extensive signage is unnecessary. Staff has included a condition of
approval that the north and south fueling station signs be removed from the
Project.
Sign Illumination Building Sign Lighting: The building mounted signs are indirectly illuminated
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
42
AIP PD Si n Re uirements
Signs in commercial and industrial with the location and height of the lighting shown on the elevations (Project
zones, if illuminated,shall be indirectly plans 12, 13, 18,and P1)sheet along with the building signage and the
illuminated, i.e.,shall not have directly cutsheets are included in attachment 3D.
exposed bulbs, lamps,tubes or other
illumination devices. Fuel Station Canopy Sign Lighting: The fuel station signs are indirectly
illuminated with the location shown on the fuel station plan (Project plans 16
Indirectly illuminated sign: A sign and P1)and the light cutsheet included in attachment 3D.
whose illumination is derived entirely
from an external artificial source which Since the signs are indirectly illuminated as required by the Sign Ordinance,the
is arranged so that no direct rays of lighting proposed is consistent with the requirements of the AIP PD.
light are projected from such artificial
source into residences or streets.
1
2
3 Design Guidelines. The project is located outside of the boundaries of the City of Ukiah
4 Downtown Design District. As such, the project is subject to the design guidelines for projects
5 that are not located within the boundaries of the Downtown Design District. The table below
6 provides an analysis of the project's consistency with the design guidelines. The findings
7 required for approval of a site development permit do not require compliance with the Design
8 Guidelines.
9
Design Guidelines for Projects Outside the Downtown Design District Consistency
Anal sis
Site Features The site is undeveloped,generally flat with no trees or other natural
Site design is compatible with the features;therefore,there are no major existing site features to
natural environment,and incorporate into the Project.
incorporates the major existing The Project includes the planting of trees along the south property line
features. which is adjacent to the offsite wetland/drainage area.
Based on the above,the Project is consistent with this guideline.
Coordination Only the parcel to the north is developed. The Costco building is closer
Facilities are shared and to the street than the Ken Fowler Auto Center building; however,the
coordinated with adjacent Ken Fowler Auto Center is a different type of use with vehicles for sale
properties. located between the street and the building.
Setbacks are compatible with The Costco site and Ken Fowler Auto Center share the easement located
character of adjacent frontages. between the parcels which provides access to both sites.
Setbacks are minimized to enhance The building is located close to the street with street trees, landscaping,
the pedestrian environment. and an 8-foot wide sidewalk located between the street and the building
which is consistent with pedestrian oriented development.
Based on the above,the Project is consistent with this guideline.
Pedestrian Access: Parking areas See AIP PD discussion above.
with 12 or more stall:define
sidewalk or marked pedestrian
facilities in landscaped areas or
separated from traffic lanes
required.
Pedestrian Access:Site has See Building Orientation and Sidewalk Requirements AIP PD discussion
pedestrian orientation,consistent above.The Project includes pedestrian circulation as shown on the
with uses,design and architecture. pedestrian circulation plan (Project plans,sheet 8)and as discussed
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
43
Design Guidelines for Projects Outside the Downtown Design District Consistency
Anal sis
Pedestrian elements are attractive above in the AIP PD Landscaping discussion.
and functional. The Project also includes a seat wall at the store entry which is covered
by the entry canopy. The plans include a detail of the seat wall (Project
plans,sheets 12 and 13).
Based on the above and the nature of the Project(member-based sales
of inerchandise primarily in bulk),the Project is generally consistent with
this guideline.
Parking Lots The parking lot is located to the side and rear of the building.
Decrease visual prominence and The tree plantings will provide 50%shade coverage of the parking area
reduce heat island effect. within 15 years which will help to reduce the heat island effect. The
parking lot includes perimeter tree planting which further screens the
parking lot from view and decreases the visual prominence.
Based on the above,the Project is consistent with this guideline.
Landscaping See AIP PD Landscaping discussion above.
Scale and nature of landscape
materials is appropriate to the site
and structure.
Twenty percent of the gross lot
area landscaped,SO%live plantings.
Parking with 12 or more stalls: 1
tree per 4 stalls within continuous
linear strips. Perimeter planting
strips to use trees and shrubs.
Focus on deciduous trees achieving
50%shading within 10 years.
Parking lots generally: See AIP PD Landscaping discussion above.
Perimeter planting strips,street
trees selected from Ukiah Master
Tree List required.
Parking Lots The Project includes two parking areas. The main parking area which is
Project should de-emphasize located to the side(south)of the building and a smaller parking area
parking lots by breaking them into which is located to the rear(east)of the building. No parking is located
smaller components and should between the building and the primary street frontage(Airport Park
avoid placing the majority of the Boulevard). The main parking area is broken up into smaller sections
parking between the building and through the use of"fishbone" style planters located between the double
the primary street frontage. row of parking spaces and planter islands located at the end of parking
rows(Project plans,sheet 19).
Based on the above,the Project is consistent with this guideline.
Signs The proposed signs are Costco branded design and colors. The signs are
Signs are compatible with simple in design which is compatible with the design and character of
architectural character of buildings. the building. The use of corporate branded signage is consistent with
the signage for other large retailers in the AIP PD.
Based on the above,the Project is consistent with this guideline.
Lighting The design of the exterior lighting for the project is simple utilitarian
Lighting harmonizes with site, lighting consistent with the simple forms of the building and the type of
building design,architecture, and lighting often associated with commercial parking lots. The style of the
landscaping. parking lot lighting is consistent with the type of lighting found for other
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
44
Design Guidelines for Projects Outside the Downtown Design District Consistency
Anal sis
major retail developments in the AIP PD. The same parking lot lighting
design and height is found in the parking lots of Walmart, Furniture
Design Center,Staples, Michaels, Food Maxx, Friedman's Home
Improvements,and Tractor Supply.
The building mounted lighting and indirect sign lighting is also simple
utilitarian lighting compatible with the building architecture.
Based on the above,the Project is generally consistent with this
guideline.
Visual Appearance See AIP PD Building Design and Landscaping sections above.
Buildings are visually cohesive, The colors and materials for the fueling station are compatible and
compatible and complementary. complementary. Both structures use earth tone in colored materials.
Buildings exhibit variety and CMU is used as an exterior material for the Costco building and for the
distinctiveness. columns of the entry canopy. CMU is also used for the fueling station
Variety of architectural features canopy.
encouraged tied to comprehensive The Costco building uses a mix of CMU and metal panels as described in
design theme. the Project Description above and a mix of earth tone colors. The height
Building exterior compatible with of the building is varied by using different parapet heights(28-feet to
surrounding properties. 34-feet in height depending on the location)on all of the elevations.The
Site and buildings are visually entry to the building is angled and includes a canopy which provides
attractive from neighboring variety and articulation to the warehouse style building. The canopy
properties,traffic and corridors, includes CMU columns and metal brackets that attach to the building
and public spaces. wall.
Visible fences compatible with The materials,colors,and size of the building are similar to the
project and visually attractive. development located on the east side of Airport Park Boulevard and
adjacent to US 101.
The building is located at the corner of the Airport Park Boulevard and
the access easement on the north side of the site. The Project includes
perimeter landscaping that screens the Project from US 101 and public
areas.
No fencing is included in the Project.
Based on the above,the Project is consistent with this guideline.
Walkable and Bikeable The Project plans include pedestrian and bicycle circulation plans
Communities (Project plans,sheets 8 and 9)that provide bike and pedestrian
The project provides connections connections.
for walkers and bicyclists to the The entrance to the building is located at the southeast corner,which is
surrounding community. a central location related to vehicle parking on the site. This location
Sidewalks provide convenient and allows vehicles to enter the site and park on several different rows of
safe access. parking located away from the entry. This reduces the number of
Entrances provide convenient vehicles interacting with pedestrians at the building entry. It also places
access. the entry in a location that is central to the parking.
As described in the Project Description and discussed above in the AIP
PD requirements, pedestrian connections are provided around the
building,from the sidewalks along the north property lines and Airport
ark Boulevard to the store,and through the site. The exception to this is
at the loading dock,where providing this connection is considered by
staff to be unsafe since it would encourage pedestrians to walk behind
the loading area and creating a designated pathway can provide a false
sense of safety, making people less aware of their surroundings.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
45
Design Guidelines for Projects Outside the Downtown Design District Consistency
Anal sis
Based on the above,the Project is consistent with this guideline.
Energy conservation The landscape plan includes deciduous trees along the west and south
Active and passive solar and other building elevations(see Project plans,sheet 19).The Project includes
renewable energy design and energy conserving features,including skylights and the mitigation
devices are used. measures and conditions of approval require the building to be designed
Devices are unobtrusive and and constructed to support the installation of future photovoltaic(see
complement design. Project plans,sheets 1-3,attachment 2,and EIR Air Quality mitigation
measure 3.2.2a and 3.2.2b).
Based on the above,the Project is consistent with this guideline.
Green Building The applicant has provided a list of sustainable practices as part of the
Sustainable site,water efficiency, Project plans(Project plans, sheets 1,2,and 3). These practices include
energy, materials and resources, the use of drought tolerant plantings,drip irrigation,and pedestrian and
indoor environmental quality. accessible connections; use of pre-fabricated metal panels with 80%
recycled content and onsite construction; use of low flow fixtures
consistent with LEED criteria for water efficiency of 40%,and installation
of cool roofs;centralized controls for lighting and refrigeration,as well
as other features and business practices. The Project is also subject to
the requirements for the California Green Building Code and the Building
Official prepared a listing of some of the sustainable requirements with
which the Project is required to comply(see attachment 9).
Air Quality mitigation measure 3.2.2c requires the use of low VOC
coatings and finishes. The City recently signed onto the City of Santa
Rosa's M54 permit and the Project is required to comply with the
requirements of this permit.
Based on the above,the Project is consistent with this guideline.
Visitability and Universal Design The Project is required to comply with ADA requirements and
The site and its elements are compliance with these requirements will be evaluated as part of the
accessible to people at differing building permit plan submittal. The Project includes accessible parking
stages,ages and circumstances of as required and accessible pathways are provided in the parking area.
life;accessible primary and interior Based on the above,the Project is consistent with this guideline.
entrance and routes.
Maintenance The building's exterior is comprised of durable and easily maintained
Demonstrate consideration of site materials(metal panels,and CMU). The information provided by the
and building maintenance. applicant indicates that a maintenance plan is developed for onsite
landscaping. A condition of approval has been included that requires
this maintenance plan to be submitted to staff for review. A
maintenance plan and maintenance agreement are also required for
stormwater improvements requires as part of the MS4 permit and a
condition of approval has been included that this maintenance plan be
submitted to city staff for review and approval. The Project description
states that building materials and other design choices are based on
maintenance considerations.
Based on the above,the Project is consistent with this guideline.
1
2 Site Development Permit: As noted above allowed uses in the AIP PD require approval of a
3 Site Development Permit. Zoning Code section 9263(E) requires the Planning Commission to
4 make specific findings when acting to approve site development permit applications. The
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
46
1 findings shall not be vague and conclusionary. The findings shall be sufficiently detailed to
2 apprise a reviewing court of the basis of the action by bridging the gap between the evidence
3 and the decision-maker's conclusions and shall be based upon evidence in the administrative
4 record. Failure to make findings that support the following determinations shall result in the
5 denial of the site development permit application.
6
Site Develo ment Permit Anal sis
The proposal is consistent with the goals, The Project is consistent with the goals and policies of the General Plan as
objectives,and policies of the General described above in the General Plan section above, including Table 1.
Plan.
The proposed project is consistent with The Project is consistent with the requirements of the AIP PD Ordinance as
AIP PD Ordinance and the UCC. described above in the AIP PD Ordinance section above, including Table 3.
Planning Commission's approval of the modifications to the requirement to
provide 50%shade coverage for all paved areas in 10 years and the
requirement to provide a landscape planter between every four parking stalls
is allowed pursuant to AIP PD section I(1)(q)which grants the decision making
body the authority to modify the required elements of a Landscaping Plan
depending upon the size,scale, intensity, and location of the development
project. Approval of these modifications results in landscaping that is
consistent with the AIP PD landscaping requirements.
Based on the above,the Project is consistent with the AIP PD Ordinance and
the Ukiah City Code.
The location,size,and intensity of the The building is located on the northwest corner of the site with the building's
proposed project will not create a entry located on the southeast corner of the building. Parking is located to
hazardous or inconvenient vehicular or the south and east of the building's entry.The location of the building entry
pedestrian traffic pattern. creates a more convenient and less hazardous vehicular and pedestrian traffic
pattern. The location of access driveways on Airport Park Boulevard and the
parking to the south of the store allow vehicles to enter the site and park in
one of five rows of parking. This reduces the interactions of vehicles and
pedestrians at the entry to the store,the area of the site with the heaviest
pedestrian activity.
The location of the fueling station in the southeast portion of the site allows
fueling station vehicles to be separated from vehicles associated with the
Costco store. Vehicles using the fueling station are able to use the
southernmost access driveway and queuing for 40 vehicles in eight lanes are
provided for the 16 pump stations,for a total of 56 vehicle spaces(Project
plans,sheet 16). Vehicles using the fueling station can then exit the fueling
station and site or may park and enter the store.
Vehicles:See below for a discussion of vehicle access to the site.
The Project would retain the existing access road on the north side of the
Project site. Secondary access to the parking lot would be provided via the
cul-de-sac at the end of the access road. The City Council has approved
improvements to the medians and left-turn pockets along the Airport Park
Boulevard Project frontage. These improvements have been coordinated
with and designed to accommodate the traffic associated with the Project.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
47
Site Develo ment Permit Anal sis
Pedestrians.The Project plans include a pedestrian circulation plan (Project
plans,sheet 8). Pedestrian circulation includes:an 8-foot wide sidewalk along
the Airport Park Boulevard frontage,an 8-foot wide sidewalk along the north
side of the site,sidewalks along the south and east sides of the building,a
pedestrian walkway from the fueling station to the building entry through the
parking lot,accessible/pedestrian pathways from the accessible spaces to the
south and east of the building entry to the entry of the building.
No pedestrian connection is provided from the sidewalk on the north side of
the site to the sidewalk on the east side of the building. Providing a
connection in this location would encourage pedestrians to walk behind the
loading dock,which could create an unsafe condition. Public Works and
Planning staff have discussed this connection and do not support a pedestrian
connection in this area since this type of connection can make pedestrians
feel safer and less aware of their surroundings,assuming that drivers of
delivery vehicles will be aware of their presence since they are in a designated
pedestrian connection/crossing.
The Costco Wholesale Project EIR analyzed the potential for the Project to
result in impacts to pedestrian facilities. The EIR identified mitigation
measures(Transportation and Traffic mitigation measure 3.10.2b)that would
reduce these impacts to less than significant(see FEIR, p.5-9 and p.4-13).
These mitigation measures require: 1)installation of sidewalks along the
project frontage of Airport Park Boulevard as identified in the project site
plan; 2)installation of high visibility crosswalk markings across driveway
entrances to the project including the existing cul-de-sac on the north side of
the Project to increase visibility of pedestrians; installation of ADA compliant
curb ramps at driveway crossings and transition points along the project
frontage and ensuring the existing curb ramps at the existing cul-de-sac
intersection with Airport Park Boulevard is compliant with current ADA
standards;and 4) providing an adequate pedestrian connection from the
street frontage and main parking area to the retail store entrance.
These mitigation measures have been included as conditions of approval.
The traffic engineer for the Costco Wholesale Project EIR and Public Works
reviewed the possibility of providing a crosswalk from the Project site to the
west side of Airport Park Boulevard. Such crossing was determined to be
unsafe for pedestrians since the parcels on the west side of Airport Park
Boulevard are undeveloped and such a crossing would not connect to any
development or pedestrian facilities on the west side of Airport Park
Boulevard. It was recommended the provision of a crosswalk to connect the
east and west sides of Airport Park Boulevard be evaluated when
development is proposed on the west side of Airport Park Boulevard.
Based on the above,the Project would not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern.
The accessibility of off-street parking The only adjacent use is Ken Fowler Auto Center located to the north of the
areas and the relation of parking areas Project site. The parcels on the west side of Airport Park Boulevard and to
with respect to traffic on adjacent streets the south of the site are undeveloped. Caltran's right-of-way,which includes
will not create a hazardous or a drainage ditch and US 101 are located to the east of the Project site.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
48
Site Develo ment Permit Anal sis
inconvenient condition to adjacent or Primary member and employee access to the site would be provided via two
surrounding uses. 40-foot wide driveways from Airport Park Boulevard. The southernmost
driveway would also provide access for fuel delivery trucks. The
northernmost driveway would provide access for tire center delivery vehicles.
The Project plans include a truck route and circulation plan that demonstrates
there is adequate circulation for trucks.
The City is undertaking improvements to Airport Park Boulevard. These
improvements include modifications to the medians and left-turn pockets.
On February 20, 2013, City Council approved the Airport Park Boulevard
improvements.The design of the improvements, including the location of the
medians and design of the left-turn pockets,would be coordinated with the
design of the Costco Project to ensure adequate access to the site and parking
areas from Airport Park Boulevard. (February 20,2013 City Council ASR and
ASR attachments 1 and 2)
The location of the driveway access and parking allows vehicles to enter the
site from two locations on Airport Park Boulevard and then to park in park in
five different rows of parking. This allows vehicles to enter the site and easily
access parking,so as to prevent vehicles from backing onto Airport Park
Boulevard during peak business hours.
The Costco site includes an easement(road)on the north side of the site. Ken
Fowler Auto Center also includes an easement(road)on the south side of its
site. This easement will continue to provide access to Ken Fowler Auto Center
and would also provide access to the Costco site. The easement would
provide secondary access to the parking lot for members and employees and
would provide access to the loading dock at the rear of the building(east
side)and at the smaller loading area for bread trucks and recycling at the
north side of the site.
Based on the above,the Project would not create a hazardous or
inconvenient condition to adjacent or surrounding uses.
Sufficient landscaped areas have been As described in the AIP PD Landscaping discussion above,the Project includes
reserved for purposes of separating or landscaping between the Project site and US 101 which is aesthetic and helps
screening the proposed structure(s)from to screen the site from US 101. The width of the landscape area varies from
the street and adjoining building sites, 60-feet at the north end of the parking lot to 25-feet at the south end of the
and breaking up and screening large parking lot.
expanses of paved areas. The Project also includes perimeter landscape planting, including trees along
the property lines of the Project. This planting includes two rows of along
Airport Park Boulevard. Trees along the easement on the north side of the
site and trees along the east property(US 101) line. Fifty-nine trees are
planted around the perimeter of the parking lot, including along the east
property line(37),small section of the north property line(3),the west
property line(9),and along the south elevation of the building(9). One
hundred thirty(133)trees are planted within the interior of the parking lot
(Project plans,sheets 19 and 21).
The Project also complies with the AIP PD landscape requirement to provide a
minimum of 20%landscape coverage. The Project provides 25.7%landscape
coverage(Project plans,sheet 22).
Based on the above,the Project provides sufficient landscape coverage for
the purposes of separating or screening the proposed structure(s)from the
street and adjoining building sites,and breaking up and screening large
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
49
Site Develo ment Permit Anal sis
expanses of paved areas.
The proposed development will not The Costco building would be located in the northwest corner of the site on
restrict or cut out light and air on the the east side of Airport Park Boulevard. The north side of the building is
property,or on the property in the across the access easement and 185 feet from the Ken Fowler Auto Center
neighborhood,or impair the value building. The small loading area on the north side of the building and "back of
thereof. house"area is across the access easement and 135 feet from the Ken Fowler
Auto Center building. This loading area is screened with a green screen and
landscaping, including trees.
The area adjacent to and immediately south of the Costco Project site is
undeveloped and includes of wetlands and drainage area.
Caltrans right-of-way, including a drainage ditch and US 101 are located to the
east of the site. Airport Park Boulevard is immediately west of the Project.
The parcels across from the Project on the west side of Airport Park
Boulevard are undeveloped and more than 100 feet from the building and an
even greater distance from the fueling station.
The fueling station would be located in the southeast portion of the site and
comprised of a fuel station canopy, pumps,and vehicle queuing area all of
which are open and do not restrict or cut out light or air on the property or on
property in the neighborhood.
Based on the above,the Project would not restrict or cut out light and air on
the property,or on the property in the neighborhood.
The Project would not impair the value of adjacent property since the
development of the site has the potential to increase the value of property
located in the immediate area of the Project site and would allow the site to
be maintained and occupied which could reduce incidents of trespassing and
damage in the area due to existing transients and the attractive nuisance that
can be created by vacant property.
Based on the above,the Project would not impair the value of the Project site
or of property in the neighborhood.
The improvement of any commercial or N/A
industrial structure will not have a The site is not adjacent to a residential zoning district.
substantial detrimental impact on the
character or value of an adjacent
residential zoning district.
The proposed development will not There are no trees,shrubs,creeks,wetlands or water courses on the Costco
excessively damage or destroy natural Project site(see Project plans,). There are trees located to the south of the
features,including trees,shrubs,creeks, Costco site in the wetlands/drainage area and to the east of the Costco site in
and the natural grade of the site. the ditch located in the Caltrans right-of-way. The canopies of several trees
within the Caltrans right-of-way extend over the property line onto the
Costco site.
The site is relatively flat and will be graded to provide the necessary site
drainage. Existing drainage to the outfalls to the Caltrans right-of-way to the
east of the site and to the wetlands/drainage area to the south of the site
would be maintained. The preliminary hydrology and hydraulics study for the
Project indicates that the Project would not significantly increase the amount
of drainage to the existing outfalls(see FEIR,Appendix C). The EIR for the
Project describes the treatment that would occur to site drainage and runoff
prior to the runoff leaving the site(see DEIR Section 3.6 Hydrology and Water
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
50
Site Develo ment Permit Anal sis
Quality and FEIR, Master Response for Drainage, pp. 3-14 to 3-18).
Sheet C2 of the Project plans includes a note that the work to the existing
outfalls located in the Caltrans right-of-way may affect two existing trees
(which appear to be valley oaks). Since these trees are located in the
Caltrans right-of-way and Caltrans permitting authority over work within it
right-of-way,the City does not have control over the disposition of these
trees.
Two of the trees that may be affected by work to the existing outfalls are
located adjacent to the Costco Project site. A portion of the tree may extend
over the property line. The drainage improvements in the Caltrans right-of-
way are subject to Caltrans approval.As part of its permitting process for the
improvements, Caltrans would determine the disposition of the two trees.
Drainage improvements located within the drainage/wetlands area to the
south of the site require approval of the Regional Water Quality Control
Board and may also require Fish and Wildlife approval. Affects to the tree
located in the wetlands area to the south of the Costco site would be
reviewed by the Regional Water Quality Control Board as part of the
permitting process and may also be subject to California Fish and Wildlife
review.
There are no trees,shrubs,creeks,or wetlands on the Project site;therefore,
the Project would not damage or destroy natural feature of the site.
The site is relatively flat and would continue to use the outfalls located in the
Caltrans right-of-way and located to the south of the site for site drainage.
Since the offsite work to the drainage outfalls may require approval of one or
more trees and the City does not have permit authority over these
improvements and it cannot be known at this time if tree removal would be
required,a condition of approval has been applied to the Project requiring
any tree requiring removal as a result of the offsite work to the drainage
outfalls to be replaced on the Costco Project site.
The site would be graded to create the drainage needed for the Project,
including directing runoff to the bioswales at the west side of the parking lot,
east side of the parking lot and within the interior of the parking lot. The
modifications to the natural grade of the site are not considered excessive.
The fueling station is located in the southeast corner of the site. The fueling
station area would be graded away from the wetlands located to the south of
the site and the fueling station would include the safety features identified on
sheet 7.2 of the Project plans and attachment 3C.
The fueling station requires approval from and/or is subject to comply with
requirements from the Mendocino County Department of Public Health,
Regional Water Quality Board, Fire Marshal,California Fire Code,California
Health and Safety Code, Environmental Protection Agency, National Fire
Protection Agency,California Air Resources Board, Local Certified Unified
Program Agency,and California Code of Regulations.
In the event that there are nesting birds in the offsite trees proximate to the
Project site,the Biological Resources mitigation measure 3.12.1 identifies the
measures to be implemented to reduce any impacts to less than significant.
Based on the above,the Project would not excessively damage or destroy
natural features,including trees, shrubs,creeks,and the natural grade of the
site.
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
51
Site Develo ment Permit Anal sis
There is sufficient variety,creativity,and The Costco store would be a 148,000 square foot warehouse style store. As
articulation to the architecture and discussed in the AIP PD Design Requirements and Landscaping sections above,
design of the structures(s)and grounds varied parapet heights(28 feet to 34 feet in height), a mix earth tone building
to avoid monotony and/or a box-like colors, mix of exterior materials(CMU and metal panels),and angled building
appearance. entry and canopy are used to break up the length and mass of the building
elevations in order to avoid monotony and a box-like appearance.
The landscaping plan includes trees and shrubs along the building elevations,
the perimeter of the site and within the parking lot. The landscaping breaks
up the mass of the parking lot and screens the site. A variety of trees and
shrubs are planted creating variety and interest in the landscaping and site.
The fuel station canopy is a simple structure with an earth tone roof canopy
supported by earth tone CMU columns. The open nature of a fuel station
canopy avoids a box-like appearance since there are no solid walls to enclose
the facility.
Based on the above, it is concluded that the Project has sufficient variety,
creativity,and articulation to the architecture and design of the structures(s)
and grounds to avoid monotony and/or a box-like appearance.
1
2
3 ENVIRONMENTAL REVIEW
4
5 An environmental impact report (EIR) was prepared for the Project that analyzed the potential
6 impacts to the environment that could result from the construction and operation of the Project,
7 including the required rezoning, site development permit, and parcel consolidation and
8 reconfiguration. The Costco Wholesale Project EIR identified significant and unavoidable
9 impacts to air quality (operational emissions resulting from mobile sources), global climate
10 change (operational emissions resulting from mobile sources), and transportation and traffic
11 (queuing and level of service) as described in the DEIR (see sections 3.2: Air Quality, 3.10:
12 Traffic and Transportation, and 3.11: Global Climate Change). Mitigation measures were
13 identified to reduce the air quality and global climate change impacts (see mitigation measures
14 3.2.2a, 3.2.2b, and 3.2.2c); however, no feasible mitigation measures could reduce these
15 impacts to less than significant. Mitigation measures were identified for the queuing and level of
16 services impacts that would reduce the impacts to a less than significant level (see mitigation
17 measure 3.10.1). The queuing and level of service impacts were conservatively identified as
18 significant and unavoidable; however, since funding for the traffic improvements identified in the
19 mitigation measures had not been secured as of the preparation of the EIR. These mitigation
20 measures have been included as conditions of approval for the site development permit (see
21 attachment 2).
22
23 The Planning Commission conducted a public hearing on November 21, 2013 and voted (3-1) to
24 recommend the City Council certify the EIR. On December 4, and 18, 2013, City Council
25 conducted public hearings and on December 18, 2013 voted (4-0) to certify the EIR and
26 adopted City Council Resolution 2013-34 making the findings necessary to certify the EIR (see
27 attachment 5).
28
29 The Planning Commission may continue to rely on the EIR certified by the City Council on
30 December 18, 2013 as an environmental review document for the Project and no new EIR is
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
52
1 required, because no substantial changes have been made to the Project, no substantial
2 changes have occurred in the circumstances under which the Project is being undertaken, and
3 no new information has become available which indicates the project would result in new
4 impacts not identified in the EIR, more severe impacts, or would require new mitigation
5 measures. Pursuant to Public Resources Code §21166, under these circumstances, no further
6 environmental review is required, and the Planning Commission may continue to rely on the
7 previously certified EIR to support its consideration of the site development permit.
8
9 During public comment on the EIR, it was confirmed that wetlands have been delineated on the
10 parcel to the south and outside the Costco Project site. The Project site currently has two
11 outfalls that drain to this area and the Project would continue to use these outfalls and would
12 construct a third outfall to this area. The EIR for the project identified this area as drainage and
13 potential wetlands and the permitting requirements for the Project by the Regional Water Quality
14 Control Board and other regulatory agencies would mitigate any potential impacts the Project
15 would have on wetlands located to the south of the site (DEIR, Section 3.6 Hydrology and Water
16 Quality). The conditions of approval require the project proponent to obtain all required permits
17 and approvals required for the Project and identify the Water Quality Control Board permits that
18 may be required for the Project (see attachment 2).
19
20 No new or more severe impacts would result due to the confirmation that the drainage area
21 located to the south of the Project site is in fact a "wetland", due to the restrictions and pollutant
22 controls in the permits required for the Project by the Regional Water Quality Control Board.
23
24 City staff was recently contacted by the Regional Water Quality Board regarding the status of
25 the Project and EIR. The Board inquired as to the grading of the fueling facility area. Board
26 staff was informed that the Project included a fueling station safety plan that showed the area
27 being graded away from the drainage/wetlands area to the south of the site and that identified
28 safety containment features for the fueling station. Board staff indicated that these are the types
29 of design features and measures that are consistent with Board requirements for fueling
30 stations.
31
32 STATEMENT OF OVERRIDING CONSIDERATIONS
33
34 When an EIR has been prepared for a project that identifies one or more significant impacts
35 could occur as a result of the project, Public Resources Code §21081 and CEQA Guidelines
36 §15093 require the lead agency to make findings regarding the ultimate disposition (i.e., after
37 consideration of mitigation) of each significant effect. These CEQA provisions also require that
38 where there would be any significant and unavoidable impacts, the agency must state the
39 specific overriding economic, legal, social, technological, or other benefits of the project that
40 outweigh the significant effects on the environment. Since the Costco Wholesale Project EIR
41 concluded that the Project could result in significant and unavoidable impacts to air quality
42 (operational emissions resulting from mobile sources), global climate change (cumulative
43 resulting from mobile sources) and transportation and traffic, findings and a statement of
44 overriding considerations are required to be made by the decision making body prior to approval
45 of the Project (rezoning and site development permit).
46
47 On December 18, 2013, the City Council concluded a public hearing and voted (4-0) to adopt a
48 resolution (Resolution 2013-35) making the findings required by Public Resources Code
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
53
1 §21081and CEQA Guidelines §15091 in order to approve a project for which an EIR has been
2 certified which identifies one or more significant effects on the environment that would occur if
3 the project is approved and carried out and making the findings required by Public Resources
4 Code §21081(b) and CEQA Guidelines §15093 for the statement of overriding considerations
5 (see attachment 6).
6
7 Planning Commission may rely on rely on the findings and statement of overriding
8 considerations included in the resolution adopted by the City Council for the required CEQA
9 and PRC findings and statement of overriding considerations as required by Public Resources
10 Code § 21081(b) and CEQA Guidelines §15093 for the Project.
11
12 Below is a list of the benefits of the Project included in the SOC adopted by the City Council.
13 For a complete description of the Project benefits see attachment 6.
14
15 ■ Further develop the Airport Industrial Park Planned Development.
16
17 ■ Recapture retail sales leakage.
18 ■ Enhance retail opportunities within the City of Ukiah.
19 ■ Locate local and regional serving retail within an existing commercial area in the City of Ukiah.
20 ■ Provide an opportunity for residents of the City of Ukiah and greater Ukiah Valley to shop locally.
21 ■ Help to fulfill the City's role as a regional retail center and reduce the number of vehicle trips to retail
22 centers in Sonoma County and thereby reduce regional air pollution and greenhouse gas emissions.
23 ■ Create employment opportunities within the City.
24 ■ Create above minimum wage jobs with benefits within the City.
25 • Provide certainty as to the number and types of jobs created with the development of the project
26 site.
27 • Generate tax revenue for the City allowing the City to fund needed services.
28 ■ Generate additional revenue for Mendocino County, local school districts, and other special
29 districts.
30 ■ Contribute funds to needed infrastructure improvements.
31 ■ Improve pedestrian circulation and expand the use of public transit.
32 ■ Use of energy conserving measures in project construction and operation.
33
34 PUBLIC NOTICE AND COMMENT
35
36 The public hearing for the Costco Warehouse and Fueling Station site development permit was
37 originally scheduled for the December 11, 2013 Planning Commission meeting and notice of
38 that public hearing was provided in the following manner:
39
40 ■ In order for the Planning posted on the City of Ukiah website on November 27, 2013;
41 ■ published in the Ukiah Daily Journal on December 1, 2013;
42 ■ posted in five places on the project site on November 27, 2013;
43 ■ mailed and emailed to persons on the interested parties list on November 27, 2013;
44 ■ mailed to property owners within 300 feet of the project site and property owners within
45 Airport Industrial Park Planned Development on November 27, 2013; and
46 ■ posted at the meeting place (glass case in front of the civic center) on November 27,
47 2013.
48
49 Since the Costco Wholesale Project EIR had not been certified by the City Council as of the
50 date of the December 11th meeting, Planning Commission was unable to consider the site
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
54
1 development permit. Since the site development permit public hearing had been publicly
2 noticed for the December 11t" Planning Commission, at the December 11t" meeting, the
3 Planning Commission continued the item to a date certain of January 22, 2014. Since the item
4 was continued to a date certain, no additional public notice was required.
5
6 Although not required, a courtesy notice of the January 22, 2014 Planning Commission public
7 hearing on the Costco Project site development permit was provided in the following manner:
8
9 ■ posted on the City of Ukiah website on January 8, 2014;
10 ■ published in the Ukiah Daily Journal on January 12, 2014;
11 ■ posted in five places on the project site on January 8, 2014;
12 ■ mailed and emailed to persons on the interested parties list on January 8, 2014;
13 ■ mailed to property owners within 300 feet of the project site and property owners within
14 Airport Industrial Park Planned Development on January 8, 2014; and
15 ■ posted at the meeting place (glass case in front of the civic center) on January 8, 2014.
16
17 The written comments received to date regarding this site development permit are included as
18 attachment 7.
19
20 CONCLUSION
21
22 Staff recommends the Planning Commission conduct a public hearing, receive public comment,
23 provide Commission comment, and take the following actions:
24
25 1. Make a motion and vote to utilize the Costco Wholesale Project EIR certified by the City
26 Council on December 18, 2013 as the adequate environmental review document for the
27 Project pursuant to Public Resources Code § 21666, finding that since City Council's
28 certification of the EIR on December 18, 2013:
29
30 a) no substantial changes have been made to the Project;
31 b) no substantial changes have occurred in the circumstances under which the Project
32 is being undertaken; and
33 c) no new information has been become available which would result in new or more
34 severe impacts not identified in the EIR or would require new mitigation measures.
35
36 2. Make a motion and vote to rely on the CEQA findings and statement of overriding
37 considerations adopted by the City Council in City Council Resolution 2013-35 as the
38 appropriate findings and statement of overriding considerations required for the site
39 development; and
40
41 3. Make and motion and vote to approve the Costco Warehouse and Fueling Station
42 Project Site Development Permit based on the findings included in attachment 1 and
43 subject to the conditions of approval included in attachment 2.
44
45
46
47
48
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
55
1 ATTACHMENTS
2
3 1. Draft Findings for Approval
4 2. Draft Conditions of Approval
5 3. Proiect Description and Supplemental Proiect Information
6 3A. Project Description 11/14/2013
7 3B. Supplemental Narrative 12/4/2013 with Greenscreen 1/16/2014
8 3C. Fueling Station Safety Measures 11/25/2013
9 3D. Lighting Cutsheets
10 4. Design Review Board Minutes Excerpt from 12/8/2011
11 5. City Council Resolution 2013-34 (Costco Wholesale Project EIR certification)
12 6. City Council Resolution 2013-35 (Required Public Resources Code and CEQA Findings
13 for significant impacts and statement of overriding considerations)
14 7. Public Comment- Site Development Permit
15 8. City Of Ukiah Required Tree Lists
16 9. Sample Green Building Code Requirements and Sample Maintenance Agreement
17 10. Project Plans date stamped January 15,2014
18
19
20 S:Planning/Planning Commission/Staff Reports/Costco SDP SR
Costco Warehouse and Fueling Station Project Station Site Development Permit
Eastside,south end of Airport Park Boulevard
APNs 180-110-08,09,10 and 180-080-57,58,59,62,63,64,65,66,and 67
File Nos.:11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
56
1 ATTACHMENT 1
2
3 Site Development Permit Findings of Fact
4 Ukiah Costco Warehouse and Fuel Station
5 Airport Park Boulevard — Airport Industrial Park
6 APNs: 180-110-08, 09, and10; 180-080-57, 58, 59, and 62-67
7 File Nos.: 11-01-REZ-SDP-LLA-CC-PC-CE and 11-16-EIR-CC
8
9 The following findings of fact for the Costco Warehouse and Fueling Station Site Development
10 Permit are supported by and based on information contained in this staff report, the application
11 materials and documentation, the Costco Wholesale Project EIR, and the public record.
12
13 1. The proposed Project, as conditioned, is consistent with the goals and policies of the
14 General Plan as described in Table 1 of the Planning Commission site development permit
15 staff report dated January 22, 2014.
16
17 2. The proposed Project, as conditioned, is consistent with the Airport Compatibility
18 requirements as described in Table 2 of the Planning Commission site development permit
19 staff report dated January 22, 2014.
20
21 3. The proposed Project, as conditioned is consistent with the applicable requirements of the
22 Airport Industrial Park Ordinance as described in the Airport Industrial Park section of the
23 staff report. As allowed by the AIP PD ordinance, the Planning Commission grants
24 modifications to two (2) landscaping requirements (see 3A and 3B below), one deviation
25 from the Ukiah City Code for parking stall size (see 3C below), and approves signage on
26 non-street facing building/structure frontages as allowed by the Ukiah City Code (see 3D
27 below). With approval of the two (2) landscaping modifications, one parking standard
28 deviation, and the signage program, the Project is consistent with the requirements of the
29 AIP PD ordinance.
30
31 A. The Modification to the Landscaping Requirement to provide a landscape planter
32 between every four parking spaces is granted based on the following:
33
34 Based on the configuration of the parking lot and the number of parking
35 spaces provided (607), 94 planter islands with trees would be required. The
36 landscaping plan provides 185 parking lot trees in linear planter strips
37 between parking spaces, in "fishbone" style planters, at the ends of parking
38 rows, and along the perimeter of the parking lot. The number of trees planted
39 in the parking lot exceeds the number of trees required to be planted in planter
40 islands.
41
42 The location and number of parking lot trees planted will provide 50% of
43 shade coverage of parking areas within 15 years of planting using the City of
44 Davis method which is the standard currently being used by the City to
45 determine adequate shade coverage of parking lots. The Project includes
46 52% landscape coverage.
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
1
1
2 The size of the planters proposed are sized appropriately for the trees to be
3 planted and the "fishbone" style planter can provide a more space for the planting
4 of trees than individual tree planter islands.
5
6 B. The Modification to the Landscaping Requirement to provide 50% shade coverage of all
7 paved areas within 10 years of planting is granted based on the following:
8
9 The AIP PD ordinance requires a shade percentage to be achieved at 10
10 years, however the code does not indicate how the shade coverage should be
11 calculated.
12
13 Based on staff research, communities that have a shade ordinance most
14 commonly use a 15 year tree canopy when calculating shade coverage. Staff
15 was unable to find another community that used a 10 year canopy for the
16 purpose of calculating shade coverage.
17
18 A tree's canopy will typically double in size between 10 years and 15 years,
19 making the 15 year standard a more reasonable standard for calculating
20 shade coverage. Past projects subject to this shade requirement have not
21 resulted in 50% shade coverage within the 10 year time frame, but have been
22 able to provide the 50% shade coverage within 15 years of planting or at
23 maturity.
24
25 The City of Davis standard is an appropriate standard to use since the City of
26 Davis has a climate similar to Ukiah's. Planning Commission has agreed that
27 the City of Davis standard is an appropriate standard to use to evaluate shade
28 coverage for development projecYs until such time as this requirement has
29 been amended. The City of Davis excludes areas not used for parking, such
30 as loading area and access areas, such as the entry to the fueling station and
31 the fueling station area. The City of Davis standard has been used by the
32 Planning Commission as the standard for determining compliance with the
33 shade coverage requirement since 2011.
34
35 The process developed for evaluating shade coverage is to require two shade
36 coverage exhibits, one exhibit using the City of Ukiah standard and a second
37 using the City of Davis standard. The Project plans include both exhibits
38 (Project plans, sheets 20 and 21). The landscaping plan includes the planting
39 of 185 parking lot trees (interior and perimeter) and would achieve 52% shade
40 coverage of the parking area within 15 years of planting.
41
42 C. As allowed by the AIP PD Ordinance, the deviation from the required parking stall size
43 included in the Ukiah City Code is approved based on the following:
44
45 The Project includes parking stalls that are 20-feet deep by 10-feet wide when
46 not located at a landscape planter/planter strip and 18-feet deep with a 2-foot
47 overhang and 10-feet wide when located at a landscape planter/planter strip
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
2
1 (Project plans, sheet 6). No compact spaces are proposed for the Project.
2 This parking stall size is 1-foot wider and 2-feet deeper than the parking stall
3 standard included in the Zoning Ordinance, the standard used for parking
4 spaces in the AIP PD.
5 The larger stall size is due to the nature of the use as a store that sells
6 products primarily bulk. As a result of this type of product sales, many of the
7 vehicles that travel to the site are large trucks (including extended cab and
8 long bed), SUVs, and vans. The larger parking spaces, and omission of
9 compact spaces, allows for parking stalls large enough to accommodate the
10 vehicles often used by Costco members and also provides adequate space for
11 maneuvering.
12
13 Staff is familiar with the vehicle size often associated with a Costco use as a
14 result of numerous site visits to Costco in Santa Rosa; and, therefore,
15 supports the larger parking stall size. The Ukiah area is also known for having
16 a large number of large trucks. The larger parking stall size also ensures that
17 vehicles parking at the site will not require parking spaces resulting in
18 inadequate onsite parking.
19
20 Although the parking stall size is larger than the typical included in the Ukiah
21 City Code, the Project would still provide a minimum of 50% shade coverage
22 over paved parking areas within 15 years which is the standard that has been
23 used by the City since 2011 in order to determine the adequacy of the shading
24 provided for paved parking areas (Project plans, sheet 21).
25
26 D. The non-street facing signs as shown in the sign program are approved, with the
27 exception of the north and south facing signs on the fueling station canopy, based on the
28 following and the AIP PD requirement that signs "generally comply" with the Sign
29 Ordinance:
30
31 The location of the building mounted signs are consistent with the location of
32 other large retailers located within the AIP PD. Walmart, Furniture Design
33 Center, Michael's, Staples, Food Maxx, and Friedman's Home Improvements
34 have signs facing Airport Park Boulevard and the parking lot (parking is
35 located in front of the building) and US 101. Walmart and Furniture Design
36 Center also have signage on the side of the building facing Commerce Drive.
37 The other businesses are zero lot line buildings; and, therefore do not have
38 "sides."
39
40 The location of the fueling station signs facing Airport Park Boulevard and US
41 101 are consistent with other signage located in the AIP PD as discussed
42 above. The sign facing Airport Park Boulevard also faces the entry to the
43 fueling station. The sign facing to the south is not consistent with other
44 signage in the AIP PD in that the signage does not face another developed
45 site, street, or parking lot. Although, the sign on the north side of the canopy
46 faces the parking lot, the additional signage unnecessary and could result in
47 visual clutter. The design and appearance of a fueling station (canopy and
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
3
1 pumps) informs people that the use is a fuel station, eliminating the need for
2 signage on all four elevations.
3
4 The sign area included in the sign program is less than the maximum sign
5 area allowed for the site.
6
7 4. The proposed Project, as conditioned, is consistent with the findings required for approval of
8 a Site Development Permit based on the following and as described in the Site
9 Development Permit Analysis Table included in the Planning Commission site development
10 permit staff report dated January 22, 2014.
11
12 A. The location, size, and intensity of the proposed project will not create a hazardous or
13 inconvenient vehicular or pedestrian traffic pattern based on the following:
14
15 The building is located on the northwest corner of the site with the building's entry
16 located on the southeast corner of the building. Parking is located to the south and
17 east of the building's entry. The location of the building entry creates a more
18 convenient and less hazardous vehicular and pedestrian traffic pattern. The
19 location of access driveways on Airport Park Boulevard and the parking to the
20 south of the store allow vehicles to enter the site and park in one of five rows of
21 parking. This reduces the interactions of vehicles and pedestrians at the entry to
22 the store, the area of the site with the heaviest pedestrian activity.
23
24 The location of the fueling station in the southeast portion of the site allows fueling
25 station vehicles to be separated from vehicles associated with the Costco store.
26 Vehicles using the fueling station are able to use the southernmost access
27 driveway and queuing for 40 vehicles in eight lanes are provided in addition to
28 vehicle parking at the 16 pump stations, for a total of 56 vehicle spaces. Vehicles
29 using the fueling station can then exit the fueling station and site or may park and
30 enter the store.
31
32 Vehicles: See also finding 4B below.
33
34 The Project would retain the existing access road on the north side of the Project
35 site. Secondary access to the parking lot would be provided via the cul-de-sac at
36 the end of the access road. The City Council has approved improvements to the
37 medians and left-turn pockets along the Airport Park Boulevard Project frontage.
38 These improvements have been coordinated with and designed to accommodate
39 the traffic associated with the Project.
40
41 Pedestrians. The Project plans include a pedestrian circulation plan (Project
42 plans, sheet 8). Pedestrian circulation includes: an 8-foot wide sidewalk along the
43 Airport Park Boulevard frontage, an 8-foot wide sidewalk along the north side of
44 the site, sidewalks along the south and east sides of the building, a pedestrian
45 walkway from the fueling station to the building entry through the parking lot,
46 accessible/pedestrian pathways from the accessible spaces to the south and east
47 of the building entry to the entry of the building.
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
4
1 No pedestrian connection is provided from the sidewalk on the north side of the
2 site to the sidewalk on the east side of the building. Providing a connection in this
3 location would encourage pedestrians to walk behind the loading dock, which
4 could create an unsafe condition. Public Works and Planning staff have discussed
5 this connection and do not support a pedestrian connection in this area since this
6 type of connection can make pedestrians feel safer and less aware of their
7 surroundings, assuming that drivers of delivery vehicles will be aware of their
8 presence since they are in a designated pedestrian connection/crossing.
9
10 The Costco Wholesale Project EIR analyzed the potential for the Project to result
11 in impacts to pedestrian facilities. The EIR identified mitigation measures that
12 would reduce these impacts to less than significant (see FEIR, p. 5-9 and p. 4-13).
13 These mitigation measures require: 1) installation of sidewalks along the project
14 frontage of Airport Park Boulevard as identified in the project site plan; 2)
15 installation of high visibility crosswalk markings across driveway entrances to the
16 project including the existing cul-de-sac on the north side of the Project to increase
17 visibility of pedestrians; installation of ADA compliant curb ramps at driveway
18 crossings and transition points along the project frontage and ensuring the existing
19 curb ramps at the existing cul-de-sac intersection with Airport Park Boulevard is
20 compliant with current ADA standards; and 4) providing an adequate pedestrian
21 connection from the street frontage and main parking area to the retail store
22 entrance. These mitigation measures have been included as conditions of
23 approval.
24
25 The traffic engineer for the Costco Wholesale Project EIR and Public Works
26 reviewed the possibility of providing a crosswalk from the Project site to the west
27 side of Airport Park Boulevard. Such crossing was determined to be unsafe for
28 pedestrians since the parcels on the west side of Airport Park Boulevard are
29 undeveloped and such a crossing would not connect to any development or
30 pedestrian facilities on the west side of Airport Park Boulevard. It was
31 recommended the provision of a crosswalk to connect the east and west sides of
32 Airport Park Boulevard be evaluated when development is proposed on the west
33 side of Airport Park Boulevard.
34
35 B. The accessibility of off-street parking areas and the relation of parking areas with respect
36 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
37 adjacent or surrounding uses based on the following:
38
39 The only adjacent use is Ken Fowler Auto Center located to the north of the
40 Project site. The parcels on the west side of Airport Park Boulevard and to the
41 south of the site are undeveloped. Caltran's right-of-way, which includes a
42 drainage ditch and US 101 are located to the east of the Project site.
43
44 Primary member and employee access to the site would be provided via two 40-
45 foot wide driveways from Airport Park Boulevard. The southernmost driveway
46 would also provide access for fuel delivery trucks. The northernmost driveway
47 would provide access for tire center delivery vehicles. The Project plans include a
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
5
1 truck route and circulation plan that demonstrates there is adequate circulation for
2 trucks.
3
4 The City is undertaking improvements to Airport Park Boulevard. These
5 improvements include modifications to the medians and left-turn pockets. On
6 February 20, 2013, City Council approved the Airport Park Boulevard
7 improvements. The design of the improvements, including the location of the
8 medians and design of the left-turn pockets, have been coordinated with the
9 design of the Costco Project to ensure adequate access to the site and parking
10 areas from Airport Park Boulevard (February 20, 2013 City Council ASR and ASR
11 attachments 1 and 2).
12
13 The location of the driveway access and parking allows vehicles to enter the site
14 from two locations on Airport Park Boulevard and then to park in five different rows
15 of parking. This allows vehicles to enter the site and easily access parking, so as
16 to prevent vehicles from backing onto Airport Park Boulevard during peak business
17 hours.
18 The Costco site includes an easement (road) on the north side of the site. Ken
19 Fowler Auto Center also includes an easement (road) on the south side of its site.
20 This easement will continue to provide access to Ken Fowler Auto Center and
21 would also provide access to the Costco site. The easement would provide
22 secondary access to the parking lot for members and employees and would
23 provide access to the loading dock at the rear of the building (east side) and to the
24 smaller loading area for bread trucks and recycling at the north side of the site.
25
26 C. Sufficient landscaped areas have been reserved for purposes of separating or screening
27 the proposed structure(s) from the street and adjoining building sites, and breaking up
28 and screening large expanses of paved areas based on the following:
29
30 As described in AIP PD Landscaping Requirements section of the staff report (pp.
31 35-41), the Project includes landscaping between the Project site and US 101
32 which is aesthetic and helps to screen the site from US 101. The width of the
33 landscape area varies from 60-feet at the north end of the parking lot to 25-feet at
34 the south end of the parking lot.
35
36 The Project also includes perimeter landscape planting, including trees along the
37 property lines of the Project. This planting includes two rows of trees along Airport
38 Park Boulevard. Trees would also be planted along the easement on the north
39 side of the site and trees along the east property (US 101) line. Fifty-nine trees
40 are planted around the perimeter of the parking lot, including along the east
41 property line (37), small section of the north property line (3), the west property line
42 (9), and along the south elevation of the building (9). One hundred thirty (133)
43 trees are planted within the interior of the parking lot (Project plans, sheets 19 and
44 21).
45
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
6
1 The Project also complies with the AIP PD landscape requirement to provide a
2 minimum of 20% landscape coverage. The Project provides 25.7% landscape
3 coverage (Project plans, sheet 22).
4
5 D. The proposed development will not restrict or cut out light and air on the property, or on
6 the property in the neighborhood, or impair the value thereof based on the following:
7
8 The Costco building would be located in the northwest corner of the site on the
9 east side of Airport Park Boulevard. The north side of the building is across the
10 access easement and 185 feet from the Ken Fowler Auto Center building. The
11 small loading area on the north side of the building and "back of house" area is
12 across the access easement and 135 feet from the Ken Fowler Auto Center
13 building. This loading area is screened with a green screen and landscaping,
14 including trees. The area adjacent to and immediately south of the Costco Project
15 site is undeveloped and includes a wetlands and drainage area. Caltrans right-of-
16 way, including a drainage ditch and US 101 are located to the east of the site.
17 Airport Park Boulevard is immediately west of the Project. The parcels across from
18 the Project on the west side of Airport Park Boulevard are undeveloped and more
19 than 100 feet from the building and an even greater distance from the fueling
20 station. Based on the distances described above, the Project would not restrict or
21 cut out light or air on the property or on property in the neighborhood.
22
23 The fueling station would be located in the southeast portion of the site and
24 comprised of a fuel station canopy, pumps, and vehicle queuing area all of which
25 are open and do not restrict or cut out light or air on the property or on property in
26 the neighborhood.
27
28 The Project would not impair the value of adjacent property since the development
29 of the site has the potential to increase the value of property located in the
30 immediate area of the Project site and would allow the site to be maintained and
31 occupied which could reduce incidents of trespassing and damage in the area due
32 to existing transients and the attractive nuisance that can be created by vacant
33 property.
34
35 E. The improvement of any commercial or industrial structure will not have a substantial
36 detrimental impact on the character or value of an adjacent residential zoning district
37 based on the following:
38
39 This finding is not applicable since the site is not adjacent to a residential district.
40
41 F. The proposed development will not excessively damage or destroy natural features,
42 including trees, shrubs, creeks, and the natural grade of the site based on the following:
43
44 There are no trees, shrubs, creeks, wetlands or water courses on the Costco
45 Project site (see Project plans,). There are trees located to the south and offsite of
46 the Costco site in the wetlands/drainage area and to the east of the Costco site in
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
7
1 the ditch located in the Caltrans right-of-way. The canopies of several trees within
2 the Caltrans right-of-way extend over the property line onto the Costco site.
3
4 The site is relatively flat and will be graded to provide the necessary site drainage.
5 Existing drainage to the outfalls to the Caltrans right-of-way to the east of the site
6 and to the wetlands/drainage area to the south of the site would be maintained.
7 The preliminary hydrology and hydraulics study for the Project indicates that the
8 Project would not significantly increase the amount of drainage to the existing
9 outFalls (see FEIR, Appendix C). The EIR for the Project describes the treatment
10 that would occur to site drainage and runoff prior to the runoff leaving the site (see
11 DEIR Section 3.6 Hydrology and Water Quality and FEIR, Master Response for
12 Drainage, pp. 3-14 to 3-18).
13
14 Sheet C2 of the plans includes a note that the work to the existing outfalls located
15 in the Caltrans right-of-way may affect two existing trees (which appear to be
16 valley oaks). Since these trees are located in the Caltrans right-of-way and
17 Caltrans permitting authority over work within it right-of-way, the City does not
18 have control over the disposition of these trees. Two of the trees that may be
19 affected by work to the existing outFalls are located adjacent to the Costco Project
20 site. A portion of the trees may extend over the property line. The drainage
21 improvements in the Caltrans right-of-way are subject to Caltrans approval. As part
22 of its permitting process for the improvements, Caltrans would determine the
23 disposition of the two trees. Drainage improvements located within the
24 drainage/wetlands area to the south of the site require approval of the Regional
25 Water Quality Control Board and may also require Fish and Wildlife approval.
26 Effects to the trees located in the wetlands area to the south of the Costco site
27 would be reviewed by the Regional Water Quality Control Board as part of the
28 permitting process and may also be subject to California Fish and Wildlife review.
29
30 There are no trees, shrubs, creeks, or wetlands on the Project site; therefore, the
31 Project would not damage or destroy any natural features of the site. Since the
32 offsite work to the drainage outfalls may require removal of one or more trees and
33 the City does not have permit authority over these improvements and it cannot be
34 known at this time if tree removal would be required, a condition of approval has
35 been applied to the Project requiring any tree requiring removal as a result of the
36 offsite work to the drainage outfalls to be replaced on the Costco Project site at a
37 ratio of 1:1 (see attachment 2, conditions of approval). Due to the proximity of
38 these trees to the Project site, the EIR includes mitigation measures in order to
39 protect nesting birds. Biological Resources mitigation measure 3.12.1 requires:
40 pre-construction surveys of potential nesting sites within 500-feet of construction
41 activities if construction is to occur during bird nesting season (February 15
42 through August 31) and survey results to be documented and submitted to the
43 California Department of Fish and Wildlife and the City of Ukiah. If an active nest is
44 discovered, a 500-foot no-work buffer zone is required to be established unless an
45 alternative is approved by CDFW.
46
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
S
1 The site is relatively flat and would continue to use the outfalls located in the
2 Caltrans right-of-way and located to the south of the site for site drainage. The site
3 would be graded to create the drainage needed for the Project, including directing
4 runoff to the bioswales at the west side of the parking lot, east side of the parking
5 lot and within the interior of the parking lot. The modifications to the natural grade
6 of the site are not considered excessive.
7
8 The fueling station is located in the southeast corner of the site. The fueling
9 station area would be graded away from the wetlands located to the south of the
10 site and the fueling station would include the safety features identified on sheet 7.2
11 of the Project plans and in attachment 3C of the January 22, 2014 Planning
12 Commission staff report. The fueling station requires approval from and/or is
13 subject to comply with requirements from the Mendocino County Department of
14 Public Health, Regional Water Quality Board, Fire Marshal, California Fire Code,
15 California Health and Safety Code, Environmental Protection Agency, National
16 Fire Protection Agency, California Air Resources Board, Local Certified Unified
17 Program Agency, and California Code of Regulations.
18
19 F. There is sufficient variety, creativity, and articulation to the architecture and design of the
20 structures(s) and grounds to avoid monotony and/or a box-like appearance based on the
21 following:
22
23 The Costco store would be a 148,000 square foot warehouse style store. As
24 analyzed in AIP PD Building and Architectural Requirements section of the staff
25 report (pp. 29-32), varied parapet heights (28 feet to 34 feet in height), a mix earth
26 tone building colors, mix of exterior materials (CMU and metal panels), and angled
27 building entry and canopy are used to break up the length and mass of the building
28 elevations in order to avoid monotony and a box-like appearance. The fueling
29 station canopy uses colors and materials compatible with the building and is not
30 enclosed. The open nature of a fuel station canopy avoids a box-like appearance
31 since there are no solid walls to enclose the facility.
32
33 As analyzed in the AIP PD Landscaping Requirements section of the staff report
34 (pp. 35-41) and shown on the landscaping plan, the landscaping plan includes
35 trees and shrubs along the building elevations, the perimeter of the site and within
36 the parking lot. The landscaping breaks up the mass of the parking lot and
37 screens the site. A variety of trees and shrubs are planted creating variety and
38 interest in the landscaping and site.
39 The fuel station canopy is a simple structure with an earth tone roof canopy
40 supported by earth tone CMU columns.
41
42 5. The proposed Project, as conditioned, is consistent with the Design Guidelines for
43 Projects Outside of the Downtown Design District as described in the Design Guidelines
44 Table of the staff report (pp. 43-46). (As noted in the staff report, compliance with the
45 Design Guidelines for Projects Outside of the Downtown Design District is not a required
46 finding for approval of a site development permit).
47
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
9
1 6. An environmental impact report (EIR), Costco Wholesale Project EIR (SCH
2 #2011112025), was prepared for the Project) which analyzed the potential construction
3 and operational impacts of the Project, including the rezoning, site development permit,
4 and parcel consolidation and reconfiguration. The EIR was certified by the City Council
5 on December 18, 2013 (City Council Resolution 2013-34). In the five weeks since the
6 EIR was certified by the City Council, no substantial changes have been made to the
7 Project, no substantial changes have occurred with respect to the circumstances under
8 which the Project is being undertaken, and no new information has been presented
9 since the certification of the EIR which would indicate that new or more severe impacts
10 would result from the Project. Therefore, as required by Public Resources Code
11 §21166, no subsequent or supplemental EIR is necessary for the site development
12 permit. Therefore, the Costco Wholesale Project EIR continues to be the adequate
13 environmental review document for the site development permit.
14
15 7. On December 18, 2013, the City Council conducted a public hearing to consider the
16 rezoning required for the Project and the required CEQA findings for a statement of
17 overriding considerations. As required by Public Resources Code §21081 and CEQA
18 Guidelines §15091, the City Council made the findings required in order to approve a
19 project for which an EIR that has been certified that identified one or more significant
20 effects on the environment, including the findings required for a statement of overriding
21 considerations (City Council Resolution 2013-35). Planning Commission is relying on
22 the findings and statement of overriding considerations made by the City Council as
23 stated in City Council Resolution 2013-35 as the findings and statement of overriding
24 considerations required by PRC §21081 and CEQA Guidelines §15091 for approval of
25 the Costco Wholesale and Fueling Station Site Development Permit.
26
27 8. The public notice for the Costco Warehouse and Fueling Station Site Development
28 Permit scheduled for the December 11, 2013 Planning Commission meeting was
29 provided in the following manner:
30
31 ■ posted on the City of Ukiah website on November 27, 2013;
32 ■ published in the Ukiah Daily Journal on December 1, 2013;
33 ■ posted in five places on the project site on November 27, 2013;
34 ■ mailed and emailed to persons on the interested parties list on November 27,
35 2013;
36 ■ mailed to property owners within 300 feet of the project site and property owners
37 within Airport Industrial Park Planned Development on November 27, 2013; and
38 ■ posted at the meeting place (glass case in front of the civic center) on November
39 27, 2013.
40
41 At the December 11, 2013 meeting, the item was continued to a date certain of January
42 22, 2014 and a courtesy public notice was provided for the Costco Warehouse and
43 Fueling Station Site Development Permit in the following manner:
44
45 ■ posted on the City of Ukiah website on January 8, 2014;
46 ■ published in the Ukiah Daily Journal on January 12, 2014;
47 ■ posted in five places on the project site on January 8, 2014;
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
10
1 ■ mailed and emailed to persons on the interested parties list on January 8, 2014;
2 ■ mailed to property owners within 300 feet of the project site and property owners
3 within Airport Industrial Park Planned Development on January 8, 2014; and
4 ■ posted at the meeting place (glass case in front of the civic center) on January 8,
5 2014.
6
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No:11-11-UP-SDP-PC-CC
11
1 ATTACHMENT 2
2
3 Conditions of Approval
4 Ukiah Costco Warehouse and Fuel Station
5 Airport Park Boulevard — Airport Industrial Park
6 APNs: 180-110-08, 09, and10; 180-080-57, 58, 59, and 62-67
7 File Nos.: 11-01-REZ-SDP-LLA-CC-PC-CE and 11-16-EIR-CC
8
9 1. Approval is granted to allow the construction and operation of a 148,000 square foot Costco
10 Wholesale building with loading dock, 16 pump fueling station with canopy, 607 vehicle
11 parking spaces, landscaping, signage, and associated site improvements on a 15.3 acre site
12 on the east side of Airport Park Boulevard between Ken Fowler Auto Center and the
13 southern terminus of Airport Park Boulevard (all or portions of APNs: 180-110-08, 09,
14 and10; 180-080-57, 58, 59, and 62-67) as shown in the plans submitted to the Planning
15 Department and date stamped January 15, 2014 and as described in the Project Description
16 and Details included as attachment 3A-3D of the staff report, except as modified by the
17 following conditions of approval.
18
19 2. Plans submitted for a building permit shall be in substantial conformance with the plans
20 approved by the City as described in the submitted project description, diagrams and
21 illustrations, as well as and plans contained in the Environmental Impact Report certified by
22 the City Council on December 18, 2013 and any modifications made to the project through
23 the discretionary review and approval process.
24
25 The warehouse would have a maximum size of 148,000 square feet and a 16 pump fuel
26 facility with a 3,840 square foot canopy on a 15.3-acre site. The proposed Costco
27 warehouse would include a bakery, pharmacy, optical center, hearing aid testing center,
28 food court, photo center, tire center, and fuel station, along with the sales of approximately
29 4,000 retail products. The tire center would be a 5,478 square-foot attached building with
30 member access through the inside of the main Costco building and would include retail tire
31 sales and a tire installation facility.
32
33 3. This site development permit shall not become effective unless and until the City Council
34 approves the rezoning to amend to the Airport Industrial Park Planned Development
35 Ordinance to rezone the Costco Project site to Retail Commercial and until that ordinance
36 becomes effective.
37
38 4. Outside sales and/or display are not included as part of this permit. Outside sales and/or
39 display requires application for and approval of a Use Permit.
40
41 5. Plans submitted for building permit shall include the following and are subject to staff review
42 and approval:
43
44 A. Plans and/or other documentation than demonstrates that the building is designed to
45 structurally support rooftop photovoltaic. Information, including structural analysis,
46 may be required by staff as needed to verify that the building is constructed to
47 support the potential future installation of rooftop photovoltaic.
48
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
1
1 B. Site Specific Landscape Maintenance Manual as described in the narrative
2 submitted to the Planning Department and dated December 4, 2013 and included as
3 part of attachment 3B of the staff report.
4
5 C. An irrigation plan.
6
7 D. Landscaping and irrigation plans in compliance with the State's Model Water
8 Efficiency Landscape Ordinance.
9
10 E. Plant species for the bioswale.
11
12 F. Green screen for the screening of the outdoor area on the north side of the building,
13 with a maximum height of 6-feet.
14
15 G. Manufacturer's specifications/cutsheets for the bike parking required for the project
16 (bike parking for visitors/members, employees, and at transit stop. An inverted "U"
17 style rack is encouraged and preferred.
18
19 H. Bike parking for 22 bicycles: 10 at the store entry covered by the store's entry
20 canopy; 10 at the north side of the building for use by employees; and 2 on the
21 concrete pad for the bus stop (see MTA conditions of approval below).
22
23 I. Location of the 10 covered bike parking spaces for employees and details of the
24 cover provided for the bike parking.
25
26 J. Location of the bike parking for visitors/members proximate to the store entry and
27 that allows the bike parking to be fully covered by the entry canopy.
28
29 K. Location of the four carpool spaces reserved for Costco employees (as required by
30 Air Quality mitigation measure 3.2.2b).
31
32 L. One bench outside of the shelter (MTA has indicated it will provide one shelter with a
33 bench), trash and recycling containers, shopping cart corral, and one bike rack that
34 accommodates two (2) bikes on the concrete pad for the bus shelter. The size of the
35 concrete pad for the bus stop shelter shall be increased as needed to accommodate
36 these items. The applicanUproject proponent shall provide the trash and recycling
37 containers, shopping cart corral, and bike rack. Plans submitted for building permit
38 shall include the details/specifications for the Trash and recycling containers,
39 shopping cart corral, and one bike rack and are subject to staff review and approval.
40
41 M. Location of the protective tree fencing required for off-site trees that have the
42 potential to be affected by project construction. Such protective tree fencing shall be
43 located 5-feet outside of the dripline of the tree, 5-feet in height, and metal with in-
44 ground posts or per the recommendations of the arborist report for any trees that
45 may be impacted by Project construction.
46
47 N. Site specific maintenance and management information that includes information
48 such as the frequency of site sweeping/cleaning, cart collection, security.
49
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
2
1 O. Location of the required Class III bike route signage and detail of the signage
2 consistent with MUTCD Manual for Class II I bike route signage.
3
4 P. Photometric plan shall shows the light level under the fuel station canopy and that
5 the light level at the edge of the fuel station canopy does not exceed 10fc.
6
7 6. Based on the number of required vehicle parking spaces (592) and the number of
8 employees anticipated per shift (60), twenty-two (22) bike parking spaces are required for
9 the Project. Ten bike parking spaces for members shall be provided in a convenient, visible,
10 and covered location near the store entry. Ten additional bike parking spaces shall be
11 provided for store employees. Two additional bike parking spaces shall be provided on the
12 concrete pad near the bus shelter and bench.
13
14 7. Prior to issuance of a building permit, the applicant/project proponent shall submit a
15 Transportation Demand Management (TDM) program for staff review and approval that
16 includes the items listed in Air Quality mitigation measure 3.2.2b (carpool parking spaces,
17 bike parking, employee locker room, rideshare program, rideshare bulletin board, rideshare
18 newsletter, guaranteed ride home, and increased transit accessibility) and that identifies the
19 designation onsite TDM Program Manager.
20
21 8. Prior to issuance of a building permit, the applicant/project proponent shall apply for and
22 receive an address assignment for the building from the Planning and Community
23 Development Department.
24
25 9. Prior to building permit issuance, the parcel consolidation and reconfiguration shall be
26 completed and recorded and conformed copies of the recorded documents shall be
27 provided to the Planning Department.
28
29 10. Prior to issuance of a building permit, the rezoning of the Costco Project site shall become
30 effective.
31
32 11. Prior to any deliveries to the warehouse loading areas, the signage required by MCAQMD
33 (see below) to notify truck drivers of idling prohibits shall be posted in the locations required
34 by MCAQMD.
35
36 12. The signs on the north and south building elevations shall be removed from the sign
37 program and a revised sign program submitted to the Planning Department for review and
38 approval. The revised sign program shall be approved by the Planning Department prior to
39 issuance of a sign permit.
40
41 13. Signs require application for and approval of a Sign Permit from the Community
42 Development Department.
43
44 14. The delivery truck route leaving the project site shall be north on Airport Park Blvd., west on
45 Talmage Road, and south on South State Street to US 101. All trucks used by Costco shall
46 be California legal and shall comply with all local and state requirements. This restriction
47 shall be in place until such time as the intersection of Airport Park Boulevard/Talmage Road
48 is improved to accept delivery trucks.
49
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
3
1 15. In the event the offsite improvements to the drainage outfalls located to the south and east
2 of the site requires removal of any tree, any tree removed for said improvements shall be
3 replaced on the Costco site at a ratio of 1:1. A revised landscaping plan with the location,
4 size and species of the replacement tree(s) shall be submitted to the Planning Department
5 and the approved trees shall be planted as shown on the revised landscaping plan prior to
6 building permit final.
7
8 16. Expansion of the fueling station requires application for and approval of an amendment to
9 this Site Development Permit. Expansion of the fueling station is limited to a maximum of
10 four (4) additional pumps, for a total of 20 pumps, as analyzed in the Costco Wholesale
11 Project EIR.
12
13 17. This approval shall be null and void unless the California Environmental Quality Act/Fish and
14 Game filing fee of $3,029.75 payable to Mendocino County is filed with the City of Ukiah
15 Planning and Community Development Department within five (5) days of date of approval
16 of this Site Development Permit (date on which the Planning Commission votes to approve
17 the Site Development Permit).
18
19 18. All required landscaping shall be properly maintained to insure the long-term health and
20 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to the
21 following:
22
23 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
24 according to the season, i.e., more water in summer, less in the winter.
25
26 B. Additional watering shall occur during long periods of severe heat and drying winds,
27 and reduced watering shall be used during extended periods of cool rainy weather.
28
29 C. Fertilizer shall be allowed to establish plant growth and to ensure property growth as
30 recommended in the Landscape Maintenance and Management Plan required for
31 the Project (condition of approval 5B).
32
33 D. Weed killers shall not be used on or near trees.
34
35 E. The tree ties and stakes shall be checked every six months to ensure they do not
36 constrict the trunks and damage the trees.
37
38 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
39 damage the trunk of the tree and its overall growth.
40
41 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
42 vandalism, shall be replaced with the same or similar tree species, or an alternative
43 species approved by the department of Planning and Community Development.
44
45 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
46 pruning shall follow standard industry methods and techniques to ensure the health
47 and vitality of the tree.
48
49 I. Maintenance and replacement of plantings shall comply with the staff approved
50 Maintenance Manual for the Project (see condition 5B above).
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
4
1
2 Standard Conditions of Approval
3
4 19. The project proponent/applicant shall obtain and maintain any permit or approval required
5 by law, regulation, specification or ordinance of the City of Ukiah and other Local, State, or
6 Federal agencies as applicable. This Project may require permits and/or approvals from the
7 Mendocino County Air Quality Management District, Mendocino County Environmental
8 Health, Regional Water Quality Control Board, California Department of Fish and Wildlife,
9 and US Army Corps of Engineers.
10
11 20. All construction shall comply with all fire, building, electric, plumbing, occupancy, and
12 structural laws, regulations, and ordinances in effect at the time the Building Permit is
13 approved and issued.
14
15 21. No permit or entitlement shall be deemed effective unless and until all fees and charges
16 applicable to this application and these conditions of approval have been paid in full.
17
18 22. A copy of all conditions of this Site Development Permit shall be provided to and be binding
19 upon any future purchaser, tenant, or other party of interest.
20
21 23. All conditions of approval that do not contain specific completion periods shall be completed
22 prior to building permit final.
23
24 24. This Site Development Permit may be revoked through the City's revocation process if the
25 approved project related to this Permit is not being conducted in compliance with these
26 stipulations and conditions of approval; or if the project is not established within two years of
27 the effective date of this approval; or if the established use for which the permit was granted
28 has ceased or has been suspended for 24 consecutive months (zoning ordinance, §9263H).
29
30 25. This approval is contingent upon agreement of the applicant/project proponent and property
31 owner and their agents, successors and heirs to defend, indemnify, release and hold
32 harmless the City, its agents, officers, attorneys, employees, boards and commissions from
33 any claim, action or proceeding brought against any of the foregoing individuals or entities,
34 the purpose of which is to attack, set aside, void or annul the approval of this application.
35 This indemnification shall include, but not be limited to, damages, costs, expenses, attorney
36 fees or expert witness fees that may be asserted by any person or entity, including the
37 applicant/project proponent, arising out of or in connection with the City's action on this
38 application, whether or not there is concurrent passive or active negligence on the part of
39 the City. If, for any reason any portion of this indemnification agreement is held to be void or
40 unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
41 remain in full force and effect.
42
43 26. This approval is not effective until the 10 day appeal period applicable to this Site
44 Development Permit has expired without the filing of a timely appeal. If a timely appeal is
45 filed, the project is subject to the outcome of the appeal and shall be revised as necessary
46 to comply with any modifications, conditions, or requirements that were imposed as part of
47 the appeal.
48
49 27. All use, construction, or occupancy shall conform to the application approved by the Zoning
50 Administrator, City Engineer, Planning Commission or City Council as applicable, and to any
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
5
1 supporting documents submitted therewith or made part of the administrative record,
2 including staff reports, maps, sketches, renderings, building elevations, landscape plans,
3 and other submittals or documents.
4
5 28. Except as otherwise specifically noted, this Permit shall be granted only for the specific
6 purposes stated in the action approving the Permit and shall not be construed as eliminating
7 or modifying any building, use, zoning or other requirements except as to such specific
8 purposes.
9
10 29. This approval is contingent upon agreement of the applicant/project proponent and property
11 owner and their agents, successors and heirs to defend, indemnify, release and hold
12 harmless the City, its agents, officers, attorneys, employees, boards and commissions from
13 any claim, action or proceeding brought against any of the foregoing individuals or entities,
14 the purpose of which is to attack, set aside, void or annul the approval of this application.
15 This indemnification shall include, but not be limited to, damages, costs, expenses, attorney
16 fees or expert witness fees that may be asserted by any person or entity, including the
17 applicant/project proponent, arising out of or in connection with the City's action on this
18 application, whether or not there is concurrent passive or active negligence on the part of
19 the City. If, for any reason any portion of this indemnification agreement is held to be void or
20 unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
21 remain in full force and effect.
22
23 30. This approval is not effective unless and until all other required discretionary entitlements
24 have been granted, issued or approved as applicable.
25
26 31. Any work, improvement, expenses or other encumbrance incurred by the applicant/project
27 proponent, owner or other party in reliance upon any entitlement, approval or permit which
28 has not been granted, issued or approved is at your own risk.
29
30 32. Applicant/project proponent shall be required to obtain and maintain any permit or approval,
31 which is required by law, regulation, or ordinance of any Local, State, or Federal agency.
32 Applicant/project proponent/property owner or other person in possession of the project site
33 shall grant permission to employees of the City of Ukiah and others authorized by the City of
34 the Ukiah to enter upon the subject property as necessary to inspect the property and
35 process the required entitlements.
36
37 33. All Conditions of Approval for this project shall be provided to all contractors and persons
38 working on the project. Conditions of Approval shall be prominently displayed on all sets of
39 plans for all ministerial permits required to develop the property, including building permits
40 and permits for grading or site preparation.
41
42 34. Any construction shall comply with the "Standard Specifications" for such type of
43 construction now existing or which may hereafter be promulgated by the Engineering
44 Department of the City of Ukiah; except where higher standards are imposed by law, rule, or
45 regulation or by action of the approving body.
46
47 35. In addition to any other condition imposed, any construction shall comply with all building,
48 fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect
49 at the time the Building Permit is approved and issued.
50
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
6
1 36. Prior to issuance of the Final Certificate of Occupancy, applicant/project proponent shall
2 submit to the Department of Planning and Community Development a completed Mendocino
3 County Air Quality Management District `Air Quality Permit Checklist' if required by district
4 rules.
5
6 37. If, during site preparation or construction activities, any historic or prehistoric cultural
7 resources are unearthed and discovered, all work shall immediately be halted, and City
8 Planning Department staff shall be notified immediately of the discovery. The
9 applicant/project proponent shall be required to fund the hiring of a qualified professional
10 archaeologist to perform a field reconnaissance and, if deemed necessary, to develop a
11 precise mitigation program approved by the City prior to the continuation of any site work.
12
13 38. The use, site, improvements, landscaping, and all other elements shall be operated and
14 maintained consistent with the approved project and in good standing and repair for the life
15 of the project, notwithstanding any change in ownership.
16
17 From the Department of Public Works
18
19 39. Prior to construction of site improvements, a final grading and drainage plan, and an erosion
20 and sediment control plan, prepared by a Civil Engineer, shall be submitted for review and
21 approval by the Department of Public Works. The plan shall include the detailed design of
22 the proposed stormwater treatment planters, and if applicable, detention basin. Drainage
23 improvements shall be in compliance with the City of Ukiah's Phase I Storm Water Permit
24 and the City of Santa Rosa & County of Sonoma Low Impact Development Technical
25 Design Manual (LID Manual). A final drainage report shall be provided to support the design
26 of the proposed drainage system.
27
28 40. The project engineer shall provide direct oversight and inspection during project
29 construction, with special attention to implementation of best management practices for
30 sediment and erosion control, and the proper grading, installation, and landscaping of the
31 stormwater treatment planter areas. Upon completion of the work, a report shall be
32 submitted by the project engineer to the Department of Public Works stating that the
33 improvements have been completed in accordance with the approved plans and conditions
34 of approval, shall function as intended, and all areas have been permanently stabilized to
35 prevent sediment and erosion.
36
37 41. Maintenance and inspection of all post-construction best management practices (BMPs) are
38 the responsibility of the property owner. In accordance with the LID Manual, a legally
39 binding, signed maintenance agreement approved by the City of Ukiah is required for the
40 proposed stormwater treatment planters and all post-construction BMPs, and shall be
41 recorded prior to building permit final.
42
43 42. Since the project area disturbs greater than one acre, the applicant/project proponent must
44 obtain a Storm Water Permit from the Regional Water Quality Control Board, prior to
45 construction. (Note that, under the new Construction General Permit regulations, the
46 Stormwater Pollution Prevention Plan shall be prepared by a Qualified SWPPP Developer,
47 and implemented by a Qualified SWPPP Practitioner.) Also, an Air Quality Permit from the
48 Mendocino County Air Quality Management District will be required.
49
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
7
1 43. An existing 18 and 24 inch storm drain bisecting the Costco building site is proposed to be
2 relocated to the north side of the building. A minimum 15 foot wide easement, or as
3 otherwise approved by the City Engineer, shall be provided for the relocated alignment, as
4 well as for any other public facilities crossing the subject property.
5
6 44. An access easement to the City of Ukiah may be required along the southerly property
7 boundary for maintenance of the adjacent wetland area.
8
9 45. Impacts to the drainage in the freeway right-of-way may require an the project proponent to
10 obtain an encroachment permit from Caltrans. Evidence of approval from Caltrans shall be
11 provided prior to building permit issuance.
12
13 46. This project is subject to Airport Industrial Park Capital Improvement Fees as adopted by the
14 Ukiah City Council. Based on the proposed uses and site plan, the fee amount has been
15 determined to be $152,640.
16
17 47. Applicant/project proponent shall construct 8 foot wide sidewalks along the Airport Park
18 Boulevard frontage, and along the cul-de-sac frontage along the northerly project boundary.
19 Existing curb ramps on the east side of Airport Park Boulevard at the cul-de-sac along the
20 northerly project boundary shall be upgraded to meet current ADA requirements, and a
21 crosswalk provided. Driveway entrances to the subject property shall also include
22 crosswalks and ADA compliant curb ramps. Prior to construction, improvement plans shall
23 be prepared by a Civil Engineer and approved by the Department of Public Works. Public
24 sidewalk improvements outside of the street right-of-way will require a sidewalk easement
25 dedicated to the City.
26
27 48. A bus stop and covered bus shelter (shelter with bench to be provided by MTA) shall be
28 provided along the south side of the cul-de-sac as shown on the project site plan, to the
29 satisfaction of the City Engineer and the Mendocino Transit Authority. The bus stop shall
30 include a minimum 60 foot long by 10 foot wide reinforced concrete slab for the bus stop
31 pavement. The bus shelter concrete pad shall be a minimum of 8 foot wide by 20 foot long,
32 set behind the back of sidewalk. Design of the covered bus shelter shall be approved by the
33 Mendocino Transit Authority. Additionally a shopping cart storage area shall be provided
34 adjacent to the shelter.
35
36 49. Any existing curb and gutter in disrepair that is adjacent to the subject property shall be
37 repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings
38 101 and 102 or as directed by the City Engineer.
39
40 50. Street trees shall be spaced approximately every 30', along Airport Park Boulevard, and
41 along the cul-de-sac along the northerly project boundary, within tree wells, a landscape
42 strip, or within 5' of the back of sidewalk. Street trees shall be installed in accordance with
43 City Standard Drawing No 601. Tree types shall as shown on the approved landscape plan.
44
45 51. All areas of auto circulation should be paved with a minimum of 2" of asphaltic concrete (AC)
46 on 6" of Base or other suitable surface approved by the City Engineer. This includes the
47 proposed driveways and parking areas. If heavy truck traffic is anticipated from the solid
48 waste company, delivery trucks, or other heavy vehicles, the pavement section shall be
49 calculated appropriately to ensure that it can withstand the loading.
50
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
g
1 52. All work within the public right-of-way shall be performed by a licensed and properly insured
2 contractor. The contractor shall obtain an encroachment permit for work within this area or
3 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated
4 construction costs.
5
6 53. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
7 tested and replaced if required. If an existing lateral is to be abandoned, it shall be
8 abandoned at the main to the satisfaction of the Public Works Department.
9
10 54. Applicable City of Ukiah sewer connection fees shall be paid at the time of building permit
11 issuance.
12
13 55. Grease interceptors shall be sized in accordance with the California Plumbing Code.
14
15 56. Capital Improvement fees for water service are based on the water meter size. A fee
16 schedule for water meter sizes is available upon request. Additionally, there is a cost for
17 City crews to construct the water main taps for the proposed water services to serve the
18 project.
19
20 57. All irrigation and fire services shall have approved backflow devices.
21
22 From the Citv Buildinq Official
23
24 58. Plans and other documents submitted for a building permit shall include three (3) sets of a
25 Geotechnical Report.
26
27 From the Ukiah Fire Department
28
29 59. Based on the information provided by the applicant, David Babcock and Associates, the
30 building is considered a type V-B. The proposed building is 148,000 square feet. The fire
31 flow will be 8,000 g.p.m. (table BB 105.1) which requires nine hydrants (table CC 105.1).
32 Three (3) existing hydrants are located along Airport Park Blvd. and two (2) existing
33 hydrants are located in the cul-de-sac on the north side of the site. A minimum of four (4)
34 additional new hydrants shall be provided. One of the additional hydrants will be required
35 near the gas station. One new hydrant is recommended near the FDC at the new building
36 and it is recommended that the hydrants be `looped'. The location of the existing and new
37 fire hydrants shall be shown on the plans submitted for building permit and are subject to
38 staff review and approval.
39
40 From the Citv Electric Utilitv Department
41
42 60. Any fees associated with the removal of any existing 12kv primary electrical facilities (pad
43 mount switches, primary vaults, junction pedestals and primary conductors) or the addition
44 of new 12kv electrical facilities (transformers, vaults, junction pedestals/boxes, primary and
45 secondary conductors) extended to the new proposed building site shall be the responsibility
46 of the applicant/project proponent.
47
48 61. City of Ukiah Electric Utility Department can/will only provide one (1) transformer with a
49 capacity up to 1500kVA 480Y/277V, 3-phase 4 wire configuration for the Costco store and
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
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1 one (1) transformer with a capacity of 55-75Kva 208Y/120V, 3-phase 4 wire configuration for
2 the Costco fueling station. The applicant/project proponent shall provide load capacity
3 information and the size of service panel/s for the COSTCO Warehouse Store & Gas Pumps
4 as soon as convenient or practical, in order to size the individual transformers for each
5 location.
6
7 62. The switchboard, pull section, and CT cabinet shall be in accord with current EUSERC
8 standards. The applicant/contractor/developer/project proponent shall submit service
9 equipment specification sheets with appropriate EUSERC references for City approval prior
10 to purchase and installation.
11
12 From the Police Department
13
14 63. The text/details and location of the following signage shall be included on building permit
15 plans and are subject to Police Department review and approval:
16
17 A. Parking is for members and employees only and overnight parking is prohibited.
18
19 B. Panhandling and camping are prohibited pursuant to the Ukiah City Code (Ukiah City
20 Code, Division 7: Police Regulations, Chapter 1: Peace & Order, Article 9:
21 Panhandling and Article 8: Camping).
22
23 C. Other signage as required by the Police Department.
24
25 64. The Police Department approved signage shall be installed prior to building permit final.
26
27 From the Mendocino County Air Quality Manaqement District (MCAQMD)
28
29 65. Measure 3.2.2a proposes that tree planting is planned to reduce summer heat gain. The
30 District recommends that the planting be better defined to incorporate no less than 1 tree
31 per 4 parking spaces to provide a true beneficial reduction in heat gain.
32
33 66. Measure 3.2.2c calls for the implementation of Mitigation Measure 3.10.2a, providing a
34 concrete pad suitable for future location of a bus shelter adjacent to the proposed sidewalk.
35 The District recommends that Costco work in conjunction with the local Transit Authority
36 (MTA) to provide a shelter in addition to the concrete pad so that the benefits and incentives
37 to use mass transit would be immediately available rather than at an unspecified future date.
38
39 67. To further mitigate impacts to local air quality, it is recommended that Costco encourage the
40 use of low emission vehicles by providing a minimum of 2 electric vehicle charging stations.
41 The type of electric vehicle charging stations installed for the Project are subject to
42 MCAQMD review and approval.
43
44 68. Any boilers or large combustion sources (over 500,000 BTU) requires an application and
45 review by the MCAQMD.
46
47 69. Any onsite operations which generate smoke many require a permit from MCAQMD. As of
48 2/15/2011, MCAQMD does not require permits for food preparation other than commercial
49 meat smoking.
50
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
1�
1 70. MCAQMD has adopted a regulation requiring signage to be posted at loading areas
2 advising truck drivers of idling prohibitions. This required signage shall be posted on the
3 site.
4
5 71. Backup power sources require an application to be submitted to MCAQMD for review and
6 permit approval.
7
8 72. All products and equipment sold in store are subject to the Air Resources Board (ARB)
9 regulations regarding emissions and VOC content. MCAQMD advises all retailers to ensure
10 their supply system only allows ARB compliant products to be sold in California.
11
12 From Mendocino Countv Environmental Health
13
14 73. An installation permit, an annual operating permit, and implementation of a Hazardous
15 Materials Management Plan (HMMP) are required for the installation of the Underground
16 Storage Tank for the fueling station.
17
18 74. Hazardous materials used in the main store will also be included as part of the required
19 HMMP.
20
21 75. A permit from Environmental Health is required for the operation of a food facility.
22 Application for this permit requires submittal of an application to start a food business,
23 complete set of construction plans, manufacturer's technical specification ("cut") sheets, for
24 all food facility related equipment and payment of the major plan review fee.
25
26 From Mendocino Transit Aqencv
27
28 76. Provide a concrete pad for a bus shelter on the north side of the site east of Airport Park
29 Boulevard. The concrete pad for the bus shelter shall be a minimum of 8-feet by 20-feet
30 and able to accommodate the shelter (provided by MTA), bench, recycling/trash
31 receptacles, and parking for two bicycles and shall be ADA compliant. The project
32 proponent shall also provide a sidewalk to connect to the bus shelter pad if necessary to
33 connect the sidewalk on the north side of the site to the concrete pad for the bus
34 bench/shelter.
35
36 77. If the bus stop is located on-street, a reinforced pad shall be provided on the street to
37 support the weight of the bus (see Public Works condition above).
38
39 78. The concrete pad for the shelter and the on-street concrete pad are shall be shown on plans
40 submitted for building permit and are subject to MTA review and approval.
41
42 Reqional Water Qualitv Control Board
43
44 79. The following permits may be required from the Regional Water Quality Control Board and
45 the project proponent/applicant shall apply for and receive approval of all required permits
46 prior to commencement of on-site activities:
47
48 A. Construction General Storm Water Permit (for land disturbance of more than one
49 acre). This permit requires the preparation and implementation of a Storm Water
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
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1 Pollution Prevention Plan (SWPPP) that identifies BMPs to implement and maintain
2 to minimize pollutant discharge from the construction site. This permit also requires
3 the use of Low Impact Development (LID) to treat post-construction stormwater
4 runoff from impervious surfaces.
5
6 B. Waste Discharge Requirements (WDRs) or a Conditional Waiver of WDRs (required
7 for projects which discharge or threaten to discharge waste to waters of the state).
8
9 C. Industrial Storm Water Permit. This permit requires the development of a Storm
10 Water Pollution Prevention Plan (SWPPP) and a monitoring plan.
11
12 D. Water Quality Certification (permit issued for activities resulting in dredge or fill within
13 waters of the United States).
14
15 80. The Project site is located near an area of groundwater contamination, any groundwater
16 encountered during site development activities shall be managed to ensure that human and
17 environmental receptors are protected from exposure to contaminants and the
18 applicant/project proponent shall notify the North Coast Regional Water Quality Control
19 Board Cleanups Division staff if and when any groundwater is encountered during
20 construction activities.
21
22 From Caltrans
23
24 81. Prior to the Costco Wholesale building or fueling station opening to the public/members, the
25 traffic mitigation measures shall be completed.
26
27 82. Any work within the State right-of-way requires application for and approval of an
28 encroachment permit.
29
30 EIR Mitiqation Measures/Conditions of Approval
31
32 83. Aesthetics: Measure 3.1.2: All outdoor light fixtures shall be located, aimed or shielded so as
33 to minimize stray light trespassing across property boundaries. Fixtures shall be full cut-off and
34 nighttime friendly, consistent with LEED goals and Green Globes criteria for light pollution
35 reduction. The project applicant/project proponent will be required to prepare a photometric plan
36 demonstrating that lighting will not spillover onto adjacent properties. Furthermore, the Project
37 will adhere to all City regulations relating to signage and the shielding of light in order to reduce
38 any potential negative effects from new light sources (per Building Code Sections §3225, §3226,
39 §3227). The revised light plan shall demonstrate an average light level no greater than 4
40 footcandle (fc) at grade (ground surface), and shall not exceed 10 fc in any location. Light
41 trespass onto adjacent private property shall not exceed 0.2 fc (at the property line). Light
42 trespass onto adjacent public rights of way or private roadway easements shall not exceed 0.2
43 fc measured at the centerline of the right of way. Pole-mounted parking lot lighting shall be
44 turned off one hour after the store closes. Alternatively, 50% of pole-mounted lighting may be
45 turned off if the City or store operator requests additional security lighting. These standards shall
46 be included in the Project conditions of approval as well as the mitigation monitoring and
47 reporting program. Timin : Prior to final inspection and the grant of occupancy.
48
49 84. Air Quality: Measure 3.2.2a: The Project will incorporate sustainability features in building
50 and site design with the goal of reaching a building efficiency rating that is greater than the
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
IZ
1 Title 24 requirement, in order to reduce energy consumption and associated GHG
2 emissions. As set forth in the "Project Description," the project will incorporate the following
3 sustainability features:
4
5 • Parking lot light standards are designed to provide even light distribution and use 20%
6 less energy compared to a greater number of fixtures at lower heights. The use of inetal
7 halide lamps provide a color corrected white light and a higher level of perceived
8 brightness with less energy than other lamps such as high pressure sodium.
9 • Locally extracted and manufactured building materials will be utilized where feasible.
10 • Pre-manufactured building components, including structural framing and metal panels,
11 are designed to minimize waste during construction.
12 • Pre-manufactured metal wall panels with insulation are designed to conserve energy by
13 increasing R-value and solar reflectivity. Building heat absorption is reduced by a
14 decrease in the thermal mass of the metal wall when compared to a typical masonry
15 block wall.
16 • Reflective roof material will meet the requirements for the USEPA's Energy Star energy
17 efficiency program. Reflective roofs produce lower heat absorption and thereby lower
18 energy usage during the summer months.
19 • Skylights are used on the roof to reduce the need for interior lighting. A "daylight
20 harvesting" system monitors and adjusts the mechanical and lighting systems in order to
21 conserve energy. The system includes the skylights, light monitors, energy efficient
22 lighting fixtures, and associated control systems. On a typical sunny day, fewer than one
23 third of the interior lights are needed.
24 • Tree plantings to reduce summer heat gain within the parking field.
25 • Planting to incorporate a substantial amount of drought tolerant species.
26 • Irrigation system to incorporate the use of deep root watering bubblers for parking lot
27 shade trees to minimize water usage and ensure that water goes directly to the intended
28 planting areas.
29
30 Timin : Building Permit Plan Review. Plans submitted for a building permit shall include the
31 above features.
32
33 85. Air Quality Measure 3.2.2b: The applicant/project proponent shall implement the following
34 measures, to the extent feasible and appropriate, to reduce motor vehicle trips and
35 emissions associated with Project operations:
36 • Promote the use of alternative fueled vehicles and equipment (i.e., CNG, electric, etc)for
37 Project operations. The applicant/project proponent shall implement two or more of the
38 following measures:
39 o Warehouse equipment, including forklifts, will be electric powered.
40 o Landscaping equipment will be electric powered.
41 o Preferred parking for zero emission vehicles.
42 o Retail fueling station will include a CNG refueling station.
43 o Customer parking will include a minimum of one (1) electric recharge station.
44 • Provide commute incentives for employees to utilize alternative transportation, such as
45 carpool/vanpool, transit, cycling, or walking. A Costco carpool and alternative
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
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1 transportation manager shall be designated to oversee the implementation of these TDM
2 measures. Costco will provide its employees the following incentives:
3 o Four carpool parking spaces reserved for Costco employees;
4 o Bicycle parking as required by City standards;
5 o Employee locker rooms;
6 o Rideshare Program, including recognition of rideshare participants at monthly
7 staff ineetings and an annual update of rideshare benefits and incentives
8 provided to employees;
9 o A Rideshare Bulletin Board to be located in the employee breakroom, which will
10 contain information about the Rideshare Program, transit, bike routes, and other
11 alternate commute information;
12 o A Rideshare Newsletter to be published and posted on the Rideshare Bulletin
13 Board on a quarterly basis;
14 o Costco employees commuting to work in a rideshare program will be eligible for a
15 guaranteed ride home program in the event of an emergency or unexpected
16 situation (such as unscheduled overtime) on the days they rideshare.
17 o The applicant/project proponent shall increase transit accessibility. Such
18 measures could include the purchase of transit passes for employees. Also,
19 implement Mitigation Measure 3.10.2a.
20 • The applicant/project proponent shall improve the pedestrian and bicycle network.
21 Implement Mitigation Measure 3.10.2b and 2c.
22
23 Timinq: Prior to final inspection and the grant of occupancy.
24
25 86. Air Quality Measure 3.2.2c: Use low VOC architectural coatings.
26
27 Timin : Building Permit Plan Review.
28
29 87. Geology and Soils Measure 3.4.1a (For Seismic Ground Shaking) - Prior to the issuance
30 of a building permit for any portion of the Project site, the Project sponsor shall:
31
32 A. Submit to the City Building Services Division a site-specific, design level geotechnical
33 investigation prepared for each development parcel by a registered geotechnical
34 engineer. The investigation shall comply with all applicable state and local code
35 requirements and:
36
37 1) Include an analysis of the expected ground motions at the site from known active
38 faults using accepted methodologies;
39 2) Determine structural design requirements as prescribed by the most current
40 version of the California Building Code, including applicable City amendments, to
41 ensure that structures can withstand ground accelerations expected from known
42 active faults;
43 3) Determine the final design parameters for walls, foundations, foundation slabs,
44 utilities, roadways, parking lots, sidewalks, and other surrounding related
45 improvements;
46
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
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1 B. Project plans for foundation design, earthwork, and site preparation shall incorporate all
2 of the mitigations in the site specific investigations.
3
4 C. The Project structural engineer shall review the site specific investigations, provide any
5 additional necessary mitigation to meet Building Code requirements, and incorporate all
6 applicable mitigations from the investigation in the structural design plans and shall
7 ensure that all structural plans for the Project meet current Building Code requirements.
8
9 D. A registered City geotechnical engineer or third-party registered engineer retained to
10 review the geotechnical reports shall review each site-specific geotechnical
11 investigation, approve the final report, and require compliance with all geotechnical
12 mitigations contained in the investigation in the plans submitted for the grading,
13 foundation, structural, infrastructure and all other relevant construction permits.
14
15 E. The City shall review all Project plans for grading, foundations, structural, infrastructure
16 and all other relevant construction permits to ensure compliance with the applicable
17 geotechnical investigation and other applicable Code requirements.
18
19 Timinq: Prior to the issuance of a Building Permit
20
21 88. Geology and Soils: Measure 3.4.1b (For liquefaction and earthquake induced settlement)
22 — Prior to the issuance of a building permit for any portion of the Project site, the Project
23 sponsor shall:
24 A. Submit to the City a site-specific, design level geotechnical investigation prepared for
25 each building site or installed facility location by a registered geotechnical engineer.
26 The investigation shall comply with all applicable state and local code requirements
27 and:
28 1) Provide site specific engineering requirements for mitigation of liquefiable soils;
29 2) Specify liquefaction mitigations that shall use proven methods, generally
30 accepted by registered engineers, to reduce the risk of liquefaction to a less than
31 significant level such as:
32 a) subsurFace soil improvement,
33 b) deep foundations extending below the liquefiable layers,
34 c) structural slabs designed to span across areas of non-support,
35 d) soil cover sufficiently thick over liquefaction soil to bridge liquefaction zones,
36 e) dynamic compaction,
37 f) compaction grouting,
38 g) jet grouting,
39 h) mitigation for liquefaction hazards suggested in the California Geological
40 Survey's Geology (CGS) Guidelines for Evaluating and Mitigating Seismic
41 Hazards (CGS Special Publication 117, 1997) including edge containment
42 structures (berms, dikes, sea walls, retaining structures, compacted soil
43 zones), removal or treatment of liquefiable soils, modification of site
44 geometry, lowering the groundwater table, in-situ ground densification, deep
45 foundations, reinforced shallow foundations, and structural design that can
46 withstand predicted displacements.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
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1 B. The geotechnical investigation shall evaluate these mitigations and identify the most
2 effective and practicable mitigation methods for inclusion in the Project plans. These
3 identified mitigations shall be reviewed to ensure compliance with the CGS Geology
4 Guidelines related to protection of the public safety from liquefaction.
5 C. Project plans for foundation design, earthwork, and site preparation shall incorporate
6 all of the mitigations in the site specific investigations.
7 D. The Project structural engineer shall review the site specific investigations, provide
8 any additional necessary mitigation to meet Building Code requirements, and
9 incorporate all applicable mitigations from the investigation in the structural design
10 plans and shall ensure that all structural plans for the Project meet current Building
11 Code requirements.
12 E. A registered City geotechnical engineer or third-party registered engineer retained to
13 review the geotechnical reports shall review each site-specific geotechnical
14 investigation, approve the final report, and require compliance with all geotechnical
15 mitigations contained in the investigation in the plans submitted for the grading,
16 foundation, structural, infrastructure and all other relevant construction permits.
17
18 F. The City shall review all Project plans for grading, foundations, structural,
19 infrastructure and all other relevant construction permits to ensure compliance with
20 the applicable geotechnical investigation and other applicable Code requirements.
21
22 Timinq: Prior to the issuance of a Building Permit
23
24 89. Hazards and Hazardous materials: Measure 3.5.2: Hazards Remediation. If
25 contaminated soil and/or groundwater are encountered or suspected contamination is
26 encountered during Project construction activities, work shall be halted in the area, and the
27 type and extent of the contamination shall be identified in accordance with coordination of
28 the overseeing agency (RWQCB, DTSC, and/or MCEHD). A qualified professional, in
29 consultation with regulatory agencies (RWQCB, DTSC, and/or MCEHD) shall then develop an
30 appropriate method to remediate the contamination, and determine the appropriate
31 disposal method of any contaminated soil and/or groundwater. At this time, the available
32 studies suggest that no contaminated soil or groundwater will be found on site.
33 Nevertheless, this mitigation measure would require remediation procedures in the unlikely
34 event that contamination is encountered. Additionally, if required by an overseeing agency,
35 a remediation plan shall be implemented either before or in conjunction with continued
36 Project construction.
37
38 Timinq: During site preparation and all construction activities.
39
40 90. Hydrology and Water Quality: Measure 3.6.2: In the event that construction period
41 dewatering is required, The Project Applicant/Proponent will coordinate with the City
42 concerning dewatering activities and compliance with the provisions in the permit, such as
43 the effluent limitations in the permit, prior to discharge. The applicant/project proponent will:
44
45 • Submit a Report of Waste Discharge and Application for NPDES Permit along with a
46 feasibility study of reuse of the groundwater to the RWQCB.
47 • Discharge flows only upon receipt of the Discharge Authorization Letter from the
48 RWQCB.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
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1
2 Timin : During site preparation and all construction activities.
3
4 91. Hydrology and Water Quality: Measure 3.6.4: The applicant/project proponent shall
5 prepare and submit to the City engineer and the North Coast Regional Water Quality Control
6 Board for approval a Final Drainage Plan. The Final Drainage Plan shall include design/plan
7 level depiction of the proposed stormwater drainage facilities on site, including the proposed
8 storm drainage system, vegetated swales, and the water quality features. The following
9 measures shall be implemented within the Final Drainage Plan, based on modeled runoff
10 volumes and flow rates specific to with-Project conditions:
11
12 • The applicant/project proponent shall design, implement, and maintain a stormwater
13 system such that there would be no net increase in project condition downstream peak
14 flows; and/or, with respect to the additional impervious surface area proposed for the
15 project, the applicant/project proponent shall design and implement volume- and/or flow-
16 based Treatment Control Best Management Practices (BMPs) as defined in Attachment
17 4 (pages 5-6) of the State Water Resources Control Board (SWRCB) small municipal
18 separate storm sewer systems (MS4s) General Permit (Small MS4 General Permit)
19 (SWRCB Order 2003-0005-DWQ).
20 • The Final Drainage Plan is not required to include retention and/or retention features if
21 such features are not necessary to satisfy the above requirements.
22 • Prior to implementation, design drawings and any related documents or specifications
23 with respect to these required mitigation measures shall be submitted to the City of
24 Ukiah and the North Coast Regional Water Quality Control Board.
25 • Modification of storm drain facilities within the State right-of-way (U.S. 101), may require
26 an encroachment permit, and shall be submitted to the California Department of
27 Transportation.
28
29 Timin : Prior to the issuance of a Building Permit.
30
31 92. Traffic and Circulation: Measure 3.10.1: The City shall construct Talmage Road
32 Interchange improvements, including the provision of two left-turn lanes on the westbound
33 Talmage Road approach to Airport Park Blvd. The improvements include the following
34 components:
35
36 • Closure of the existing stop-controlled US 101 Southbound Off-Ramp right-turn to
37 westbound Talmage Road
38 • All US 101 Southbound Off-Ramp traffic would be redirected to access Talmage Road
39 via a new full access intersection where the current loop ramp connects with Talmage
40 Road so that all off-ramp traffic would utilize the off-loop ramp.
41 • The existing US 101 Southbound Off-Ramp loop would be reconfigured to a more
42 standard 90-degree angle.
43 • The intersection of the loop ramp with Talmage Road would be controlled by a new
44 traffic signal.
45 • Both the eastbound Talmage Road and northbound US 101 Southbound Off-Ramp right-
46 turn lanes will have right-turn overlap phasing, while the westbound Talmage Road
47 approach would include protected left-turn phasing.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
17
1 • The design would also provide for two left-turn lanes on the westbound Talmage Road
2 approach to Airport Park Boulevard, which should extend the entire distance to the
3 adjacent intersection.
4 • Since the left-turn lanes would extend all the way to the intersection, signs and markings
5 on the off-ramp are provided to direct drivers to the correct lane for their destination.
6 • Intersection markings should be incorporated that provide guidance so as not to create a
7 trap-lane situation for drivers in the far northbound left lane.
8 • Removal of the existing northbound right-turn overlap phasing at Airport Park
9 Boulevard/Talmage Road.
10
11 The City shall coordinate with the California Department of Transportation regarding
12 improvements to state facilities. The traffic mitigations shall be completed before Costco is
13 issued a certificate of occupancy. The City shall establish a funding mechanism to pay for
14 the cost of the improvement.
15
16 Timinq: Prior to the grant of occupancy.
17
18 93. Traffic and Circulation: Measure 3.10.2a: Provide a concrete pad suitable for future
19 location of bus shelter on the northern frontage of the Project site, adjacent to the proposed
20 sidewalk.
21
22 Timinq: Prior to the grant of occupancy.
23
24 94. Traffic and Circulation: Measure 3.10.2b: The Project Applicant/Project Proponent shall
25 implement the following measures to reduce potential pedestrian impacts associated with
26 the Project:
27 • Install sidewalks along the project frontage on Airport Park Boulevard as identified in the
28 project site plan.
29 • Install high visibility crosswalk markings across driveway entrances to the project
30 including the existing cul-de-sac on the north side of the project to increase visibility of
31 pedestrians.
32 • Install ADA compliant curb ramps at driveway crossings and transition points along the
33 project frontage. Also, ensure that the existing curb ramps at the existing cul-de-sac
34 intersection with Airport Park Boulevard are compliant with current ADA standards.
35 • Provide an adequate pedestrian connection from the street frontage and main parking
36 area to the retail store entrance (per Ordinance 1098).
37
38 Timin : Prior to the grant of occupancy.
39
40 95. Traffic and Circulation: Measure 3.10.2c: The Project Applicant/Project Proponent shall
41 implement the following measures to reduce potential bicycle impacts associated with the
42 Project:
43 • Install Class III bike lanes along the Project frontage on Airport Park Boulevard.
44 • The Project Applicant/Project Proponent shall comply with Ordinance 1098, Airport
45 Industrial Park Planned Development, requirements to install the required number of
46 bicycle parking spaces (long-term spaces [bicycle lockers or covered parking spaces to
47 reduce exposure to the elements and vandalism] for Project employees and short-term
48 spaces for Project patrons and employees [at a convenient location adjacent to the
49 store's primary entry points]). Bicycle racks should be an appropriate design and
50 installed correctly to ensure proper function.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
Ig
1
2 Timin : Prior to the grant of occupancy.
3
4 96. Traffic and Circulation: Measure 3.10.4: In addition to the planned city constructed left-
5 turn lane on the westbound approach of Airport Road, the city shall construct a left-turn lane
6 on the eastbound Hastings Avenue approach should be installed at South State
7 Street/Hastings Avenue-Airport Road. Implementation of the recommended improvements
8 at Talmage Road/Airport Park Boulevard would result in acceptable operating conditions
9 during both the a.m. and p.m. peak hours.
10
11 Timinq: Prior to the grant of occupancy.
12
13 97. Biological Resources: Measure 3.12.1: The following measures shall be implemented to
14 reduce potential impacts on nesting birds:
15
16 A. If construction-related activities are to occur during the nesting bird season (February 15
17 through August 31), a qualified biologist shall conduct a preconstruction survey of all
18 potential nesting habitats within 30 days prior to the start of activities (grubbing, dirt-
19 moving, mobilization, or other construction-related activities) and within 500 feet of
20 construction activities. If ground-disturbing activities are delayed or suspended for more
21 than 30 days after the pre-construction survey, the site shall be resurveyed. The results of
22 these surveys shall be documented in a technical memorandum that shall be submitted to
23 the California Department of Fish and Game (if nesting birds are documented)and the City
24 of Ukiah.
25 B. If an active nest is found during the preconstruction survey, a no-work buffer of 500
26 feet will be established unless otherwise approved by the California Department of Fish
27 and Game (DFG). The qualified biologist will coordinate with DFG to determine the
28 appropriate nest avoidance, monitoring, and protective measures appropriate for the
29 species and site conditions. In addition to establishment of a no-work buffer, these
30 measures may include daily or spot-check monitoring of the nesting activity as deemed
31 appropriate by DFG.
32 C. If the preconstruction survey indicates that nests are inactive or potential habitat is
33 unoccupied during the construction period, no further mitigation is required. Trees and
34 shrubs that have been determined to be unoccupied by birds or that are located more
35 than 500 feet from active nests may be removed (500 feet is the distance regularly
36 recommended by DFG to prevent impacts to active avian nests).
37
38 Timin : Prior to the issuance of a Building Permit.
39
40 98. Cultural Resources: Measure 3.14.2: If cultural resources are encountered, all activity in
41 the vicinity of the find shall cease until it can be evaluated by a qualified archaeologist and a
42 Native American representative. Prehistoric archaeological materials might include obsidian
43 and chert flaked-stone tools (e.g., projectile points, knives, scrapers) or toolmaking debris;
44 culturally darkened soil ("midden") containing heat-affected rocks, artifacts, or shellfish
45 remains; and stone milling equipment (e.g., mortars, pestles, handstones, or milling slabs);
46 and battered stone tools, such as hammerstones and pitted stones. Historic-period materials
47 might include stone, concrete, or adobe footings and walls; filled wells or privies; and
48 deposits of inetal, glass, and/or ceramic refuse. If the archaeologist and Native American
49 representative determine that the resources may be significant, they will notify the City of
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
19
1 Ukiah. An appropriate treatment plan for the resources should be developed. The
2 archaeologist shall consult with Native American representatives in determining appropriate
3 treatment for prehistoric or Native American cultural resources.
4
5 In considering any suggested mitigation proposed by the archaeologist and Native American
6 representative, the City will determine whether avoidance is necessary and feasible in light
7 of factors such as the nature of the find, project design, costs, and other considerations. If
8 avoidance is infeasible, other appropriate measures (e.g., data recovery) will be instituted.
9 Work may proceed in other parts of the project area while mitigation for cultural resources is
10 being carried out.
11
12 Timin : During site preparation and all construction activities.
13
14 99. Cultural Resources: Measure 3.14.3: If human remains are encountered unexpectedly
15 during construction excavation and grading activities, State Health and Safety Code Section
16 7050.5 requires that no further disturbance shall occur until the County Coroner has made
17 the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the
18 remains are determined to be of Native American descent, the coroner has 24 hours to notify
19 the NAHC. The NAHC will then identify the person(s) thought to be the Most Likely
20 Descendent, who will help determine what course of action should be taken in dealing with
21 the remains.
22
23 Timin : During site preparation and all construction activities.
24
25 100. Global Climate Change: Measures 3.2.2a through 3.2.2d: The project shall
26 implement Mitigation Measures 3.2.2a and 3.2.2d. These measures include incorporation of
27 sustainability features in the building and site design in order to reduce energy consumption
28 and exceed the Title 24 building efficiency ratings (Measure 3.2.2a), implementation of a
29 carpool/vanpool program (measure 3.2.2b), increase transit accessibility (Measure 3.2.2c),
30 and improve the pedestrian network (Measure 3.2.2d).
31
32 Timinq: Prior to the issuance of a Building Permit.
33
34
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
2�
1 B.�s�o_c_K
��AsGoc�errs
A R C H I T E C T U R E & P L A N N I N G
Ukiah Costco
New Warehouse and Fuel Station
Ukiah, California
Owner/ Costco Wholesale
Applicant 9 Corporate Park
Suite 230
Irvine, California 92606
Attn: MichaelOkuma
(714) 978-5023
Contact David Babcock & Associates
Person 3581 Mt. Diablo Blvd., Suite 235
Lafayette, CA 94549
Attn: David Babcock
(925) 283-5070
Site Information
Project Address: Airport Park Blvd.
Ukiah, CA
Assessor Parcel Numbers: Portions of 180-110-08, 180-110-09, 180-110-10,
180-080-57, 180-080-58, 180-080-59, 180-080-62,
180-080-63, 180-080-64, 180-080-65, 180-080-66
and 180-080-67
Site Area: ±15.30 acres (Costco)
General Plan: Master Plan Area (MPA)
Current Zoning: PD - "Airport Industrial Park"
Existing Airport Industrial Park Land Use Designation:
01.30.13
3581 Mt. Diablo Blvd., Suite 235, Lafayette, CA 94549
(925)283-5070 Fax (925)283-4823
"Light Manufacturing / Mixed-Use"
"Industrial /Automotive Commercial"
Proposed Airport Industrial Park Land Use Designation: Retail Commercial
Proposed General Plan: Master Plan Area (no change)
Site Description
The site is located within the City of Ukiah along Highway 101. Access to the site is
from Talmage Road to Airport Park Blvd which runs along the western property line.
The warehouse can also be accessed from South State Street to Hastings to
Commerce to Airport Park Boulevard.
The existing Ken Fowler Auto Center is immediately adjacent at the north end of the
property. The Mendocino Brewing Company is located south of the property. The site
is currently vacant and undeveloped.
Project Proposal
The proposed project consists of the following components:
1. The construction of a new approximately 148,000 square foot Costco Wholesale
warehouse with 16 of the 20 pumps fuel facility to be constructed initially and
remaining as needed on approximately 15.30 acres. Add that the approval of 20
pumps is being requested. Proposing to construct 16 pumps now and possibly
add 4 additional in the future.
2. Parcel consolidation and reconfiguration to create the Costco Project parcel and
non-Costco Project parcels.
3. A Site Development Permit for the proposed building and site layout.
4. Rezoning to amend the Airport Industrial Park land Use Map to change the
Costco Project parcel from "Industrial / Automotive Commercial" and "Light
Manufacturing / Mixed-Use" to "Retail Commercial".
The project would be constructed in one phase and would include a new Costco
warehouse, Costco fuel station, and new site amenities including landscaping and
parking lot. We anticipate the Ukiah Costco warehouse and gas station will employ
approximately 175-to 200 people.
Site
The project site is currently unimproved and vacant. The Costco project will provide site
and perimeter landscaping that exceeds current City of Ukiah requirements. Drought
Page 2 of 9
tolerant shrubs and grasses and a variety of shade trees will be used throughout the
parking field and along the street that are appropriate to the region. The site is
bordered on the south and west sides by existing drainage areas that drain under US
101 via existing culverts. These culverts constrict the drainage flow of the wetlands,
making them act as a regional storm water detention basin. A detailed hydrology and
hydraulic analysis of this area indicates the proposed development will have less than
significant impacts on the out flow of the existing culverts or on the stage elevation of
the wetland. Additionally this site is required to implement storm water low impact
development methods as described in the City's adopted MS4 Permit. These methods
include but are not limited to extended detention, retention/infiltration, bio-filtration, and
proprietary filtration methods. Implementing the requirements of this permit as
mentioned above will provide an ecologically responsive method of on-site storm water
treatment.
Pedestrian pathways from the new warehouse to the public right-of-way will insure
connectivity throughout the site and easy access from adjacent streets and neighboring
properties. The project provides generously sized parking stalls that are larger than the
minimum requirements to provide members with easier accessibility to vehicles.
Parking and site lighting will incorporate the use of cutoff lenses to keep light from
overflowing beyond the project boundaries and will use "night-sky" friendly fixtures.
Costco Warehouse
The total proposed retail area for the Costco store would be approximately 148,000
square feet. Costco's goal of simple elegance and efficiency creates a design that has
set the standard for large retail facades with variety of massing and appropriate
materials. The building provides a design that is harmonious in texture and mass
throughout and reflects a contemporary style. By combining concrete masonry block
and architectural metal panels, Costco is able to minimize the visual impact of a large
retail warehouse. The use of design techniques such as the orientation of the metal
panel, landscaping, the incorporation of varying parapet cap depths and heights Costco
can successfully break the long elevations both horizontally and vertically. The
technique of breaking a long elevation into smaller elements is used to create a more
pedestrian-friendly scale. The proposed colors are warm natural earth tones which will
relate to the neighborhood and some of the more recent buildings in the area. The
building entrance, located on the "skew" of the floor plan, provides Costco and the city
with the opportunity to make a unique "Ukiah" statement. This is where the culmination
of time tested details are blended together to give this location a look and feel that is
specific to the context of the surrounding area and community. The building orientation
will position the most dynamic design features facing the Highway 101 corridor. When
approaching from the south, this location will present itself as the welcoming feature to
the city. A design that is sustainable, environmentally conscious, without the need of
over indulged ornamentation is a statement that fits the feel of Ukiah.
Building signage would be the Costco red and blue corporate colors. The signage is
scaled appropriately to the mass of the building elevations so as to not overwhelm but
Page 3 of 9
to reinforce the brand that Costco has established. The warehouse wall signage will
consist of externally illuminated reverse pan channel letters and the gas station signage
will also be externally illuminated.
Lighting fixtures would be located on the building approximately every 40 feet around
the exterior of the building for proper safety and security. Exterior lighting consists of inetal
halide light fixtures mounted on 36'-7" poles. Costco has found that the combination of light
fixture and pole height reduce energy consumption while providing proper illumination of the
site. The parking lot lighting will consist of two 875 watt metal-halide bulbs with the
fixtures being of a "shoe-box" style.
The warehouse has one customer entrance to the main Costco store located at the
southeast corner. The Ukiah Costco will include a bakery, pharmacy, optical center,
hearing aid testing center, food court, and a photo center along with the sales of over
4,000 retail products. The Tire Center is an approximately 5,478 square-foot attached
building with member access through the inside of the main Costco building and
includes retail tire sales and a tire installation facility. The installation facility has four
bays that face toward the south to allow Costco employees to drive the cars into the
installation facility.
The truck loading dock would be located at the north edge of the building within the
building area. It would face east and include four individual side-by-side loading bays.
The bay doors would be equipped with sealed gaskets to limit noise impacts. A low
screen wall would be constructed along the edge of the dock, facing north, to help
mitigate visual impacts. In addition, because the docks all face in one direction, any
potential noise would be channeled to the east toward the highway. The warehouse
also has a delivery door located on the north side of the building to receive bread
deliveries and merchandise from smaller vendors.
A transformer and two trash compactors would also be located along the north edge of
the building. Dense landscape material and mounding will provide the necessary
screening to this area (see Landscape Plan). An outdoor staff "break" area is proposed
adjacent to the truck loading dock along the north edge of the warehouse that can be
monitored from the street for safety.
Gas Station
The gas station will include a 2,816 square foot canopy and will be located in the
southeast corner of the site adjacent to Highway 101. A 75 square foot controller
enclosure will be located on the north side of the fuel station to house the control
equipment for the gas station. It will be built with steel walls and finished with paint to
match the warehouse building colors. There will be four covered fueling bays, each with
two gas pumps which could fuel two cars each. The gas station will thus have fueling
capacity for 16 cars at a time. The fueling station will also have eight stacking lanes
which will allow 40 cars to wait for pumps at any given time in addition to the 16 at the
fueling pumps. The pumps are fully automated and self-serving for Costco members
Page 4 of 9
only, with a Costco attendant present to oversee operations and assist members with
problems. Three underground fuel tanks will also be installed at the northern edge of
the gas station. Landscaping will run along the north, screening both controller and air
separator tank. Lights will be semi-recessed into the canopy and provide both lighting
during operating hours and a lower level of security lighting after hours.
Costco Operations
Costco Wholesale is a membership-only retail/wholesale business, selling high quality
national brands and private label merchandise for commercial and personal use. The
warehouse hours are anticipated to be: Monday through Friday from 10:00 am to 8:30
pm, Saturday from 9:30 am to 6:00 pm, and Sunday from 10:00 am to 6:00 pm. The
fuel facility operates daily from 6am to 10pm.
Costco anticipates an average of about 10 trucks delivering goods on a typical
weekday. The trucks range in size from 26 feet long for single-axle trailers to 70 feet
long for double-axle trailers. Receiving time is from 3:00 a.m. to 2:30 p.m., averaging 2
to 3 trucks per hour, with most of the deliveries completed before the 10:00 a.m.
opening time. Deliveries to the warehouse are made primarily in Costco trucks from its
freight consolidation facility in Tracy, California.
We estimate that fuel will be delivered to the gasoline facility in two trucks per day. The
fuel trucks will come from Highway 101 to Talmage Road and travel south to the project
along Airport Park Blvd. The largest fuel trucks are approximately 65 feet long. While
delivering the fuel, the truck will be parked over the underground tanks located on the
north side of the gas facility. The truck will not block access to any of the sixteen fueling
positions. The gas facility is located at the most remote area of the Costco parcel with
accessibility which is specifically designed to avoid traffic and queuing conflicts with the
warehouse.
In order to open and operate the gas facility, Costco will have to meet requirements of
local, state and federal regulators and agencies, including the City Fire Department, the
County Department of Environmental Health--Hazardous Materials Division (Hazardous
Materials/Underground Tank Permit), the Air Quality Management District, the State
Water Resources Control Board, the California Environmental Protection Agency, and
the United States Environmental Protection Agency. One of these requirements, for
example, may be a Spill Prevention Countermeasure and Control Plan to prevent runoff
of petroleum product spills into nearby waterways and/or water detention facility.
The tire center typically will receive shipments of tires one to two times per week in
single- or double-trailer trucks of up to 70 feet in length, and the same delivery truck will
pick up old tires for recycling. Their typical routing will be from Highway 101 via the
same routes as the warehouse and gas delivery trucks. Deliveries to and pickups from
the tire center will be scheduled for pre-opening hours, typically about 6:00 a.m.
Page 5 of 9
In an average week, a total of approximately 80 to 100 trucks will call upon the Costco
warehouse, tire center and gas facility combined.
Objectives of the Proposed Project:
The proposed project has been designed to meet a series of objectives:
• Provide a Costco facility on a site with good access in a central location within
the trade area.
• Provide a Costco facility in a location that is convenient for its members and
employees to travel to work.
• Increase the number of employees and contribute to the local job/housing
balance.
• Provide a Costco facility with a state-of-the-art warehouse to better serve
Costco's members in the greater Ukiah area.
• Enhance the area with an economically viable development which is
architecturally designed to be sensitive to the Ukiah community and compatible
with Costco's needs for a new warehouse.
• Contribute to the City's tax base.
• Design a project consistent with the City's General Plan and Zoning Ordinance.
• Expand the space available for integrated retail sales of goods and services in
the City of Ukiah.
• Design a site plan that minimizes circulation conflicts between automobiles and
pedestrians.
• Plan and design for public transit access.
Energy-Efficient Project Components
In an effort to keep operating costs low, Costco will incorporate many energy saving
measures when constructing a new facility. Below are some of the significant practices
that Costco currently incorporates into new buildings that help conserve energy and
other natural resources:
• Parking lot light standards are designed in order to provide even light distribution,
and they utilize 20% less energy compared to a greater number of fixtures at
lower heights. The use of inetal halide lamps provide a color-corrected white
Page 6 of 9
light and a higher level of perceived brightness with less energy than other lamps
such as high pressure sodium.
• New renewable building materials are typically extracted and manufactured
within the region.
• The use of pre-manufactured building components, including structural framing
and metal panels, help to minimize waste during construction.
• Pre-manufactured metal wall panels with insulation carry a higher R-Value and
greater solar reflectivity to help conserve energy. Building heat absorption is
further reduced by a decrease in the thermal mass of the metal wall when
compared to a typical masonry block wall.
• Costco uses a reflective roof material to produce lower heat absorption and
thereby lowering energy requirements during the hot summer months. This
roofing material meets the requirements for the EPA's Energy Star energy
efficiency program.
• The warehouse includes over 200 skylights placed strategically throughout the
metal roof. Photo sensors are placed at various locations on the roof as well as
inside a number of skylights to accurately measure the amount of natural light
entering the building. Interior warehouse lighting is reduced from 100% to 66%
to 33% to 0%, based on daylight contribution through the skylights. Daylight is
measured by exterior and interior photo sensors. This program allows lights to
automatically shut off when they are not needed. Lighting is controlled by the
overall project energy management system which utilizes high-efficiency lighting
and ballasts (pulse start Ceramic Metal Halide HID) and bi-level switching for
fluorescent fixtures.
• Costco has utilized alternative sources of energy that are cost effective within the
market for their warehouses. Costco is evaluating the use of solar energy for
this warehouse and has not determined whether it will install solar panels as part
of the initial building construction. Costco will design the roofing structure to
accommodate the additional structural load of the solar panels to allow for the
flexibility for possible future installation.
• Tree plantings within the parking field will achieve a 50% shading of the
pavement area within 15-years.. The proposed tree shading will serve to reduce
summer heat gain within the parking field.
• A substantial amount of the proposed plant material for the new site is native
drought tolerant and will use less water than other common species.
• The irrigation system includes the use of deep root watering bubblers for parking
lot trees to minimize usage and ensure that water goes directly to the intended
planting areas.
• Providing pedestrian connections to public transit and alternative parking
scenarios, such as preferred parking for carpools.
Page 7 of 9
• Encourage employee carpooling, and bicycle commuting through employee
incentives.
• Storm water management plans designed to maintain quality control and storm
water discharge rates.
• Utilize light color roofing materials to reduce heat island effect.
• Use of native species vegetation and drip irrigation systems greatly reduces
potable water consumption.
• Achievement of a 40% decrease and water savings over U.S. standards by using
high efficient restroom fixtures.
• Building envelopes are all insulated to meet or exceed current energy code
requirements.
� Commissioning of inechanical systems.
• HVAC comfort systems are controlled by a computerized building management
system to maximize efficiency.
• HVAC units are high efficiency direct ducted units.
• HVAC units have phased out the use of HCFC's completely. Long before the
Montreal Protocol timeline.
• Parking lot and exterior lights are controlled by a photo sensor and time clock.
• Lighting is controlled by the overall project energy management system.
• Utilize high-efficiency light source and ballasts (pulse start Ceramic Metal Halide
HID) and bi-level switching for fluorescent fixtures.
• Energy efficient Transformers. Square D Type EE transformers.
• Use of variable speed motors on make-up air units and booster pumps.
• Gas water heaters are direct vent and 94% efficient or greater.
• Utilize reclaim tanks to capture heat released by refrigeration equipment to heat
domestic water in lieu of ejecting heat to the outside.
Page 8 of 9
• Main Building structure is a pre-engineered system that uses 100% recycled
steel materials and is designed to minimize the amount of material utilized.
• Roof material is 100% recycled standing seam metal panel, designed to
maximum efficiency for spanning the structure.
• Exterior skin follows the same principle, Metal is 100% recycled.
• When masonry and concrete is utilized, the materials purchased are local to the
project minimizing the transportation and impact to local road networks.
• Construction waste is recycled whenever possible.
• Floor sealant is No-VOC and represents over 80% of the floor area.
• Lighting systems are designed with employee controllability in mind. Lighting is
controlled by timers but over-ride switches are provided for employee use.
• CO2 monitoring throughout the warehouse
• Extensive recycling/reuse program implemented for warehouse and office space
including tires, cardboard, grease, plastics and electronic waste.
• Avoid the use of plastic shopping bags
• Require suppliers to reduce packaging and consider alternative packaging
solutions.
• Strategic location of distribution facilities to minimize miles traveled for delivery.
• Only full trucks are ever delivered
• All Costco trucks are equipped with an engine idle shut off timer.
End of Project Description
Page 9 of 9
i " �
.
.�QAVIDBABGOCK+ASSQGIATES Architecture L�indscape ��Pie�nr�ing
���becember 4�; 2p13 Sent Via Email .��:� �
�`Ms Kim Jordan � � �
���:5enior�Planner �
�Giky of Ukiah Flanning and Community Development �
� ��30Q Seminary Avenue :�. .
���Ukiah, CA 95A32 � �
.�RE' Costco�:Uk�ah
��bBA Jab Ntl; P 1A4 . . �
�-Dear Kim ��. �
,'Per your reguest, beiow�are the narratives with adtldional mfomiation regarding ihe newUkiah -
����Cosfeo projeCt . .
���1. GreensceeenNarrative . � .
��The proposetl screening�on the nortt�sitle of the 4uildmg looated at the loading dock and�
���.empiayee 6reak area wiii oonsist af a�B' high metal�frame wifK:open vuire ferrce that will�be
-�:planted with�flowanng vines and lowec faundatian�shrubs. 7he�vine and sYirub plantings'wdl be �
�:spaeed witfi��:gaps to ailaw for trensparency to allaw views from;the strest for:securdy reasons, .�
�lsee phato:��� � � � � � - � .
�-2. LarrdaoapePfznting&�.MaintenanceNarrstive � �. �..�
��Thz piant paiette af trees�;: shrubs pecenniais and�grasses#or tl�e project have baen selected
�based an opr exgerienoewith the c(imate zone ai:the Uk�eh aeea, and with plenting seiec4lans
� ��that wa have found to be best suited�for a Gostco�:parking are2��and perimeter pianting.�The
��::plant pele4te:selected is�basetl upnn�climate app�opriate landscape materials with the ability to
� ��adapt well to the oondifions associafed wifh e retail perkmg lot which inciutle heat, pollutants, �
"�and soil an�7:watering demands. �
�'The end plantars et eacfi�parking row�have a 6' olear inside curb dimens+on: The planters
.��Ioca4ed mid-row between the parkmg:stalls haue-a�5' ciear msfde curb dimension. Our typieal
�.�:landscepe:detaifs require�over excavation of the planter for the�roat ball witfi a co�n6ination of . .
����organicanei�nan-ar�anicamended�backfilimaterial. Rootbamiersareaisa:utiiizetlatthe�.curb ���
���"edge ta force the root growth dawnward to assist:in healthy piant grawth�withouf damage to �urb .
��.���and aspfialt�:paving, Ferfilizer packBts are alsa�included at the'sides of the toot ball which .
:�:provide the necessary nutrients to the�trezs and sFrrubs A#heee inoh layer of mulch materiaf is .
�.� plaaad in ttie planfing:areas to help retam soif moisture to the:plant materiai: The eomliinatian ���
.���.of planter:size, tree/shrub planting installat�on antlsoii amendmentwiii prtividefarthe�:aptimurn
.;�:grawing environment for:the Gostco landseaping;,� � � �
..�35&iMC7UNT�OiheLtJBLVD.;SUITE23S �"(A�AYEITE,CA945a9 �:.�:i:925293.5070 F:925.2II3.A829
�The final aomponent to sustaining e h�aithy Iandscape is Costco's on-gair�g��maintenance
�..pragram. Thfs is aoaomplished by following a site speafic Iantlsoape maintenance manual �
���:prepared by��:Dauid Babcack and Associates Par��eaeh new Costco projec#. Tfie manual���includes ..
�.��'specif�caPions far a program of long�term plant fertilizatio�r, proper pruning of the trees and
�"shrubs, yearly soil evaluafipn and tes#ing to detemiine fertilizatton requirements. irrigation
��.maintenance�a�d repaiP;��and where�:necessary.replacing plantings th�t are�irat growing:to
.�.specificetion. A maintenance manual�:is included�with Iandscape constructfon dacuments�far the � � �.
.�.project specifying the requirements for the long#erm Iandscape�mamtenarice � �
.�3. �ike Farking Narrativa�
��'he City ot Ukiah reqwres 1 bike space far every 10 employees�on the maximum wark shift
���.ptus 'fbike��spacefcarevery5Qparkingspeces Tfiemaximum�numberafempioyeesonagn�en
���shift averages B6 whicfi��woul8 requi�e 6 bike spaces There are 667 parking spaces wtrich
��.would equate ta 12 bike:spaces fora tatai of 18 ksike spaces.-Two bike racks are presposed fnr � �
��the pro�ect,:one at the entry to the waeehouse and one at the�.employee�break area, Bike�:racks .
�� will accommodatethe parking af 9 bikes at each�location. ..
��4. ArchitectureNarrafive� � � �
�.��The praposed design forthe new Castco warehouse pravides an erahitacture tfiat is of�high �.
�� �quahty, durable materials:antl has incorparated design elements and colar schames th�af are
.�..�eonsistent with Ukiah architecture and the swrraunding agranan��community:�:The arcfiitecturel
.����styleisachievedthraugfi�simple, yetappropriate�:architecturaimassingthat�utifizesthe ��.�
���cambinebon;af energy sfFicient architecSural metal panels and concrete�mastanry bioCk and.The
���buiiding's articulation is:ach�eued bythe visual interiocking of.ditferent aroFiitectural metal��panels .
'"wRh haizantal and vertical orientation and the varying hsights�:of the parapet ta create a:vaned
"��massing af�tlie build�ng:elements 7he oolor palette#or#he wa�ehouse inc(utles the use�ai warrn �
-��naturai aarth�Sones that:are ctamplime�tary with fhe�color p�lette caf Ukiafi ��
�The horizontai paneis are��of a warm metailiG ohampagne colar and ere loaated at the raised
�"perapet walls and overlap the verticafsandstone�.panet tocated an the Ipweriwalls of#he��� ..
'warehouse:'Amadium�branzecomice.prowdes:emphasisand:reiieffromthiewall. The�GOStco
-�"red stripe"seNes as an��ident�flable�element tflat un'rfies the Gostco architecture design.and is
���consistent with all new�warehouses:-The pasitian nf the stripebreaks the massing of the�:
���buddmg architec4ur� bp piacing the stripe roughly�213 s up the tiuiiding Tha:�red stnpe is�a metai
��'band wRh the same profile and materiei as the-adjacent panel�material . .
.�:After years�of study and expenence wPth vaoous Buddmq materials, fhe Costea bui(ding is
��-�ccanstruoted�using the pre-engineered��metal building. A pre•engineered metai 6uiiding is more .
��.��energy efFicient. and utiiizes reoycled sustainaBle'materiais3hat are a mare cos( e�'eetive . :
���altemetive�ta other materiais such as fuii height concrete masanry units. 7he design and
� �construatiori�of the warefiause utilizing pre-engineered metaCresults in the use of fewec tiuildmg
���matenals,fewar fosstl fueis are burned i�transportation, and��due to the fact that steel:contams ��
��:over 801o�recycled content and is 100% recyclable, the use o#�steel peovesta be a&uperior
material for our environment.
Po�e 2
���.5. lanascape Narra4tve�.:. .. ..
".COStca hes:reviewed antl�compiies wlth the Airpart��Indusirial Park Qrdinance 1098 Lantlscape
� ...�and Qpen Space design�guidelines.� 24°fo of the site is landscaped with trees shrubs�.,:�����
� :�drname�tei�:grasses end perennials�whioh exoeeds the 2q°Jo requirement. A-uariety of tree -
���species will.pravide for�a rar�ge of cpCors and fo�ms#hat will fielp to scrsen�and break up�the � "
� :'massing of the warehouse hailding:TBe trees witliin the parking area will consist mainCy af .
�deciduaus v�rieties Evergraeo trees��at the per�meter wdi provid�year raund partial soreernng ��
� ��af the parkmg and bwlding. The parking area trae:pianting achieves a 53%�shadmg of. ���
��.�pavement�whieh excaeds�the 50%shatling requiremeni at 75-years utii�zing#he Davis Ordmance
::methodology. The landscape design:mee#s fhe.city requirements af one tree��per four parking
-�� stalls In most cases a continuaus tree canapy is:aahieved along each row�of parkmg stalls, R
"�berm adjecent to the parking areas along Highway�101 wiiC be:planted with:groupings of shrubs
��with a heigh4�at maturity�.of 2`fo 6'. The combinaEion of berming end landscape will not o�ly
:�provide for�screening af��tlie parking�.a�ea, but will�tilock headlight giare fram"��vehicles in ttie
�ivarehouse�parking area fram Highway 901 The-landscape�pal�ite chosen fortha projeci is
�:basad�rsn ti5e elimate zane and soi!cbndltions.oi�Yhm site.
:.8. Site Plan�:Design Narrative � � �
���Multrple affemat�ves far:the poss`rbie�sife plan layout were studied and evaluated during the
���design tlevelopment for the project.:These indudetl IracaUng tti�rear of the:warehouse:to faoe �.
�����Fiighway 101, piacamenhaf the warehause neartlie dramage�area at the southern portian of the �
��":property and��relooating:the fuel#acility near the cul-de-sac e#:the northem portian of the�-��
�":property Eaeh of these�:alternatives�were reviewed and analyzed and determined to tie �
����infeaeib(e pased �n some of fhe b�iziw factars. _...
• {ncreased traffic impacts entering and ezitmg the warehause irom Airpart Park���
Boulevard and�the pul-de-sac streef, " �� �� ��
* Circulation confiicts at ihe:tuei facility causing overClow onta the northern public�:street
� and cul-de•sac;" �
• Add�tional fiq material and retaining walls'reqwred ta�raise the building pad etevation to
seiivedra'rnageissues; � �
. Canstrained an-site circulation with addifional traffic confiicts to pedestrian aacess ta �
the�warehouse,�. � � ��
e Parking dnes�not meet minimum Cnstco parking stall�requiremenfs; �
� �Girculation canflicts with on-site truck�tle6very routes�and constrained traffic accass at �
loatlmg dock area,
d L�tg� remainder parcel ne��dr�inage aree;
. Northerrr publiestreet and cul-de•sac rigYit of way use��Por ott-site cf�culatiorr, ���. �
Poge 9
-�.��The faofars�that determined the current site pian�.and bcation of the warehouse are Based pn .
some of ihe'followfng:criterta
• To locate the warehouse along Airport Park Baulevard�to create an��attractive gateway
to the City from:Highway 101�:and screen:parking ffom Airport Park��:Bauleuard;�...�
> To prav'rde an att�active tandscape edge and gafeway fo the Cily along Highway 1Q1 .
and�to pravide sereeniog af:the warehouse and parking areas, ��
� 4 To�prov�de easilyaceessible�auta entry end exit points?ko/trom fhe warehouse arid fuei
�facility fram both��.Airport Park��Boulevard and the c�l-de�-sac streek at the norkhern
(iqrtian afthe pGOject; � � �
= Tei�Iocate the fuel faoility sa thera is ample�auto queuing area tc� reduce traffic canflicts
� anteting and �zifing the facility frnm Airport Boulevard:and to prdvide petter traffc and �
petlestrian safety on-site; �� ��
+ To�promde ampie parking adjaaent to the�warehause entry to ailaw�for easy pedesfrian ��
� access; � �
> To�.teduae greding impacts and retaming walis ta solve�on-sits drainage issaes: �.
'�:I'lease feef frae to cantact me if yau�liave any quesivans ar require any addi#ionai �nformskian. .
.��Sincerely �.
��:6av�d Bab �ack&Assdciates
-�Jeff arhariGh
����Project Manage� �
Poge 4
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COSTCO WHOLESALE
Fueling Facility
Airport Park Boulevard and Highway 101
Ukiah, California
General Information
The fueling facility component to this new warehouse development will include equipment of the latest
technology with many safety features to prevent potential environmental impacts, designed in accordance
with local, state, and federal requirements, and will be installed by State Certified Installation Contractors
according to specific construction guidelines and requirements. Below are a few operational and design
features that provide exceptional environmental safeguards.
Operational Features:
1. The fueling facility is designed to operate as an unattended self-serve facility. However,
Costco Wholesale's policy is to provide a Costco Gasoline Program trained employee and
supervisor at the site during all hours of operation. The Costco Gasoline training program
includes an interactive test that all gasoline employees must pass before working at a Costco
Gasoline facility.
2. In addition to the above-mentioned employee, the facility is supported by senior management
in the warehouse during all gasoline station operation hours. The supervisor will be equipped
with a roam telephone programmed to receive calls from the fueling facility and warehouse.
Every gasoline facility is equipped with a "911" telephone that automatically contacts
emergency dispatch in addition to a regular telephone line and roam phones.
3. Employees are trained to identify maintenance requirements and physically inspect the fuel
islands regularly during operating hours. Their training includes the proper spill clean up and
emergency response procedures. Trained employees check for leaking hoses, malfunctioning
nozzles, fuel spills, and physical damage to the dispensers and controller enclosure. During
non-operating hours, the power to the dispensers is turned off and each nozzle pad is locked.
Should the system require attention beyond what the trained site person could handle, the
local authorized and certified service contractor would be contacted and dispatched to repair
the equipment.
4. Emergency shutoff switches are installed next to the controller enclosure and in locations
near the dispensers, as dictated by the fire code.
5. Closed circuit television monitor cameras aimed to show all fueling positions, the tank slab,
and equipment enclosure are mounted on canopy columns adjacent to the fuel islands. A split
screen monitor located in the Costco Wholesale warehouse allows for full-time monitoring of
the fueling operation. All images are recorded by the camera system.
6. The tank and piping monitoring system is programmed to activate visual/audible alarms in
the event of an alarm condition. A visual/audible alarm is located on the outside of the
controller enclosure. Further, the monitoring system is designed so that if power is lost to the
monitoring console the facility is shut down and will not operate.
7. An independent security company monitors the Costco Wholesale warehouse alarm system.
The alarm system acknowledges an alarm condition at the fueling facility and notifies Costco
Wholesale management staff of an alarm condition should it occur after operating hours.
Design Features:
8. Costco Wholesale's tank and piping system is certified to meet the Federal UST leak
detection standards of 95 percent probability of detection and 5 percent probability of false
-1- 14574.003.doc
alarm. California State Water Resources Control Board also certifies the system under
LG-113.
9. Costco Wholesale utilizes one of the most durable joint sealers available today to seal the
concrete control joints. PTi sealer is a petroleum-resistant sealant developed by Prevention
Technologies, Inc (PTi). The sealer is used to prevent petroleum products from entering the
underlying soil at the concrete joints. This product is used for its superior elasticity and user-
friendly application. The elasticity allows the product to maintain a tight seal even with
concrete expansion. The easy application ensures a proper seal whether it is applied by a
contractor or maintenance personnel. Costco Wholesale is one of the few, if not only
companies, to have a nationwide standard to seal control joints and other areas to prevent
product spills from reaching the soil.
10. The storm drainage system for the fueling facility area will be designed in accordance with
State of California Best Management Practices for water quality treatment standards.
Stormwater from the fueling area will be isolated and will be directed to a catch basin and
processed through an oil/water separator prior to discharge to the downstream system.
11. The underground tank and piping control units are housed inside the controller enclosure.
The enclosure will contain the power console, the dispenser interface unit, the submersible
pump variable speed controllers, and the monitoring system console. An air conditioner
mounted on the side of the enclosure will have a preset thermostat to maintain a safe
operating temperature.
12. The USTs and all containment sumps, including the dispenser sumps are all double-walled
fiberglass. Fiberglass is used for its corrosion resistance and plasticity. The double-walled
starage tank system includes a hydrostatic interstitial space sensar that monitors the primary
and secondary tank walls. If a tank wall is compromised, the interstitial sensor will
immediately shut down the product delivery system and activate a visual/audible alarm.
13. The tanks are secured in place with anchoring straps (tie-downs) connected to concrete hold
down deadmen. The entire tank excavation hole is backfilled with pea gravel and capped
with an 8-inch-thick reinforced concrete slab (overburden). The tie-downs, together with the
overburden, overcome any possible buoyancy factors and resist buckling under hydrostatic
pressures. Please see the attached e�ibit illustrating the anchoring system.
14. All product, vapor and vent piping is non-corrosive and provides three levels of protection.
First, all product piping is monitored with pressure line leak detection. Second, all piping is
double wall to provide secondary containment. Third, all fiberglass piping is additionally
monitored under vacuum per California AB2481 regulations such that if a breach is detected
in the vacuum, the product delivery system will shut down and system will sound audible
alarm.
15. All piping connections to the tanks and dispensers are flexible. Flexible connectors are used
to prevent rupture from any form of ground movement.
16. All piping slopes to the sumps at the USTs. If a piping leak occurs, the gasoline will flow
through the secondary pipe to the sump, where a sensor is triggered to immediately shut
down the system and activate an audible/visual alarm.
17. All tanks and dispensers are equipped with latest Phase I and Phase II Enhanced Vapor
Recovery (EVR) vapor recovery air pollution control equipment technology per CARB
regulations and associated Executive Orders. The Phase I EVR equipment controls the vapors
in the return path from the tanks back to the tanker truck during offloading filling operations.
The Stage I EVR systems are 98 percent effective in controlling fugitive emissions from
escaping into the environment. The Phase II EVR equipment,which also includes "in-station
diagnostics," controls and monitors the vapors in the return path from the vehicles back to the
-2- 14574.003.doc
tanks and are 95 percent effective in controlling fugitive emissions from escaping into the
environment.
18. The UST monitoring system incorporates automatic shutoffs. If gasoline is detected in the
sump at the fuel dispenser, the dispenser shuts down automatically and an alarm is sounded.
If a problem is detected with a tank, the tank is automatically shut down and an alarm is
sounded. If the product piping system detects a failure of the 0.1 gallons per hour(GPH)test,
the line is automatically shut down and the alarm is sounded. Pursuant to federal
requirements, monitoring equipment must be able to detect a minimum leak of 3 GPH
(equivalent to the accuracy of a mechanical leak detector). By providing monitoring to a
higher standard (0.1 vs. 3), Costco maintains a higher degree of safety than required by
current federal requirements.
19. Each fuel dispenser includes several safety devices. Specifically, each dispenser sump is
equipped with an automatic shutoff valve to protect against vehicle impact. In addition, each
fuel hose includes a poppeted breakaway device that will stop the flow of fuel at both ends of
the hose in the event of an accidental drive-off. Also, each dispenser is equipped with
internal fire extinguishers. Lastly, all dispensers include leak detection sensors connected to
the alarm console inside the controller enclosure.
Regulatory Agencies,Regulations, and Permits: The following is a list of regulations and agencies that
govern gasoline facilities and, as noted, require specific permits or approvals. This list shows the
magnitude of the regulatory environment that governs this industry. Costco Wholesale has met or
exceeded all the standards and requirements outlined below for the Costco Gasoline facility.
As described above, the Costco Wholesale retail fueling facility provides a significant number of features
to reduce and control the potential for environmental health hazards. All systems to be installed are of the
latest technology and meet or exceed all local, state, and federal regulations.
1. California Fire Code, Chapters 22 and 34
2. California Code of Regulations Title 23, Division 3, Chapter 16 ("California Underground
Storage Tank Regulations")
3. California Health and Safety Code, Chapter 6.7 ("Underground Storage of Hazardous
Substances")
4. Environmental Protection Agency(EPA)Underground Storage Tank Regulations (Subpart D,
40 Code of Federal Regulations (CFR)Part 280)
5. Underwriters Laboratories,Inc. (UL)
6. National Fire Protection Agency (NFPA) Articles 30 and 30A, regarding Flammable and
Combustible Liquids Code
7. American Petroleum Institute (API) Recommended Practices for Installation of Underground
Storage Systems
8. California Air Resources Board (CARB) Executive Orders and Procedures and Local Air
Quality Management District Regulations
9. Local County Environmental Health Hazardous Materials Division, CUPA, which provides
enforcement of the State Water Resources Control Board(SWRCB)Regulations
-3- 14574.003.doc
NOIE:ACNAL BENCH AND SLOPE CONDIIqNS TO BE EVALUA7ED HY
S1EP TMlK IXCAVA710N PER OSHA REOUREAEHIS M!D CONfRACfOR'S COMPEfENf PERSON IN ACCORDANCE WIIH ALL APPLICABLE 18'WIDE X 2'TALL CONCREIE
1,500 GALLON DOUBLE WALL �
TANK IMNUFAC7URER INSfALlH710N MlSIRUCIIONS.IN FlBERGLASS TANK �Y ORDINRNCES AND CODES. WHERE BENCH IS NOT CONSIFtUCfED AS B CROWN MIN.(IYPJ
ADDI110N,REFER TO PRQIECT SOIS REPORf AND CML SHOWN WE TO UNSTABLE SOIL CONDITIONS OR SMFEtt CONSIDERATIONS, �
DRAWINGS FOR ANY ADd110WLL RECONNENDA710NS. FXTEND CONTINUOUS UL 1316 LISfED AND REINFORCED CONCREIE SLAB WALL OF
FlL7ER FABRIC TO SlAB MEfHANOL COMPATBLE. SIOEWALL CLEARANCE TO THE TANKS MUST BE INCREASm FROM 2'-0'TO T �SEE SiRUCNRAL DRAWINGS FOR D(CAVA7N)N F
4'-3'O.D. 5'-0'PER Al4NUFAC7URER'S IN5fALLA710N IN5fFtUCfIONS. SPECIFlCA710N5. �
. ..,. . . . . . . ... . ...•.. .. . • '•. .r. . . .
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70 • • . ' � SEE CML SHEEIS FOR 70
� � � ���'�. . . , . ; ` . : : � ADJOINING CONDITIONS .� � `�MPACfED SOIL1
z � �
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� COMPACIm SOIL �� q� �4 0 -" INSfALL FlL7ER FHBRIC Q
� ��;� ' �AT TANK HOLE 4 IL
BACKFlLL SFWl BE T7M.AL TO SUB GRADE � ` � 'm "� IXIEND COMINUOUS� ``` . �yp,� V
�n � BACKFlLL� 'm FlL7ER FABRIC TO SIAB \��
z SURFACE(BOTf0A1 OF CONCREIE) i ALL GASOUNE TANK � �
UND157URBED SOIL `�� y p 3 p TOPS TO BE S\Ef LEVEL �
� MIN• MIN.• MIN.• `BACKFlLL� �i � �
o CONC.DEADMQ!12'xt2' (�` 2'-0'
MIN. FOURiH�FT OF �
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CONSOUM7ED BACKFlLL,
FlLL TO TOP OF TANK �
ic 30,000 GALLON DOVBLE WALL 30,000 GALLON DOUBLE WALL 30,000 GALLON DOUBLE WALL
�E flBERGLA55 TANK FlBERGLASS TANK FIBERGLA55 TANK i, i,
� WHERE BENCH IS NOT CONSfFtUCfED,SUBGRADE FOR ADDIINE TANK UL 1316 LISTED AND UL 1316 LISTED AND UL 1316 LISTED AND g �
DEADMEN SHALL BE FSTA&1SHED BY PIACING ADDI710NAL TANK � p•_p• MEfHANOL COMPATBLE. METHANOL COMPATIBLE. METHANOL COMPATIBLE. �
BEDDING BACKFlLL MA7FRNL AND CONSOLIDA7ING AS FOLLON5: 10'-6°O.D. 10'-6'O.D. 10'-6"O.D. 7HIRD UFf OF CONSOU0.47ED BACKFlLL, �
Z•_9•
R� • FOR APPROVW PEA GRAV0.,7HE AW(IMUM LIFf 7HICKNESS i' � i, OO OO OO TAAIP BACKFlLL BENEATH TANK � �
SHWLD BE 8'FOR CONSOLIDA710N WffH A WNJC-BEHIND PlH7E
�OM�P�OR,AND 36'FOR CONSOLIDA7KIN WI7H A CONCRETE 1'-0' g�p�KFlLL,TAAIPFBACKFlLL BENEA7H TANK �
� • FOR APPROVEO CRUSNED STONE OR GRAVEL,THE MAXIMUM LIFf FlRST LIFf OF CONSOLIDAIEII BACKFlLL,
TMAP BACKFlLL BENEA7H TANK
7HICKNESS SHWLD BE 6�FOR CONSOUDA710N WffFi A **1'-0'_gEp OF CONSOLIDAIED BACKFlLL, TAMP
WNJC-BEHIND PIATE COMPACTOR. CONSOLIDA710N WRH A
HEAW COMPAC710N EWIPMENf SHALL NOT BE USED IN ORDER TO UNDISRIRBED SOIL �KFlLL BENEA7H TANK
AWID SiRESSING TANKS.BACKFlLL LIFTS MUST MEET BOTT(NI OF UNDISNRBED CONC.DEADMEN 36'x12',T'P. C
ADDITNE TANK IXGVA7KIN,PRIOR TO SET�ING ADdTNE SOIL OF(2) IXIEND 12'CREAIER UNDI5NRBW SOIL
TANK/DEPDMEN INTO PIACE UNDISNRBm SOIL �pyEppLL LENGTF{OF T� AT�BO7TOM OF TM�lK HOLE ��
N� TANK(7WJ m.p.� IF GRWNDWA7ER IS ENCOUMERED WRING IXCAVA710N FOR TANK
FlL7ER FABRIC(DUPONf IYPAR OR MIRAFI 500X)IS REOUIRED AT BOTfOAI AND SIDES OF TANK HOLE INSTALlATION OR IF PoIENTIAL IXIS15 FOR SURFACE RUN-OFF INTO TANK
DfCAVA7N)NS,FOR ALL INSTALlA710NS.FABRIC MAY BE PINNFD TO SIDE OF HOLE WITH WIRE,ETC.SEAMS 13'-0' 13'-8' 13'-0' PR,COMRACfOR SWJl SIRAP 7HE TANKS TO 7HE DEADMEN AND BACK
MUSf BE LAPPED 1'MINIMUM. CONC.DEADMQ! PI�TE�FOLLOW UST MAM�AC�S COMPLETE CU�IT WSTALLATIONI I�GIIONS. FlLL TO TOP OF TANKS IMMEDN7ELY AFIER TANK PIACEMENf,7HQ!
�� (,, 8,x�2, COMRACfOR SlWl EMIRELY FlLL TANKS WffFi WA7ER.7HE ABOVE,(TANK
DEADMEN ARE TO BE PRE CASf ABOVE GROUND AND LOWERED INTO IXGVAiION. T� O�IA NPE�C SIYPLE SLOPE SHOVN�I IV THS VEW flV1AST�PIACEA1ENf BY FlWNG WfIH WAIER)SHALL BE DONE IN ONE
(7W.OF 2) COMINUOUS PROCESS.TANKS SW�LL BE PUMPW DRY ONLY PFIER FlNAL
NOIE BACK FlLL AND CONCRETE COVER IS IN PIACE#t FOR WEf-HOLE
BACKFlLL MEDN SHALL CONSISf OF CLEAN NANRALLY-ROUNDW AGGREGAIE WIfFi PARIICLE SIZES NO LARGER Typicel TaNc&riel �NSfAUATION,7HE TANK BNCKFlLL BEDDING SHALL BE INCREASEO FROA1 12' �
THAN 3/4'WITH NO AIORE THAN 5X PASSING A/8 SIEVE OR WASHED CRUSHED STONE OR GRAVEL,WITH �A1 TO 18'.SEE W�NUFAC7URER INSTALLA710N INSfRUCfIONS FOR ADDIIIOW�L �
ANGUTAR PARTICLE SIZES NO IARGER TWW Ye'WRH NO MORE iW�N 5X PASSING A}8 SIEVE.REFER N TANK T1� SCALE:3/8"�1'_0• C���.
MANUFACNRER'S INSTAUATION INSTRUC710NS FOR ADDI110W�L INPoRAIA7KIN.SIEVE MU�LYSIS OF BACKFlLL IS
REqUIRm.SUBMR TO ARCHffECT @ PROVIDE TO FACIIJIY INSfALlA710N OVERSIGHf AGENf AT TANK SEf. �
� 7'CONCRE7E SLAB AT �3
1,500 GALLON DOUBLE WALL TANK IXGVAiION PER OSIU REQUIREMENTS AND TANK Al4NUFACTURER IN5fALLATION INSTRUC710N5.REFER N PRQIE 87.6 LB/CF �
SEE CML SHEE75 FOR FlBERGLASS TANK B SORS REpORT pND CML DRAWINGS FOR ANY ADDI110N4L RECOMAIENDA710N5.ALL SFIORING IF REQUIRED TO BE ENGINEQtED AND
MDJOINING CONDffIONS UL 1316 USTED ANO PERMfIIED UNDER SEPARAIE PERMR BY CONfRACfOR.REF'ER TO ARIICLE 132008 OF PROJECf W�NUAL
METWWOL COMPATIBLE. T REINFORCED CONCRETE SlAB SEE 58,y� �
4'-3'O.D. 18'WIDE%2'TALL CONCREfE SIRUCNRpL pRqWING FOR SPECIFlCA710N5 �
CROWN MIN.(7YP.)�
�
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SOIL ^ J ��'-��i�c / INSfALL FlL7ER FABRIC AT TMlK FKKE(7YPJ �MP
i� �IXfEND COMINUOUS �� ���b L BACKFlLL� i �!�
i FlL7ER FPBRIC TO SLAB � � � � EXTFND CONTINWUS FlL7ER FABRIC TO SlAB OO TANK � 4'MIN.BURY DEPf. 'C
� �BACKFlLL m %;ALL GASOUNE i 10.5'DIA
��� � 2'-0' 3 p 3 p BE S LEVEL i 13�EMPIY� YY11
�^ MIN. 3'-0' MIN• IAIN.• i 21,000 LBS 4 1.5'GRA�EL COLUAIN aayy�
� � MIN. i ��u���u�� BRINEOFlLLED R£
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� i 5�-9-BACKFlLL,FlLL TO TOP OF TANK 5 1'X 1.5'X 55.25' Q
� 30,000 GALLON DOUBLE WALL 30,000 GALLON DOUBLE WALL 30,000 G4LLON DOUBLE WALL I DEADAl4N �
� g�ppE pp y�p 7q� ; FlBERGVSS TANK FIBERGLASS TANK FlBERGUSS TANK Z 0.I �
IXCAVAMIN PER OSHA UL 1316 LISfm AND UL 1316 LISfED AND UL 1316 LISfm AND g
REOUREIIFNTS M!D TMlK g�KFlLL BEDDING AND 2�-�� METHANOL COMPATIBLE. MEfHANOL COMPATIBLE. ME7HANOL COMPATBLE. 12' O
AYWUFACRNtER INSfP1U710N gq�KFlLL IYPICAL TO SUB 10'-8'O.D. 10'-6'O.D. . 10'-8'O.D. 71{IRD LIFf OF CONSOLIDATED fl4CKFlLL. 73'-g•
INSIRUC110NA IN AOOI110N, 2'-9'-
RffQt TO PROJECT ShcS ��SURFACE(BOTTOM OO OO OO TMAP BACKFlLL BENFA7H TANK
REPORf AND CML DRAWINGS OF CONCRE7E)
FOR ANY ADDOIOHAL SECOND LIFf OF CONSOLIDATED TOTIL HOLD DOWN:389.272 lAS.1.�5 S�FEIY FACfOR
RECOMMENQ4710N5. ��-O�-BACKFlLL,TPAIP BACKFlLL BENEA7H TANK TOTIL TANC UPLFT:254,997 LBS
CONC.DEADMEN (�+ ��_�•_FlRST UFf OF CONSOUDAiEO BACKFlLL,
12'x12' TAMP fl4CKFlLL BENEA7H TANK BUOYAWCY CALCU_A7ICMd, 30.000 C1AL TANC
(7YP.OF 2) T� *#1'-0'-Bm OF CONSOLIDAlED BACKFll1. TAMP GLCUlATION fl45ED ON SUBMERGm WEIGHT OF MAIERWS:
CONC.DEADAIEN 18'x12' �� BACKFlLL BENEA7H TANK 'CONTAINAIENT SOLUTIONS'TANK WI7H SPHERICAL ENDS,
(irP.oF z C coNC.oennua aa•.�z•.iva.oF(z) C (�o'Nouiwa)
T� IXTEND 12'GREATER iFNN OVERALL INSfALL FlLIER FABRIC AT UNDISIU TANK LENGTH:54'-3� TANK WJAEIEN 10•_6•
Np7E; UNDISTURBED T� BOTfOM OF TANK FIOLE(7YP.) 7R!55-3'DEADAl4N,EACH SIDE,18�WIDE%12'HIGH
SOIL � � '
FlL7ER FABRIC(WPONf TPM OR MIRAFl SOOX)IS REWIRED AT BOTfOM AND SIDES 50�� �ENCf'H OF TANK(7YPJ � � � �
NOIE: FLP7Y 7ANK IIPLIFT. 29.816 GRL
TANK HOLE IXCAVA710NS,FOR ALL INSfALlA710NS.FABRIC MAY BE MNNED TO SIDE OF IF GROUNDWAIER IS ENCOUNTERED DURING DfCAVA710N FOR TANK �3986 CU Ff %
HOLE WIIH WIRE,EfC.SEAMS MUSf BE LAPPED 1'MINIMUM. 13'-0' 13'-8' 13'-0' INSfALlA710N OR IF POlEMWL DfISIS FOR SURFACE RUN-OFF INfO 7•48 GPI-ICF J q�
Np7E TANK Plf.CONIRACTOR SHALL SIRAP 7HE TANKS TO 7HE DEADMQ! 3986 CU Ff%62.4 LBS/CF�248,726 LBS(DISPIACm WAlER) EI q d� �I �I
DEADAIEN ARE TO BE PRE CASf ABOVE GROUND AND LOWERED INfO DfCAVA710N. NO�FOLLOW U$T MAM�AC�S COAIPLETE CIX�RB�IT NSTALLATIOPI I�IS�AUCTIONS. AND BACK FlLL TO TOP OF TANKS IMMEdA7ELY AFTER TANK TANK SI111P IIPLF'f=(2) X 3.14%2'=%4'= 100.5 CU Ff � � � � 3��£�I �
�� �A N�•C.�Y�E.��E.�'���T�� PIACEAIINf,7HEN CONIRACfOR SWLLL EMIRELY FlLL TANKS WfIH 100.5 CF X 82.4 LBS/CU Ff�8271 LBS(DISPLACED WAIER)
BACKFlLL MEDIA SWV.L CONSIST OF CLEAN NANRN.LY-ROUNDED AGGREGA7E WI1H PARTICLE WATER.7HE ABOVE,(TANK BNIAST h PIACEAIENT BY FlWNG WITH
SIZES NO IARGER THAN 3/4'WITH NO MORE iW�N Sx PASSING A/8 SIEVE OR WASHED WATER)SFWl BE DONE IN ONE CONTINUOUS PROCESS.TANKS SWVl TOT�L TANK UPLFT=248,726 LBS+8,271 LBS=254-997 lAS f �
CRUSHW 5fONE OR GRAVEL,WIIH ANCUUR PARIICLE SIZES NO URCER 7W�N J{'WIIH NO Tenk&rial (3hored Hole Method) �%1MPm DRY ONLY AFIQt FlN4L BACK FlLL AND CONCREIE COVER m
MORE 7lNN 5R PFSSING A/8 SIEVE.REF'ER TO TANK Al4NUFACNRER'S INSfAUA710N �B1 IS IN PLACE.*#FOR WEf-HOLE INSfALLA710N,7HE TANK BACKFlLL HOID oUWq CALl9RA710N o
INSTRUCTIONS FOR ADDITIOW�L INFORAIA710N.SIEVE MlPLYSIS OF BACKFlLL IS REQUIRED. BEDDING SHALL BE INCREASED FROM 12'TO 18'.SEE W�NUFACNRER �TANK SIAB:.58'X 13.5'%58.25'=456 CU Ff X 87.6/CF
SUBMR TO ARCHITECf d�PRO�ADE TO FACILIIY INSTN1A710N OVERSIGHT AGENT AT TANK SEL T1� SCALE:3/8'�1'-0' INSfALLA710N INSIRUC710NS FOR ADDfIIONAL CIMIFICH710N. � � ,�
I58 CU Ff X 67.8 LBS/CU Ff=39.915 lAS I �
3/4'GALV.JAW AND EYE NRNBUCKLE Q WBED BMpffN1�80'VE TMlK: �
NRNBUCKLE LOCA710N5 ON EACH TANK 4'%10.5'X 54.25'�2,278.5 CU Ff- 100.5 CU 2,178 CU Ff � � p e
TO AL7ERNAlE BEIWEEN SIDES OF TANK 1Y MANHOLE 15 2,178.0 CU Ff X 57.6 LBS/CU Ff� 125.163 lA5�� �i `� 3 ;
6'CLEARANCE TANK IXGVA710N OBSERVAiION Q WRYED BNCIff1LL ABOVE TNIK <N a�b � R
gE�p��qp PORf(2). INSfALLED WfIH TANKS, 3.14%5.25'Z%54.25'=4,695 CU Ff Q� i i
1/4'x3'SffiM WffH GUIDES 1/45c3'SfRAP WffFi GUIDES BY D�pppE DO NOT DRILL AFTER INSTN1A710N. 10.5'%10.5'%54.25'�5,981 CU Ff �'<�^ �
BY TANK MFG.TO TANK AT TANK AIFG.TO TANK AT ALL 3�� �
PLL DESIGNED LOCATIONS. pa��m�npNS, 5981 CU Ff-4895 CU Ff� 1288ZCU R ��,0 CU Ff
N �
SIDE OF DfCAVA710N. '� 643.0 CU Ff X 57.6 LBS/CU Ff=37.037 lA5 , ��.�� � �
1/2'G4LVANIZED STEEL ^ 6'PORT CAP/PLUG �����WN�����:
�����. STEEL AIA7ERW5 SFWl 8��� g•py� 1.5'X 14.5'X 55.25'X 2�2.103 CU Ff �ii b
rr�� COUPLER 2.403 CU Ff%57.6 LBS/CU Ff=138.413 IAS, �� . dd "'
.��/` i4 REBN2 AT EACH PROPERLY PROlEC1ED A'GWNSf v� :
`\\���\ CORNFR w//3 71ES CORROSION WITN WA71NG OF 8�SLOTiW 5 'SOLID PVC PIPoNG 0����a' � f.. � :
�/\� AT 18'O.C.HOLD BITUMINOUS MATERLLL ONCE PVC PoPE 1'%1.5'%55.25'�82.9 CU Ff
V�,�,/�� „ REBM 1.5'CLEAR OF ' •• , . IN���. py��pp 82.9 CU Ff X 87.6 LBS/CU Ff X(2)= 14.524 lA5 , Q = 3
��\\�\ FORAIED SURFAC6. ' • 6 0 D I t Y W E I G F R T O T M l K: 1 3.8�J.� e o" .$
����/ 'e••• •t:/ / / / / / / /< a ■ r• / / / / / 6'OBSERVA710N PORf DEP7H SHALL BE 24' sao��g i ae I � :c�� �
�.�\�:I V�Z \��\��\��\��\��\�\�\��\��\��\��\ ��Z v�\��\��\��\�\�: E N D O F T A N K 'M I N. ��T A N K. D O N O T P E N E T R A T E S O I L T�T�����: �
DO NOT USE PVC CEMENT ON BOTTOAI GP
� Tenk Hold Down Deteule E Obeervation Port Detei���. � � � F $
Buoyancy Cakx�lation 30,000 CeJlon Tank �
T13 NOT TO SCN.E T^3 NOT TO SCN.E T� NOT TO SCALE
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McGRAW-EDISON�
DESCRIPTION
Galleria's beauty and versatility make it an excellent choice for roadway and �-
general area lighting applications.An aesthetic reveal in the formed ' ��
aluminum housing gives the Galleria a distinctive look while a variety of
mounting options and lamp wattages provide maximum flexibility. � . -
Galleria's superior light distributions makes it the optimum choice for �• -
almost any small,medium or large area lighting application. �
-.. -. .
SPECIFICATION FEATURES
A... Housing C...Ballast E... Door �—� °
Formed aluminum housing with Long-life core and coil ballast. Formed aluminum door has
stamped reveal has interior-welded heavy-duty hinges,captive
seams for structural integrity and retaining screws and is finished in
D... Reflector
is finished in premium TGIC premium TGIC polyester powder
polyester powder coat.U.L.listed Spun and stamped aluminum coat.(Spider mount unit has steel
and CSA certified for wet locations. reflector in vertical lamp units,or door.)
hydroformed anodized aluminum
B... Ballast Tray reflector in horizontal lamp units. F... Lens
Ballast tray is hard-mounted to Rotatable optics standard. Convex tempered glass lens or flat
housing interior for cooler glass.
operation.
". ' ' ' FCO
_.
B. _ _ _ _ ❑ C 0 M P L I A N T F�����toff
In all flat glass configurations.
C...................... .. ........
Powered by
°. . �CON
technology GSS/GSM/GSL
GALLERIA
E. SQUARE
F....................................... ..........
WATTAGE TABLE
70-1000W
Fixture Size Wattage Metal Halide
GSS 7oW-175W pulse Start Metal Halide
GSM ��5w—�o0ow High Pressure Sodium
GSL 400W-1000W
DIMENSIONS ARCHITECTURAL
AREA LUMINAIRE
Arm Mount Spider Mount E N E R G Y D ATA
CWA Ballast Input Watts
150W MH HPF(210 Watts)
175W MH HPF(210 Watts)
175W MH HPF(210 Watts)
250W MH HPF(295 Watts)
q 250W HPS HPF(300 Watts)
400W MH HPF(455 Watts)
� � �'' "� 400W HPS HPF(465 Watts)
1000W MH HPF(1080 Watts)
F 1000W HPS HPF(1100 Watts)
EPA
B �'�- � Effective Projected Area:(Sq.Ft.)
--
�----�------
[Without Arm]
D E D GSS:1.2 GSM:2.4 GSL:3.9
[With Arm]
FIXTURE A B C D E F GSS:1.7 GSM:3.02 GSL:4.90
GSS�in.) 91/4 11/2 127/8 155/8 6or9 31/4
(mm) 235 38 327 397 152 or 229 337 [Spider Mount]
GSM(in.) 11 3 1/2 19 1/4 21 3/4 6 or 14 15 or 16 GSS:1.04 GSM:2.22 GSL:3.7
(mm) 279 89 480 552 152or356 381or406 SHIPPING DATA
GSL(in.) 141/2 4 1/4 25 7/8 D 6 or 14 18 3/4 or 19 3/4 Approximate Net Weight: srE
(mm) 368 108 657 686 152 or 356 476 or 502 36 Ibs.(16 kgs.) g��
79 Ibs.(36 k s.) r hy„
/ NOTE:Top cap used on GSM with 1000W flat glass vertically lamped optics only. 9 cFRriv��o
88 Ibs.(40 kgs.)
COOPER Lighting Specifications and Dimensions subiect to chanqe without notice. a�HOSOSOs
Consult your representative For additional options and finishes. 04/27/2007 8:03:47 AM
www.cooperl ighting.com
GSS/GSM/GSL GALLERIA SQUARE
ORDERING INFORMATION
Sample Number:GSM-AM-400-MH-MT-3V-SG-BK-L
Product Family Lamp 5 Lamp Type Distribution Color'" Accessories J°
GSS°Galleria Square Wattage MH=Metal Halide Norizontai pp=Grey GSM-EXTHS=Ezternal House Side Shield-224 EPA
Small 70=70W ry�p:pulse Start Metal 7 F=Type I Formed�s
gZ=BfOnzO GSL-EXTHS=Extemal House Side Shield-2.46 EPA
GSM'Galleria Square 700'100W Halide(CWA) yF-Type II Formed gK=Black MA7004XX=14"Arm for Square Pole.1.0 EPAZs
Medium 750=�50W HPS=HighPressure ts MA7005XX=6"Armfor5 uarePole.0.5EPAZs
pg=Type II Segmented yyH=White q
GSL=Galleria Square 775_��SW Sodium MA7006XX=Direct Mount Kit for Square Polezs
Large 3F°Type III Formed pp=Dark Platinum
250=250W MPE°ECON 9 16 MA7007XX=14"Arm for Round Pole.1.0 EPAZs
Electronic 3S°Type III Segmented GM=Graphite Metallic
Mounting Method 320'320W6 Powered Pulse 4S'Type IV Segmented�6 MA7008XX=6"Arm for Round Pole.0.5 EPA25
pM'Arm Mount� 350=350Ws Start Metal ys-Type V Segmented�6 Options" MA7009XX=Direc[Mount Kit for Round PoleZs
Halide MA7021XX=6"Arm for Square Pole.0.5 EPA3
p�R=Arm Included for2 400'44�W' MPD'ECON s.io �-Forward Throw F'Single Fuse(120,277 or
ROUIId POIB 450=450W8 9 �� 347V) MA7022XX=6"Arm for Round Pole.0.5 EPA3
Dimmable SL°Spill Li ht Eliminator
p�g=Arm Included forz 750'750W6 Electronic FF'Double Fuse(208,240 or MA7023XX=9��Arm for Square Pole.0.5 EPAa
CA°Cutoff Asymetric qgOV
SqU2fe POIB POwefed With EHS � MA7024XX=9"Arm for Round Pole.0.5 EPA3
7000'1000W$
SM7°Spider Mount3 Pulse Start EM°Quartz Restrike w/Delay MA7029XX=Wall Mount Bracket with 10"Arm
Metal Vertical Hot Restrike Onl
(2 3/8°OD � Y) MA7046XX=Wall Mount Brecketa
Tenon) Halide AR=Area Round
Q=Quartz Restrike(Hot restrike MA7208XX=11 1/2"Arm and Round Pole Adapter.0.8
SM2=Spider Mount(3" AS=Area Square only) EPA
OD Tenon) Voltage" 3V'Type III Vertical R=NEMA Twistlock OA7066XX=Mast Arm Adapter
SM3=Spider Mount4 720'1zo� RW°Rectangular Wide18 Photocontrol Receptacle MA7010XX=Single-artn Tenon Adapterfor 31/2"O.D.
(3 1/2"OD 208'ZOSV HS'House Side Shield2z Tenon
Tenon) 240'240V Lens T e MA7071XX=Z@180°Tenon Adapterfor 3 1/2"O.D.
VP EHS°External Adjustable renon
277=277V FG=Flat Glass�9 House Side Shield MA7072XX=3@120°Tenon Adapterfor 31/2"O.D.
480'48��/ SG'Sag Glass VS'Vandal Shieldz3 Tenon
MT°Multi-Tap12 L=LBmp InCIUdOd MA7013XX=4@90°Tenon Adapterfor 31/2"O.D.
Tenon
7T=Triple-Tap+z MA7074XX=Z@90°Tenon Adapterfor 31/2"O.D.
5T=5-Tap�3 Tenon
MA7015XX=Z@120°Tenon Adapterfor 31/2"O.D.
E7'Electronic+4 Tenon
120-277V
MA7076XX=3@90°Tenon Adapterfor 31/2"O.D.
E2=Electronic Tenon
200-277V MA7077XX=Single-artn Tenon Adapterfor 2 3/8"O.D.
Tenon
MA7018XX=Z@180°Tenon Adapter for 2 3/8"O.D.
Tenon
MA7079XX=3@120°Tenon Adapterfor 2 3/8"O.D.
Tenon
MA7045XX=4@90°Tenon Adapter for 2 3/8"O.D.
Tenon
MA7048XX=Z@90°Tenon Adapter for 2 3/S"O.D.
Tenon
MA7049XX=3@90°Tenon Adap[er for 2 3/8"O.D.
Tenon
MA7060=House Side Shield for GSS(Field Installed)zs
MA7067=House Side Shield for GSM(Field2s
Installed)
MA7062=House Side Shield for GSL(Field Installed)zs
pAlRA1076=NEMA Twistlock Pho�ocontrol-Mul[i-Tap
OA/RA7 027=NEMA Twistlock Photocontrol-480V
Notes: � />rm not included. See Accessories. 2 Arm length varies based on housing size:9"for GSS,11-1/2"for GSM and 14"for GSL. 3 Available on GSS housing only. 4 Available on GSL housing only. 5
Medium-base lamp for GSS housing. Mogul-base lamp on GSM and GSL housings. 6 Only available in 400,450,and 750W Pulse Start Metal Halide for vertical mount only 7 Requires reduced envelope ED-28 lamp
when used with GSM housing and flat glass vertically lamped optics. 8 Requires reduced envelope BT-37 lamp when used with GSM housing. 9 Only available in 250-400W Pulse Start Metal Halide for vertical mount
only. 10 Provides 0-10V DC low voltage,leads used in dimming control. 11 Product also available in non-US voltages and 50Hz for international markets.Consult factory for availability and ordering information. 12
Multi-Tap ballast is 120/208/240/277V wired 277V.Triple-Tap ballast is 120/277/347V wired 347V. 13 5-Tap ballast is 120/2008/240/277/480V wired 480V.Only available in 400-1000W. 14 250W only. 15 Medium
housing fiMUre only. 16 Maximum wattage on segmented optical distributions is 400W.400W Metal Halide lamp must use reduced envelope ED-281amp. Not available in GSL housing. 17 Must use reduced
envelope lamp,not available in GSL housing. 18 RW optic not available with flat glass. 19 1000W GSL with flat glass requires BT37 lamp and is not available in AS,RW,SL or 3V distributions. 20 Other finish
colors available,including a full line of RAL color matches. Consult your Cooper Ligh[ing Representa[ive. 21 Add as suffix in the order shown. 22 House side shield available on 2F,3F,FT,2S,3S,4S distributions
only,and all vertically lamped distributions when combined with sag glass. 23 Arm moun[only,400W Maximum. 24 Order separately,replace XX with color suffix. 25 Available on GSM and GSL housings only.
26 Compatible with sag lens vertical op[ics only.
/
COOPER Lighting Specifications and Dimensions subiect to chanqe without notice. aoHOSOSOs
www.cooperlighting.com McGraw-Edison•Customer First Center•1121 Highway 74 South•Peachtree City,GA 30269•TEL 770.486.4800•FAX 770.486.4801 04/27/2007 8:03:47 AM
PHOTOMETRICS
4 4 4
Footcandle Table
3 3 g Select mounting height and read
acrossforfootcandle values of
Z 2 2 each isofootcandle line.Distance
in units of mounting height.
� 1 1 Mounting Footcandle Values for
A B p E A B C D E A B C D E Height Isofootcandle Lines
p 0 0 A B C D E
� 175W
� 1 1 10' 11.25 4.50 2.25 1.16 0.45
15' 5.00 2.00 1.00 0.50 0.25
2 2 z 20' 2.80 1.12 0.56 0.28 0.19
3 3 3 1000W
30' 3.50 2.00 1.00 0.50 0.20
4 4 4 35' 2.60 0.73 0.37 0.18 0.07
0 1 2 3 4 5 0 1 2 3 4 5 0 1 2 3 4 5 40' 2.00 1.00 0.50 0.20 0.10
GSS-AM-775-MH-MT-3F-FG GSM-AM-1000-MH-MT-3V-FG GSM-AM-1000-MH-MT-AS-SG
175-Watt MH,Type III 1000-Watt MH,Type III Vertical 1000-Watt MH,Area Square
14,000-Lumen Clear Lamp 110,000-Lumen Clear Lamp 110,000-Lumen Clear Lamp
STOCK SAMPLE NUMBER(Lamp Included):
SAMPLE NUMBER: GSM-AI-400-MH-5T-AS-FG-BZ-L
GSM AI MH 5T BZ L
Product Mounting Lamp Lamp Type Voltage Distribution Lens Type Color
Family Method Wattage MH=Metal 5T=5-Tap AS=Area Square FG=FIat Glass BZ=Bronze L=Lamp
GSM=Galleria AI=11 1/2" 400=400W Halide Wired 3V=Type III Vertical SG=Sag Glass Included
Square Arm 7000=1000W 480V
Medium Included
NOTES[stock]:Other options not available with stock products.
C00 EP R Lighting Specifications and Dimensions subiect to change without notice. aoHosoSOs
www.cooperlighting.com McGraw-Edison•Customer First Center•1121 Highway 74 South•Peachtree City,GA 30269•TEL 770.486.4800•FAX 770.486.4801 04/27/2007 8:03:47 AM
D�Series Size 2 Numlber
LED Wall Luminaire Notes
DESIGNIIGHTS � i��;� TYpe
Fi�'� CONSORTIl1M �
Introduction
d"series The D-Series Wall luminaire is a stylish,fully
integrated LED solution for building-mount
Specifications applications. It features a sleek, modern design
Luminaire Back Box (BBW) and is carefully engineered to provide long-lasting,
Width: 18-��2�� Weight: 21 Ibs yy;dth: 5-1/2" BBW 1 Ibs energy-efficient lighting with a variety of optical
(47A cm) (9.5 kg) (149 cm) Weight: (os kg>
�o" 1-1/2" and control options for customized performance.
Depth: �zs.a�m) Depth: �s.s�m�
With an expected service life of over 20 years of
Height: ��94�8� Height: �102 4� nighttime use and up to 76%in energy savings
Fo�si4°NPT p over comparable 400W metal halide luminaires,
D W side-entry
o° °o �onaU;t the D-Series Wall is a reliable, low-maintenance
H � H lighting solution that produces sites that are
���00����0� o 0 0 0 o exceptionally illuminated.
w
� • " • • - • EXAMPLE: DSXW2 LED 30C 700 40K T3M MVOLT DDBTXD
DSXW2 LED
� ' i .�• 1 � � � .i• � � � 1� � 1 • 1� �
DSXW2 LED LEDs T2S Type II Short MVOLT' Shipped included Shipped installed Shipped installed DDBXD Dark bronze
20C 20LEDs T2M TypellMedium 120' (blank) Surface PE Photoelectriccell, SF Singlefuse DBLXD Black
(two engines) T3S Type III Short 208' mounting button type° (120,277,347V)' DNAXD Natural
30C 30 LEDs T3M Type III Medium 240' bracket PER NEMA twist-lock DF Doublefuse aluminum
receptade only(no (208,240,480V)' DWHXD White
(threeengines) T4M TypelVMedium 277 mntrols)
TFTM ForwardThrow 347z Shippedseparately' DMG 0-10Vdimmingdriver HS House-side DSSXD Sandstone
Drivecurrent Medium qgp� BBW Surface- (nocontrols) shield3 DDBTXD Textureddark
350 350 mA mounted DCR Dimmable antl con- bronze
530 530 mA back box trollablevia ROAM° Shipped separately DBLBXD Textured black
700 700 mA (for conduit (no controls)5
entry) BSW Bird deterrent DNATXD Textured natural
1000 1000 mA(1 A) PIRH 180°motion sensor, spikes 3 aluminum
15-30'mtg M e
Colortemperature W6 Wireguard3 DWHGXD Texturedwhite
30K 3000K VG Vandal guard DSSTXD Textured
sandstone
40K 4000K
SOK SOOOK
NOTES
1 MVOLT driver operates on any line voltage from 120-277V(50/60 Hz).Specify 120,208,240 or 277 Accessories
options only when ordering with fusing(SF,DF options),or photocontrol(PE option). Ordered and sh�pped separately.
2 Available with 30 LED/700mA options only(DSXW2 LED 30C 700).
3 Also available as a separate accessory;see Accessories information. D55124N 1.STUE U Phorocell-SSLtwist-lock(120-271V�"
4 Photocontrol(PE)requires 120,205,240 or 277 voltage option. REN277-NM1 U ROAM�node(277V)d
5 $pecifies a ROAMOO enabled luminaire with 0-10V dimming capability;PER option required.Not SC U Shorting cap'
available with 347 or 480V.Additional hardware and services required for ROAM�deployment;must be DSXWHS U House-sideshield(one perlightengine)
purchased separately.Call 1-800-442-6745 or email:sales@roamservices.net.
6 Specifies the Sensor Switch SBR-b-ODP control;see Motion Sensor Guide for details.Dimming driver DSXWBSW Il Bird-deterrentspikes
standard. DSXW2WGU Wireguardaccessory
7 Single fuse(SF)requires 120,277 or 347 voltage option.Double fuse(DF)requires 208,240 or 480 DSXW2VG U Vandal guard accessory
voltage option.
8 Requires luminaire to be specifed with PER option.Ordered and shipped as a separate line item. DSXW2BBW Backboxaccessory
DDBXDU (speci(yfinish)
'. L/THON/A One Lithonia Way • Conyers,Georgia 30012 • Phone:800.279.8041 • Fax:770.918.1209 • www.lithoniacom
L/GHT/NG OO 2012-2013 Aculty Brands Lighting,Inc. All rights reserved.
. - � . .
Lumen Output Lumen Ambient Temperature(LAT) Multipliers
Lumen values are from photometric tests performed in accordance with IESNA LM-79-O8.Data is considered to be representative Use these factors to determine relative lumen output for average ambient temperatures
of the configurations shown,within the tolerances allowed by Lighting Facts.Actual performance may differ as a result of end- from 0-40°C(32-104°F).
user environment and application.Contad fadory for performance data on any configurations not shown here. �
� , '� � 0°C 32°F 1.02
1 •
� �I11 I ' 111 . 10°C 50°F 1.01
��� . � 20°C 68°F 1.00
T25 3533 1 0 1 98 3860 1 0 1 107 ZS�� »�F 1.00
T2M 3437 1 0 1 95 3755 1 0 1 104 3o°C 86°F 1.00
T35 3489 1 0 1 97 3811 1 0 1 106 ao°c ioa°F o.vs
530 200530--K 36W T3M 3545 1 0 2 98 3873 1 0 2 108
T4M 3498 i o i 9� sszz i o i iob pro ected LED Lumen Maintenance
TFTM 3495 1 0 1 97 3819 1 0 1 106 �
T2S 4371 1 0 1 93 4776 1 0 1 102 Data references the extrapolated performance projections for the DSXW2 LED 30C 1000
T2M 4252 1 0 1 90 4647 1 0 2 99 platform in a 25°C ambient,based on 10,000 hours of LED testing(tested per IESNA LM-
z�� 80-08 and projected per IESNA TM-21-11).
700 200700--K 47W T3S 4316 1 0 1 92 4716 1 0 1 100
T3M 4386 1 0 2 93 4793 1 0 2 102 To cakulate LLF,use the lumen maintenance factor that corres onds to the desired number
(20 LEDs) T4M 4328 1 0 1 92 4729 1 0 2 101 of operating hours below.For other lumen maintenance values contad factory.
TFTM 4324 1 0 1 92 4725 1 0 2 101
T25 5914 1 0 1 81 6462 1 0 1 89
T2M 5754 1 0 2 79 6287 2 0 2 86 '�'• � a zs,000 so,00a ioo,000
1000 20C 1000--K 73�y T3S 5839 1 0 1 80 6380 1 0 2 87
T3M 5935 1 0 2 81 6484 1 0 2 89 � i.o 0.95 o.9z o.e�
T4M 5855 1 0 2 80 6398 1 0 2 88
TFTM 5851 1 0 2 80 6393 1 0 2 88
T2S 5280 1 0 1 98 5769 1 0 1 107
T2M 5137 1 0 2 95 5613 1 0 2 104 Electrical Load
530 300530--K 54W T3S 5214 1 0 1 97 5696 1 0 1 105
T3M 5298 1 0 2 98 5789 1 0 2 107
T4M 5228 1 0 2 97 5712 1 0 2 106 ��� 120 208 240 277 347 4So
TFTM 5223 1 0 2 97 5707 1 0 2 106
T25 6513 1 0 1 92 7118 2 0 2 100 350 25 W o.23 o.t3 0.12 o.to - -
30C T2M 6337 2 0 2 89 6925 2 0 2 98 20C 530 36 W o33 o.t9 0.17 o.t4 - -
T35 6431 1 0 2 91 7028 1 0 2 99 700 47 W 0.44 0.25 0.22 0.19 - -
700 30C 700--K »W T3M 6536 1 0 2 92 7143 2 0 3 101 1000 73 W o.68 039 034 0.29 - -
(30 LEDs) T4M 6449 1 0 2 91 7047 1 0 2 99 350 36 W 033 0.19 0.17 0.14 - -
TFTM 6444 1 0 2 91 7042 1 0 2 99 530 54 W 0.50 0.29 015 0.22 - -
T2S 8697 2 0 2 80 9501 2 0 2 87 30C
700 71 W 0.66 038 0.33 0.28 0.23 0.16
T2M 8462 2 0 2 78 9244 2 0 2 85 1000 109 W 1.01 0.58 0.50 0.44 - -
1000 30C 1000--K 109 W T3S 8588 1 0 2 79 9381 2 0 2 86
T3M 8728 2 0 3 80 9534 2 0 3 87
T4M 8611 1 0 2 79 9407 2 0 2 86
TFTM 8604 2 0 2 79 9399 2 0 2 86
. . - � . . To see complete photometric reports or download.ies f les for this product,visit Lithonia Lighting's D-Series Wall Size 2 homepage.
Isofootcandle plots for the DSXW2 LED 30C 1000 40K.Distances are in units of mounting height(25'). Distribution overlay comparison to 400W metal halide.
LEGEND ^ 3 z i o i z s a a 3 z i o i z s a a a z i o i z 3 a LEGEND
4 3 4 3 4 3
■ 0.1 fc _ ■ DSXW2,
3 3 3 0.5 fC
■ 0.5 fc z z z ■ TWF2, -
1.0 fc � � � � 0.5 fc
o � o 0 10'W Sidewalk
LLDs:
� � �
TWF2=0.72
Z °� Z °� 2 °� DSXW2=0.95 7VqF2: DSXW2:
�� �� �� 458W 109W
3 3 3
T2M z z T3M z z T3S z N
DSXW2 LED 30C 40K 1000 T2M,
-4 �w �4 �w -0 �w TWF2400M Pulse,25'Mounting Ht
FEATURES&SPECIFICATIONS
INTENDED USE 4000K(70 min.CRI)or SOOOK(65 min.CRI)configurations.
The energy savings,long life and easy-to-install design of the D-Series Wall Size 2 make it the smart ELECTRICAL
choice for building-mounted doorway and pathway illumination for nearly any facility. Light engine(s)consist of 10 high-efficacy LEDs mounted to a metal-core circuit board to
CONSTRUCTION maximize heat dissipation and promote long life(L87/100,000 hrs at 25°C).Class 1 electronic
Two-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management drivers have a power factor>90%,THD QO%,and an expected life of 100,000 hours.Surge
through conductive and convective cooling.Modular design allows for ease of maintenance.The protection device meets a minimum Category C Low(per ANSI/IEEE C62.412).
LED driver is mounted to the door to thermally isolate it from the light engines for low operating INSTALLATION
temperature and long life.Housing is completely sealed against moisture and environmental
contaminants. Included universal mounting bracket attaches securely to any 4"round or square outlet box
for quick and easy installation.Luminaire has a slotted gasket wireway and attaches to the
FINISH mounting bracket via corrosion-resistant screws.
Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat finish �ISTINGS
that provides superior resistance to corrosion and weathering.A tightly controlled multi-stage
process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate CSA certified to U.S.and Canadian standards.Rated for-40°C minimum ambient.
changes without cracking or peeling.Available in textured and non-textured finishes. WARRANTY
OPTICS Five year limited warranty.Full warranty terms located at www.acuitybrands.corn/
Precision-molded proprietary acrylic lenses provide multiple photometric distributions tailored CustomerResources/Terms_and_condltions.aspx.
specifically to building mounted applications.Light engines are available in 3000K(80 min.CRI), Note:Specifications subject to change without notice.
' L/THON/A One Lithonia Way • Conyers,Georgia 30012 • Phone:800279.8041 • Fax:770.918.1209 • www lithonia com DSXW2-LED
• L/GHT/NG OO 2012-2013 Acuity Brands Lighting,Inc. All rights reserved. Rev.3/4/13
LED AMBIENT CANOPY LIGHT (CRS) oss �ver�
LED L/GHT/NG TECHNOLOGY
May be covered by the following:US patent D574994,7828456,8002428&8042968 and MX patent
29631 and ISRL 49679 and AUS 2008312668 and US&Int'I.patents pending
SMARTTECT"'ENERGY SAVING FEATURES:
THERMAL CONTROL-Sensor reduces drive current when ambient temperatures exceeds ratetl
temperature.
�
LEDS-Choose from three array choices,64,84 and 128,which feature select high brightness
LEDs;5300°K color temperature,70 CRI(nominal).
DRIVE CURRENT-Super Saver(SS)-most economical antl highest lumens per watt or High
_ Output(HO)-highest output per initial dollar.
OPTICS/DISTRIBUTION-Available with(SC)Standartl Canopy or(AC)Asymmetric Canopy
CFKS&CFKL Accessories Are Far Use distribution.
on Canopies with Dry Plenums Only. OPTICAL UNIT-Featuring an ultra-slim 1"profile,housing is die-formed aluminum with a clear
tempered glass lens.Unit is water-resistant,sealetl to an IP67 rating.Patented integral single
� �,o�,.,,�,L�o�,�F�,�� blatle heat sink tloes not trap tlirt antl grime,ensuring cool running performance over the life of
■.■ r the fixture.
i g ht i n g faci,s� THE INDUSTRY'S ONLY BREATHABLE SEAL-Luminaire assembly incorporates a pressure
a�rcgramaiite4.5.o0E stabilizing vent breather to prevent seal fatigue and failure.
LigMt flutpvt�Lumens) 9 3594 DRIVER-State-of-the-art driver technology provides excellent system efficiency,control and
watts ,��� protection.LSI tlriver components are fully encased in potting for IP65 moisture resistance.
Lumens psr Watt�Efficacy] $$
Complies with IEC and FCC stantlards.
DRIVER HOUSING-Wet location ratetl tlriver/electrical enclosure is elevated above canopy deck to
Color Accuracy $,� help prevent water entry antl to provide easy"knock-ouY'connection of primary wiring.
ColorRendadng Indax(Clil}
FINISH-Standard color is white.Finished with LSI's DuraGrip°polyester powder coat process.
DuraGrip withstands extreme weather changes without cracking or peeling.
' '' OPERATING TEMPERATURE--40°C to+50°C(-40°F to+122°F)
ELECTRICAL-Universal voltage power supply,120-277 VAC,50/60 Hz input.Two-stage surge
protection(including separate surge protection built into electronic driver)meets IEEE C62.41.2-
E700K 300pC • qgppK � � 2002,Scenario 1,Location Category C,10KV.
INSTALLATION-Installs in a 12"or 16"deck pan.Deck penetration consists of 5 drilled holes
Warranty'"* Yes simplifying installation and water sealing.Unit is designed to retrofit into existing Scottsdale°
(4")hole as well as openings for Encore°antl Encore°Top Access antl to reconnect wiring
.���«���,��:<�:<<E��,�",.•�.�_,��_,,,��E-.,•_:�.::�«�,•-�,�ES���,�.,.��.<<,�� from the SC/ECTA without having to relocate contluit.Retrofit panels are available for existing
:".°. "�"'.,'�"•.`�:r`""""r''"'`` '` """�;r"`s''�'`""'' Scottsdales and Encores(see back page)as well as kits for recessetl antl 2x2 installations(see
T��:��:o��:�.��i���:-��i�•r•��:��..��no�:.�•,����•.i�..:a..•,.:-:,..��.:.����:,�-«.ii,
separate spec sheets).
Fixture may also be used for pouble Deck installations on metal canopies,in retrofit or new
••see Www.��9n���9ro��5.�om,P�oa���s+o,de�a��g, construction. This requires the use of Crossover Flange Kits(CFKL/S). Flange kit mounting
requires cutting a square hole between canopy ribs and attaching via framing members or
suspentling from structure.
Hc:���.n��\�i��Lc•:KCLti�'�T�f SCi1 i5'd::�I:�
�,�:��•_;�.��,��•���F5 5��E:,����•,��:;��� SHIPPING WEIGHT-64/84=11 Ibs.,128=13.6 Ibs.
-..,�:�.:�.,��;�,;,:
EXPECTED LIFE-Minimum 60,000 hours to 100,000 hours depending upon the ambient
temperature of the installation location.See LSI web site for specific guidance.
LIGHT OUTPUT-CRS WARRANTY-Limited 5-year warranty.
SS-Super Saver HO-High Output
Description #of LEDS Lumens watts Lumens wans LISTING-ETL and UL listetl to UL1598,UL8750 antl other U.S.antl International safety standartls.
CRS SC LED 64 8202 75 13596 155 Suitable for wet locations.
CRS AC LED ea �s25 �s 13198 155 pHOTOMETRICS-Application layouts are available upon request.Contact LSI Petroleum
CRS SC LED 84 10747 97 14570 14� Lighting or petroleum.a�ps@Isi-industries.com
CRS AC LED 84 10367 97 13959 147
CRS SC LED 128 16374 145 19635 189
CRS AC LED 128 16134 145 19399 189
This product, or selected versions of this product, meet the standards listed below.
Please consult factory for your specific requirements.
American Innovation
RoHS � �� �S � , � E ��ET��s
D E S I 6 N l I 6 H T S� coMPUarvr usreo � I P67
C O N S O R T I U M � American Made wet iocation Suitable for wet locations
� 10/25/12
�/ Project Name i Fixture Type i
O 2012
�^d°=�^P5° Caialog# I LSI INDUSTRIES INC.
A�amPa�Yw;�ha s.�-v,�,ow
LED AMBIENT CANOPY LIGHT (CRS) oss �ver°
LED L/GHT/NG TECHNOLOGY
LUMINAIRE ORDERING INFORMATION
TYPICALORDEREXAMPLE: CRS SC LED 64 SS CW UE WHT
#of Color Input
Pretix Distribution Light Source LEDs Drive Current Temperature Voltage Finish Options
CRS SC-Standard Canopy LED SS-Super Saver CW-Cool White UE-Universal Voltage WHT-White IMS-Integral Motion Sensor�
AC-Asymmetric Canopy 128 HO-High Output (120-277 AC) IPC-Integral Photocell�
Note:
1-Consult Factory
ACCESSORY ORDERING INFORMATION (Accessories are field installed)
Description Order Number Description Order Number
Retrofit Panel-SC to CRS,for 16"Deck Panel 430951 Retrofit RIC Cover Panel Blank no holes 354702
Retrofit Panel-EC/ECTA/SCF to CRS,for 16"Deck Panel 430765 Kit-Hole Plugs and Silicone(enough for 25 retrofits)� 1320540
Retrofit Panel-SC to CRS,for 12"Deck Panel 430797 CFKL-Flange Kit Large 501647z
Retrofit Panel-ECTA/SCF to CRS,for 12"Deck Panel 430759 CFKS-Flange Kit Small 501533
Retrofit 2x2 Cover Panel Blank(no holes) 357282 �Consists of(25)7/s"hole plugs and(1)10.3 oztube of RN
z For use on canopies with dry plenums
DIMENSIONS
AMBIENT 64/84
6-5/16" �p„
�160mm� 254 mm�
7-3/8" 3„( 6mm) o
(188 mm)
L 7/8"(23 mm)
�
1-3h6" 19-3/8"(493 mm 9-3/8"(493 mm) �
(31 mm)
16" DECK RETROFIT PANEL-SC(#430951) 16" DECK RETROFIT PANELS-EC/ECTA/SCF (#430765)
TOP PAN TOP PAN BOTTOM PAN
CANOPY TOP PAN CANOPY TOP PAN
� 14"(356 mm) � � 14"(356 mm) �
1-3/16°1 � 1 7/8" 1•3/16"1 � 2"
(31 mm) (48 mm) (31 mm) (51 mm)
2X2 COVER PANEL BLANK (357282) RIC COVER PANEL (354702)
�18 3/4"(476 mm)�
�
26"sQ 9„
(fi60 mm) 229 mm)
. �
PANEL W/0 HOLES
CFKS 64/84 FLANGE KIT (501533) CFKL 128 FLANGE KIT (501647)
p.gg 23.00(584 mm)
2.86 I— 20.70(526 mm) � (73 mm) � �
(73 mm) � �, ��
� �,�� � � �
0.14
0.14 � 2p gp(580 mm) � (4 mm) 25.12(638 mm)
(4 mm)
� 10/25/12
�/ Project Name i Fixiure Type i
O 2012
1neost"P5" C2t810g# I LSI INDUSTRIES INC.
ACOmpanywitha s.�c.e��/+.,io..
�
LED SURFACE MOUNT - LEGACY�"" (CRU SM) os�s T ve HNO�o�y
US&InYI.patents pending.
SMARTEC ENERGY SAVING FEATURES
THERMAL CONTROL-LSI tlrivers feature integral sensor which retluces tlrive current,
when ambient temperatures exceeds ratetl temperature.
_ HOUSING-One-piece,tlie-formed,aluminumm housing with powder coated finish. One
conduit knockout and four mounting holes.
" LEDS-Features an array of select,mitl-power,high brightness,high efficiency LED chips;
� 5300°K color temperature,70 CRI (nominal).
DRIVE CURRENT-Choice of Low Wattage(LW),Mid Wattage(MW),Super Saver(SS),
High Output(HO),or Very High Output(VHO).
OPTICS/DISTRIBUTION-Symmetrical,which directs light through a glass lens to provide
a uniform distribution of light to vertical and horizontal surfaces.
OPTICAL UNIT-Features an ultra-slim 3/4"profile tlie cast housing,with a standartl flat
� �,��So��,�E„�,y„,,,,, glass lens.Unit is water-resistant,sealed to an IP67 rating. Integral designed heat sink
�g ht�i ri g facts� does not trap dirt antl grime,ensuring cool running performance over the life of the
fixture.
AProg�amo�mcu.S.O�E PRESSURE STABILIZING VENT-Luminaire assembly incorporates a pressure stabilizing
Light Dutput��umens] .�s��7 vent breather to prevent seal fatigue and failure.
wans 148.9 DRIVER-State-of-the-art driver technology superior energy-efficiency and optimum light
�umens per watt tEtftcacy] ��4 output.LSI driver components are fully encasetl in potting for IP65 moisture resistance.
Complies with IEC and FCC standards. Surge protected at 10KV.
Colvr Accuracy �4 ADAPTOR PANEL-Die formed galvanized steel,with powder coat finish.
COlvr Rgndaring Index[Cf21y
OPERATING TEMPERATURE--40°C to 50°C(-40°F to+122°F)
� �. , ELECTRICAL-Universal voltage power supply,120-277 VAC,50/60 HZ input. LSI drivers
feature two-stage surge protection(inclutling separate surge protection built into
electronic driver)meets IEEE C62.41.2-2002,Scenario 1,Location Category C.
FINISH-Standard color is white antl is finishetl with LSI's DuraGrip polyester powtler coat
�moK a000K asowc ssoaK process.DuraGrip withstands extreme weather changes without cracking or peeling.
Warranty•• y�� INSTALLATION-Pre-assembled optical unit and mounting panel hinges and clamps to
fixture housing. Driver is pre-mounted to back of optical assembly.
n�.�,r,.�:�.��.�:�����i rn i��m��M7i�!ii-.:enrn arn.�is.�ircfin��n��sN.,��.,.,q..��� SHIPPIIdG WEIGHT-35 pounds.
Appmrod A�o:nvJlor me Emcf�c.vi a��d Phnlvmatrrc res�rg v�Sa�m-5r�irc i�om�ng
Th���;o��:,,�m�,�,�rc����rinnri W„����.,�n,,,��,,,.::,�.,,.,:���,,,,,���- EXPECTED LIFE-Minimum 60,000 to 100,000 hours depending upon the ambient
temperature of the installation location.See LSI web site for specific guitlance.
^•see www.r�nt��gra�ts.�am�p�oa���ro�a�a��s. WARRANTY-Limited 5-year warranty.
LISTING-UL listed to UL 1598,UL 8750 and other U.S.and International safety standards.
Suitable for wet locations.
ang.u�r�mo��Niirni����KGGN3VAfA11Oi�:�9:2m}i
MntlNlYiim��rv�(:F[IJI]A::[:LEf]HC1CY11JL PHOTOMETRICS-Applications layouts are available upon request.Contact LSI Petroleum
Tr��N����,��Y•,�,� Lighting or petroleum.appsQlsi-industries.com
This praduct,ar selectetl versions of this protluct,meet the stantlartls listetl below.
Please consult iactory ior your specific requiremenis.
Americanlnnovation " 1P67
RoHS � �� °S ��
COMPLIANT LISTED
American Made wet location
CEC .�
S/� 08/23/13
Project Name i Fixiure Type i
Industries" OO 2013
ameriwn�nnovallonihroughie�hno�ogy Catalog# I LSI INDUSTRIES INC.
LED SURFACE MOUNT - LEGACYT"" (CRU SM) oss�ver°
LED L/GHT/NG TECHNOLOGY
LUMINAIRE ORDERING INFORMATION
TYPICALORDEREXAMPLE: CRU SM SC LED SS CW UE WHT
Prefix Distri6ution Light Source Drive Current Color Temperature Input Voltage Finish Options
CRU SM SC-Standard LED LW-Low Watt CW-Cool White UE - Universal WHT-White None
(Surface Symmetric MW-Mitl Watt Voltage BRZ-Bronze
Mount) SS-Super Saver (120-277V) BLK-Black
HO-High Output
VHO- Very High Output 347-347 Volt'
FOOTNOTES:
1-347V only available in HO drive current.
DIMENSIOIdS
2215/16„
� (583 mm) �
�
41/2"
(114 mm)
1 1
3/8„
(9 mm)
2215/16„
(583 mm)
LIGHT OUTPUT-CRUK SM
Lumens Watts LPW
LW-Low Watt 8,438 76 111
d MW-MidWatt 11,656 103 113
L
3 SS-Super Saver 13,638 129 106
0
0
" HO-High Output 17,001 149 114
VHO-Very High Output 20,997 192 109
S/� 08/23/13
Praject Name i Fixture Type i
Industries' OO 2013
Ameri<anlnnovationThraughTechnolagy Caialog# I LSI INDUSTRIES INC.
e�ty � ukah City of Ukiah, CA
Design Review Board
1 Minutes Excerpt
2 Regular Meeting December 8, 2011
3
4 Ukiah Civic Center, 300 Seminary Avenue
5 1. CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 3:04
6 p.m.
7
8 2. ROLL CALL: Present: Tom Liden, Alan Nicholson, Nick
9 Thayer, Howie Hawkes, Estok Menton, Chair
10 Tom Hise
11 Absent: None
12 Staff Present: Kim Jordan, Senior Planner
13 Jennifer Faso, Associate Planner
14 Cathy Elawadly, Recording Secretary
15 Others present: Steve Calcagno
16 Joseph Welch
17 Peter Kahn
18 David Babcock
19 Gary Akerstrom
20 Jeff Fowler
21 Guy Mills
22
23 7. UNFINISHED BUSINESS:
24 7A. Costco Warehouse and Fuel Station File No. 11-01. Conduct a public hearing and
25 make recommendations to the Planning Commission on design and landscaping for the
26 proposed Costco Warehouse and Fuel Station to be located within the Airport Industrial
27 Park.
28
29 Staff:
30 • The project consists of the following components:
31 ■ Construction of a new 137,620 square foot wholesale warehouse.
32 ■ Construction of a new 16-pump gas facility with the approval for expansion to 20-
33 pumps.
34 ■ A Boundary Line Adjustment (BLA) to consolidate the several existing parcels
35 into two.
36 ■ A Site Development Permit(SDP)for the proposed building and site layout.
37 ■ A general rezone of the project site to retail commercial.
38
39 • The project is located outside of the Downtown Design District so the project is not
40 required to go through the DRB process. Costco has voluntarily offered to come to the
41 DRB to receive comments on their project specific to site design and architecture.
42 • Staff has provided the Board with Airport Industrial Park Ordinance 1098 that governs
43 land/land uses in the Airport Industrial Park. The project is zoned AIP PD and subject
44 specifically to the `retail commercial' land use designation.
45 • Staff also provided the Board with the design guidelines for properties `outside of the
46 Downtown Design District.'
47 • Staff will prepare an analysis of the project when it goes to the Planning Commission and
48 also as part of the EIR that will include an analysis of the project for consistency with the
49 Ukiah General Plan and zoning designation.
50 • As shown on `Exhibit B' of the AIP Circulation Plan, the light manufacturing/mixed use
51 land use designation portion of the property will have to be rezoned to retail commercial
Design Review Board December 8, 2011
Page 1
1 as part of the project application and City Council will determine whether or not the
2 rezone is appropriate for the site.
3
4 David Babcock of David Babcock &Associates, Landscape Architect for the Project:
5 • Introduced Steve Calcagno, Civil Engineer for Kier&Wright Civil Engineers & Surveyors,
6 Inc., Peter Kahn, Project Manager for Costco and Joseph Welch of Mulvanny G2
7 Architects
8 • Will answer questions from the Board concerning the design aspects of the project.
9
10 David Babcock/Steve Calcagno gave a PowerPoint presentation concerning the project as
11 described in Attachment 1 with comments about:
12 ■ The location of the project and site description and referred to the concept site
13 plan, sheet 3.
14 ■ It is important the building is nicely designed from all elevations and view points,
15 functions well and that the site provides for good circulation and referred to site
16 lines and sections, sheet 7 in relation to the neighboring infrastructure and other
17 buildings in the area.
18 ■ Commented on the proposed building orientation and the reason why the
19 particular design works well for the layout of the site, particularly with the site
20 being looked upon as a gateway to the City.
21 ■ The design allows for parking to be on two sides of the buildings so that parking
22 is spread around and not all concentrated right in front.
23 ■ The site plan objective is to provide for a nice pedestrian orientation/interaction
24 by designing the driveways to be as far away from the entrance as possible such
25 that people cannot drive right up to the store.
26 ■ Costco parking stalls are typically wider than other retail establishments to
27 accommodate larger trucks and/or vehicles.
28 ■ Referred to the floor plan and noted the Ukiah Costco will feature a bakery,
29 pharmacy, optical center, hearing aid testing center, food court, a photocenter, a
30 tire center, and other features that may be `typical' of Costco. Other site
31 amenities include landscaping, a parking lot, and a gas station.
32 ■ The tire center will include retail tire sales and a tire installation facility and
33 explained how this project component will function.
34 ■ Addressed the layout for the proposed gas station facility and how it would
35 function without tying up the traffic inside the queuing of the gas station. In order
36 to open and operate the gas facility, local, state and federal environmental
37 requirements must be met related to disposal of hazardous materials,
38 underground fuel tanks, and implementation of spill prevention countermeasures
39 to prevent petroleum product spills into nearby water ways and/or water
40 detention facilities.
41 ■ Explained how truck deliveries will occur where the intent is to create a design
42 that would not disrupt the drive isles and/or traffic on the site.
43 ■ More specifically described how the building orientation and on-site circulation
44 addresses the element of`connectivity' with regard to curbs, gutter and sidewalks
45 and sidewalks that meander. Costco's objective is to create a `sensitivity' towards
46 the pedestrian and this can be accomplished by providing a pedestrian
47 connection throughout the project.
48 ■ Generally explained the unique floor plan for the Ukiah Costco that will assist
49 with effective customer flow/circulation so members can enjoy their shopping
50 experience.
51 ■ Space has been provided for new freezers and coolers and demonstrated the
52 location.
53 ■ Costco will sell a variety of products in a large number of product categories and
54 demonstrated how products will be organized and shelved for customer
55 convenience.
Design Review Board December 8, 2011
Page 2
1 ■ Emphasized that the entrance to the establishment is very important and
2 describe how this will be articulated.
3 • The design/materials/color scheme concepts selected for the building provide for
4 an architecturally pleasing project that is energy efficient/sustainable,
5 architecturally welcoming/good fit for Ukiah, environmentally conscious, has an
6 nice contemporary style, effectively provide for proper massing because the
7 building is essentially big-box, is harmonious/complements other buildings in the
8 neighborhood in order to best minimize the visual impact of a large retail
9 warehouse. The objective is 'simplicity' that creates architecture true to Costco's
10 business plan, which lends itself to a project that is high quality, durability, and
11 has value.
12 ■ Specifically discussed the building elevations as shown on the site plans by
13 demonstrating how the design features/techniques, color schemes, and
14 materials, texture of material and placement work congruently to provide for a
15 nice blend and an aesthetically pleasing appearance.
16 ■ The combining of concrete and architectural metal panels will help reduce the
17 visual impact.
18 ■ Through the use of design techniques such as the orientation of the metal panel,
19 landscaping, the incorporation of varying parapet cap depths and heights will
20 successfully break the long elevations both horizontally and vertically on the
21 building.
22 ■ The building design includes signage that is scaled appropriately to the mass of
23 the building elevations so as to not to be overwhelming. The warehouse signage
24 will consist of externally illuminated reverse pan channel letters and the gas
25 station signage will also be externally illuminated that is consistent with the
26 International Dark Sky Association policies/recommendations. Building signage
27 will be the Costco red and blue corporate colors. Costco does not utilize
28 monument or pylon signs.
29 ■ There is also signage for the gas station that will also be internally lit and in
30 accordance with the International Dark Sky Association requirements.
31 ■ The project will feature all the brand new thinking of today's Costco projects. As
32 such, skylights are part of the design features to take advantage of natural
33 sunlight were feasible and appropriate. Accordingly, lighting systems and
34 placement of lighting fixtures also designed to properly fit the design, size/scale
35 of the building. The lighting systems represent the latest technology in that they
36 are computerized to light up or dim as necessary. Indoor lighting will adjust to the
37 lighting conditions for the building, which is a huge energy savings.
38 ■ The type of equipment that will be used in the building to heat and cool,
39 refrigeration equipment, etc., are of high energy efficiency.
40 ■ Referred to the concept landscape plan that features a variety of trees and
41 vegetative shrubs, perennials and grasses and discussed the proposed
42 landscape area plan objectives. Tree plantings will provide a substantial level of
43 parking lot shading and will serve to reduce summer heat gain with the parking
44 field. A substantial amount of the proposed plants will be drought tolerant that will
45 use less water compared to other types of species. The water/irrigation system
46 proposed will reduce water consumption.
47 ■ There are `generous bio-swales' on the site and demonstrated their location on
48 the site plans. The project will use bio-swales in planters.
49 ■ The project includes a small water retention basin at the lower end of the site.
50 The majority of the parking lot runoff will drain into this basin. In this way, the
51 project complies with the EPA requirements and the State Water Resources
52 Control Board relative to water treatment and water quality standards. Many of
53 the storm water regulations are over and beyond what you would see, but Costco
54 takes measures to ensure this.
Design Review Board December 8, 2011
Page 3
1 ■ Addressed the shade plan objective for compliance with the City's 50% shade
2 canopy requirement for parking lots and the projecYs intent in this regard, noting
3 compliance with this requirement is difficult.
4 ■ There was discussion about the truck loading dock located at the north edge of
5 the building and how this facility will function. A transformer and two trash
6 compactors would also be located along the north edge of the building and
7 sufficiently screened.
8 ■ The HVAC units and other systems will be sufficiently screened.
9 ■ The proposed color scheme chosen are warm natural earth tones which relate to
10 the neighborhood and some of the more recent buildings developed in the area.
11 ■ Again, of priority is to design a project that specifically addresses energy
12 conservation through the use of energy efficient lighting systems, reflective roof
13 material to produce lower heat absorption and thereby lowering energy
14 consumption during the hot summer months. Costco uses a management system
15 called daylight harvesting' to monitor and adjust mechanical and lighting systems
16 to conserve energy. With the new building, it is possible to maximize the amount
17 of daylight allowed into the building and take advantage of the free energy the
18 sun can provide. The skylights, light sensors, associated control systems,
19 energy-efficient HVAC units, building orientation and associated design feature
20 will result in energy savings and efficiency.
21 ■ The project plans also include a preliminary grading and drainage plan and a
22 preliminary utility plan.
23
24 There was discussion about:
25 • The potential use of a portico at the entrance like Home Depot has so that members can
26 take advantage of loading merchandise, particularly during rainy conditions. It was noted
27 waiting for a vehicle to come, a customer cannot stop and load merchandise for safety
28 reasons. The area in front of the building is designated as a fire lane. A portico would be
29 problematic if store only has one entrance. The applicant will work with staff on the issue
30 of having an area where people can have a loading zone because this is usually a
31 concern for projects. A customer can always ask Costco staff to help with loading of
32 merchandise or unloading of inerchandise if there is a return.
33 • Parking, layout of the parking lot and the number of parking spaces required and
34 proposed, noting parking for the project should be sufficient. It was further noted the
35 majority of the parking stalls will be 10 feet wide and 18'h feet long and will take up
36 considerable space. In other words, stalls are deeper and wider than what is standard.
37 Nine feet wide parking spaces may be installed at the far end of the parking lot should
38 there be a `pinch for space.' Typically, Costco provides for plenty of parking
39 accommodations for their projects. The total number of parking spaces proposed for the
40 Ukiah Costco is 643 that include 14 accessible stalls.
41
42 Board questions:
43 Q1: What is the highest point of the building?What is the plan for shade trees?
44 Q2: Will permeable paving be a part of the project?
45 Q3: Do all the roof collection, gutters and downspouts utilize the same drainage flows as the
46 parking lot?
47 Q4: Is traffic mitigation a topic for discussion?
48 Q5: With regard to water systems, if sustainability is a project goal, why is there no water
49 attachment and/or drain water recycling system on the site to be used for landscape use.
50 With that amount of roof surface proposed, the volume of water that could be attached
51 rather than treating the water as a waste product to go back into the ground and/or river
52 could actually be utilized if it is sight compatible. Supports integrating the concept of
53 water collection and effective use thereof on-site as much as possible into the
54 thoughUplanning process since preservation of water is environmentally important.
55 Q6: Are the trees going to be irrigated?
56 Q7: Will the project meet the City's 50% shade requirement for parking lot trees?
Design Review Board December 8, 2011
Page 4
1 Q8: Asked for clarification regarding the `champagne fa�ade' relative to the metallic treatment
2 on the building.
3 Q9: Asked for clarification about building treatments and effects thereof.
4
5
6 Costco Representatives:
7 A1: The highest parapet is 34 feet and the lowest is 31 feet. To appropriately comply with the
8 City's 20% landscaping standards and shade preference, Elms are proposed to shade
9 the building that will reach 25 to 30 feet at maturity.
10 A2: The paving materials are traditional asphalt.
11 • While the technology for the application of permeable paving is coming, Costco builds
12 projects to last a long time. For instance, there is a 25-year warranty on the paint and
13 metal on the building, as well as a 20-year warranty for the parking lot material.
14 • The intent is to build once and provide for low maintenance.
15 • In terms of maintenance, the parking lot will be swept every evening.
16 • The intent is to maintain a clean parking lot such that the excess water runoff from the
17 parking lot is also clean.
18 • Is not satisfied that permeable paving is durable enough to get the kind of warranty that
19 traditional asphalt gives, particularly with the amount of traffic that a Costco store
20 generates.
21 • Is of the opinion permeable paving has not been around long enough and the studies are
22 not available.
23 • There may be opportunities for permeable paving in the future.
24
25 A3:The runoff water in this regard is channeled into the storm water drainage system and is a
26 standard procedure for all Costco stores.
27
28 Gary Akerstrom:
29 • Is the developer of Redwood Business Park.
30 • In terms of permeable pavement in the Ukiah area, the normal ground soil Ukiah has is a
31 lot of sand and clay composition so as a result permeable pavement does not work here.
32 • Briefly commented on the issue of runoff, drainage and streets and the condition of
33 streets in Ukiah.
34
35 Costco representative:
36 • Costco has recently been incorporating underdrains in their project parking lots similar to
37 french or burrito drains underneath areas such as landscape isles to capture water from
38 surface areas or other. As a result of the underdrains the life span of surfaces has
39 increased.
40
41 Gary Akerstrom:
42 • Commented the detention basin for the site during storm conditions will fill up in
43 approximately two hours and noted the existing pond in the area is very helpful with water
44 detention before discharge into the Russian River. The pond does capture water runoff
45 from the Airport and Redwood Business Park.
46
47 Costco representative:
48 • In addition to the pond, much of the water drains into the Caltrans ditch along Highway
49 101 that goes unmetered to the low lying down stream area.
50
51 Gary Akerstrom:
52 • Is familiar with drainage issues in the area, has perFormed some calculations in this
53 regard and advised water goes through a culvert under the freeway, which is actually a
54 very short distance to the Russian River. Anything more than a two-year storm condition,
55 everything on the east side of freeway is under water and this is something to consider.
Design Review Board December 8, 2011
Page 5
1 It does not pay to do a detailed analysis of a ditch that goes down stream on the east
2 side of the freeway. Again, recommends taking advantage of the pond for drainage
3 purposes, as well as utilize it as a landscape feature in combination thereof.
4
5 Jeff Fowler, Ken Fowler Auto
6 • Has a car dealership to the north of the proposed project.
7 • Discussed how access will occur for large trucks making deliveries at the northern portion
8 of the parcel adjacent to his dealership and is of the opinion there should be no problems
9 with this approach.
10 • Addressed the proposed landscaping for the site and is concerned with pollen and/or
11 other types of debris from trees will blow on his cars displayed for sale.
12
13 Costco representative:
14 • In terms of access, certain sections of the cul-de-sac on Airport Park Boulevard will be
15 redone having a different curb line/cut for access to the site, particularly for the benefit of
16 large trucks.
17 • One of the most important functions of a Costco is truck deliveries and explained what
18 will occur for truck deliveries with the unloading of palates and added the truck loading
19 dock would be located at the north edge of the building within the building area. The
20 facility would face east and include three individual side-by-side loading bays. A low
21 screen wall would be constructed along the edge of the dock, facing north to help
22 mitigate visual impacts. All docks will face in one direction so that any noise potential
23 would be channeled to the east toward the highway.
24 • Will consider the tree species so the trees will not impact neighbors. Referred to
25 conceptual landscape plan, sheet 9.
26
27 Costco representative:
28 A4: City Planning staff has indicated the topic of potential traffic impacts and mitigation
29 measures was not part of today's design review discussion of the project.
30 • Costco wants the traffic matter to work and would not pursue the project knowing there is
31 a traffic problem. Traffic studies will provide the necessary information about potential
32 impacts and mitigations measures.
33 A5: On-site drainage and corresponding water collecting/storage systems has been a
34 consideration. Will look into water conservation options.
35 A6: Has a sophisticated watering system for the trees that includes bio-swales. Depending
36 upon the nature of the soil, appropriate drainage systems will be provided. Costco works
37 with a soil scientist to assist with determining the appropriate irrigation system for trees
38 and vegetation. Costco provides for a unique program for irrigation and maintenance of
39 vegetation and trees. In terms of sustainability and water conservation, lawns are no
40 longer part of the landscaping program. Landscaping species are selected based on
41 durability and ability to adapt in a retail environment in addition to selecting plants that are
42 drought tolerate and native to the area. Elaborate landscaping techniques/systems are
43 applied so that vegetation can survive, thrive and grow to maturity. Costco wants their
44 landscaping to grow and look good. Talked about Costco's sustainability practices.
45 A7: Will comply with the City's 50% shade requirement and referred to sheet 10, shade plan
46 and sheet 10.1, comparative shade plan.
47 A8: The application results in a `shadow relief' effect relative to the metallic sheen material
48 instrumental in reducing heat gain for the building to conserve energy. From an aesthetic
49 standpoint, the color of inetallic sheen will change color throughout the day from an earth
50 tone color i.e., from a brown to a light brown to a silver color. This material treatment
51 provides a nice contrast with the light colors being applied.
52 A9: Commented on the `metal profile' application treatment and noted one will be oriented
53 horizontally for the box rib. The `less aggressive rib metal panel' provides for a bat and
54 board appearance and will be oriented vertically. Demonstrated why and how the
Design Review Board December 8, 2011
Page 6
1 materials can be applied vertically and horizontally to provide for an architecturally
2 pleasing effect.
3
4 Board comments:
5 • Project needs more than one point of egress for trucks, etc.
6 • The project objective says the building shall be shaped and oriented to take advantage of
7 passive solar energy and solar collection in the winter, as well as energy efficient
8 measures for keeping the building cool in the summer. Encourages taking advantage of
9 photovoltaic opportunities as much as possible.
10 • It appears that most of `loads' will be electrical for the cooling, refrigeration and lighting
11 and applauds that Costco uses an energy management system (daylight harvesting) and
12 integrated energy management systems that offer centralized controls and monitoring for
13 lights, HVAC and refrigeration.
14 • Understands applicant is working on keeping down maintenance/sustainability costs and
15 further encourages the use of photovoltaic opportunities.
16 • Likes that LED lighting is utilized in display cases and in freezer/cooler doors; that interior
17 and exterior HID lighting systems continually increase efficiency; photo sensors will be
18 installed in the skylights throughout the warehouse that automate the control of HID
19 lighting, minimizing use of artificial lighting; Refrigeration systems will convert waste heat
20 to reheat hot water tanks, night screens are installed on all open refrigeration cases
21 reducing cooling loss and energy on refrigeration compressors, localized energy controls
22 to be install in all refrigeration units, air doors to be installed in produce coolers, using air
23 flow to contain cool air in the interior.
24 • Likes the building orientation and presentation.
25 • Some members and employees may want to bicycle to Costco.
26 • Consider parking area vehicles that are battery/solar operated with recharging facilities.
27 • Design the entryway so that people have a covered/protected area where they can wait
28 for or meet other people.
29 • Likes that lighting fixtures are consistent with the International Dark Sky Association
30 standards.
31 • Likes the color palate selected for the building.
32 • Related to the building articulation and massing would like to see some architectural
33 features from the Ukiah Brewery somehow incorporated into the design aspect for the
34 Project.
35 • Supports plant species that are perennial.
36 • Likes the selection of trees for the parking lot.
37 • Replace Crape Myrtle with California Redbud.
38 • Provide for shading on the east side of the building to keep the signage accessible in that
39 narrow space in order to provide some morning shade.
40 • Reorient vegetation to provide for improved visual access into the site with regard to
41 signage and provide for better anchored/defined/accented corners. This would allow for
42 'cleaner site lines.'
43 • Provide for more native plants.
44 • Better integration of the `understored planting.'
45 • Would like to see the plant species for the bio-swale to better understand how the bio-
46 swale will be implemented.
47 • The revised City Master Tree List that has not yet been approved by and/or adopted
48 Council would be helpful with the selection of appropriate trees for the project.
49 • Concern was expressed about the `box appearance' and massing of the building.
50 • An entry canopy is a nice feature.
51 • Understands the building is a `box' and recommends adding a few other roof overhangs
52 to soften the appearance of the building by helping to break up the horizontal mass.
53 • Asked about the north side of the building and what is supposed to occur on the east
54 elevation.
Design Review Board December 8, 2011
Page 7
1 • It appears the south elevation is `busier' than the others.
2 • Consider deep roof overhangs that create shadows off of the building that add variety
3 aesthetically.
4 • Make certain the site interior is pedestrian and bicycle friendly that provides for a nice
5 connection to different areas on the site. Supports having a pedestrian pathway on the
6 south side of the building that would provide for accessibility and a nice connection
7 between the building and parking lot.
8 • Pathways/sidewalks should be wide enough that two or three persons could comfortably
9 walk side-by-side or even a baby carriage; possibly having a 6-8 foot width.
10 • Shade/protection measures from weather conditions would be helpful on the south side
11 of the building.
12 • Likes the proposed project overall, noting consideration is given to including as much
13 sustainable practices as possible, that attention has been paid to building orientation,
14 landscaping, drainage, water and energy conservation and aesthetics.
15 • Not include arches in the design.
16 • Likes the building orientation and sight lines people will be looking at when driving to the
17 site, color scheme, building treatments and materials that aesthetically provide for an
18 appealing building even though the building is a big box structure.
19 • The building and site design will not be too overwhelming.
20 • The proposed design is similar to that of the Rohnert Park Costco.
21 • Likes the presentation of the entry.
22 • Questions the location of the tire bay. Moving the bay farther east would interfere with an
23 already nice view of the project from the freeway. It may be tire bay should be developed
24 to the north side of the building if this is workable.
25 • Develop a pedestrian way for buses and bicycles coming in. A person could park further
26 away and take the pathway. Otherwise, there is no place for people to walk with the
27 current layout in the area where the bay exists now. There is also no overhang for
28 protection purposes and as currently designed presents a safety hazard because there is
29 no place for people to walk. Someone would have to direct traffic as it is now just to get
30 traffic in and out of the bay. There is also the matter of where people are going to park for
31 those persons waiting to get tire service. Recommends rethinking the south exposure in
32 terms of safety, accessibility and allowing for an adequate pedestrian connection with
33 overhangs where feasible as long as they do not hang over the curb to shield people
34 from the rain. Other than this issue, the project is nicely designed.
35
36 David Babcock comments:
37 • The building is designed to receive solar at some future date if appropriate so the
38 engineering for solar panels is already set in place. The roof will be metal. The number of
39 skylights in the food service area has been reduced to conserve energy because they are
40 not necessary in this location. Skylights are essentially important to light the isles for the
41 members. On a day like today in December, it is possible to operate the warehouse on
42 basically 25°/a of its lighting because of `daylight harvesting.' The building is designed to
43 take advantage of sunlight where feasible/sustainable. Providing for sufficient shade from
44 vegetation and building materials/treatments as well as the orientation of the building will
45 help to keep energy costs down.
46 • There was discussion about the addition of a Class III bicycle lane in the area that was
47 addressed in the EIR for the Walmart Expansion Project.
48 • The food service area/food court area will have tables and chairs for people to meet and
49 this area is immediately accessible when one walks in the entrance. If it is cold and
50 windy, people can go inside the building. Accordingly, the building will have a 26'h-foot
51 overhang that will serve as a cover.
52 • The light fixture for the parking lot will be consistent with the International Dark Sky
53 Association standards.
54 • Is open to looking at the City's Master Tree List.
Design Review Board December 8, 2011
Page 8
1 • There will be a flat canopy over the doors that will wrap around over what is called the
2 `bread door,' which functions as a service truck and receiving door. The intent of this
3 feature is to help break up the horizontal appearance. Referred to the site plans and
4 commented on the different elevations to explain the location of the canopies, how
5 shadowing will occur and how water would be shed. The canopy will extend outward from
6 the edge of the building and will cast some shadowing below it.
7 • Referred to sheets 5 and 5.1 that show the different elevations for the building and the
8 plans for varying treatments i.e., parapets that will break up the mass of the building.
9 • Further discussed the concept of `shadow casting' with regard to canopies and use of
10 materials/treatments to assist with the element of massing and enhance aesthetics.
11
12
13
14
Design Review Board December 8, 2011
Page 9
1
2 RESOLUT�ON NO. 20'I3-34
3
4 RESOLUTfON OF THE CITY OF UKIAH MAKING FINDINGS
5 PURSUANT TO CALIFORNIA ENVIR4NMENTAL QUALI7Y
6 ACT ("CEQA") GUID�LINES SECTION 95Q90 IN CONN�C710N
� WITH THE CERTIFICATION OF THE COSTCO WHOLESALE
8 PROJECT ENVIRONMENTAL IMPACT REPORT
9
10
11
12 WHEREAS:
13 I
14 ].. The City of Ukiah ("City'� as Lead Agency has conducted an en�ironmental review for
15 the proposed Costco Wholesale F�roject that included the Environmental Impact Report
16 (EIR) scoping period, the Draft EIR, public review of the Draft EIR, and the Final EIR; �
i� and i
18 �
19 2. The Final EIR consists of the Draft EZR, as revised, plus the Final EIR, plus the responses ,
20 to late comments received on the Final EIR incfuded in the Addition ta the Final EIR, The �
21 Final �IR inc[udes all written comments received regarding the Draft EIR, all responses �
22 to comments, and the Mitigation Monitaring and Reporting Program (MMRP).
23
24 3. The ir�plementation af the EIR scoping and review process is described in Section 1.2 af i
25 the Final EIR (pp. 1-Z and 1-3). The following is a surnmary of the City's environmental �
z5 review for this praject.
z�
zs A. The City issued a Notice of Preparativ� (NQP) for a 30-day comment period between
zg November 6 and December 6, 2011. The NOP was distributed to governmental
3o agencies, organizations, and persans €nterested in the proposed project. The City
31 sent the NOP ta agencies with statutory responsibifities in connection with the
32 proposed p�aject with the request for their input on the scope and content of the
33 environmental information that should be addressed in the EIR. The City Planning i
34 and Community Development Department held a Scoping Meeting on Novemher 21,
35 20].1 to take comments regarding ��e scope of the EIR in response to the NOP. The I
36 environmental issues raised during the scoping pracess were considered in the Draft
37 EIR.
38
39 B. The Draft EIR was released on January 30, 2013. The Notice af Availability was
40 pubfished in the Ukiah Daily Journal on January 27, 2013. The Notice of Completion
41 was defi�ered to the State Clearinghause on January 30, 2013 (S�ate Clearinghouse
42 # 2011112025). The review periocE closed an Mar�h 1.5, 2013 at 5:00 p.m. The
�3 Plan�ing Commissian of the City of Ukiah held a public hearing to reteive com�-nent
44 an the Draft EIR on February 27, 2013. Seventy-three (73) written comm�nt letters '
45 were recei�ed during the review period, in addition to corrzments made at the
46 Planning Commission hearing on February 27th. These comrnents are included in
47 their entirety in Chapter 2 af the �ina! EIR,
48
49 C. The Final �IR was released on November 1, 2013, 21 days prior to the Planning i
5o Commission public hearing regarding EIR certification and project consi�eration. �
i
i
1 'I
z D. On November �1, Z0�3, the Planning Commission conducted a public hearing on the
3 �ertifcation of the EIR and voted (3-1) to recommend the City Council certify the �
4 EI R. I
5 ,
6 E. On December 4, 2Q13, the City Council conducted a public hearing on the
7 certification of the EIR, received publi� comment on t�e EIR, closed the public
s hearing on the ETR, and cantinued its �onsideration of the EIR to the December 18,
9 2013 meeting�
10
11 F. On December 18, 2013, the City Council completed its consideration af the EIR.
12
13 4. The custodian of the Project record is the Cif.}r af Ukiah Planning and Community
14 Development Department. The documents and other materials, which constitute the
15 record of proceedings for rhe City's certification of the EIR and potential approvai of the
15 Project, including, but not limited to the items described in Public Resources Code
1� Section 21167.5(e), are located at the Planning and Community Development
18 Department, 300 Seminary A�e., Ukiah, CA 95482, and are available for review during
19 normal City business haurs.
20
z1 NUW, THEREFORE, BE IT RES�LVED that the City Council of the City af Ukiah finds as
zz follows:
23
z4 1. Pursuant to CEQA Guidelines Section 15090 (Title 14 of the Caiifornia Code of
25 Regulations, Section 1509a) the City Council certifies that the Final EIR has been
z6 completed in compliance with the California �nvironmental Quality Act {"CEQA") and the
2� State CEQA Guidelines. The City Council makes the following findings:
28
z9 A. The Final EIR has been corrEpleted in compliance with CEQA.
30
31 B, The City retained ESA of San Francisco, California, to prepare the Draft and Fina�
32 EIR documents for the proposed Project. The EIR was prepared under tF�e
33 supervision and direction of t�e City Pfanning and Community Development
34 Department stafF a�d presented to the City Council and Planning Commission.
35 The EIR was presented to the Rlanning Commission on November 21, 2013 for
36 review and consideration af the information contained in the Final EIR. The
37 Planning Commission recammended certification of tF�e EIR. The EIR was
38 presented to the City Council on December 4, and December 18, 2013 for review
39 and consideratian of the in�ormation contair�ed in the Fina� EIR. The City
4o Cour�cil has reviewed and cansidered the in�ormation cantained in the Final �IR.
4I
42 C. The Final EIR reflects the City's independent judgment exercised in accorr�ance
43 with CEQA Section 21082.1 {c) by reviewing, analyzing and revising material
44 prepared by the consultant; circulating the Draft EIR as a City document and
45 certifying that the F1R�I EIR reflects the inclependent judgment of the lead
46 agency.
47
2
- - _ i
i
I
i D. The City may reject testimony that it belie�e5 i5 false, not supported by
2 evidence, or not as well supported as the evidence underlying the testimany and
3 analysis of its own ex�erts, as "evidence that is not credible" does not qualify as �
4 "substantial evidence" under CEQA. (CEQA Guidelines §I5064 subd, (fi�(5).
s Accordingly, the City Council finds that public cammer�ts suggesting that the
6 aesthetic, bialogical, energy, naise, trat`Fic, and urban decay-causing impacts of
7 t�e Project are greater than thase disclosed in the EIR, e�en with mitigation, are
S based on assumptions and anaiysis tf�at are erroneous in light af the �xpert
9 testimony fram the City's c4nsultants and experts and other evidence in the
10 record regarding the ultimate signifcance (including after implerr�entation of
11 mitigation) of these impacts of the Project.
1Z
13 2. The proposed Project has the potential to resul� in significant impacts on the
14 en�ironment. Pursuant to the CEQA Guidelines, an EIR is the req�ired environmental
15 documentation for the City's consideration of the Praject. '
16 �I
17 Adopte� an December 18, 2013 by the following roll ca[I vote:
18
19 Al��s: Councilmembers Crane, Thomas, I,andis, and Mayor Baldwin
zo NoES: No��
21 ABSENT: None
22 ABSTAIN: None
23
2A �
25
25 ilip E. Baldwin, Mayor
27
2S
29
3o ATTEST:
31 ; � . !/
3z ,��, G L�� �f�G 1.(_ l� ��,- c U l,� L �
33 Kristine Lawler, City Clerk
34 �
I
III
3
— -- --
II . ��
� RESOLl1TfOW NO. 2013-35 '�
;I
RESOLUTION OF T�IE CITY' CC7UNCIL OF THE GITY t}F UKIAH MAKING FINDlNGS '
PURSUANT T�? PUBLIC RESOURCES C�DDE ("PRC") SECTION 21081 AND CALlFORNIA '�
ENVIRONMENTAL QUA�ITY ACT ("CEQA"') GUIDE�INES SECTION 15091 AND A
STATEIIAENT �F OV�RRIDING CONSfDER�ITIQN IN ACCORDAN�E WITH PRC �21081{b)
� A�1D GWDELIMES§15093 IhJ CUNNECTION VI11TH THE DECI510N TQ CERTIFY THE C�STC�
' INHO��SA�E Pf�C3JECT ENVIRQNMENTAL IMP�►CT REPORT AN� APPRQVE THE Ct3STC0
' WAREHOUSE STORE AND FUELING STATION PROJECT i
' WFiEREAS:
1. The City Council has certified as adequate and complete an Environmental Impact Report
("EIR") for the Costco Wholesale Projeet, The EIR consists of a Draft Enwironrri�ntal Impact
Repork, clated January 2013, ("DEIR'"), and a Final Envaronmental Impac� R�port, including
�'espanses to comments an the DEIR, dated Novernber 2013, and additianal responses to I
9ate comments, dated December 2013, ("F�IR"); and a hllitigation Mor�itoring and R�porting
Program; and
2. The Project includes a Rezoning to arr�end the Airport Industrial Park Planned �evelopment '
�a changa the Land Use Designatian of the Co�tco Project site to Retail Commercial from
IndustrialJAuto Commerc�al and Light IndustriallNlixe�l Use and a Site Deve�apment Permit in
arder to allow the canstruction o#a 148,OQfl square foat membership-based retail store and
20-p�mp fueling station on a 15.33 acre site on the east side af Airpar� Park Boulevard ,
betweera Ken Fovuler Autn Center and the southern terminus of AirpQrt Park Boulevard; ar�d
3. The EIR has identified significant environmental impacts af the Praject; and
4. The EIR has determined that not all af the prc�ject specific aduerse en�ironmental impacts
can be r�itigated ta less than significant levels; and
5. The Final EIR has found that certain Air (�uality, Transportation and Traffc, and Glabal
Climate Ghange impacts cannot be mitigated ta a level considered less than significant; and 'i
6. As stated beiow, the City Cauneil has made #he findings and the statement of Q�rerriding
�cansiderations required under CEQA, where, as here, a project has one or more adverse
environmental impacts that cannot be mitigated tv a level of insignificance; and
7. The Project Proponent hereby undertakes a legally binding commitment to comply with the
rraitigation measur�s under the Project Pr�ponent's control, which are incorporated into the
Proj�ct and/or included as conditicans of praject approvaf; and
8. The Cify Council has determined to ap�rrove the Prpject; and
9. The Ciky Council has based 'rts decisian on the whole af the reeord, which includes those
items identified in Public Resources Code Section 2'�167.6(�}, including, but no# limited to,
the EIRr including the appe�dices to the �IR and the staff reports; and
10. The record of proceedings upfln which this deeision is based, including the Costco I
Warehouse EIR and Castco Warehouse and Fueling Station project file„ is main#ai�ed in the
ofFice of the Planning and Community DeWelapment Departrrient, Civi� Center, 30(l ,
Seminary Avenue, Ukiah, CA 95482, as the custodians of the reca�d, ar�d is avaiEable for 'i
public inspection u�an requ�st of the Directc�r of �'lanning and Community Develo�rm�nt or
I�is designee; and
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11. PRC sectian 210�'{ and CEQA Guidelines section 15091 provide that the City shall not
approve or carry out a project for which an EIR has been campketed which �dentifies one ar �
more significant enuironrriental impacts, unless it makes specified findings; and
12. P�C section 210�1(b} and CEQA Guidelines section 15093 require a Statement of
Ov�rriding Considerations to approve a project that will have any unmptigated adverse
environm�ntal impacts.
fVOW, T�iEREFORE, BE IT RESOLVE� tha#the City Council of the C6ty af�Jkiah finds as follows:
1. The EIR was prepared and made auailable for public review and comment in full com�liance
with the procedures set forth in �CEQA and the CEQA Guidelines.
2. The EIR was considered by the Planning Commission at a public meeting c�n November 21,
2013�nd the Planning Cammission voted 3-1 tc� recommend the City Council certify the EIR;
and tY�e EIR was considered by the City Councif at public meetings on December 4 and
December 18, 2433.
3. Th� City Cau�ncil has considered all documents submitted duri�g the publ�c comm�n# periad
for th� EIF� and all testir�ony presented during its meetings as well as th� EIR, the Staff
Reports, dated November 2'V, 2fl13, December 4, 2013, and December 18, 2013, the Ce�stco
Warehouse and Fueling Station projec#files, and the minutes or recarding of the November
2'�, 2013, Planning Cammission rr�eeting. The Staff Rep�orts are incorpora#ed herein by
reference. The City Gouneil has independently reviewed and analyzed this resolu#ion anc[
i the EIR and they accurately reflect the Council's j�dgment.
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' 4. The Proje�t is described in the EIR, including the QEIR at pp. 2-1 to 2-14, and FE1R pp. 4-1 to
4-5. This description is incorporated herein by reference.
5. The EIR evaCuated the imp�cts of the Project itself, as well as its impacts in combination with
�mpacts from past, present and prabable future projects. Those impacts, both, inc�iUidual and
cumulative, a6ang with recommended mitigation measures ancf suggested conditions, are
summarized in Table ES-1: Surr�mary of]mpacts and Mitigation Measures, FEIR pp. ES-3 to
ES-14.
6. �easures designed to avoid or substant�ally lessen th�: significant environmental effeets o�
the Project as identified in the EIR are set farth in the Mitigation Monitorirrg and Fieparting
i '�Plan� ("Plan"), attached hece#a as Exhibit A and incorpor�ted herein by reference. The
I measures constitute birrdir�g commitrrrents of the Project Propanent, if the Praject is
approved by respor�sible agencies upon acceptable conditions and undertaken by th�
' Praject�ropon�nt, and those measures sha11 be incorporated into the Praject and rnonitored
' in accordance with the Plan.
a. Aesthetics:
Pro�ect Specific Impacts (Liqht ae�d Glare}: The EIR concluded irnplerr�entation of the
Project may create a new source of su�stantia! light or glare which could adversely affeet
daytime or nighttim� views of the area. (DEIR, pp. 3.1-10 ta 3.1-11) T�e EIR identified
mitigation measures that would reduce this impact to a less than significant level. (F�IR,
� pp. Aesthefics mitigation measure 3.`�.2) The rnitigation meas�res include: locating,
�iming, or shielding light fixtures to minimize light trespass over property lines; use af�ull
cut-off �nd ni�ht-time fr�endEy fi7ctures; preparation of a photametric plan that complies
with specific quar�tified light 9evels; and #urning ofF all or 50% of parking iot lighting one
hour after s#ore closure.
The Project Propanent comrriits to tl�ese mitigation measu�res as condi#ions of appraval
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fpr the rezoning and sit� develapment permit. [That commitrnent and all Proj�ct I
Proponent commitments referenced in these findings will be r��de conditians of the 5ite
, Development Permit r�quired for the project which as the rriechanism for enforcing the '�
Project Proponent's cornmitrnent.l The C�ty Council, therefo�e, finds that these mitigation
rneasures canstitute changes or alterations whach ha�e been required in, or ir�corporated ,
into, the project which will r�nitigate or at�oic� or reduce t� irtsignificance the adverse
environrnental aesthetic effect Qf pote�rt�al �ight and glare.
I b. Geolo and Soiis:
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Project Specific Impacts (Seismic Grou�nd 5hakinq� The El�i concludes that tha Projec#
cauld expose people to injury or structures fo damage fram potential rupture of a kr�own
eaothquake fault, strong ground �haking, seismic-related ground failure, or landslides.
� (DEIR, pp. 3.4-10 to 3.413} The EIR i�cludes mitigation measures that wauld reduce
' the seismic ground-shaking irnpacts to a less than significant Ievel. (Geology and Soils
mitigation measures 3.4.1a) The mi�igation measures includ�: preparation of a
site-specific design lev�l geotechnical repQrt prepar�d by a registered geotechnical
engin�er to be submitted ta the Building Inspecti�n Di�isian as part of the building permit
submittal required far construction of the Praject; incorporation af the recammendatians
incfuded in the geatechr�ical report into �he foundateon design, earthwQrk, and site
prepara#ion Project plans; artd t�at the Project structural engineer review si#e specific
investigations, provide any addi#�onal mitigatrons necessary to meet Building Code
requirements, and incorparation of all applicable rtiit�gation measures frorm the
inv�stigatian intQ the struetural design and ensure that all structura1 plar�s m�et current
Building Gode req�uirements; City review of all Praject plans and oth�r relevant
cc,nstructic�n permits far compliance with the applicable geotechnical investigation and
Code requirements.
Prolect Specific Impacts (Liquefaction and Ea�thpuake lnduced Settlement): The EIR
concludes the Project could expose paople to injury or stru�tures to damage from
potential iiquefactian and earthquake induced settlement. (DEfR, pp. 3.4-1i1 #0 3.4-13} i
The EIR includes mitigation measures that would reduce the liquefaction and earthquake
induc�d settlement impacts to a less than significant leval. (Geology and Soils mitigation i
measure �.4.1 b) The mitigation measur�s include: submittal c�f a site-specifc, c�esign ��
levef geotechnical in�estigation prepared by a registered geatechr�ical engineer fhat '
comp1ies with all state and loeal code requirerreents, incl�des site specific mitigations for �
matigatian of liquefiable so�ls; ider�tified mitigations re�iewed for compliance with CGS
Geology Guidelines related to protection of public�afsty fram liquefaction; incorporatian
of all mitigations in the site specific mitigations into the Fraject plans for foundaticrn
design, earthwork and site preparation; re�iew af the s�te speeific recommendations by
the Project �tructuraf engineer and #he inclusion of recom�nendations from the Pro�€�ct
structural engineer into the structural design plans arrd compliance of all structural plans
with current Building Code reqe�irements; regi�tered City geot�chnical s�gineer or third i
par#y engineer re#ained to re�iew the geotechnical report and site-specific geotechnieal
investigation, approve the final repart, and require cornpliance with aIV geotechnical
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rr�itigations; and City review of Project plans for gradng foundations, structueal,
irrfrastructure, and all ather relevant construction permits to ensure corrapliance with the
geotechnical in�estigation �nd Code r�quirements.
Proiect Specific Impacts (Fill Soils}: The EIR concluded that the Project could be located �
on fill soi�s t�at are potentially unstab1e, vr that could becorne unstable as a result of the '
Project, and patentiapy resul# in on- or off-site landslide, lateral spreading, subsid�nce,
liquefaction or collapse. (DEIR p. 3.4.14 to 3.4.15)The EIR ineludes mitigation measur�s
that would rec�uce this impact to a less than significant level. (Geology and Soils
mitigation measures 3.4.'�a and 3.4.1b) `fhe mitigations include all of the mitigations for
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se�smic ground-shalcing, fiquefaction, and earthquake induced settlement identified
above.
The F'raject Proponent commits to these mitigation rneasures for the above-described
effects on gealogy ane� sails as condit�ons of approval for the rezoning and sit�
development permit. The City Council, therefor�, finds tha# these mitigation measures
eonstitut�; changes or arteratio�ns whieh have been r�quired in, or incarporated into, the
project which will mitigate or avaid or reduce ta insigni�icance the ad�erse environmental
effects relating to geo�agy and seils.
c. Hazards and Wazardous IV�aterials:
Proj_ect Specifc �mpacts; The E1R concluded that during construction, the Project could
create a hazard to the public or environment th�'ough upse# or accident conditions
�n�olving the use or release of hazardous material� c�r the release af hazardaus uvastes
to the en�iror�ment resulting from contaminated soil ancilor g�oundwater. (DEIR, p.
3.5-�4) Although the available studiss suggest na contaminated soil andlc�r greundwater
rrrould b�fc�und on site, mitigation has been included in the unlikely event contamination
is encountered. (Hazards and Hazardous Ma#erials mitigation measvre 3.5.2) The
mitigation measures would reduce this impact to a less than significant level. The
mitigation measure includes: the halfing of work if contaminat�d soil andlar grou�dwater
is suspected or discouered during Proj�ct canstructian activities; identification of the type
and�xtent Qf th� contamination in coordinatfon with o�rerseeing au�harities; developm�nt
of an appropriate method to rereiediate the contamination; and determination c�f the
apprapriate disposal method.
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� The Project Proponen# commits to these mitigatian measures fflr the �bove-describ�ed
impac#s relating to hazards and hazardous m�terials as conditions of appr��al for the
rezoning and site develmpmen# permit. The City Ca�uncil, therefore, finds that these
mitigation measures constituke changes or alterations which ha�e been required in, or
incorparated into, the project which +nrill mitigate ar avoid or' reduce to insignif�cart�ce the
adWers� envirflnmental effect relatir�g to hazards and hazardous materials.
d, Hydrology �nd Water Quality:
� Prolec# Specific Irr�pacts {Dewatering and Discharqe): The EIR conclude�l that
� subsurface excavation during F�roje�t con�truction �ould require dewat�ring which may
result in a discharge that could adversely affect water quality. (DEIR, p. 3.G-16 to 3.6-17)
� The EIR includes mitigation measures t�hat would reduce this impact to a less thar�
significant level. (Hydrofogy and Water QuaCity rrgitigation measure 3.�.2) The mitigation
measures ir�clud�: coordinatian with tF�e Ci#y regarding dewatering activities and
compliance with provisior�s of the dewatering permit; applicant Submittal of a Repor� of
Wastewa#er Discharge and Application for NP�ES Permit along with a feasib�lity stuc�y
for the reuse of the groundw�t�r ta RWQCB; and discharge flows on8y upon re�eipt af the
Discharge Authorization Letter fr�m the RVIIQCB. {Hydrology and Water Quality
mitig�tion measure 3.6.2)
Project S�ecific Irnpacts (Impervious SurFaces and RunofF�,: The EIR concluded that the
I installation of n�w impervious surfaces assaciated wvith #he Costco building and parking
lot would increase the impervious surface� on fhe sit�which could decrease stormwater
� infiltration and increase stormwater flows, causing downstrearn floading, erosian, or
sedirnentation. (DEIR, pp. 3.6-17 tQ 3.6.19) The EIR includes mitigation measures that
would redu�e this impact to � level considered less than significant. (Hydrology and
Water Quality mitigation measure 3.6.4) These miti�ations include: preparation and
submittal of a Final Drainage Plan by the Applicant to the City Engineer and North Coast
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Regi4nal Water Quality Control Board for the final design/plan of the Project that ir�cludes I'�
the propo�ed �torm drainage systerrti, vegetated swales, and water quality features; �I
storm water system designeci, irv�plemented, and maint�ined such that there would be no I�,
net increase in Project conditian down�trear� runoff; Final Drainage Plan based on �
modeled runaff volumes and flow rates specific to the with-Project conditions; design and
implementatnon by th� App�icant of volume- and/ar f�owv- based Treatme�t Control �est
Management Practices{�MPs) as defined in attachment�of the State Water Resaurc�s '
ControP Bo�rc� small municipal separate storm sewer systems (MS4s) General Permit;
and submittal of tiesign drawings and any related dacurnents or sp�cifications to the City
of Ukiah and North Coast Region�l Water Quality Gontrol Board prior to implementation �
(Pmplementat�on of Hydre�fogy and Water Quality mitigation measure 3.6.4).
CumuEative Impacts� �'he EIR canclur�es impfe�nentat�an of#he Project, in conjunction
w�th other foreseeable develapment in the City, coufd result in curnulative hydrology and
water quality impacts. (QEeR, p. 3.6-21 and 3.6-22) The EIR includes mitigatian
measures that wauld reduce this impact to a level that is considered less than significant.
(Hycirology and Water Quality mitigafion rneasure 3.6.4) The rnitigations include all of
the mitigations for impervious surfaces and runaff as described af�ove (Hydrology and �
Water Quali#y mitigation measure 3.6,4).
The Praject Proponent commits to these mitiga#ion measures for the abo�ve-described 'i
impacts relatung tQ hydro{ogy and water quality as conditivns of approval for the rezor�ing I
and site develQpmenf permit. The City Cauncil, therefore, finds that thes� mitig�tion ;�
rneasures constitute changes or alteratic�ns wh�ch have been requ�red in, ar incorporated �'�,
into, the project which will rnitigate or avoid or reduce ta insignifieance the adverse
environmental effects relating to hydrology and water q�aalrty. �'
e. Biological Resaurces:
�roiect Specifc Impacts (Special Sta�us 5pecies): The EIR concluded �
canstruction-related activities cauld affect specsal stat�os speeies (nesting birds). (DEIR, I
pp. 3.12-12 to 3.12-13} The EIFt includes mitigation rr�easures that would reduce this
impact ta a level cansidered fess than significant. (Biological Resources mitigatior�
measure 3.12.1} The mrtigation measures include: preeor�struct�on survey by a qualified
bialagis# of all potentia� habitats within 30 days of the start af grading ar other
eonstructiQn-reiatec� aetiviti�s if cons#ructian will occur cluring bird nesting s�asan
(February 15 �hrough August 31), in the even# an actiue n�st is found, a no-work buffer
zone is required ar as required by the Depa�kmen#of Fish and Game; and no mitigation is '
required if the preconstruetion survey indica#es nests are inactiue or potential habitat is
unoccupied. {Biologieal Resources mitigation measure 3.12.1}
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The Project Praponer�t cornmits to these mitigation measures for the above-described �
impacts an biological resources (special status species) a� conditions of appro�ral for the
rezc�ning and site deve4opment permit. The Gity Council, therefare, finds that these
cnitigativn measur�s canstitute changes ar alterations which have be�n required in, or
incorporated into, the project which will rnitigate or awoid or reduce ta ir�significance th�
adverse environmental effects on biological resources. ,
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f. Cultu�al Resources:
Prolect Specific Im�acts {Archeoloqical and �aleontolo�ical Resources): The EIR
determined that ground disturbing activities associated with implementation of the
Project could result in a substa�tial ad�erse change to previously unknown archeological
or paleontolo�ical resources �r�d identified mitigations to red+�ce this impact to a level
co�sidered less than significant. (DEIR, pp. 3.14-10 to 3.14-11} Thes� mitigation
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measures inc8u�e: ceasing actiVity in the vicinity af the find until the find is evaluated by a �
qualified archeologist and a Native Amer�can representative; notifying the City of Ukiah in
the �vent the find may be significant; deve�opment of a treatment plan for resources
determined to be significant; and cons�ltation with Native American �repres�ntatives in
determining the appropriate treatment for prehistoric ar Native Arnerdcan cultural
resources. (Cult�rral Resources mitigation rr�easure 3.�4.2)
Proiect Specifiic Imqacts (Discoverv of Human F�ernains): The ElR also determined that
ground disturbing construction activities as�ociated with implementati4� of ti�e Project
could result in damage to previously unknawn human remains and identi��d mitigation
measures ta reduce this impact to a level considered less than sigr�ificar�t. (DEIR, p.
3.14-11) These mitigation rneasures include: campliance wit� Health and Safety Code
Section 7050.5 which requires no further disturbance unti!the County Caroner has made
tE�e necessary findi�n�� as to origin and ciispositic�n pursuant to PR� Sectifln 5097.98;
coror�er natification of the Nati�e Arcierican Heritage Commissian (NAHG) in the eWent
the remains are determined to be of NatiWe American descent; and NAHC determination
of th� Most Likely Descendent, vuho wil� assist in determining dispasitian o�the remains.
(Gultural Resources mitigatiar� m�asure 3.14.3)
The Project Pro�anent corrmmi#s to these mitigatian measures for the abov�e�desceibed
cultural resoure�s impacts as conditions of approWal for the rezoning and site
dev�elopment permit. The City Council, therefore, finds that thes� rx�itigalion measures
canstitute changes or alterations which have been r�quired in, or incorporated inta, the
project which will mitigake or avaid or reduce to insignif�cance the adverse snvironmental
effects on cultural resources.
g. Transportation and Traffic (Puhlic �'ransit, Pedestrian, and Bicycle Facilities):
Pro�ect S ecific Im acts: The EiR determined that im�lementation of the Project would
conflict with adc�pted polic%es, plans, or programs regarding public transit, pedestrian, or
bicy+cle facilities or otherwis�decrease the,perFormance or safety of such facilities. (DEIR,
p. 3.10-28) Th� EIR identified mitigation measures that would reduce this im�act to a
le�s than significant level. (FEfR, Transportation and Tra�c mitigatic�n measures 3.10.2a,
3.10.21a, 3.10.2c} These mitigation m�asures include: providing a locatian for a bus
sheEter on the Praject site acrd construction of a concrete pad for a bus shelter,
constructitrn of sidewalks as shown on the Pro�ect pl�ns; installation of high visibElity
crosswalks across driv�way entrance�ta the site and installatian of ADA compliant curb
raenps; installation of pedestrian cannections from the Project frontage and main parking
area to the store�ntrancei installation af a Class III bike route on Airport Park Boulevard;
and installation of bike parking as rer�uired by Airport IndustriaV Park Planned
De�eloprrcent �rcfinance 1098.
The Project Proponent commits to th�se mitigatir�n measures for the abo�e-described
impacts relating to public transit, pedestrian, and bicycle facilities as conditions of
appro�al farthe rezoning anti site development permit. The City Coun�il, therefore, finds
that these mitigation measures constitute changes or alterations which ha�e been
� required in, or ic�eorporatecf into, the project whicF� will mitigate or avoid ar reduce ta
� insignifiGar�ce the adverse enviro�mental effe�ts re[ating to publ�c transi#, pedestrian, a�nd
bicycle faciliti�s.
h. Transportation and Trafific (Traffic Volume and Queuing}:
1. Pro�ect Sqecific Impacts (Existinq Plus Pro�ect Canditions}� The EIF� concludes the
Praject would increase tra�Fic valumes an area roadways under Existing Plus Project
Conditions. The analysis in the EIR indicates th� level of service (LOS) at the
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intersection of Airport Park Boulevard/T�lmage Roa�wou1d not meet the acceptable
LOS establ�shed by the General Plan. General Plan Circulation and Transportat6on
implemer�tation measure GT-16.4(e) establishes the acc�ptahle Lf3S for signaliz�:d
intersection and four-way stops as LOS D. Under Existing Plus Project Conditions,
the intersection of Airport Park BoulevardlTalmage Road w�uld operate at LOS E. In �
addition, queuing would exceed available storag� in two locations: 'i) westbaund
Talmage �oadlAirport Park Baulevard �eft t�rn; and 2) southbound Talmage
RoadlUS 101 Ramp right turn. The EIR traffic study indicates that under existing
cond�tions (without the Project) both infersections apso have queues that excee�
a�ailable storage. (DEIR, Appendix E, pp. 10-11)
The EIR incfudes mitigation measures tha# would reduce this dmpact to � level ,
considered less than sic�nificant. The rriitigatit�n includes the construc#ion of Talmage '
Road Interchan�ge improvements with #he provision of two left-turn lanes an tt�e
westbound Ta1mage Road approach to Airport Park�oufevard (FEIR, Transportation
and Traffic mitigation m�asure 3.10.1). I
2. Cumulative Impac#s (Future 2030 Plus Proiect Le�el of Service): The EIR con�cludes
that the Project would increase traffic volumes on area roadways under Future
{2030) Plus Praject Conditions. The analysis in the EIR indicates the Pevel af service
{LOS) at three intersectior�s would not meet the acceptable LOS established by the
General Plan, (DEIR, pp. 3.10-33 to 3.10-35} General Plan Circulation and
Transpartation implementation measure CT-16,4(e} establishes the acceptable L05
as LOS D or�e�ker. Under Futur� {203�) Plus Pro�{ect Conditions, the intersection of
Airpcart Park BoulevardlTalmage Road would aperate at LOS F; the intersectior� of
Talmage RoadCUS 101 Southbc�und Off-Ramp woufd operats at L(�S E; artd the
intersection of South State Stre�t would operate at LOS �. i
The EIR includes mitigatian measures that wc�uld reduce this impact to a le+rel
considered less tt�an signi�cant{FEIR,Tra�sportation and Tra�c mitigation rrueasure
3.10.1 and 3.1 D.4). The mitigation rr�easures include: installation af a left-tum Gane on
#he eastbound approach of Sou#h State Str�et/Hastir�g Averau� and the construetion
af Talmage R�ad Interchange improvements with the provision of twa letf-turn fanes
on the westbound Talmage Road approach to Airport Park Baulevard (FEIR,
Transpartation and Traffic mitigation measure 3.1 Q.1}.
3. Fro�ect S ecific Im acts Near-Term Plus Pro�ect : The EI� concludes that the
Projec# wauld increase traffic volumes an area roadways under Near-Terrn I
(Basefine) Plus Project Gonditions. The analy�is in the EIR indicates the level af
service �LC�S) at two intersections would not meet #he aceeptable �.�S established
by the General Plar�. General Plan Circula#ian and Transportation implementation
measure CT-16.4(e) establishes the acceptable LOS as L�S D or better. �lnder
Near-Term Plus Praject Conditions, the intersection of f�,irport Park
Boulevard,+Talmage Road would operate at LOS E, and the intersect'ran of Talmage
Road1US 101 S�uthbaund Off-Ramp would operate at LQS F. In additian, queuing �
wo�ald exceed available storage in two locations: 1) wes#bound Talmage
RoadfAirport Park Bouleuard left turn; and 2) southbound Taimage Roar�lUS 101
Ramp right turn. The EIR tr'affic �tudy indicates that under near-term conciitic�ns '
(without #he Project), bath intersections also have queues that exceed available
storage. (�EIR, Appendix E, pp. 22-23)
The �IR includes rr�itigat�on measures tfi�at would reduce this impact to a level
considered less than significant (Transportation and Traffie mitigation m�asure
3.1Q.3 requires iroiplement�tion of mitigation measure 3.10.1}. The mitigaxion I
includes the constru�tion of Talmage �oad Interchange improverrients wikh the
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' �arouision of two left-turn lanes on the westbound Talmage Road approach to Airport �
Park Boulevard. I
4. Cumulat�ve Impacts (Future 2030 Queu�nq): The EIR concludes that under Future I�
(2(l30} Plus Project Condit�ons, the Project would contribute to an existing '
inadequate queuing storage condition. The analysis in the EIF� indicate� queuing
storage would exceed �maximurn queuss at westbaund Airport Fark
Boul��ardlTalmage Raad left turn and Talmage Road/L�S 101 5outhbaund
Off-Ramp right turn. The EIR tra#fic study indicates that under Future canditians
(without the Project}, both interseetions alsa would have queues that exceed
available storage. {QEIR, Appendix E, pp. 27-28) The EIR includes mitigation
measures that would reduce this impact to a level considered less than significant.
(Implem�ntation of Transportation and Traffic mitigation measure 3.10.1) The
long-planned mitigation includes the co�ns�ruction of Talmage Road Interchange
improvements with the provisian of twa I�ft-turn lanes on the westbound Talma�e
Road approach ta Airpart Park Boulevard.
With respeet to 14, A-D, above, #he impro�emer�ts which will reduce the ad�verse
traffic impacts to a level af insignificance are called the °Talmage Road Interchange
Impravements." Th� Gity of Ukiah is pursuing the Talmage Road lnterchange
Improvements as a separate City-sponsored �roject, because tho�e irnpro�ements
I are required far th� build-out of the Redwood Business Park, with or without the
Project. Costco is subject to an r�ff-site fra�e mitigatian fee imposed on parceis in the
Airport Industrial Park pursuanf #a Governmen� Code Section 6600C1 et seq. �hese
fees were impased to help fund a portion of the Talmage Road Interchang�
Impro�ements and will be used far this purpose. As of the preparation af tf�� E►R,
funding sou�c.es for the full cost of tF�eTalmage Ro�d Interchange Irmpravernents
haue been identi�ied, but full funding has not yet �een sec�red. Hawever,
� Tra�sportation and Tra�c mitigation m�asure 3.10.1 requires that the P�oject
fundir�g must fae obligate�! pripr ta the issuance of a building perrr�it for the Pr4ject
and the interchange imprauements substantially completed prior to is�uance of the
; certificate of occupancy for the Project (FEIR, p.4-12); thr�s assuring t�at no
Project-related traf#ic will be allowed to accur befare these City-sponsored traffic
mit�gations aee funded and substantially compl�ted.
�1 partion of the Talmage Road Interchange Improvements (Southbound Hwy 1a1
off-ramp and Talmage intersectian reconstruction, "Cal Trans lmprovements"} is
within th� Galifornia Department of Transportation ("Cal Trans°) right of +rray and
subject to its jurisdiction. TF�e r�maining impravements at Air�or�Park Bo�l�vard and
, Talrnage Road ("Gity Irnprovements") are within the City's r�ghts af way and subject
to its jurisdiction. The City can design and construct the City Impravements but the
design and constructian of the Cal Trans Improvements are within Cal Trans'
jurisdiction and are its responsib`rlity. Ifi funding were not secured for the Cal Trans
' Improvements or Cal Trarrs does not approve the �imely construction of those
imp�rovements, the City Council finds that#he abave-described traffc irnpacts would
be significant and unauoidable because specific economic, legal, sacial,
i technological, or other cansic�erations (lack of fu�ding or tomely approval by Cal
Trans), make infea�ible any further mitigatir�n af#hem.
I i. Air Quality:
� Pro�ect S ecific Im acts O erational Emissians : The EIR concluded that operatioe� pf
the PrQject wc�uld generate significant emissions of criteria air pollu#ants that could
confribute to existing r�ona�#ainment conditions for nitrou� oxicte (NQX}, PM 1�, and PM
2.5 and degrade air quality. The EIR analysis indieates that vehicle trips are the primary
8
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source of these emissions. (DE�R, pp. 3.2-�3 and 3.2�14, and table 3.2-5) T'he EIR
includes mitigation meas�rres that wQUld reduee the level af this impact. (FEfR, �p. 4-6 ta
4-8, Air Quality mitigation measures 3.2.2�, 3.2.2b and 3.22c) The mitic�ation measures '
include: incorporating building and site design features that achieve a building energy
efficiency rating greater than the Tetle 24 req�irement; incorpora#ing sustainability
features into the project, inc�ucEi�g the use of locally extracted buildir�g materials where
feasible, pre-manufactured build�ng components to reduce construction waste,
pre-marvufactured wall panels with insulation designed ta consenre energy by increasing
R-value and solar reflectivity, refiective roof material that compfies►nrith requir�m�nts for
USEPA's Energy St�r energy e�ciency pragram, skylights as part of a dayligh#
harv�sting system, tree planting to re�luce summer heat gaan in the parking lot, plant
palette that includes � substantial amour�t of drough� tolerant species, and an irrigatiQn
system that minimizes water use and ensures +nrater gaes directly fo the intended
planting area; implementativn of ineasures to reduce motor Vehicle trips and operatianal
emissians, inc9uding �romoting the use of al#erative fue�ed vehicl�s and equipment and i
providing incenti�es for employees #o use alternative transpQrtation, such as
carpoaUvan}�c�ol, transit, bicycling, or walkin�; and use of low 1/OC coatings. �
�he Praject Proponent cornmits to these mitig�tion measures relating to operational j
emissions a� conditior�s of approval fnr the re�oning and si#e de�elopment permit. T'�e !
EIR conciudes, h�awever, that tE�e implementation of th�se mitigatio�n measures would
not reduce the impact to a less than significant level ar�d, therefore,the City Council fGnds ;
that the impact would be sigr�ificant and unavoidable because specific economic, legal,
social, technologicaf, or other considerations, make in'fieasi�le any furt�er rnitigation of
operatianal ernissions to a level considered le�ss than significant. �
Cumulative lmpact {Operat'rona! Er�issions}: The �IR cancEuded �hat construction and
operation of the ProjecQ would result in curc�ulatively considerable increases in criteria
pollutant emissior�s. (DEIR, pp. 3.2-16 and 3,2-17)T�e EIR identifies the same mitigation
measures far cumulati�e emission impacts as far oper�tional emissians impa�ts
{impleme�tation o�Air Quality mitigatie�n measures 3.2.2a through 3.2.2c}.
The Project Propaner�t commits to these mitigatian measures relating to the cumulative
impact of operational emissions as conditians o# appro�af far the rezaning and si#e
development permit. The EIR cancludes, however, that the implementation of these
mitigation meas�rres +rvould not reduce the impact to a less tha� significant level and,
ther�fore, #he City Cvuncil finds that the impact would be si�nifican# and unavaidable
because specific economic, legal, social, technologicai, or other cortsiderations, make
infeasible any fr�rther mitigation af operational emissions to a fevel considered �less than
significant.
j. Global Clima#e Ghange:
�
Praieet 5pecific Impacts (Qperational Emissions): The EIR conclucEes the Project cot�ld I
generat� greenhouse gas emissior�s that may have a significant irnpact a� the
environrnent. (D�IR, pp. 3.11-16 to 3.11-18 and t�ble 3.11-3) The EIR includes
rnitigation measures that would reduce this impact (implementation of Air Quality
mitigation rneasures 3.2.2a throuc�h 3.2.2c}. The mitigation measures include: �
oncvrporating buildir�g and site design features tha# achieve a building energy efficiency
rating greater than the Title 24 requirement; incorporating sustainabiEity features into the
project, including the use afi It�cally e�c#ract�d building materrals wk�ere feasible,
pre-manufactured build�ng cc�mponents to reduce eanstruction waste, pre-cnanufactured II
wali panels with insulation designed to conserve energy by increasing R-valu� and sa�ar
reflectivity, reflective roof material that complies with requirements for USEPA's Energy
Star energy efficiency �rt�gram, skylights as part of a clayfight k�arvesting system, tree
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planting to reduce summer heat gain in the �arking lot, plant palette that ir�cludes a I
substantial amount of draught tolerant species, and ar� irrigation system that minimizes
water use and ensur�s water goes directly to the intended pianting area; implementation
of ine�sures to reduce mator vehicl�: trips and operational emissians, including
promoting the use of alterative fueled vehicle5 and equipment and pra�iding incenti�es
for employees to use alternative transportation, s�uch as carpaollvanp4ol, transit,
bicyc{ing, or walkrng; and use of low UOC coatings. These ar� the s�rne mitagation
measures included for Air Quality operational err�issions. The Project Proponent
commits to these mitigation measures relating to glotaal climate change as condi#ions of
approval tor #he rezoning and site deve9apment permit. The EIR concludes that the
i�-nplernentatian of these mitigatian measures would not reduce the impact to a less than
significant lev�;l and that this impact wauld remain significant and unavoidable; therefe�re,
the Caty Cauncil finds that the impact would be signific�nt and unavoidable because
specific economic, legal, social, technological, or other consideratiQns, make infeasible
any further mitigat�on of greenhouse gas emissians to a le�el consicier�d less than
5ignifcant.
FINDINGS REGAFtDIN� UNMITIGATED ADVERSE IMPACI�S:
The EIR has identified the following seven significant and unavoicEa�1� impacts that, as explained
in the preceding sections, are subj�ct to mitig�tion rraeasures that will substantially lessen the�r
ad�ers� environmental impacts, but those impacts cannot be successfully rraitigated or avoidecl to
a level of ir►significance.
1. Transpor��tion and Traffic Impact 3.10.1: Implementation af the Project would increase traffic
Wolumes on area roadways under Existing Plus Project cc�nditions (Final EIR, p. ES-11}.
2. Transpartation and Traffic lmpact 3.1Q.3: 9mplemer�tation Qf the �'roject would increase traffic
uolumes on area roadways Near-Term canditions (Finaf EIR, p. �5-12),
3. Trans orkatiQn and Tr �
p a c Impact 3.1Q.4: Implerr�entat�on of Pro�ect would increase traf€ic
vQlumes on ar�ea rvadways �nder Future (203�) conditions (Final �IR, p. ES-12).
4, Transportation and Traffic Impact 3.14.5: Under Future plus Project conditior�s, trafific associated
with the Project would cantribute to inadequate queuing storage at Talmage Road/Airp4rt Park
F3ouie�rard and Talmage Roac�lUS 1 Q1 Southbound Off-ramp (Final EVR, p. ES-12).
The �IR identifies impror�ements #a the intersection af the Highway 101 southt�ound
intersection wi#h Talmage Rc�ad fhat would mitigate the impacts identified above. These
improvements are currently being und�rtaken by the City of Ukiah as a separate
City-sponsored ("Talmage Int�rchartge Impro�ement Project"). The purpose of this Praject is
ta remedy the existing and futu�e queuing conditions described abo�e and to make#ra�Fic and
eirculatian to serve future build-aut of the Airport Industrial Park, as well as #he fu#ure
circulatian needs in the imrr�ediate area and to acc�mmadate population growth.
Impravements wrthin Caltrans right-of-way uvill require Cal#rans a�aproval of design plans and
ar� encroachrnerat permlt. The City has been in consultation with Caltr�ns throughout the
design phase af the Talmage Interchange Im�ro�ements and Cal�rans agrees that
I improvernents ta the interchange are needed.
Although the City i�as identified potsntial funding sources for these icnpravements, including a
possibl� grant unde�r the Entitlement Communities Communi#y De�velopment BBock Grant
{"CDBG"} prograrn; proceeds fram the 2�11 Series A Tax Alloea�tian Bands issued by the
City's forrner rede�elopment agency and a loan from #he California lnfrastrueture and
Economic C7evelopment Bank (°iBank"), as of the consi�eratian of the EIR and proposed
Project, funding for these impr�vements has not been secured. Hawever, Mitigation
io
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Nleasure3.�0.1 requires that the Project funding must be obligated prior to th� issuance of a
kauilding p�rmit for the Project and the interchange improwements substantially campleted �
priar to issuance of the certificate a�occupancy for the Prajec#. Neverth�eless, without funding �
for the irnpro�ements necessary to mitigate the irrQpacts id�ntified in the EIR, the impacts
remain significant and unauaidab1e, if the Project is campleted. While Transportation and
Traffoc mitigation measure 3.10.1 should prevent adverse tra�c impacts from occurring, the
ad�erse air quality and greenhouse gas emission impacts associat�d with Project traffic
remain significant and unav�oidable.
5. Air Quality Impact 3.2.2: Operatio� of the Prnject would generate significant emissio�s of cri�eria
air pollutants tha# coGld contribute to existing nonatteinment conditions and degrade air quafity
(Final EIR, p. ES-3).
6. Air Quaiity Impact 3.2.5: Constructi�n and operation af the �roject would result in cumulatively I
considerable increase� ir� criteria poilutant emissior�s (Final EIR, p. ES-5).
7. Global Clirnate CF�ange Impact 3.11.1: The Project could generate �HG emissions that may
have a signifiicant impact ora the enwironment or �onflict with an applicable plan, policy or
regulation adopted to reduc� GHG emissions (Final EIR, p. ES-12).
For#he followir�g reasons, the Ci#y Couracil finds that specific ecanomic, legal, �acial,
technolagical or other considerations make infeasible the project alternati�es id�ntified in the
�IR.
The primary City objec#ives af the propased Proj�ct, as exp�ained in the DEIR, p. 2-S, are to: ,
locate regional retail develapment within the existing commercial areas; locat� retail
development within existing commercial areas of the City; �nhance the retail oppor�unities w�thin
the City of Ukiah; fulfll the City's role as a regional retail center and reda�ce#he number Qf vehicle ,
trips ta retail centers in Sonoma County and thereby reduee regianaQ air pollution and I
greenh�use �as emissions; further de�elop the Airport Industrial Park in accardance with th� '
City's gene�'al plara ar�d Ordananc� No. 1Q98; encour�ge developrnent that generates enough
revenu�e for th�e City to p�y far the City services recEiaed by #he development; a�ad encourage
urban design tha#enhances the US 101 corridor.
The primary Project Proponent's objective�, as explained in the D�IR, p. 2-5, are ta: provide a
Costc4 faciCity an a site wifh good access i� a central location within the trade area; provide a
Costco faeility in � locatian that is conuenient to employees to trav�l to ►nrork; increase the
number af employees and contr�bute to a jabslhQ�sing balance; provide a Costcv facility to
better serve Cc�stca members within the gr�ater Ukiah area; and enhance the area with an
economically viable devefopment which is architecturally designed to be sensitive to the UVciah
community and compatib6e with Costco's needs for a neuv warehouse.
The tra�ffic, air quality and greenhouse gas emissions impacts thax cannot be mit�gated result
from the vehicle t��ps associated with the Rroject. Cons�deration af an altemative location or a
reduced Project size would not reduce the 9evel of traffic, air quality, �r greenF�ouse gas
emiss�ons #� less #han sigrai�cant lewels. CDUe to th� natr�re of the Praject, which sells limited I
numbers of�aods in bufk quantities, the Project relies on vehicles for the delivery af goads and
customer trips. In order to reduce the air qualify and greenhause gas emiss6ons impa�s to a
less than significant leueo, the number of vehicle trips would need #o be reduced to two-percent
(2%} of fhe number of trips estimated for the Praject (see FI�R, pp. 3-75 to 3-76, response to
camment 18}. Yha� reduetion in u�hicle trips would rnake t�e Project finar�eially infeasible f�r the
Project Proponent. �
FINDINGS R€GARDiNG THE F�ASIBILITY OF PROJECT A�.TERNA`�IVES DISCUSSED IN '
EIR:
11
The following socoal, ecanomic, legal, techna'lagical, and other considerations make the three
alternatives identified and analyzed in the EIR infeasible. The theee alternati�es ar�: 1} no projec#
alterna#iv�; 2) alternati�e location; and 3) reduced project alternati�ve.
1. No Project Alterr�ative: Under 4he t�a Froject Alternatiue, fhe Project would not be undertaken
and the si#e would not be d�v�loped. This alterna#�ve would reduc� most of the impaets
assaciated with the Project; howeve�-, this altemative would not a�hieve any of the Projeet
objecti�es (DEIR, p. 2.5). Lknder thi� alternati�e, there are transpor#ation and traffic sr�npacts
under the following eonditions: urader existing conditions, the maximum queue exceeds available
storage for t�e Talmage Rr�adlUS 101 Southbound Off-�amp right furn; under near-term
(baseline} cand'etions, the maximum queue exceeds available storage for the Talmage
RoadlAirpart Park Boulevard westbaund left turn and the storage for the Talmage Road1US 1fl1
Snuthbound Off-Rannp right turn; and under Future (203Q} conditions, the maximum queue
exceeds available storage for the Talmage RoacClAirport Rark Boulevard westbound left turn and
the storage for t�e Talmage Road/US "f 01 Southbound �f�-Rarnp right turn.
The na project alternati�e is nat feasible, because it would not achieve any of the project
objectives ar�d does not elirr�inate existing traffic congestion problems.
2. Alternative Location: This alternative would focate the Project en the west side of Airport Fark
Bou�evard across from the �urrently proposed location on three separate parcels totaling 14.69
acres. Since the lac�tion of thi� altemati+re is similar to #he proposed Project location, Urban
Decay, Geology and Soils, Hydrology and Water Quality, Land Use, Noise, Pubfic Senrices and
Utilities, Cultural Resources, and Biological Resources im}�acts would be similar to the Proposed
Project. This alternati�e site is located in Airport Compatibility Zone B1 of the Merrdocino
County Airporf Cornprehensive Land Use Plan, which is more restrictiv� than Zone � (the zone
in which the pro�rosec! Proj�ct is lacated}. The purpose of the eompatibility criteria is to assure
compatibility with noise and safety criteria f�r uses and development lacated wit�hin the
bour�daries of the GLUP. (Ukiah Munncipal Arrport Master Plan, p. 7-�0} T)�e Costco store is
considered an "`intensive retail" us�, a use considered "Nat Norma9ly Acceptable" ir�the B1 zone.
'D�evelopment in this locatia� within the B1 zor�e would be sublect to mnre res�rictive
development condifions than development of the proposed site which is in zone G.
� Although the Projec# may be allowed in this location if determined to b� consi�tent with the
� commercial uses allowed, it may exceed the allt�wed development density or be inconsiste�nt
with other criteria established to the safety and comp�tibility af ensure uses locatec� within the
CLUP. If the density exceeded the �lensity allowed in the B1, the impact would be equal or
great�r than the pro�sosed Proj�ct (DEIR, p, 5-9 and 5-10, �azards and Hazardo�as Materials).
Denser d�uelopment means r�ore people per acre, ►nrhich mearrs more peopCe potentiaCky
impacted by an av�ation accident{plane crash) on the site. The B1 Compatibility zone is an area
af"substantial risk" as apposed to the currently proposed Costco site, which is Iacated withiro the
C Zone, an ar�ea of "limited risk" (Table 7A Ukiah Municipal Airport IVlaster Plan R�port, July
1996).
If the Projec#at this alternative location �nras faund ta be irrconsistent with the MendQCino County
Airport Carrrprehensive Land Use Pla�n as discuss�d above, the Project would be inconsistent
rn�ith appfcable p9ans and regulatians, resulting in a potentially significant Land lJse and Planning
impact whieh does not exist at the propos�d ]ocation far the Proj�ct.
' The construction a�el operational aetivities under dhis alternative would be similar to the
praposed Praject since it is served by ar�d wauld receive access from the same street network.
Therefore, this alterrrative +,vould generate a similar number of v�hicle trips as the propased
Project. This similar number of �ehicle tr'rps wo�ld result in similar traffic, air quality, ancC
' greenhouse gas emissions impacts as the proposed Project. The traffc, air quality and
' greenhouse gas emissions impacts would rernain significarat and unavaidabfe und�r t�is
12
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altemative DEIR, . 5-8 to 5-11 and FElR, . 4-14 .
( PP p )
�
Because the afternative IocatiQn alter�nati�e poses tt�e potential for increased irr�pacts in other �I
I areas not posed by the proposed project {i.e., I�azards and land use compatibifty), and it wouletl
; not achieue substantiafly different or r€duc�d impacts as compared to the proposed prvject in ;
other areas, this alternative is considered less desirable from a policy standpoint by the Gity ,
Cou�ncil and is therefvre considered infeasible.
3. Reduced Project Size Alternative: This Reduced Project Size Alternative (No Fuel Station)
woufd remove the fueling station from fhe Project, which wauVd eliminate 492 p.m. peak h�ou�
� vehicle trips. �he construc#ion� related impaets of this alternative would b�e similar tc� the
proposed Project. Th� efimination of 492 vehicle trips would still nat reduce the Existing plus �
Project, Near-Term plus Project, or Future (2(330) traffic irnpacts to a less than signifcar�t fevef '
and the impact would remain significant and unavoidable under this alternative {DEIR, pp. 5-�to
5-8, and 5-11, FEIR, p. 4-14).
Th� r�mo�ral of the fueling station would redtice some emissians frnm mabile an� area
sources by eliminating 492 p.m. peak hour rrehicle trips and �he need for fueling #rucks. �
This reduction in vehicle trip� would reduce #h� area and mobile source emissions i
associated with fhe Project; hawe��r, the reduction o# vehicle trips would not be j
substantial in comparison v,rifh the tatal vehicle trips fram the Project. According to Sonia �
Hennurn Da�eiden, PE PT�E, Principal Er�gineer for Castco, who testified at the �
December 4, 2013, City Council hearing, based on internalization data from ather i
Costc4 stores with a fueling station, the projected reductic�n of 492 p.rn. peak hour �
I vehicle trips may overstate the reductign, because Qnly members of Costca can
purchase gasoline and many members do nof tra��l to the store only to buy gasoline.
The interr��lization data submit�ed by IVI�. Daleiden shaw that between by 22%-44% of
p.m. pea4c traffic going �o the fueli�g sta�ion is linked ta a trip tc� the Costco stare which
� would have occurreci, with or without the fue�ing station. For this reason, �he removal of
the fueling station would not substantially reduce traffic ralated impacts o#the Project.
Moreov�r, the elirr�inat�an af the fueling station would not reduce t�e tra�c r�lated
impacts of the Project ta a less �han sigr�ificant feve1 {FEIR, p. 3-�5, respanse to
camment #3). The air qualiry impact and globaf climate change impacts, although I
somewhat re�uced, wouid remain significant and unavoidable und�r this alternative
(DEIR, pp. 5-6 #0 5-8, and 5-11, FEIR, p. 4-14}.
Based on the market data in th� fiscal impact re�ort and fhe Urban Dec�y A�alysis, #he Project
loe�tion prociuces substantially less rev�nue under this alterr�ati�e. �Costco representatives
have indicated that gasoline sales are an essential serv�c� they provide their
rnembership. Their currer�t business madel relies an gasoline saRes as part ofi the profitability
for a warehflu�e. They h�aue indicated further that gasoline sal�s are a ve�ry important
component tca making the CJkiah warehouse profitable, particularly given the smaller
populatian base from which #his warehouse would draw as compared to other Costco
locatior�s. For these reasons, the Cflstco representat�ves have indicated further that a no
f�efing station alte�native would not meet their objeetives for the praject. {November 25, 2�13 �
email, and December 4, 2013, aral testimany from M"rchael t�kuma, CastcQ) ,Adclitionally, '
becavse fhe reduced project size alternatir�e would not achi�Ve s�bstantia�ly red�ced impacts as
compared to the p�oposed project and would not pravide an additional local fueling aption for
City reskdents, this a9temati�e is conside�ed less desirable from a policy ar�d practical standpo6nt
by the City Council. For all of the foregoing reasons, and any of thern indiaidually, this alternative
is therefore determined to be infeasible. '
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STATEMENT OF OVERRIDII�G CONSIDERATIONS:
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As set forth in the pr�c�ding sections, approving the propased project will result in sorx��
significant adv�rse environmental effeets that cannot be a�aided e�en with the adoption of all
feasible rnitigation measures. As determaned abov�, howeu�er, there are no feasible alternatives
to the project that wQUld mitigate or substantially lessen the impacts. Despite these effects, the
City Ccuncil, in accordance with CEQA Guic�elines section 15C}93, chooses to approve the project
because, in its judgment, the fpllowing econornic, �ocial, and other benefits �hat the �ro�ect will
produce will render the significant effects acceptable.
Any one of these reasor�s is sufficient to justify appraval at the project. Thus, even if a court were
to conclud�that nat every reason is supported by suf�stantial evidenc�, fi�e City would stand by its
deterrninatian that each individual reasc�n is sufficient on its own ta justify approwal of the project in
spite of its significant ad�erse environmental e#ects. The subst�antial evicEer�ce supporti�g the
various benefits can be found in #he preceding fir�dings, which are incorp�rated by reference into
this section, in the documents found in the Record af Proce�dings, and in the information
referenced gn the discussions belaw.
1. The Project Would Further Develop the Airport Industrial Park Planned �e�eiopment:
Th,e Airpart Industrial Park was approved in 1981 wit� mos# of the land area within the AIP
designated for industrial uses, with office/comrnercial and hi�hway oriented eommercial uses
allowed be#we�n Talmage Road and Gommerce Drive {Use Permit 81-�9). In 1991, the AIP
vuas amended ta expand the lacations where comrnercial uses were a9lowed to include part of
th� area south Comrnerce Drive between US 101 and Airport Park Boule+rard (Use Perr-nit
91-4). In 1992 Ordinance 929 was approved in order to allc�w geroeral commercial uses in
addition to Highway Oriented Cammercial uses in the area f�ounded by Talmage Raad,
Commerce �lriwe, US�tl1, and Airport Park Boule�rard (4rdinance 929).
In 199�, Ordinance 964 was adopted #fl make #he following changes to the land use
designations; lndustriallComrnercial to Retail Commercial; OfficelCommercial to Frofessiona9
Office; and Highway Oriented CommerciallGen�ral Commercial to Highway Qriented
CommerciaL This amendment increased the amount of land that aClowed commercial uses
and corr�spor�dingly cfecr�ased the amount af land ctesigna#ed far industrial uses. In 1996,
�rd�nances 979 and 991 fu�ther amended the AIP to cl�ange the designa#ion af approximately
16 acres of land from Industrial to IndustriallAuto Commercial. In 1999, �rdinance 1424
i am�nded the AIP PD to change the designation af the land bounded by Commerce Drive,
Airport Road, Airpaet Park Bouleva�d and th� railroad tracks frorn Ind�astrial to Industrial/Mixed
Use. The purpose of #he amendment was to provide flexibility rn the types of aflotn�ed and
permitted'land uses that can occur in the designat�d�rea and to allow compatible uses that
can co-�xist, support one ancather, and contribute to the goa! of creating a self-sustair�ing
employment and commercia! center within the AIP (Qrdinance 1024}. In 2a00, Qrdinance
1030 expand�d the commercial uses allowed in the Prafessional Office designatior�to include
hotels and sit-down restaurants. In 2004, Qrdinance 1051 changed the land designated
IndustriallMixed Use to Light IndustriallMixed Use. T�e purpose of this land use desygnatian
was to provide ft�r a campatible mix of fight manufa�turing activi�ies, comrrrercial land uses,
prafessional offices, and limited lovv-densrty resielential uses {prdinance 1051).
The praposed Project wduld amend the AIP to change the land use designation of 15.33 acres
frorri IndustriallAuta Corr�rr,ercial and Light Manufacturing/Mixed Us� to Re�ail Commercial.
This is cor�sistent uvith the am�ndments to the AIP that have accurred since the ar�ginal
approval af th�e AIP. These amendments are a reflection of an inerease i� dem�nd far land
� that could be developed w�th eommercial uses and a correspc�nding decrease in the demand
for industria! properties. ApproWal of th� amendment would allow development of lar�d tha#
has remained undeveloped for more than 30 years. The shifi� �rom industrial de�elo�ment to
commercial development also r�^�lects the lack of demand fcrr industrial �ases and Ukiah's
plaee as a regional as well as local destination for commerciai goods and services. The
I
T4
P
��
Project could alsa assist with the development Qf the remaining vacant land within the AIP II'�
�ince there is the �ratential for o#her businesses to locate near Ctastco. Gostc�r provrdes an ,
�pportunity for greater market visibility of the AIP and may also ac#as a draw for o#her retailers
(DEIR, p. 3.3-17) !
2. The Project would RecapEure Retail Sales L�akage: The City of Ukiah and Airport Park �
Pfanned Developrnent provicle local and re�ional retail servir�g commercial areas. The
Praject would expand th� retail offerings in the AIP PD and City of Ukiah, thereby recapturing
sales lost through leakage. Leafcage represents the demands for gaods by market area
residents that are nat met within the market area. TherefQre, these �narket area residents
shop in retail centers ou#side of the market area {such as Santa Rosa and Rohnert Park}.
In 2�11 the Project's market area, which includes the �ity of Ukuah, experienced $188.1
million in retail sales feakage annually in the categories of motor vehicle and parts dealers,
home furnishings and appliances, building materials and garden equiprnen#, clathing and
ciathin� aecessaries, general mercY�andise stores, food servic�s and dri�ki�g pfaces, and
other retail {DEIR, p.3.3-14 and DEIR, Appendix F, Exhibit 16). �
Given the broad range of product�sold at Castco, aIC of the leakage categories are r�levant to
the Progect. Recaptured sales ieakage, not including sales recaptur�d from the Santa R4sa
and Rehnerk Park CastcQ stores, is estimated to be $20.5 ma1lion (DEfR, p. 3.3-16, ta�le 3.3-2
and pp. 3.3-14 to 3.3-17}. In addition, the project would recapture Costco sales made by
market area residents at the Santa Rosa and Rohnert Park Cflsteo stores. This recaptured
leakage is estimat�d to be $20 million. Total recaptured leakage is estimated �a be $40.5
million. (DEiR, p. 3.3-17)
The remaining retail sales leakage for the market area is estirnated ta be $363.8 millian in the
categories of motor vehicle and parts dealers, iaurlding materials a�d garden equipment,
clothing and clathing accessories, g�neral merehandise stares, and food services and
drinking places.
Therefore, the d�mands of market area res�dents for praducts vvithin these ca#egories would
not be completely rnet with the Project. This pravides apportunities for new retail de�elr�pment
within the market area and for existing retaiders #o position their businesses to fi[I the unmet
demand for �roducts in these c�tegories. (DEIR, p. 3.3-17}
3. The ProjectwouEd Enhanee the I�etail Op�vrtunities within the City of Ukiah: The Ukian
Co�tco store would include the sales of o�er 4,000 p�°oduct� in the categories c�f motor vehicle
and parts dealers, home furnishings and appliances, building rnaterials, food and bev�rage,
clothing and acc��sories, general merchandise, fc�od services and drinking piaces, and other
re#ail {DEIR, p. 3.3-13, table 3.3-1). As stated above, t�e market area currently experiences
leakage in �he categorres of mator v�hicle and parts sales, hom�furnishings an�i appl�ances,
building materials and garden equiprnent, elothing and clat�ing accessories, g�neral I
ra�erchandise stores, faad services and drinking places, and other retail. The Projec# would I
increase the r�tail offerings in categories that experience leakage which would expand the
retail opportunities +,+vithin Ukiah and allaw Ukiah and marl�et area residents to shc�p in Ukiah.
(DE1R, pp. 3.3-14 to 3.3-17} ,
4. The Project would Locate Local and Regional Serving R�tail Within an Existing
Commercial Area in the City of Ukiah: �ostco is a business that draws frarn a large market
area as demonstrated by the market area identified for the Project (DE1R, pp. 3.3-2 and 3.3-5,
ancf figure 3.3-2). This is further exemplified by the nurr7ber of Costco members that ha�e
Ukiah addresses or that are located within the market area. In 2012, there w�re 1�,288
Costca members with Ukiah addresses, not a11 within the incorparated City �imits. These ,
1.5
� - - !
i
members made 201,809 tri s to the Santa R�sa and Rohnert Park Costco stor�s in 2D12. In
P i
� 2411, there were 18,335 Costca members within the Project market area.
The Praject would provide local anc6 regional seruing retail within the AlP which is an are�that I
has been de�eloped with iacal and regianal ser�ing businesses. The AIP is an area that has '��
been designated by the City as an area appropriate for reg�ional comm�rcial de�elopment
based, in part, on its focation adjacent to US 101, access to US 1�1, and ability to attract
comm�rcial developmen#. The dernand far comrnercial development within th� AIP has
increased over tirrtie as exemplified by the amendments to the AlP that ha�re expanded the
allowed and permitted commercial us�� and increased the amount of land area that allows
commercial d�velopment.
I 5. The Pro�ect would Provid� an Qppartunity for Residents of the City of Ukiah and
Greater Ukrah Valley to Shop Locally: In 2D12, there were 18,28$ Costco membe�'s with
Ukiah addresses. These m�mbers rr7ade �01,809 trips t4 #he Santa Rosa and Rahnert Park
Costco stores in 20'E2. In 2011, there were 18,335 Costco members within the Proj�ct market
area. In 2�11, market area members spent $20.6 million at the Santa Rosa Costco, including
$3.3 millior� in gasoline sales, and $4.9 million at tF�e Rahnert Park Costco, including gasolin�
sales. It is r�asonable to assume that with the constructipn of a Ukiah Castcca store, a portion
of these trips would b� recaptured anc� redirected to the Ukiah Costco stora (DEIR, p. 3.3-14).
fi. The Projec#s would Help#o Fulfill ti�s City's Role as a Regio�al Retail Center and Reduce
the Number of Vehicle Trips to Retail Cent�rs in Sonoima Cvunty and Therek�y Reduce
R�gional Air Pallutia�n and Greenhouse Gas Emi$sions: As stated above, in 2(}11 and 2012
there were more than 18,OQd market area residents with Costco memberships. In 20'�2, Costco
member�with Ukiah address�s made 201,809 trips ta fhe Santa Rosa and Rohner� Park Costco
stores. Construction af a Uki�h �ostco store would aIIQw some of these trips to be redirected
� to the Ukiah Costco store,
�
The EIR air quality and gre�nhouse gas emissions analysis inc�icated that the rnajority Qf t�e
emissions generated by operation of the Project was th� result of vehicle trips. (DEIR, pp.
� 3.2-13 to 3.2-15, and table 3.2-5; DEIR, pp. 3.11-16 ta 3.11-18 and fable 3.11-3} The Project
has the potential to reduce regional air pollution since at least sarrie portion af the more than
200,000 annual trip� macfe by Costct� members with Ukiah addresses would be redirected to
the Ukiah Costco. In order#a be conservative in its analysis, the air quality and GHG analysis
� in the EIR did not in�lude a deduction for pot�ntially redirected �ehicl� trips. This redirectican
of trips to the Ukiah Gastco store has the potec�tia! to reduce vehicle miles traveled in the
region and to carrespondingly reduce vehicle smissions. The reductian in vehicle emis�ions
could result in a reduction it� regian�l air pollution and greenhouse gas emissions.
7. The Project would Create Employment Opportunitaes Within the City: The Pro�ect would
, create 175 to 200 new full aratl part-time jobs. Sixty-percent of the jobs would be fufl-time and
� 40%woulc� be park-time. In January 2012, the ur�ernplayment rate in Ukiah was 10.2%. Ukiah
, has a wrorkfarce of 7,160 people with 6,430 peaple employed, leaving 730 peaple pot�n#aally
available fo fill the 175 to 2Q0 �abs that wauld ba created by the Project. The F"ro�ect woulct
also create constructioc��obs. Based ar� the unem�loyment rate in Ukiah and the n�arnber af
pe�ple available fc�r employment, sorrae of the construction jobs wauld be filled by U�iah
residents or p�ople fram lJkiah Vall�y. Construction jabs filled by workers from au4side the
Uki�h area would benefit the City af Ukiah by increasing lodging, dining, �nd shopping in the
area while these employees w�rk on constructian of tha Project.
�, 8, the Rroject would Create Abowe Minimum INage Jobs with Benefits V'Vithin the City:
Informataon provided by #he applicar�t pravides a sampling of wages: Service Assistant
$11.5Q - $20.30 per hour; Service Clerk $12.00 - $22.fl0 per hour; and Meat Cutters $12.n0 -
$23.50 per hour. (Ncaverr�ber 14, 2013 email frc�m Jeff Berberich) Entry leve6 managers start
16
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I I
betweer� $6D,000 and $68,000 per year and senior level managers start between $68,OC30 and
$74,a00. (Michael Okuma, Costco, Novem�er 21, 2013 Plannin�g Cammission public
comment}
Castea provi�les ir�sur�nce benefits, including rnedical, dental, �visian, pharmacy, mental I
health, life insurance, disability, and long-fierm care. Costco pays JO% af the cost af the
insurance and the employee pays 10% of t�e cost. Costco alsa provides �n employee
assistance program, f6exible spendir�g accounts, emp4oyee stock purchase progr�m, 11 paid
halidays, college stUdent retention prr�gram, and 4�1(k). Gostco provicfes a matching
contribution to the 401(k) and rr�akes an anr�ual contribution. (Michael Okuma, C05tCO3
Nowember 21, 2013 Planning Commissi4n public comment} Full-time �rripCoy��s recei�e
b�nefits after 90 days. Pa�t�time employees wvrkeng more than 23 hours per week receive
eore medical, dental, and vacatian benefii#s after 6 months and are guarant��d 24 hours per
week (Michael Ukuma, Cr�stco, pubiic testimony, November 21, 2013 Planning Commission
meeting and November 14, 2013 email from Jeff Berberich)
Cos#co has an employee #umaver rate of 5.8% after the first year. The industry average is i
approximately 20%. (�1lichael Okurria, Gastco, Navember 21, 2013 Planning Commission
publac comrnent.)
9. The Project would Proaide Certainty as ta the Number and Types of Jobs Created with
the De�elapcment o#the Rrojec#Sixe: Deaelopment of the site with the Costcfl ProjecC wou6d
,�ravide the City cerfainty as to the number and types of jobs creat�d, wages paid, and
benefits p�ovid�ecf. The number and types of jobs provided, wages paid, and benefits provtded
by the Costco Project have the poten#ia��o be jobs that�ravide better wage�and benefits tha�
if the site were d�velaped uvith several srraaller �cale retail and/or service developments that
cauld provide 9esser wages and benefits.
10. The Project would Generate Tax Revenue for the City Allowing the City to Fund
Need�d Secvices: The Project would generate additional revenue for the City's general fund
fram sales tax, measure S sales tax, property tax, franchise tax, other taxes, Iicenses, permits,
and fees. The gross ge��:ral fur�d revenue generated by the Projec# is estimated to rat�ge
from $471,194 to $7a9,149. fuleasure S sales tax is estimated to range from $198,051 to �
$3Q8,856. The estirnated cr�st of providing the City services for the Project is $57,477. The net
general fund revenue is estimated to range from $413,747 to $651,702, excluding Measure S
sales tax, and $611,798 40 $9�0,557, including Measure S sales tax. (Ukiah Gostco F►scal
Impact Analysis dated July 2013, p.3, exhibit 1.)
11. The Project would Generate Additional R�venue for Mendocino County, Local Schaol
Districts, and Other Speci�l Districts: The Project would generate revenue for the County
of Mendocino and a variety of special distrECts du� tQ an increa�e in properky tax re�enue and
speciaf purpase sales tax, including the 1/8 cent library sales tax and the 1.25% tax funding
county law enforcement, mental health, and other M�ndocino C�unty services. (Fiscal Impact I
Analysis, p. 1 il and Appendix A, exhibit 4) The property tax reven�e generated by the Project
is estimated t� be: Mendoci�no County $65,001; Ukiah Unified School District $92,886;
Educational Augmer�#atian Funds $42,51�; Mendocino Cammunity College $'f 7,42p, and
Mendocino Ct�unty OffFCe of �clucation $1�,180. En addition, $15,146 wauld be shared by the
library, Russian Ri�er Cemetery District, Caunty water ager�cies, and others. (Ukiah Gostco
Fiscal Impact Analysis datec� July 20�3, pp. 4-5) The special pu�rpose sales tax generated for
the County wouBd exGeed the City sales tax, excludir�g Measure S.
12. The Project would Gantri�ute Funds to Needer! Infrastructure Improvements: In 1999,
the City Cnuncil adopted tY�e Redwood Susiness Park Capital Improvement Program and
assaciated fee schedul�. Th� Projec# is required to �ay the capital i�rnprovement fee which is
based Qn the size of the deuelopment. Ba�ed an a developiment area of 15.33 acres, �he
17
capital improvernent fee is es#imated to be $152,640 9�ased or� the retail and gas station use� �
of the site and 3heir respective acreages. (memQ firom Ben Kageyama, Public Works ttated
November 14, 2013)
13.The Project wo�ld lmysrove Pec�estrian Circulation and �xpand th�: Use of Public
Transit: The Pro�ect wauld provide the fallawing pedestrian facilities: sidewallcs along the
Airport �'ark Boule�ard frontage; sic�ewalks along the northern praject frontage; a pedestrian �
p�thway thro�gh the parking lot that conneets the fueling statian to the front of the building; a
sidewalk frorri Airport Park Boulevard along the south ele�ation of the stoee to the store entry;
and a concrete pad for the installatic�n Qf a new bus shelter adSacent to the new sid��rualk
located alr�r�g the northern projec#frontage (plans date stamped NQVember 12, 2013).
The Proj�ct would pr�vide a pad for a bus shelter as shown on the Froject plans. Mendocinfl
Tr�nsit Authority would pra�ide and ic�stal! a bus shefter on the created pad and would extend
the k�us route tra serve the Project sit� (FEIR, A��endix A, I�tter froim M7A �ated May 21,
2013}.
'f4. The Project includes energy �onserving measures: The Rroject would include
energy conservation features including: building envelapes insulated to meet or exceed
current energy code requirements, eommissic�ning of inechanical systems;
installation of energy star rated skyfights; reduction i� the interior warehouse lighting by
from 100% to ��°Io #0 33°lo to 0°l0, based on daylight cantributifln thso�sgh the s�kylights;
interior and exterior photo sensors to rneasur� daylight and retfuce the amount of
lighting based accordingly; lighting contr�lled by the c�uerall project energy
management system� parking lat and exteriar lights controlled by a phato sensQr and
time clock; use of I�igh-efficiency ligi�t saurce and bal!'asts {pulse start Ceramic Metal
Haltide H4D) and b+-s�ue1 swEtch+ng for fiuorescent f+xtures; �aol Rao# designs designed I
to reduce heat tcansfer througFr the raof;: HVAC comfort systems controll�d by a
�omputerized building management system to maximize efficiency; high effiiciency,
direct duc�ed HVAC units; use of energy eff�icient Transfarmers; use of variable sPeed
motars on make-up air units and baoster pumps; dire�ct vent gas water he�ters that are �
9�°to ef�i�ie�t or greater; use o� reclamatior� t�nks to c�pture heat released by
r�frigeration �quipmen� to heat domestic water in lieu of re�ecting hea# tr� the autside;
use of pre-engineered metal building for efficiency anc! sustainable materials wher�
compared to a full heigh# masonry caun#erparts (resuffs in the con�umption of f�wer
building mat�rials in construction, burnin� af fewer fossil fuels in transportatian since
stee! co�ta++�s o�er SO°!o recycled cnnte�nt and is 1�J�°!o recyclabl�). {Pro�ect �escription
dat�d November 13, 2C113}.
7he Project is subject to the requirements of the California Green B�ilding Coc�e. Air Quafity
mitigation measure 3.2.2a requEres the Project ta incorporate sustair�ability features into th�e
huild'rng and site design ta achieve a building energy �fficiency �ating that is greater than ttre
Title 24 requir�me�# in order to reduce energy cons�arnptit�n and associated �HG emissions
(FE1R, p. ES-3 anct ES-4, FEfR, Pp. 5-3 sand 5-�).
�I Based on the fQregoing findings, the benefits outweigh the unavoidable aduerse air quality and �
global clirrtate change operatkonal emissions im�ac#s,and traffic and transportation level of ser+re
i and queuirtg irnpacts. Mcareover, Mitigation Measure 3.10.1 (requiring a cammitmen� of funds
br�fore a buyldi�g permit car� issu� anc� s�bstantial completion of traffic mitigatron irnprovements
before a certificate of occupancy car� b� issu�d} and Costco's declared commitment npt to open
a Ukiah store for business until the traffic mitigations are complete assures #hat the traffic `
mitigatian�wifl be comple#ed before the Proj�ct generates traffic,
18
�i
Adopted on December a 8, 2013, by the following rol� call vote: II,
q4''�S: Couneilmem'bers Crane, �'homas, Landis, af�id Mayar Baldwin II
NOES: Nnne
ABSENT: Non�e
ABSTAINJ: None
�• I�
Phi ip E. Bal in, Mayor I
ATTE�T:
, ,
� ,,, � �:, �
�' �--�
'��'� ?�. r b����,���. �f���i� �- , li� �
Kristine Lawler, City Clerk
i
I
19
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Monitoring Responsibility Timing Sign Off
,::.
,��::
Measure 3.1 .2: : All outdoor light fixtures shall be located, aimed or shielded so as to minimize City of Ukiah Planning and Plan prepared and approved prior to y
stray light trespassing across property boundaries. Fixtures shall be full cut-off and nighttime Community Development issuance of building permit.
friendly, consistent with LEED goals and Green Globes criteria for light pollution reduction. Department Monitoring ongoing during
The Project applicant will be required to prepare a photometric plan demonstrating that lighting construction .
will not spillover onto adjacent properties. Furthermore, the Project will adhere to all City
regulations relating to signage and the shielding of light in order to reduce any potential negative
effects from new light sources (per Building Code Sections §3225, §3226, §3227). The revised light plan
shall demonstrate an average light level no greater than 4 footcandle (fc) at grade (ground surface), and
shall not exceed 10 fc in any location. Light trespass onto adjacent private property shall not exceed 02 fc
(at the property line). Light trespass onto adjacent public rights of way or private roadway easements shall
not exceed 0.2 fc measured at the centerline of the right of way. Pole-mounted parking lot lighting shall be
tumed off one hour after the store closes. Altematively, 50% of pole-mounted lighting may be turned off if
the City or store operator requests additional security lighting. These standards shall be included in the
Project conditions of approval as well as the mitigation monitoring and reporting program .
�:.:;
��_��'`
Measure 3.2.2a: The Project will incorporate sustainability features in building and site design with City of Ukiah Planning and Plan prepared and approved prior to
the goal of reaching a building efficiency rating that is greater than the Title 24 requirement, in order Community Development issuance of building permit.
to reduce energy consumption and associated GHG emissions. As set forth in the " Project Department Monitoring ongoing during
Description , " the Project will incorporate the following sustainability features: construction .
• Parking lot light standards are designed to provide even light distribution and use 20% less
energy compared to a greater number of fixtures at lower heights. The use of inetal halide
lamps provide a color corrected white light and a higher Ievel of perceived brightness with less
energy than other lamps such as high pressure sodium .
. Locally extracted and manufactured building materials will be utilized where feasible.
• Pre-manufactured building components, including structural framing and metal panels, are
designed to minimize waste during construction .
• Pre-manufactured metal wall panels with insulation are designed to conserve energy by
increasing R-value and solar reflectivity. Building heat absorption is reduced by a decrease in
the thermal mass of the metal wall when compared to a typical masonry block wall.
• Reflective roof material will meet the requirements for the USEPA's Energy Star energy
efficiency program . Reflective roofs produce lower heat absorption and thereby lower energy
usage during the summer months.
• Skylights are used on the roof to reduce the need for interior lighting. A "daylight harvesting"
system monitors and adjusts the mechanical and lighting systems in order to conserve energy.
The system includes the skylights, light monitors, energy efficient lighting fixtures, and
associated control systems. On a typical sunny day, fewer than one third of the interior lights
are needed.
. Tree plantings to reduce summer heat gain within the parking field.
City of Ukiah Costco Wholesale Project 'rJ- 1 ESA / 2� 1169
Final Environmental Impact Feport November 2013
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Monitoring Responsibility Timing Sign Off
. Planting to incorporate a substantial amount of drought tolerant species.
. Irrigation system to incorporate the use of deep root watering bubblers for parking lot shade
trees to minimize water usage and ensure that water goes directly to the intended planting
areas.
--- __
Measure 3.2.2b: The applicant shall implement the following measures, to the extent feasible and City of Ukiah Planning and Plan prepared and approved prior to
appropriate, to reduce motor vehicle trips and emissions associated with Project operations: Community Development issuance of building permit.
• Promote the use of alternative fueled vehicles and equipment (i.e. , CNG , electric, etc) for Department Monitoring ongoing during
Project operations. The applicant shall implement two or more of the following measures: construction .
o Warehouse equipment, including forklifts, will be electric powered.
o Landscaping equipment will be electric powered .
o Preferred parking for zero emission vehicles.
o Retail fueling station will include a CNG refueling station .
o Customer parking will include a minimum of one (1 ) electric recharge station .
• Provide commute incentives for employees to utilize alternative transportation , such as
carpool/vanpool , transit, cycling, or walking. A Costco carpool and alternative transportation
manager shall be designated to oversee the implementation of these TDM measures. Costco
will provide its employees the following incentives:
o Four carpool parking spaces reserved for Costco employees;
o Bicycle parking as required by City standards;
o Employee locker rooms;
o Rideshare Program , including recognition of rideshare participants at monthly staff
meetings and an annual update of rideshare benefits and incentives provided to
employees;
o A Rideshare Bulletin Board to be located in the employee breakroom , which will contain
information about the Rideshare Program , transit, bike routes, and other alternate
commute information ;
o A Rideshare Newsletter to be published and posted on the Rideshare Bulletin Board on a
quarterly basis;
o Costco employees commuting to work in a rideshare program will be eligible for a
guaranteed ride home program in the event of an emergency or unexpected situation
(such as unscheduled overtime) on the days they rideshare.
o The applicant shall increase transit accessibility. Such measures could include the
purchase of transit passes for employees. Also, implement Mitigation Measure 3. 10.2a.
. The applicant shall improve the pedestrian and bicycle network. Implement Mitigation Measure
3. 10.2b and 2c.
City of Ukiah Costco Wholesale Project rJ-2 ESA / 211169
Final Environmental Impact Report November 2013
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Monitoring Responsibility Timing Sign Off
Measure 3.2.2c: Use low VOC architectural coatings. City of Ukiah Planning and Plan prepared and approved prior to
Community Development issuance of building permit.
Department Monitoring ongoing during
construction .
�'��
�.�.�::;.
Measure 3.4.1a (For Seismic Ground Shaking) - Prior to the issuance of a building permit for any City of Ukiah Planning and Plan prepared and approved prior to
portion of the Project site, the Project sponsor shall: Community Development issuance of building permit.
Department, City Building
1 . Submit to the City Building Services Division a site-specific, design level geotechnical Services Division
investigation prepared for each development parcel by a registered geotechnical engineer. The
investigation shall comply with all applicable state and local code requirements and :
a. Include an analysis of the expected ground motions at the site from known active faults
using accepted methodologies;
b. Determine structural design requirements as prescribed by the most current version of the
California Building Code, including applicable City amendments, to ensure that structures
can withstand ground accelerations expected from known active faults;
c. Determine the final design parameters for walls, foundations, foundation slabs, utilities,
roadways, parking lots, sidewalks, and other surrounding related improvements;
2. Project plans for foundation design , earthwork, and site preparation shall incorporate all of the
mitigations in the site specific investigations.
3. The Project structural engineer shall review the site specific investigations, provide any
additional necessary mitigation to meet Building Code requirements, and incorporate all
applicable mitigations from the investigation in the structural design plans and shall ensure that
all structural plans for the Project meet current Building Code requirements.
4. A registered City geotechnical engineer or third-party registered engineer retained to review the
geotechnical reports shall review each site-specific geotechnical investigation , approve the final
report, and require compliance with all geotechnical mitigations contained in the investigation in
the plans submitted for the grading, foundation , structural, infrastructure and all other relevant
construction permits.
5. The City shall review all Project plans for grading, foundations, structural, infrastructure and all
other relevant construction permits to ensure compliance with the applicable geotechnical
investigation and other applicable Code requirements .
- ---- -- --.—_ _._ _.._ - ---- - ---- -- - --... --- — __ __. . . .
Measure 3.4.1 b (For liquefaction and earthquake induced settlement) — Prior to the issuance of a City of Ukiah Planning and Plan prepared and approved prior to
building permit for any portion of the Project site, the Project sponsor shall: Community Development issuance of building permit.
Department, City Building
1 . Submit to the City a site-specific, design level geotechnical investigation prepared for each Services Division
building site or installed facility location by a registered geotechnical engineer. The investigation
shall comply with all applicable state and local code requirements and:
a. Provide site specific engineering requirements for mitigation of liquefiable soils;
City of Ukiah Costco Wholesale Projed �J-3 ESA / 271169
Final Environmental Impact Report November 2013
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Monitoring Responsibility Timing Sign Off
b. Specify liquefaction mitigations that shall use proven methods, generally accepted by
registered engineers, to reduce the risk of liquefaction to a less than significant level such
as:
i . subsurtace soil improvement,
ii . deep foundations extending below the liquefiable layers ,
iii . structural slabs designed to span across areas of non-support,
iv. soil cover sufficiently thick over liquefaction soil to bridge liquefaction zones,
v. dynamic compaction,
vi . compaction grouting,
vii. jet grouting,
viii . mitigation for liquefaction hazards suggested in the California Geological Survey's
Geology (CGS) Guidelines for Evaluating and Mitigating Seismic Hazards (CGS
Special Publication 117, 1997) including edge containment structures (berms, dikes,
sea walls, retaining structures, compacted soil zones), removal or treatment of
liquefiable soils, modification of site geometry, lowering the groundwater table, in-situ
ground densification , deep foundations, reinforced shallow foundations, and structural
design that can withstand predicted displacements.
2. The geotechnical investigation shall evaluate these mitigations and identify the most effective
and practicable mitigation methods for inclusion in the Project plans. These identified
mitigations shall be reviewed to ensure compliance with the CGS Geology Guidelines related to
protection of the public safety from liquefaction.
3. Project plans for foundation design , earthwork, and site preparation shall incorporate all of the
mitigations in the site specific investigations.
4. The Project structural engineer shall review the site specific investigations, provide any
additional necessary mitigation to meet Building Code requirements, and incorporate all
applicable mitigations from the investigation in the structural design plans and shall ensure that
all structural plans for the Project meet current Building Code requirements.
5. A registered City geotechnical engineer or third-party registered engineer retained to review the
geotechnical reports shall review each site-specific geotechnical investigation , approve the final
report, and require compliance with all geotechnical mitigations contained in the investigation in
the plans submitted for the grading, foundation , structural, infrastructure and all other relevant
construction permits.
6. The City shall review all Project plans for grading, foundations, structural , infrastructure and all
other relevant construction permits to ensure compliance with the applicable geotechnical
investigation and other applicable Code requirements.
a
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Measure 3.5.2: Hazards Remediation. If contaminated soil and/or groundwater are encountered or City of Ukiah Planning and During Project construction .
suspected contamination is encountered during Project construction activities, work shall be halted Community Development
City of Ukiah Costco Wholesale Projea 'rJ-4 ESA / 27 7169
Final Environmental Impaa Report November 2013
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Monitoring Responsibility Timing Sign Off
in the area, and the type and extent of the contamination shall be identified in accordance with Department
coordination of the overseeing agency (RWQCB, DTSC , and/or MCEHD) . A qualified professional,
in consultation with regulatory agencies (RWQCB, DTSC, and/or MCEHD) shall then develop an
appropriate method to remediate the contamination , and determine the appropriate disposal
method of any contaminated soil and/or groundwater. At this time, the available studies suggest that
no contaminated soil or groundwater will be found on site. Nevertheless, this mitigation measure
would require remediation procedures in the unlikely event that contamination is encountered.
Additionally, if required by an overseeing agency, a remediation plan shall be implemented either
before or in conjunction with continued Project construction .
�`';-
Measure 3.6.2: In the event that construction period dewatering is required , The Project Applicant City of Ukiah Planning and Prior to Project construction.
will coordinate with the City concerning dewatering activities and compliance with the provisions in Community Development
the permit, such as the effluent limitations in the permit, prior to discharge. The applicant will: Department
• Submit a Report of Waste Discharge and Application for NPDES Permit along with a feasibility
study of reuse of the groundwater to the RWQCB.
. Discharge flows only upon receipt of the Discharge Authorization Letter from the RWQCB.
Measure 3.6.4: The Applicant shall prepare and submit to the City engineer and the North Coast City of Ukiah Planning and Plan prepared and approved prior to
Regional Water Quality Control Board for approval a Final Drainage Plan. The Final Drainage Plan Community Development issuance of building permit.
shall include design/plan level depiction of the proposed stormwater drainage facilities on site, Department Monitoring ongoing during
including the proposed storm drainage system , vegetated swales, and the water quality features. The construction .
following measures shall be implemented within the Final Drainage Plan , based on modeled runoff
volumes and flow rates specific to with-Project conditions:
. The applicant shall design , implement, and maintain a stormwater system such that there would
be no net increase in Project condition downstream peak flows; and/or, with respect to the
additional impervious surface area proposed for the Project, the [applicant] shall design and
implement volume- and/or flow-based Treatment Control Best Management Practices (BMPs)
as defined in Attachment 4 (pages 5-6) of the State Water Resources Control Board (SWRCB)
small municipal separate storm sewer systems (MS4s) General Permit (Small MS4 General
Permit) (SWRCB Order 2003-0005-DWQ) .
• The Final Drainage Plan is not required to include retention and/or retention features if such
features are not necessary to satisfy the above requirements.
• Prior to implementation , design drawings and any related documents or specifications with
respect to these required mitigation measures shall be submitted to the City of Ukiah and the
North Coast Regional Water Quality Control Board.
• Modification of storm drain facilities within the State right-of-way (U .S. 101 ), may require an
encroachment permit, and shall be submitted to the California Department of Transportation.
,;.,
. '�;'
Measure 3.10. 1 : The City shall construct Talmage Road Interchange improvements, including the City of Ukiah Planning and The Project funding shall be
City of Ukiah Costco Wholesale Projec[ 'rJ-�J ESA / 211169
Final Environmental Impact Report November 2013
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Monitoring Responsibility Timing Sign Off
provision of two left-turn lanes on the westbound Talmage Road approach to Airport Park Blvd . The Community Development obligated prior to the issuance of a
improvements include the following components: Department (in coordination with building permit. The interchange
• Closure of the existing stop-controlled US 101 Southbound Off-Ramp right-turn to westbound the City of Ukiah Public Works improvements shall be substantially
Talmage Road Department and California completed prior to issuance of the
Department of Transportation) certificate of occupancy for the
• All US 101 Southbound Off-Ramp traffic would be redirected to access Talmage Road via a Project.
new full access intersection where the current loop ramp connects with Talmage Road so that
all off-ramp traffic would utilize the off-loop ramp.
. The existing US 101 Southbound Off- Ramp loop would be reconfigured to a more standard
90-degree angle.
• The intersection of the loop ramp with Talmage Road would be controlled by a new traffic
signal.
• Both the eastbound Talmage Road and northbound US 101 Southbound Off-Ramp right-turn
lanes will have right-turn overlap phasing, while the westbound Talmage Road approach would
include protected left-turn phasing.
• The design would also provide for two left-turn lanes on the westbound Talmage Road
approach to Airport Park Boulevard, which should extend the entire distance to the adjacent
intersection .
• Since the left-turn lanes would extend all the way to the intersection , signs and markings on the
off-ramp are provided to direct drivers to the correct lane for their destination .
. Intersection markings should be incorporated that provide guidance so as not to create a trap-
lane situation for drivers in the far northbound left lane.
• Removal of the existing northbound right-turn overlap phasing at Airport Park
BoulevardlTalmage Road.
The City shall coordinate with the California Department of Transportation regarding improvements
to state facilities. The traffic mitigations shall be completed before Costco is issued a certificate of
occupancy. The City shall establish a funding mechanism to pay for the cost of the improvements.
Measure 3.10.2a: Provide a concrete pad suitable for future location of bus shelter on the northern City of Ukiah Planning and The concrete pad location will be
frontage of the Project site, adjacent to the proposed sidewalk. Community Development identified on the approved building
Department and Mendocino plan , as determined through
Transit Authority coordination between the City and
the Mendocino Transit Authority.
Measure 3.10.2b: The Project Applicant shall implement the following measures to reduce potential City of Ukiah Planning and Complete prior to certificate of
pedestrian impacts associated with the Project: Community Development occupancy.
• Install sidewalks along the Project frontage on Airport Park Boulevard as identified in the project Department
site plan .
• Install high visibility crosswalk markings across driveway entrances to the Project including the
existing cul-de-sac on the north side of the project to increase visibility of pedestrians.
City of Ukiah Costco Wholesale Projed 5-6 ESA / 211169
Final Environmental Impact Report November 2013
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Monitoring Responsibility Timing Sign Off
. Install ADA compliant curb ramps at driveway crossings and transition points along the Project
frontage. Also, ensure that the existing curb ramps at the existing cul-de-sac intersection with
Airport Park Boulevard are compliant with current ADA standards.
• Provide an adequate pedestrian connection from the street frontage and main parking area to
the retail store entrance (per Ordinance 1098) .
- -- - -- --- _ ___ _
Measure 3. 10.2c: The Project Applicant shall implement the following measures to reduce potential City of Ukiah Planning and Complete prior to certificate of
bicycle impacts associated with the Project: Community Development occupancy.
• Install Class III bike lanes along the Project frontage on Airport Park Boulevard. Department
• The Project Applicant shall comply with Ordinance 1098, Airport Industrial Park Planned
Development, requirements to install the required number of bicycle parking spaces (long-term
spaces [bicycie lockers or covered parking spaces to reduce exposure to the elements and
vandalism] for Project employees and short-term spaces for Project patrons and employees [at
a convenient location adjacent to the store's primary entry points]) . Bicycle racks should be an
appropriate design and installed correctly to ensure proper function .
Measure 3.10.4: In addition to the planned City-constructed left-turn lane on the westbound City of Ukiah Planning and City shall incorporate improvements
approach of Airport Road, the City shall construct a left-turn lane on the eastbound Hastings Avenue Community Development into planned improvements at South
approach at South State StreeUHastings Avenue-Airport Road . Implementation of the recommended Department StreeUHastings. To be completed
improvements at Talmage Road/Airport Park Boulevard would result in acceptable operating within five years of Project operation
conditions during both the a.m . and p.m . peak hours. (as measured from certificate of
occupancy) .
1y
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�_�1L�:.Ai-. i
Measure 3.11 .1 : Implement Mitigation Measures 3.2.2a through 3.2.2c. City of Ukiah Planning and Plan prepared and approved prior to
Community Development issuance of building permit.
Department Monitoring ongoing during
construction .
,:�!
Measure 3.12. 1 : The following measures shall be implemented to reduce potential impacts on City of Ukiah Planning and 30 days prior to construction IF
nesting birds: Community Development construction begins February 15
1 . If construction-related activities are to occur during the nesting bird season (February 15 through Department through August 31 .
August 31 ) , a qualified biologist shall conduct a preconstruction survey of all potential nesting If active nest is found, monitoring
habitats within 30 days prior to the start of activities (grubbing, dirt-moving, mobilization, or other schedule to be determined by the
construction-related activities) and within 500 feet of construction activities. If ground-disturbing qualified biologist and the California
activities are delayed or suspended for more than 30 days after the pre-construction survey, the site Department of Fish and Game
shall be resurveyed. The results of these surveys shall be documented in a technical memorandum
that shall be submitted to the California Department of Fish and Game (if nesting birds are
documented) and the City of Ukiah.
2. If an active nest is found during the preconstruction survey, a no-work buffer of 500 feet will
be established unless otherwise approved by the California Department of Fish and Game (DFG).
City of Ukiah Costco Wholesale Projed 5-7 ESA / 211169
Final Environmental Impact Report November 20� 3
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Monitoring Responsibility Timing Sign Off
The qualified biologist will coordinate with DFG to determine the appropriate nest avoidance,
monitoring, and protective measures appropriate for the species and site conditions. In addition
to establishment of a no-work buffer, these measures may include daily or spot-check
monitoring of the nesting activity as deemed appropriate by DFG .
3. If the preconstruction survey indicates that nests are inactive or potential habitat is unoccupied
during the construction period , no further mitigation is required . Trees and shrubs that have
been determined to be unoccupied by birds or that are located more than 500 feet from active
nests may be removed (500 feet is the distance regularly recommended by DFG to prevent
impacts to active avian nests) .
Measure 3. 14.2: If cultural resources are encountered , all activity in the vicinity of the find shall
cease until it can be evaluated by a qualified archaeologist and a Native American representative.
Prehistoric archaeological materials might include obsidian and chert flaked-stone tools (e.g. ,
projectile points, knives, scrapers) or toolmaking debris; culturally darkened soil ("midden")
containing heat-affected rocks, artifacts, or shellfish remains; and stone milling equipment (e.g. ,
mortars, pestles, handstones, or milling slabs) ; and battered stone tools, such as hammerstones and
pitted stones. Historic-period materials might include stone, concrete, or adobe footings and walls;
filled wells or privies; and deposits of inetal, glass, and/or ceramic refuse. If the archaeologist and
Native American representative determine that the resources may be significant, they will notify the
City of Ukiah . An appropriate treatment plan for the resources should be developed . The
archaeologist shall consult with Native American representatives in determining appropriate
treatment for prehistoric or Native American cultural resources.
In considering any suggested mitigation proposed by the archaeologist and Native American
representative, the City will determine whether avoidance is necessary and feasible in light of factors
such as the nature of the find, Project design, costs, and other considerations. If avoidance is
infeasible, other appropriate measures (e.g. , data recovery) will be instituted. Work may proceed in
other parts of the Project area while mitigation for cultural resources is being carried out.
Measure 3. 14.3: If human remains are encountered unexpectedly 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 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 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.
City of Ukiah Costco Wholesale Project �J-8 ESA / 211169
Final Environmental Impact Report November 2013
�0�'�f� �1 �11C?�1�` �•`
Ukiah Planning Commission RECEIVED
Re ; COSTCO STORE : How to make it better for Ukiah �AN 1 6 2014
CITY QF [I�kAsH
�2aC COtY1Ct11SSlOt1@CS : HDILDA�IC./ �LA,NNIlvt> '�^��A,RTMEPIY'
As you know, there are many ways that you could enable Costco to come to Ukiah .
Nothing prevents you from tailoring this Costco to Ukiah 's needs . It's within your scope ,
and indeed your mandate as Commissioners , to modify the proposed project without
compromising the character of Ukiah as a special place . Even with such a modification ,
the majority of Costco's project goals could be achieved . Costco is way off base by
attempting to intimidate the City into accepting the project as proposed . This happened
at the City Council when Costco told the Council that it was " No Go" if the City didn 't
take the whole project. You as Commissioners have every legal right to modify the
project as would best benefit the City, the citizens and the environment.
The No Gas Station is a substantial improvement over the environmentally flawed
proposed project. That said , you could make the Alternative (without gasoline stations)
even better for Ukiah by adopting the following as Conditions of Approval :
1 . Create a protected , landscaped pedestrian pathway through the parking lot from
Airport Park Boulevard to the main store entrance , providing trees , benches and shade
or rain protection structures along the way.
2 . Permit light standards to be no taller than 18' to limit the spread of light upward , even
if more light standards are required .
3 . Require installation of solar panels on the store roof, except where skylights or other
necessary rooftop obstructions do not permit their placement.
4 . The generic Costco " look" should be modified to make its exterior design conform to
the beautiful setting of the Ukiah Valley and its magnificent hills . Costco should revise
its massively bulky look by architectural devices such as setbacks , reveals and wall-
shading elements in order to cast shadows and reduce its building mass .
5 . In consideration of our community's special visual aspects , require Costco to use an
alternative color for the exterior panels instead of the bright white which upstages the
view of our beautiful hills beyond . There are many colors that would be more compatible
with the natural scenic frame .
6 . Reserve for open space and wildlife habitat the approximately 1 . 5-acre area at the
southeastern end of the site in place of the gasoline station . Require that Costco
contribute to the restoration of this former wetland area with restored grades and native
species . Returning this area to its former environmentally healthy state by planting
native trees and shrubs here would also enhance the appearance of the store ,
especially as viewed from the freeway. Such planting and restoration would make a
.
connection to the wetland and the mature trees on the adjacent brewery property south
of the site, thus doubling the benefit to nature .
If you make some substantial changes like these , Costco will not go away and we will all
have a better product, tailored especially for this site .
Thank you for considering my suggestions . Sincerely,
Mary Anne Miller, Ukiah
For January 22 , 2014
Kim Jordan
From: robert taylor <boontay@gmail.com >
Sent: Friday, January 10, 2014 7:09 PM
To: Kim Jordan
Subject: Costco Site Development Permit
Dear Ms. Jordan,
I appreciate the opportunity to give input on the Costco Site Development Permit.
Let me preface this by saying I am a 4th generation resident of Llkiah and a retired Llkiah High School
teacher. I know personally how "projects " can impact our community, both for good and ill. I was around
when Coyote Valley became Lake Mendocino, much to the chagrin of my farmer grandfather who said it would
never be more than a "mud hole" . Likewise, I have lived the coming and going of Masonite, a firm long
embroiled in controversy. As a teenager I personally experienced the construction of the freeway from Nelson
Ranch to the Willits grade--it took out 2/3 of our front yard ! Also, I well remember the big fuss over funding
the building a new high school in 1976. . . "Not needed ! ", according to some. All of these and other projects
divided the thinking of community members. Looking at them in retrospect, however, they proved to be boons
rather than boondoggles. The lal�e, despite my grandfather's negativity, has been a big economic plus to the
community. If we as a community had had better insight, we would have convinced ourselves to fund more of
the lake, retaining the water rights (now largely Sonoma county's) for our own benefit. And who would argue
now the benefits of the freeway bypass of Ukiah, though at the time, for selfish personal reasons many of us
did? And who now, complains about the move to a beautiful modern high school?
All projects have some negative impacts, inevitably, but the first question should always be: Do the benefits
significantly override the deficits? The second question is: Are the opponents of the project opposing it for
selfish or near-sighted reasons or because they really have considered the long-term benefits for the whole
community?
I would submit that the Costco project has many very significant long-term benefits for the community as a
whole. Among the most obvious are enhanced tax revenues and increased employment, both much needed in
this community. Unlike the resource-exhaustive, air polluting Masonite, Costco will be here for many, many
years offering its employees a fair wage and good benefits. Moreover, it will offer its customers afFordable,
high quality products distinct in many ways from those of Walmart, Home Depot, Friedman's, etc. If that were
not so, Costco, Santa Rosa would not get the huge business it currently enjoys from Mendocino county
residents. This brings us to one of the most important benefits of all; namely that area dollars, in the millions
per yeax, will not flow to Sonoma county just as non-beneficially to our county as do the majority of the waters '
— -- - -- --- - - ----_ _ _ _ - - -- - _ . _- - -- - - -- - - - _ - --- _--
of Lake Mendocino. -
When I hear opponents complain of detriment to "seasonal wetlands "--none of which I've seen enjoyed at that
location in my lifetime, or impacts on global warming--infinitesimal
in comparison to the mass industrial pollution we subsidize with tax breaks and inaction, I can't help but see •
these people as having their particular and very personal axes to grind. Ukiah is not going to become the utopia
of sustainable local organic produce and ma-and-pa corner stores for a long time to come. A lot of people in '
this demographic can't afford that lifestyle. 1'hey need Food Max, Walmart, Ross and Dollar Store to make
ends meet. Costco will not only be of benefit to them but also to all of the rest of us who will otherwise take
our dollars to Santa Rosa. It's time for us to wake up to the need for a reasonable, non-threatening measure of
progress like Costco, one which will serve our community well in a variety of ways.
i
Kim Jordan
From: sue davies <daviesue@gmail.com >
Sent: Friday, January 10, 2014 2: 16 PM
To: Kim Jordan
Subject: Costco
I am still opposed to building a Costco store in Ukiah. There will be a loss of several businesses thus a loss of
tax base.
T'his just does not connect any dots to me.
Please reconsider.
Thank you.
Sue Davies
P.O. Box 630
Philo, CA 95466 :
1
1 - 13 -2014
Kim Jordan
Project Planner and Community Development Department
300 Seminary Ave
Ukiah, CA 95482
Kim,
As a resident of Ukiah I find it very frustrating that our city counsel has ignored many of
the comments regarding,the Costco Development. We ( Ukiah residents) have always
gone the extra mile to ensure our city has clean air and a healthy environment. They (the
counsel) were on board to ban bags in order to eliminate garbage that ended up in the
waterways eventually hurting the wildlife. Now it seems they have gone 360 and are
doi:ng all in their power to invite a mega store. It will pollute our air with their gas station,
traffic mitigation measures that we pay for, with our tax dollars, not to mention all the
businesses that will be hurt. This was voted down in the past. Why was that vote ignored?
It appears the counsel nominated itself the judge and jury for this project? Passing
legislation behind closed doors?? They are frantically doing everything in their power
(with taxpayer money) to push this through. The city is in tliis predicament because of
wasteful spending , poor planning, and lack of fiscal responsibility. Now we must pay for
their mistakes. Maybe it' s just time to move??
;�
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RECEIVED
JAN � 5 2014
�'t'Y oF ; , : ; . <,
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;
Dennis Slota
P.O. Box 822
Willits, Ca 95490
To: Ukiah City Council Members December 18, 2013
RECEIVE [�
Subject: Proposed Costco Store
DEC 18 2013
Dear City Council Members, G�� �
PtANNINI� D��'L
Many members of the community with whom I have spoken are not necessarily opposed to the project, but find
that the project can be significantly improved and I concur with that assessment. Following are some items that
we hope will be addressed in the final site design.
Sustainability
➢ Please share analysis that tall poles with overly bright Meta.l Halide lights are more "sustainable" than
more energy efficient lights (high pressure sodium, low pressure sodium, LED's) on shorter poles. Is the
analysis on a "cradle to cradle" basis including increased maintenance costs of Metal Halide, disposal of
the toxic Mercury in Metal Halides, and over a longer period of time, such as 25-years?
➢ Proposed lights will produce hot spots of 10 ft-candle, a 400% illumination increase over customer safe
lighting (2 . 5 ft-candle) identified in DEIR. Most areas will have 4 ft-candle illumination, a 160%
increase over customer safe level identified in DEIR.
➢ Poles will be taller than all trees at full maturity; shining down on trees increases shadows, decreases
safety, and increases biological disruption.
➢ Net project sustainability will be increased, and project costs d�creased, by eliminating concrete and
rebar for unnecessary curbs and overly long car stops.
Gas Station
➢ How many California Costo gas stations are not connected to a sewer system and how many are directly
adjacent to a wetlands?
➢ What is the minimum gasoline leak detection volume or rate?
__ ➢ . What is the maximum volume of undetected gasoline that could- leak over a 25-year period and what is ;
that fate of that gasoline?
➢ Wetlands buffer can be included by relocating or downsizing gasoline station. Please share analysis
showing why a buffer is not being implemented at this site. Is Biochar being considered for use?
Stormwater Treatment
➢ Public funds will be spent to enable this ro' ect and the ublic wants to know: Wha� s ecific stormwater
P J P P
treatments, sizes and locations are proposed? FEIR leaves final design up to City Staff and RWQCB .
➢ Proposed possible stormwater treatment design includes curbed off vegetation, preventing utilization of
landscaping as stormwater treatment amenity and ineffective curb cuts. �
Kim Jordan
From : edward mills <milischopC«� gmail .com>
Sent: IlVednesday, January 08, 2014 3:27 PM
To: Kim Jordan
Subject: Re: Costco Site Development Permit - 1 /22/2014 Planning Commission meeting
Foilow Up Flag: Follow up
Fiag Status: Flagged
Believe us, Cosco is the wrong development for LJkiah. For family reasons we moved to San Antonio,Tx. ,
All we have is the monstrous SUPER STORES and hate it, but we have to eat. Keep it simple Ukiah, we loved
it there when we resided there.
Ed & Mary Mills
SanAntonio Tx
On Wed, Jan 8 , 2014 at 3 : 50 PM, Kim Jordan <kjordan@citvofukiah. com> wrote:
T`he Planning Commission public hearing for the Costco site development permit is scheduled for the 1/22/2014
Planning Commission meeting. The public notice for the meeting is attached.
If you would like to comment on the site development permit, please send written comments to me at this email
address or to my attention at the address below.
If you have any questions, please feel free to contact me.
�it�.�'orc�a�.
Senior Planner
City of Ukiah
Planning and Community Development Department
300 Seminary Avenue , Ukiah , CA 95482
(707) 463-6207 (707� 463-6204 fax
website : www.cityofukiah .com
1
Kim Jordan
From : bruni kobbe <brunik@mcn . org >
Sent: Friday, January 17 , 2014 11 : 27 AM
To : Kim Jordan
Subject: Costco Site Dev. Permit/PC meeting 1 -22
To : Planning Commission, City of Ukiah
c/o Kim Jordan
From : Bruni Kobbe
Member, Tree Advisory Group
City of Ukiah
Re : Public Comment
Costco Site Development Permit
Planning Commission meeting 1-22-2014
1- 17-2014
Gas station
Proposed site for gas station is in conflict with the adjacent wetland .
---Site development permit approval should be conditional on moving gas station to the north side of the property
( moving main building further south ) and restricting number of pumps to 16 ( no expansion to 20 allowed )
Parking lot
Size is excessive, run-off will negatively impact wetland and drainage; Plantings are not suited for local conditions or
required shade cover; proposed lights create light pollution ----permit approval should be conditional on requiring a 100
ft .
buffer zone along existing wetland and preserving ALL trees/native vegetation in existing wetland
--- permit approval should be conditional on reducing parking lot size, in conjunction with reduced building size;
requiring diagonal parking and wider tree planting strips; and requiring permeable parking lot surface ---permit approval
should be conditional on reducing the height of the light poles and requiring downward - pointing fixtures that minimize
glare (do not allow more bad lighting to add to bad lighting in the vicinity)
--- permit approval should be conditional on selecting tree species appropriate for the local climate and the required
shade requirements :
• replace Chitalpa and Acer with Platanus inside parking lot
• replace Zelkova, Ulmus, Acer with more oak species along
freeway; omit perimeter shrubs to allow for optimal tree growth
• replace Platanus and Sequoia with oak species along existing
wetland (to match existing oaks along creek to the west)
• replace shrubs adjacent to wetland (surrounding runoff pond )
with native grasses and sedges to help detoxify runoff from parking lot
• omit Pyrus along Airport Boulevard ; plant Ulmus towards road
1
(away from building) to allow for better growth and shade cover for pedestrian path
• omit ground covers, bushes, which are in competition with
trees; mulch areas around trees to support their growth and healthy root system
bko
z
Kim Jordan
From : Pinky Kushner < pinkykushner@mac. com>
Sent: Friday, January 17 , 2014 12 : 36 PM
To: Kim Jordan
Subject: comments for Costco meeting-
Categories : Red Category
Greetings Commissioners :
Approval of the Site Development Plan should be conditional on moving the gas station to the north side
of the site, immediately next to the existing car dealership, along with the tire sales, thereby concentrating
car necessities into one location.
Approval of the Site Development Plan should include changes in the landscape plan and plant palate,
with an emphasis on simplicity of design (e.g., less busyness), more natives (e.g., providing ecosystem
value), and species that are proven to thrive in the Ukiah area. Specific plant replacements are --
1 . Along Airport Park Blvd, replace pear and Chinese elm with Sequoia; replace crepe myrtle with ceanothus
and redbud. Replace various ground covers and shrubs with mulch and decorative stones .
2 . Along the 101 freeway, replace the various selections of trees with native oaks---valley oak, live oak, and
black oak.
3 . In the parking lot, replace Zelkova with London Planetree. Zelkova will not provide the required shade;
London Planetree does well in Ukiah (e.g. , see the city parking lot north of the library) . Replace Acer Rubrum
with London Plane since Acer does not do well in parking lots in Ukiah (e. g. , see the parking lot east of the
Starbucks on Perkins). Eliminating Acer will also make the parking lot less busy, with a simple, arched tunnel
effect, that will be welcome shade in our hot summer months . It will also serve as mitigation for the heat effect
of the large paved area.
4 . Eliminate Berberis thunbergii, which is non-native and invasive and has been found to increase habitat for
Lyme-disease bearing ticks in the East Coast, which it could do here. Replace with native shrubs---coyote bush,
ceanothus and toyon.
5 . Eliminate Elaeagnus pungens, which is non-native and invasive . Replace with native willows and California
buckeye.
6 . Eliminate non-native ground covers, Cotoneaster ( 189 specimens), Lantana (67 specimens) and Rose Flower
Carpet (211 ) specimens. These have been found to be invasive and hosts to disease that can spread. ( For
instance, Rose Flower Carpet is host to rose rosette disease in the East Coast and could spread here, threatening
all roses in the area.) Replace with native sedges, rushes, and grasses.
7 . Ornamental grasses should be eliminated and replaced with native grasses, rushes and sedges.
Further comments on the landscape plans .
1 . Condition approval on placing parking lot trees in strips, not containers, to increase viability of the
trees. �
2. Condition approval on creating a vegetation buffer zone of 100 feet from the existing wetlands.
i
Thank you for your consideration and good work.
Sincerely,
Pinky Kushner
�
.
z
Required Parking Lot Tree List
The table below identifies trees required for planting in a parking lot and were selected specifically for Ukiah's climate and conditions specific to parking lots.
The trees in the table were selected by the Tree Advisory Group based on their ability to survive in the conditions specific to parking lots. The Required Paring
Lot Tree Table was approved by the City Council on April 18, 2012.
Required Parking Lot Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
cer rubrum 40' 35' Deciduous No Mod No Oval Yes No No 'October Glory'
Red Maple cultivar
rbutus unedo 20' 20' Evergreen Yes Yes No Rounded Yes Yes Yes Tree trained forms
Strawberry Tree only
Carpinus betulus 45' 25' Deciduous No Mod No Pyramidal Yes No Yes 'Pyramidalis'&
European Hornbeam 'Fastigata'cltvs
x Chitalpa tashkentensis 25' 25' Deciduous Yes Yes No Rounded Yes Yes No 'Morning
Cloud'cultivar
Eucalyptus gunnii 50' 35' Evergreen No Yes No Oval Yes No No
Cider Gum
Eucalyptus nicholii 40' 30' Evergreen No Yes No Oval No No No
Willow-leaf Peppermint
Ginkgo biloba 50' 30' Deciduous No Yes No Spreading Yes No No 'Autumn Gold' &
Maidenhair Tree 'Saratoga'cultivar
Gymnocladus dioica 50' 30' Deciduous No Yes No Oval No No No `Espresso'culitvar
Kentucky Coffee Tree
Morus alba 30' 40' Deciduous No Yes No Spreading No No No `Fan-San'&'Kingan'
Fruitless Mulberry cultivars
Olea europea 25' 25' Evergreen No Yes No Spreading Yes Yes No 'Swan Hill'&
Fruitless Olive 'Wilsonii'cultivars
Required Parking Lot Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
Plantanus x acerifolia 50' S0' Deciduous No Yes No Rounded Yes No No Syn.x hispanica
London Plane/Sycamore 'Columbia' &
'Yarwood'cultivar
Saphora japonica 40' 30' Deciduous Yes Yes No Rounded No No No 'Regent'cultivar
apanese Pagoda Tree
Ulmus parvifolia 40' 40' Semi- No Yes No Spreading Yes No No `Athena' & 'True
Chinese Elm Evergreen Green' cultivars
Zelkova serrata 50' 40' Deciduous No Yes No Vase Yes No No 'Village Green'
Sawleaf Zelkova cultivar
Request for Alternate Species. A species other than those listed in the Required Parking Lot Tree List above may be planted with approval from the Planning
and Community Development Director. The request to use an alternate tree must be made in writing and include the following information as applicable:
1. Why species from the required tree list cannot be planted;
2. Why the alternative species proposed is a preferred and appropriate species;
3. Ability to provide beauty and shade;
4. Ability of the species selected to remain healthy and viable in the conditions in which it would be planted (such as size of tree well, landscaped
island; soil conditions, location of utilities and overhead lines, proximity to building(s)/structure(s)).
5. Other information required by the Planning and Community Development Director.
Required Street Tree List
The table below identifies trees required for planting as street trees.The required street trees were selected specifically for Ukiah's climate and conditions
specific to a street tree setting. The trees in the table were selected by the Tree Advisory Group based on their ability to survive in the conditions specific to
street trees, such as confined root spaces,overhead wires, and/or confined crown spaces. When selecting a tree from the list, careful consideration should be
given to the setting in which the tree will be planted. The Required Street Tree List was approved by the City Council on April 18, 2012.
Required Street Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
Acer rubrum 40' 35' Deciduous No Mod No Oval Yes No No 'October Glory'
Red Maple cultivar
Acer campestre 30' 25' Deciduous No Mod No Rounded Yes No Yes
Hedge Maple
Carpinus betulus 45' 25' Deciduous No Mod No Pyramidal Yes No Yes 'Pyramidalis'&
European Hornbeam 'Fastigata'cltvs
Celtis occidentalis 60' 40' Deciduous No Yes No Rounded No No No
American Hackberry
Celtis sinensis 40' 40' Deciduous No Yes No Rounded No No No Concerns about
Chinese Hackberry potential
invasiveness
Cercis canadensis 25' 35' Deciduous Yes Yes No Vase Yes Yes No 'Oklahoma'culitvar
Eastern Redbud
Crataegus phaenopyrum 25' 20' Deciduous Yes Yes No Vase Yes Yes Yes
Washington Hawthorn
Ginkgo biloba 50' 30' Deciduous No Yes No Oval Yes No Yes 'Autumn Gold' &
Maidenhair Tree 'Saratoga'cultivar
Koelreuteria paniculata 40' 30' Deciduous Yes Yes No Rounded No No No
Golden Rain Tree
Laurus nobilis 35' 25' Evergreen No Yes No Pyramidal Yes No No
Grecian Laurel
Pistacia chinensis 40' 40' Deciduous Yes Yes No Rounded Yes No No
Chinese Pistache
Plantanus x acerifolia 50' S0' Deciduous No Yes No Rounded Yes No No Syn.x hispanica
London Plane/Sycamore 'Columbia' &
'Yarwood'cultivar
Required Street Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
Prunus cerasifera 25' 20' Deciduous Yes Yes No Vase Yes Yes Yes 'Thunder Cloud' &
Purple Leaf Plum `Krauter Vesuvius'
cultivars
Pyrus calleryana 35' 20' Deciduous Yes Yes No Oval Yes No Yes 'Chanticleer'&
Flowering Pear 'Aristocrat'
Quercus kelloggi 40' 30' Deciduous No Yes Yes Rounded No No No Needs open ground
Black Oak for best growth
Quercus Ilex 40' 30' Evergreen No Yes No Oval Yes No No
Holm or Holly Oak
Quercus rubra 75' 50' Deciduous No Yes No Spreading No No No
Eastern Red Oak
Robinia x ambigua 45' 35' Deciduous Yes Yes No Oval Yes No No 'Purple Robe'
Purple Robe Locust cultivar, needs
training
Ulmus'Frontier' 45' 45' Deciduous No Yes No Vase No No No
Hybrid Elm
Ulmus parvifolia 40' 40' Semi- No Yes No Spreading Yes No No `Athena' &'True
Chinese Elm Evergreen Green' cultivars
Request for Alternate Species. A species other than those listed in the Required Street Tree List above may be planted with approval from the Director of Public
Works and Director of Planning and Community Development. The request to use an alternate tree must be made in writing and include the following
information as applicable:
1. Why species from the required tree list cannot be planted;
2. Why the alternative species proposed is a preferred and appropriate species;
3. Ability to provide beauty and shade;
4. Ability of the species selected to remain healthy and viable in the conditions in which it would be planted (such as size of tree well, overhead
wires,soil conditions, location of utilities and overhead lines, proximity to building(s)/structure(s)).
5. Other information required by the Public Works Director and/or Planning and Community Development Director.
Required Riparian Tree List
The table below identifies trees required for planting as riparian trees. Riparian trees are those that are planted along or near the bank of a natural,freshwater
watercourse. The required riparian trees were selected specifically for Ukiah's climate. The trees in the table were selected by the Tree Advisory Group based
on their ability to survive in the conditions specific to riparian trees. The Required Street Tree List was approved by the City Council on April 18, 2012.
Required (1) Riparian Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
cer macrophyllum SO' 30' Deciduous Yes Yes Yes Spreading No No No Top of bank
Big-Leaf Maple
cer negundo 40' 30' Deciduous Yes No Yes Spreading No No No Top of bank
californicum
Box Elder
cer circinatum 20' 20' Deciduous Yes No Yes Vase Yes Yes Yes Needs afternoon
ine Maple shade
esculus californica 35' 40' Deciduous Yes Yes Yes Spreading No No No Top of bank
Buckeye
Inus rhombifolia 45' 25' Deciduous Yes No Yes Columnar No No No
White Alder
Crataegus douglasii 20' 20' Deciduous Yes No Vase Yes Yes No
Douglas' Hawthorn
Fraxinus dipetala 20' 20' Deciduous Yes No Yes Vase No Yes No
Flowering Ash
Fraxinus latifolia oregona 70' 40' Deciduous Yes No Yes Oval No No No
Oregon Ash
Populus fremonti 60' S0" Deciduous Yes No Yes Spreading No No No
Fremont Poplar
Quercus lobata 100' 80' Deciduous No Yes Yes Spreading No No No
alley Oak
Salix exigua 20' 15' Deciduous No Mod Yes Spreading No Yes No Pomo basket Willow
Sandbar Willow
Salix laevigata 25" 20' Deciduous No Mod Yes Spreading No No No
Red Willow
Required (1) Riparian Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
Salix lasiolepis 30' 30' Deciduous No Yes Yes Spreading No No No
rroyo Willow
Umbellularia californica 50' 30' Evergreen No Yes Yes Spreading No No No Top of bank
Bay Laurel
1. Residential Riparian Areas. For planting of trees on residentially zoned (R1, R2, R3) parcels,the List of Riparian Trees is a recommended list.
Non-Residential Riparian Areas. For planting of trees on properties other than the residential properties identified above or as part of a development project,
the List of Riparian Trees is a required list. When a tree from the Riparian Tree List is required, a species other than those listed in the Riparian Tree List above
may be planted with approval from the appropriate review authority.
Parks. For trees in riparian areas located in City parks,the Community Services Administrator has the authority to approve an alternative tree species.
Public Facilities(Non-Park). For trees in riparian areas that are located on land zoned Public Faculties or developed with Public Facilities uses,the Public Works
Director has the authority to approve an alternative species.
Development Projects. For trees in riparian areas associated with a development project,the body with the decision making authority over the project or
permit(site development permit, use permit, rezoning, subdivision, etc.) has the authority to approve an alternative tree species.
Other. For trees planted in riparian areas on property zoned other than R1, R2, R3, or PF, and trees for riparian areas that are not located in a City park, the
Planning and Community Development Director has the authority to approve an alternative species.
Request for Alternate Species. The request to use an alternate tree must be made in writing and include the following information as applicable:
1. Why species from the required tree list cannot be planted;
2. Why the alternative species proposed is a preferred and appropriate species;
3. Ability to provide beauty and shade;
4. Ability of the species selected to remain healthy and viable in the conditions in which it would be planted.
5. Other information required by the review authority.
Required Parks Tree List
The table below identifies trees required for planting in City parks and were selected specifically for Ukiah's unique climate and conditions specific to parks. The
trees in the table were selected by the Tree Advisory Group based on their ability to survive in the conditions specific to parks and include a wide variety of tree
species. The Required Parks Tree List was approved by the City Council on April 18, 2012.
Required Parks Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
cer macrophyllum 50' 50' Deciduous Yes Mod Yes Vase No No No
Big-Leaf Maple
rbutus unedo 20' 20' Evergreen Yes Yes No Rounded Yes Yes Yes Tree trained forms
Strawberry Tree only
rbutus x'Marina' 30' 30' Evergreen Yes Yes No Spreading No No No Larger sizes can be
Hybrid Strawberry Tree planted
rbutus menziesii 40' 30' Evergreen Yes Yes Yes Spreading No No No Plant only from#1
Madrone nursery containers
Betula nigra 50' S0' Deciduous No No No Spreading No No Yes 'Heritage'cultivar
River Birch
Calocedrus decurrens 60' 20' Evergreen No Yes Yes Pyramidal No No Yes 'Columnaris'
Incense Cedar culitvar
Carpinus betulus 45' 25' Deciduous No Mod No Pyramidal Yes No Yes 'Pyramidalis'&
European Hornbeam 'Fastigata'cltvs
x Chitalpa tashkentensis 25' 25' Deciduous Yes Yes No Rounded Yes Yes No 'Morning
Cloud'cultivar
Catalpa speciosa 60' 30' Deciduous Yes Yes No Oval No No No
Northern Catalpa
Cedrus libani 90' S0' Evergreen No Yes No Pyramidal No No Yes
Cedar of Lebanon
Cedrus atlantica 60' 40' Evergreen No Yes No Pyramidal No No Yes `Glauca'
Blue Altas Cedar cultivar only
Required Parks Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
Cedrus deodara 90' S0' Evergreen No Yes No Pyramidal No No Yes
DeodarCedar
Cercis occidentalis 20' 15' Deciduous Yes Yes Yes Vase Yes Yes Yes Tree trained forms
Western Redbud only
Cinnamomum camphora 60' 45' Evergreen No Yes No Broad No No No Needs open ground
Camphor Tree rounded for best growth
Cladrastis kentukea 35' 30' Deciduous Yes Yes No Oval No No No
merican YellowWood
Cornus x`Eddie's White 30' 25' Deciduous Yes No No Rounded Yes No No Needs afternoon
Wonder' shade
Fagus sylvatica 80' 50' Deciduous No No No Spreading No No No 'Atropurpurea'
European Beech cultivar
Fraxinus americana 60' 40' Deciduous No No No Spreading No No No `Chicago Regal'&
merican Ash 'Autumn Purple'
Fraxinus pennsylvanica 60' 45' Deciduous No No No Spreading No No No `Patmore'cultivar
Green Ash
Gymnocladus dioica 50' 30' Deciduous No No No Oval No No No `Espresso'culitvar
Kentucky Coffee Tree
Laurus nobilis 40' 35' Evergreen No Yes No Oval No No No
Grecian Laurel
Liquidambar styraciflua 70' S0' Deciduous Yes Yes No Spreading No No No 'Rotundiloba' &
Sweet Gum 'Festival'cultivars
Liriodendron tulipifera 70' S0' Deciduous Yes No No Spreading No No No
ulip Tree
Magnolia grandiflora 45' 30' Evergreen Yes Mod No Pyramidal No No No 'DD Blanchard'&
Southern Magnolia `Majestic Beauty'
Magnolia x soulangiana 20' 20' Deciduous Yes No No Spreading Yes Yes No `Alexandrina'cultivar
Saucer Magnolia
Required Parks Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
Maytenus boaria 35' 30' Evergreen No Yes No Rounded Yes No No `Green Showers'
Mayten Tree cultivar
Metasequoia 90' 40' Deciduous No No No Pyramidal No No No
glyptostroboides
Dawn Redwood
Parrotia persica 30' 30' Deciduous No Mod No Spreading No No No
Persian Parrotia
Picea abies 50' 30' Evergreen No Yes No Pyramidal No No No
Norway Spruce
Pinus canariensis 60' 30' Evergreen No Yes No Pyramidal No No No
Canary Island Pine
Pinus eldarica 50' 25' Evergreen No Yes No Pyramidal No No No
fghan Pine
Prunus x'Okame' 25' 20' Deciduous Yes No No Spreading No Yes No
Okame Cherry
Quercus agrifolia 70' 60' Evergreen Yes Yes Yes Rounded No No No
Coast Live Oak
Quercus coccinea 100' 70' Deciduous Yes Yes No Spreading No No No
Scarlet Oak
Quercus chrysolepis 40' S0' Evergreen No Yes Yes Rounded No No No
Canyon Live Oak
Quercus kelloggi 40' 30' Deciduous No Yes Yes Rounded No No No Predominate oak of
Black Oak the western hills
Quercus wislizeni 40' 40' Evergreen No Yes Yes Rounded No No No
Interior Live Oak
Quercus lobata 100' 80' Deciduous No Yes Yes Spreading No No No
alley Oak
Sequoia sempervirens 90' 30' Evergreen No Mod Yes Columnar No No No 'Soquel' & `Los Altos'
Coast Redwood cultivars
ilia cordata 50' 35' Deciduous Yes Mod No Oval No No No 'Greenspire'&
Little Leaf Linden `Shamrock'
Required Parks Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
ilia x euchlora 50' 25' Deciduous Yes Mod No Oval No No No 'Laurelhurst' cultivar
Crimean Linden
Umbellularia californica 50' 30' Evergreen No Yes Yes Spreading No No No
Bay Laurel
Ulmus'Frontier' 45' 45' Deciduous No Yes No Vase No No No
Hybrid Elm
Ulmus parvifolia 40' 40' Semi- No Yes No Spreading Yes No No `Athena' & 'True
Chinese Elm Evergreen Green' cultivars
Zelkova serrata SO' 40' Deciduous No Yes No Vase Yes No No `Village Green'
Sawleaf Zelkova cultivar
Request for Alternate Species. A species other than those listed in the Required Parks Tree List above may be planted with approval from the Community
Services Administrator. The request to use an alternate tree must be made in writing and include the following information as applicable:
1. Why species from the required tree list cannot be planted;
2. Why the alternative species proposed is a preferred and appropriate species;
3. Ability to provide beauty and meet the needs/criteria of the specific Park project;
4. Ability of the species selected to remain healthy and viable in the conditions in which it would be planted;
5. Other information required by the Community Services Administrator.
Recommended Residential Tree List
The table below identifies trees recommended for planting in a residential setting and were selected specifically for Ukiah's climate. The trees in the
list were selected by the Tree Advisory Group. The tree table was approved by the City Council on April 18, 2012.
Recommended Residential Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
cer platanoides 60' 40' Deciduous No Yes No Rounded No No No 'Crimson King'
Norway Maple
cer campestre 30' 25' Deciduous No Mod No Rounded Yes No Yes
Hedge Maple
cer circinatum 20' 20' Deciduous No No Yes Vase Yes Yes No Needs afternoon
ine Maple shade
cer griseum 25' 20' Deciduous No No No Vase Yes Yes No Needs afternoon
Paperbark Maple shade
esculus x carnea 40' 30' Deciduous Yes Mod No Broad- Yes No No 'Briotii'cultivar
Horse Chestnut Rounded
Ibizia julibrissin 30' 30' Deciduous Yes Yes No Spreading Yes Yes No Beautiful flowers but
Silk Tree ear-round debris
rbutus unedo 20' 20' Evergreen Both Yes No Rounded Yes Yes Yes Tree trained forms
Strawberry Tree only
rbutus x`Marina' 30' 30' Evergreen Both Yes No Oval No No No Needs open ground
Hybrid Strawberry Tree for best growth
Calocedrus decurrens 60' 20' Evergreen No Yes Yes Pyramidal No No Yes 'Columnaris'
Incense Cedar cultivar
Chitalpa tashkentensis 25' 25' Deciduous Yes Yes No Rounded Yes Yes No 'Morning
Cloud'cultivar
Catalpa speciosa 60' 30' Deciduous Yes Yes No Oval No No No Beautiful flowers but
Hardy Catalpa ear-round debris
Cercis canadensis 25' 35' Deciduous Yes Yes No Vase Yes Yes No 'Oklahoma'culitvar
Eastern Redbud
Recommended Residential Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
Cercis occidentalis 20' 15' Deciduous Yes Yes Yes Vase Yes Yes Yes Tree trained forms
Western Redbud only
Chionanthus retusus 25' 30' Deciduous Yes No No Spreading No Yes No Slow growth
Chinese Fringetree
Cornus capitata 25' 20' Evergreen Yes No No Vase No Yes No
Evergreen Dogwood
Cornus florida 25' 25' Deciduous Yes No No Rounded No Yes No
Eastern Dogwood
Cornus x rutgersensis 20' 20' Deciduous Yes No No Rounded No Yes No 'Celestial'
Galaxy Hybrid Dogwoods cultivar
Cornus x`Eddie's White 30' 25' Deciduous Yes No No Rounded Yes No No
Wonder'
Cotinus coggygria 15' 15' Deciduous Yes Yes No Rounded Yes Yes No 'Velvet Cloak'&
Smoke Bush 'Royal Purple'
Diospyros kaki 35' 30' Deciduous Yes Yes No Rounded Yes No No `Fuyu'cultivar
Persimmon
Koelreuteria bipinnata 40' 30' Deciduous Yes Yes No Spreading No No No
Chinese Flame Tree
Magnolia grandiflora 25' 15' Evergreen Yes Mod No Upright No No No 'Little Gem'cultivar
Southern Magnolia
Malus species 20' 20' Deciduous Yes Mod No Spreading Yes Yes No Prairie Fire' 'Snow
Crabapple Drift'
Maytenus boaria 35' 30' Evergreen No Yes No Rounded Yes No No 'Green Showers'
Mayten Tree cultivar
Nyssa sylvatica 40' 25' Deciduous No No No Upright No No No
upelo
Quercus douglasii 35' 25' Deciduous Yes Yes Yes Spreading No No No Slow growth,good
Blue Oak for clayey soils
Recommended Residential Tree List
Botanic Name Average Average Evergreen Fruiting Drought Mendocino Crown Suitable for Cultivars
Height Spread Or Or Tolerant Native Type Confined Overhead Confined &Notes
Common Name (feet) (feet) Deciduous Flowering Root Wire Crown
Spaces Locations Spaces
Quercus garryana 45' 35' Deciduous Yes Yes Yes Spreading No No No Good for clayey soils
Oregon Oak
Quercus kelloggi 40' 30' Deciduous No Yes Yes Rounded No No No Predominate oak of
Black Oak the western hills
Quercus lobata 100' 80' Deciduous No Yes Yes Spreading No No No
alley Oak
Queres suber 60' 40' Evergreen Yes Yes No Rounded Yes No No
Cork Oak
Quercus wislizeni 40' 40' Evergreen No Yes Yes Rounded No No No
Interior Live Oak
Sophora japonica 40' 30' Deciduous Yes Yes No Rounded No No No 'Regent'cultivar
apanese Pagoda Tree
Ulmus parvifolia 40' 40' Semi- No Yes No Spreading No No No `Athena' & 'True
Chinese Elm Evergreen Green' cultivars
rees from the Required Street Tree List, Required Parking Lot Tree List, Required Parks Tree List, and Required Riparian Tree List are
also appropriate for planting in a residential setting.
The trees in these tables were selected based on their ability to thrive in the conditions unique to each setting (street planter strip, parking lot, park,
riparian area). In order to provide for the long-term health and vitality of the tree selected, it is recommended that the tree selected be compatible
ith the residential setting in which it would be planted (e.g lawn and irrigation, overhead lines, creek side, pavement/impervious surfaces, limited
drainage).
A,��a� hm�E�fi #
City of 2ZI�uz�i
MEMORANDUM
TO : Kim Jordan
SUBJECT: 2010 Green building Standards Code requirements
for Costco
DATE : 1 -8- 14
FROM : David Willoughby
The following is a brief list of items that will need to be addressed and
included in the construction of the Costco project :
• Storm water pollution prevention measures and BMP 's .
• Bicycle parking requirements (short term = mounted racks
5% of parking spaces ; long term = covered , lockable
enclosures , rooms or lockers with mounted racks 5%
parking) .
• Designated parking for Clean Air/ Vanpool/ EV vehicles 8%
of total spaces .
• Light pollution reduction requirements for outdoor lighting
systems .
• 20°/a water savings required for potable water within the
building .
• Water budget required for landscape irrigation use .
• Construction waste management plan showing 50% min .
recycle/reuse .
• Occupant recycling requirements for building .
K
�
• Commissioning is required for the building which includes :
1 . Owner's Project Requirements (OPR) ; the
expectations and requirements of the building and
shall include the following items :
a . Environmental and sustainability goals .
b . Energy efficiency goals .
c . Indoor environmental quality requirements .
d . Project program , including facility functions and
hours of operation and need for afterhours
operation .
e . Equipment and systems expectations .
f . Building occupant and operation and
maintenance personnel expectations . :
2 . Basi.s of Design ( BOD) ; a written explanation of how
the design of the building systems meets the OPR and
shall include the following items :
a . Heating , ventilation , air conditioning systems and
controls .
. .
b. Indoor lighting system and controls . '
c . Water heating system .
d . Renewable energy systems .
e . Landscape irrigation systems .
f. Water reuse systems .
3 . Commissioning Plan ; prior to permit issuance a
commissioning plan shall be completed and include '
the following items :
a . General project information .
b . Commissioning goals .
c . Systems to be commissioned . Plans to test
systems and components .
d . Commissioning team information . :
e . Commissioning process activities , schedules and
responsibilities . Plans for the completion of
commissioning shall be included .
4 . Functional Performance Testing ; shall demonstrate the
correct installation and operation of each component, ;
system and system to system interface.
5 . Documentation and Training ; systems manual and
systems operations training are required .
6 . Commissioning Report; a report of commissioning
process activities undertaken through the design and
construction phases of the building project shall be
completed and provided to the owner or
representative .
7. Testing and Adjusting of Systems .
8 . Operation and Maintenance Manual ; provide the owner
or representative with detailed operating and
maintenance instructions and copies of
guaranties/warranties for each system .
• Pollutant Control which includes :
1 . Covering ducts during construction .
2 . Low VOC requirements for interior adhesives ,
sealants , caulks , paints and coatings , floor coverings ,
wall coverings and composite wood products .
• Indoor Air Quality; outside air delivery and carbon dioxide
monitoring if needed .
• Environmental Comfort; sound transmission .
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO :
City of Santa Rosa- Uti � ities Department
Storm Water & Creeks Section- Supervising Engineer
69 Stony Circle
Santa Rosa CA 95401
Project/Property :
APN(s) :
Santa Rosa , California
DECLARATION OF COVENANTS REGARDING MAINTENANCE OF
STORM WATER BMP FACILITIES
This Declaration of Covenants Regarding Maintenance of Storm Water BMP Facilities
(" Declaration") is made on this day of , 20_, by
(" Landowner") [if business entity, ADD type] .
RECITALS
A. Landowner is the fee simple owner of certain real property located in the City of Santa
Rosa ("City") , Sonoma County, California , [ INSERT lot numbers, and development
description ; APN numbers] and more fully described in Exhibit A to this Declaration
(" Property") .
B . The City's National Pollutant Discharge Elimination System (" NPDES") Municipal
Separate Storm Sewe� System (" MS4") Permit, Order number R1 -2009-0050 , issued by
#he North Coast Regiqnal Water Quality Control Board , requires the City to implement
and enforce specific requirements for the construction and maintenance of onsite storm
water management facilities/best management practices (collectively, "BMP") for
development, redevelopment, and other applicable projects with the goal of mitigating
impacts to storm water quality and runoff volume discharges into the MS4 .
C . Provisions of Chapter 17- 12 and other applicable sections of the Santa Rosa City Code
shall apply to the construction , inspection and maintenance of BMP facilities and the
enforcement of MS4 Permit requirements .
D . On , [ INSERT DATE and WHO (City Engineer OR Chief
Building Official)] approved Landowner's [ Improvement Plans OR Building Permit Site
Plan] (" Plan") [INSERT Plan or Permit Number] and a Final Standard Urban
Declaration of Covenants Regarding Maintenance of Storm Water BMP Facilities- Version 1 .2
Page 1 of 4
Stormwater Mitigation Plan ("SUSMP") for the Property which require the construction ,
and maintenance of BMP facilities on the Property (the "BMP Facilities") by Landowner.
The BMP Facilities required under the SUSMP may include both built and landscaping
features . The [Plan , SUSMP ,] may be inspected at the City of Santa Rosa ,
Department of Utilities, Storm Water & Creeks Section , 69 Stony Circle upon
appointment.
E . The [Plan , SUSMP] requires that Landowner make and execute this Declaration .
DECLARATION OF COVENANTS
NOW, THEREFORE , in consideration of the foregoing recitals , Landowner hereby
covenants, agrees and declares as follows :
1 . Landowner shall , at Landowner's sole cost and expense , construct, inspect, and
maintain the BMP Facilities in accordance with the Plan and the SUSMP .
Landowner shall assure that all BMPs remain fully functional and that all areas
identified in the Plan and SUSMP for treatment and/or volume capture discharge to
the specified BMP as designed .
2 . Landowner shall keep all records related to annual inspections of BMP's by City and
all records related to BMP maintenance for a period of at least five years . The
records shall include records of any BMP Facilities corrections , repairs, and
replacements . Landowner shall make these records available to the City upon
request.
3 . In the event Landowner fails to maintain the BMP Facilities in good working condition
as solely determined by the City, the City may enter upon the Property and take
whatever steps it deems reasonably necessary to maintain and/or make in good
working condition , such BMP Facilities. It is expressly understood that the City is
under no obligation to maintain or repair the BMP Facilities , and in no event shall this
Declaration be construed to impose such an obligation on the City.
4 . In the event that the City performs work of any nature , or expends any funds in the
pertormance of such work for labor, use of equipment, supplies , materials , or the
like, due to failure of the Landowner to perform its maintenance obligations under
this Declaration , as solely determined by City, Landowner shall reimburse the City
within 60 days of receipt of notice for all costs incurred by the City to undertake such
work. Costs shall include , but are not limited to , the actual cost of construction ,
maintenance and/or repair, and administrative costs directly related to such work.
5 . Any violation of the Plan or SUSMP by Landowner shall be deemed a public
nuisance under Chapter 1 -30 of the Santa Rosa City Code and City shall be entitled
Declaration of Covenants Regarding Maintenance of Storm Water BMP Facilities- Version 1 . 2
� Page 2 of 4
to the remedies available to it under Chapter 1 -30 in addition to those available to it
under Chapter 17- 12 . The remedies identified herein shall be in addition to and
cumulative of all other remedies , criminal or civil , which may be pursued by the City.
6 . Landowner shall indemnify, defend and hold harmless the City and its employees ,
officials, and agents , from and against any liability, (including liability for claims , suits ,
actions, arbitration proceedings , administrative proceedings , regulatory proceedings ,
losses , expenses or costs of any kind , whether actual , alleged or threatened ,
interest, defense costs , and expert witness fees) , where the same relates to , or
arises out of, the construction , presence , existence , inspection , or maintenance of
BMP Facilities on the Property or the pertormance of the covenants underlying this
Declaration by Landowner, its officers, employees , agents , contractors or sub-
contractors, excepting only that resulting from the sole, active negligence or
intentional misconduct of the City, its employees , officials, or agents . This
indemnification obligation is not limited in any way by any limitation on the amount or
type of damages or compensation payable to or for the Landowner or its agents
under workers' compensation acts, disability benefits acts or other employees'
benefits acts. If any judgment or claim against the City, its officials, agents , or
employees, shall be entered , Landowner shall pay all cost and expenses in
connection therewith .
7 . If any provisions of this Declaration shall be held to be invalid , illegal or
unenforceable, the validity, legality and enforceability of the remaining provisions
shall not in any way be affected or impaired thereby.
8 . This Declaration shall be governed according to the laws of the State of California .
The parties hereto agree that the forum for the adjudication of any dispute related to
this Declaration shall be brought exclusively and solely in Sonoma County ,
California .
9 . Landowner shall not assign this Declaration to a third party without the express prior
written consent of the City, provided that such consent will not be unreasonably
withheld and that such consent shall not be required for Landowner to sell or lease
the property to a third party.
10 . Landowner binds itself, its partners , successors, legal representatives and assigns to
the City, and to the partners , successors , legal representatives and assigns of the
City with respect to all promises and agreements contained herein .
11 . This Declaration shall be recorded by Landowner, and shall : a) constitute a
"covenant running with the land ;" b) be binding upon Landowner and Landowner's
successors , heirs , and assigns in perpetuity; and , 3) benefit the City of Santa Rosa ,
its successors , and assigns. Any breach of this Declaration shall render Landowner
Declaration of Covenants Regarding Maintenance of Storm Water BMP Facilities- Version 1 .2
Page 3 of 4
or Landowner's heirs , successors or assigns liable pursuant to the provisions of the
Santa Rosa City Code .
12 . Any notice , submittal or communication required or permitted to be served on
Landowner or City may be served by personal delivery to the person or the office of
the person identified below. Service may also be made by mail , by placing first-class
postage , and addressed as indicated below, and depositing in the United States mail
to :
City Representative : Landowner or Landowner Representative :
City of Santa Rosa Name :
Utilities Department Address :
Storm Water & Creeks Section
Supervising Engineer
69 Stony Circle
Santa Rosa CA 95401
Executed as of the day and year first above stated .
LANDOWNER: �
Name :
Signatures of Authorized Persons:
By:
Print Name :
Title:
By:
Print Name :
Title:
ATTACHMENTS :
Exhibit A- Property Description
Notary Acknowledgment
Declaration of Covenants Regarding Maintenance of Storm Water BMP Facilities- Version 1 .2
� Page 4 of 4
Costco Wa rehouse a nd Fuel Station
Site Development Perm it
Item 9A: Site Development Permit
� . . ' . : . - . .
' � • � . ' . ' . - � / - - • � -
Actions Re u i red
a
❑ City Council certification of an EIR
EIR certified on December 18, 2013 (Resolution 2013-34)
❑ City Council adoption of CEQA findings and Statement of
Overriding Considerations
CEQA Findings and Statement of Overriding Considerations
adopted December 18, 2013 (Resolution 2013-35)
❑ City Council adoption of a Rezoning to Retail Commercial (AIP
PD Ordinance)
Ordinance adopted January 15, 2014 (Ordinance 1146)
❑ Planning Commission approval of Site Development Permit
Tonight's Public Hearing
❑ Parcel Consolidation and Reconfiguration
Administrative action
Proposed Pro � ect
J
❑ 148,0 0 0 sf reta i I sto re
with bakery, pharmacy, optical center, nearing aid testing center, food
court, photo center, tire sales and installation, and fuel station
❑ 16-pump fuel station
❑ 607 pa rki ng spaces
❑ 22 bi ke pa rki ng spaces
❑ 4 load i ng berths (east side of bu i Id i ng)
❑ Small loading area at north side of site
❑ Landscaping
❑ Site improvements
sidewalks, bioswales, outdoor seating, bike parking, pedestrian
pathways, utilities, parking lot and exterior lighting, etc.
❑ Sign Program
❑ 15.3 acre site
Pro � ect Revisions
J
❑ Landscaping around the building
Fire Marshal access concerns and sight lines for signage
Crape myrtle on north and west sides of the building
❑ Tree species
Added Valley Oak and Interior Live Oak along east property line,
added California Sycamore along south property line
❑ Additional Lighting Information
Fascia of fuel station canopy extended
Additional photometric plan (sheet P2)
❑ Additional Fueling Station Information
Fuel Facility Safety Plan (sheet 7.2)- permitting agencies, safety
requirements and practices
❑ Sustainability and Energy Efficiency Information
Operations practices (sheets 1, 2, 3)
Pu bl ic Com ment
❑ Adequate screening of the Project from US101
❑ Pla nt everg reen trees to screen Project yea r-rou nd
from US 101
❑ Planting of more native species, especially trees (oaks
and redwoods recommended)
❑ Plant species appropriate for the site and Ukiah's
climate
❑ Lig hti ng may affect n ig ht-ti me views a nd create I ig ht
pol I ution
❑ Appearance of the Project from US101- a City
gateway
❑ Potential for the fuel station to impact the wetlands to
the south
Landscapin Plan
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FUEL FACILITY SAFETY �.2
UKlAH , CALIFORNIA
Site Development Perm it Fi nd i ngs
❑ Findings are related to the Project site (not off-site)
➢ General Plan consistency
➢ Airport Industrial Park Planned Development (AIP PD)
Ordinance and Ukiah City Code consistency
➢ Wi I I not create a haza rdous or i nconven ient veh icu la r or
pedestrian traffic pattern
➢ Will not create a hazardous or inconvenient condition to
adjacent or surrounding uses in terms of accessibility of
off-street parking areas and the relation of parking areas
to traffic on adjacent streets
➢ Sufficient landscape areas for the separation/screening
of the structu re(s) from the street a nd adjoi n i ng uses
and to breakup and screen large expanses of paved
areas.
Site Development Perm it Fi nd i ngs Cont' d
➢ Wi I I not restrict or cut out I ig ht or a i r on the property or
on property in the neighborhood or impair the value
thereof
➢ Will not excessively damage or destroy natural features,
including trees, shrubs, creeks, and the natural grade of
the site
➢ Sufficient variety, creativity, and articulation of the
architecture and design of the building and grounds to
avoid monotony and / or a box-like appearance.
Site Development Perm it Actions
❑ Approval of Project
❑ Approval of 2 modifications to the landscaping requirements
➢ 50% shade coverage of all paved areas within 10 years of planting, instead
provide SO% shade coverage of paved parking areas within 15 years (City of
Davis standard)
➢ Installation of 1 planter island with tree between every four parking spaces,
instead provide a combination of "fish-bone" style planters, planter islands
between parking spaces, and end row planters
❑ Approval of deviation from the required parking stall size
❑ Approval of a Sign Program
➢ To allow non-street facing signs — signs facing US101, parking lot, property
to the south, and facing access easement to the north
❑ Determine if side setbacks are adequate
➢ Side setbacks are determined as part of the site development permit
review process
Ton i ht's Meeti n : A enda Item 9A
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❑ Conduct a public hearing
❑ Receive public comment and provide Planning Commission
comments
❑ Make a motion to rely on the Costco Wholesale Project EIR
certified by City Council on December 18, 2013 (Resolution
2013-34)
❑ Make a motion to rely on the CEQA findings and statement
of overriding considerations made by the City Council on
December 18, 2013 (Resolution 2013-35)
❑ Make a motion to approve the Site Development Permit
based on fi nd i ngs staff report attach ment 1 a nd su bject to
conditions of approval in attachment 2
Add itiona I I nformation
❑ Applicant response to landscaping comments
❑ Staff's Power Poi nt Presentation
❑ Public Comment from Dennis Slota
Recommended conditions of approval related to
I ighti ng, gas station location a nd I ighti ng, a nd
stormwater improvements
❑ Public Comment from California Native Plant
Society
Recommended changes to landscape species
❑ Revised cond ition of a pprova I #48 for the
bus shelter
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1 . I ntrod uction
2 . Site Pla n & Access
3 . Susta i na ble Practices
4 . Fuel Faci I it
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5 . Draina e & Storm Water
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� Site Pla n & Access
_WEI�O�LESALE
�
EOW-FI�W FlXTUHES l�� IEGNTIN6 b CONTROLS NIG�iT SCAEEl�S OES��ATIF�CAT��M OF AIR
Low-flow toilets, urinals and Jewelry case and freezer/ After-hours screens over coolers Large fans mave warm air down,
faucets save 40% more water coolers' LEDs reduce energy reduce cooling loss on a�erage reducing HVAC load.
than huilding standards require. use by 50,000 kWh per hy 22,150 kWh per warehouse
warehouse per year. Anti-sweat per year.
controls reduce condensation,
lowering energy use by 120,000
kWh per warehouse per year.
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� � a��� � l SEC�NOARY LOQ� REFRI&fRATOR
���� �. , �
� ' ���� " �'' Refrigeration systems'waste
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� � . .� : ��� ' _ �i' ��r� heat is reused to heat water for
� � �i � � � � � � �
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UQUBLE YESTIBULE �ECYCLEQ BlIIL�1M6 FRAME AHp P�O�fUCE COOI.EH AIR QOOR N16H lNiEMSITY
Second vestibule and air curtain WAII CONTEhT Retains cool air. UfSCNAR6E LIGI�TING
retains warm air in warehouses Steel structure is made from HID interior lighting has improved
located in cold climates. 809b recycled material. warehouse efficiency by 22�/0
since implementatian in 2001.
Exterior HIDs have improved
efficiency by 1594o since 2007.
Co o � �
� Susta i na ble Practices
_WEI�O�LESALE
Fuel Facility DesEgned With Multiple Trees and Shrub Planting to Provide
Safety Containment Features Buffer at Wetfands
Grading has been designed so that starm water flows to the north
away from the wetlands and�designed�in ccvrdance�,with the �� � � �,'%/ � �%�'�'" � Edge of Wetlands
State of California B,est Management Pra tices. r e - �� - '�=� '
- . ; �, - ;,,.
A l l p r o d u c t p i p m g s l o p�� t o t h e s u m p s a t h e-u�t d e r g r o u n d , �� i
, �- .
storage tanks. If a leak occurs gasoline will flow through; � `} � Existing Vegetation On Slope Bank at Wetlands
, , �/ry'� ' �
ti�e interstitial space back to tM'e sump a�nd an alar.�rr will sAUnd: ����j _ �
/ �
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The fueling facilit�is designed to mee aor exce;�l��� �-�����a�`�'s f;�► �� Fuel Facility Vehicle Queuing
requirements adopted by: . �,� � °`� � �i/
,
•The California Fire Cod�� ��� � � ��� �
�\� � �
.
/ , R _
•The California Health and �afe# Code � � � '� ;�,��� ' �� Tanks are secured in place with anchoring straps
,.
•The Environmental Pro�tection genc�5 ;� �-�" � � ���� �. (tie downs) to prevent possible buoyancy factors
- , : � ��
•The National Fire Protection�gen�� � � % �+ o,.a�n and resist buckling under hydrostatic pressure.
•The California Air Resourc�" Bo�d-= " ! '�+�a,,F � The tanks are to be backfilled with free flow media
��'tJa r�fi '
•The Local Certifiede Unifie �Program Agency � �ds and piping is flexible to protect the system during
•The California Cod�e of eg�ation� �` ��'/% = � a seismic event.
, f � 4 �: 150'±From Fuel I
���'� � � � �� ,� �� . Tanks to Edge of
� � � �' �� ��������� � �'�� � �'er�a�as � � � � � The piping control units, submersible pump variable
�: < �\� �' �- �� _' �-, ���A�: �zo�*F�om Edge speed controllers, and monitorirtg system console
�� " �� - , _, � �
, � � �`������ of Canopy To Wetlands `
, :- , ,�- _-- °� _ ; � � are housed inside fhe controller enclosure.
� . � _i \ca�
- j' �_° � � ° ��a m� a h• _
� x ,�: � � ; x�
/ � � , ,, .
� u P��� '
� //� 9 . �Y4 ��. � - �� .. ^ .
���� ,_ � „��
0� Catch basins are designed with an automatic
� / ry�+i
�,,= 4 , ,: ' � , � � � � 1 � � shut-off valve to close if a spill should occur.
� >�, �:. , � � >
� � ��� ; � o � o �, � o �
, � U � z, � , �.. �� ` �-
; �.
1�',I'i,° I_� r ` _ ,
° Catch basins d schar e th ou h san /oil se rators
,
�� t �; . �
i g r g d pa
� � � .. �'�. x . . _
'` �}''�� i ` , . � ��jl � � g�� ,; _ �, �� with rubberizer oil sorbent pillows to prevent
�p � ,_ �� ' �w<A „� Drainage � Y ',� •
�� v � -� �, Away From � discharge of containments to the wetlands.
�+ �,;� �" Wetlands �.y.n
f, � ;��` rn m
� '�' �; , �Y � �
� "` �3Er E e� 4 5� ' 1��`�i.
i ::
� � ' . y� �.-n ,:_; .
` ,_.�
`� •Costco provides a trained attendent to
__ _
_. _ ._ : ..�
�- � - � �~� � supervise the facility during all hours of
Infiltration ,�° x `\ --- = - -_-_ - _ operation.
- � � x - `
Planter With - - ^ - -� - -- x x
- -= - — � ~� ~��- -� �-- ______._�� _ «� � •Costco has defined emergency response
Tree And Shrub - = - - _ __
�
UST Desiqn Features
• All UST piping connections to • All USTs and dispensers are
the tanks and dispenser equipped with the most
sumps are flexible to prevent advanced Phase I & Phase II
rupture from ground enhanced vapor recovery air
movement. pollution control equipment
available on the market.
• The USTs, containment
sumps, and piping are all • USTs are required to meet
double walled fiberglass. Federal leak detection standards
of 95% probability of detection
— - • Costco utilizes a 0.1 gallon and 5% probability of false alarm.
_ .; ..; - _ per hour test tolerance for
, •r� � • product piping system leak • All product, vapor, and vent
. " detection, which exceeds the piping are non-corrosive and
. �: r��* ' r 3 gallon per hour Federal provide 3 levels of protection:
�' ' +� ti standard. If the system 1. Monitoring with smart
. i• :f . exceeds the test detection pressure line leak detection.
� " *� ; ,,, ' amount, the system is 2. All piping, tanks, and sumps
t ; ��r`; ', automatically shut down. are double walled to provide
. �_ ��► � secondary containment.
' '� �;� �� • Each dispenser sump is 3. The interstitial space is
• � �, � , F equipped with an automatic monitored under vacuum
. •� � �� shut-off valve to protect pressure per California AB
t � *•� against vehicle impact, and a 2481 regulations.
. � � poppeted breakaway device
� ' '�+r � to stop the flow of fuel in case
' +�` �� ■ � � of accidental drive off.
■. - .
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.
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A. Double-Wall Tank, Piping,and Sumps I. Deadman Anchor System
B. Hydrostatic Reservoir J. Holddown-Strap System
C. Monitoring Fluid K. Dispenser Sump Impact Shutoff Valve
D. Containment Collars and Poppeted Breakaway Hose
E. Turbine Sump with smart pressure
leak detection
F. Turbine Sump Lid
G. Fill/Vapor Tank Sump
H. Stage I and Stage II Enhanced Vapor
Recovery with In Station Diagnostics
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� Fuel Faci I it
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LANDSCAPE L�GEND �BOLOTYPEUENbTESNATIYESPEdE5) Bemling
TREES c`°wth s�'ie: cmwin size� GrowM size�. crowm s�ze_
�wxN> wa�err�-�ow 1 PERIMETERSHRUBS �w�H� wa�e� PERENNIALS �wxH� water YINE �wxH> wace,
SYMBOL BOTANICALICOMMONIVAME [QUAN717Y�SIZE 5��/75kf USaAe�M-MBGi�mJ SVMBOL BOTANICALICOMMONNAME �QUANYITV)SIZE 5 f� Usape BOTANICAL/COMMONNAME (QUANTITY)512E 5 fy 115yf U880B BOTANICAL/COMMON NAME (�UANTITY�SIZE 5 fy Il5yf Use4e
� Ace�RUbNm'OCI46BrG�Ory'1 (14)2d'box. 12'x18'!1B'�G M Chondropetalum lec[orum(Cape Rush {57)1 gal. 4'x5'14k5 M f L Harden6ergia viWacea'Happy Wanderef! (e)1 gal. 6k12Y 10'e12' M!L
Octohgr Glory Maple Matched Spndards Nctostaphylos densi(lore fe5)5 gai. 5'x5'1 Bk8' L Happy WaMerer Lilac Vine
� � 'HOwaMMCMinn'1 Dianel�arevolute'Litl�eReWl {7.54974'POt 1.5'z1,5'N.5'xL5' MfL
Chilalpa Tasken4ensis'Pink�awn'1 (39)24'box. 10'a18'I 14'#4' M!L HawaM McMinn Manzanita Lit11a Rev�ianella W IL�FLOWERS
Pink�awn Chilalpa Matched SlandaNs
R, BerCeris thun6ergii'Rose Glow'! pi�i gal. 6'z4'I6'H6' M/L Lomandre long'rfdfa'Kalnnus�eluxe'! {i,ytg�q^po3 3'x3'13'x3' M!L Califomia Native�Idflower Mix i gai. NA M I L
Platanus racemasa I (7�24'6w. 8'x1Y I 16'.2d' L Rose Glax Japanese Bai6ercy Katrinus Oeluxe Lomandra
�• CaliFomia Sycamore Low Branching
� � Beo6ensthunhergii'RoseGlow'! �36��5eaL 4'x4'I6'x6' M1L Phamiumtenax'MonroviaRed'I {tt0�t5gai. 5St5'!5'x5' MIL
Pyms calleryana'AnstocraM! (18�24'box, 9'x16'I 14'a24' N! Rose Glow Japanese Baiherty Monrovia Red NewZealand Flaz
Arislarat Flow�enng Pear Matched Sfandards 5iTE vLqNTING IN�iC0.nNG SWRUBS,PERENNIALS.ORNAMENTAL
Ceanothus'Joyce GouHer l (116)15 gal. S�z3��10k5� L GROUN�COVERS GR455ES,GROUND COVER.VINE AN�WIL�FLOWERS.
Ouemus lahala I (14)24'6ox. 8'x12'I 12'z16' l • Joyce Coulhv Geanofhus
� Valley0ak LowBranchirg
�7 ElaeagnuspungenslSilver6ercy (i2e)�5gai, 6'x8'!16'x12' M!L Cotonaaslerdammen'LowhasYl (189}tga[. 1'x6'!i'x8' MfL
—Quemuswizlizeniif (14)24'hox. 8'xiTI10'ai6' L LowfaslBea�herryCotoneasler BIO5WALESITEPLANTING
Interipr Live Oek Matchgd StdndaMS � Rhus ovata f Svgar Bush (ii3)i 5 gai. 6'x6'!8'x10' M 1 L
.� Lanlanahyh.'Spreatling5un52Y! �67M1gal. 1.5'c6'li.5'x6' MfL
5equoia Sempervirens'Soquel7 �n�za•eox, sx�a•r ia�2a� n��� SHRUBS sp�eaa�oy s��e�����a � Existing Trees
� 5oquel Redwoad Matched in Size Callislemon viminalis'Little.lohn'! f3&515 gaL 3'x3'13'x3' M f L Rose'MPlehlossom'Flower Caryet (211p 1 ga€ 2'x5'12'x5' M
Ulmuspanitol�a'Oynasly! {34�2d'6oK- 14'a14'!22'x2S M OwadBOttfebmsfi ApplehlassomFlowerCarpetRose
NOTE
OynasryChineseElm Mafahed5landaNs OietesvegetalFortnighLLiEy ��z3�igai. 5'x5l5'a5' M
ORNAM ENTAL GRASSES n��w+oscavwc QvnHmies we esnr,ures oN�v nNO sus�fcr ro
CHANGE BASE�ON FINPL CON5TRUCTIQ4 PUNS ANO F�EL�GONOITIONS
Zelkova serrala�Il�ge Green'! p6)24'hox, 12'xi6'116'z25' � �ietes v eEa!Fortni hl Lil
Village Green Japanese Zelkova Malched SlandaMs � 9 Y (488)5 gal. 5'x5Y 5'x5' M Fes(ura mairei 1AElas Fescue (339)4'pol 3'z3'13'x3' M f L
uyuswm�aw��caTe�a�umr c��,s9a�. axa'�a�xa M IRRIGATION SYSTEM STATEMENT
SMALLTREES Feswcama�re��nuasFSSC�e (�.060)7gai 3'x3'f3'x3' MfE
Texas Japanese Prrvet rHe iaRiw.rwN svsreu wai ee a w�rea evvineNr�ow v�ow.vawr
Lagershoemiahyb-'h�uskpgeel (J7M24"6oz- 6'x10'117x18' M souRCESVSr�MOESicHEOroPROV�oEaoEOUn*EwnrErr�rvc*osuPPOar
La�renderFlpweringG�apeMyrtle Mul&hranch2d Rosameidnfo2'Coral�rift'1 [24711gaL 2'x3'17x3' M Penniselumorienlale! (966)9'pot 2.5'�2.5'12.5'x2.5' MfL AvoioiHC�cESSwnlEepnaPUCnno�TE�s�m�in�aE w���E
� Coral Dnft ShNb Rose Onenlal Fountain Grass caocwunnwaze,auowiuc oaeaariou ouawe u.e w�u,awo oa ena�r
Lagerstroemiahyh.Tusnwrd'1 (5�24"hox. 6'xiPH2'xi8' M �.war+wcHOUes,wirhrau�nriesraArtiMesarvocvc�es.rxesrsteM
Pink Red Rox+enng Crape MyAle Multi-branched Rose meigalpio'Red prj(C! (a44)t gal. 2'z3'I7z3' M nMOUH1 or warFenvaueo*orNe PuNrunrertin�enseoorv onar�E
Red�rifl5hrubftose wEieESEi a�oorviNEfl sisoFau�aEafleuinaao�FnsEOralnES�re
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1 . I ntrod uction
2 . Site Pla n & Access
3 . Susta i na ble Practices
4 . Fuel Faci I it
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5 . Draina e & Storm Water
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6 . Arch itectu re
7 . �a ndsca e Arch itectu re
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8 . Questions
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� Site Pla n & Access
_WEI�O�LESALE
�
EOW-FI�W FlXTUHES l�� IEGNTIN6 b CONTROLS NIG�iT SCAEEl�S OES��ATIF�CAT��M OF AIR
Low-flow toilets, urinals and Jewelry case and freezer/ After-hours screens over coolers Large fans mave warm air down,
faucets save 40% more water coolers' LEDs reduce energy reduce cooling loss on a�erage reducing HVAC load.
than huilding standards require. use by 50,000 kWh per hy 22,150 kWh per warehouse
warehouse per year. Anti-sweat per year.
controls reduce condensation,
lowering energy use by 120,000
kWh per warehouse per year.
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� � a��� � l SEC�NOARY LOQ� REFRI&fRATOR
���� �. , �
� ' ���� " �'' Refrigeration systems'waste
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� � . .� : ��� ' _ �i' ��r� heat is reused to heat water for
� � �i � � � � � � �
� ' ' � I 6 f 1, � G� � the bakery and deli.
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UQUBLE YESTIBULE �ECYCLEQ BlIIL�1M6 FRAME AHp P�O�fUCE COOI.EH AIR QOOR N16H lNiEMSITY
Second vestibule and air curtain WAII CONTEhT Retains cool air. UfSCNAR6E LIGI�TING
retains warm air in warehouses Steel structure is made from HID interior lighting has improved
located in cold climates. 809b recycled material. warehouse efficiency by 22�/0
since implementatian in 2001.
Exterior HIDs have improved
efficiency by 1594o since 2007.
Co o � �
� Susta i na ble Practices
_WEI�O�LESALE
Fuel Facility DesEgned With Multiple Trees and Shrub Planting to Provide
Safety Containment Features Buffer at Wetfands
Grading has been designed so that starm water flows to the north
away from the wetlands and�designed�in ccvrdance�,with the �� � � �,'%/ � �%�'�'" � Edge of Wetlands
State of California B,est Management Pra tices. r e - �� - '�=� '
- . ; �, - ;,,.
A l l p r o d u c t p i p m g s l o p�� t o t h e s u m p s a t h e-u�t d e r g r o u n d , �� i
, �- .
storage tanks. If a leak occurs gasoline will flow through; � `} � Existing Vegetation On Slope Bank at Wetlands
, , �/ry'� ' �
ti�e interstitial space back to tM'e sump a�nd an alar.�rr will sAUnd: ����j _ �
/ �
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1 � � �� �
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The fueling facilit�is designed to mee aor exce;�l��� �-�����a�`�'s f;�► �� Fuel Facility Vehicle Queuing
requirements adopted by: . �,� � °`� � �i/
,
•The California Fire Cod�� ��� � � ��� �
�\� � �
.
/ , R _
•The California Health and �afe# Code � � � '� ;�,��� ' �� Tanks are secured in place with anchoring straps
,.
•The Environmental Pro�tection genc�5 ;� �-�" � � ���� �. (tie downs) to prevent possible buoyancy factors
- , : � ��
•The National Fire Protection�gen�� � � % �+ o,.a�n and resist buckling under hydrostatic pressure.
•The California Air Resourc�" Bo�d-= " ! '�+�a,,F � The tanks are to be backfilled with free flow media
��'tJa r�fi '
•The Local Certifiede Unifie �Program Agency � �ds and piping is flexible to protect the system during
•The California Cod�e of eg�ation� �` ��'/% = � a seismic event.
, f � 4 �: 150'±From Fuel I
���'� � � � �� ,� �� . Tanks to Edge of
� � � �' �� ��������� � �'�� � �'er�a�as � � � � � The piping control units, submersible pump variable
�: < �\� �' �- �� _' �-, ���A�: �zo�*F�om Edge speed controllers, and monitorirtg system console
�� " �� - , _, � �
, � � �`������ of Canopy To Wetlands `
, :- , ,�- _-- °� _ ; � � are housed inside fhe controller enclosure.
� . � _i \ca�
- j' �_° � � ° ��a m� a h• _
� x ,�: � � ; x�
/ � � , ,, .
� u P��� '
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���� ,_ � „��
0� Catch basins are designed with an automatic
� / ry�+i
�,,= 4 , ,: ' � , � � � � 1 � � shut-off valve to close if a spill should occur.
� >�, �:. , � � >
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, � U � z, � , �.. �� ` �-
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1�',I'i,° I_� r ` _ ,
° Catch basins d schar e th ou h san /oil se rators
,
�� t �; . �
i g r g d pa
� � � .. �'�. x . . _
'` �}''�� i ` , . � ��jl � � g�� ,; _ �, �� with rubberizer oil sorbent pillows to prevent
�p � ,_ �� ' �w<A „� Drainage � Y ',� •
�� v � -� �, Away From � discharge of containments to the wetlands.
�+ �,;� �" Wetlands �.y.n
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�- � - � �~� � supervise the facility during all hours of
Infiltration ,�° x `\ --- = - -_-_ - _ operation.
- � � x - `
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- -= - — � ~� ~��- -� �-- ______._�� _ «� � •Costco has defined emergency response
Tree And Shrub - = - - _ __
�
UST Desiqn Features
• All UST piping connections to • All USTs and dispensers are
the tanks and dispenser equipped with the most
sumps are flexible to prevent advanced Phase I & Phase II
rupture from ground enhanced vapor recovery air
movement. pollution control equipment
available on the market.
• The USTs, containment
sumps, and piping are all • USTs are required to meet
double walled fiberglass. Federal leak detection standards
of 95% probability of detection
— - • Costco utilizes a 0.1 gallon and 5% probability of false alarm.
_ .; ..; - _ per hour test tolerance for
, •r� � • product piping system leak • All product, vapor, and vent
. " detection, which exceeds the piping are non-corrosive and
. �: r��* ' r 3 gallon per hour Federal provide 3 levels of protection:
�' ' +� ti standard. If the system 1. Monitoring with smart
. i• :f . exceeds the test detection pressure line leak detection.
� " *� ; ,,, ' amount, the system is 2. All piping, tanks, and sumps
t ; ��r`; ', automatically shut down. are double walled to provide
. �_ ��► � secondary containment.
' '� �;� �� • Each dispenser sump is 3. The interstitial space is
• � �, � , F equipped with an automatic monitored under vacuum
. •� � �� shut-off valve to protect pressure per California AB
t � *•� against vehicle impact, and a 2481 regulations.
. � � poppeted breakaway device
� ' '�+r � to stop the flow of fuel in case
' +�` �� ■ � � of accidental drive off.
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B. Hydrostatic Reservoir J. Holddown-Strap System
C. Monitoring Fluid K. Dispenser Sump Impact Shutoff Valve
D. Containment Collars and Poppeted Breakaway Hose
E. Turbine Sump with smart pressure
leak detection
F. Turbine Sump Lid
G. Fill/Vapor Tank Sump
H. Stage I and Stage II Enhanced Vapor
Recovery with In Station Diagnostics
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LANDSCAPE L�GEND �BOLOTYPEUENbTESNATIYESPEdE5) Bemling
TREES c`°wth s�'ie: cmwin size� GrowM size�. crowm s�ze_
�wxN> wa�err�-�ow 1 PERIMETERSHRUBS �w�H� wa�e� PERENNIALS �wxH� water YINE �wxH> wace,
SYMBOL BOTANICALICOMMONIVAME [QUAN717Y�SIZE 5��/75kf USaAe�M-MBGi�mJ SVMBOL BOTANICALICOMMONNAME �QUANYITV)SIZE 5 f� Usape BOTANICAL/COMMONNAME (QUANTITY)512E 5 fy 115yf U880B BOTANICAL/COMMON NAME (�UANTITY�SIZE 5 fy Il5yf Use4e
� Ace�RUbNm'OCI46BrG�Ory'1 (14)2d'box. 12'x18'!1B'�G M Chondropetalum lec[orum(Cape Rush {57)1 gal. 4'x5'14k5 M f L Harden6ergia viWacea'Happy Wanderef! (e)1 gal. 6k12Y 10'e12' M!L
Octohgr Glory Maple Matched Spndards Nctostaphylos densi(lore fe5)5 gai. 5'x5'1 Bk8' L Happy WaMerer Lilac Vine
� � 'HOwaMMCMinn'1 Dianel�arevolute'Litl�eReWl {7.54974'POt 1.5'z1,5'N.5'xL5' MfL
Chilalpa Tasken4ensis'Pink�awn'1 (39)24'box. 10'a18'I 14'#4' M!L HawaM McMinn Manzanita Lit11a Rev�ianella W IL�FLOWERS
Pink�awn Chilalpa Matched SlandaNs
R, BerCeris thun6ergii'Rose Glow'! pi�i gal. 6'z4'I6'H6' M/L Lomandre long'rfdfa'Kalnnus�eluxe'! {i,ytg�q^po3 3'x3'13'x3' M!L Califomia Native�Idflower Mix i gai. NA M I L
Platanus racemasa I (7�24'6w. 8'x1Y I 16'.2d' L Rose Glax Japanese Bai6ercy Katrinus Oeluxe Lomandra
�• CaliFomia Sycamore Low Branching
� � Beo6ensthunhergii'RoseGlow'! �36��5eaL 4'x4'I6'x6' M1L Phamiumtenax'MonroviaRed'I {tt0�t5gai. 5St5'!5'x5' MIL
Pyms calleryana'AnstocraM! (18�24'box, 9'x16'I 14'a24' N! Rose Glow Japanese Baiherty Monrovia Red NewZealand Flaz
Arislarat Flow�enng Pear Matched Sfandards 5iTE vLqNTING IN�iC0.nNG SWRUBS,PERENNIALS.ORNAMENTAL
Ceanothus'Joyce GouHer l (116)15 gal. S�z3��10k5� L GROUN�COVERS GR455ES,GROUND COVER.VINE AN�WIL�FLOWERS.
Ouemus lahala I (14)24'6ox. 8'x12'I 12'z16' l • Joyce Coulhv Geanofhus
� Valley0ak LowBranchirg
�7 ElaeagnuspungenslSilver6ercy (i2e)�5gai, 6'x8'!16'x12' M!L Cotonaaslerdammen'LowhasYl (189}tga[. 1'x6'!i'x8' MfL
—Quemuswizlizeniif (14)24'hox. 8'xiTI10'ai6' L LowfaslBea�herryCotoneasler BIO5WALESITEPLANTING
Interipr Live Oek Matchgd StdndaMS � Rhus ovata f Svgar Bush (ii3)i 5 gai. 6'x6'!8'x10' M 1 L
.� Lanlanahyh.'Spreatling5un52Y! �67M1gal. 1.5'c6'li.5'x6' MfL
5equoia Sempervirens'Soquel7 �n�za•eox, sx�a•r ia�2a� n��� SHRUBS sp�eaa�oy s��e�����a � Existing Trees
� 5oquel Redwoad Matched in Size Callislemon viminalis'Little.lohn'! f3&515 gaL 3'x3'13'x3' M f L Rose'MPlehlossom'Flower Caryet (211p 1 ga€ 2'x5'12'x5' M
Ulmuspanitol�a'Oynasly! {34�2d'6oK- 14'a14'!22'x2S M OwadBOttfebmsfi ApplehlassomFlowerCarpetRose
NOTE
OynasryChineseElm Mafahed5landaNs OietesvegetalFortnighLLiEy ��z3�igai. 5'x5l5'a5' M
ORNAM ENTAL GRASSES n��w+oscavwc QvnHmies we esnr,ures oN�v nNO sus�fcr ro
CHANGE BASE�ON FINPL CON5TRUCTIQ4 PUNS ANO F�EL�GONOITIONS
Zelkova serrala�Il�ge Green'! p6)24'hox, 12'xi6'116'z25' � �ietes v eEa!Fortni hl Lil
Village Green Japanese Zelkova Malched SlandaMs � 9 Y (488)5 gal. 5'x5Y 5'x5' M Fes(ura mairei 1AElas Fescue (339)4'pol 3'z3'13'x3' M f L
uyuswm�aw��caTe�a�umr c��,s9a�. axa'�a�xa M IRRIGATION SYSTEM STATEMENT
SMALLTREES Feswcama�re��nuasFSSC�e (�.060)7gai 3'x3'f3'x3' MfE
Texas Japanese Prrvet rHe iaRiw.rwN svsreu wai ee a w�rea evvineNr�ow v�ow.vawr
Lagershoemiahyb-'h�uskpgeel (J7M24"6oz- 6'x10'117x18' M souRCESVSr�MOESicHEOroPROV�oEaoEOUn*EwnrErr�rvc*osuPPOar
La�renderFlpweringG�apeMyrtle Mul&hranch2d Rosameidnfo2'Coral�rift'1 [24711gaL 2'x3'17x3' M Penniselumorienlale! (966)9'pot 2.5'�2.5'12.5'x2.5' MfL AvoioiHC�cESSwnlEepnaPUCnno�TE�s�m�in�aE w���E
� Coral Dnft ShNb Rose Onenlal Fountain Grass caocwunnwaze,auowiuc oaeaariou ouawe u.e w�u,awo oa ena�r
Lagerstroemiahyh.Tusnwrd'1 (5�24"hox. 6'xiPH2'xi8' M �.war+wcHOUes,wirhrau�nriesraArtiMesarvocvc�es.rxesrsteM
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Red�rifl5hrubftose wEieESEi a�oorviNEfl sisoFau�aEafleuinaao�FnsEOralnES�re
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Recommendations for Effective Outdoor Lighting
In order to carry out astronomical research, Metal H711de �MH�
a dark nighttime sky is essentiaL Contributions
of light from the eatth—both direcYemissions Display Iighting where calor rendering is critical'
and reflected light—brighten ihe night sky back- Some sports lighting, where calor rendering is
ground. This brightening also greatly diminishes critical'
the view ofthe heavens for amateur astronomers
and the general public. Many people flave MerCUry VapOr (MV)
never seen the Milky Way; much less other Not an snergyefficienfsource, not
interesting;celestial objectss recommended
The type oflight source is importantbecause Use MH instead
some types may be more effectiveiy filtered out at Older installations,where shielding is,good, can
the telescope;than others. Low pressure sodium remain in use, of course
(LPS) is the preferred source; as its nearly mono- InCandescent, including Quatz
chromatic yellowiight can be easily`filtered out.
Other advantages of LPS are thaYthe wavelength Not energy efficient,but OK for low-wattage
emitted is nearthat where the human eye is mosY applications
sensitive and efficient,and LPS is also the most Occupancy sensor activated lighting
energy efficient light source available. With the Infrequently used lighting
current push for broader application of white light Low-wattage lamps for porch lights; and
sources such as metal halide—which is veryspec- otheriow-wattage usages
trally polluting—we hope3hat someone will invent
an economical white light source made up entirely Compact FluoreSCent
of three orfiour carefully chosen and very narrow
spectral lines. These narrow lines would be OK for many low-wattage applications;;such
easyto filter out, and the source would leave as residential lighting.
over 99% of the visible spectrum unpolluted.
In general: All outdoorfixtures should be fully-
Following is a IisY of commonly used lightsource shielded and installed in such a way that no light is
types, along with suggested applications: emitted above a horizontal plane running thraugh
the Jowest part of the fixture. Thus glare;Jight
LoW Pressufe 5odlum (LPS trespass, and lightipollutionwill be minimized, and
' energy savings will be maximized. Low pressure
Roadways, Walkways, and Parking Areas sodium should be used whereverpossible (where
Outdoor areas'needing security lighting" color rendering is not critical). Use time controls
Resitlential se�urify lighting� or occupancy sensors fo turn lamps off when not
Any area where color rendering is not critical` needed.
Hlgh P!resSUCe $odlulll �HPSj' 'LPS has ability to restrike immediateiy after
momentary powerfailure, while HPS and MH must
Sport Parks, and Tennis Courts cool before restriking.
Major roadways, same Parking Areas
�ecut�rty areas���where color rendering is neede�'
1
Metal halide lamps are HIU lamps,
similar to mercury vapor lamps but with
� � � theadditionofsmallamountsof
„ _ _,_�_ � �„ �_ _ _ various metallic halides, such as
scandium, mdium, dysprosium, holmium aod thulium iodide_ Light is produced, as in the mermry vapor
lamp, by the passage of an electrical arc through a smalktube flled with mercury vapor and metal
halidesat 2-0times atmospheric pressure. Again, a ballast is required, and full output is not reached for
2-10 minutes after power is applied. The ma ny different varieties of inetal halide lam ps give a wide
variety of slightly different mlor characteristics, though generally they are white or blue-white sou¢es.
The technology isstill evolving, and new Types are appearing regularly. Besides a relatively steep fallbff
in intensiTy with time (compared to high-pressure mdium; see below), many metal halide lamps also
change their mlor as they age Metal ha6de I9mps are veYy rAmYijdnly uSetl in ce�mmerciai outtloor�
lightingwhere wh�teSjghtwi#h goadcolor rend2io�a is eequued ot simply �1es�re,�1, such as carc3ealer�.
d�splay;lots, sportr 6pht�ng, and seru�ce station cati,bples Advan[�$es mdude a iyade vzr�ety of:moderaee
Lohigh�lumanousoutput72mps (350b 17D,OOOlurtensmeanoutput), highefficiencycompareeltti:
incandescent and me¢coryvapor {AS 901umensfWatt meanJ, ar�d g+7e+1 color mr7drGon. Duadvarrfages
includeiowere(fiiciencyantlout�rutittainterrancect?mparedrofifgh arrdlow-pepssuresodium, fhorter:
Iamp Ii{etvme comparg� to high pre;sure sodium, rt�(or changes, v{��.�ioletoutipu[ a{ not adecjuatelN
irleeredl and potenti�tily hazardous mercury wasEe.% . . . . . . .. . . . .
�
, Low-pressure sodium lamps are widely
'- used in parts of Europe and elsewhere �
� , _ _ � � � � � � � and in some Americao cities,
_ particulady those near active
astronomi<al research facilities and those especially concemed about energy issues and muniopal �
electric bills. Light is produced by the passage of an electrical arc through a tube flled with sodium vapor
at about 6 millionths ofatmospheric pressure. A ballast is required and 7-15 minutesare needed to
reach full output The light produced by LPS lamps is nearly monochromatic at a wavelength near 589
naoometers. Though the eye is very sensitive to this wavelength (leading to the high eff ciency of Ll�S),
theeyecannotdistinguishcobrswhenlN5lightistheonlysourceavailable Loiti-pr25SUtzsDdfum�
[vghbng rs favored wNere errergy cor�sumpfion antl iosts are a m�)orwncern arti� where co9oC
rliscrier'sinatlon is either ndt neetled tir is sopphed ljy ather hghNrtg Advantagestnclude the highest-
Inrninolls effir�ency a}3d fowest energy use, fow g7aye associaCed 6yith the large 7�mps, gaod msjbifiCy antE�
lowscatTering, minireial afFecCS on irzsects and othee wlidlife, and:Jack af hazardcius mercury w�stes.:
Drsadv�ntage� ircclud� the lack ofi cqlar rentlrCfon, shorter lamp IifgTime and higtier lamp replaG€menri
casts compared ta HpS, and large Iarnp size in the Fiigher autput lamps ��.
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�ALIFORN[A
ItiIATIVE PLANT $OCIE7Y
2707 K Street, Suite 1, Sacramento, CA 95816-5113
January 22, 2014
City of Ukiah
Planning Commission
Ukiah Civic Center
300 Seminary Avenue
Ukiah, CA 95482
Re: Landscape Plan for new Costco store
Dear Planning Commissioners,
These comments, concerning the plant palette for Ukiah's new Costco store, are submitted on
behalf of the Horticulture Program of the California Native Plant Society (CNPS).
We urge the City of Ukiah to require a larger proportion of California native plants in the Landscape
Plan for the new Costco. There are some compelling reasons for taking this approach:
1. Drought tolerance: Many CA native plants are famous for their ability to withstand dry
conditions. We don't know if the current warm, dry conditions will be permanent, but the
City of Willits is already going dry.
2. The California look: Local native plants give a landscape a genuine California look and local
flavor that can be obtained only with natives. Even people unfamiliar with plants respond
positively to this real California look. Let us welcome this look into our public landscapes.
3. They look good: Native plants, when chosen with care for a particular site, can provide the
foliage textures, showy flowers and neat habit required for attractive public landscapes.
4. They are adapted for local conditions: Plants from Northern California's Mediterranean
climate areas will be very much adapted for conditions in and around Ukiah.
The CNPS Horticulture Program realizes that availability of native plants is still limited in many areas.
We are happy to see native plants woven into a landscape that may include compatible plants from
Australia, Mediterranean Europe or other regions of prolonged summer drought.
The following is a list of plants that can be used in place of many of the non-native plants specified
in the Costco plant palette, with * denoting Mendocino County natives.
Trees— conifer
Coast redwood is dependent on fog drip, a heavy water-user and not well adapted to a hotter, drier
inland Mendocino County.
Substitutes: Knobcone pine* (Pinus attenuata), Incense cedar* (Calocedrus decurrens)
Shrubs —evergreen
Instead of Callistemon, Pyrus calleryana, Berberis thunbergii, Ligustrum, etc.
Silk tassel* (Garrya fremonti��, CA lilac* (Ceanothus hybrids), coffee berry* (Frangula californica),
Toyon* (Heteromeles arbutifolia), shrub oak* (Quercus dumosa), silver lupine* (Lupinus albifrons),
common manzanita* (Arctostaphylos manzanita), Oregon grape* (Berberis aquifolium), bush poppy*
(Dendromecon rigida), flannel bush (Fremontodendron californicum— native — Napa County).
Shrubs —deciduous
Instead of Ulmus, Zelkova, Acer, etc.
Pink flowering currant* (Ribes sanguineum `Claremont' —this cultivar is adapted for hotter, drier
conditions), service berry* (Amelanchier alnifolia), mountain mahogany* (Cercocarpus betuloides),
blue elderberry* (Sambucus niger ssp. caerulea), western mock orange* (Philadelphus lewisii).
Perennials and Subshrubs
Instead of Rosa, Dietes, etc.
Sticky monkeyflower* (Mimulus aurantiacus* Persoff hybrids, 'Jack', 'Jelly Bean White', 'Sam',
'Trish'),western blue flax* (Linum lewisii), blue bedder penstemon* (Penstemon heterophyllus), sulfur
buckwheat� (Eriogonum umbellatum), orange wallflower* (Erysimum capitatum).
Grasses and grasslike plants
Instead of Phormium, Dianella, etc.
Purple needlegrass* (Stipa pulchra), giant California ryegrass (Elymus condensatus), deergrass
(Muhlenbergia rigens), douglas iris* (Iris douglasiana).
Wildflowers to be seeded for fast color
Instead of random "wildflower seed mixes that often are full of non-natives
Use a mix of tidy-tips, baby blue eyes, CA poppy, globe gilia, annual lupine and farewell-to-spring.
Further comments
Chitalpa, the hybrid desert "willow" is half-native, since one parent is the desert plant, Chilopsis
linearis. It is a good plant for showy flowers in late summer.
Sugar bush (Rhus ovata) is native to Southern California, and is a very showy evergreen shrub. If
the landscape is to include plants native to the southern portion of the state, why not incorporate the
very showy yellow flowering currant (Ribes aureum) or Cleveland sage (Salvia x clevelandii)?
For the side of the parking lot that abuts a wetland, we hope the sycamore the plan is the native
(Platanus racemosa). Natives for uphill from the wetland that attract wildlife include twinberry
(Lonicera involucrata), upland willow (Salix scouleriana) and California rose (Rosa californica).
Members of the CNPS Sanhedrin Chapter may be able to suggest additional appropriate plants.
CNPS particularly recommends against planting Texas Japanese privet, as it is very likely to reseed,
and its flowers are well known to provoke powerful allergic responses in susceptible people.
Plants like bottlebrush, New Zealand Flax, Cotoneaster and Escallonia are actually cliche plants that
can be seen in thousands of public landscapes. With the Costco plantings, the City of Ukiah has the
chance to look distinguish itself with a landscape that is attractive, unique and regionally appropriate.
The native plants suggested here are established for use in home and public landscapes.
Incorporating these plants is not risky or experimental— merely common sense.
The CNPS Horticulture Program will be pleased to work with the City of Ukiah to provide further
advice and expertise. Please feel free to contact me to discuss this issue further.
Sincerely,
Lori Hubbart
for the CNPS Horticulture Program
lorih@mcn.or� 707-882-1655
CCL: John McCowen, Mendocino County Supervisor—2"d District
Susan Krzywicki, Horticulture Program Director, Sacramento, CA
Chuck Williams & Geri Hulse-Stephens, Sanhedrin Chapter, CNPS
__ -- _ _. _ _ _ _ _ _ _ _ _ _ _ _ _ __- _ __ _
� i '
DAVID BABCOCK. + AS50ClATES Architecture Landsc:ape Planning;
�anuary 22, '20 � �. RECEIVED
Ms . Kim Jordan JAN 2 2 2014
Cify of Ukiah
S�;n�or Rlanner crrYOFVrnnx
300 Seminary Avenue �� pi.nrtrtmrcn�rnR�t�t�
Ukiah , GA: 9458�2
Re: Landscape Response to Camments::
Costco — Ukiali
Costco Project:GW08-:0205
DBA Project 00$ P , 144
Dear Kim;
This f�tter sumrrianzes our responses to the commenfs received m emails and letters to `the City
of Ukiah dated January 17, 2014 regarding the Costco �ro�ect preliminary la�ndscape plan.
"ApprovaL of the :Site Development Plan should Include changes in the lantlscap� plan and plant
pale'ite, wlth an emphasis on simplieity of'deslgn �e:g., less busyhess); more nat�ves (e,g,,
pcoviding ecosystem value), and species that are; proven to thrive in the Ukiah area".
The Landscape Architect prides: ifself for keeping the number of plant speci�s to a ininimu.m on all
projects: The number of 'plant spe.cies listed in the Goneept Landscap;� Plan is considered to be on the
low sPde of normal for a; retail peoject of th �s. s�ze.:
All plant rnaterials are earefully researched and selected by the Landscape Architect based :upo'n, �uf nat
limited to, City and :Cou�ty requirements; regional and IQCa) climate cohditions, on-site soil conditiotis,
plarit's durabilify to .perform in heavily used foot traffic �eonditions, scale, funetional needs such' as
shading, screening , phytor".emediation,; and aesthetic consid:erations such as varieiy ;of forms, colors and
textur�s Selection o`- non=natiVe plant materials proposed foe the project can,provide much: value to the .
ec,osystem as well; as an:y- " nafive" spe:cre, ineluding co�er, perching and n�sting sites, production of bofh
seetls and sinall bernes fo� food artd the decorriposifian of leaf litter to aid in': soil regenerafion.
1 . "Along Airporf Park Blvd. rep.lace pear and ;Chinese elm with Sequoia: replace erepe myrtle and
ceanothus and redbud. Replace various ground covers and shcubs with mufch and deCorat'riie stone".
Accortlmg to the :City of Ukiah's: Downtown Zonmg Cade: Section 10 Tree Standards and
Preservation , Sequoia sp�cies/varieties are. not listed as an approved tree for eifher Primary Streets or
Non=Primary Streefs, Pyrus `Aristoerat is an approved list�d tree under Table D : Alternate Street Trees
far Primary �treets . Typicall.y, Redwood tree species are not recommentled for use; as a "street fre._e." in:
most; if not all , city municipalities . Chinese Elm is proposed because with a m;oderate grow.tFi rate, it can
pro.vide. eelatively quick screening to the west side of th, e building along Airport Blvtl, In addition, `i# should
establish a 5trong sense of scale-along this streetscape corridor. Cr�pe My�les were proposed as a
street tree to provide color 'interest and visual aceess to tlie Costco sign (des.ignated "afdng tliat northwest .
comer of the building) when driving along the street.
_ _ _
_ _ -_ _ _
358i MQUNT DIABLO BLVD':, SUITE 235 LAFAYETTE, CA 94549 T: 925.283.5070 F: 925283.4.823 '
ln terms of planting design , Ceanothus and Cercis ( Redbud) species are not typically used far smaller
entry trees for retaii shoppmg center ,complexes. The Redbuds do not generaily exceed t�n feet in height
at matunty which is ndt the sc_ale of entry tree envisioned by the Landscape Arcfiitect. Availability of
bofh speoies to be grown in standard forl�ri (singie trunk) in larger container sizes from nursery growers is
very difficult, unless contract grown fo[ that sp�cific projeet: Blooming periods for both Ceanothus; and
Cerais-species 'is extremely short compare.tl to: the proposed Crape Myrtle: specie which aan bloom for
months.
All on-site planters wil( receive a 3" depth of mufch from recycled wo:od . Decoratiue stone is not an
_ _
tlecorafive element the Landscape Architect envisions for use on the project.
2: "Alvng the 'iQ1 free.way, replace the yarioas se/ections of;frees with native oaks =-=valley oak, Iive oak
and biackoak':
Excludm�"trees specifically designated for the parking lot, all, perirrieter trees proposed along Hwy: 101
inclutle stands .of VaUey : Oak and Interior Lrve bak. Both Oak species are �alifornia natives,
3. '7n the park��g lof, replaae Zelkova w�fh London Planefree. Zelkova will:not provide fhe required'
shade, London Planetree does well in Ukrah (e; g , see the city. pa�king Iot narth "of fhe libr.ary) Replace
the Acer R�br"uirr with Condon Plane since Acer does nof do well in parking ldts in Ukiah (e: g, , see� tfie .
park�ng loteasf of the Starbucks on Perk�ns) Elrmrnati�g Acer wil! a/so make the parking lot /ess bus�r,
with a simple, atched tt�nnel effect; fhat will be welcor►ie shade in qur hot suinmer rnonths: It will also
serve as iriitigation fo� the heat effect offhe large paved area':_
Co`.s:tco Wl�olesale's planting policy pcohibifs any planting of Landon Plane specie(s) wif6in :its property;
ThiS policy is a result of receiving on=going complaints by customers :at certain st.ore locations about titter
drop onto :their cars. These store:s have mature Landon Plane trees in the parking lots that were pre=
existmg priqr to Costco acquirmg the property.
Zelkova, though awkward looking uvhen ;planted, will eventually provide, excepent shade::as it matures:
According _fg the C_ity of Ukiah's; qowntawn Zoning Code: Section '10. Tree S�andardsand
Pres�rva�ion — Table 10G, it is also a� approued alternative t�ee species recomme:nded' for use in
parking lots This species; alnng with ather trees species proposed for the parking Iot, fulfills the _shading
r,equiremerit and fielps mitigate #he `heat island ;effect` within the parking lot. The L;andscape Architect has
planted this tree sp;ecies; in sorrie very hot summer climate zones — from Visalia in� tlie San .loaquin Valley
to C.hico in`the Upper 5acrainento Vatley. -
ln terms of design, an "arehed .funnel effecf"' is not what the 6andscape Arctii;#ect is envisioning for the:
arki
_
p _ _ ng lot,
4: ``Eliminafe Berberis thunbergii; which fs non=nati�e and invasive and has been found fo increase liabitat
for Ly�ne-d.isease bearing ticks !'fhe East Coast, which it could do here. Replace wifh native shru,bs ---
coyote bush, ceanothus and toyon",
Accordmg to the curr�nf Qalifornia lnvasive Plant Cowncil (Ca1-1PC) database, which develops a
statewide " livmg list" of mvasive ;plant speciesforCafifornia; the pro�osed Be�beris specie is nof listed as
invesive, no� 'are .any other Ber�e�is speoie/dariety.:
Lyme disease has now b:een found in every eounty in California except two. HoweVer, tl%e :Landscap.e
Architect has nof read ab.out any verifiable evidence: from either Cafifornia Agriculture E�teris�on Reporfs
or National Lyme Disease organizations that ean substantiate the proposed _Be�beris or any othe� nursery
grown orhamental planting stock (delivered to the site) earrying the lyme disease ,spirochefes. If is the
Landscape Architect's untlerstanding:that ticks;tlo prefer humid chma#es an:d are less active in hot; dry
weather. The chance that; lyme :earrying ticks entering fhe: site via a myriad of pre-existing off-site flora
may' be pgssible.
_
� Page 2
5, "Elirninate Elaeagnus :pungens, which Is non native and. invasive. Replace wifh native willows and
California buckeyen '
Aceording to the current California lnvastve Plant C:ouncil (Cal IPC) dafabase; 4he proposed Elaeagrius
punger�s is. not-listed as invasive : �
Th�ough non native, the Landscape Arehltect prefers `to use tFiis specie botli for functional and aesthetic
versatility, dura�ifity,. including ease of rimaintenance and low irrigation requirements ;
6 "Elrminate non-nat�ve'. ground covers, Cotoneaster (189 -specrmens), Lanfana (67 specimensj and
Rose Flow�r Carpet (299 specimens). These .have been found fo be mvasrve ancl fi.o.sts: to :disease fhat
can spread, (For cnstance, Rose Flower Carpet is host to rose rasette dtsease m the East Goast and
could spread here, threaten�ng all roses rn the area,) Replace:: w�fh native sedges, rushes, :and grasses':
According to the current California lnvasive: Plant Council (Cal IPC) �atabase, all tfiree propdsed ground
cpver species/va�i:eties are no# fisted as inva�iue:
Though non nabve, che Landscape Arcliitect prefers to use .these grountl cover variet�es both fuhciionai
and aes�hetrc versafihry, tlurabriity, mcludmg ease of maintenance, and low. irrigation requiremeiits.
The proposed Flower Carpet k�oses are sp�cificaily bred to be rel�ti',vely d�sease resistant, They' tiirive in
vi�tually any soil antl climate condition ; are low mainfenance, provide :excellent fiast;growing massing ;and
bloom throughout in�st .of the g .r.owm;g season;
Though ttie Consultant commenfs that east :coast gr.owing canditions may be causing this specie to. be
host to a specific �is�a`s. e, that ciairn cari't possibly be substantiated?or verified . The bkelihood 'that the:
same dtsease affecting tlje same` ptant variety 'b.eing #ransported, then, manifestetl I�ere, inelutling
threatening all roses [n the area ,= is extterriely r�rrtof�<to virfuafly impossibie:
7. "Ornamental grasses should be elirriinated antl r,eplaced with rrafive grasses, rusl�es a'nd s.edg"es';
"Nafive" grasses do fall i.nta the Ornamentai grass classifie.ation . The Landscape Architect lias specifed
many different� n�tive grasses includrng rushes and s.edges on past Costco. projects with mixed results
due: to pQOr appea�ance (wh�n dormant), little, foot t�affic / shopping cart durability, poor on-going
maintenance The Cape Rush i"s the only Rush vanety that has continuaily performetl welL The
Landscape Arcfiitect has speafied 5edges in bioswales, but :they typically required moderaf�, to high
moisture: to remain; good .IQOkmg in hot summer and autumn months: Euen the natiue Wesfern M.eado,w
Sedge (Garex, pansa) that takes � considerable amount of-swn and dry spells; r�quires a fair amo.unt of
moisture to look° .v..[gorous :and healthy durmg fhie s.utrmmer: months:
The _non-native grasses the Landscape RrcMiteet has proposed because t.hey ar� corisisfent pe.rformers.
and proven wihners m terms of appearance and provide excellent functional and ae;sthetic uses; r,elatively
low water :and ease of. maintenance on many p�o�ects in the : Bay Area and Ce�ttral Vali�y, However, tfie
Landscape Architect would cansider Deer Grass ( Muhlenbergia rigens) (along the ;perimeter planfer areas
only) to complement fhe ornamerital gras's component of the. pr.oposed planting palette.
Wthin the _proposed biofilfration planfers; the grass like Lomandra and Dianella specres are the m,ain
plant.species proposed to assisYin 'detoXify' water runoff. Tfiese plants have been galning' in popGlarity in
California overthe past several years as an . excellent plant material to assist; in the periodic '
phytoremediation ( plants that absorb and break down heavy metals or other poilutants) of surface
sto�mwater. And unlike most native grasses that do go dormant during the year, these grass-like plants
sEay green throughout the year and requi�e very low Water usage and )ittle to no mallltenance,
. _ Page 3
- - - - _ ___ _
-- I hope tiiis provides you with explanation as to our plant palette selections and our design
concepts for the prelim�nary (andscape plan , I would be happy f�. discuss this further if you have.
additional comments and qwestions,
Sincerely,
DAVID BABCOCK, & ASSQ"CIATES
r��� � � �
. � _ ,
. �
David Babcock, AIA, ASLA
P�incipal`
_ Page 4
Dennis Slota
P.O. Box 822
Willits, CA 95490
Dear Planning Commissioners,
I have read the EIR and find that there are significant improvements that can be made.
Following are recommendations that we hope can be made part of the project.
Thank You,
Dennis
Costco Preferred Conditions:
1. 100% of pole lights turned off an hour after the store closes.
2. Less biologically disruptive lights such as Low Pressure Sodium are used
on lower poles, such as 25 — 27 feet tall in the parking lot and gas station.
3. The gas station is relocated away from the Wetlands or a barrier such as
wall is installed to allow zero light trespass into the wetlands. Gas station
lights turned off after closing.
4. Vegetation not be curbed off, but rather used as a stormwater treatment
facility, which also allows deep watering of the trees.
5. Eliminate or minimize car stops to allow stormwater into the drainage
swales. No curb cuts less than 2 feet in width.