HomeMy WebLinkAbout08222012 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
August 22, 2012
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 BRENNER, DOBLE, SANDERS,
WHETZEL, AND CHAIRPERSON PRUDEN
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the July 25, 2012 meeting are included for review and approval.
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 and associated California Environmental Quality Act (CEQA) determinations are
final unless a written appeal, stating the reasons for the appeal, is filed with the City
Clerk within ten (10) days of the date the decision was made. An interested party may
appeal only if he or she appeared and stated his or her position during the hearing on
the decision from which the appeal is taken. For matters on this agenda, an appeal must
be received no later than Tuesday September 4, 2012 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
A. Ukiah Valley Medical Center Emergency Department Expansion, Relocated
Helistop, Temporary Helistop, and Permanent Parking Lot (File No: 11-11-
UP-SDP-PC-CC). Planning Commission consideration and possible action to: 1)
adopt the Mitigated Negative Declaration for the Ukiah Valley Medical Center Project;
2) approve the Ukiah Valley Medical Center Project Use Permit and Site Development
Permit; and 3) make a recommendation to City Council on the relocated helistop and
temporary helistop.
The Project would: 1) expand the existing Emergency Department (ED), relocate the
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.
existing ground level helistop to the roof of the ED expansion, relocate parking lot 5
to the front of the ED expansion and install new landscaping at 275 Hospital Drive;
2) construct a temporary helistop at the northeast corner of Hospital Drive/Hamilton
Street and construct a permanent employee parking at this location after use of the
temporary helistop has ceased; and 3) use the northwest corner of Hospital
Drive/Hamilton Street for temporary employee parking and construction staging
during Project construction.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. ADJOURNMENT
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours
in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend.
The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations.
1 UKIAH PLANNING COMMISSION
2 July 25, 2012
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Judy Pruden, Chair None
7 Kevin Doble
8 Linda Sanders
9 Jason Brenner
10 Mike Whetzel
11
12 STAFF PRESENT OTHERS PRESENT
13 Kim Jordan, Senior Planner Listed below, Respectively
14 Jennifer Faso, Associate Planner
15 Jim Bauer, Electrical Distribution Engineer
16 Cathy Elawadly, Recording Secretary
17
18 1. CALL TO ORDER
19 The regular meeting of the City of Ukiah Planning Commission was called to order by
20 Chair Pruden at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue,
21 Ukiah, California.
22
23 2. ROLL CALL
24
25 3. PLEDGE OF ALLEGIANCE - Everyone cited.
26
27 4. APPROVAL OF MINUTES — The minutes from the May 23, 2012 are included for review and
28 approval.
29
30 M/S Sanders/Doble to approve May 23, 2012 minutes, as submitted. Motion carried (4-0) with
31 Commissioner Whetzel abstaining.
32
33 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
34
35 6. APPEAL PROCESS—There are no appealable items on this agenda.
36
37 7. SITE VISIT VERIFICATION - Confirmed by Commission.
38
39 8. VERIFICATION OF NOTICE - Confirmed by staff.
40
41 9. NEW BUSINESS
42 9A. Orchard Avenue Substation Landscaping Plan File No.: 09-05-SDP-PC: Planning
43 Commission consideration and possible action on the landscaping plan for the Orchard Avenue
44 Substation at 724 South Orchard, APN 003-582-37, south of East Gobbi Street. The landscaping
45 plan is required as part of the Site Development Permit for the substation. The Site Development
46 Permit approved by Planning Commission in 2009 allowed the landscaping plan to be deferred
47 and once prepared to return to the Commission for review and decision.
48
49 Senior Planner Jordan gave a staff report and noted:
50 • On December 2009 the Planning Commission reviewed the Substation project and voted to
51 recommend the City Council adopt the mitigated negative declaration and approve the general
52 plan amendment to change the land use designation for the site to Public (P) and rezoning to
53 change the zoning designation to Public Facilities (PF). The Commission also voted to approve
54 the Site Development Permit and Use Permit for the Substation project subject to City Council
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 1
1 adoption of the Mitigated Negative Declaration and approval of the general plan amendment and
2 rezoning.
3 • Although the proposed landscaping plan pertains to the City Substation project and not to the
4 adjacent vacant corner lot that is also owned by the City for future sale and development, the
5 proposed landscaping plan does include street tree placement along East Gobbi Street and
6 Orchard Avenue that would help screen the facility from this viewpoint.
7 • As part of the Site Development Permit, Planning Commission approved a landscaping
8 modification to allow the project to provide less than 20°/o of the gross area of the parcel as
9 landscaping and this modification was based on the nature of the use, as well as consideration
10 related to safety, security and efficient site planning.
11 • As part of the mitigation measure concerning aesthetics, the landscaping plan is required to
12 include street trees along Orchard Avenue subject to review by the Planning Commission for
13 approval as part of the initial Site Development Permit and Use Permit for the project.
14 • GSM Landscape Architects, Inc. prepared the landscaping plan required for the Substation and
15 referred to attachments 4 and 5 of the staff report in this regard for review of the plan.
16 • GSM also provided a brief response to Conditions of Approval Nos. 3 and 12 to indicate when
17 preparing the landscaping plan for the Substation project that consideration had to be given to the
18 fact the substation site is constrained by the number and location of driveways including the
19 location of electrical/other utilities at the front of the site and that the street trees are constrained
20 by overhead wires and underground utilities. As noted above, consideration has been given for
21 street tree placement along East Gobbi Street and Orchard Avenue for future sale and
22 development of the existing corner lot as discussed on page 3 of the staff report.
23 • Since the City Master Tree List had not been adopted at the time the Substation project was
24 approved, the project is not required to use trees from these lists. However, all of the tree species
25 in the landscape plan are included on one or more of the Master Tree lists adopted by City
26 Council or included in the draft DZC Required or Alternate Tree Lists as provided on page 4 of
27 the staff report.
28 • Introduced Gretchen Stranzl McCann from GSM and Electrical Distribution Engineer Bauer that
29 are available to answer questions the Commission may have.
30
31 Gretchen Stranzl McCann GSM Landscape Architects, Inc. provided an overview of the Landscaping
32 Plan:
33 • Referred to the preliminary landscape plan that demonstrates the Substation site constraints.
34 • The landscaping plan includes shrubs and trees that will help to screen the facility from
35 neighboring properties.
36 • The street trees on Orchard Avenue and East Gobbi Street will also provide screening.
37 • Due to security and maintenance concerns the landscaping plan does not include vines to screen
38 the wall.
39 • The landscaping plan includes landscaping between the driveways and between the front
40 property line and the wall that encloses the Substation facility.
41 • Demonstrated the location of the proposed trees as well as location of the plants classified into
42 the various hydrozones according to watering needs and commented on some of the tree/plant
43 species as provided for in attachment 4, `City of Ukiah Orchard Substation Demonstration
44 Landscape.'
45 • Indicated the landscaping plan intent was to include a wide variety of landscape palettes to create
46 an attractive and interesting landscape with regard to several different landscaping themes as
47 shown on the plans.
48 • All vegetation selected was considered according to size at maturity to appropriately address
49 security and safety issues, not to require regular maintenance/pruning such that they can live on
50 their own with little care and still provide for an interesting and succinctly orchestrated
51 landscaping design.
52 • Explained the intent in addition to providing for an interesting demonstration/model landscape
53 design was to make certain the design would be a good fit for a substation, would provide the
54 necessary screening of the facility to the degree feasible given the security and safety constraints
55 associated with the Substation, include appropriate plant and tree species that complement the
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 2
1 site and are adaptive/native to the climate for this area and utilize `hydrozones' where feasible
2 that would accommodate a variety of plant species and to group these species with similar water
3 needs.
4 • The tree species chosen meet the security constraints for project.
5 • Irrigation systems for the project were carefully considered given the plant and tree species
6 chosen for water conservation/drought tolerant purposes.
7 • Is available to answer Commission questions.
8
9 Commission comments:
10 • Approves of the plant species selection.
11 • Would like to see a couple more Interior Life Oak trees, but understands the associated safety
12 and security constraints associated with the project.
13 • Likes the general layout of the landscaping plan and corresponding design.
14 • Discussed the 20% landscaping coverage requirement for projects as it relates to the nature, site
15 constraints and functioning reality of a substation facility such that providing for less than the 20%
16 would be an acceptable approach in this instance for a public facility. If the project was a civic
17 building having a presentation, the 20% landscaping coverage requirement would likely be
18 applied. Unless the project is like that of a substation, the landscaping for a project must comply
19 with the standards for that particular zoning designation.
20 • Questioned whether the amenities (bench and pathways) can be counted toward the 20%
21 landscaping coverage.
22 • No attention is being paid to landscaping/screening on the north wall.
23 • Condition of Approval No. 12 for the initial project allows for vines to screen the wall.
24 • Materials for the pathway should be ADA complianUaccessible for safe path of travel.
25
26 Staff:
27 • No landscaping was intended for the north wall that faces Gobbi Street. The wall is close to the
28 property line shared with the vacant lot to the north intended for future sale and development.
29 There is no enough room for landscaping and the wall setback from the property line is due to the
30 size of the footing.
31 • Development of the lot to the north would require its own landscaping plan.
32 • Condition of Approval No. 12 allowed vines on the wall facing Orchard Avenue. Screening of the
33 north wall from Gobbi Street was not required or discussed when the Project was approved. .
34 • Regarding the 20% landscaping standards, 50% of the 20°/o landscaping has to be live plants.
35 What this means is that 20% of the gross area of a parcel has to be set aside for landscaping of
36 which 50% has to be comprised of live plantings. How the 50% is considered depends upon what
37 the applicant proposes and Planning Commission approves.
38
39 PUBLIC HEARING OPENED: 6:25 p.m.
40
41 PUBLIC HEARING CLOSED: 6:25 p.m.
42
43 While the Commission overall liked the proposed landscaping design and plant selection, there was
44 further discussion about:
45 • Surfacing materials for the onsite pathways.
46 • Such amenities as a seat wall and pathways in terms of cost savings to the City.
47 • Understands the project has a budget. However, as a further cost saving should more plants be
48 considered for the landscaping and eliminate the bench and pathways.
49
50 Commissioner poble:
51 • Has no problem with the proposed landscaping design and plant species.
52 • Supports adding more landscaping, including landscaping on the north wall.
53 • Provide for more landscaping other than the street trees on the vacant lot since the project is
54 located on a primary city gateway.
55 • Is concerned about possible set up for reduced landscaping for the vacant lot later on.
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 3
1 Staff provided some background information concerning the site:
2 • The site consists of two lots that were originally nine parcels.
3 • A Boundary Line Adjustment was approved to create the two existing parcels.
4 • The parcel with the Substation on it is the parcel that is required to have landscaping and street
5 trees.
6 • The parcel that is vacant possibly does not need to have any street trees proposed at all, but in
7 order to address some of the concerns related to aesthetics from a gateway perspective that
8 there is a substation wall facing the gateway, the street trees were required to extend up Orchard
9 Avenue and west on Gobbi Street. In order to provide some screening of the Project and north
10 wall.
11 • The proposed street trees to extend up Orchard Avenue and west on Gobbi Street was a way to
12 offset visual impacts that most people would acknowledge did occur as a result of the Substation.
13 • When and if that corner parcel is sold and developed, that development is subject to all the
14 zoning requirements in place at that time. It is considered a separate parcel and a separate
15 project.
16 • Any decision on the Substation has no effect or bearing on any future development of the vacant
17 parcel.
18
19 Commissioner Sanders:
20 • As a Commissioner in 2009, recalled review of the initial project and the need for screening and
21 how to effectively proceed in this regard. With regard to Parcel 1, the substation project, the site
22 is 1.26 acres or 54,886 square feet that requires a landscaped area of 10,978 square feet with
23 the 20% requirement. The proposed landscape area is 3,855 square feet. Is the project meeting
24 this requirement for landscaping?
25 • The reason for asking questions about the actual landscaping square footage is that part of the
26 proposed landscaping is hardscape, which would have an impact on live plantings.
27
28 Staff:
29 • The figures may be slightly less than what was originally computed based on the same site layout
30 since the required electric utilities installed which may reduce the square footage.
31 • What the Planning Commission is being asked to approve is the landscaping for the Substation
32 site. The square footage takes into consideration the driveway locations and the limited frontage
33 on Orchard Avenue.
34
35 Electrical Distribution Engineer Bauer:
36 • Commented on the approximate square footage that takes into consideration the frontage area
37 on Orchard Avenue.
38 • For safety and security reasons the north side of the wall cannot be landscaped. This same
39 scenario applies to the frontage area on north Orchard Avenue. The intent is to keep trees or
40 vines away from the wall.
41 • A decision has not been made about `who' and/or which City Department would be doing the
42 landscaping maintenance.
43 • The City Electric Department is concerned with having to landscape the vacant lot and incur costs
44 since the intent is to sell this property and it is not known when or if this will occur.
45
46 Commission:
47 • Discussed providing for proper maintenance/pruning as a security precautionary measure to
48 keep trees and vines away from the wall.
49 • Inquired if City crews would be performing landscaping maintenance.
50 • The landscaping is very sophisticated.
51 • Condition of Approval No. 4(B) requires the use of fertilizer and recommends the condition be
52 changed to `Use of soil conditioners and mulching.' Hopefully mulching will be part of the
53 Maintenance Plan.
54 • Recommends permeable weed cloth be used.
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 4
1 • Recommends no plantings or sod within 3 feet of the perimeter of the trunk for the Interior Live
2 Oak tree.
3 • Would like to see a `Free Zone' from plantings/vegetation from around the truck of the Oak tree
4 at least in the beginning stages of growth such that the tree would not have to compete with
5 other vegetation to survive.
6 • Asked if the Live Oak was to grow at the top of a berm?
7
8 Gretchen Stranzl McCann:
9 • Confirmed the use of permeable wheat cloth.
10 • Confirmed no sod or plantings will occur within a 3 foot radius of the truck for the Interior Live
11 Oak.
12 • With regard to the Oak tree, appropriate plantings were selected that would do well underneath
13 the canopy of the tree. However, consideration can be given to no plantings within the `Free
14 Zone.'
15 • The Live Oak will grow on a portion of the berm.
16
17 Commissioner Sanders:
18 • Requests proper space be provided for around the trunk of the tree.
19 • Noted the community lost 14 trees from the Substation project.
20 • Likes that the paths are included in the landscape plan since there are a lot of seniors that reside
21 in the area.
22 • Agrees the pathways need to be ADA compliant.
23
24 Commissioner Whetzel would be supportive of eliminating the path and seat wall as a cost savings.
25 These amenities are not really necessary.
26
27 Chair Pruden:
28 • The pathway allows the community to interact some with the demonstration gardens.
29 • The design and materials selected provide for a nice looking wall.
30 • With regard to future sale of the vacant lot, it is uncertain who would want to live next door to a
31 substation.
32
33 Staff:
34 • The project is subject to landscaping maintenance requirements as provided for in Condition of
35 Approval No. 4. GSM Landscaping Architects will prepare a Maintenance Plan for the project.
36 • Asked Commissioner poble if the landscaping plan would be more acceptable if there was less
37 hardscape and more plantings.
38 • Noted concern has been expressed about the landscaping costs for the project and the matter of
39 possible cost constraints was discussed by Council.
40
41 Commissioner poble:
42 • Is of the opinion not enough attention has been given to screening the Substation wall.
43 • While he was not a Planning Commissioner when the initial project was approved understands
44 how the project with regard to how the landscaping plan got to this point, but this does not mean
45 he has to agree to what is being proposed.
46
47 Commission:
48 • Due to the nature of the project and possible cost constraints would consider reducing the scale
49 of the landscaping proposed.
50 • Understands the landscaping plan objective is to provide for a signature model, but questioned if
51 this was really a public necessity given the nature of the project and associated costs.
52 • In terms of cost, the City electric department operates as an enterprise fund and costs for the
53 landscaping project would not come out of the general fund but rather by`dedicated funds.'
54 • Discussed the degree of amenities that should realistically be part of the landscaping plan.
55
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 5
1 Commissioner poble inquired if there are plans to screen the `well pump house'with landscaping.
2
3 Staff:
4 • The pump house is a completely separate project that is not connected to the Substation project
5 and corresponding landscaping that is being proposed. The structure is City-owned and no site
6 development permit was required.
7 • Clarified based on the direction that staff originally received from the Commission when the
8 Substation project was approved there was never the intention or expectation of providing
9 screening for the wall. The reason the street trees are proposed along E. Gobbi Street and
10 Orchard Avenue are to screen the wall.
11 • In order to develop a landscaping plan, GSM requested and was given a budget by the Electric
12 Department. The landscaping plan is designed to be consistent with that budget.
13 • Is hearing from the Electric Department staff that because of safety and security concerns no
14 vines should be planted near the wall.
15 • It was never the intention to plant any type of vegetation other than street trees on the vacant lot
16 that is to eventually be sold. It is the preference of the City Electric Department not to plant
17 anything at this location so there would be no site constraints to work around when the vacant lot
18 is sold and developed.
19
20 Commissioner Whetzel: Is it possible to plant more trees along Orchard Avenue to more effectively
21 screen the wall?
22
23 Staff: Looking at what is possible for this area, the biggest consideration was what type of trees could
24 actually grow in the various locations given the utility constraints as shown on the `Existing Utility Plan'
25 provided by the City that also shows the location of the proposed street trees. The site constraints are
26 considerable for the proposed landscaping plan and street trees.
27
28 Commissioner Sanders:
29 • The better approach might be to develop an interpretative program for the project to demonstrate
30 the landscaping model for a substation that would provide signage or some similar type of
31 program for information purposes about the intent of the landscaping.
32 • Does not have to be extensive.
33 • Could be something similar to the rose garden at the civic center.
34
35 Commissioner Brenner: Supports eliminating the seat wall and putting up identification signage for the
36 landscaping.
37
38 Commission recommendations/consensus:
39 • Likes the design and what is being proposed by way of plantings provided for in attachment 4.
40 • The bench amenity can be optional as costs will allow.
41 • Provide for proper landscaping maintenance.
42 • Condition of Approval No. 4(B) should read, `use of soil conditioners'. Mulching is a soil
43 conditioner.
44 • Add new condition of approval: The onsite paths shall be ADA accessible.
45 • Add new condition of approval: An interpretative program shall be developed for the landscaping
46 using signage and/or a program similar to that for the rose garden at the Ukiah Civic Center
47 which includes a decorative post with plastic box to display and dispense handouts with
48 information on the rose garden.
49
50 M/S Sanders/Brenner to approve Orchard Avenue Substation Landscaping Plan file no.: 09-05-SDP-PC
51 with Findings 1-5 and Conditions of Approval 1-6 with the added conditions of approval referenced above.
52 Motion carried with the following roll call vote:
53
54 AYES: Commissioners Sanders, Brenner,Whetzel and Chair Pruden
55 NOES: Commissioner poble
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 6
1 Findings
2 Orchard Avenue Substation Landscaping Plan
3 724 South Orchard Avenue
4 File No.: 09-05-SDP-PC
5
6 1. The Landscaping Plan is consistent with the applicable goals, policies, and objectives of the
7 General Plan as described in the staff report.
8
9 2. The Landscaping Plan is consistent with the applicable Public Facilities zoning district
10 landscaping requirements as described in the staff report.
11
12 3. The Landscaping Plan is consistent with the Site Development Permit finding for landscaping
13 based on the following:
14
15 • The landscaping plan includes shrubs and trees that will help to screen the facility from
16 neighboring properties;
17 ■ Street trees on Orchard Avenue and East Gobbi Street provide screening from the East
18 Gobbi Street gateway;
19 ■ Landscaping is planted between the driveways and between the front property line and the
20 wall that encloses the substation facility;
21 ■ The landscaping plan includes a wide variety of landscape palettes that create an attractive
22 and interesting landscape.
23
24 4. A mitigated negative declaration for the Substation Project was adopted by City Council in
25 February 2010; therefore, no further environmental review is required.
26
27 5. The landscaping plan was a condition of approval for the Project; therefore, no public notice was
28 required. Since the landscaping plan may be of interest to neighboring property owners or
29 persons that live or work near the substation, a courtesy notice was provided in the following
30 manner:
31
32 ■ posted in three places on the project site on July 12, 2012; and
33 ■ mailed to property owners within 300 feet of the project site on November 12, 2009.
34
35 Conditions of Approval
36 Orchard Avenue Substation Landscaping Plan
37 724 South Orchard Avenue
38 File No.: 09-05-SDP-PC
39
40 1. Approval is granted for the landscaping plan and plant species and materials as shown on the
41 landscaping plan and plant and materials photo exhibits submitted to the Planning Department
42 and date stamped July 16, 2012, except as modified by the following conditions of approval.
43
44 2. Prior to installation of the landscaping plan approved by Planning Commission, GSM shall
45 prepare an irrigation plan for staff review and approval.
46
47 3. Prior to installation of the landscaping plan approved by Planning Commission, the irrigation plan
48 approved by staff shall be installed.
49
50 4. All required landscaping shall be properly maintained as outlined in the maintenance plan to be
51 developed for the landscaping plan approved by Planning Commission. The maintenance plan
52 developed for the approved landscaping shall address, but shall not be limited to, the following:
53
54 A. Appropriate watering.
55
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 7
1 B. Use of soil conditioners.
2
3 C. Use of weed killers/herbicides/pesticides.
4
5 D. Tree ties and stakes.
6
7 E. Proper pruning.
8
9 5. Any tree that dies or is unhealthy due to pests, disease or other factors, including vandalism, shall
10 be replaced with the same or similar tree species, or an alternative species approved by the
11 Planning and Community Development Department.
12
13 6. All conditions of approval and mitigation measures for the Orchard Avenue Substation remain in
14 full force and effect.
15
16 From the Planning Commission
17
18 7. The onsite paths shall be ADA accessible.
19
20 8. An interpretative program shall be developed for the landscaping using signage and/or a program
21 similar to that for the rose garden at the Ukiah Civic Center which includes a decorative post with
22 plastic box to display and dispense handouts with information on the rose garden.
23
24 9B. The Office Outside Dining, Live Entertainment, and Special Event Use Permit File No.: 12-
25 11-UP-PC. Planning Commission consideration and possible action on a request for approval of a
26 Major Use Permit to allow The Office to have live entertainment in the building and outside in the
27 lawn area, additional outdoor dining, and special events at 131 East Mill Street, APN 002-302-57.
28
29 Associate Planner Faso gave a staff report and provided the Commission with the following that apply to
30 the use permit:
31 • A copy of revised Condition of Approval No. 19 from the Building Official.
32 • A copy of correspondence that was received by staff in support of the project after the staff report
33 was prepared.
34
35 Staff recommends approval of the project.
36
37 Commission:
38 Q1. Inquired about Zoning Ordinance Section 9082 reads concerning live entertainment?
39 Q2. How many noise complaints has the City police department received concerning The Office since
40 2011?
41 Q3. Questioned the interpretation of the Noise Ordinance, General Noise regulation section, specific
42 to amplification and emanation of noise in this regard particularly in a residential area. How are
43 the residents in the area going to be informed when there will be live entertainment to possibly
44 make alternative arrangements if he/she is annoyed by the music because this is not covered
45 under the project conditions of approval. The Office is surrounded by several residences and
46 some of the residents have submitted letters expressing concern about the project.
47 Q4. Requested clarification the hours for outdoor amplified live entertainment would be 4:00 p.m. to
48 7:00 p.m. rather than 8:00 p.m.
49 Q5. Recommended discussion about the term `seasonal.' The attorney for the applicant makes
50 reference in this regard that June, July, August and September are considered `seasonal'times.
51
52 Requested clarification regarding when live entertainment will occur. One document states live
53 entertainment will occur every other weekend and another document says live entertainment will
54 occur no more than two times a month. There is a difference.
55
56 Staff:
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 8
1 A1. This Zoning Ordinance section states that a use permit is necessary to have live entertainment.
2 Live entertainment includes amplified and non-amplified music.
3 The Zoning Code does not include a definition of live music. The City has historically considered
4 A2. The City Police Department has received three noise complaints.
5 A3. Having worked with the applicant and having discussed the project with the Ukiah Police
6 Department is not anticipating any problems so is of the opinion there is no need to inform the
7 neighbors of live entertainment events. However, if the Commission thinks is important, possibly
8 drafting a condition about informing the neighbors of live entertainment events can be considered.
9 A4. The proposal from the applicant was that amplified live entertainment will occur outdoors until
10 8:00 p.m. However, Condition of Approval No. 2(D) requires the hours for outdoor amplified live
11 entertainment be limited from 4:00 p.m. to 7:00 p.m.
12 A5. Confirmed live entertainment and amplified music will occur no more than two times per month on
13 Friday or Saturday.
14
15 Chair Pruden:
16 • Would like to discuss what the actual project issues are and receive public comments.
17 • There is likely no argument The Office is a well-run business.
18
19 PUBLIC HEARING OPENED: 7:24 p.m.
20
21 Erik Petersen, Attorney for applicants:
22 • The project has been `pared down' to address some of the project issues that resulted from
23 complaints.
24 • Noted the residential complex across the street from The Office is where the complaints have
25 originated.
26 • There are other residents in the area that have no complaints about the project.
27 • Acknowledged that one amplified live entertainment event in March triggered some noise
28 complaints and the applicants have worked diligently to make certain potential noise impacts to
29 neighbors will not occur. There have been no complaints since the March incident.
30 • The applicants are committed to working with and pleasing the community.
31 • The Office desires to expand their business for growth and/or economic reasons to include
32 outdoor entertainment during seasonal times, such as for the summer months, June through
33 September.
34 • Confirmed the amplified live entertainment will be limited to twice per month.
35 • Has been working with City staff to effectively address potential noise and/or issues that could
36 impact neighbors, as well as input from the general public in order to make this project as `doable'
37 as possible.
38 • Having to notice all residents/property owners in the neighborhood of live entertainment that will
39 occur every two weeks would be difficult. It would be like noticing every household in the
40 neighborhood about the concerts in park that typically occur twice a month during the summer.
41 • Thanked City staff for their time and expertise in moving the project forward.
42
43 Commissioner Sanders: It may be a sign posted outside of The Office establishment would suffice as
44 adequate public notice that live entertainment will occur.
45
46 Marlin Lorenzi:
47 • Owns commercial and residential property in the neighborhood.
48 • Loud amplified live music does create noise impacts for persons residing in the area. He and his
49 wife live across the street from the Lake Mendocino Clubhouse where live music frequently
50 occurs so he experiences/understands firsthand about noise impacts generated from amplified
51 music, particularly from the base guitar. Amplified music outside resonates in and outside of his
52 home making it difficult to function and/or enjoy home activities.
53 • Supports live music outdoors with a stipulation placed on the base guitar and drums to control the
54 amplification and corresponding noise.
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 9
1 • Does not object to the hours of operation, but rather it is the `amplified projection' from music
2 instruments that he objects to.
3 • Music, in general, is not bothersome to him.
4
5 Gigi Brown:
6 • Resides in the townhouse complex across the street from The Office.
7 • Has concerns about the noise impacts generated from amplified music.
8 • submitted a letter voicing concerns about the project.
9 • Has been a patron of The Office and the restaurant downstairs and found the establishments
10 enjoyable.
11 • Does not appreciate the high volume of sound that comes from The Office late at night.
12 • Could live with live music on a Friday or Saturday two times a month within The Office from 8:00
13 p.m. to 11:30 p.m. even though the music is not her preference and would also be okay with
14 outdoor amplified live entertainment from 4:00 p.m. to 7:00 p.m. However, does not want to be
15 subject to high volumes of noise coming from loud bands.
16 • Approves of the compromised hours of operation.
17
18 Patricia Walker:
19 • Resides in the townhouse complex directly across the street from The Office.
20 • Submitted a letter voicing concerns about the project.
21 • Experiences noise impacts from loud music coming from The Office on several occasions which
22 is very disruptive and an invasion of her privacy.
23 • Experiences persons that congregate outside of The Office late at night after the bar closes that
24 talk/yell loudly, set off their car alarms and other disruptive behaviors that prevent her from
25 sleeping and enjoying peace and quiet in her home.
26 • While she hopes The Office succeeds as a business, she would like to see project conditions that
27 regulate and control what can occur in terms of loud music and other noise impacts from persons.
28
29 Chair Pruden:
30 • Condition of Approval No. 10 requires that at least one owner of The Office be onsite during all
31 live entertainment events.
32 • Condition of Approval No. 8 requires that The Office be open no later than midnight on nights with
33 live entertainment.
34
35 Patricia Walker: Requested clarification that during the week days people can be outside until 10:00
36 p.m.
37
38 Chair Pruden: The applicants have proposed that outside dining would occur within the existing gazebos
39 and on the outdoor deck. Hours for outdoor dining would be Monday through Friday 11:00 a.m. to 10:00
40 p.m. and Saturday and Sunday 4:00 p.m. to 10 p.m. However, the music and/or any form of live
41 entertainment cannot occur past 7:00 p.m. The Planning Commission will be discussing this proposal.
42
43 Patricia Walker: Requested clarification about amplified versus acoustical music.
44
45 Commissioner Whetzel: Acoustical music is typically performed without a microphone or amplifier.
46
47 Chair Pruden: Live entertainment can be in the form of a live band and/or disc jockey. Live entertainment
48 may be amplified or non-amplified. This is what the Planning Commission is considering tonight.
49
50 Commissioner Sanders: Condition of Approval 2(D) states: Non-amplified live entertainment may occur
51 until 10:00 p.m.
52
53 Patricia Walker:
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 10
1 • Would support allowing for amplified music two times a month on a Friday or Saturday, provided
2 the noise level is controlled for the music and patrons that congregate in the parking lot after the
3 establishment closes.
4 • Overall is in agreement with draft Management Plan and conditions of approval.
5
6 There was Commission discussion about whether or not there is a shutting down time for bars according
7 to the liquor license.
8
9 Staff:
10 • As part of the license, there is a designated time when alcohol can no longer be served. The City
11 does not have a restriction on the establishmenYs hours of operation.
12 • The hours of operation on the nights when there is live entertainment or when additional outdoor
13 seating occurs is all that can be regulated. The City does not have the ability to regulate any
14 `other thing'The Office is not doing so under the proposed use permit.
15 • Noted the 11:30 p.m. hour only applies to the nights when The Office has live entertainment.
16 Within The Office, the hours for live entertainment are limited to 8:00 p.m. to 11:30 p.m.
17
18 It was noted that the Management Plan addresses such subjects as loitering, parking, and noise.
19
20 Todd Schapmire:
21 • Is a member of a band that has played at The Office and was the band playing the night when a
22 noise complaint triggered the need for The Office to have a use permit to have live entertainment.
23 • Acknowledges that live music is typically amplified and can be loud. However, such noise can be
24 mitigated with the proper positioning of the instruments within a building. The night of the noise
25 complaint the drums and bass guitar were positioned toward the door which amplified sound
26 outward. This will not occur again.
27 • Elaborated on other ways noise impacts from live bands can be mitigated.
28
29 Brad Hunt:
30 • Has the job of booking the bands that play at The Office.
31 • Explained how the scheduling of bands is done. As a courtesy to other establishments does not
32 book a band on the night other like establishments are featuring live entertainment.
33 • Agrees booking bands to play two times a month is fair and reasonable.
34 • Likes to book bands rather than DJs and supports local live music.
35 • Will use DJ's if someone is having a private party, but does not typically bring in a DJ for people
36 to have a good time because The Office does not function as a night club.
37 • Agrees that positioning of instruments within the building reduces noise impacts. He requests that
38 bands place their drummers in the corner of the room aimed at the wall.
39
40 Dave Hull:
41 • Is a patron of The Office.
42 • The Office is a well-operated business.
43 • The owners of The Office are committed to working with the community regarding noise issues
44 and/or any other type of issue that may concern the public.
45 • Supports approval of the use permit project to allow live entertainment.
46 • Is hopeful The Office will continue to operate a successful business because the establishment
47 does provide for a safe and secure place for people to come have fun and socialize.
48
49 Commissioner Sanders:
50 • Referred to attachment 4, Management Plan to Operate and noted it appears measures have
51 been taken to mitigate/reduce sound impacts in this document.
52 • Asked about whether upgraded insulation in floors and walls which includes sound insulation, a
53 sound inhibiting theater curtain has been done or will be done.
54
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 11
1 Eric Petersen: Many of things listed with regard to noise in the document so as not to disturb the
2 neighbors are going to be done upon approval of the use permit and there are plans to do a lot more
3 improvements in this regard.
4
5 Maureen Mulherren: Emphasized it is important to be mindful that any business in the City facing
6 discretionary review be encouraged to succeed for the good of the community and for its contributing to
7 economic viability.
8
9 PUBLIC HEARING CLOSED: 7:58 p.m.
10
11 Commission:
12 • Asked if the Management Plan is referenced in the project conditions.
13
14 Staff: The Management Plan is referenced in the Condition of Approval Nos. 1 and 7.
15
16 Commissioner poble:
17 • Appreciates the applicants setting their own framework and conditions for when they want to have
18 live entertainment where the issue and discussion about the use permit is essentially about sound
19 and sound impacts.
20 • Asked if the Commission would entertain a new condition that non-amplified music be allowed
21 seven days a week until 10:00 p.m. indoors or outdoors. Even though the applicants are willing to
22 limit themselves would like to see them expand the live entertainment use. Providing for live
23 entertainment seven days a week would likely encourage/draw more people to visit the
24 Downtown to eat and shop such that other businesses in the Downtown area would be inclined to
25 expand their hours of operation to accommodate more patrons. It would be a win-win situation
26 because an increase in business benefits the business owner, as well as promotes/supports the
27 economic viability of the community.
28 • Proposes an additional condition 2(E) under Condition of Approval No. 2: `Non-amplified live
29 entertainment (acoustical, non-amplified sound) is allowed outdoors or indoors seven days a
30 week until 10:00 p.m.'
31
32 Staff: The City Zoning Code that regulates noise changes at 7:00 p.m. for the different zoning
33 designations. This then limits the level of noise that can be generated from amplified music so as not to
34 violate the noise ordinance.
35
36 Chair Pruden referred to Condition of Approval No. 11 and noted even though Commissioner poble's
37 suggestion is a good one, the use permit will be reviewed in a year to determine if the project, as
38 proposed, has complied with the conditions of approval. Consideration for expansion of live entertainment
39 could then be considered at this point.
40
41 Commissioner Brenner:
42 • Supports moving forward with Commissioner poble's recommendation of expanding the use
43 permit provision to include live non-amplified music outdoors and/or indoors seven days a week
44 until 10: 00 p.m., since the use permit must be reviewed in a year regardless and if the non-
45 amplified live entertainment does not work seven days a week outdoor, regulate this aspect of the
46 use permit and/or possibly limit such entertainment to occur indoors only, seven days a week. At
47 least this would give the applicants an option and see what happens subject to review by the
48 Commission in 12 months.
49 • Would be willing to risk the possibility that allowing non-amplified music seven days outdoors until
50 10:00 p.m. could trigger a violation of the noise ordinance.
51
52 Chair Pruden:
53 • Noted use permits are subject to revocation if there is a violation.
54 • Inquired about the parking accommodations. The staff report indicates 51 parking spaces are
55 available. The site plan shows 11 parking spaces on site. The business owner has a parking
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 12
1 agreement with the adjacent bank providing 40 parking spaces to The Office patrons on the bank
2 property after hours bringing the available parking to 51.
3
4 It was noted in addition to the parking accommodations there is on-street parking available. Also, many
5 patrons walk to The Office because of onsite drinking and The Office's location in the Downtown area.
6
7 Commissioner poble: Inquired if parking should be considered an issue and asked what does the term
8 'after hours' means taking into consideration the maximum density requirements for the site. Does the
9 scenario of proposed parking and events pertain to any day of the week or just the weekends?
10
11 Staff:
12 • The City is not regulating `special events' since the applicants' description is consistent with the
13 private party that would normally be hosted at a restaurant or bar. So if the event is a special
14 event/private party and does not involve live entertainment or the need for additional outdoor
15 seating, the event is not regulated by this use permit and is considered a private party. Parking
16 will only matter on those twice a month occasions when live entertainment is occurring or when
17 more outdoor seating is necessary for a special evenUprivate party.
18 • The Zoning Ordinance requires for the restaurant and bar is one parking space for every three
19 seats with a minimum of four spaces. Two separate businesses operate on the site, so based on
20 the project description The Office bar has 40 seats located within The Office which requires 13
21 parking spaces. Simona's has 52 seats, including the banquet room so 17 parking spaces are
22 required. The gazebos seat 24 people requiring eight parking spaces. The total number of seats
23 on site is 116, in which 38 parking spaces are required. With 11 parking spaces onsite and 40
24 overflow parking spaces available per an agreement from the bank for parking after bank
25 business hours, the total number of sparking spaces available is 51 for the project.
26 • Staff is asking if the Commission is concerned about parking accommodations for the live
27 entertainment events that can occur two times a month that would only be on weekends to
28 determine whether the parking is adequate for the project.
29 • The site is grossly under-parked without the 40 additional parking spots immediately south of The
30 Office on Umpqua Bank property.
31 • To staff's knowledge, parking for the two separate businesses has never been a problem and
32 there has been no complaints.
33 • Staff is pointing out while parking has not been an issue, an exception could occur for those
34 evenings when there are live entertainment.
35
36 Commissioner Sanders inquired about the building capacity for occupancy relevant to compliance with
37 the fire code with regard to the site, The Office, Simona's, and the deck.
38
39 Chair Pruden: The Fire Marshal makes these determinations.
40
41 It was noted per the B2 Infill Policy low intensity restaurants are acceptable uses. Accordingly, the
42 maximum density cannot exceed 72 people. Based on the project description the anticipated number of
43 people onsite on a regular basis at one time is 50 people, which leaves 22 people allowed to occupy the
44 restaurant. The peak time for The Office and Simona's are different and therefore it is unusual that both
45 businesses are at full capacity at the same time.
46
47 Commissioner Whetzel: Requested clarification with regard to the outdoor area that the restaurant use
48 will be allowed at night.
49
50 Staff: Simona's Italian restaurant or The Office can use the gazebos any way they choose. This aspect is
51 not being regulated. It is only if The Office wanted to have an outdoor event where they need additional
52 outdoor seating and/or live music that is being regulated since this is not allowed by right.
53
54 Chair Pruden asked if the Commission must specifically address 'the seasonal' component talked about
55 by the applicants' attorney.
56
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 13
1 Staff:
2 • Does not see a point in regulating whether or not The Office wants to have outdoor events in the
3 off-season and did not limit them to this. If someone wants to have an event `off season' and it
4 works for The Office, staff did not see a reason to prohibit it.
5 • As written, live entertainment has to comply with all of the requirements included in condition #2.
6 #B is the days and frequency allowed. However, any live entertainment has to comply with all
7 parts of condition #2 which limits live entertainment events to two times per month regardless of
8 indoor or outdoor. #C provides the hours for indoor live entertainment and #D provides the hours
9 for outdoor live entertainment.
10 • Given what Commissioner poble is recommending would have to revise the conditions of
11 approval as is being suggested.
12
13 There was further Commission discussion about the element of amplification versus non-amplification.
14
15 Commissioner Sanders does not support`amplification' of any kind outdoors.
16
17 Commissioner Whetzel pointed out the City Zoning Code regulates noise and the City noise ordinance
18 changes at 7:00 p.m. and differs according to the various zoning designations so live entertainment is
19 essentially regulated outdoors with regard to amplified versus non-amplified sound.
20
21 Staff: Acknowledged this and noted the zoning for the site is Community Commercial (C-1) whereas
22 directly across the street the zoning is residential so allowing more outdoor activity on the site past 7:00
23 p.m., could very well create a violation of the noise ordinance. Allowing non-amplified entertainment
24 indoors would not likely be a problem.
25
26 Commissioner poble: If there is a noise complaint and the Ukiah Police Department responds what is
27 the infraction/fine? Is it the business owner's responsibility to keep the noise level down? It appears the
28 noise ordinance could be violated by allowing the proposed new condition of non-amplified music
29 outdoors until 10:00 p.m. But then, there are likely other uses that could violate the noise ordinance too
30 that are allowed by the Zoning Code or that the Planning Commission may have approved in the past.
31
32 Does not see any difference with the new condition because the noise ordinance can be violated any time
33 after 7:00 p.m. no matter what they do at The Office.
34
35 Supports allowing for an expanded project for at least non-amplified music which from public testimony
36 allowing for amplified music is the biggest issue.
37
38 Commissioner Sanders:
39 • Cited Noise Ordinance section 6060: `Any person violating any of the provisions of this article
40 shall be deemed guilty of an infraction punishable by a fine not exceeding $100 for a first
41 violation; $200 for the second violation within one year; and $500 for each additional violation
42 within one year of committing the first offense.'
43 • Cautioned the Commission to consider that the new condition could add to an already
44 overburdened workload of the Ukiah Police Department should there be a noise violation and the
45 police department is called to respond.
46
47 There was Commission discussion whether or not it is a good idea to modify what has been proposed at
48 this time.
49
50 Staff: Is not so much concerned with Commissioner poble's proposal but rather is more concerned with
51 assuming that the neighbors are `okay' with expanding the hours of operation and allowing for non-
52 amplified live entertainment outdoors until 10:00 p.m. every day.
53
54 PUBLIC HEARING REOPENED: 8:30 p.m.
55
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 14
1 Erik Petersen:
2 • Commissioner poble is correct in that we as a community have to do what we can to help
3 businesses and encourage more people to experience the Downtown area.
4 • With regard to whether expanding the hours of operation and to allow non-amplified music is a
5 good idea, The Office is closed on Sundays so this would not occur on this day. Such a program
6 may be good for a special event such a baby shower.
7 • Acknowledged the new condition might be a problem even with non-amplified music, which could
8 violate the noise ordinance.
9 • Is willing to do whatever it takes to get this project to work for the community.
10 • While he agrees with the proposed new condition, does not want to jeopardize the project, as
11 proposed.
12
13 Marlin Lorenzi:
14 • Owns the parking lot across the street and noted the owners refuse to pay him for patrons of The
15 Office that park in his lot, which is a liability issue should a patron fall on his property. He finds
16 this to be disconcerting.
17 • Every night there is an evenUparty on the site, the neighbors have to listen to patrons of the
18 establishment talk loudly, set off-car alarms and/or other types of nuisance/disruptive impacts
19 after the event is over or the establishment closes.
20 • Does not support expansion of the hours of operation and include non-amplified music outdoors
21 until 10:00 p.m. nightly.
22
23 Patricia Walker:
24 • Amplified music is not the only issue. Noise from patrons outside in the parking lot, loitering,
25 talking, etc.
26 • Even if music is non-amplified allowing for a group of people every night until 10:00 p.m. outdoors
27 will disrupt the neighborhood with people congregating after the event or business closes
28 because she has experienced this impact many times.
29 • Does not support expanding the hours of operation.
30 • Is okay with the proposed project with the conditions as drafted.
31
32 PUBLIC HEARING CLOSED: 9:40 p.m.
33
34 Commission consensus:
35 • While expanding on the number of days live entertainment can occur specific to non-amplified
36 acoustical music may be beneficial and a good idea, the applicant and neighbors have found a
37 compromise with the proposed conditions of approval.
38 • The better approach at this juncture would be to approve the use permit for live entertainment as
39 proposed and revisit the use permit in a year to consider whether expanding the number of days
40 is a good idea.
41 • The proposed parking for the project is adequate.
42 • Supports approval of the project and corresponding conditions, as proposed.
43
44 M/S Whetzel/Brenner to approve The Office Outside Dining, Live Entertainment, and Special Event Use
45 Permit File No.: 12-11-UP-PC with Findings 1-6 and Conditions of Approval 1-26 with revision to
46 Condition of Approval No. 19 as recommended by the City Building Official. Motion carried (4-1).
47
48 AYES: Commissioners Brenner, Whetzel, Doble, and Chair Pruden
49 NOES: Commissioner Sanders
50
51
52 FINDINGS
53
54 USE PERMIT FINDINGS TO ALLOW
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 15
1 LIVE ENTERTAINMENT AND OUTSIDE DINNING
2 AT 131 EAST MILL STREET, APN 002-302-57
3 FILE NO: 12-11-UP-PC
4
5 The following findings are supported by and based on information contained in this staff report, the
6 application materials and documentation, and the public record.
7
8 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
9 Plan as described in the staff report and Table 1.
10
11 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
12 Table 2 of the staff report.
13
14 3. The proposed project, as conditioned, is consistent with the Airport Compatibility requirements for
15 the B2 zone based on the following:
16
17 A. The project site currently contains a commercial structure that has been in operation
18 for many years as a bar and restaurant. The proposed uses would be ancillary to the
19 existing use and would occur occasionally(no more than twice a month).
20 B. Per the B2 Infill Policy (policy 2.1.6) low intensity restaurants, retail and offices are
21 acceptable uses in the B2 infill zone.
22 C. The In-Fill policy allows 90 people per acre for non-residential uses. Based on a .80
23 acre parcel, the maximum density cannot exceed 72 people (.80 acre site X 90
24 people/acre).
25 D. Based on the project description the anticipated number of people on site on a
26 regular basis at one time 50 people, this leaves 22 people allowed to occupy the
27 restaurant. Please note that the peak hours for each business is different and
28 therefore it is unusual that both businesses function at full capacity at the same time.
29
30 4. The proposed project, as conditioned, will not be detrimental to public health, safety and general
31 welfare based on the following:
32
33 A. Through the use permit, the operational characteristics are regulated and conditions
34 of approval have been added to reduce any adverse impacts as discussed above.
35 Therefore, the project would not be detrimental to the surrounding uses.
36 B. The Project, including the project description, Management Plan, and public
37 comment received, was reviewed by the Police Department. The Police Department
38 did not provide any conditions of approval for the Project. In addition, conditions 2 to
39 11 applied to the Project in order to address any adverse impacts of the Project and
40 the concerns expressed by neighbors, were discussed with the Police Department
41 and were acceptable.
42 C. The project has been reviewed by the Fire Marshal, Police Department, Building
43 Official, and Public Works and any review comments from these departments have
44 been included as conditions of approval.
45 D. The project is required to comply with all federal, state and local laws.
46 E. The project is consistent with the Airport Master Plan B2 compatibility zone
47 requirements as noted in Table3.
48
49 5. The proposed project is exempt from the provisions of the California Environmental Quality Act
50 (CEQA) pursuant to Section 15303 Class 3, conversion of small structures and Section 15301
51 Class 1, Existing Facilities based on the following:
52
53 A. The proposed project will be ancillary to an existing business and does not involve
54 hazardous materials.
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 16
1 B. The location is not environmentally sensitive and no drainage courses or bodies of water
2 (such as creeks or streams).
3 C. The site is developed with an existing building and parking lot, utilities and services
4 already are available at the site and no expansion of the existing building footprint is
5 proposed as part of the project.
6
7 6. Notice of the proposed project was provided in the following manner as required by the Zoning
8 Ordinance:
9
10 A. posted in three places on the project site on July 13, 2012;
11 B. mailed to property owners within 300 feet (includes all owners of Main Street
12 Townhomes)of the project site on July 13, 2012; and
13 C. published in the Ukiah Daily Journal on July 15, 2012.
14
15 CONDITIONS OF APPROVAL - USE PERMIT
16
17 USE PERMIT CONDITIONS OF APPROVAL TO ALLOW
18 LIVE ENTERTAINMENT AND OUTSIDE DINNING
19 AT 131 EAST MILL STREET, APN 002-302-57
20 FILE NO: 12-11-UP-PC
21
22 1. Approval is granted to allow live entertainment, outside dinning and special events as described
23 in the project description submitted to the Planning and Community Development Department
24 and date stamped May 31, 2012 and July 12, 2012 and the Management Plan date stamped July
25 12, 2012 except as modified by the following conditions of approval.
26
27 2. Live Entertainment is allowed subject to all of the following:
28
29 A. Live entertainment is allowed in the form of a live band and/or disc jockey. Live
30 entertainment may be amplified or non-amplified.
31
32 B. Live entertainment is allowed only on Friday or Saturday and may occur no more than two
33 times per month.
34
35 C. Within The Office, the hours for live entertainment are limited to 8:00 p.m. to 11:30 p.m. In
36 order to reduce noise when live entertainment is occurring within The Office, exterior doors
37 shall remain closed.
38 D. Outside The Office, live entertainment may occur on the lawn area. The hours for outdoor
39 amplified live entertainment are limited to 4:00 p.m. to 7:00 p.m. Non-amplified live
40 entertainment may occur until 10:00 p.m.
41
42 3. As part of a special evenUprivate party, outside dining may include temporary outdoor seating for
43 up to 26 people.
44
45 4. Special Events/Private Parties that include live entertainment and/or additional outdoor dining are
46 allowed subject to the following requirements:
47
48 A. Temporary outdoor seating for a maximum of 26 people may be set up on the lawn area.
49
50 B. Live entertainment is required to comply with condition of approval #2 above.
51
52 5. Prior to the commencement of any special events or live entertainment allowed as part of this
53 Use Permit, the applicant shall prepare draft language for signage to direct patrons to overflow
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 17
1 parking located at the Umpqua Bank parking lot and a site plan showing the location of the
2 signage for staff review and approval. The staff approved signage shall be installed prior to
3 commencement of any live entertainment or special events.
4
5 6. In the event the overflow parking located at Umpqua Bank parking lot is no longer available,
6 alternative overflow parking area shall be provided, subject to review and approval of the
7 Planning Department.
8
9 7. All employees of The Office shall be given a copy of the approved Management Plan and these
10 conditions of approval.
11
12 8. The Office shall be open no later than midnight on nights with live entertainment.
13
14 9. At least 14 days prior to the live entertainment event, the applicant shall inform the Police
15 Department and Planning and Community Development Department in writing of the date, time,
16 and type of event. This notification can be in the form of an email.
17
18 10. At least one owner of The Office shall be onsite during all live entertainment events.
19
20 11. This Use Permit shall be reviewed within 12 months of issuance by the Planning Director to
21 determine compliance with the conditions of approval, the number of Police calls and amount of
22 Police staff time associated with the Use Permit, and any complaints received. If the Planning
23 Director determines that the use is not in compliance with the conditions of approval and/or that
24 the use requires additional review, the Use Permit shall be scheduled for review by the Planning
25 Commission. Review of the Use Permit by Planning Commission shall include a public notice
26 and the applicant is responsible for paying the costs associated with Planning Commission review
27 of the Use Permit (cost recovery). If complaints are received during the first 12 months, this Use
28 Permit shall be reviewed annually by the Planning Director as described above. The Planning
29 Director shall determine if Planning Commission review of the Use Permit is required.
30
31 12. In order to reduce noise and loitering within the parking lot, at the close of business each night
32 The Office owners/staff shall ensure that their patrons have left the site by 12:30 a.m. each night.
33
34 13. Any modifications to the ABC license for the premises may require an amendment to this Use
35 Permit or a new Use Permit to allow an increase of the hours during which alcohol is served.
36
37 14. All provisions of the Management Plan to Operate The Office shall be adhered to at all times.
38
39 15. Bike parking to accommodate four bikes shall be installed. Inverted "U "style rack is preferred.
40 The applicant shall provide a site plan that shows the proposed location of the bike racks for staff
41 review and approval. Bike racks shall be installed in the location approved by staff prior to any
42 live entertainment event occurring on the site.
43
44 16. Activities approved as part of this Use Permit are subject to the requirements of Ukiah City Code
45 Division 7, Chapter 1, Article 6 (Noise Ordinance).
46
47 From the Fire Marshal (Chuck Yates)
48
49 17. Two exits are required at all times.
50
51 18. Emergency lighting is required from the location all the way to the "public way". This includes
52 stairways and the route out to Mill and Main Streets.
53
54 From the Buildinq Official
55
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 18
1 19. At no time shall there be more than 19 people dining or assembling on the second floor deck
2 unless details and calculations showing that the deck meets the minimum requirements of the
3 2010 California Building Code for floor loads and seismic bracing are submitted to the Building
4 Official for review and approval.
5
6 Standard Citv Conditions of Approval
7
8 20. Business operations shall not commence until all permits required for the approved use, including
9 but not limited to business license, tenant improvement building permit, have been applied for
10 and issued/finaled.
11
12 21. No permit or entitlement shall be deemed effective unless and until all fees and charges
13 applicable to this application and these conditions of approval have been paid in full.
14
15 22. The property owner shall obtain and maintain any permit or approval required by law, regulation,
16 specification or ordinance of the City of Ukiah and other Local, State, or Federal agencies as
17 applicable. All construction shall comply with all fire, building, electric, plumbing, occupancy, and
18 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved
19 and issued.
20
21 23. A copy of all conditions of this Use Permit shall be provided to and be binding upon any future
22 purchaser, tenant, or other party of interest.
23
24 24. All conditions of approval that do not contain specific completion periods shall be completed prior
25 to building permit final.
26
27 25. This Use Permit may be revoked through the City's revocation process if the approved project
28 related to this Permit is not being conducted in compliance with these stipulations and conditions
29 of approval; or if the project is not established within two years of the effective date of this
30 approval; or if the established use for which the permit was granted has ceased or has been
31 suspended for 24 consecutive months.
32
33 26. This approval is contingent upon agreement of the applicant and property owner and their agents,
34 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
35 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
36 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
37 aside, void or annul the approval of this application. This indemnification shall include, but not be
38 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
39 by any person or entity, including the applicant, arising out of or in connection with the City's
40 action on this application, whether or not there is concurrent passive or active negligence on the
41 part of the City. If, for any reason any portion of this indemnification agreement is held to be void
42 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
43 remain in full force and effect.
44
45 Recess: 8:41 p.m.
46
47 Reconvene: 8:50 p.m.
48
49 10. NEW BUSINESS
50 10A. Election of Chairperson and Vice Chairperson
51
52 M/S Sanders/Doble to nominate and elect Judy Pruden as Chairperson and Mike Whetzel as Vice
53 Chairman. Motion carried (5-0).
54
55 11. PLANNING DIRECTOR'S REPORT
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 19
1 Staff noted the Planning Commission will be reviewing the Mitigated Negative Declaration for the DZC at
2 the regular August 8, 2012 Planning Commission meeting.
3
4 Commissioner Sanders: Asked about the Low Impact Development (LID) ideas that the Planning
5 Commission previously discussed about having some examples that may be not so much for the DZC
6 document and/or other documents but available as an appendix to City documents and/or reference
7 material for contractors and builders.
8
9 Staff: Staff is working on this matter.
10
11 12. PLANNING COMMISSIONERS' REPORT
12 Commissioner Whetzel: Airport Day went very well.
13
14 Commissioner Sanders: Provided copies of information about the City Master Tree List to
15 Commissioners Whetzel and Doble.
16
17 Chair Pruden:
18 • Reported she and Commissioner Sanders attended a workshop on the Grace Hudson Park.
19 • The movies in the Alex Thomas Jr. Plaza are very successful.
20
21 13. ADJOURNMENT
22 There being no further business, the meeting adjourned at 9:04 p.m.
23
24
25 Cathy Elawadly, Recording Secretary
26
MINUTES OF THE PLANNING COMMISSION July 25, 2012
Page 20
1 ITEM NO. 9A
Community Development and Planning Department
L�ity of Zikah 300 Seminary Avenue
Ukiah, CA 95482
planninq c(�.cityofukiah.com
(707)463-6203
2
3 DATE: August 22, 2012
4
5 TO: Planning Commission
6
7 FROM: Kim Jordan, Senior Planner
8
9 SUBJECT: Public Hearing for Consideration and Possible Action to 1) Adopt a Mitigated
10 Negative Declaration 2) Approve a Use Permit and Site Development Permit and
11 3) Make a recommendation to City Council regarding the temporary and
12 permanent heliports for the Ukiah Valley Medical Center Project
13 275 Hospital Drive, northeast corner Hospital Drive/Hamilton Street, northwest
14 corner Hospital Drive/Hamilton Street
15 File No.: 11-11-UP-SDP-PC-CC
16
17 RECOMMENDATION
18
19 Staff recommends Planning Commission conduct a public hearing and: 1) adopt the Mitigated
20 Negative Declaration for the Ukiah Valley Medical Center Project; 2) approve the Use Permit for
21 the Ukiah Valley Medical Center Project; 3) approve the Site Development Permit for the Ukiah
22 Valley Medical Center Project; and 4) make a formal recommendation to the City Council to
23 approve the temporary heliport and relocated permanent heliport.
24
25 PROJECT DESCRIPTION
26
27 An application has been received for approval of a Use Permit to allow: 1) expansion of the
28 Ukiah Valley Medical Center Emergency Department (ED), the relocation of the ground level
29 heliport to the southwest corner of the roof of ED expansion, the relocation of parking lot 5, new
30 landscaping, new diesel storage tank, new emergency generator with enclosure, and associated
31 site improvements at 275 Hospital Drive; 2) a temporary heliport at the northeast corner of
32 Hospital Drive/Hamilton Street (Lot 8) to be used during the construction of the ED expansion,
33 relocated heliport, and site improvements; 3) permanent employee parking lot at the northeast
34 corner of Hospital Drive/Hamilton Street (Lot 8) to replace the temporary heliport; and 4)
35 temporary employee parking and construction staging at the northwest corner Hospital
36 Drive/Hamilton Street (Lot 7) during construction of the Project (see attachment 6, Project
37 Description).
38
39 Also requested is approval of a Site Development Permit (SDP) for items 1 through 3 above. A
40 SDP is not required for the temporary employee parking lot and construction staging since it
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
1
1 does not include any permanent improvements and would cease to be used after construction
2 of the Project has been completed.
3
4 As allowed by zoning ordinance section 9101 (CL), as part of the Use Permit and Site
5 Development Permit applications, the applicant is requesting approval of modifications to the
6 following Heavy Commercial landscaping requirements (see attachment 7, modification
7 request):
8
9 ■ placement of a tree between every 4 parking stalls within in continuous linear planting
10 strip rather than in tree wells;
11 ■ fifty-percent tree canopy coverage over all paved areas within 10 years of planting; and
12 ■ pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or
13 separated from automobile travel lanes.
14
15 Below is a description of the various improvements included in the Project:
16
17 275 HOSPITAL DRIVE
18
19 Emergency Department Expansion: The Project would expand the existing 4,000 square foot
20 emergency department (ED) to 16,000 square feet with 14 stations/beds and eight ICU beds.
21 The additional beds/stations included in the Project would increase the total beds at UVMC to
22 78 beds, the maximum for which UVMC is licensed. The one story expansion would be located
23 to the west of the existing ED in the area of the existing lawn and heliport. A penthouse would
24 be located on the roof and would house an elevator, stairway, and electrical and mechanical
25 rooms. HVAC units would be located on the roof.
26
27 Relocation of Heliport: The existing heliport is located in the south area of the lawn in front of
28 the ED. The Project would relocate the heliport to the southwest corner of the ED expansion
29 (see attachment 13, sheet H1). The approach and departure for the current heliport operates
3o under a "good neighbor policy" agreement between UVMC and the emergency transport
31 agencies. The intent of this policy is to reduce noise levels for noise sensitive land uses, such
32 as residences by flying an alternate approach/departure when safe to do so. Under this policy,
33 helicopters en route to UVMC typically travel north or south over Highway 101. When arriving
34 from the south, the aircraft will turn west and fly over Perkins Street and then turn north and
35 follow Hospital Drive to the heliport. When arriving from the north, aircraft will also follow
36 Highway 101 then turn west over Home Depot and follow Hospital Drive south to the heliport.
37 For departures, most aircraft travel north or northeast over Home Depot and then turn to follow
38 Highway 101 north or south. The current heliport has 42 operations (21 flights) per month with
39 as many as 4-5 flights per day. Flights are distributed as 64% during daytimes hours (7:00 a.m.
40 to 7:00 p.m.), 19% during evening hours (7:00 p.m. to 10:00 p.m.), and 17% during night hours
41 (10:00 p.m. to 7:00 a.m.). No change to the number or distribution of flights is anticipated as a
42 result of this Project.
43
44 Parking and Landscaping: Parking lot 5, located south of the lawn area, would be relocated
45 to the front of the ED expansion. The existing parking lot has 16 parking spaces; the relocated
46 parking lot would have 17 parking spaces. Existing parking lot 5 has no trees. Relocated
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
2
1 parking lot 5 would have seven crape myrtles planted as perimeter/street trees and two planted
2 at the southwest corner of the ED expansion.
3
4 Parking lot 4, located in front of the outpatient pavilion has no landscaping islands or trees in the
5 parking lot. The Project includes the installation of six tree wells in the parking lot. Eight
6 Washington hawthorns would be planted in the parking lot, six in the new tree wells and two in
7 existing landscaped planters located at the east end of the northernmost drive aisles. Five
8 Japanese maple trees would be planted as street trees in the lawn area located at the southern
9 end of the property frontage.
10
11 Five Japanese maples would be planted northeast of the ED expansion. Western red buds are
12 planted as shrubs along the west and south building elevations.
13
14 Access and Circulation Modifications: The site has six access driveways from the east side
15 of Hospital Drive: five one-way driveways and one two-way driveway. The Project would retain
16 three of the existing driveways: exit-only driveway from parking lot 6 at the northern end of
17 Hospital Drive; entrance-only driveway into parking lot 4 at the southern end of the site; and
18 two-way access drive to parking lots 4 and 5. The remaining three one-way driveways located
19 in the center of the site provide access to the ED and ambulance entrance. These driveways
20 would be removed and replaced with one two-way driveway providing access to parking lots 5
21 and 6.
22
23 Generator and Diesel Storage: The Project includes the installation of a new emergency
24 generator and 5,200 above ground gallon diesel storage tank proximate to the east property
25 line. The generator was located as far as practicable from patient rooms in order to reduce
26 noise impacts that could occur during emergency use of the generator. The existing generators
27 and new generator are used only during emergencies, except when in operation for testing.
28 Seven parking spaces would be removed from parking lot 2 in order to accommodate the new
29 generator and diesel storage.
30
31 NORTHEAST CORNER HOSPITAL DRIVE/HAMILTON STREET (LOT 8)
32
33 Temporary Heliport: In order to continue emergency medical flights during construction of the
34 improvements at 275 Hospital Drive described above, a temporary heliport would be
35 constructed at the northeast corner of Hospital Drive/Hamilton Street (see attachment 11, and
36 attachment 5). Access to the heliport would be provided via a new curbcut and asphalt
37 driveway from Hospital Drive. The heliport itself would be constructed of concrete. There are
38 two existing trees on the site proximate to the north property line. The trees on the Home Depot
39 site to the east of the heliport would need to be trimmed in order to provide adequate clearance
40 (see attachment 11). No change to the number or distribution of flights described above for the
41 permanent heliport is anticipated for the temporary heliport.
42
43 Patients would be transported to/from the heliport by ambulance. The approach and departure
44 paths would be from the east over Home Depot and then north or south over Highway 101.
45 This approach and departure avoids the direct overflight of residences.
46
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
3
1 This site was selected based on an evaluation of three potential sites prepared by Mead and
2 Hunt dated February 2012 (see attachment 5). Considerations leading to the selection of this
3 site included UVMC ownership of the property, tree removal, loss of parking, and proximity to
4 residences.
5
6 Permanent Employee Parking Lot: After the permanent heliport is operational, use of the
7 temporary heliport would cease. A permanent parking lot with 111 parking spaces, perimeter
8 landscaping along all four property lines, perimeter and interior trees (valley oaks and California
9 bay laurel) on the north, south, and west property lines, interior landscaping with trees, and
10 vegetated swales would be constructed. Two trees are located proximate to the north property
11 line, one of which is proposed to be removed in order to construct the permanent parking lot
12 (see attachment 13, sheet LS1).
13
14 NORTHWEST CORNER HOSPITAL DRIVE/HAMILTON STREET (LOT 7)
15
16 Temporary Parking and Construction Staging: Currently, the vacant parcel located on the
17 northwest corner of Hospital Drive/Hamilton Street is used for informal overflow employee
18 parking. The area where parking occurs is chip and seal. The remainder of the parcel is
19 covered in weeds and grasses. During construction of the Project as described above, this lot
20 would continue to be used for employee parking and would also be used for construction
21 staging (see attachment 13, sheet C3.1). After construction of the Project has been completed,
22 use of this parcel would cease.
23
24 Prior to the issuance of the required Caltrans permit for the heliports, Caltrans Division of
25 Aeronautics requires City Council approval of the relocation of the ground level heliport to the
26 roof of the ED expansion and the temporary heliport at the northeast corner of Hospital
27 Drive/Hamilton Street in the form of a resolution.
28
29 BACKGROUND
30
31 The applicant voluntarily submitted an application for pre-application review of the Project by the
32 Planning Commission. On May 25, 2011, Planning Commission reviewed the Project on a
33 preliminary basis (see attachment 8). At the meeting, the Commission commented that the
34 applicant did not need to have the Project reviewed by the Design Review Board (DRB). The
35 Commission provided the following comments to the applicant:
36
37 ■ Consider the use of permeable paving where feasible;
38 ■ Consider a "rain garden" or similar low impact development features for the purpose of
39 treating the pollutants from the parking lot(s);
40 ■ Consider the planting of additional trees where feasible given the constraints created by
41 the heliport;
42 ■ Tie the architecture of the expansion into the design of the existing older buildings on the
43 site in order to provide a uniform, cohesive appearance;
44 ■ Consider design approaches/materials that would mitigate impacts of the hot summer
45 sun on the west elevation;
46 ■ Provide adequate screening of the rooftop equipment/HVAC; and
47 ■ Suggest meeting with the Wagonseller Neighborhood since the Project will affect them.
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
4
1
2 On June 8, 2011, the Project was reviewed by the Design Review Board (see attachment 9,
3 DRB Minutes Excerpt). The DRB provided the following comments to the applicant:
4
5 ■ Ensure the ambulance and walk-in entrance are clearly identified;
6 ■ Emphasized the importance of consistency/compatibility regardless of the design;
7 ■ Consider use of rooflines and roofing materials that are compatible/consistent with other
8 buildings on the site;
9 ■ Subject to OSHPD review, provide landscaping to soften the western elevation and
10 provide screening and shading from the sun;
11 ■ Consider using landscaping, freestanding or attached overhangs, and/or recessed
12 windows to provide shading of the west elevation;
13 ■ Like the design of the covered entry into the walk-in emergency. Consider expanding
14 this feature which would provide pedestrian access from the sidewalk;
15 ■ Consider the installation of skylights if feasible;
16 ■ Consider modifying the access to the building which appears to be confusing;
17 ■ Use permeable paving for the new parking area where feasible;
18 ■ Add more trees where feasible in the landscaped areas and parking lot;
19 ■ Select landscape species that complement the building and provide screening; and
20 ■ Consider providing outside seating at the southwest corner of the expansion.
21
22 The permanent heliport is required to be reviewed by the Mendocino County Airport Land Use
23 Commission (ALUC). The ALUC does not have review authority over the temporary heliport.
24 On April 18, 2012, the ALUC reviewed the permanent heliport as required. The ALUC voted
25 unanimously (5-0) to find the Ukiah Valley Medical Center heliport consistent with the
26 Mendocino County Airport Comprehensive Land Use Plan (ACLUP), provided the
27 owner/operator complies fully with the conditions required by the FAA, Caltrans Division of
28 Aeronautics, and the operational parameters submitted to the ALUC and City of Ukiah.
29
30 SETTING
31
32 The Ukiah Valley Medical Center (UVMC) is located on east side of Hospital Drive north of
33 Perkins Street and south of Hamilton Street. The UVMC main campus at 275 Hospital Drive
34 includes the existing emergency department, ground level heliport, outpatient pavilion, birth
35 center, various support buildings, parking lots and landscaping. The campus is surrounded by
36 the following uses:
37
38 ■ North: Vacant parcels at the northeast and northwest corners of Hospital Drive zoned
39 Heavy Commercial (C2) and medium density residential neighborhood (Wagonseller
40 Neighborhood) zoned Medium Density Residential (R2);
41 ■ South: Various commercial uses on Perkins Street zoned Community Commercial (C1);
42 ■ East: Various retail commercial uses at the Pear Tree Center zoned Community
43 Commercial (C1) and Home Depot zoned Heavy Commercial (C2); and
44 ■ West: Professional and medical office uses on the west side of Hospital Drive on
45 parcels zoned Heavy Commercial (C2).
46
47 STAFF ANALYSIS
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
5
1
2 General Plan. The general plan land use designation of the parcels included in the Project is
3 Commercial (C). This land use designation is intended for a variety of commercial uses and
4 identifies areas where commerce and business may occur. The exact uses allowed are
5 determined by the zoning of the parcel. The general plan includes goals, policies and
6 implementation measures that apply to the proposed Project. The applicable goals and policies
7 were included in the General Plan Table in the initial environmental study prepared for the
8 Project. This table has been included below and constitutes the general plan consistency
9 analysis for the Project. Some revisions have been made to the analysis based on additional
10 information provided by the applicant and revised plans submitted on August 15, 2012. The
11 revisions are noted in the Table below.
12
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Teut
O en S ace and Conservation
Goal OC-16: Design parking facilities to reduce 275 Hospital Drive. The six new tree wells that would be
runoff and surface water contamination. installed in parking Lot 4 include curbcuts to allow surface
water to infiltrate these landscaped areas.The landscape strip
Policy OC-16.1: Protect surface water supplies located between the parking spaces in the relocated parking
from water generated in parking lots. lot 5 and the sidewalk also includes curbcuts to allow water to
infiltrate the landscape strip.
Lot 8.The new employee parking lot utilizes vegetated swales
in the perimeter and interior landscaped areas to allow the
infiltration of surface water runoff. This will allow water runoff
from the parking lot to be filtered prior to entering the storm
drain system.
Goal OC-23: Native plant landscaping shall be The landscape plan for the Project includes native species. The
encouraged. C2 zoning district requirements encourage the use of native
Policy OC-23.1: Define standards that include species.
native plant landscaping.
Goal OC-25: Maintain and enhance the City's Revised Analysis
canopy of shade trees. 275 Hospital Drive. The landscape plan for the Project includes
planting trees in new tree wells in parking lot 4,trees in
Policy OC-25.1: Protect existing healthy mature parking lot 5, and trees along the west property line to the
trees to maintain shade and area extent allowed by safety requirements for the rooftop heliport.
attractiveness. Lot 8.One tree would be removed on lot 8 for construction of
the permanent parking lot. The planting of 36 valley oak trees
and 19 California bay laurels(55 trees total)would off-set the
loss of the tree that would be removed. The trees would be
planted along the perimeter and interior of the lot which will
increase the tree canopy.
It may be possible to retain the tree proposed for removal by
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
6
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
modifying the location of and enlarging the size of the planter
island.
Existing trees on the site may require trimming to comply with
clearance requirements for the heliport. Trees on the Home
Depot site would need to be trimmed in order to comply with
the clearance requirements. Trimming of these trees would
cease once operation of the heliport has ceased.
The standard requirement for tree protection fencing would be
applied to the Project as conditions of approval to ensure that
existing trees in the area of construction would not be
impacted by the construction of the Project.
Goal OC-29: Maintain and enhance the"urban Revised Analysis
forests"which create a sense of urban space. 275 Hospital Drive. The Project landscape plan includes new
trees on the UVMC hospital campus to the extent feasible
Policy OC-29.1:The development review based on safety requirements for the rooftop heliport. No
process shall incorporate measures to maintain trees on this site would be removed.
and enhance the urban tree canopy. Lot 8.One tree would be removed on Lot 8 for construction of
the permanent parking lot. The landscape plan for permanent
parking lot includes perimeter and interior trees,including the
planting of 36 valley oak trees and 19 California bay laurels(55
trees total)which would enhance the urban forest. In addition,
it may be possible to retain the tree proposed for removal by
modifying the location of and enlarging the size of the planter
island.
Goal OC-34:Coordinate project review with the
Air Quality Management District. The Project was routed to the MCAQMD for review and
comment.The MCAQMD provided conditions of approval and
Policy OC-34.1:Submit all discretionary mitigation measures which have been applied to the Project.
applications to the MCAQMD for review and
comment.
Noise
Policy NZ-2.2: Ensure adequate analysis of A Noise Study was prepared for the Project to evaluate the
noise impacts when reviewing project permits. noise impacts associated with the temporary heliport and the
relocated permanent heliport.
The Project applicant provided information on the noise levels
associated with the new emergency generator and has located
the generator at the rear of the site(east property line)as far
from the hospital building as possible and far from the
residential properties on Clara Avenue. The Project also
includes a wall to enclose the generator to further attenuate
noise.
Policy NZ-2.4: Protect existing residential areas The new generator is enclosed with a wall to provide noise
from future noise impacts. attenuation and is located far enough away from the
residential area on Clara Avenue to not result in an increase in
noise.
UVMC currently operates a heliport for emergency medical and
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
7
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
transport flights. The Project would temporarily relocate closer
to the residences on Clara Avenue. The number of flights
would not change as a result of the Project. Other sites were
evaluated for the temporary heliport; however,these sites
were also closer to the residential area than the existing
heliport. The increase in noise is temporary and short in
duration(time to land,transfer patient and takeoff). After
construction of the new heliport,operation of the temporary
heliport would cease. The rooftop location may reduce the
noise level compared to the existing ground level location
based on the Noise Study prepare by Mead and Hunt.
Safe
Goal SF-1: Regulate new development in fault The Project site is not located in Alquist-Priolo Earthquake
zones. Fault Zones.
Policy SF-1.1: Avoid urban-scale development
within Alquist-Priolo Earthquake Fault Zones.
Goal SF-2: Regulate development across or The Project is required to comply with Building Code
near earthquake faults outside the Alquist- requirements which will be applied through the OSHPD review
Priolo Earthquake Zone. of the building permit for the ED expansion.
Policy SF-2.1: Provide development guidelines
for building outside Alquist-Priolo Earthquake See also discussion in Geology and Soils above
Fault Zones. The parcels included in the Project are relatively flat and no
Policy SF-2.2: Protect people and property new slopes would be created on any of the parcels as a result
from landslide danger. of the Project.
Goal:SF-3: Protect new development from None of the parcels included in the Project is located within a
flooding. 100 or 500 year flood plain. The parcels are identified as being
in zone"C" (Areas of Minimum Flooding)as identified on
FEMA's Flood Insurance Rate Map(FIRM) Panel#060186 001E
dated August 5, 1985.
Goal SF-4:Strive for a flood-safe community. None of the parcels included in the Project is located within a
100 or 500 year flood plain. The parcels are identified as being
Policy SF-4.1:Avoid critical public facilities in in zone"C"(Areas of Minimum Flooding)as identified on
areas subject to flooding. FEMA's Flood Insurance Rate Map(FIRM) Panel#060186 001E
dated August 5, 1985.The hospital campus at 275 Hospital
Drive is also outside of the inundation identified in the event of
a failure of the Coyote Dam at Lake Mendocino(see Hydrology
and Water Quality discussion above).
Ener
Goal EG-4: Maximize on-site solar energy use, The Project does not include rooftop solar panels or solar
especially in new developments. tubes/skylights as part of the ED addition. The roof of the
addition includes the relocated heliport,a penthouse for an
Policy EG-4.1: Incorporate solar energy elevator,stairs, mechanical and electrical rooms,and HVAC
considerations into the design, review and equipment. Given the rooftop uses, roof top solar panels are
approval of all development. infeasible.
Due to safety requirements related to the heliport,the existing
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
8
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
hospital campus and the ED expansion do not include many
trees and the location and height of the trees is based on the
approach and departure zone of the helicopters. These safety
constraints limit opportunities for the use of passive solar
techniques.
Goal EG-S: Site design shall incorporate shade 275 Hospital Drive. The landscaping plan for the ED expansion
trees for energy conservation. includes four western redbuds planted along the south
elevation of the addition and 11 western redbuds planted on
the west elevation of the addition. Based on the height of the
addition and the height of these trees at maturity,as well as
Policy EG-5.1: Encourage minimum canopy their location,they will provide some shading of the building
coverage of all paved area on a lot. that could result in energy savings.
The Project also includes the planting of trees along the
Hospital Drive property line. These trees serve primarily as
street trees and should also provide some shading of parking
lot 4 and relocated parking lot 5. The Project also includes six
new trees wells in parking lot 4 which would provide shade in
this parking lot.
Given the limitations related to tree planting,the Project is
consistent with this policy to the degree allowed by safety
requirements.
Lot 8. The permanent parking lot includes trees(Valley Oak
and California Bay Laurel)along the north,south,and west
perimeters of the site as well as the interior. These trees
provide shading of the parking lot and will provide a large tree
canopy over the parking lot as well as the Hospital Drive and
Hamilton Street sidewalks.
The C2 zoning district includes landscaping requirements. As
allowed by the C2 zoning district regulations,the applicant may
request a modification to the landscaping requirements. The
applicant has requested a modification to some landscaping
requirements based on constraints related to the Project.
Should the Planning Commission choose to approve the
modification,the Project would be consistent with this goal
and policy.
Goal EG-6: Promote energy efficiency features OSHPD has review and permitting authority over the ED
in the design of all new structures and in the expansion. OSHPD energy efficiency requirements for the
retrofitting of existing structures. building expansion will be applied to the Project through
OSHPDs plan review process. The City of Ukiah does not have
Policy EG-6.1: Design new buildings with the review authority over the building plans for the ED expansion.
maximum feasible energy efficiency. Due to the location of the heliport,the location and height of
trees is regulated to ensure safe helicopter operations.
Landscaping adjacent to the building is limited due to the
recommendations included in the geotechnical report that
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
9
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
recommend limiting water adjacent to building foundations.
Circulation and Trans ortation
Goal CT-3: Design new development and Planning Commission to Determine
redevelopment projects to be as accessible by 2�5 Hospital Drive. There are sidewalks on the east and south
foot, bicycle,and transit as they are by auto. sections of Hospital Drive that are adjacent to the site
providing access to the site by foot. There are 12 existing bike
Policy CT-3.1: New development and parking spaces on the UVMC hospital campus. As part of
Planning Commission's review of the use permit and site
redevelopment projects shall specifically development permit,the Commission will determine if
include plans for pedestrian facilities, bike additional parking spaces should be provided. The Project was
lanes, bike racks,and transit stops. referred to Mendocino Transit Authority for review and
comment.
See Transportation/Traffic discussion below
Lot 8. The number of bike racks required is based on the
number of parking spaces.The new parking spaces included in
this lot were used to calculate the number of bicycle parking
spaces required for the Project. No bike parking spaces were
required on this lot since the intention is to provide bike
parking close to the destination and where they are the most
secure which is the hospital site itself.
Goal CT-13: Design attractive parking facilities. 275 Hospital Drive. Relocated parking lot 5 will include 7 new
trees between the sidewalk and the new parking spaces. In
parking lot 4,five additional trees(Japanese Maple)will also be
planted between the sidewalk and the existing row of 90-
degree parking spaces located adjacent to the Hospital Drive
property line,and six trees wells will be installed and planted
Policy CT-13.1: Utilize landscaping and other with one Washington Hawthorne tree each. The landscaping
amenities to improve the appearance and in these areas also includes giant feather grass, Manzanita,and
traffic patterns of onsite parking facilities. lavender.
Lot 8.The landscaping plan for the new parking lot includes
valley oak trees as perimeter/street trees. Bay laurels are
planted in the interior of the parking lot in areas where low
impact development improvements are utilized. Other species
included in the plan are deer grass and emerald carpet
Manzanita.
The landscaping plans improve the appearance of the parking
areas by providing green space,including trees within the
parking areas and the landscaping helps to define and identify
parking areas and drive aisles.
Goal CT-16: Development shall be permitted 275 Hospital Drive. The primary access to Hospital Drive is
within road capacities. from Perkins Street. This is a signal controlled T-intersection.
The EIR for the Courthouse indicates this intersection operates
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
10
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
Policy CT-16.1: Level of service shall be the at level of service A(delay of 6.3 seconds). The minimum level
standard to judge whether a road has of service adopted by the City for intersection LOS is D.
adequate remaining capacity to service the Based on the Project Description,the Project would add four
traffic generated by a proposed project. new employees. The number of vehicle trips resulting from
four additional employees would not change the level of
service for this or other intersections in the Project area.
The expansion of the ED and relocation of the heliport is not
anticipated to result in an increase in capacity but rather is
intended to improve efficiency and to provide additional
services.
Lot 8. Lot 8 would be a new permanent parking lot to replace
the informal overflow parking for employees that currently
exists on Lot 7. Therefore,this lot would not change or
increase the number of vehicle trips.
Lot 7. During construction,this lot would be used for
employee parking and construction staging.Since this lot is
currently used from overflow employee parking, no increase or
change in vehicle trips would result from the temporary use of
this lot. Construction equipment located on this parcel would
be used at 275 Hospital Drive and at Lot 8,so no additional
trips would be associated with the construction staging area
once the equipment has been located on the site. Additional
trips would result from construction employees. These trips
would be temporary in nature and last only for the duration of
construction of the Project. Therefore,these trips would not
result in a change in the capacity or level of service once
construction of the Project has been completed.
Policy CT-16.4: Balance the need for new The Project would not result in a change in the level of serve
development with methods of accommodating (LOS)or the carrying capacity of the roadways serving the
increasing traffic. Project.
Communi Desi n
Policy CD-4.2: Encourage planting of native 275 Hospital Drive and Lot 8. The C2 zoning district requires
trees and plants. the planting of landscaping that is known to grow well in
Ukiah's climate and encourages the planting of native species.
The landscaping plan includes trees from the City's recently
adopted Master Tree Lists. Planning Commission will review
the landscaping plan and determine if the Project should plant
additional native species.
Policy CD-4.3: Require landscaping that will 275 Hospital Drive. Since the site includes a heliport,the
result in the creation of new street canopies. ability to plant trees is limited and any trees planted are
required to comply with safety standards for height and
location. The landscaping plan includes the planting of new
trees along Hospital Drive. Due to height limitations,the trees
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
11
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
are limited in height and will result in a smaller canopy than
may be desired; however,the planting of these trees will result
in new sidewalk and/or tree canopy over time.
Lot 8. The landscaping plan for the permanent parking lot
includes valley oak trees as perimeter/street trees. These trees
will provide a new canopy over the sidewalk/street over time.
Lot 7.Since the temporary parking for employees and
construction staging area will only be in place for the duration
of construction, it is not subject to this policy.
Goal CD-10: Preserve and enhance 275 Hospital Drive. This site is developed with the main
neighborhood character. hospital, birth center,and outpatient pavilion.All of which
were built at different times and, have differing architectural
Policy CD-10.1: Ensure that new construction styles. The ED expansion attempts to use design elements and
in established neighborhoods maintains or colors from the outpatient pavilion in its design in order to
enhances existing neighborhood character. create a cohesive design theme and maintaining the existing
character of the hospital campus.
Lot 8. The parking lot would include perimeter/street trees as
well as interior landscaping islands with trees.Groundcover
and shrubs would also be planted on the site. The landscaping
would result in an increase in trees in the area as well as
landscaping which would enhance the character of the hospital
campus and surrounding commercial neighborhood.
Goal CD-17: Require commercial and industrial 275 Hospital Drive. Parking lot 5 would be relocated to the
parking lots to be designed and sited so as to front of the ED addition and would front onto Hospital Drive.
increase the attractiveness of the areas in This parking lot includes 17 parking spaces in one row of
which they are located. diagonal parking. Although the parking is located in front of
the building,the limited number of parking spaces and the
single row reduce the appearance of this parking lot. The
location of this parking lot in front of the ED is similar to the
location of parking lot 6 which is located in front of the birth
center. Trees and landscaping would be planted between the
sidewalk and this parking lot reducing the appearance of this
lot. Since the only feasible location of the expansion to the ED
is to the west of the existing ED,few options are available for
locating new parking. Parking lot 4 would be retrofitted to
include 6 new tree wells with trees.
Since the Project includes a heliport,safety requirements
restrict the size, number and location of trees that can be
planted as part of the Project.
Lot 8.The new parking lot that would be constructed at the NE
corner of Hospital Drive and Hamilton Street would be the only
development of the parcel and by the nature of being located
across the street from the building it serves and on its own
parcel is subservient to the structure it serves.
Lot 7.The parking lot on the NW corner of Hospital Drive and
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
12
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
Hamilton Street is temporary and,therefore, not subject to this
policy.
Policy CD-17.1:Site commercial and industrial
parking lots to be designed subservient to the
structure it serves. 275 Hospital Drive. Given the existing development on the
site,the most feasible location for the ED expansion is to the
west of the existing ED as proposed in the Project. The existing
development pattern on the site and the expansion of the ED
to the west does not allow for the relocated parking lot 5 to be
placed at the rear of the site. The rear of the site is developed
with ancillary buildings, parking,and drives aisles making
additional parking in this area infeasible.
Lot 8. No buildings or structures will be constructed on this
site. Only new employee parking will be provided on this site,
therefore this policy does not apply. However,the parking lot
will include perimeter/street trees as well as interior trees and
other landscaping which will reduce the appearance of the
parking lot.
Lot 7. This is an informal parking lot that will be used
temporarily for overflow employee parking and construction
staging and is,therefore, not associated with any buildings and
not evaluated for consistency with this policy.
1
2
3 Ukiah Municipal Airport Master Plan & Mendocino County Airport Comprehensive Land
4 Use Plan (CLUP). Most of the Ukiah Valley Medical Center at 275 Hospital Drive is located
5 within the boundaries of the Ukiah Municipal Airport Master Plan & Mendocino County Airport
6 Comprehensive Land Use Plan (CLUP) and Ukiah Municipal Airport Master Plan. The parcels
7 at the northeast and northwest corners of Hospital Drive and Hamilton Street are north and
8 outside of the boundaries of these Plans and therefore not subject to their requirements. The
9 emergency department expansion, relocated heliport, and associated site improvements are
10 located in the compatibility zone B2 infill (approach and departure zone) and subject to the infill
11 policies of the B2 infill zone.
12
13 Infill policy 2.1.6 allows new development of a similar intensity to that of surrounding, already
14 existing uses and places limits of future development in the B2 zone. The analysis included in
15 Table 2 below is based in part on the analysis included in the initial environmental study.
16
Table 2: Summary of B2 In-Fill Policy and Compatibility Criteria
B2 Compatibility Criteria Staff Analysis
Uses 275 Hospital Dive. The infill policy specifically allows the expansion of
Low intensity retail and office uses are existing hospitals provided that the building(s)are one-story. The Project
normally acceptable uses in the B2 includes the construction of a one-story addition with a penthouse for
compatibility zone. mechanical equipment and rooftop heliport.The penthouse is not
habitable and is not considered a "story." The Project is consistent with
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
13
Table 2: Summa of B2 In-Fill Polic and Com atibili Criteria
B2 Compatibility Criteria Staff Analysis
this requirement.
Deed Notice 275 Hospital Dive. The requirement for recording a deed notice has been
Recording of a Deed Notice is included as draft condition of approval#2.
considered an acceptable alternative
to dedication of an avigation or
overflight easement in the B2 zone.
Maximum Density 275 Hospital Dive. The infill policy limits the density for hospitals to 60
The maximum density is 60 people persons per acre. Based on a parcel size of 8.8 acres,a maximum of 528
per acre for non-residential uses in people(8.8 x 60)would be allowed on the site at any time. The number
the B2 In-Fill area. of employees on the maximum shift is anticipated to be 325.The hospital
is licensed for 78 beds. Assuming all beds are occupied,403 employees
and patients would be on the site at one time. This would allow 124
additional people on the site which is adequate to account for patients of
the outpatient pavilion,visitors,and people waiting in the emergency
department.
Minimum Open Land 275 Hospital Dive. Based on 8.8 acres,2.64 acres are recommended to
Minimum 30%"Open Land" is be open land. Open land includes parking lots and landscape areas. The
recommended. construction of the ED expansion would result in 3.0 acres of buildings on
This is applied to the entire area with the 8.8 acre site resulting in 66%open land (3.0/8.8)which exceeds the
a B2 designation not just the project 30%recommendation.
site.
Storage of Highly Flammable 275 Hospital Dive. Based on one parcel, 2,000 gallons of materials
Materials classified as"highly flammable"would be allowed. The Project does not
Up to 2,000 gallons is allowed per include materials classified as"highly flammable." The Project does
parcel. includes:one 1,000 gallon above ground diesel storage tank located
behind the north wing of the hospital;one 1,000 gallon above ground
diesel storage tank near the center of the site at the rear of the main
hospital building;and a 356 gallon tank beneath the emergency
generator outside the Outpatient Pavilion. The Project includes the
installation of one new 5,200 gallon above ground diesel storage tank at
the rear of the site(parking lot 2). Diesel fuel is categorized as
"combustible" not"highly flammable" by the National Fire Protection
Association;therefore,the Project is consistent with this requirement.
The applicant worked with the Fire Marshal to locate the diesel storage
tank.
1
2 Master Tree Lists. In April 2012, the City Council adopted street tree, parking lot, parks,
3 riparian, and residential Master Tree Lists. The Project was submitted prior to the adoption of
4 the Master Tree Lists and, therefore, is not required to use trees from the list. The Project
5 includes the following trees:
6
7 ■ twelve (12) strawberry trees as street trees on Hospital Drive which are included on the
8 Parking Lot and Parks Master Tree Lists and is intended to provide a unifying design
9 theme and identity for the UVMC campus;
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
14
1 ■ eight (8)Washington hawthorns in parking lot 4, which is included on the Master Street
2 Tree List;
3 ■ four (4) Japanese maples as decorative plantings at the northeast corner of the
4 expansion which are not included on any draft or approved Master Tree Lists and are
5 not subject to these lists since they are being planted in a "courtyard area";
6 ■ thirty-six (36) valley oaks in parking lot 8, which is included on the Master Riparian Tree
7 List; and
8 ■ nineteen (19) California bay laurels in parking lot 8, which is on the Master Riparian Tree
9 List.
10
11 Parking Lot 8 includes LID improvements in the form of vegetated swales along the west and
12 south property lines and within the interior of the parking lot (see attachment 13, sheets LS1 and
13 LS3). The valley oaks and California bay laurels are likely proposed in these areas since they
14 are able to withstand the wetter conditions that would be associated with the vegetated swales.
15
16 Zoning. The zoning of all three parcels included in the Project is Heavy Commercial (C2). The
17 purpose of the C2 district is to provide opportunities for commercial service, wholesale activities,
18 auto repair shops, agricultural supply stores, and other activities which are generally
19 inappropriate in areas developed with professional offices and retail stores. Public and quasi-
20 public uses are permitted uses (use permit required) in the C2 zoning district. Hospitals and
21 ancillary uses associated with a hospital are considered quasi-public uses requiring approval of
22 a use permit; therefore, the applicant has submitted an application for approval of the: 1)
23 expansion of the emergency department, relocation of the permanent heliport; and 2) temporary
24 heliport and permanent parking lot. The emergency department is considered part of the
25 primary use (hospital). The heliports and permanent parking lot are considered ancillary uses to
26 the hospital. In order to provide an area for temporary employee parking during Project
27 construction and a construction staging area, the applicant has also included these temporary
28 uses as part of the Use Permit application.
29
Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
Setbacks,height The Project complies with the building height and setback
requirements.
Vehicle Parkins Requirements Required Parking. Based on 78 permanent beds,234 parking
spaces are required for the main hospital, birth center,and
Main hospital,birth center,emergency emergency department and critical care.
department/critical care: three(3)spaces for Based on 16,300 square feet for the outpatient pavilion,82
each permanent bed parking spaces are required.
The total number of parking spaces required for the UVMC
Outpatient pavilion: One space for every 200 campus at 275 Hospital Drive is 316.
squarefeet
Existing Parking. The campus currently provides 278 parking
spaces in six different parking lots on the UVMC campus at 275
Hospital Drive(see attachment 13,sheet C0.1). There is also an
informal (unpermitted)overflow parking lot at the northwest
corner of Hospital Drive/Hamilton Street(see attachment 13,
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
15
Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
sheet C0.1, lot 7). Based on the number of employees and the
need to provide parking for patients and visitors,the 316
spaces required by the zoning ordinance would not provide
adequate parking for the Project.
This is also supported by a photo parking survey of the use of
existing parking lots which indicates that almost all of the
parking spaces are filled. In addition to onsite parking, public
on street parking is also available. However,this parking
cannot be counted toward the parking requirement. Based on
several site visits at various times of the day, most on street
parking spaces on the east and west sides of Hospital Drive are
also filled.
Proposed Parking. The Project proposes to continue the use of
lot 7 for temporary employee parking during construction of
the Project. This lot would also be used for construction
staging. The Project would relocate parking lot 5 to the front of
the ED expansion and would construct a new parking lot(lot 8)
with 111 parking spaces at the northeast corner of Hospital
Drive/Hamilton Street after operation of the temporary
heliport ceases. With the addition of this parking lot,the
Project would provide 396 parking spaces. The 396 parking
spaces would provide adequate parking for the 325 employees
on the maximum shift with 71 spaces available for patients and
visitors. It is likely that some employees and visitors bike,walk,
rideshare,or take public transit. It is also likely that not all beds
are occupied at one time. Based on the above,the 396
proposed parking spaces would provide adequate parking to
serve the existing UVMC uses as well as the proposed Project.
Bike Parkins(Z.O.Section 9100(EJJ Based on 316 required vehicle parking spaces, 32 bicycle
Safe bicycle parking facilities shall be provided in parking spaces are required. The existing UVMC campus has
all new commercial developments where it is two bike racks each able to provide parking for six bikes,for a
determined that the use would attract bicyclists. total of 12 bike parking spaces. In order to provide the 32
The number of bicycle parking spaces required required bike parking spaces,an additional 20 bike parking
shall not be less than ten percent(10%J of the spaces are required.
number of required off-street automobile Staff requests Planning Commission determine the number of
parking spaces. Such safe bicycle parking shall additional bike parking spaces(if any)that should be provided
be located convenient to the entrance(sJ to the as part of the Project.
use.
The applicant has not formally requested an Exception to
Exception (Z.O.Section 9100(H) providing the additional bike parking spaces; however, based
Relief from the parking requirements of the C-2 on conversations with the applicant and representatives from
Zoning District may be approved through the the hospital,there is some concern that the additional bike
discretionary review,provided a finding is made parking spaces would not be used since the existing spaces are
that there is a unique circumstance associated under used.
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
16
Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
with the use or property that results in a Should the Planning Commission require fewer than the 20 bike
demand for less parking than normally parking spaces,staff requests the Commission explain the basis
expected. for the reduction consistent with the requirements for granting
an Exception identified in the column to the left.
Landscaping
Landscaping shall be proportional to building 275 Hospital Drive. Due to the location of the heliport at the
elevations.Z.O.Section 9101(C1aJ southwest corner of the ED expansion,the location and size of
trees is restricted. Western red buds are shown as being used
as shrubs on the west and south elevations of the ED
expansion. Washington hawthorns are used as parking lot
trees in lot 4(south of expansion and heliport)and crape
myrtles are uses as street trees in front of the ED expansion.
Lot 8. N/A—There are no buildings or structures on this parcel.
Based on the constraints associated with the location of the
heliport,the Project is consistent with this requirement.
Landscape plantings shall be those which grow 275 Hospital Drive and Lot 8. The landscape plans were
well in Ukiah's climate without excessive developed by Kate Frey,a local master gardener and landscape
irrigation. Native species are strongly designer that has done previous landscape design and
encouraged. Z.O.Section 9101(C1b) installation at the UVMC campus at 275 Hospital Drive. The
plant palette includes natives and other species that based on
Ms. Frey's knowledge are appropriate for and will be successful
in the conditions and locations planted (see attachment 13,
sheet LS1).
All landscape plantings shall be of sufficient size, 275 Hospital Drive and Lot 8. The landscape plan indicates the
health,and intensity so that a viable and mature trees will be#15,the shrubs five gallon, perennials one gallon,
appearance can be attained within a reasonable ground cover one or five gallon,and the vines five gallon. The
short amount of time. Z.O.Section 9101(C1cJ plant size and spacing would achieve the required result.
Deciduous trees shall constitute then majority 275 Hospital Drive—Lot 5. Due to the location of the heliport
of trees proposed along the south and west at the southwest corner of the E D expansion, no trees are
building exposures; non-deciduous tree species planted adjacent to the west or south building elevations.
shall be restricted to areas that do not inhibit Western red buds are planted as shrubs on the west and south
solar access. Z.O.Section 9101(C1d) elevations and are deciduous.
Lot 8. N/A—There are no buildings or structures on this parcel.
Based on the above,the Project is consistent with this
requirement.
Parking lots shall have a perimeter planting strip 275 Hospital Drive. The Project would relocate parking lot 5
with both trees and shrubs. Z.O.Section from the south of the lawn area to the front of the ED
9101(C1f) expansion.The existing parking lot has no perimeter
landscaping(see attachment 13,sheet C0.1); however, it is just
south of the lawn area. Relocated parking lot 5 would have
landscaping on the east and west perimeters. The north and
south perimeters are the access aisles to the parking lot.
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
17
Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
Lot 8. This parking lot has perimeter landscaping along all four
property lines(see attachment 13,sheets LS1 and L53).
Based on the above,the Project is consistent with this
requirement.
Parking lot trees shall primarily be deciduous The Zoning Ordinance requires a shade percentage to be
species,and shall be designed to provide a tree achieved at 10 years, however the code does not indicate how
canopy coverage of fifty percent over all paved the shade coverage should be calculated, provide the canopy
areas within 10 years of planting. Based on the size of various tree species at 10 years,or define the parking
design of the parking lot,a reduced number of area that is subject to this requirement.
trees may be approved through the Based on staff research,communities that have a shade
discretionary review process. ordinance most commonly use a 15 year tree canopy when
calculating shade coverage. In addition,tree canopy size can
double between 10 and 15 years. Staff was unable to find
Modification Request another community that used a 10 year canopy for the purpose
As allowed by Zoning Ordinance section 9101(I), of calculating shade coverage. Staff directed the applicant to
the applicant is requesting Planning Commission use the information provided by the City of Davis shade
approval of a modification to this landscaping ordinance to calculate the shade coverage.
requirement(see attachment 7). 275 Hospital Drive—Lot 5. Due to the location of the heliport,
the location and size of trees is restricted in order to comply
with requirements implemented for safety reasons. This limits
the ability to plant enough trees and trees of adequate size to
comply with this requirement. The Project does include the
planting of street trees and the retrofitting if parking lot 4 with
tree wells and parking lot trees to provide more shade. Given
the planting of trees in parking lot 4,as well as street trees, and
trees planted in parking lot 5,the Project provides adequate
shade coverage given the constraints created by compliance
with the requirements that limit obstructions(tree location and
height) in the approach/departure zone for helicopters. Based
on the above,staff supports the applicants request for
modification to the requirement and staff has included a draft
finding in support of this modification (see attachment 2,
finding 6).
Lot 8. Fifty-five trees would be planted on this parcel. Using
the City of Davis method, Lot 8 would meet the 50%shade
coverage requirement. Since Planning Commission has
approved similar modifications when they meet the City of
Davis method,staff recommends the Commission approve the
modification request for Lot 8 and has included draft findings in
support of this modification (see attachment 2,finding 6).
Parking lots with 12 or more parking stalls shall 275 Hospital Drive—Lot 5. Rather than providing a planter
have a tree placed between every 4 parking between every for parking spaces,the applicant is proposing a
stalls within a continuous planting strip, rather perimeter planter strip between the property line and parking
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
18
Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
than individual planting wells unless clearly spaces with five partial "finger islands"to increase the space for
infeasible. the trees. Based on 17 parking spaces,three planter islands are
required. Due to the location of the rooftop heliport,the
Modification Request location and height of trees is restricted. Crape myrtles are
As allowed by Zoning Ordinance section 9101(I), proposed as the perimeter/street tree in parking lot 5 and staff
the applicant is requesting Planning Commission has recommended that the applicant suggest an alternative
approval of a modification to this landscaping tree that complies with the restrictions related to the rooftop
requirement(see attachment 7). heliport and is included on one of the City's draft or adopted
tree lists. In addition,the Project includes the retrofitting of
parking lot 4 with six new tree wells with Washington
hawthorns and planting two Washington hawthorns in the
existing planters located at the east end of the drive aisles.
Based on the restrictions related to the heliport,the small size
of the parking lot and the retrofitting of parking lot 4 with tree
wells and additional trees,staff supports the applicants request
for modification and has included draft findings in support of
this request(see attachment 2,finding 9).
Lot 8. Parking lot 8 was revised by the applicant to include
planter islands; however,the islands are not planted between
every four parking stalls. The Project does include wider than
usual perimeter landscaping and interior landscaping. Most of
these areas are planted as vegetative swales. Although the
landscaping does not include the one planter every 4 parking
spaces,55 trees would be planted resulting in 51%shade
coverage in 15 years. Based on the number of trees planted,
inclusion of LID improvements, provision of at least 50%shade
coverage in 15 years,and overall amount of landscape
coverage,staff supports the requested modification and has
included a finding in support of the modification (see
attachment 2,finding 10).
Should the Planning Commission choose to approve the
requested modification,the Project would be consistent with
this requirement.
Parking lots with 12 or more parking stalls shall 275 Hospital Drive—Lot 5. Parking lot 5 would be relocated to
have defined pedestrian walkways or marked the front of the ED expansion. This parking lot includes 17
pedestrian facilities within landscaped areas parking spaces(6 accessible and 11 standard). The Project
and/or separated from automobile travel lanes. includes one path from the Hospital Drive sidewalk located at
Based upon the design of the parking lot and the south end of this parking lot leading to the walkway in front
the use it is serving, relief from this requirement of the building. This pathway provides the accessible pathway
may be approved as part of the discretionary required for the Project. The applicant requests that this also
review process. be counted as providing the pathway required by the zoning
ordinance. Parking lot 5 is a single row of diagonal parking with
Modification Reauest a one-way drive aisle separating the parking spaces from the
As allowed by Zoning Ordinance section 9101(I), walkway at the front of the building. Due to the number of
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
19
Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
the applicant is requesting Planning Commission accessible spaces,three accessible pathways are provided
approval of a modification to this landscaping through this parking lot. Based on the above,staff supports the
requirement(see attachment 7). applicants request for a modification to this requirement and
has included a draft finding in support of this(see attachment
2,finding 7).
Should the Planning Commission choose to approve the
requested modification,the Project would be consistent with
this requirement.
Lot 8.This parking lot is for employee parking. The parking lot
does not include a designated pedestrian path. Unlike a parking
lot on the same site as the building,employees parking in this
lot could be walking to any number of buildings,so it is unclear
the best location for a designated path. Also, it is likely that
most people will park their vehicle for most of the day and
there will be little turnover of parking spaces. It is likely that
many people will create a shortcut through the parking lot;
therefore, rather than a defined pedestrian path,staff
recommends the parking lot be revised to include a "cut-
through"from the parking area through the vegetate swale at
the southwest corner of the site.
Staff requests Planning Commission review the applicants
request for a modification and determine if this parking lot
should be revised to include a defined pedestrian walkways or
marked pedestrian facilities. Staff has included a draft finding
supporting the requested modification and requiring the cut-
through (see attachment 2,finding 8)
Street trees may be placed on the property The street trees on Hospital Drive are located on the property
instead of within the public right-of-way if the rather than in the right-of-way due to the limited width of the
location is approved by the City Engineer based right-of-way and the need to limit encroachment into the public
on safety and maintenance factors. sidewalk. This proposed location of street trees has been
reviewed and approved by the Public Works Department/City
Engineer.
All new developments shall include a 275 Hospital Drive. The existing site has 25%landscaping
landscaping coverage of 20%of the gross area coverage. The Project would reduce this to 21%.
of the parcel, unless based on the small size of
the parcel, it would be unreasonable and Lot 8.Thirty-two percent(32%)of this parcel would be
illogical. landscaping.
A minimum of 50%of the landscaped area shall 275 Hospital Drive and Lot 8. At least 50%of the landscaped
be live plantings. area is live plantings(trees,shrubs,groundcover).
Landscaping plans shall include an automatic 275 Hospital Drive—Lot 5.The plans include a lighting plan for
irrigation plan and lighting plan. the emergency department expansion and permanent heliport
(see attachment 13,sheets E1.02 and E1.02P and attachment
6,details). The lighting includes parking lot lighting, building
mounted lighting and canopy lighting,and lighting required for
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
20
Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
the permanent and temporary heliports. The parking lot light
would be either 16-feet or 20-feet from measured from ground
level to the top of the fixture(see attachment 13,sheet E1.0.2,
light standard detail).
A condition of approval has been included that the plans
submitted for building permit include an irrigation plan and
comply with the State Water Efficiency Landscape Ordinance
(see attachment 3,condition 8).
Lot 8. No lighting plan has been proposed for the permanent
parking lot. Staff has included a draft condition approval in the
event that lighting is proposed in the future(see attachment 3,
condition 11).
All landscaping shall be adequately maintained The standard condition of approval for landscape maintenance
in a viable condition. has been applied to the Project (see attachment 3, condition
51).
1
2 Sign Ordinance. Sign Ordinance section 3225(J) requires signing for a project requiring a site
3 development or use permit to be reviewed by the Planning Commission as part of the
4 discretionary review process. A sign program prepared by Butch Bainbridge of Paramount
5 Signs was submitted as part of the application materials (see attachment 10, sign site plan and
6 details). The proposed sign program includes the following signs:
7
8 ■ one two-sided, internally illuminated, freestanding monument sign (49 square feet),
9 measuring 10 feet, 8inches in height measured from the base to the top of the
10 monument;
11 ■ one internally illuminated emergency entry sign (11.5 square feet);
12 ■ one halo-lit, building mounted identification sign (87.2 square feet);
13 ■ two non-illuminated, building mounted donor identification signs (2 x 24 = 48 square
14 feet); and
15 ■ one internally illuminated canopy mounted ambulance entry sign (25.8 square feet).
16
17 Based on a frontage of 840 feet on Hospital Drive, the Project is allowed 1,260 square feet of
18 signage (840 x 1.5) along the Hospital Drive project frontage. The signs noted above total
19 221.5 square feet which is less than the maximum sign area allowed for the frontage. The
20 Project also complies with the requirements for: sign lighting (must be indirectly illuminated);
21 freestanding sign height (less than 30 feet or height of the roof, whichever is less); freestanding
22 sign area (less than 2/3 of allowed sign area); and signs facing street frontage/located on
23 building frontage.
24
25 The design and height of the monument sign is consistent with the design and height of other
26 monument signs approved by the Zoning Administrator for UVMC. The signs previously
27 approved include two heights for the monument signs (10' 8" or 9'). The 10' 8" monument sign
28 has been installed at 260 Hospital Drive. While the 10' 8" height is greater than the 8' height
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
21
1 typically preferred by Planning Commission, the height is well below the maximum allowed by
2 the Sign Ordinance and is consistent with the height previously approved by the Zoning
3 Administrator and installed at 260 Hospital Drive (Ukiah Valley Rural Health Center). The
4 shorter sign (9 foot) monument style sign also approved by the Zoning Administrator has been
5 installed at 245 Hospital Drive (Outpatient Pavilion), 415 Hospital Drive (Human Resources,
6 Marketing, Staff Development), and 404 Perkins Street (Physical Therapy). UVMC considers
7 the smaller signs "secondary signs" (see attachment 10, monument sign location).
8
9 Design Guidelines. The City has adopted design guidelines for commercial projects. The
10 Project is a quasi-public (hospital) development project and, therefore, is not subject to the
11 guidelines. The Project is subject to the findings required for approval of a Site Development
12 Permit discussed below.
13
14 Use Permit. The UVMC currently operates under several different use permits. The proposed
15 Project requires a new use permit to allow 1) the emergency department expansion, permanent
16 heliport, and associated site improvements at 275 Hospital Drive 2) the temporary heliport and
17 permanent employee parking lot at the northeast corner of Hospital Drive/Hamilton Street and 3)
18 the temporary employee parking and construction staging at the northwest corner of Hospital
19 Drive/Hamilton Street.
20
21 In order to approve a Use Permit, zoning ordinance section 6262 (E) requires specific findings
22 to be made. Table 4 below includes the findings required for approval of a use permit along
23 with staffs consistency analysis.
24
Table 4: Use Permit Anal sis
Use Permit Findin s Staff Anal sis
The proposed land use is consistent The Project is consistent with the General Plan and Zoning Ordinance as
with the provisions of this Title as well described above in Tables 1 and 3 respectively.
as the goals and policies of the City
General Plan.
The proposed land use is compatible The Project,as conditioned, is compatible with surrounding land uses
with surrounding land uses. based on the following:
The Project provides adequate parking during Project construction and
for the completed Project.
The Project would infill the UVMC hospital campus by expanding the
existing Emergency Department. The site is located in an area that is
primarily developed with the UVMC and medical office uses. The use is
consistent with the existing use of the site and surrounding uses on the
west side of Hospital Drive.
UVMC has an existing ground level heliport which would be relocated to
the roof of the ED expansion. The relocation of the heliport does not
create a new noise source and may reduce the noise level in the area by
moving the heliport to the roof.
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
22
The relocated heliport would be in a similar location to the existing
ground level heliport and,therefore,would not increase noise exposure
for residents on Clara Avenue.
The Project would not result in a new noise source, but would
temporarily relocate the temporary helipad closer to residences on Clara
Avenue. The noise from the temporary heliport is short-term(the length
of time it takes to land, unload the patient, and depart), periodic(occurs
only when there are emergency medical flights),and temporary(use of
this heliport would cease once the permanent heliport is operational).
Based on the above,the Project is consistent with this requirement.
The proposed land use shall not be The Project,as conditioned, would not be detrimental to the public's
detrimental to the public's health, health,safety,and welfare based on the following:
safety and general welfare.
The modifications to the circulation and access to 275 Hospital Drive
would improve access to and circulation through the site;eliminate
potential conflicts with vehicles and pedestrians and aircraft by relocating
the heliport to the roof of the expansion;and reduce confusion related to
site circulation by removing the one-way access drives.
The signage provides identification of the UVMC campus and emergency
facilities, including improved directional signage for the ED and
ambulance entrance.
Mitigation measures were applied to the lighting proposed for 275
Hospital Drive. The conditions of approval incorporate the mitigation
measures as conditions of approval by reference(see attachment 3,
condition 12). The photometric plan submitted for 275 Hospital Drive
demonstrates that very little light spills over the property line and that
the light level is very low.
No lighting has been proposed for the new parking lot(Lot 8). A
condition of approval has been included that requires Planning
Department review and approval of any future exterior lighting and for
the lighting to comply with the standard lighting conditions of approval
for development projects(see attachment 3,conditions 11).
The Project would relocate the existing ground level heliport to the roof
of the ED expansion which may reduce the aircraft related noise.
The number of emergency medical flights is not anticipated to increase as
a result of the Project. The Project is intended to more efficiency utilize
the site and provide additional services to the community and more
efficient operations for patients and staff. Frank R. Howard Memorial
Hospital in Willits is in the process of adding a heliport for emergency
medical flights to the facility.
The Project would create a new employee parking lot at the northeast
corner of Hospital Drive/Hamilton Street(Lot 8)to replace the
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
23
unpermitted parking lot located at the northwest corner of Hospital
Drive/Hamilton Street(Lot 7). This new parking lot would provide
adequate parking for the employees, patients,and visitors to the UVMC
campus; provide attractive landscaping,street trees,and add to the
urban forest;and eliminate the dust created by the existing overflow
parking lot(Lot 7).
The temporary heliport would be located closer to residents on Clara
Avenue than the existing ground level heliport which would increase the
noise level. No change in the number of flights,distribution of flight
times,or type of helicopters used is anticipated. The temporary heliport
would be in operation during construction of the improvements at 275
Hospital Drive, 18-24 months. Currently,approximately 50%of flights
overfly this area on their way to land at the existing ground level heliport.
The noise from the temporary heliport is short-term (the length of time it
takes to land, unload the patient,and depart), periodic(occurs only when
there are emergency medical flights),and temporary(use of this heliport
would cease once the permanent heliport is operational). Therefore,the
temporary heliport does not represent a new noise source, but rather a
relocation of an existing noise source.
The Project has been reviewed by the Police, Fire,and Public Works
Department and Building Official. The departments support the revised
access and circulation for 275 Hospital Drive.
The temporary parking lot and construction staging area would be
required to comply with City requirements and a condition of approval
has been applied to the Project requiring the parking lot and construction
staging area to be treated to suppress dust and for use of the site for
parking and construction staging to cease once construction of the
Project has been completed (see attachment 3,conditions 5 and 6).
Based on the above,the Project is consistent with this requirement.
1
2
3 Site Development Permit. Zoning Ordinance section 9101(A) requires a site development
4 permit for all development projects in the C2 zoning district. In order to approve a Site
5 Development Permit, zoning ordinance section 6263 (E) requires specific findings to be made.
6 Table 5 provides consistency analysis for 275 Hospital Drive and Lot 8 (permanent parking lot)
7 only. The temporary heliport on Lot 8 and Lot 7 which would be used for temporary employee
8 parking and construction staging are not evaluated since these are temporary uses that do not
9 include permanent improvements.
10
Table 5: Summa of Pro'ect Consisten with Site Develo ment Permit Findin s
Zoning Code Site Development Permit Staff Analysis
Findin s
The proposal is consistent with the goals, The Project is consistent with the General Plan as described above
objectives,and policies of the City General in Table 1.
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
24
Plan.
The location,size,and intensity of the 275 Hospital Drive. The Project would not modify Hospital Drive
proposed project will not create a hazardous or Hamilton Street. The Project would reduce the number of
or inconvenient vehicular or pedestrian traffic access driveways to the main hospital campus on the east side of
pattern. Hospital Drive from six(6)to four(4)and would eliminate the
one-way access drives.This would improve access to and
circulation within the site.
The revised circulation has been reviewed by Public Works,the
Fire Marshal and Police Department.
Lot 8. In order to provide access to the temporary heliport,one
new access drive with curb cut would be constructed on the north
side of Hospital Drive. An additional access drive and curb cut
would be constructed to serve the permanent employee parking
lot. There is an existing sidewalk on Hospital Drive and Hamilton
Street. The sidewalk would remain. As part of the permanent
parking lot,street trees would be installed behind the sidewalk.
Based on the above,the Project is consistent with this finding.
The accessibility of off-street parking areas 275 Hospital Drive. Lot S would be accessed from two different
and the relation of parking areas with respect two-way driveways from Hospital Drive,one at the north and the
to traffic on adjacent streets will not create a other on the south end. This is an improvement to the current
hazardous or inconvenient condition to access since this removes the one-way driveways. The removal of
adjacent or surrounding uses. the one-way driveways and reduction in the number of driveways
would not create a hazardous or inconvenient condition to
adjacent or surrounding uses and may improve the traffic
condition on Hospital Drive and in the parking areas by
eliminating the confusion that may arise from one-way
ingress/egress driveways. The other access points to parking lots
4 and 6 would not be changed.
Lot 8.Access to Lot 8 would be provided via a two-way access
driveway from Hospital Drive that would also provide ambulance
access to the temporary heliport. When the permanent parking
lot is constructed,a second two-way access driveway would be
provided on Hamilton Street. Both driveways are located away
from the intersection of Hospital Drive/Hamilton Street.
Based on the above,the Project is consistent with this finding.
Sufficient landscaped areas have been 275 Hospital Drive. The ED expansion would be located in front
reserved for purposes of separating or (west)of the existing ED and in the center of the site. Only a
screening the proposed structure(s)from the small amount of new paved area is proposed—relocated parking
street and adjoining building sites,and lot 5 between the front of the ED expansion and the Hospital
breaking up and screening large expanses of Drive property line. The landscaping plan includes landscaping in
paved areas. front and south of the expansion and along the front property
line. The landscaping plan includes ground cover, shrubs and
small trees. The location and size of trees is restricted due to the
rooftop heliport. The landscaping screens the Project from the
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
25
south and west.The existing hospital building and existing
landscaping provides screening from the north. Immediately east
of the expansion is the existing ED.
Lot 8. This site includes no buildings or structures. The
landscaping plan includes landscaping along all four property lines
with trees along the north,south and west property lines.
Landscaping and trees are also included within the interior of the
parking lot. Landscaping would cover 32.7%of the area of the
parcel. Based on the landscaping coverage, location,and number
of trees,sufficient landscaping is provided to breakup and screen
the paved parking areas.
Based on the above,the Project is consistent with this finding.
The proposed development will not restrict or 275 Hospital Drive. The ED expansion is located in the center of
cut out light and air on the property,or on the site and is setback from the front property line,so it would
the property in the neighborhood; nor will it not restrict or cutout light or air on property in the neighborhood.
hinder the development or use of buildings in The site still provides adequate setbacks from property lines,
the neighborhood,or impair the value separations between buildings, and "courtyard"areas with
thereof. landscaping which allow for adequate light and air for the UVMC
campus. The Project would improve the fa�ade of the ED,
retrofit parking lot 4 with tree wells and landscaping, plant street
trees, relocate parking lot 5 and plant perimeter landscaping.
Lot 8. No buildings or structures would be constructed on this
parcel. Most of the trees included in the landscaping plan are
deciduous;therefore,the Project would not cut out light on
adjacent properties. The landscaping would not cut out air on
adjacent properties. The landscaping would create an attractive
parcel that would not hinder development in the area or use of
buildings. The parking lot may improve development in the
neighborhood by providing adequate off-street parking to serve
the UVMC, making on-street parking more available to other
uses/buildings in the area. The improvements made to the parcel
would not impair the value of other development in the
neighborhood.
Based on the above,the Project is consistent with this finding.
The improvement of any commercial or 275 Hospital Drive. N/A—There is no residential zoning district
industrial structure will not have a substantial adjacent to the UVMC campus at 275 Hospital Drive.
detrimental impact on the character or value
of an adjacent residential zoning district. Lot 8. Residences on Clara Avenue are located immediately north
of the permanent parking lot. Planting of landscaping, including
trees,as part of the permanent parking lot would improve the
appearance of this site. Staff has included a condition of approval
requiring a Management Plan for the site to ensure that it
remains clean and free of litter and will be included as part of
regular maintenance of UVMC facilities since it is located across
the street main UVMC campus and on a site without a building
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
26
(see attachment 3,draft condition 9).
Based on the above the Project is consistent with this finding.
The proposed development will not 275 Hospital Drive. There are no creeks on the site. This site has
excessively damage or destroy natural already been disturbed due to development of the UVMC
features,including trees,shrubs,creeks,and campus. Therefore,there are no natural features remaining on
the natural grade of the site. the site. The landscaping on the site, including trees,was planted
as part of development of the UVMC campus. The site is
relatively flat.Grading would occur in order to construct the
Project and comply with geotechnical recommendations;
however,the grading would not be excessive.
Lot 8. There are no creeks on the site.The site is relatively flat,
but would be graded for construction of the temporary
heliportand permanent parking lot. No excessive grading of the
site is proposed in order to construct these improvements.
One tree would be removed to construct the parking lot.
However,55 trees would be planted as part of the landscaping
associated with the parking lot. In addition,it may be possible to
retain this tree with modifications to the location and size of the
planter islands.
Based on the above,the Project is consistent with this finding.
There is sufficient variety,creativity,and 275 Hospital Drive.
articulation to the architecture and design of The center of the west elevation which includes the main walk-in
the structure(s)and grounds to avoid has a raised parapet and is primarily glazing. The patient walk-in
monotony and/or a box-like uninteresting is defined by an entry canopy. The southern end of the expansion
external appearance. includes windows in the offices. The northern end of the
expansion has ICU rooms and includes fewer windows. The
project uses three earth tone colors for the exterior. Windows
and varied paint colors help breakup the elevations and avoid an
expanse of long blank wall which avoids monotony and an
uninteresting box-like appearance. The Project has windows on
all three elevations; however,the type of glazing is not identified
(clear,spandrel,opaque,etc.).
Lot 8. N/A—No buildings or structures would be constructed on
Lot 8.
Based on the above,the Project is consistent with this finding.
1
2
3 ENVIRONMENTAL REVIEW
4
5 Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the
6 potential impacts that could result from the Project. The IS identified potential impacts to
7 aesthetics, air quality, biological resources, cultural resources, geology/soils,
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
27
1 hazards/hazardous materials, noise, and traffic/circulation (see attachment 5, IS, pages 7-10).
2 As part of the IS, mitigation measures were identified that would reduce the impacts to less than
3 significant levels; therefore, a mitigated negative declaration was prepared for the Project (see
4 attachment 5, MND).
5
6 Staff request the Planning Commission review the landscaping plan as required by the
7 Geology/Soils mitigation measure #2 which states:
8
9 Planning Commission review of the landscaping plan for the Project shall include review
10 of the species adjacent to the ED Expansion and recommendations for appropriate
11 drought tolerant species and/or removal of landscaping in this area based on the
12 recommendation included in the geotechnical report.
13
14 Staff recommends a correction to the parking discussion and table on pages 62-63 as shown
15 below:
16
Location Parkin S aces Existin Parkin S aces Pro osed
Lot 1(northeast corner) 84 84
Lot 2(rear of site,middle) 39 29
Lot 3(rear of site,south) 39 39
Lot 4(front of outpatient pavilion) 86 86
Lot 5 16 17
Lot 6(font of birth center) 31 30
Lot 7(overflow parking,NW corner Hospital
N/A 111
Drive/Hamilton Street)
Lot 8(NE corner Hospital Drive/Hamilton Street) N/A
Total Provided 278 396
17
18 Parking lot 8 would have 111 parking spaces as shown on the revised parking plan rather than
19 the 119 previously noted in the table. Eight parking spaces were removed in order to provide
20 tree planter islands in the parking lot as required by the C2 zoning district. The number of
21 parking spaces in Lot 2 was reduced in order to accommodate the emergency generator, above
22 ground fuel storage tank, and electrical improvements. This changes the total parking available
23 for visitors and patients to 71 which should still be adequate to provide parking for patients and
24 visitors.
25
26 Staff recommends Traffic/Circulation section, page 64 of the IS be revised to be consistent with
27 the table on page 59 which identifies #c (changes to air traffic patterns) as "Less Than
28 Significant With Mitigation Incorporated" as follows:
29
30 Mitigation Measures: Hazards/Hazardous Materials Mitigation Measures 1-3
31
32 Impact Significance After Mitigation: Less than significant
33
34 The Project requires approval of a permit from a State Agency (Caltrans Division of
35 Aeronautics); therefore, the notice period for the notice of intent (NOI) to adopt a mitigated
36 negative declaration (MND) was 30 days (rather than 20 days) and the NOI was required to be
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
28
1 sent to the State Clearinghouse for distribution to State Agenicies. The NOI was made
2 available in the following manner:
3
4 ■ sent to the State Clearinghouse on June 29, 2012;
5 ■ posted at the Mendocino County Clerk on June 29, 2012;
6 ■ mailed to property owners within 300 feet of the parcels included in the Project on June
7 28, 2012; and
8 ■ published in the Ukiah Daily Journal on July 1, 2012.
9
10 The comment period for the NOI was July 2 through July 31, 2012. No comments were received
11 from State Agencies or the public in response to the notice of intent.
12
13 PUBLIC NOTICE AND COMMENT
14
15 Public Notice of the Project was provided in the following manner:
16
17 ■ mailed to property owners within 300 feet on June 28, 2012 (with the NOI);
18 ■ published in the Ukiah Daily Journal on July 1, 2012 (with the NOI) ; and
19 ■ posted on the project parcels on August 9, 2012.
20
21 As of the writing of this staff report, no correspondence has been received in response to the
22 notice.
23
24 DECISION TIMELINE
25
26 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). This
27 application was submitted to the Planning and Community Development Department on August
28 10, 2011 and was deemed complete on June 20, 2012. The mitigated negative declaration is
29 required to be adopted by the Agency within 180 days of the application being deemed
3o complete. The PSA requires that a decision be made on the project within 60 days of the
31 adoption of the Mitigated Negative declaration. As such, the MND must be adopted no later than
32 December 20 2012 and a decision must be made on this Project within 60 days of the date the
33 MND is adopted. The applicant may request a one time 90-day extension of the decision
34 timeline. The next regularly scheduled Planning Commission meeting is September 12, 2012.
35
36 CONCLUSION
37
38 Staff recommends Planning Commission:
39
40 1. Adopt the Mitigated Negative Declaration based on the findings included in attachment
41 1;
42 2. Approve the Use Permit based on the findings included in attachment 2 and subject to
43 the conditions of approval included in attachment 3;
44 3. Approve the Site Development Permit based on the findings included in attachment 2
45 and subject to the conditions of approval included in attachment 3; and
46 4. Recommend City Council approve the relocated heliport and temporary heliport as
47 described in the Project Description and Heliport Site Analysis and shown on the plans.
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
29
1
2 Should Planning Commission choose to adopt the MND and approve the Use Permit and Site
3 Development Permit, the City Council would conduct a public hearing on September 5, 2012 for
4 consideration and possible action on the temporary heliport and permanent relocated heliport.
5
6
7 ATTACHMENTS
8
9 1. Draft Findings for Adoption of Mitigated Negative Declaration
10 2. Draft Use Permit and Site Development Permit Findings
11 3. Draft Use Permit and Site Development Permit Conditions of Approval
12 4. Draft Resolution for Approval of the Permanent and Temporary Heliports
13 5. Initial Environmental Study and Mitigated Negative Declaration (with Appendices - Noise
14 Study, Health Risk Assessment, and Temporary Heliport Site Assessment (provided
15 separately to Planning Commission on August 8, 2012)
16 6. Project Description and Project Details date stamped February 28, 2012
17 7. Request for Modifications date stamped February 28, 2012
18 8. Planning Commission Minutes Excerpt from May 25, 2011
19 9. Design Review Board Minutes Excerpt from June 8, 2011
20 10. Sign Program dated stamped February 28, 2012
21 11. Temporary Heliport Plan date stamped August 16, 2012
22 12. Colored Elevations of ED Expansion date stamped August 16, 2012
23 13. Project Plans date stamped August 16, 2012
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
30
i ATTACHMENT 1
2
3
4 DRAFT FINDINGS FOR ADOPTION OF A MITIGATED NEGATIVE DECLARATION
s FOR THE UKIAH VALLEY MEDICAL CENTER EMERGENCY DEPARTMENT
6 EXPANSION, RELOCATED HELIPORT, TEMPORARY HELIPORT
� AND PERMANENT PARKING LOT
g PURSUANT TO THE REQUIREMENTS OF THE
9 CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA")
io
ii
12 WHEREAS:
13
14 1. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a
15 Mitigated Negative Declaration dated June 2012 to evaluate the potential environmental
16 impacts of the Ukiah Valley Medical Center Emergency Department Expansion, Heliport
17 Relocation, Temporary Heliport, and Permanent Parking Lot ("ProjecY'); and
18
19 2. The Project will approve a Use Permit and Site Development to allow the construction of an
2o expansion of the emergency department, relocation of the permanent heliport at 275
21 Hospital Drive; the construction of a temporary heliport at the northeast corner of Hospital
22 Drive/Hamilton street; the construction of a permanent parking lot at the northeast corner of
23 Hospital Drive/Hamilton Street; and the use of the parcel at the northwest corner of Hospital
24 Drive/Hamilton Street for temporary employee parking and construction staging while the
25 Project is under construction; and
26
27 3. On April 18, 2012, the Mendocino County Airport Land Use Commission (ALUC) reviewed
2g the Project and voted unanimously to find the Ukiah Valley Medical Center consistent with
29 the Mendocino County Airport Comprehensive Land Use Plan (ACLUP), provided that the
30 owner/operator complies fully with the conditions required by the FAA, Caltrans Division of
31 Aeronautics, and the operational parameters submitted to the ALUC and the City of Ukiah;
32 and
33
34 4. The Initial Environmental Study found that the Project has the potential to have a significant
35 impact on aesthetics, air quality, biological resources, cultural resources, geology/soils,
36 hazards/hazardous materials, noise, and traffic/circulation and that the impacts identified
3� could be reduced to a less than significant level with the incorporation of mitigation
3g measures as identified in the Initial Environmental Study and the project proponent has
39 agreed to the mitigation measures; and
40
4i 5. The Initial Environmental Study was prepared and demonstrated that there is no substantial
42 evidence that supports a fair argument that the Project, as mitigated, would have a
43 significant effect on the environment; and
44
45 6. The Initial Environmental Study and Mitigated Negative Declaration were sent to the State
46 Clearinghouse for State Agency review and comment and publicly noticed and made
4� available for public review and written comment from July 2 through July 31, 2012. No
48 comments were received during the review and comment period for the Mitigated Negative
49 Declaration; and
50
51 7. Notice of Intent to adopt the Mitigated Negative Declaration was made available in the
52 following manner: sent to the State Clearinghouse on June 29, 2012; posted at the
53 Mendocino County Clerk on June 29, 2012; mailed to property owners within 300 feet of the
1
1 parcels included in the Project on June 28, 2012; and published in the Ukiah Daily Journal
2 on July 1, 2012.
3
4 8. A Mitigation Monitoring Program has been prepared to ensure compliance with the adopted
5 mitigation measures; and
6
7 9. On August 22, 2012, the Planning Commission voted to adopt the Mitigated
8 Negative Declaration.
9
10 10. The Initial Environmental Study and Mitigated Negative Declaration and record of
11 proceedings of the decision on the Project are available for public review at the City of Ukiah
12 Planning Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
13
14
15 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah finds as
16 follows:
17
18 1. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
19 Study, the Project, as mitigated, does not have the potential to degrade the quality of the
20 local or regional environment;
21
22 2. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
23 Study, the Project, as mitigated, will not result in short-term impacts that will create a
24 disadvantage to long-term environmental goals;
25
26 3. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
27 Study, the Project, as mitigated, will not result in impacts that are individually limited, but
28 cumulative considerable; and
29
30 4. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
31 Study, the Project, as mitigated, will not result in impacts that will cause substantial adverse
32 effects on human beings, either directly or indirectly.
33
34 5. The Initial Environmental Study examined areas of potential impacts that may result from the
35 implementation of the Project. Based on the conclusions reached in the Initial
36 Environmental Study, it has been determined that the proposed Project has the potential to
37 have significant environmental impacts on aesthetics, air quality, biological resources,
38 cultural resources, geology/soils, hazards/hazardous materials, noise, and traffic/circulation
39 without the implementation of mitigation measures. The analysis and conclusion reached in
4o the Initial Environmental Study identified mitigation measures that would reduce the
41 potential impacts on aesthetics, air quality, biological resources, cultural resources,
42 geology/soils, hazards/hazardous materials, noise, and traffic/circulation to less than
43 significant levels based on the following:
44
45 Aesthetics
46
47 Potential Impact: The Project could result in impacts related to new sources of light or glare.
48
49 Mitiqation Measure: All outdoor light fixtures shall be located, aimed, and shielded so as to
50 minimize light trespassing over property lines and avoid directing light towards motorists and
51 pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International
52 Dark Sky Association (IDA) approved or equivalent. Prior to installation of the exterior
53 lighting, the applicant shall prepare a photometric plan for review and approval by the
54 Planning Department that demonstrates that the lighting will not spillover onto adjacent
55 properties and that all lighting is shielded and downcast.
2
1
2 The inclusion of mitigation measure above will reduce any potential impacts to aesthetics to
3 less than significant levels.
4
5 Air Quality
6
7 Potential Impact: Construction activities could expose sensitive receptors short-term
8 production of particulate matter(PM-10).
9
10 Mitigation Measures:
11
12 1. A dust suppressant shall be applied to the temporary employee parking lot and
13 construction staging area on Lot 7 and shall be reapplied as needed to avoid the
14 release of dust for the duration of the use of this site as a temporary parking lot and
15 construction staging.
16
17 2. Construction activities shall be conducted with adequate dust suppression methods,
18 including watering during grading and construction activities to limit the generation of
19 fugitive dust or other methods approved by the Mendocino County Air Quality
2o Management District. Prior to initiating soil removing activities for construction
21 purposes, the applicant shall pre-wet affected areas with at least 0.5 gallons of water
22 per square yard of ground area to control dust.
23
24 3. The burning of construction debris is prohibited. Any disposal of vegetation removed
25 as a result of site preparation shall be lawfully disposed of, preferably by chipping and
26 composting, or as authorized by the Mendocino County Air Quality Management
27 District.
28
29 4. During construction activities, the applicant/owner/contractor shall remove daily
3o accumulation of mud and dirt on paved access lanes that serve the project site.
31
32 5. Any stationary on-site internal combustion engines over 50 horsepower (i.e.
33 generators) may require a permit from the MCAQMD depending upon fuel source and
34 level of operation. It is the responsibility of the City to contact the District regarding this
35 matter and to secure any required permits prior to site preparation and construction
36 activities.
37
38 6. All activities involving site preparation, excavation, filling, and construction of the
39 Project shall institute a practice of routinely watering exposed soil to control dust,
4o particularly during windy days.
41
42 7. All inactive soil piles on the project site shall be completely covered at all times to
43 control fugitive dust.
44
45 8. All activities involving site preparation, excavation, filling, grading, and actual
46 construction shall include a program of washing off trucks leaving the construction site
47 to control the transport of mud and dust onto public streets.
48
49 9. Low emission mobile construction equipment, such as tractors, scrapers, and
5o bulldozers shall be used for earth moving operations.
51
52 The inclusion of these mitigation measures will reduce any potential impacts to air quality to
53 less than significant levels.
54
55
3
1 Bioloqical Resources
2
3 Potential Impact: Tree removal and/or pruning could result in the disturbance of migratory
4 birds nesting birds in proximity to the trees to be removed/pruned.
5
6 Mitigation Measure: If site preparation and tree removal/trimming include the spring bird
� nesting season (February through July), a preconstruction survey shall be conducted by a
8 qualified professional within two weeks prior to removing/trimming any trees. If active nests
9 (with eggs or living young) are found, no activity shall be permitted that might disturb or
10 remove the active nests until the young birds are able to leave the nest and forage on their
11 own. Empty nests may be removed. If eggs or young are present, the nests shall be left until
12 the young birds leave. Setback buffers for the nests will vary depending on the species
13 affected and the location of the nest. Buffer zones shall be determined on a case by case
14 basis in consultation with a California Department of Fish and Game biologist.
15
16
17 The Project will not substantially degrade biological resources with the inclusion of the
18 mitigation measure that require:
19
2o The inclusion of this mitigation measure will reduce any potential impacts to biological
21 resource to less than significant levels.
22
23 Cultural Resources
24
25 Potential Impact: Construction activities could result in the discovery and disturbance of
26 previously unknown archeological resources. Future construction activities could disturb
27 prehistoric or historic resources.
28
29 Mitigation Measure: If, during site preparation or construction activities, any historic or
3o prehistoric cultural resources are unearthed and discovered, all work shall immediately be
31 halted, and the City shall be notified of the discovery. The applicant shall be required to
32 fund the hiring of a qualified professional archaeologist to perform a field reconnaissance
33 and to develop a precise mitigation program if deemed necessary.
34
35 Potential Impact: Construction activities could result in the discovery and disturbance of
36 human remains
37
38 Mitiqation Measure: If human remains are encountered during construction excavation and
39 grading activities, State Health and Safety Code Section 7050.5 requires that no further
4o disturbance shall occur until the County Coroner has made the necessary findings as to the
41 origin and disposition pursuant to PRC Section 5097.98. If the remains are to be of Native
42 American descent, the coroner has 24 hours to notify the Native American Heritage
43 Commission (NAHC). The NAHC will then identify the person(s) thought to be the Most
44 Likely Descendent, who will help determine what course of action should be taken in dealing
45 with the remains.
46
47 The Project will not substantially degrade cultural resources with the inclusion of the
48 mitigation measures above.
49
5o The inclusion of these mitigation measures will reduce any potential impacts to cultural
51 resource to less than significant levels.
52
53 Geoloqv/Soils
54
4
1 Potential Impact: The Project could be located on expansive soil resulting in substantial risks
2 to property or life.
3
4 Mitiqation Measures:
5
6 1. In order to avoid moisture accumulation or watering adjacent to foundations, no
7 landscaping is allowed against the structure unless moisture accumulation is considered.
8 Only drought tolerant species are allowed proximate to the foundation of the Emergency
9 Department expansion. If landscaping is allowed adjacent to the structure, landscaping
10 and irrigation plans for this landscaping shall be designed to direct water away from the
11 foundation.
12
13 2. Planning Commission review of the landscaping plan for the Project shall include review
14 of the species adjacent to the Emergency Department expansion and recommendations
15 for appropriate drought tolerant species and/or the removal of landscaping in this area
16 based on the recommendation included in the geotechnical report.
17
18 3. The landscaping plan and irrigation plan submitted as part of the building permit plans
19 are subject to staff review and approval and shall demonstrate compliance with the
20 landscaping plan approved by Planning Commission. The landscaping plan and
21 irrigation plans shall clearly demonstrate the water will be directed away from the
22 foundation.
23
24 The inclusion of this mitigation measure will reduce any potential impacts to geology/soils to
25 less than significant levels.
26
27 Hazards/Hazardous Materials
28
29 Potential Impact: The temporary heliport located at the northeast corner of Hospital
3o Drive/Hamilton Street could result in a safety hazard for people living or working in the
31 Project area.
32
33 Mitiqation Measures:
34
35 1. The Applicant shall comply with the following requirements from the Caltrans Division of
36 Aeronautics for the temporary heliport.
37
38 ■ In accordance with IAW FAA AC 150/5390-2B, Heliport Design, Chapter 4, Section
39 402(c) the portion of the asphalt abutting the adjoining edges should be continuous
4o with the Touchdown and Lift-off area (TLOF) and the adjoining edges should be at
41 the same elevation and slope away from the heliport.
42
43 ■ IAW FAA part 77.23 operations must ensure no vehicles are in the
44 approach/departures, primary, or transitional surface and remain clear of the defined
45 safety area during helicopter landing and departure operations.
46
47 ■ The Temporary Heliport Plans dated March 2012 must still be adhered to which
48 requires the cutting of trees in the approach path east of the heliport and obstruction
49 lighting on parking lot lights where designated on the Temporary Heliport Plan.
50
51 2. The applicant shall obtain all required permits and approvals (including those required
52 from Caltrans Division of Aeronautics and the FAA). Prior to operation of the temporary
53 heliport, the applicant shall provide a copy of all required permit(s)/approval(s) to the
54 City of Ukiah Planning Department.
55
5
1 3. The applicant shall obtain all required permits and approvals (including those required
2 from the Caltrans Division of Aeronautics and the FAA). Prior to operation of the
3 permanent heliport, the applicant shall provide a copy of all required
4 permit(s)/approval(s) to the City of Ukiah Planning Department.
5
6 The inclusion of this mitigation measure will reduce any potential impacts to
7 hazards/hazardous materials to less than significant levels.
8
9 Noise
10
11 Potential Impact: Construction of the Project could result in the short-term exposure of
12 persons to groundborne vibration or groundborne noise and a substantial periodic increase
13 in ambient noise levels in the vicinity of the Project over levels existing without the Project. .
14
15 Mitiqation Measures:
16
17 1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and
18 from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited on Sunday and
19 all holidays recognized by the City of Ukiah. Interior work that generates negligible or no
2o noise at the property line is allowed outside of the construction hours noted above.
21
22 Approval of additional construction hours may be requested in writing from the
23 Community Development Director and Public Works Director for extenuating
24 circumstances. The written request must be submitted a minimum of 14 days prior to
25 the date for which the change in construction hours/days is being requested and shall
26 explain the need for the extended construction hours, describe the extenuating
27 circumstances, and identify the additional construction hours requested, including the
28 duration.
29
30 2. Signs shall be posted at the Project site prior to commencement of construction of the
31 proposed Project for the purpose of informing all contractors/subcontractors, their
32 employees, agents, material haulers, and all other persons at the construction site(s) of
33 the basic requirements of mitigation measures for Noise.
34
35 3. Signs shall be posted at the construction sites that include the permitted construction
36 days and hours, day and evening contact number for the job site, and a contact number
37 in the event of problems.
38
39 4. An onsite complaint and enforcement manager shall respond to and track complaints
4o and questions related to noise.
41
42 5. Equipment and trucks used for proposed Project construction shall use the best
43 available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts,
44 engine enclosures, and acoustically-attenuated shields or shrouds, wherever feasible).
45
46 6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for Project
47 construction shall be hydraulically or electrically powered wherever possible to avoid
48 noise associated with compressed air exhaust from pneumatically powered tools.
49
50 7. Stationary construction noise sources shall be located as far from sensitive receptors as
51 possible and they shall be muffled.
52
53 8. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during
54 Project construction.
55
6
1 The inclusion of these mitigation measures will reduce any potential impacts to noise to less
2 than significant levels.
3
4 Traffic
5
6 Potential Impact: The temporary heliport located at the northeast corner of Hospital
7 Drive/Hamilton Street could result in an change to air traffic patterns could result in
8 substantial safety risks.
9
10 Mitigation Measures:
11
12 1. The Applicant shall comply with the following requirements from the Caltrans Division of
13 Aeronautics for the temporary heliport.
14
15 ■ In accordance with IAW FAA AC 150/5390-2B, Heliport Design, Chapter 4, Section
16 402(c) the portion of the asphalt abutting the adjoining edges should be continuous
17 with the Touchdown and Lift-off area (TLOF) and the adjoining edges should be at
18 the same elevation and slope away from the heliport.
19
20 ■ IAW FAA part 77.23 operations must ensure no vehicles are in the
21 approach/departures, primary, or transitional surface and remain clear of the defined
22 safety area during helicopter landing and departure operations.
23
24 ■ The Temporary Heliport Plans dated March 2012 must still be adhered to which
25 requires the cutting of trees in the approach path east of the heliport and obstruction
26 lighting on parking lot lights where designated on the Temporary Heliport Plan.
27
28 2. The applicant shall obtain all required permits and approvals (including those required
29 from Caltrans Division of Aeronautics and the FAA). Prior to operation of the temporary
3o heliport, the applicant shall provide a copy of all required permit(s)/approval(s) to the City
31 of Ukiah Planning Department.
32
33 3. The applicant shall obtain all required permits and approvals (including those required
34 from the Caltrans Division of Aeronautics and the FAA). Prior to operation of the
35 permanent heliport, the applicant shall provide a copy of all required
36 permit(s)/approval(s) to the City of Ukiah Planning Department.
37
38 The inclusion of this mitigation measure will reduce any potential impacts to traffic/circulation
39 to less than significant levels.
40
41 6. The revisions made to the Project before the adoption of the mitigated negative declaration
42 and initial environmental study would avoid the effects or mitigate the effects to a point
43 where clearly no significant effect on the environment would occur.
44
45 7. There is no substantial evidence in light of the whole record before the City of Ukiah that the
46 Project, as mitigated, would have a significant effect on the environment.
47
48
49
50
51
7
1 ATTACHMENT 2
2
3 USE PERMIT AND SITE DEVELOPMENT FINDINGS
4
5 DRAFT FINDINGS FOR APPROVAL OF THE
6 UKIAH VALLEY MEDICAL CENTER EMERGENCY DEPARTMENT EXPANSION,
7 PERMANENT HELIPORT, TEMPORARY HELIPORT, PERMANENT PARKING LOT,
8 AND TEMPORARY EMPLOYEE PARKING AND CONSTRUCTION STAGING
9
10 The following findings are supported by and based on information contained in this staff report,
11 the application materials and documentation, 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 staff report.
15
16 2. The proposed Project, as conditioned is consistent with the applicable requirements of the
17 Zoning Ordinance as described in Table 3 of the staff report.
18
19 3. The proposed Project, as conditioned, is consistent with the Airport Compatibility
20 requirements as described in Table 2 of the staff report.
21
22 4. The proposed Project, as conditioned, is consistent with the findings required for approval of
23 a Use Permit based on the analysis included in Table 4 of the staff report.
24
25 5. The proposed Project, as conditioned, is consistent with the findings required for approval of
26 a Site Development Permit based on the analysis included in Table 5 of the staff report.
27
28 6. The granting of the Modification to the Landscaping Requirement to provide 50% shade
29 coverage of all paved areas within 10 years of planting is based on the following:
30
31 A. Lot 5 and Lot 8
32 ■ The Zoning Ordinance requires a shade percentage to be achieved at 10 years,
33 however the code does not indicate how the shade coverage should be calculated,
34 provide the canopy size of various tree species at 10 years, or define the parking
35 area that is subject to this requirement.
36 ■ Based on staff research, communities that have a shade ordinance most commonly
37 use a 15 year tree canopy when calculating shade coverage.
38 ■ Tree canopy size can double between 10 and 15 years. Staff was unable to find
39 another community that used a 10 year canopy for the purpose of calculating shade
40 coverage and City staff directed the applicant to calculate shade coverage using the
41 City of Davis method.
42
43 B. Lot 5
44 ■ Due to the location of the heliport, the location and size of trees 5 is restricted in
45 order to comply with FAA requirements implemented for safety reasons. This limits
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Findings-Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
1
1 the ability to plant enough trees and trees of adequate size to comply with this
2 requirement.
3 ■ The Project includes the planting of street trees and the retrofitting if parking lot 4
4 with tree wells and parking lot trees to provide more shade.
5
6 C. Lot 8
7 ■ Fifty-five trees would be planted on this parcel. Using the City of Davis method, the
8 landscaping plan would comply with the City of Davis Standard.
9 ■ Planning Commission has approved similar modifications when they meet the City of
10 Davis method, staff recommends the Commission approve the modification request
11 for Lot 8
12
13 7. The granting of the Modification to the Landscaping Requirement to provide a pedestrian
14 pathway through parking lots with more than 12 parking spaces is based on the following for
15 parking lot 5:
16
17 ■ This parking lot includes 17 parking spaces (6 accessible and 11 standard) in a single
18 row of diagonal parking with a one-way drive aisle separating the parking spaces from
19 the walkway at the front of the building.
20
21 ■ The Project includes one path from the Hospital Drive sidewalk located at the south end
22 of this parking lot leading to the walkway in front of the building. This pathway provides
23 the accessible pathway required for the Project.
24
25 ■ Due to the number of accessible spaces, three accessible pathways are provided
26 through this parking lot which provides defined pathways through the parking lot.
27
28 8. The granting of the Modification to the Landscaping Requirement to provide a pedestrian
29 pathway through parking lots with more than 12 parking spaces is based on the following for
30 parking lot 8 (northeast corner of Hospital Drive/Hamilton Street):
31
32 ■ This parking lot is for employee parking. Unlike a parking lot on the same site as the
33 building, employees parking in this lot could be walking to any number of buildings, so it
34 is unclear the best location for a designated path.
35 ■ It is likely that most people will park their vehicle for most of the day and there will be
36 little turnover of parking spaces.
37 ■ It is likely that many people will create a shortcut through the parking lot; therefore,
38 rather than a defined pedestrian path, staff recommends the parking lot be revised to
39 include a "cut-through" from the parking area through the vegetate swale at the
40 southwest corner of the site rather than the "defined pedestrian path through the parking
41 lot." This has been included as a draft condition of approval from the Public Works
42 Department.
43
44 9. The granting of the Modification to the Landscaping Requirement to provide a planter island
45 between every four parking spaces is based on the following for parking lot 5:
46
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Findings-Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
2
1 ■ Rather than providing a planter between every for parking spaces, the landscaping plan
2 has a perimeter planter strip between the property line and parking spaces with five
3 partial "finger islands" to increase the space for the trees.
4 ■ Based on 17 parking spaces, three planter islands are required.
5 ■ Due to the location of the rooftop heliport, the location and height of trees is restricted in
6 order to comply with FAA safety requirements.
7 ■ Strawberry trees are proposed as the perimeter/street tree in front of the ED expansion
8 and the outpatient pavilion.
9 ■ The Project includes the retrofitting of parking lot 4 with six new tree wells with
10 Washington hawthorns and planting two Washington hawthorns in the existing planters
11 located at the east end of the drive aisles.
12
13 10. The granting of the Modification to the Landscaping Requirement to provide a planter island
14 between every four parking spaces is based on the following for parking lot 8 (northeast
15 corner of Hospital Drive/Hamilton Street):
16
17 ■ The landscape plan includes planter islands; however, the islands are not planted
18 between every four parking stalls.
19 ■ Wider than usual perimeter landscaping areas and interior landscaping areas are
20 included in the landscaping plan.
21 ■ Most of the landscape areas are planted as vegetated swales providing LID
22 improvements to treat runoff from the parking lot.
23 ■ The site has 37% landscape coverage.
24 ■ Fifty-five (55) trees would be planted resulting in 51% shade coverage in 15 years.
25
26 11. An Initial Environmental Study (IS) was prepared for the Project which identified potential
27 impacts to aesthetics, air quality, biological resources, cultural resources, geology/soils,
28 hazards/hazardous materials, noise, and traffic/circulation. Mitigation measures were
29 identified that would reduce the impacts to less than significant levels. A Mitigation
30 Monitoring and Reporting Program has been prepared for the Project and the applicant has
31 agreed to the mitigation measures.
32
33 12. Notice of the proposed Project was provided in the following manner:
34
35 ■ mailed to property owners within 300 feet on June 28, 2012 (with the NOI);
36 ■ published in the Ukiah Daily Journal on July 1, 2012 (with the NOI) ; and
37 ■ posted on the project parcels on August 9, 2012.
38
39
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Findings-Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
3
1 ATTACHMENT 3
2
3 USE PERMIT AND SITE DEVELOPMENT CONDITIONS OF APPROVAL
4
5
6 UKIAH VALLEY MEDICAL CENTER EMERGENCY DEPARTMENT EXPANSION,
7 PERMANENT HELIPORT, TEMPORARY HELIPORT, PERMANENT PARKING LOT, AND
8 TEMPORARY EMPLOYEE PARKING AND CONSTRUCTION STAGING
9 275 HOSPITAL DRIVE,
10 NORTHEAST CORNER OF HOSPITAL DRIVE/HAMILTON STREET, AND
11 NORTHWEST CORNER OF HOSPITAL DRIVE/HAMILTON STREET
12 File No.: 11-11-UP-SDP-PC-CC
13
14 1. Approval is granted to allow the construction of the Emergency Department Expansion,
15 relocation of the permanent heliport, relocation of parking lot 5 and associated site
16 improvements at 275 Hospital Drive; the temporary heliport and permanent employee
17 parking lot and associated site improvements at the northeast corner of Hospital
18 Drive/Hamilton Street; and the temporary employee parking area and construction
19 staging area at the northwest corner of Hospital Drive/Hamilton Street as shown on the
20 plans submitted to the Planning Department date stamped August 16, 2012, the Project
21 Description submitted to the Planning Department date stamped February 28, 2012, and
22 the Temporary Heliport Site Assessment submitted to the Planning Department dated
23 February 2012, except as modified by the following conditions of approval.
24
25 2. Prior to building permit final for the site improvements at 275 Hospital Drive, a deed
26 notice shall be recorded to advise persons that the property is located in proximity to the
27 Ukiah Municipal Airport in the B2 (extended approach/departure) infill compatibility zone,
28 is subject to occasional aircraft overflight, and may be subject to aircraft noise or related
29 disturbances. Prior to recordation of the deed notice, the draft language for the notice
30 shall be provided to the Planning Department for review and approval.
31
32 3. Prior to issuance of a building permit for the site improvements required for the
33 temporary heliport at the northeast corner of Hospital Drive/Hamilton Street (APN 002-
34 160-10), written authorization from the owner of the Home Depot parcel shall be
35 provided to the Planning Department that demonstrates that the improvements to the
36 site required by the Caltrans Division of Aeronautics and/or FAA have been allowed by
37 the owner.
38
39 4. All improvements required by the Caltrans Division of Aeronautics and/or FAA shall be
40 completed prior to commencement of operations at the temporary heliport and written
41 documentation of the authorization shall be provided to the Planning Department.
42
43 5. Once the permanent heliport at 275 Hospital Drive is operational, all operations at the
44 temporary heliport at the northeast corner of Hospital Drive/Hamilton Street (APN 002-
45 160-10) shall cease and shall not be reestablished.
46
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Conditions of Approval Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
1
1 6. While in use for temporary employee parking and construction staging during Project
2 construction, the parcel (APN 002-160-13) used for temporary employee parking and
3 construction staging shall be treated with a dust suppressant as needed to control dust
4 and to prevent the tracking of dirt/dust out onto paved roads
5
6 7. Protective tree fencing shall be installed around trees to remain that are in proximity of
7 construction activities. The location of the protective tree fencing shall be shown on
8 plans submitted for building permit. Tree fencing shall be metal, a minimum of 5-feet in
9 height and secured with in-ground posts. Tree fencing is subject to Planning staff review
10 and approval. The approved tree fencing shall be installed prior to construction/grading
11 activities and shall remain in place until construction has been completed.
12
13 8. Plans submitted for building permit for the site improvements (including landscaping and
14 irrigation) at 275 Hospital Drive and Lot 8 (APN 002-160-10) shall demonstrate
15 compliance with the State Water Efficiency Landscape Ordinance.
16
17 9. Prior to building permit final, a maintenance plan shall be established for the permanent
18 employee parking lot located at the northeast corner of Hospital Drive/Hamilton Street to
19 ensure that the site kept clean and free of debris and trash. The plan may include the
20 installation of trash and recycling receptacles, litter control, frequency of site cleanup and
21 trash/recycling collection, etc. and is subject to Planning Department staff review and
22 approval.
23
24 10. Signs require application for and approval of a Sign Permit from the Planning and
25 Community Development Department.
26
27 11. Any future lighting for the permanent parking lot is subject to Planning Department
28 review and approval as part of the building permit required for the lighting. Any lighting
29 shall comply with the following requirements:
30
31 A. International Dark Sky Association approved fixture or equivalent;
32 B. Design compatible with the parking lot lighting on the UVMC campus at 275
33 Hospital Drive;
34 C. Downcast, full cutoff fixture(s);
35 D. Pole height similar to that approved for this Project;
36 E. Photometric plan that demonstrates minimal or no spillover of light; and
37 F. No light impacts to residents on Clara Avenue.
38
39 12. All mitigation measures included in the mitigated negative declaration are hereby
40 included be reference as conditions of approval.
41
42 13. On plans submitted for building permit, these conditions of approval and as well as the
43 mitigation measures referenced in condition of approval # 12 above shall be included as
44 notes on the first sheet.
45
46 From the Public Works Department
47
48
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Conditions of Approval Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
2
1 14. Since the sites (275 Hospital Drive and APN 002-160-10) to be disturbed are more than
2 one acre, the applicant/project proponent is required to obtain a Storm Water Permit
3 from the Regional Water Quality Control Board prior to construction. Under the new
4 Construction General Permit regulations, the Stormwater Pollution Prevention Plan
5 (SWPPP) shall be prepared by a Qualified SWPPP Developer and implemented by a
6 Qualified SWPPP Practitioner.
7
8 15. Plans submitted for building for the site improvements for the temporary heliport shall be
9 revised to include a 4-foot sidewalk adjacent to a minimum 4-foot wide sloped driveway
10 apron. Public sidewalk improvements outside of the street right-of-way require a
11 sidewalk easement dedicated to the City. The required easement shall be reviewed by
12 the Public Works Department and shall be recorded prior to building permit final.
13
14 16. Prior to construction of the site improvements for the parking lot at the northeast corner
15 of Hospital Drive/Hamilton Street (APN 002-160-10), a final grading and drainage plan
16 and an erosion and sediment control plan, prepared by a Civil Engineer, shall be
17 submitted for review and approval by the Department of Public Works. A final drainage
18 report shall be provided for to support the design of the proposed drainage system.
19
20 17. Plans submitted for building permit for the site improvements for the parking lot at the
21 northeast corner of Hospital Drive/Hamilton Street (APN 002-160-10), shall be revised to
22 include:
23
24 A. ADA compliant access between the hospital facilities and the parking area. The
25 existing curb ramps at Hospital Drive/Hamilton Street intersection do not meet
26 current ADA standards and shall be upgraded. An additional curb ramp shall be
27 provided at the southeast corner of the intersection, with crosswalks provided at
28 all three legs of the intersection.
29
30 B. A sidewalk connecting the public sidewalk to the southwest corner of the parking
31 lot to provide better parking lot access for pedestrians and to prevent damage to
32 landscaping.
33
34 C. Elimination of the curbs or additional curb openings at regularly spaced intervals
35 in order to improve dispersion of storm water into the swale and maximize
36 infiltration.
37
38 D. Correct graphic scales on the civil and landscape plans.
39
40 From the Public Works Department— Standard Requirements
41
42 18. The applicant/project proponent shall upgrade the existing sidewalk along Hospital Drive
43 to meet ADA requirements, including at the existing driveway approaches and at the
44 curb ramp at the crosswalk. Public sidewalk improvements outside of the street right-of-
45 way require a sidewalk easement dedicated to the City. The required easement shall be
46 reviewed by the Public Works Department and shall be recorded prior to building permit
47 final.
48
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Conditions of Approval Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
3
1 19. Any existing curb, gutter or sidewalk in disrepair that is adjacent to the subject property
2 shall be repaired. All work shall be done in conformance with the City of Ukiah Standard
3 Drawings 101 and 102 or as directed by the City Engineer.
4 20. Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets
5 within paved areas.
6
7 21. Existing sewer laterals planned to be utilized as part of this Project shall be cleaned and
8 tested in accordance with City of Ukiah Ordinance No. 1105, and repaired or replaced if
9 required. If an existing lateral is to be abandoned, it shall be abandoned at the main to
10 the satisfaction of the Public Works Department.
11
12 22. All irrigation and fire services shall have approved backflow devices.
13
14 23. All work within the public right-of-way shall be performed by a licensed and properly
15 insured contractor. The contractor shall obtain an encroachment permit for work within
16 this area or otherwise affecting this area. The encroachment permit fee shall be $45
17 plus 3% of estimated construction costs.
18
19 24. All applicable City of Ukiah sewer connection fees shall be paid at the time of building
20 permit issuance.
21
22 25. Capital Improvement fees for water service are based on the water meter size. A fee
23 schedule for water service meter sizes is available upon request. Additionally, there is a
24 cost for City crews to construct the water main tap for the proposed water service to
25 serve the Project.
26
27 From the Building Official
28
29 26. Permits are required for the following:
30
31 ■ grading and site improvements at 275 Hospital Drive;
32 ■ grading and site improvements for the temporary heliport at APN 002-160-10;
33 ■ grading and site improvements for the permanent parking lot at APN 002-160-10;
34 ■ monument signs;
35 ■ all electrical associated with the monument signs, parking lot lighting, and any other
36 equipment of fixtures outside of the building footprint;
37 ■ fuel tank; and
38 ■ generator.
39
40 From the Electric Utility Department— Standard Requirements
41
42 27. There shall be no remote meter.
43
44 28. The contractor/developer shall be responsible for the purchasing of conduit and
45 installation per City of Ukiah specifications.
46
47 29. The contractor/developer shall be responsible for the installation of one (1) Junction
48 Pedestal per City of Ukiah specifications. The City will provide the Junction Pedestal.
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Conditions of Approval Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
4
1 30. The contractor/developer shall purchase and install one (1) Primary Pull Box per City of
2 Ukiah specifications, if required.
3
4 31. The contractor/developer shall provide/install Transformer Pad (preformed or pour in
5 place) per City of Ukiah specifications.
6
7 32. Easements are required for all electric distribution facilities and shall cover the entire
8 length of the primary and secondary conductors/conduits and transformer
9 equipment/pad locations. The required easements shall be recorded prior to building
10 permit final.
11
12 From the Mendocino County Air Quality Management District
13
14 33. The parcel (APN 002-160-13) used for temporary employee parking and construction
15 staging shall be treated with a dust suppressant as needed to control dust and to
16 prevent the tracking of dirt/dust out onto paved roads.
17
18 34. The Project is subject to District Regulation 1-430, Fugitive Dust Emission.
19
20 35. The Project is subject to the Asbestos NEHSAP (40CFR subpart 61). A full and
21 complete asbestos survey shall be completed and any asbestos abated prior to
22 construction. The asbestos survey shall be submitted to the Air District for review prior
23 to commencement of construction.
24
25 36. The new emergency generator requires approval of a permit from the Air District prior to
26 installation.
27
28 From Caltrans Division of Aeronautics
29
30 37. The Permanent Heliport and Permanent Heliport require approval of permits from the
31 Caltrans Division of Aeronautics.
32
33 38. The Temporary Heliport Plans dated March 2012 must be adhered to; which requires
34 cutting trees in the approach path east of the helipad and obstruction lighting on parking
35 lot lights where designated on the Temporary Heliport Plan.
36
37 39. In accordance with (IAW) FAA AC 150/5390-2B, Heliport Design, Chapter 4, Section 402
38 (c) the portion of asphalt shall be continuous with the Touchdown and Lift-off area
39 (TLOF) and the adjoining edges shall be at the same elevation and slope away from the
40 helipad.
41
42 40. IAW FAA Part 77.23 operations must ensure no vehicles are in the approach/departure,
43 primary, or transitional surface and remain clear of the defined safety area during
44 helicopter landing and departure operations.
45
46 From the Reqional Water Qualitv Control Board — Standard Requirements
47
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Conditions of Approval Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
5
1 41. The Regional Water Quality Control Board requires the use of Low Impact Development
2 (LID) and best management practices (BMPs) that treat and retain (infiltrate, capture,
3 evapotranspirate and store) storm water runoff on the project site.
4
5 42. LID BMPs need to be sized to meet the storm water runoff from all pervious surfaces
6 using the following sizing criteria:
7
8 ■ The volume of runoff produced from the 85th percentile of 24-hour rainfall event
9 as determined from the local historical rainfall record; or
10
11 ■ The volume of runoff produced by the 85th percentile 24-hour rainfall event,
12 determined using the maximized capture storm water volume for the area, from
13 the formula recommended in Urban Runoff Quality Management, WEF Manual of
14 Practice No. 23/ASCE Manual of Practice No. 87, p. 179-178 (1998); or
15
16 ■ The volume of annual runoff based on unit basin storage water quality volume, to
17 achieve 80 percent or more volume treatment by the method recommended in
18 California Water Best Management Practices Handbook-Industrial Commercial
19 (1993).
20
21 Standard Conditions of Approval
22
23 43. Business operations shall not commence until all permits required for the approved use,
24 including but not limited to business license, tenant improvement building permit, sign
25 permit, has been applied for and issued/finaled.
26
27 44. No permit or entitlement shall be deemed effective unless and until all fees and charges
28 applicable to this application and these conditions of approval have been paid in full.
29
30 45. The property owner shall obtain and maintain any permit or approval required by law,
31 regulation, specification, or ordinance of the City of Ukiah and other Local, State, or
32 Federal agency as applicable.
33
34 46. All construction activities shall comply with all fire, building, electric, plumbing,
35 occupancy, and structural laws, regulations, and ordinances in effect at the time the
36 Building Permit is approved and issued.
37
38 47. A copy of this Permit and all conditions of approval shall be provided and be binding
39 upon any future purchaser, tenant, or other party of interest.
40
41 48. All conditions of approval that do not contain specific completion periods shall be
42 completed prior to building permit final.
43
44
45 49. This Permit may be revoked through the City's revocation process if the approved
46 project related to this Permit is not being conducted in compliance with these stipulations
47 and conditions of approval; or if the project is not established within two years of the
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Conditions of Approval Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
6
1 effective date of this approval; or if the established use for which the permit was granted
2 has ceased or has been suspended for 24 consecutive months.
3
4 50. Except as otherwise specifically noted, this Permit shall be granted only for the specific
5 purposes stated in the action approving the Permit and shall not be construed as
6 eliminating or modifying any building, use, or zone requirements except to such specific
7 purposes.
8
9 51. All required landscaping shall be properly maintained to insure the long-term health and
10 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to
11 the following:
12
13 A. Regular slow, deep watering when feasible. The amount of water used shall
14 fluctuate according to the season, i. e., more water in summer, less in the winter.
15
16 B. Additional watering shall occur during long periods of severe heat and drying
17 winds, and reduced watering shall be used during extended periods of cool rainy
18 weather.
19
20 C. Fertilizer shall only being used on trees during planting. Shrubs may receive
21 periodic fertilizer according to the recommendations of a landscaping
22 professional.
23
24 D. Weed killers shall not be used on or near trees.
25
26 E. The tree ties and stakes shall be checked every six months to ensure they do not
27 constrict the trunks and damage the trees.
28
29 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
30 damage the trunk of the tree and its overall growth.
31
32 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
33 vandalism, shall be replaced with the same or similar tree species, or an
34 alternative species approved by the department of Planning and Community
35 Development.
36
37 H. All trees shall be properly pruned as appropriate. No topping cuts shall be
38 made. All pruning shall follow standard industry methods and techniques to
39 ensure the health and vitality of the tree.
40
41 52. Failure to comply with the requirements listed above could result in revocation of the Use
42 Permit/Site Development Permit.
43
44 53. The project shall comply with the following requirements to reduce air quality impacts
45 related to project construction:
46
47 A. All grading shall comply with Mendocino County Air Quality Management District
48 Rule 1-430, Fugitive Dust Emissions.
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Conditions of Approval Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
7
1
2 B. All activities involving site preparation, excavation, filling, grading, road
3 construction, and building construction institute a practice of routinely watering
4 exposed soil to control dust, particularly during windy days.
5
6 C. All inactive soil piles on the project site shall be completely covered at all times to
7 control fugitive dust.
8
9 D. All activities involving site preparation, excavation, filling, grading, and actual
10 construction shall include a program of washing off trucks leaving the
11 construction site to control the transport of mud and dust onto public streets.
12
13 E. Low emission mobile construction equipment, such as tractors, scrapers, and
14 bulldozers shall be used for earth moving operations.
15
16 F. All earth moving and grading activities shall be suspended if wind speeds (as
17 instantaneous gusts) exceed 25 miles per hour.
18
19 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires,
20 poorly covered truck loads, or other construction activities shall be cleaned each
21 day prior to the end of construction activities using methods approved by the
22 Director of Public Works/City Engineer.
23
24
25 54. This approval is contingent upon agreement of the applicant and property owner and
26 their agents, successors and heirs to defend, indemnify, release and hold harmless the
27 City, its agents, officers, attorneys, employees, boards and commissions from any claim,
28 action or proceeding brought against any of the foregoing individuals or entities, the
29 purpose of which is to attack, set aside, void or annul the approval of this application.
30 This indemnification shall include, but not be limited to, damages, costs, expenses,
31 attorney fees or expert witness fees that may be asserted by any person or entity,
32 including the applicant, arising out of or in connection with the City's action on this
33 application, whether or not there is concurrent passive or active negligence on the part
34 of the City. If, for any reason any portion of this indemnification agreement is held to be
35 void or unenforceable by a court of competent jurisdiction, the remainder of the
36 agreement shall remain in full force and effect.
37
Ukiah Valley Medical Center
Emergency Department Expansion,Heliport Relocation,Temporary Heliport and Permanent Parking Lot
Draft Conditions of Approval Use Permit and Site Development Permit
File No:11-11-UP-SDP-PC-CC
g
1 ATTACHMENT 4
2
3 RESOLUTION OF THE CITY COUNCIL APPROVING THE RELOCATION OF
4 THE PERMANENT HELIPORT AT 275 HOSPITAL DRIVE AND A
5 TEMPORARY HELIPORT AT THE NORTHEAST CORNER OF
6 HOSPITAL DRIVE/HAMILTON STREET (APN 002-160-13) FOR THE
7 UKIAH VALLEY MEDICAL CENTER
8
9
10 WHEREAS :
11
12 1 . The City Council adopted a Mitigated Negative Declaration and approved a Use
13 Permit ( Resolution 97-37) to allow the Ukiah Valley Medical Center to construct and
14 operate a heliport at 275 Hospital Drive ; and
15
16 2 . The Ukiah Valley Medical Center has applied for Planning Commission approval of a
17 Use Permit and Site Development to allow 1 ) the construction of an expansion to the
� 18 Emergency Department, relocate the ground level heliport to the roof of the
19 expansion , parking and landscaping , and associated improvements at 275 Hospital
20 Drive 2) the construction of a temporary heliport at the northeast corner of Hospital
21 Drive/Hamilton Street which would be replaced by a permanent parking lot; and 3)
22 temporary parking and construction staging at the northwest corner of Hospital
23 Drive/Hamilton Street (File No. 11 - 11 - UP-SDP- PGCC) ; and
24
25 3. The Caltrans Division of Aeronautics and the FAA require City Council approval of
26 the relocated permanent heliport and temporary heliport in the form of a resolution ;
27 and
28
29 4. The Mendocino County Airport Land Use Commission (ALUC) reviewed the
30 relocation of the permanent heliport on April 18, 2012 and voted unanimously (5-0) to
31 find the Ukiah Valley Medical Center heliport consistent with the Mendocino County
32 Airport Comprehensive Land Use Plan (ACLUP) , provided the owner/operator
33 complies fully with the conditions required by the FAA, Caltrans Division of
34 Aeronautics, and the operational parameters submitted to the ALUC and City pf
35 Ukiah and the ALUC did not review the temporary heliport since the ALUC does nQt
36 have review authority of the temporary heliport;
37 .
38 5 . The City of Ukiah as lead agency prepared an Initial Environmental Study and a
39 Mitigated Negative Declaration dated June , 2012 for the Ukiah Valley Medical Center
40 Use Permit and Site Development Permit which included the relocation of the
41 permanent heliport to the roof of the expansion and the temporary heliport at the
42 northeast corner of Hospital Drive/Hamilton Street; and
43
44 6. The Initial Environmental Study identified the potential for air quality, biological
45 resources , cultural resources, hazards/hazardous materials , noise , and
46 traffic%irculation impacts related to the permanent and temporary heliport; and
47
48 7. Mitigation measures were identified that would reduce the impacts related to the
49 permanent and temporary heliports to less than significant levels and the mitigation
50 measures have been agreed to by the Ukiah Valley Medical Center; and
1 8. The Planning Commission held a public hearing on August 22 , 2012 to review the
2 Mitigated Negative Declaration , Use Permit and Site Development Permit, including
3 the relocated permanent heliport and temporary heliport ;
4
5 9. At the August 22 , 2012 meeting , the Planning Commission voted _ to adopt the
6 Mitigated Negative Declaration and voted _ to approve the Use Permit and Site
7 Development Permit, and voted to recommend the City Council approve the
8 relocated permanent heliport and temporary heliport;
9
10 10. The Initial Environmental Study and Mitigated Negative Declaration , Planning
11 Commission Reports , Project application , and record of proceedings of the decision
12 for Ukiah Valley Medical Center Use Permit and Site Development Permit are
13 available for public review at the City of Ukiah Planning Department, Ukiah Civic
14 Center, 300 Seminary Avenue , Ukiah , CA.
15
, 16
17 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah
18 approved the relocated permanent heliport and temporary heliport based on the findings
19 and subject to the conditions of approval below:
20
21 FINDINGS :
. 22
23 1 . The Project conforms to all applicable General Plan goals and policies , and
24 with the use and development standards that are applicable to the
25 development and operation of a heliport in the C-2 District, including
26 permitted uses, building areas , yard areas and setbacks;
27
28 2 . The Project causes no significant adverse environmental impacts that would
29 not be mitigated to a level of insignificance with the adoption of the Mitigation
30 Measures included in the Mitigated Negative Declaration for the Project which
31 have been agreed to by the Ukiah Valley Medical Center and are also
32 included as conditions of approval ; and
33
34 3 . This approval will not, as conditioned , materially affect the health , safety, or
35 general welfare of persons residing in the neighborhood or be detrimental to
36 property or improvements on or around the site or be harmful to the general
37 welfare of the City since the development of the relocated permanent heliport
38 and temporary heliport would provide for a more efficient and safer level of
39 emergency flight service than the existing ground level heliport based on the
40 following :
41 �
42 A. UVMC has an existing ground level heliport which would be relocated to
43 the roof of the Emergency Department expansion . The center of the
44 rooftop heliport would be approximately 45 feet southeast of the existing
45 ground level heliport . The relocation of the heliport does not create a new
46 noise source and may reduce the noise level in the area by moving the
47 heliport to the roof. The relocated heliport is anticipated to have the same
48 number of operations and distribution of flights as the existing permanent
49 heliport.
50
1 B . The relocated heliport would be in a similar location to the existing ground
2 level heliport and , therefore , would not increase noise exposure for
3 residents on Clara Avenue .
4
5 C . The relocated heliport would remove the heliport from potential conflicts
6 with pedestrians and vehicles since it would relocate the heliport from the
7 lawn in front of the emergency department that is in proximity to
8 driveways and the public sidewalk.
9
10 D . The temporary heliport would not result in a new noise source , but would
11 temporarily relocate the heliport closer to residences on Clara Avenue .
12 The noise from the temporary heliport is short-term (the length of time it
13 takes to land , unload the patient, and depart) , periodic (occurs only when
14 there are emergency medical flights) , and temporary (use of this heliport
15 would cease once the permanent heliport is operational) .
16
17 E . The establishment of the temporary heliport would allow the Ukiah Valley
18 Medical Center to continue providing emergency medical flight services
19 during construction of the Emergency Department expansion and rooftop
20 heliport, Use of the temporary heliport would cease once construction of
21 the Emergency Department, rooftop heliport and associated
22 improvements were completed .
23
24
25 CONDITIONS OF APPROVAL: The following conditions of Project approval shall be
26 made a permanent part of the Project, shall remain in force regardless of property
27 ownership , and shall be implemented in order for the approval of the relocated
28 permanent heliport and temporary heliport to remain valid .
29
30 1 . All applicable conditions of approval from Resolution City Council 97-37
31 (attached) .
32
33 2 . Prior to building permit final for the site improvements at 275 Hospital Drive , a
34 deed notice shall be recorded to advise persons that the property is located in
35 proximity to the Ukiah Municipal Airport in the B2 (extended approach/departure)
36 infill compatibility zone , is subject to occasional aircraft overflight, and may be
37 subject to aircraft noise or related disturbances . Prior to recordation of the deed
38 notice , the draft language for the notice shall be provided to the Planning
39 Department for review and approval .
40
41 3. Prior to issuance of a building permit for the site improvements required for the
42 temporary heliport at the northeast corner of Hospital Drive/Hamilton Street (APN
43 002- 160- 10) , written authorization from the owner of the Home Depot parcel shall
44 be provided to the Planning Department that demonstrates that the
45 improvements to the site required by the Caltrans, Division of Aeronautics and/or
46 FAA have been allowed by the owner.
47
48 4. All improvements required by the Caltrans Division of Aeronautics and/or FAA
49 shall be completed prior to commencement of operations at the temporary
50 heliport and written documentation of the authorization shall be provided to the
51 Planning Department.
1
2 5 . Once the permanent heliport at 275 Hospital Drive is operational , all operations
3 at the temporary heliport at the northeast corner of Hospital Drive/Hamilton Street
4 (APN 002- 160- 10) shall cease and shall not be reestablished .
5 6. If site preparation and tree removal/trimming include the spring bird nesting season
6 (February through July) , a preconstruction survey shall be conducted by a qualified
7 professional within two weeks prior to removing/trimming any trees. If active nests
8 (with eggs or living young) are found , no activity shall be permitted that might
9 disturb or remove the active nests until the young birds are able to leave the nest
10 and forage on their own . Empty nests may be removed . If eggs or young are
11 present, the nests shall be left until the young birds leave. Setback buffers for the
12 nests will vary depending on the species affected and the location of the nest.
13 Buffer zones shall be determined on a case by case basis in consultation with a
14 California Department of Fish and Game biologist. Mitigafion Measure
15
16 7. If, during site preparation or construction activities , any historic or prehistoric
17 cultural resources are unearthed and discovered , all work shall immediately be
18 halted , and the City shall be notified of the discovery. The applicant shall be
19 required to fund the hiring of a qualified professional archaeologist to perform a
20 field reconnaissance and to develop a precise mitigation program if deemed
21 necessary. Mitigation Measure
22
23 8. If human remains are encountered during construction excavation and grading
24 activities , State Health and Safety Code Section 7050 . 5 requires that no further
25 disturbance shall occur until the County Coroner has made the necessary
26 findings as to the origin and disposition pursuant to PRC Section 5097 . 98. If the
27 remains are determined to be of Native American Descent, the coroner has 24
28 hours to notify the Native American Heritage Commission (NAHC) . The NAHC
29 will then identify the person (s) thought to be the Most Likely descendent, who will
30 help determine what course of action should be taken in dealing with the
31 remains . Mitigation Measure
32
33 9. Construction activities shall be conducted with adequate dust suppression
34 methods , including watering during grading and construction activities to limit the
35 generation of fugitive dust or other methods approved by the Mendocino County
36 Air Quality Management District. Prior to initiating soil removing activities for
37 construction purposes , the applicant shall pre-wet affected areas with at least 0 .5
38 gallons of water per square yard of ground area to control dust. Mitigation
39 Measure
40
41 10. The burning of construction debris is prohibited . Any disposal of vegetation
42 removed as a result of site preparation shall be lawfully disposed of, preferably
43 by chipping and composting , or as authorized by the Mendocino County Air
44 Quality Management District. Mitigation Measure
45
46 11 . During construction activities , the applicant/owner/contractor shall remove daily
47 accumulation of mud and dirt on paved access lanes that serve the project site.
48 Mitigation Measure ,
49 �
50 12 . Any stationary on-site internal combustion engines over 50 horsepower (i .e.
51 generators) may require a permit from the MCAQMD depending upon fuel source
1 and level of operation . It is the responsibility of the applicant/contractor to
2 contact the District regarding this matter and to secure any required permits prior
3 to site preparation and construction activities . Mitigation Measure
4
5 13 . All activities involving site preparation , excavation , filling , and construction of the
6 Project shall institute a practice of routinely watering exposed soil to control dust,
7 particularly during windy days . Mitigation Measure
8
9 14. All inactive soil piles on the project site shall be completely covered at all times to
10 control fugitive dust. Mitigation Measure
11
12 15 . All activities involving site preparation , excavation , filling , grading , and actual
13 construction shall include a program of washing off trucks leaving the
14 construction site to control the transport of mud and dust onto public streets .
15 Mitigation Measure
16
17 16. Low emission mobile construction equipment, such as tractors , scrapers , and
18 bulldozers shall be used for earth moving operations . Mitigation Measure
19
20
21 17. Construction hours are limited to Monday through Friday from 7: 00 a. m . to 6 :00
22 p . m . and from 9:00 a. m . to 4 p . m . on Saturday. Construction hours are prohibited
23 on Sunday and all holidays recognized by the City of Ukiah . Interior work that
24 generates negligible or no noise at the property line is allowed outside of the
25 construction hours noted above . Mitigation Measure
26
27 18 . Signs shall be posted at the Project site prior to commencement of construction
28 of the proposed Project for � the purpose of informing all
29 contractors/subcontractors , their employees , agents , material haulers , and all
30 other persons at the construction site(s) of the basic requirements of mitigation
31 measures for Noise . Mitigation Measure
32
33 19. Signs shall be posted at the construction sites that include the permitted
34 construction days and hours , day and evening contact number for the job site,
35 and a contact number in the event of problems . Mitigation Measure
36
37 20 . An onsite complaint and enforcement manager shall respond to and track
38 complaints and questions related to noise . Mitigation Measure
39
40 21 . Equipment and trucks used for proposed Project construction shall use the best
41 available noise control techniques (e. g . improved mufflers, use of intake
42 silencers , ducts, engine enclosures , and acoustically-attenuated shields or
43 shrouds , wherever feasible) . Mitigation Measure
44
45 22 . Impact tools (e . g . jack hammers , pavement breakers , and rock drills) used for
46 Project construction shall be hydraulically or electrically powered wherever
47 possible to avoid noise associated with compressed air exhaust from
48 pneumatically powered tools . Mitigation Measure
49
50 23 . Stationary construction noise sources shall be located as far from sensitive
51 receptors as possible and they shall be muffled . Mitigation Measure
1
2 24. No outside amplified sources (e . g . stereo "boom boxes") shall be used on site
3 during Project construction . Mitigation Measure
4
5 25. The Applicant shall comply with the following requirements from the Caltrans
6 Division of Aeronautics for the temporary heliport. Mitigation Measure
7
8 ■ In accordance with IAW FAA AC 150/5390-2B , Heliport Design , Chapter 4,
9 Section 402 (c) the portion of the asphalt abutting the adjoining edges should
10 be continuous with the Touchdown and Lift-off area (TLOF) and the adjoining
11 edges should be at the same elevation and slope away from the heliport.
12
13 ■ IAW FAA part 77 .23 operations must ensure no vehicles are in the
14 approach/departures, primary, or transitional surface and remain clear of the
15 defined safety area during helicopter landing and departure operations.
16
17 ■ The Temporary Heliport Plans dated March 2012 must still be adhered to
18 which requires the cutting of trees in the approach path east of the heliport
19 and obstruction lighting on parking lot lights where designated on the
20 Temporary Heliport Plan .
21
22 26. The applicant shall obtain all required permits and approvals (including those
23 required from Caltrans Division of Aeronautics and the FAA) . Prior to operation
24 of the temporary heliport, the applicant shall provide a copy of all required
25 permit(s)/approval (s) to the City of Ukiah Planning Department. Mitigation
26 Measure
27
28 27. The applicant shall obtain all required permits and approvals (including those
29 required from the Caltrans Division of Aeronautics and the FAA) . Prior to
30 operation of the permanent heliport, the applicant shall provide a copy of all
31 required permit(s)/approval (s) to the City of Ukiah Planning Department.
32 � Mitigation Measure
33
34 Passed and adopted this 5th day of September, 2012 by the following roll call vote :
35
36 AYES :
37 NOES :
38 ABSENT:
39 ABSTAIN :
40
41
42
43
44 Mary Anne Landis , Mayor
45 ATTEST:
46
47
48 Linda Brown , City Clerk
49
RESOLUTION NO . 97-37
RESOLU710N OF THE CITY CQUNCIL OF THE CITY OF UKIAH
ADOPTING A NEGATtYE DECLARATION AND
APPR4VING USE PERMIT NO. 96-39
WHEREAS, the Ukiah Valley Medical Center has applied for a Use Permit ( No.
96-39) to allaw the construction . and operation of a helipad for emergency flights on a
portion of their property on Hospital Drive; and
`:'HERE-AS;-the-C-ity-of Ukiah-has-prepared�n-Fnrtial-Stady,pursuant-to-the -----
requirements of the California Environmental Quality Act, that evaluated the potential
environmental impacts associated with the implementation pf the proposed helipad and
identified potentially signifcant adverse impacts associated with helicopter noise and the
increased potential for catastrophic accidents; and
WHEREAS, measures have been identified in the Initia) Study that wauld mitigate
potential adverse impacts to levels that would be less than significant and these
measures are �ecommended as Conditions of Approval for Use Permit No . 96-39 ; and
WHEREAS, based on the analysis in the Initial S#udy, staff has concluded that the '
construction and operation of the proposed helipad would not ha�e a significant adverse
impact on the environment if the proposed mitigation measures are adopted ; and
WHEREAS , #he Initial Study has been submitted to the State Clearinghouse and
circulated to appropriate responsible agencies and no comments have been received
from these agencies that would require changes to the Initial Study; and
WHEREAS, based on the conclusions made in the lnitial Study, staff is
recommending the adoption of a Negative Declaration for Use Permit No. 96-39 and the '
approval of Use Permit No. 96-39; and
,
WHEREAS, #he Mendocino County Airport Land Use Commission has reviewed
the Initial Study and recommended no changes to this analysis and determined that #he
proposed helipad would be consistent with the Comprehensive Land Use Plan (Section
2.3) for Mendocino County due to the mitigation measures included in the Initial Study '
prepared for the project and the project's adherence to conditions required by the
Federal Aviation Administration ; and
WHEREAS , the City Planning Commission has reviewed , discussed the project
at a public hearing on �ctober 23 , 1996, and recommended the adoption of the Negative
Declaration for Use Permit No . 96-39 and the approval of Use Permit No. 96-39 , based
on Findings and subject to Conditions of Approval;
;
NOW THEREFORE BE !T RESOLVED that the City Council adopts the Negative '
Declaration (Exhibit A} prepared for the project, subject to the Mitigation Measures
included in the Initial Study and incarporated as Conditions of Approval, ' and approves
Use Permit No. 96-39, based on the following Findings and subject to the Conditions of
Approval listed below:
FINDINGS :
1 . The proje.ct conforms to all applicable General Plan goals and policies, and
with use and development standards that are applicable to the .
development and operation of a helipad use in the GZ District, including
ilowed-uses,—buildirrg-areas,—yard-areas-and-setbacks, : -- --
. 2 . The project causes no significant adverse environmerttal impacts that
would not be mi#iga#ed to a levet af insignificance by the adoption of the
Mitigation Measures contained in the Negative Declaration for the project,
. which are also listed as Conditions of Approval ;
3 . The granting of the proposed Use Permit will not, as conditioned , materially
affect the health , safety, comfort or general welfare of persons residing or
� working in the neighborhood , or be detrimentai to property or
improvements on or around the site, or be harmful to the general welfare
af the City since the development of the proposed helipad would provide
for a more efficient and safer level of emergency medical flight service than
the existing helipad does at the present time.
CONDlTIONS OF APPROVAL: The following canditions of project approuaf shatl
be made a permanent part of the project, shalf remain in #orce regardiess of
property ownership , and shall be implemented in order for the Use Permit to
remain valid . (The term "MITIGATfON" is placed at the end of those conditions
that reflect mitigation measures contained in the Negative Declaration) .
�
� 1 . All use, construction , or occupancy shall conform to the application and to
any supporting documents submitted therewith.
2 , Any construction , and the location thereof, shall confarm to any maps ,
sketches, or plot plans accompanying the application or submitted by
applicant in support thereof.
3 . Any construction shall comply with the ."Standard Specifications" for such
type of construction now existing or which may hereafter be promulgated
by the Engineering Department of the City of Ukiah ; except where higher
standards are imposed by law, rule, or regulation or by action of the
Planning Commission such standards shall be met.
� i
;
4 . fn addition to any particular conditifln which might be imposed , any
constructian shall comply with all building , fire, electric, plumbing ,
occupancy, and structural laws, rules, regulations, and ordinances .
5 . Applicant shal) be required to obtain any approval which is required by law,
regulation , or ordinance.
6 . Building permits shalf be issued within finro years after the effective date of
the use permit or same shall be null and void . In the event the building
permit cannot be issued within the stipulated period from the project
approval date , a one year extension may be granted by the Director of
_ Planning if no new circumstances impact the p�oject. ______
7 . If any condition , speciai or standard , is violated or if any required approval
is not obtained , then the use perrnit granted shall be null and void ;
otherwise to continue in full force and effect indefinitely until otherwise
terminated and sha(I run with the land ,
8 . Except as otherwise specifcally noted , this use permit shall be granted
only for the specific purposes stated in the action approving such use
permit and shall not be construed as eliminating or modifying any building ,
use , or zone requirements except as to such specific purposes .
9. Access to the project site shall be provided in accordance with the
provisions of the Fire Code and subject to the approval of the Ukiah Fire
Marshal .
10. On-site drainage shall be to the approval of the City Engineer.
11 . Stockpiled soil shall be protected from erosion , and drainage from all
disturbed and stockpiled soils shall be directed on site to a disposal
location approved by the City Engineer.
12 . Sewer, water, and electric service shall conform to the specifications of the
City Department of Public Utility.
13 . Hours of construction shall be limited to 7: 00 a. m . to 7 : Q0 p. m . , Monday
through Saturday.
14 . Helipad construction and operations shal! be completed in conformance
with state and federal regulations for helipads. (MITIGATIDN)
15 . All obstructions and obstacles shown on project site plans shall be lighted ,
removed , relocated , or have access restricted in a manner that is
cansistent with state and federal regulatians. (MITIGATION )
16. Helipad use shall be restricted to emergency flights only. (MITIGATION )
17. Heiipad operations shall only be canducted in compliance with Visibte
Flight Rules (VFR) conditions , as defined for helicopter use by the Federal
Aviation Administration . (MITIGATiON)
18 . All pilots shall utilize the Helicopter Association Internationai's "Fly Quiet"
procedures when conducting � emergency takeoffs and Iandings.
(MITIGATION)
19 . A Letter of Agreement shail be signed by the operators of emergency flight
helicapters to ensure that ali operators are aware of the site design and
standard operation procedures for the heliport. This fetter sha11 incfude a
— -- description of-fhe heNpad facilifies, i�ial approach and departure pafhs - - -
and specific procedures for their use; requirements that heiicopters not
interFere with air trafFc pattems for Ukiah Municipal AirpQrt and that pilots
monitor the airport's traffic advisory frequency of 123 .6 Mhz; agreement by
helipad users to fallow these procedures ; and . a description of the
measures that UVMC would use to maintain helipad facilities.
(MITIGATION) �
20. A manual defining helipad procedures sha(! be prepared to ensure that
WMC staff is trained to properly use and maintain heliport facilities. This
' manual shall include, but not be limited ta, the following procedures:
methads and terminofogy for communicating with helicopter flight crews ;
procedures for temporary closures of driveways and the hospital' s front
entrance during the approach or departure of helicopters; operational
procedures of helipad lights and �quipment; safety requirements for
persons working at helipad facilities during the approach , landing or
departure of helicopters; emergency procedures for helicopter accidents or
crashes; and the maintenance of helipad equipment and facilities .
(MITIGATION) �
21 . All conditions shall be completed prior to release of final inspection and .
issuance of use and occupancy permit.
;
;
�
PASSED AND ADOPTED this 20th day af November, '! 996 , by the , following ro�l call
vote :
AYES: Councilmembers Mastin , Matone and Mayor Schneiter
NOES : None
ABSTAIN : None
ABSENT: Councilmembers Wattenburger and Shoemaker
.
��� -�6Z ����
�
Fred Schnelt r, Mayor -
ATTEST:
. ,
Mar e Gi ntoli , City Cierk
,.
, , INITIAL ENVIRONMENTAL STUDY
INITIAL ENVIRONMENTAL STUDY
� Ukiah Valley Medical Center Emergency Room
Expansion , Heliport Relocation , and Temporary
Heliport and Parking Lot
C� o U�h Hospital Drive
Project Title : Ukiah Valley Medical Center Emergency Room Expansion, Heliport
Relocation, Temporary Heliport and Permanent Parking Lot
Lead Agency Name and Address : City of Ukiah
Planning & Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Project Location : 275 Hospital Drive, Ukiah, CA 95482
APNs 002-193-23, 002- 160-08, 002-160-10, 002-160-13
Project Applicant Name and Rick Henderson, HBE Corporation ( Hospital Designers)
Address : 11330 Olive Boulevard, St. Louis, Missouri, 63141
GENERAL INFORMATION :
General Plan Designation : Commercial (C)
Zoning: Heavy Commercial (C2 )
Contact Person : Kim Jordan, Project Planner
Phone Number: ( 707) 463-6207
Date of Document Preparation : June 2012
Airport Compatibility Zone : B2 ( Extended Approach/Departure Zone) Infill
Flood Zone: Zone C (Areas of Minimal Flooding) Panel #060186 001E August 5, 1985
USGS Quadrangle Map 39° 9' 11 .9" north and 123° 12' 11 .35" west
STATE AGENCY REVIEW: The project would not affect any natural resources . The Division of
Caltrans Aeronautics has review authority over the relocation of the permanent heliport, as well as the
temporary heliport. The Office of Statewide Health Planning and Development (OSHPD) has
permitting authority over the construction of the emergency department expansion (ED) . Accordingly,
the Initial Environmental Study and proposed Mitigated Negative Declaration are being sent to the
State Clearinghouse for distribution to State agencies .
PUBLIC REVIEW AND COMMENT PERIOD : July 2 through July 31 , 2012
PROJECT DESCRIPTION :
The Project would : 1 ) expand the existing emergency department ( ED) by constructing a one-story
addition at the front (west) of the existing building 2) relocate the ground level heliport from the ground
area in front of hospital to the roof of the addition 3) relocate parking from the south side of the
Ukiah Valley Medical Center 1
Initial Study of Environmental Impacts
June 2012
„
INITIAL ENVIRONMENTAL STUDY r �_.
hospital building to the front of the ED expansion 4) create a temporary heliport for use during
construction of the addition and relocated heliport at the northeast corner of Hospital Drive and
Hamilton Street (APN 002- 160- 10) 5) construct a new parking lot on the site of the temporary heliport
after the permanent heliport becomes operational and 6) use the vacant parcel located at the
northwest corner of Hospital Drive and Hamilton Street (APN 002- 160- 13) for temporary employee
parking and construction staging until construction of the Project has been completed .
Existing Hospital Campus. The existing 8 .8 acre Ukiah Valley Medical Center (UVMC) hospital
campus is located at 275 Hospital Drive . The campus includes a hospital building with emergency
department ( ED) , outpatient pavilion , birth center, ancillary buildings for support uses (purchasing ,
materials management, storage , and maintenance) , parking lots and landscaping . The hospital is
licensed for 78 beds and currently utilizes 69. Of the 69 beds , the birth center has 13 beds , the
emergency department 14, and intensive care unit 6. The existing outpatient pavilion is 16,000 square
feet. The existing campus has three emergency generators .
The existing campus provides parking for employees , patients and visitors in six parking lots
throughout the campus with 278 onsite parking spaces . The site landscaping includes trees along the
southern and east property lines , a meditation garden , and groundcover, shrubs and trees on the
northern part of the site .
The existing heliport has an average of 21 flights (42 operations) per month with as many as 4 to 5
landings per day and may go several days with no landings . UVMC implements the Good Neighbor
Policy to avoid flights over residential neighborhoods (Clara Avenue) . Since this is a private heliport,
landing requires UVMC approval .
An informal parking lot for overflow employee parking is located on the northwest corner of Hospital
Drive and Hamilton Street, APN 002- 160- 13 , (Lot 7) .
Emergency Department Expansion. The existing ED is 4,000 square feet with 14 beds/stations .
The expansion would result in a 16 , 000 square foot ED with 19 ED stations/beds and eight (8) ICU
beds . The beds/stations included in the ED expansion would increase the total number of beds to 78
which is the maximum for which the UVMC is licensed .
The addition would be one-story and would expand the ED to the west. Lawn , two circular driveways ,
and the existing heliport are located in the area proposed for the ED addition . The heliport would be
relocated to the roof of the addition . A penthouse would be located on the roof which would house an '
elevator, stairway, and electrical and mechanical rooms. HVAC equipment would also be located on '
the roof. An emergency generator and 5,200 gallon above ground diesel storage tank would be
installed at the rear of the site proximate to the east property line .
The expansion would remove 16 parking spaces (lot 5) and construct 17 new parking spaces in a
relocated lot 5 located to the west (in front of) of the ED addition . Ten parking spaces would be
removed in lot 2 in order to install the emergency generator, 5 ,200 gallon above ground fuel oil tank,
and electrical pedestal . Landscape trees and street trees would be planted that comply with the safety
requirements for heliports . Shrubs and groundcover would also be planted as part of the landscaping
plan .
New signs would also be added to the ED expansion area. The signs include : one monument sign
identifying the hospital campus located at the northernmost entry driveway; one directional monument
sign identifying the entry to the emergency department located at the southernmost two-way
Ukiah Valley Medical Center 2
Initial Study of Environmental Impacts
June 2012
, INITIAL ENVIRONMENTAL STUDY
driveway; one building mounted building identification sign located on the west elevation of the
building north of the emergency walk-in ; two building mounted donor identification signs located at the
north and south ends of the west elevation ; and one ambulance entry identification sign located on the
canopy of the ambulance entry.
Heliport Relocation . The project would relocate the heliport to the roof of the ED addition . The roof
top location is similar to the ground level location . The center of the new rooftop heliport is
approximately 45 feet southeast of the existing ground level location . The finished elevation of the
new rooftop heliport would be 20 feet above ground level . Only authorized helicopters are allowed to
operate at the new heliport; no public use of the heliport is allowed .
Temporary Heliport (Lot 8). A temporary heliport would be constructed on a 1 .4 acre site located at
the northeast corner of Hospital Drive and Hamilton Street (APN 002- 160- 10) . The temporary heliport
would be used during the construction of the ED addition and permanent heliport. The temporary
heliport would be located immediately north of the UVMC hospital campus on the north side of
Hospital Drive . The heliport would consist of a 40-foot by 40-foot concrete pad with an asphalt
driveway providing access to the heliport from Hospital Drive . Patients arriving by helicopter would be
transported to the ED via ambulance . The ambulance would access the site via a new curb cut on
Hospital Drive . In order to comply with safety requirements, the trees located along the east property
line located on the Home Depot property (APN 002-370-26) would have to be trimmed to meet the
height requirements for the heliport, warning lights on the westernmost light poles of the Home Depot
site would also be required . Helicopters would arrive and depart to and from the east over Home
Depot. The helicopters travel north and south following U . S. 101 .
Two trees are located on this site . One tree is located immediately adjacent to the north property line .
This tree would remain . The second tree is located approximately 18 feet south of the north properly
line . This tree would be removed for the temporary heliport. As part of the landscaping plan for the
permanent parking lot, new trees would be planted (see below) .
Parking Lot at Northeast Corner of Hospital Drive and Hamilton Street (Lot 8) . After construction
of the permanent heliport has been completed and the permanent heliport is operational , use of the
temporary heliport would cease and a permanent parking lot would be constructed on the parcel
located on the northeast corner of Hospital Drive and Hamilton Street (APN 002- 160- 10) . The parking
lot would include up to 111 parking spaces , landscaping , trees, and low impact development
improvements . The landscaping plan includes the planting of 11 valley oak trees and 29 California
bay laurel . This parcel would become part of the existing UVMC hospital campus .
Temporary Employee Parking and Construction Staging (Lot 7). The existing 2 . 6 acre site is
located on the northwest corner of Hospital Drive and Hamilton Street (APN 002- 160- 13) . A portion of
the site is chip and seal and currently used for overflow employee parking . The remainder of the site
is covered in weeds and grasses . There is one tree located in the northeast corner of the site. This
site would be used for employee parking and construction staging during construction of the ED
expansion and permanent heliport as well as during construction of the permanent parking lot on Lot
8. No improvements are proposed for this parcel .
SURROUNDING LAND USES AND ZONING :
The following land uses surround the hospital parcel :
Ukiah Valley Medical Center 3
Initial Study of Environmental Impacts
June 2012
INITIAL ENVIRONMENTAL STUDY .
■ North: Medium density residential housing zoned Medium Density Residential ( R2) on Clara
Avenue ;
■ South: Various commercial uses on Perkins Street on parcels zoned Community Commercial
(C1 ) ;
■ East. Various retail commercial uses at the Pear Tree shopping center on parcels zoned
Community Commercial (C1 ) and Home Depot zoned Heavy Commercial (C2) ; and
■ Wesi: Professional and medical office uses on the west side of Hospital Drive on parcels
zoned Heavy Commercial (C2) .
ENVIRONMENTAL SETTING : The environmental setting is the section of Hospital Drive north of
Perkins Street, Hamilton Street south of Clara Avenue , properties west of the Northwestern Pacific
railroad tracks , and Home Depot and Pear Tree Center located to the east. The area is east of
downtown and characterized by urban scale development. Much of this area is developed with the
Ukiah Valley Medical Center (UVMC) campus located at 275 Hospital Drive , other UVMC medical
offices located on the west side of Hospital Drive , or vacant parcels owned by UVMC . The west side
of Hospital Drive also includes medical and professional office uses . Continuing west from Hospital
Drive is a mix of commercial uses , including retail stores and offices . Medium density residential uses
are located to the north of the two vacant parcels on Hospital Drive (APNs 002- 160- 10 and 002- 160-
13) .
The primary access to the UVMC hospital campus is provided from Perkins Street, an east-west
arterial , with access to Highway 101 to the east and State Street to the west, a north-south arterial
through the City of Ukiah . Access to the site is also provided from Hamilton Street which provides
access from Clara Avenue , a residential street with access to State Street to the west and Orchard
Avenue to the east.
No creeks or water courses flow through any of the parcels included in the Project. Existing
landscaping located at 275 Hospital Drive was planted as part of past development of the site with the
UVMC hospital campus and a recently planted meditation garden . Lot 8 includes two existing trees
and is covered in grasses and weeds . One tree would be removed in order to construct the
temporary heliport. One tree is located in the northeast corner of Lot 7 . This tree would not be
removed or affected by the Project.
PERMITS REQUIRED : The Project requires the following approvals and/or permits:
Office of Statewide Health Planning and Development (OSHPD)
■ Building permit for the Emergency Department Expansion
Caltrans Division of Aeronautics
■ Permanent Heliport — State Heliport Permit
■ Temporary Heliport
Federal Aviation Administration
■ Approval of form 7480-1 Notice of Landing Area Proposal for relocated Permanent Heliport
■ Approval of Temporary Heliport
Ukiah Valley Medical Center 4
Initial Study of Environmental Impacts
June 2012
INITIAL ENVIRONMENTAL STUDY
North Coast Regional Water Quality Control Board
■ Stormwater Pollution Prevention Plan (SWPPP)
■ Coverage under General Construction Permit
Mendocino County Air Quality Management District
■ Emergency Generator
■ Construction Permit (construction area over 1 acre)
Mendocino County Airport Land Use Commission
■ Relocated Permanent Heliport
Ukiah City Council
■ Permanent Heliport
■ Temporary Heliport
Ukiah Planning Commission
■ Use Permit
■ Site Development Permit
Ukiah Planning and Community Development Department
■ Building permit for site improvements at 275 Hospital Drive
■ Building/Grading Permit foC Temporary Heliport on Lot 8
■ Building/Grading Permit for Permanent Parking Lot on Lot 8
See Attachment 1 for the following Plans:
■ Location/Vicinity Map
■ Location/Environmental Setting Map
■ Proposed Site Plan for Project (includes all parcels)
275 Hospital Drive (UVMC Hospital Campus)
■ Existing Conditions Site Plan
■ Relocated Rooftop Heliport
■ Front Elevation
Lot 7 (APN 002-160-13), Northwest Corner Hospital Drive/Hamilton Street
■ Site Plan with Location of Parking Area
Lot 8 (APN 002-160-10), Northeast Corner Hosaital Drive/Hamilton Street
■ Existing Conditions Site Plan
■ Tem orar Heli ort Site Plan
p Y p
■ Permanent Parking Lot Site Plan
■ Permanent Parking Lot Landscaping Plan
Environmental Factors Potentially Affected :
The environmental factors checked below would be potentially affected by this project, as indicated by
the checklist and corresponding discussion on the following pages .
Ukiah Valley Medical Center 5
Initial Study of Environmental Impacts
June 2012
I
f
INITIAL ENVIRONMENTAL STUDY .
X Aesthetics Agricultural Resources X Air Quality
X Biological Resources X Cultural Resources X Geology / Soils
X Hazards & Hazardous Hydrology / Water Quality Land Use / Planning
Materials
Mineral Resources X Noise Population / Housing
Public Services Recreation X Transportation / Traffic
Utilities / Service Systems Climate Change Mandatory Findings of
Si nificance
DETERMINATION :
On the basis of this initial evaluation :
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared .
X I find that although the proposed project could have a significant effect on the environment there will not
be a significant effect in this case because revisions in the project have been made by or agreed to by
the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared .
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required .
❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant
unless mitigated" impact on �the environment, but at least one effect 1 ) has been adequately analyzed in
an earlier document pursuant to applicable legal standards , and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets . An ENVIRONMENTAL
IMPACT REPORT is required , but it must analyze only the effects that remain to be addressed .
❑ I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards , and (b) have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION , including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
Planner's Signature :
�� � � � �y� � ��y
�
Planner's r.' ed Name: Kim 7ordan, Senior Planner Date: .7une 29, 2012
Ukiah Valley Medical Center 6
Initial Study of Environmental Impacts
June 2012
, INITIAL ENVIRONMENTAL STUDY
SUMMARY OF FINDINGS :
The proposed Project is situated on land developed with the Ukiah Valley Medical Center hospital
campus. The Project would expand the existing ED , relocate the ground level heliport to the roof of
the expansion , and improve the parking lot and landscaping . The Project would expand the campus
to include Lot 8 which would be used as a temporary heliport that would be replaced with a permanent
employee parking lot once the permanent heliport is operational .
There are no streams or water courses on the Project site, one tree would be removed in order to
construct the permanent parking lot on Lot 8, and trees locate on the Home Depot property located to
the east of Lot 8 would be trimmed in order to address conflicts with the approach and departure zone
for helicopters that would use the temporary heliport. Potential conflicts with nearby land uses such
as the residential area on Clara Avenue were identified early and the Project designed to minimize or
eliminate impacts or nuisances to those residents.
Based on the review of the proposed project, resources maintained by the Department of Planning
� and Community Development, discussions with City and outside agency Staff, and visits to the project
site and surrounding area , potential impacts have been identified and effective mitigation measures
recommended for Aesthetics , Air Quality, Biological Resources, Cultural Resources, Geology/Soils ,
Hazards and Hazardous Materials , Noise , and Transportation/Traffic. Accordingly, it has been
determined that a Mitigated Negative Declaration is appropriate for the project.
RECOMMENDED MITIGATION MEASURES :
Impact Mitigation Measure
Aesthetics 1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light
trespassing over property lines and avoid directing light towards motorists and
pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be
International Dark Sky Association ( IDA) approved or equivalent. Prior to installation
of the exterior lighting, the applicant shall prepare a photometric plan for review and
approval by the Planning Department that demonstrates that the lighting will not
spillover onto adjacent properties and that all lighting is shielded and downcast.
Air Quality 1. A dust suppressant shall be applied to the temporary employee parking lot and
construction staging area on Lot 7 and shall be reapplied as needed to avoid the
release of dust for the duration of the use of this site as a temporary parking lot and
construction staging.
2 . Construction activities shall be conducted with adequate dust suppression methods,
including watering during grading and construction activities to limit the generation
of fugitive dust or other methods approved by the Mendocino County Air Quality
Management District. Prior to initiating soil removing activities for construction
purposes, the applicant shall pre-wet affected areas with at least 0. 5 gallons of water
per square yard of ground area to control dust.
3 . The burning of construction debris is prohibited . Any disposal of vegetation removed
as a result of site preparation shall be lawfully disposed of, preferably by chipping
and composting, or as authorized by the Mendocino County Air Quality Management
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
7
INITIAL ENVIRONMENTAL STUDY .
District.
4. During construction activities, the applicant/owner/contractor shall remove daily
accumulation of mud and dirt on paved access lanes that serve the project site .
5 . Any stationary on-site internal combustion engines over 50 horsepower ( i.e.
generators) may require a permit from the MCAQMD depending upon fuel source
and level of operation . It is the responsibility of the applicant/contractor to contact
the District regarding this matter and to secure any required permits prior to site
preparation and construction activities.
6. All activities involving site preparation, excavation, filling, and construction of the
Project shall institute a practice of routinely watering exposed soil to control dust,
particularly during windy days.
7 . All inactive soil piles on the project site shall be completely covered at all times to
control fugitive dust.
8. All activities involving site preparation, excavation, filling, grading, and actual
construction shall include a program of washing off trucks leaving the construction
site to control the transport of mud and dust onto public streets.
9. Low emission mobile construction equipment, such as tractors, scrapers, and
bulldozers shall be used for earth moving operations.
Biological Resources 1. If site preparation and tree removal/trimming include the spring bird nesting season
(February through July), a preconstruction survey shall be conducted by a qualified
professional within two weeks prior to removing/trimming any trees. If active nests
(with eggs or living young) are found, no activity shall be permitted that might disturb
or remove the active nests until the young birds are able to leave the nest and forage
on their own . Empty nests may be removed . If eggs or young are present, the nests
shall be left until the young birds leave. Setback buffers for the nests will vary
depending on the species affected and the location of the nest. Buffer zones shall be
determined on a case by case basis in consultation with a California Department of Fish
and Game biologist.
Cultural Resources 1 . If, during site preparation or construction activities, any historic or prehistoric
cultural resources are unearthed and discovered, all work shall immediately be
halted, and the City shall be notified of the discovery. The applicant shall be required
to fund the hiring of a qualified professional archaeologist to perform a field
reconnaissance and to develop a precise mitigation program if deemed necessary.
2 . If human remains are encountered during construction excavation and grading
activities, State Health and Safety Code Section 7050. 5 requires that no further
disturbance shall occur until the County Coroner has made the necessary findings as
to the origin and disposition pursuant to PRC Section 5097. 98. If the remains are
determined to be of Native American Descent, the coroner has 24 hours to notify the
Native American Heritage Commission ( NAHC) . The NAHC will then identify the
person(s) thought to be the Most Likely descendent, who will help determine what
course of action should be taken in dealing with the remains.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
8
, INITIAL ENVIRONMENTAL STUDY
Geology and Soils 1. In order to avoid moisture accumulation or watering adjacent to foundations, no
landscaping is allowed against the structure unless moisture accumulation is
considered . Only drought tolerant species are allowed proximate to the foundation
of the ED expansion . If landscaping is allowed adjacent to the structure, landscaping
and irrigation plans for this landscaping shall be designed to direct water away from
the foundation .
2 . Planning Commission review of the landscaping plan for the Project shall include
review of the species adjacent to the ED expansion and recommendations for
appropriate drought tolerant species and/or the removal of landscaping in this area
based on the recommendation included in the geotechnical report.
3. The landscaping plan and irrigation plan submitted as part of the building permit
plans are subject to staff review and approval and shall demonstrate compliance
with the landscaping plan approved by Planning Commission . The landscaping plan
and irrigation plans shall clearly demonstrate the water will be directed away from
the foundation .
Hazards and Hazardous 1. The Applicant shall comply with the following requirements from the Caltrans
Materials Division of Aeronautics for the temporary heliport.
'■ In accordance with IAW FAA AC 150/5390-26, Heliport Design, Chapter 4,
Section 402 (c) the portion of the asphalt abutting the adjoining edges should be
continuous with the Touchdown and Lift-off area (TLOF) and the adjoining edges
should be at the same elevation and slope away from the heliport.
■ IAW FAA part 77. 23 operations must ensure no vehicles are in the
approach/departures, primary, or transitional surface and remain clear of the
defined safety area during helicopter landing and departure operations.
■ The Temporary Heliport Plans dated March 2012 must still be adhered to which
requires the cutting of trees in the approach path east of the heliport and
obstruction lighting on parking lot lights where designated on the Temporary
Heliport Plan .
2 . The applicant shall obtain all required permits and approvals ( including those
required from Caltrans Division of Aeronautics and the FAA) . Prior to operation of
the temporary heliport, the applicant shall provide a copy of all required
permit(s)/approval(s) to the City of Ukiah Planning Department.
3 . The applicant shall obtain all required permits and approvals (including those
required from the Caltrans Division of Aeronautics and the FAA) . Prior to operation
of the permanent heliport, the applicant shall provide a copy of all required
permit(s)/approval(s) to the City of Ukiah Planning Department.
Noise 1. Construction hours are (imited to Monday through Friday from 7 :00 a . m . to 6:00 p. m .
and from 9 :00 a . m . to 4 p. m . on Saturday. Construction hours are prohibited on
Sunday and all holidays recognized by the City of Ukiah . Interior work that generates
negligible or no noise at the property line is allowed outside of the construction
hours noted above.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
9
INITIAL ENVIRONMENTAL STUDY .
Approval of additional construction hours may be requested in writing from the
Community Development Director and Public Works Director for extenuating
circumstances. The written request must be submitted a minimum of 14 days prior
to the date for which the change in construction hours/days is being requested and
shall explain the need for the extended construction hours, describe the extenuating
circumstances, and identify the additional construction hours requested, including
the duration .
2 . Signs shall be posted at the Project site prior to commencement of construction of
the proposed Project for the purpose of informing all contractors/subcontractors,
their employees, agents, material haulers, and all other persons at the construction
site(s) of the basic requirements of mitigation measures for Noise .
3 . Signs shall be posted at the construction sites that include the permitted
construction days and hours, day and evening contact number for the job site, and a
contact number in the event of problems:
4. An onsite complaint and enforcement manager shall respond to and track complaints
and questions related to noise.
5. Equipment and trucks used for proposed Project construction shall use the best
available noise control techniques (e.g . improved mufflers, use of intake silencers,
ducts, engine enclosures, and acoustically-attenuated shields or shrouds, wherever
feasible) .
6. Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for Project
construction shall be hydraulically or electrically powered wherever possible to avoid
noise associated with compressed air exhaust from pneumatically powered tools.
7. Stationary construction noise sources shall be located as far from sensitive receptors
as possible and they shall be muffled . '
8. No outside amplified sources (e.g. stereo "boom boxes" ) shall be used on site during
Project construction .
Circulation and Tr'affiC Hazardous and Hazardous Material mitigations 1, 2, and 3 above
PURPOSE OF THIS INITIAL STUDY
This Initial Study has been prepared consistent with CEQA Guidelines Section 15063 , to determine if
the project, as proposed , may have a significant effect upon the environment. Based upon the
findings contained within the following analysis , the Initial Study will be used in support of the
preparation of a Mitigated Negative Declaration . .
Ukiah Valley Medical Center ,
Initial Study of Environmental Impacts
June 2012 '
10
, INITIAL ENVIRONMENTAL STUDY
ANAYLSIS OF POTENTIAL IMPACTS
I . AESTHETICS �ess Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the pro'ect: Incorporated
a ) Have a substantial adverse effect on a scenic X
vista ?
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and X
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character X
or quality of the site and its surroundings?
d ) Create a new source of substantial light or glare
which would adversely affect day or nighttime X
views in the area ?
Significance Criteria : Aesthetic impacts would be significant if the project resulted in the obstruction
of any scenic view or vista from the public right-of-way, damage to significant scenic resources within
a designated State scenic highway, creation of an aesthetically offensive site from the public right-of-
way, substantial degradation to the existing visual character or quality of the site and its surroundings,
or new sources of light or glare thaf would adversely affect day or nighttime views in the area,
including that which would directly illuminate or reflect upon adjacent property or could be directly
seen by motorists or persons residing , working or otherwise situated within sight of the project.
Discussion :
a. The UVMC hospital campus includes the hospital , outpatient pavilion , birth center, emergency
department and ground level heliport, and assorted ancillary buildings , parking and landscaping .
The site of the temporary heliport and future permanent parking lot is currently vacant. The
temporary heliport would allow emergency medical flights to continue during construction of the ED
expansion . The improvements for the helipad include a 40 foot x 40 foot concrete pad and asphalt
access driveway. The permanent parking lot that would be constructed after construction of the
permanent heliport has been completed , would include pavement and landscaping including
perimeter and interior trees . No improvements are proposed for Lot 7, the temporary employee
parking area and construction staging area .
The Project is located in a commercial area developed primarily with the hospital campus and
medical and professional office uses to the west and commercial uses to the east and south .
Residential uses are located to the north of the site of the temporary heliport and permanent -
parking lot. There are no scenic vistas within or adjacent to the parcels included in the Project;
therefore, the Project would have no impact on a scenic vista .
b . The Project site is not located within a state scenic highway; therefore, there is no impact.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
11
INITIAL ENVIRONMENTAL STUDY . .
c. 275 Hospital Drive. The Project would expand the existing ED by constructing an addition in
front (to the west) of the existing ED . The Project would remove the lawn area and ground level
heliport. The colors and materials of the addition would be compatible with colors and materials of
the existing buildings on the hospital campus . The addition would be one story and a heliport
would be located on the roof. A penthouse for the elevator, stairs, and mechanical and electric
room would be located on the roof along with HVAC equipment. The HVAC (air handling unit,
chillers , and condensers) would be screened with a stucco screen wall . Based on the site lines
from Hospital Drive submitted as part of the plans , the rooftop equipment would be screened from
view from the public way (Hospital Drive) by the screen walls . The landscape plan includes trees in
parking lot 4 and along the Hospital Drive project frontage .
Lot 8. In order to meet safety requirements related to the height of obstructions , the trees located
adjacent to the east property line that are located on the Home Depot site (APN 002-370-26) would
have to be trimmed . Once operation of the temporary heliport ceases, the trees would no longer
have to be trimmed in order to comply with safety requirements and would be allowed to grow.
The permanent parking lot on the northeast corner of Hospital Drive and Hamilton Street would
result in the paving of the site for parking and circulation and landscaping . The landscaping would
include perimeter trees which would screen the parking lot from Hospital Drive and Hamilton
Street. Trees would also be planted on the interior of the parking lot. The landscaping also would
include ground cover and shrubs . The parking lot would include more landscape trees than is
currently found on the UVMC hospital campus since it is not subject to the height limitations related
to the heliport. The proposed landscaping is comparable to other landscaping provided in
developments in the area.
The Project requires Planning Commission approval of a Site Development Permit (SDP) . Planning
Commission review of the Project for consistency with the findings required for approval of a SDP
would ensure that the Project would not have a significant impact on the visual quality or character
of the area. In addition , the Project has been reviewed by the Design Review Board . The DRB
made recommendations regarding the Project, some of which have been incorporated into the
Project.
Based on the above factors , the Project would have a less than significant impaets on the existing
visual character or quality of the site and its surroundings .
d . The Project would include the following new exterior lighting :
■ Four (4) pole mounted LED parking lot fixtures that are International Dark Sky Association
( IDA) approved . Three are located in parking lot 5 and one at the southwest corner of the
ED expansion . This fixture is downcast and fully shielded which would reduce any lighting
related impacts to a less than significant IeveL
■ Two (2) wall mounted compact fluorescent fixtures on the west elevation and one ( 1 ) on the
south elevation . This fixture is not downcast or fully shielded and is not IDA approved .
- ■ One ( 1 ) light fixture under the entry canopy on the west elevation of the building . This '
fixture would be ceiling mounted over a recessed box and florescent. The curved lens '
would be located below the ceiling . This fixture is downcast but not fully shielded and is not .
IDA approved . ,
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
12
. INITIAL ENVIRONMENTAL STUDY
■ Six (6) light fixtures under the emergency entry canopy located on the south elevation of the
building . The bottom of the fixture is flush mount with the ceiling which has the same effect
as a downcast, fully shielded fixture . The canopy itself would provide further shielding of
the light from these fixtures .
■ Obstruction lights for the permanent and temporary heliports .
A photometric plan (sheet E1 .0 .2P) was submitted for the exterior lighting for the ED expansion .
Based on this photometric plan , the Project would result in minimal light trespassing over property
lines and would not direct light or glare toward motorists or pedestrians. In order to ensure that
any impacts related to the new exterior lighting would be reduced to a less than significant impact,
a standard mitigation measure for lighting has been applied to the Project.
Due to the nature of the type of lighting used for obstruction lighting and its location , this lighting
would not create a new source of glare that would affect views in the area .
Mitigation Measures :
1 . All outdoor light fixtures shall be located , aimed , and shielded so as to minimize light trespassing
over property lines and avoid directing light towards motorists and pedestrians . Fixtures shall be
full cutoff and nighttime friendly and shall be International Dark Sky Association (IDA) approved or
equivalent. Prior to installation of the exterior lighting , the applicant shall prepare a photometric
plan for review and approval by the Planning Department that demonstrates that the lighting will
not spillover onto adjacent properties and that all lighting is shielded and downcast.
Impact Significance After Mitigation : Less than Significant
2 . AGRICULTURAL RESOURCES
Less Than
Potentially Significant Less Than No
Significant With Significant �mpact
Impact Mitigation Impact
Would the p1'o'eCt: Incor orated
a) Convert Prime Farmland , Unique Farmland , or
Farmland of Statewide Importance ( Farmland) , as
shown on the maps prepared pursuant to the X
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non -agricultural
use?
b) Conflict with existing zoning for agricultural use, or X
a Williamson Act contract?
c) Involve other changes in the existing environment
which , due to their location or nature, could result X
in conversion of Farmland , to non-agricultural
use?
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
13
INITIAL ENVIRONMENTAL STUDY .
Significance Criteria : Significant impacts would occur to agricultural resources if the proposed
project would hamper existing agricultural operations or convert agricultural land to urban uses .
Discussion :
a . The Project site is designated Urban and Built Up Land on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the California Resources Agency (website :
ftp://ftp .consrv. ca.aov/pub/dl rp/FM M P/pdf/statewide/2008/fmm p2008_08_11 . pdf) .
b . APNs 002- 193-23/002- 160-08 (hospital campus) , 002- 160- 10 (temporary heliport and permanent
parking lot) , and 002- 160- 13 (temporary employee parking and construction staging) are zoned
Heavy Commercial (C2) and are not under a Williamson Act contract.
c . The Ukiah Valley Medical Center hospital campus is located on APNs 002- 193-23/002- 160-08 and
development of the campus would be expanded as a result of this Project. The campus would be
expanded to include Lot 8 (APN 002- 160- 10) located directly north of the existing campus on the
north side of Hospital Drive by constructing and temporary heliport and permanent parking lot.
During construction of the Project, APN 002- 160- 13 would temporarily be used for employee
parking and construction staging . The parcels included in the Project are zoned Heavy
Commercial and there are no agricultural uses or parcels zoned Agricultural in the area.
Agricultural uses are not allowed or permitted in the C2 zoning district. The parcels to the north of
the temporary heliport/permanent parking lot parcel are developed with medium density residential
uses . The parcels to the south and east are developed with a variety of commercial uses , and the
parcels to the west are developed with medical and professional office uses .
Based on the above discussion , the Project would have no impact on agricultural resources .
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
3 . AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations .
Less Than
Potentially Significant Less Than No
Significant W�th Mitigation Significant Impact
WOUId the pPO'eCt: Impact Incor orated Impact
a ) Conflict with or obstruct implementation of the X
applicable air quality plan ?
b ) Violate any air quality standard or contribute
substantially to an existing or projected air X
quality violation ?
Ukiah ValleyMedical Center
Initial Study of Environmental Impacts
June 2012
14
, INITIAL ENVIRONMENTAL STUDY
3 . AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations .
Potentially Less Than Less Than
Significant Significant Significant No
Impact With Mitigation Impact Impact
Would the ro'ect: Incor orated
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality X
standard ( including releasing emissions which
exceed quantitative thresholds for ozone
precursors) ?
d ) Expose sensitive receptors to substantial
X
pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people? X
Significance Criteria: Air Quality Impacts would be significant if the project results in any of the
following :
■ Conflicts with or obstructs implementation of any applicable Air Quality Plan ;
■ Violates any air quality standard or contributes substantially to an existing or project air quality
violation , including a cumulatively considerable net increase of any criteria for which the region
is in nonattainment as defined by Federal or State regulations . For the Mendocino County Air
Quality Management District, the applicable daily thresholds for criteria pollutants would be
significant if they exceed any of the following :
■ Reactive organic gases (ROG) 220 Ibs .
■ Nitrogen oxides ( Nox) 220 Ibs .
■ Sulfer oxides (Sox) 220 Ibs .
■ Particulates ( PM10) 80 Ibs .
■ If carbon monoxide (CO) exceeds 550 Ibs ./day, dispersion modeling is recommended to
determine the significance of the impact upon Federal or State standards .
■ Exposes sensitive receptors to substantial pollutant concentrations ; or
■ Creates objectionable odors affecting a substantial number of people .
Discussion : The concentration of a given pollutant in the atmosphere is determined by the amount
of pollutant released and the atmosphere's ability to transport and dilute the pollutant. The major
determinants of transport and dilution are wind , atmospheric stability, terrain , and sunshine . In Ukiah ,
the combined effects of moderate winds , clear skies, frequent atmospheric inversions that restrict
vertical dilution , and terrain that restricts horizontal dilution , result in a relatively high potential for air
pollution .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
15
INITIAL ENVIRONMENTAL STUDY .
The City of Ukiah is situated in the flat and narrow Ukiah Valley. The presence of the mountains on
both the west and east sides of the valley create the terrain that tends to restrict the horizontal east-
west movement of pollutants . The dominant wind direction in the Ukiah Valley is from the northwest
to the southeast . Wind speeds in the central portion of the community are moderate , with wind
speeds of 4 mph or less occurring over 60 percent of the time. While the potential for air pollution is
high in the Ukiah Valley, the actual pollutant levels are relatively low due to the lack of upwind sources
and the relatively low level of development in the local air basin .
The ED expansion would increase the number of employees at the hospital by four. The ED
expansion also includes rooftop HVAC , heliport, and emergency generator with enclosure . The
vehicle trips associated with four additional employees are considered negligible and would not have
an impact on existing air quality. The heliport is a relocation of an existing facility and also would not
have an impact on existing air quality. The HVAC units would also not have an impact on existing air
quality. The air quality impacts of the new emergency generator were evaluated as part of the health
risk assessment requested by the Mendocino County Air Quality Management District (MCAQMD)
and are discussed below.
Construction of the ED expansion is expected to take 18-24 months . Prior to construction of the ED
expansion , the temporary heliport would need to be constructed on Lot 8 and construction staging
established on Lot 7.
Mendocino County Air Quality Management District (MCAQMD). The Project was referred to the
MCAQMD for review and comment. The Project is required to comply with MCAQMD Rule 1 -430
( Fugitive Dust Emissions) which includes the following requirements to prevent particulate matter from
becoming airborne:
■ Covering open bodied trucks when used for transporting materials likely to give rise to airborne
dust.
■ Installation and use of hoods , fans and fabric filters to enclose and vent the handling of dusty
materials .
■ The screening of all open-outdoor sandblasting and similar operations .
• The use of water or chemicals for the control of dust during the demolition of existing buildings
and structures .
Rule 1 -430 also requires compliance with the following airborne dust control measures during all
construction operation , the grading of roads, or the clearing of land :
■ All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust emissions .
■ All unpaved surfaces , unless otherwise treated with suitable chemicals or oils , shall have a
posted speed limit of 10 miles per hour.
■ Earth or other material that has been transported by trucking or earth moving equipment,
erosion by water, or other means onto paved streets shall be promptly removed .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
16
INITIAL ENVIRONMENTAL STUDY
■ Asphalt, oil , water or suitable chemical shall be applied on material stockpiles , and other
surfaces that can give rise to airborne dusts .
■ All earthmoving activities shall cease when wind exceeds 15 miles per hour.
■ The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles
onto the site during non-working hours .
■ The operator shall keep a daily log of activities to control fugitive dust.
Construction projects that exceed one ( 1 ) acre in size require a permit from the MCAQMD to ensure
compliance with air quality standards . The construction of the ED expansion and the permanent
parking lot on Lot 8 each exceed one acre and , therefore, require construction permits from
MCAQMD . The MCAQMD , through its permit process, will apply any necessary measures to the
project to ensure compliance with air quality standards .
As part of its review of the Project, the MCAQMD requested that a Health Risk Assessment (HRA) be
prepared to evaluate the affects of the operation of the existing onsite emergency generators and the
new emergency generator proposed as part of the Project. The health risks associated with the
generators are related to the particulate matter resulting from diesel emissions .
Emergency Generator Health Risk Assessment. The existing hospital campus has three
emergency generators : 1 ) main building 1979 Detroit diesel ; 2) boiler building 1997 Cummins ; and 3)
Outpatient Pavilion 1994 Kohler. One new 1 ,072 horse power diesel generator would be installed as
part of the ED expansion . LACO and Associates prepared a health risk assessment (HRA) for the
operation of the existing emergency generators and the potential increase in health risks that may
result with the addition of one new emergency generator (Health Risk Assessment dated May 25 ,
2012 and Technical Memorandum dated June 15 , 2012) (see Appendix 2) .
The California Air Resources Board (CARB) requires facility risk to be presented as the number of
potential human cancer cases per million people of the population and advises using the resulting
calculated risk in a prioritization of findings as "high , intermediate, and low priority categories ."
MCAQMD has established "high" as a score of 10 cases per million or more , "low" as 1 case per
million , and intermediate as between the high and low thresholds . The number of potential human
cancer cases per million people does not represent the actual cancer risk of the facility and is
intended for regulatory use .
CARB calculates the health risk based on the number of non-emerqencv operating hours . In 2009-
2011 , each existing generator had an annual average emergency use of 5 to 15 hours and an annual
average maintenance and testing (non-emergency) use of 30 to 40 hours . CARB Screening Risk
Tables address only non-emergency operating hours . The HRA prepared by LACO and Associates
assumes an annual worst case non-emeraencv operation of 40 hours and emerqencv operation of 20
hours which exceeds the actual number of operating hours of the generators. The resulting health
risk is presented in the table below ( LACO's June 15th memorandum , Table 2 : Worst-Case Facility
Risk Results) .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
17
INITIAL ENVIRONMENTAL STUDY .
Worst-Case Facili Risk Results
Generator Facility Risk Point of Maximum Impact (ft)
(cases per million )
Existing Main Building 54 164 feet
Existing Boiler Building 8 197 feet
Existing Outpatient Pavilion 9 98 feet
Proposed ED Expansion 6 328 feet
As noted in the table above , the existing main building generator ( 1979 Detroit diesel) has a maximum
facility of risk of 54 cases per million (high risk) , while the boiler building and pavilion center building
generators have facility risks of 8 and 9 cases per million (intermediate) , respectively.
The hospital does not perform maintenance and testing of the generators at the same time; therefore ,
there is no cumulative non-emergency risk associated with simultaneous use of the generators . Only
under emergency conditions would the generators operate at the same time . LACO prepared a
cumulative evaluation of the existing and proposed generators as requested by the City and
MCAQMD . The cumulative analysis for simultaneous operation of the existing generators evaluates
emeraencv operation since UVMC does not perform testing and maintenance on generators at the
same time . The cumulative maximum facility risk for operating the three existing generators
simultaneously is 32 cases per million . When the emergency operation of the proposed generator is
added to the cumulative risk, the maximum cumulative risk posed by simultaneous emergency
operation is 35 cases per million people . The LACO report concludes that the increase of 3 cases per
million is considered minimal and does not represent a significant impact.
As of January 1 , 2012 , CARB regulations require that stationary emergency standby diesel engines at
hospitals must meet "hot spot" requirements (CARB 2007) . As a result, the 1979 diesel generator is
being phased out and will be replaced with a USEPA Tier 4 generator. MCAQMD is responsible for
ensuring that these generators are replaced and is working with the UVMC on a plan to replace this
generator. This requirement and implementation of the replacement plan is separate from the Project.
a —c) The City of Ukiah is situated in the flat and narrow Ukiah Valley and the presence of the
mountains on both the west and east sides of the valley tends to restrict the horizontal east-west
movement of pollutants . While the potential for air pollution is high in the Ukiah Valley,
measurements provided by the Mendocino County Air Quality Management District (MCAQMD)
indicate that actual pollutant levels are relatively low due to the lack of upwind sources and the
relatively low level of development in the local air basin . The staff of the Mendocino County Air
Quality Management District (MCAQMD) operates a monitoring site in Ukiah for particulate matter
( PM- 10) and a multi-pollutant monitoring site in Ukiah for gaseous pollutants , which measures
ozone , carbon monoxide , nitrogen dioxide and sulfur dioxide .
Air quality in Ukiah meets all Federal and State air quality standards with the exception of the State
24-hour PM- 10 standard . The Mendocino County Air Quality Management District (MCAQMD)
routinely recommends and the City adopts mitigation measures to control fugitive dust.
PM- 10 : Sources of PM- 10 include field burning , dust from unpaved roads and grading operations,
combustion , and automobiles . Fifty-four of the fifty-eight counties in California exceed the permitted
24-hour concentration and are designated non-attainment for PM- 10 by the State Air Resources
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
18
, INITIAL ENVIRONMENTAL STUDY
Board (ARB) , although the ARB does not require Attainment Plans for jurisdictions with PM- 10
standard violations .
The primary odor/dust/emissions receptors of concern are the occupants of the residences on
Clara Avenue , businesses located in the immediate vicinity of the project site, and employees and
patients of the UVMC hospital campus . The operation of the proposed project would not result in
air quality impacts . The installation of the new emergency generator would increase emissions
resulting in a small increase in health risk due to the non-compliant existing 1979 emergency
generator (as described above) . The HRA identified the existing 1979 emergency generator as
having a "high" health risk related to the release of emissions . The installation of the new
generator would result in a less than significant increase in the existing health risk associated with
diesel emissions . In addition , UVMC is working with the MCAQMD to develop and replacement
plan for this emergency generator. Therefore impacts related to conflict with implementation of an
air quality plan , violation of any air quality standard , or contribution to an existing or projected air
quality violation would be less than significant.
d) The construction activities associated with project development are expected to generate typical
short-term air quality impacts for PM- 10/dust as a result of site preparation and grading activities
during the construction phases .
Construction. During the construction phase of the project, heavy equipment will be used for
grading , excavation and for installation of backfill materials , construction of the building and
heliport, temporary heliport and permanent parking lot. These activities could expose sensitive
receptors such as Day Care facilities , Hospitals , Schools , Assisted Care Facilities and other similar
types of facilities sensitive to dust and exhaust emissions . The Project is required to comply with
MCAQMD Rule 1 -430 and the standard mitigations for construction related impacts have been
applied to the Project (see below) . Implementation of Rule 1 -430 and the standard construction
mitigation measures would make this impact less than significant.
Lot 7. Lot 7 would be used for temporary employee parking and construction parking and staging
during construction of the ED expansion , temporary heliport, and permanent parking lot. This lot is
part chip and seal and partially grass and weeds . In order to ensure that use of this lot does not
result in the release of dust, MCAQMD has recommended that a dust suppressant be applied to
this lot as needed . This has been included as a mitigation measure . Implementation of this
mitigation measure would reduce impacts related to use of this lot to less than significant.
Construction of the ED expansion will require some demolition . Based on the age of the building ,
some of the materials may contain asbestos . MCQMD requires the applicant to have an asbestos
survey prepared for the Project in order to identify any asbestos containing materials . The
applicant is required to submit this survey to MCAQMD and to receive approval of MCAQMD prior
to beginning construction . Should asbestos containing materials be identified , the applicant is
required to comply with EPA regulations for handling and disposing of these materials.
Compliance with these requirements would reduce any impacts to less than significant.
The standard mitigation measures related to Project construction have been included to reduce
construction related impacts to less than significant.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
19
INITIAL ENVIRONMENTAL STUDY .
e) The operation of the project would not result in objectionable odors . Objectionable odors are not
typically associated with the operation of hospitals and no objectionable odors are known to be
associated with the existing hospital facility. Construction of the facility would utilize common
construction practices that are not known to create objectionable odors. Therefore , no impact
related to objectionable odors affecting substantial numbers of people would result from the
operation or construction of the Project.
Mitigation Measures :
1 . A dust suppressant shall be applied to the temporary employee parking lot and construction
staging area on Lot 7 and shall be reapplied as needed to avoid the release of dust for the
duration of the use of this site as a temporary parking lot and construction staging .
2 . Construction activities shall be conducted with adequate dust suppression methods ,
including watering during grading and construction activities to limit the generation of fugitive
dust or other methods approved by the Mendocino County Air Quality Management District.
Prior to initiating soil removing activities for construction purposes , the applicant shall pre-wet
affected areas with at least 0 . 5 gallons of water per square yard of ground area to control
dust.
3. The burning of construction debris is prohibited . Any disposal of vegetation removed as a
result of site preparation shall be lawfully disposed of, preferably by chipping and
composting , or as authorized by the Mendocino County Air Quality Management District.
4. During construction activities , the applicanUowner/contractor shall remove daily accumulation
of mud and dirt on paved access lanes that serve the project site .
5. Any stationary on-site internal combustion engines over 50 horsepower (i . e . generators) may
require a permit from the MCAQMD depending upon fuel source and level of operation . It is
the responsibility of the City to contact the District regarding this matter and to secure any
required permits prior to site preparation and construction activities .
6. All activities involving site preparation , excavation , filling , and construction of the Project shall
institute a practice of routinely watering exposed soil to control dust, particularly during windy
days .
�. All inactive soil piles on the project site shall be completely covered at all times to control
fugitive dust.
8. All activities involving site preparation , excavation , filling , grading , and actual construction
shall include a program of washing off trucks leaving the construction site to control the
transport of mud and dust onto public streets .
9. Low emission mobile construction equipment, such as tractors , scrapers, and bulldozers
shall be used for earth moving operations.
Impact Significance After Mitigation : Less than Significant
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
20
, INITIAL ENVIRONMENTAL STUDY
4. BIOLOGICAL RESOURCES Potentia��y �ess Than �ess Than
Significant Significant Significant No
With Mitigation Impact
Would the project: Impact Incor orated Impact
a ) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special X
status species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U .S. Fish and Wildlife Service?
b ) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies, or X
regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of
the Clean Water Act ( including, but not limited to, X
marsh, vernal pool, coastal, etc. ) through direct
removal, filling, hydrological interruption, or other
means?
d ) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory X
wildlife corridors, or impede the use of native
wildlife nursery sites?
e ) Conflict with any local policies or ordinances
protecting biological resources, such as a tree X
preservation policy or ordinance ?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community X
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Significance Criteria: Project impacts upon biological resources would be significant if any of the
following resulted :
■ Substantial direct or indirect effect on any species identified as a candidate, sensitive , or special
status species in local/regional plans , policies , or regulations , or by the California Department of
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
21
INITIAL ENVIRONMENTAL STUDY ,
Fish and Game or U . S . Fish and Wildlife Service or any species protected under provisions of the
Migratory Bird treaty Act;
■ Substantial effect upon sensitive natural communities identified in Iocal/regional plans , policies , or
regulations or by the agencies listed above ;
■ Substantial effect (e .g . , fill , removal , hydrologic interruption) upon Federally protected wetlands
under Section 404 of the Clean Water Act;
■ Substantially interfere with movement of native resident or migratory wildlife species or with
established native resident or migratory wildlife corridors, or impede the use of native wildlife
nursery sites ;
■ Conflict with any local policies/ordinances that protect biological resources (e . g . , tree preservation
policy or ordinance) .
Discussion :
Gibson Creek is located to the south and west of the Project site. Orrs Creek is located to the north of
the site . Gibson Creek is a tributary of Doolin Creek which is a tributary of the Russian River which
flows through the Ukiah Valley east of the City. Doolin Creek is located approximately 2 miles south of
the Project. The entire Russian River watershed is impaired for sediment and temperature .
The Ukiah Courthouse EIR provides the following information on candidate species and habitat:
■ Central California Coast Coho Salmon. Gibson Creek is within the historic range of three
federally-listed salmonids . Coho salmon currently utilize tributary streams of the Russian River
well downstream of both the Library Site and the Railroad Depot Site for spawning and/or
rearing , although the species is presumed to have historically utilized larger tributary streams
of the Russian River throughout the watershed .
Gibson Creek is federally designated as critical habitat for the Central California coast coho
salmon . Although Gibson Creek is not within the species' current range, the stream is within
the species' historic range , and there are no known downstream barriers to fish passage on
either of the potential project sites .
■ Central California Coast Steelhead . The National Marine Fisheries Service also designated
critical habitat for the species on September 2 , 2005 , to aid in habitat protection and species
recovery. Critical habitat is not designated for the Central California coast steelhead in Gibson
Creek; the nearest designated critical habitat for the Central California coast steelhead occurs
approximately 1 . 5 miles downstream of both the Library Site and the Railroad Depot Site , in
the Russian River.
■ California Coastal Chinook Salmon. Given the historic habitat conditions and flows of the
Russian River, the river presumably once supported a run of Chinook salmon . Due to declining
numbers across the species range , the California coastal Chinook salmon was designated as
federally Threatened by the NMFS on June 28 , 2005 . The NMFS also designated critical
habitat for the species on September 2 , 2005 , to aid in habitat protection and species
recovery. Critical habitat is not designated for the California coastal Chinook salmon in Gibson
Creek; the nearest designated critical habitat for the California coastal Chinook salmon occurs
approximately 1 . 5 miles downstream of both the Library Site and the Railroad Depot Site, in
the Russian River.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
22
, INITIAL ENVIRONMENTAL STUDY
a . The parcels included in this Project are surrounded by existing ,urban development on all sides .
The parcels are not known to have any species or habitat for any species identified as a
candidate , sensitive, or special status species in local or regional plans , policies, or regulations , or
by the California Department of Fish and Game or U . S . Fish and Wildlife Service .
The Project requires approval of the North Coast Regional Water Quality Control Board .
Compliance with these requirements and the City of Ukiah requirements included in the Storm
Water Management Plan and Ukiah City Code requirements for erosion and sedimentation control
and stormwater management would ensure that the Project does have an impact on the offsite
listed wildlife species and habitat. See also discussion below in Hydrology and Water Quality
b . There are no riparian areas or areas of habitat on the parcels included in this Project.
The Project requires approval of the North Coast Regional Water Quality Control Board .
Compliance with NCRWQB requirements and the City of Ukiah requirements included in the
Storm Water Management Plan and Ukiah City Code requirements for erosion and sediment
control and stormwater management would ensure that the Project does have an impact on the
offsite listed wildlife species and habitat. See also discussion below in Hydrology and Water
Quality
275 Hospital Drive. The UVMC hospital campus is developed with primary and support
buildings, planned commercial landscaping , and parking lots ; as such the entire site has already
been disturbed and developed with urban scale development.
Lot 8. This parcel is currently vacant and covered in weeds and grasses . There are two trees
adjacent to the north property line . The temporary heliport and permanent parking lot would be
constructed on this parcel .
Lot 7. A portion of this parcel used for parking is chip and seal . The remainder of the parcel is
covered in weeds and grasses . This site has informally been used for overflow parking for
employees of the hospital . During construction of the ED expansion , temporary helipad and
permanent parking lot, this parcel would continue to be used for temporary employee parking lot
and would also be used construction staging area.
The parcels included in the Project do not include riparian habitat or other sensitive natural
community identified in local or regional plans , policies , or regulations or by the California
Department of Fish and Game or US Fish and Wildlife Service are located on or in the immediate
vicinity of the Project. Therefore , the Proejct would have no impact on these resources.
c . There are no wetlands , marshes , vernal pools, or other water courses on the parcels included in
the Project. Therefore, the Project would have no impact on these resources .
d . No migratory path for wildlife species , no connection with any wildlife habitat, no water courses are
located on the parcels included in this Project.
Lot 8. One tree on Lot 8 located adjacent to the north property line would be removed . Trees
located on the Home Depot property to the east would need to be trimmed in order to comply with
the height requirements for approach and departure zone of the heliport. The removal of the one
tree on this lot and the trimming on the Home Depot site could disturb migratory birds or any birds
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
23
INITIAL ENVIRONMENTAL STUDY .
nesting in or in proximity to the trees to be trimmed/removed . In order to prevent any impact to
nesting or migratory birds , a standard mitigation measure has been applied to the Project.
Implementation of the mitigation measure for tree trimming/removal would reduce this impact to
less than significant.
e . The City does not have a tree preservation ordinance or policy.
One tree would be removed in order to construct the temporary heliport and permanent parking lot
on Lot 8. In order to comply with safety requirements related to obstructions to flight, trees located
on the parcel to the east of the parcel that would be developed with the temporary heliport would
be required to be trimmed to comply with height restrictions . A Temporary Heliport Alternative
Analysis and Design Report dated February 2012 was prepared for the Project by Mead and Hunt
(see Appendix 3) . The report evaluated three potential sites for the location of the temporary
heliport and concluded that Lot 8 was the recommended site based in part on the following : least
impact on trees; least impact on available parking ; and use of the same approach departure path
used by helicopters approaching from the north . The other sites evaluated required
trimming/removal of the same number or more trees than the location selected .
The landscaping plan for the permanent parking lot on Lot 8 includes the planting of 11 valley oak
trees and 29 California bay laurels . The plating of these trees would off-set the loss of the one
tree that would be removed in order to construct the temporary heliport and permanent parking lot.
In order to protect existing trees to be retained on the UVMC hospital campus site that are located
in the area of construction , the standard condition of approval for construction in proximity of trees
would be applied to the Project.
f. The parcels included in the project are not subject to an adopted Habitat Conservation Plan ,
Natural Community Conservation Plan , or other approved local , regional , or state habitat
conservation plan .
Mitigation Measures :
1 . If site preparation and tree removal/trimming include the spring bird nesting season ( February
through July) , a preconstruction survey shall be conducted by a qualified professional within two
weeks prior to removing/trimming any trees . If active nests (with eggs or living young) are found ,
no activity shall be permitted that might disturb or remove the active nests until the young birds are
able to leave the nest and forage on their own . Empty nests may be removed . If eggs �r young are
present, the nests shall be left until the young birds leave . Setback buffers for the nests will vary
depending on the species affected and the location of the nest. Buffer zones shall be determined on
a case by case basis in consultation with a California Department of Fish and Game biologist.
Impact Significance After Mitigation : Less than significant
5. CULTURAL RESOURCES Less Than '
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the ro'ect: Incorporated
Ukiah Valley Medical Center '
Initial Study of Environmental Impacts
June 2012 :
24
INITIAL ENVIRONMENTAL STUDY
5 . CULTURAL RESOURCES �ess Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the ro'ect: Incorporated
a ) Cause a substantial adverse change in the
significance of a historical resource as defined in X .
15064. 5?
b) Cause a substantial adverse change in the
significance of an archaeological resource X
pursuant to 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic X
feature?
d ) Disturb any human remains, including those
X
interred outside of formal cemeteries?
Significance Criteria: A significant impact to historic and cultural resources would occur if
implementation of the project would :
■ Cause a substantial change in the significance of a historical or cultural resource ;
■ Result in the removal or substantial exterior alteration of a building or structure or district that may
be eligible for listing in the National Register or California Register;
■ Result in the removal or substantial exterior alteration of a building or structure so that it results in
the loss of a designated county landmark in the City of Ukiah;
■ Result in the destruction of a unique paleontological resource , site or unique geological feature , or
disturbs any human remains .
Discussion :
a. The buildings on the hospital campus (275 Hospital Drive) are less than 40 years old and do not
meet the definition of historical resources defined by 15064.5 . Lot 7 (APN 002- 160- 13) and Lot 8
(002- 160- 10) contain no buildings or structures. The Project would have no impact on historical
resources as defined by 15064.5 .
b . The parcels included in the Project are not located in an area of "High" archeological sensitivity as
identified on Figure V. 3- DD : Areas of High Archeological Sensitivity in the City of Ukiah General
Plan . The hospital campus site (275 Hospital Drive) has been previously disturbed due to
development of the site . It is highly unlikely that any cultural resources exist on the site due to the
high level of disturbance that has resulted due to past construction activities .
Lot 7 and Lot 8 are vacant and undeveloped . Although unlikely, archaeological resources may be
discovered on Lot 8 as a result of construction of the temporary heliport and permanent parking lot.
No improvements are proposed for Lot 7 as part of this Project. Although unlikely, this could result
in the discovery of archeological resources. A standard mitigation measure has been applied to
the Project in order to ensure that any potential resources are not significantly impacted .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
25
INITIAL ENVIRONMENTAL STUDY .
c. The parcels included in the Project site are not known to include any unique paleontological
resource or unique geologic feature . A geotechnical Investigation was prepared by Chandler
Koehn Consulting in April 2009 (see Appendix 4) . No unique paleontological or geological features
were identified in the geotechnical report. As such , the project would have no impact on unique
paleontological or unique geologic features.
d . The parcels included in the Project are not known to include any human remains . The UVMC
hospital campus has been previously disturbed due to development of the site , and it is highly
unlikely that any human remains exist on the site due to the high level of disturbance that has
resulted due to past construction activities . Lot 7 and Lot 8 are vacant and undeveloped . Grading
would occur on Lot 8 in order to construct the temporary heliport and permanent parking lot. No
improvements to Lot 7 are proposed as part of the Project, so disturbance of this parcel would not
occur as a result of the Project.
Although it is highly unlikely that human remains, including Native American remains , would be
discovered on the parcels included in the Project, due to the sensitive nature of this type of
discovery, a mitigation measure has been applied to the Project. Implementation of this mitigation
measure would reduce any potential impact to less than significant.
Mitigation Measures : `
1 . If, during site preparation or construction activities , any historic or prehistoric cultural resources
are unearthed and discovered , all work shall immediately be halted , and the City shall be
notified of the discovery. The applicant shall be required to fund the hiring of a qualified
professional archaeologist to perform a field reconnaissance and to develop a precise
mitigation program if deemed necessary.
2 . If human remains are encountered during construction excavation and grading activities , State
Health and Safety Code Section 7050 .5 requires that no further disturbance shall occur until
the County Coroner has made the necessary findings as to the origin and disposition pursuant
to PRC Section 5097 . 98. If the remains are to be of Native American descent, the coroner has
24 hours to notify the Native American Heritage Commission (NAHC) . The NAHC will then
identify the person (s) thought to be the Most Likely. Descendent, who will help determine what
course of action should be taken in dealing with the remains .
Impact Significance After Mitigation : Less than significant
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
26
, INITIAL ENVIRONMENTAL STUDY
6. GEOLOGY AND SOILS �ess Than
Potentially Significant Less Than No
Significant �/ith Mitigation Significant Impact
Impact Incorporated Impact
Would the ro'ect:
a ) Expose people or structures to potential
substantial adverse effects, including the risk of X
loss, injury, or death involving :
i ) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other X
substantial evidence of a known fault? Refer
to Division of Mines and Geology Special
Publication 42 .
ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure, including X
liquefaction ?
iv) Landslides? X
b) Result in substantial soil erosion or the loss of X
topsoil ?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on- X
or off-site landslide, lateral spreading, subsidence,
liquefaction or collapse ?
d ) Be located on expansive soil, as defined in the
California Building Code, creating substantial risks X
to life or property?
e ) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater X
disposal systems where sewers are not available
for the disposal of wastewater?
Significance Criteria: A significant geologic impact would occur if a project exposed people or
structures to major geologic features that pose a substantial hazard to property and/or human life , or
hazards such as earthquake damage (rupture , groundshaking , ground failure , or landslides) , slope
and/or foundation instability, erosion , soil instability, or other problems of a geologic nature that cannot
be mitigated through the use of standard engineering design and seismic safety design techniques .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
27
INITIAL ENVIRONMENTAL STUDY .
Discussion : The Ukiah Valley is part of an active seismic region that contains the Maacama Fault,
which traverses the valley to the east and north of the City. According to resource materials
maintained by the Ukiah Planning Department, the projected maximum credible earthquake along this
fault would be approximately 7 .4 magnitude on the Richter scale .
A Geotechnical Investigation dated April 2009 was prepared by Chandler Koehn Consulting
(Appendix 4) for the development of the ED expansion , new driveways , and additional parking areas
on site of the existing UVMC hospital campus , 275 Hospital Drive . The report includes
recommendations for Site Preparation and Grading , Foundations, Slabs-on-Grade, Vehicle Pavement
Sections , and Drainage and Erosion .
� Subsurface explorations were performed at the beginning of the winter season and encountered
groundwater at depths of 17.5 to 23 feet below existing grade . Water levels can be expected to vary
during different periods of the year in response to the seasons , storm events , and other factors . This
may result in groundwater levels that may be significantly higher or lower than those observed .
The geotechnical report indicates that surficial soils on the site are fill comprised of moist soft to stiff,
dark brown sandy clay to very moist, medium dense , reddish brown clayey and sandy gravel . Native
alluvial sediment was encountered in the subsurface exploration at depths of 1 to 5 feet below existing
grade and predominantly consisted of moist to saturated , loose to very dense olive brown to
yellowish/reddish brown stratified clayey silty sands and gravels of varying proportions .
The analysis below is primarily based on the information provided in the Chandler Kohn Geotechnical
Report.
Office of Statewide Health Planning and Development (OSHPD) has review, approval , and inspection
authority over the ED expansion and will review and issue the building plans and perform the
inspections for the ED expansion . Recommendations included in the geotechnical report that affect
the ED expansion would be imposed by OSHPD .
The recommendations in the geotechnical report related to site improvements would be implemented
as part of the building permit required for grading , installation of utilities , parking lot and other site
improvements . The City of Ukiah Building Division has review, approval , and inspection authority for
these improvements and the geotechnical report is required to be submitted as part of the building
permit application .
a . Fault Rupture. According to the Geotechnical Report, the Project lies west of the Alquist- Priolo
Fault zone which parallels the Maacama fault . No known active fault zones cross the Project
parcels based on official fault maps . The Macaama fault zone is located approximately 1 .25 miles
east of the UVMC hospital campus and Lots 7 and 8. Fault rupture hazard is considered low since
research has shown that the Maacama Fault is confined to a limited zone with little or no splaying .
Impacts related to fault rupture are less than significant. '
Seismic. The Project is required to comply with the seismic design standards included in the
California Building Code . Compliance with these requirements and any recommendations included .
in the geotechnical report would reduce impacts resulting from strong seismic ground shaking to
less than significant. '
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
28 '
, INITIAL ENVIRONMENTAL STUDY
Liquefaction. Liquefaction is described as the sudden loss of soil shear strength due to a rapid
increase of soil pore water pressure caused by cyclic loading from a seismic event . Liquefied soil
behaves similar to a viscous fluid during and in the immediate aftermath of a seismic event . In
order for liquefaction to occur, the following are required : granular soils (sand , silty sand , sandy silt,
and some gravels) ; high groundwater table ; and low density granular soils (usually associate with
young geologic age) . The geotechnical report states all three requirements are present on the 275
Hospital Drive site within some of the upper soils . The Division of Mines "Geologic Map of
California , Ukiah SheeY' identifies the subsurface soil at the site as Holocene and recent
Quaternary alluvial material and as Holocene Alluvium by the U . S. Geological Survey
"Groundwater Resources Investigations Report 85-42-58." Implementation of recommendations
included in the geotechnical report would reduce impacts to less than significant.
Landslides. The Project parcels and surrounding area are relatively flat and no new slopes would
be created as a result of the Project; therefore, there are no impacts related to landslides related to
seismic activity.
b . The geotechnical report recommends removal of the top layers of soil in order to remove unstable
soil . The top layers of soil are comprised of fill placed on the site as part of previous site
development. Five feet or more of this soil would be removed since these soils are expansive and
potentially subject to liquefaction and subsidence. The geotechnical report includes
recommendations that would reduce impacts to erosion to less than significant levels . Since the
original topsoil on the site has been removed and replaced with fill as part of previous development
of site and the recommendations included in the geotechnical report will be implemented through
the permitting process , on and off-site impacts related to erosion will be less than significant.
The Project is required to comply with Division 9, Chapter 7, Sediment and Erosion Control of the
Ukiah City Code which includes requirements intended to reduce erosion and sedimentation .
Please see Hydrology for a discussion of these requirements . Implementation of these
requirements through the building permit process would reduce impacts to less than significant.
c. The Project would not result in on- or off-site landslide since the Project area as well as the
surrounding area is relatively flat and the Project would not create any new slopes . The
geotechnical report concludes that lateral spreading and lurching risks are negligible due to the
relatively flat nature of the site .
At the site of the ED expansion , the geotechnical report indicates subsidence could occur as a
result of liquefaction from seismic activity. The geotechnical report estimates the subsidence. could
range from 0. 75 to 1 .25 feet. The risk of settlement due to liquefaction is estimated as low to
moderate . The report includes recommendations to address the impacts related to liquefaction
and subsidence . As part of the building permit process , the Project applicant is required to provide
the geotechnical report and to comply with the recommendations included in the report.
Compliance with these recommendations which would be implemented through the building permit
process would reduce impacts related to liquefaction and subsidence to less than significant.
The temporary heliport, permanent parking lot and temporary parking lot may experience some
damage due to these events ; however, the improvements are pavement and landscaping which
would not be subject to collapse .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
29
INITIAL ENVIRONMENTAL STUDY .
The area of the proposed addition to the emergency room is on relatively flat ground . The
proposed grading for the hospital expansion , new parking lots, and driveways would not create any
new slopes that would create the potential for landslides .
The site of the temporary heliport and parking lot (Lot 8) is also located on a parcel with very little
grade . Improvements to the site for the heliport include the construction of a concrete pad for
helicopter operations and an asphalt driveway for access to and from the heliport which would not
create new slopes that would create the potential for landslides .
No improvements are proposed for Lot 7 and this site is relatively flat so there are no impacts
related to landslides .
d . Subsurface explorations encountered near surface clayey soils strata. The geotechnical report
states "risk of distress to improvements from near surface expansive soils is moderate" and
recommends that landscape designs avoid landscape watering immediately adjacent to perimeter
foundations . This would reduce the risk of excessive moisture being introduced into the soils
alongside the perimeter foundations and shrink-swell behavior in the site's anticipated moderately
plastic soils . This recommendation has been included as a mitigation measure and would be
implemented by the City of Ukiah Community and Development Department through Planning
Commission review of the landscaping plan and through review of the landscaping and irrigation
plan as part of building permit process . Implementation of the migration measures would reduce
potential impacts to less than significant.
The geotechnical report also indicates that weak soils were encountered in subsurface
explorations and recommended removing old fill and near surface clayey soils with an estimated
removal depth of 5 feet and the placement of engineered fill . This recommendation would be
implemented as part of the OSHPD building permit process for the ED expansion . The
geotechnical report included recommendations for vehicle pavement sections (page 11 , section
7 .4) . The site improvements for 275 Hospital Drive , including the parking lots and drive aisles ,
require a building permit from the City of Ukiah . The geotechnical recommendations would be
implemented through the building permit process and reduce impacts to less than significant.
e . The Project does not include any septic tanks or alternative wastewater disposal systems ;
therefore, there is no impact.
Mitigation Measures :
1 . In order to avoid moisture accumulation or watering adjacent to foundations, no landscaping is
allowed against the structure unless moisture accumulation is considered . Only drought
tolerant species are allowed proximate to the foundation of the ED expansion . If landscaping is '
allowed adjacent to the structure , landscaping and irrigation plans for this landscaping shall be
designed to direct water away from the foundation .
2 . Planning Commission review of the landscaping plan for the Project shall include review of the
species adjacent to the ED expansion and recommendations for appropriate drought tolerant
species and/or the removal of landscaping in this area based on the recommendation included
in the geotechnical report.
3 . The landsca in lan and irri ation lan submitted as
p g p g p part of the building permit plans are
subject to staff review and approval and shall demonstrate compliance with the landscaping
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
30
_ INITIAL ENVIRONMENTAL STUDY
plan approved by Planning Commission . The landscaping plan and irrigation plans shall
clearly demonstrate the water will be directed away from the foundation .
Impact Significance After Mitigation : Less than Significant
7. HAZARDS & HAZARDOUS MATERIALS Less Than
Potentially Less Than
Significant Significant Significant No
Im act With Mitigation Im act Impact
Would the pro'ect: p Incorporated p
a) Create a significant hazard to the public or the
environment through the routine transport, use, or X
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset X
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials , substances, or waste X
within one-quarter mile of an existing or proposed t
school? �
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and , as a X
result, would it create a significant hazard to the
public or the environment?
e) For a project located within an airport land use plan
or, where such a plan has not been adopted , within
two miles of a public airport or public use airport, X
would the project result in a safety hazard for
people residing or working in the project area?
f) For a project within the vicinity of a private airstrip ,
would the project result in a safety hazard for X
people residing or working in the project area?
g) Impair implementation of or physically interfere with
an adopted emergency response plan or X
emergency evacuation plan ?
h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to X
urbanized areas or where residences are
intermixed with wildlands?
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
31
INITIAL ENVIRONMENTAL STUDY .
Significance Criteria : A significant impact to the environment and the public associated with
hazards and hazardous materials would result from a project if any of the following occurred :
■ Creation of a significant hazard to the public or environment by routine transport, use or
disposal of hazardous materials or from foreseeable upset and accident conditions ;
■ Emission and/or handling of hazardous , acutely hazardous materials , substances, or waste
within '/a mile of an existing or proposed school ;
■ Location of a project on a listed hazardous materials site compiled pursuant to Government
Code Section 65962 .5 ;
■ Impairment/interference with adopted emergency response plan or emergency evacuation
plan ;
Discussion :
a . Due to the nature of the use , the operation of the ED expansion will involve the use and disposal of
materials classified as hazardous materials . As required by State and federal regulations , the
hospital has policies in place for the handling and disposal of hazardous material waste , hazardous
chemicals , as well as radiation safety. As required , the hospital also has policies and procedures in
place for Emergency Preparedness , Safety, Security, and Life Safety. Due to the federal and state
requirements the existing hospital and ED expansion are required to comply with , the Project
would have a less than significant impact related to the routine transport, use , or disposal of
hazardous materials .
The permanent and temporary heliports are required to have fuel spill containment capabilities built
into their design . For ground level heliports , drainage into a landscaped area may be considered
adequate . Implementation of the requirement for fuel spill containment through the permitting
process for the heliports would reduce any impact related to fuels spills to less than significant.
The Project would require some demolition in order to construct the ED expansion . An asbestos
survey is required by MCAQMD . The applicant is required to submit this survey to MCAQMD . If
asbestos is present, the applicant is required to comply with all regulations for asbestos removal
and disposal . Compliance with these requirements would reduce any impacts to less than
significant.
b . As required by State and federal regulations , the UVMC has policies and procedures in place for
Emergency Preparedness , Safety, Security, Life Safety, and Radiation Safety. Compliance with
these policies and procedures would reduce any impact related to a significant hazard to the public
or the environment through reasonably foreseeable upset and accident conditions involving the
release of hazardous materials into the environment to a less than significant level .
c. There are no existing or proposed schools within �/4 mile of the Project site . The closest school is
Yokayo School which is 2 , 760 feet southwest of the heliport. The flight path does not fly over this
land use .
d . The parcels included in the Project are not located on a list (Cortese List) of hazardous materials
sites compiled pursuant to Government Code Section 65962 . 5.
e . 275 Hospital Drive. The ED expansion is located within the boundaries of an airport land use
plan . The Project is subject to the compatibility requirements of the Mendocino County Airport
Comprehensive Land Use Plan (CLUP) and the Ukiah Municipal Airport Master Plan . The Project
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
32
, INITIAL ENVIRONMENTAL STUDY
is located in compatibility zone B2 ( Extended Approach/Departure Zone) . Hospitals are prohibited
uses in the B2 zone . The maximum density allowed in the B2 zone is 60 persons per acre , 30%
open land is recommended , and the storage of highly flammable materials is prohibited .
Since the Project is located north of the airport, the Project is subject to the B2 infill policies
included in the CLUP . The B2 infill policies allow existing hospitals in the B2 zone north of the
airport to be expanded provided they are one-story in height and do not exceed the 60 persons per
acre density requirement. Hospitals are also required to comply with the other requirements for the
B2 zone .
■ Density. Based on a parcel size of 8 . 8 acres , a maximum of 528 people (8. 8 x 60) would
be allowed on the site at any time . The number of employees on the maximum shift is
anticipated to be 325 . The hospital is licensed for a maximum of 78 beds . Assuming all •
beds are occupied this would add 78 people for a total of 403 people . However, this does
not account for outpatient pavilion patients , people waiting to be seen in the ED , or visitors.
The maximum number of people allowed on the site (528) minus the number of persons
noted above (403) would allow 127 additional people on the site. This would be more than
enough to account for visitors , outpatients , and people waiting in the ED .
■ Open Land. The B2 recommends the site include 30% open land . Based on an 8 . 8 acre
site , 2 . 64 acres are recommended to be open land . Open land includes parking lots and
landscaped areas . The construction of the ED addition would result in a total of 3. 0 acres of
buildings on the 8. 8 acre site , resulting in 66% open land (3.0 / 8. 8) ,which is more than the
30% open land recommended for the . B2 infill compatibility zone .
■ Highly Flammable Materials. The hospital campus (275 Hospital Drive) does not include
the storage of highly flammable materials . The site currently includes the following diesel
fuel tanks : one 1 ,000 gallon above ground fuel tank located behind the north wing of the
hospital ; a second 1 , 000 gallon above ground tank near the center of the site at the rear of
the main hospital building ; and a 356 gallon tank beneath the emergency generator outside
the Outpatient Pavilion . The ED expansion includes the installation of a new 5 ,200 gallon
above ground diesel fuel tank at the rear of the site (parking lot 2) . Diesel fuel is classified
as "combustible" rather than "highly flammable" by the National Fire Protection Association
( NFPA) . Therefore , the Project is consistent with this requirement.
The Project was referred to the Mendocino County Planning Department for review and comment
regarding the Mendocino County Airport Comprehensive Land Use Plan (CLUP) and for review
and approval of the permanent heliport by the Mendocino County Airport Commission . The Airport
Commission does not have review authority over the temporary heliport.
The permanent heliport was reviewed by the Airport Commission on April 18 , 2012 . The
Commission voted unanimously (5-0) to find that the Ukiah Valley Medical Center Helistop is
consistent with the Mendocino County Airport Comprehensive Land Use Plan (ACLUP) , provided
that the owner/operator complies fully with the conditions required by the FAA, Caltrans Division of
Aeronautics , and the operational parameters submitted to the ALUC and the City of Ukiah .
Lot 8. The site of the temporary heliport and permanent parking lot ( Lot 8) are north of the '
boundaries of the Airport Land Use Plan ; and , therefore , are not subject to the requirements of the
CLUP . The Project was referred to Caltrans Division of Aeronautics for review and comment. The
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
33
INITIAL ENVIRONMENTAL STUDY .
temporary and permanent heliports require approval from the Caltrans Division of Aeronautics .
Caltrans Division of Aeronautics provided requirements for the temporary heliport and these have
been included as mitigation measures (see below) . Implementation of these requirements would
reduce impacts to less than significant.
Lot 7. The site of the temporary employee parking and construction staging area (Lot 7) are
located to the north and west of the boundaries of the Airport Land Use Plan ; and , therefore , are
not subject to the requirements of the CLUP .
f. The parcels included in the Project are not located within the vicinity of a private airstrip .
Therefore, there is no impact related to a private airstrip . �
g . The City does not have an adopted emergency response plan or evacuation plan . Therefore , the
Project would have no impact on and would not interfere with an adopted emergency response
plan or evacuation plan .
h . The Project site is located in the center of an urbanized area (City of Ukiah) and is surrounded by
urban development. The Project site is not located in or adjacent to a wild land area. Therefore ,
the Project would have no impact related to exposing structures or people to risks related to wild
land fires .
Mitigation Measures :
1 . The Applicant shall comply with the following requirements from the Caltrans Division of
Aeronautics for the temporary heliport.
■ In accordance with IAW FAA AC 150/5390-2B, Heliport Design , Chapter 4, Section 402 (c) the
portion of the asphalt abutting the adjoining edges should be continuous with the Touchdown
and Lift-off area (TLOF) and the adjoining edges should be at the same elevation and slope
away from the heliport.
■ IAW FAA part 77.23 operations must ensure no vehicles are in the approach/departures ,
primary, or transitional surface and remain clear of the defined safety area during helicopter
landing and departure operations .
■ The Temporary Heliport Plans dated March 2012 must still be adhered to which requires the
cutting of trees in the approach path east of the heliport and obstruction lighting on parking lot
lights where designated on the Temporary Heliport Plan .
2 . The applicant shall obtain all required permits and approvals (including those required from
Caltrans Division of Aeronautics and the FAA) . Prior to operation of the temporary heliport, the
applicant shall provide a copy of all required permit(s)/approval (s) to the City of Ukiah Planning
Department.
3. The applicant shall obtain all required permits and approvals (including those required from the
Caltrans Division of Aeronautics and the FAA) . Prior to operation of the permanent heliport, the
applicant shall provide a copy of all required permit(s)/approval (s) to the City of Ukiah Planning
Department.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
34
. INITIAL ENVIRONMENTAL STUDY
Impact Significance After Mitigation : Less than significant
8. HYDROLOGY AND WATER QUALITY �ess Than
Potentially Significant Less Than No
Significant With Mitigation Significant �mpact
Would the pl'o'eCt: Impact Incorporated �mpact
a ) Violate any water quality standards or waste X
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e .g ., the production rate of X
pre-existing nearby wells would drop to a level •
which would not support existing land uses or
planned uses for which permits have been
granted ) ?
c) Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river, in a X
manner which would result in substantial erosion
or siltation on- or off-site ?
d ) Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river, or X
substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or off-site?
e ) Create or contribute runoff water which would
exceed the capacity of existing or planned X
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality? X
g) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary X
or Flood Insurance Rate Map or other flood
hazard delineation map?
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
35
INITIAL ENVIRONMENTAL STUDY .
8. HYDROLOGY AND WATER QUALITY Less Than
Potentially Significant Less Than No
Significant With Mitigation Significant �mpact
Would the t'o'eCt: Impact Incorporated Impact
h ) Place within a 100-year flood hazard area
structures which would impede or redirect flood X
flows?
i ) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including X
flooding as a result of the failure of a levee or
dam ?
j ) Inundation by seiche, tsunami, or mudflow? X
Significance Criteria: Significant impacts associated with hydrology and water quality would result
from a project if water quality standards or waste discharge requirements were violated ; groundwater
and surface water quality and quantity were substantially altered ; drainage patterns were substantially
altered that would increase erosion/siltation and increase surface runoff; increase runoff that would
exceed capacity of existing or planned drainage systems or add a substantial source of pollution ;
located on a 100-year floodplain ; or expose people to hydrological hazards such as flooding or
inundation by seiche , tsunami , or mudflow.
Discussion :
Gibson Creek is located to the south and west of the Project site. Orrs Creek is located to the north of
the site . Gibson Creek is a tributary of Doolin Creek which is a tributary of the Russian River which
flows through the Ukiah Valley at the eastern edge of the City. Doolin Creek is located approximately
2 miles south of the Project. The entire Russian River watershed is impaired for sediment and
temperature .
Construction of the Project could include the onsite storage of various materials that could be potential
water quality pollutants, including construction related fuels , oils , paint, and other construction related
items. Accidental release of these potential water quality pollutants could occur during the
construction process. Releases could result in the contamination of stormwater, which could in turn
pollute receiving waters of the site downstream .
The ED expansion construction area would be more than one acre , as would construction of the
permanent parking lot on Lot 8 ; therefore , the Project would be required to apply for and receive
coverage under the General Construction Permit from the North Coast Regional Water Quality Control
Board . Construction under the General Permit General requires implementation of BMPs to protect
water quality, and requires preparation of a storm water pollution prevention plan (SWPPP) . A Storm
Water Permit from the NCRWQB is required prior to construction . The Stormwater Pollution Plan
Prevention Plan (SWPPP) is required to be prepared by a Qualified SWPPP Developer and
implemented by a Qualified SWPPP Practitioner.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
36
INITIAL ENVIRONMENTAL STUDY
The Project would be subject to compliance with the requirements of the City's Storm Water
Management Plan (SWMP) which includes the following requirements :
Illicit Discharqe Detection and Elimination .
■ Train staff in the proper handling , storage , and disposal of hazardous materials and hazardous
wastes and then train all current and new staff.
■ In case a spill occurs , contact Ukiah Fire Department. Contact Redwood Empire Hazardous
Incident Team ( REHIT) as needed for cleanup oversight.
Construction Site Stormwater Runoff Control
■ Prepare and implement erosion and sediment control plans for construction in accordance with
the Erosion and Sediment Control Field Manual issued by the San Francisco Bay RWQCB
and implemented by the City.
Post-Construction Stormwater Management
■ Post-construction controls for sediment, oil , and grease.
■ Install storm drain inlet filters for construction of new development.
The Project is also required to comply with the requirements of the Ukiah City Code ( UCC) . Division 9,
Chapter 7 , Erosion and Sediment Control regulates grading on public and private property in order to
control erosion and sedimentation , protect water quality, and safeguard health , safety and the public
welfare. The requirements of this chapter require Projects subject to a grading permit to include
specific design standards as part of the plans including requirements for: general site and good
housekeeping ; erosion control ; sediment control ; waterway and watercourse protection ; and
construction site access (section 9703) . This Chapter also requires the holder of the grading permit to
establish and implement construction site management practices that prevent toxic materials and
other debris from entering the storm drain and waterway systems (section 9704) .
a . As noted in the above , the ED Expansion and the Lot 8 permanent parking lot are required to
obtain permits from the North Coast Regional Water Quality Control Board . Building permits from
the City of Ukiah are also required . The permits require compliance with specific standards
designed to comply with water quality standards and to avoid illicit discharge . Compliance with
these requirements would result in no impact from the Project.
b . The Project lies in the Ukiah Valley groundwater basin . This groundwater basin is 22 miles long
and 3 miles wide with an approximately 60 square miles underlying area.
275 Hospital Drive. Approximately 18, 000 square feet of impervious surface would be added to
the hospital campus. The increase in impervious is the result of the expansion of the ED and the
construction of parking lot 5. The existing heliport and two circular driveways are located to the
west of the existing ED . The expanded ED and relocated parking lot 5 would replace the circular
driveways and heliport which are impervious surfaces . The expanded ED would also remove
existing pervious lawn area . Existing parking lot 4 and relocated parking lot 5 would include
landscaping and low impact development improvements which provide an opportunity for
groundwater infiltration .
Lot 8. The temporary heliport would also increase the impervious surface due to the construction
of a concrete pad for the heliport and an asphalt access drive from Hospital Drive . The permanent
parking lot that would be constructed on this parcel after the temporary heliport has ceased
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
37
INITIAL ENVIRONMENTAL STUDY .
operation would include perimeter and interior landscape areas . The interior landscaped areas, as
well as the landscaped areas between the parking lot and the west and south property lines
include vegetated swales which would allow for ground water infiltration .
Lot 7. The temporary employee parking would not result in a change in impervious surface since
no improvements to this site are proposed as part of this Project; therefore , no change to
groundwater recharge would result.
Due to the small increase in impervious surface compared to the overall size of the groundwater
basin and the inclusion of low impact development improvements that provide an opportunity for
groundwater recharge, the Project would result in a less than significant impact to groundwater
recharge .
c. The parcels included in the Project do not include any rivers or streams .
275 Hospital Drive. The ED expansion , relocation of parking lot 5, landscaping improvements ,
and other site improvements require grading and will alter the drainage of the site . Some drainage
would be directed to landscaping and then directed into the storm drain system . The Project is
required to comply with the requirements noted above . Compliance with these requirements would
result in a less than significant impact.
Lot 8. The development of the site with the temporary heliport would require minor grading for the
helipad and the asphalt driveway to the heliport. Most of the remainder of the site would remain
unchanged . The permanent parking lot would require additional grading for construction of the
parking lot. Drainage on the site would be altered in order to direct runoff into vegetated swales
located at the interior of the parking lot and along the south and west property lines of the lot.
Runoff would then enter the City's storm drain system . The improvements are subject to City
requirements and requirements of the NCRWQCB . These requirements are intended , in part, to
reduce erosion and siltation on and off-site . Compliance with these requirements would result in a
less than significant impact.
Lot 7. The Project does not include any improvements to this parcel . The parcel would continue
to be used as an informal overflow parking lot for employees; therefore , the Project would not alter
the existing drainage pattern of the parcel .
d . No water courses are located on the parcels included in the Project.
275 Hospital Drive. The site has an established drainage pattern , but no low impact development
improvements . The ED expansion and associated site improvements would increase impervious
surface by approximately 18, 000 square feet. The increase in impervious surface is the result of
removing the lawn in order to expand the ED to the west and relocate parking lot 5 . The Project
includes a vegetated swale between the west property line and relocated parking lot 5 , as well as
the installation of six tree wells in parking lot 4. The drainage from parking lot 5 would be directed
into the swale and then into storm inlets. The tree wells are designed to allow runoff from the site
to drain into the tree wells . Due to the size of the area that would be disturbed , the improvements
require review and approval of the North Coast Regional Water Quality Control Board . The
NCRWQCB will also require low impact development features to be incorporated into development
of this parceL
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
38
, INITIAL ENVIRONMENTAL STUDY
Given the small increase in impervious surface , the inclusion of LID improvements and the need
for NCRWQCB approval , there would be a less than significant impact related to drainage patterns
and no impact on water courses .
Lot 8. The Project would use this parcel for a temporary heliport. The improvements for the
temporary heliport include a 40-foot by 40-foot concrete pad and asphalt driveway from Hospital
Drive connecting to the heliport in order to provide ambulance transport to the site . This would
involve grading and a small increase in impervious surface . The remainder of the parcel would
remain pervious surface (grasses and weeds) . Given the amount of remaining impervious surface ,
the temporary heliport would not result in a substantial increase in the rate or amount of surface
runoff.
After the permanent heliport is constructed , a permanent parking lot would be constructed on the
site . The permanent parking lot includes two vegetated swales in the interior of the site, as well as
one between the west property line and parking stalls and one between the south property line and
parking stalls . The runoff from the parcel would be directed to the vegetated swales and then into
the new onsite storm inlets . The vegetated swales would reduce the volume of runoff by allowing
infiltration and reduce the rate of runoff by directing the runoff to the swale before it enters the
storm drain . The permanent parking lot is also subject to review and approval of the North Coast
Regional Water Quality Control Board . The NCRWQCB will also require low impact development
features to be incorporated into development of the parcel .
Based on the above , the temporary heliport and permanent parking lot would have a less than
significant impact related to drainage patterns and no impact on water courses .
Lot 7. No improvements are proposed for this parcel as part of the Project. This parcel would
continue to be used for informal overflow parking for employees until construction of the ED
expansion and permanent parking lot ( Lot 8) has been completed . The parcel would also be used
for construction staging . There would be no impact related to drainage patterns and water courses
associated with this parcel .
e. 275 Hospital Drive. The ED expansion and associated site improvements would increase
impervious surfaces by 18 ,000 square feet on the 8. 8 acre site. The heliport is required to include
fuel spill containment as part its design . The Project includes low impact development
improvements as described in "d" above . The Project also requires approval from the NCRWQCB
which will require LID improvements as well . The LID improvements will allow runoff to be filtered
prior to entering the storm drain system . The Project was reviewed by Public Works and the
existing stormwater system has adequate capacity to serve the Project .
Lot 8. The temporary heliport is required to include fuel spill containment as part of its design
which would prevent pollutants from entering the drainage system . The permanent parking lot
includes LID improvements in the form of vegetated swales which would help filter pollutants in the
runoff from the parking lot and reduce the rate of runoff. The Project was reviewed by Public
Works and the existing stormwater system has adequate capacity to serve the Project.
Lot 7. This use of this parcel for temporary employee overflow parking and construction staging
would not result in an increase in runoff.
The Project would have a less than significant impact on the capacity of stormwater drainage
systems and would not provide a substantial increase in polluted runoff.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
39
INITIAL ENVIRONMENTAL STUDY .
f. The Project would not otherwise degrade water quality. As noted above , the Project is subject to
compliance with requirements of the NCRWQCB and the Ukiah City Code and has low impact
development features included as part of the Project design . These requirements are intended to
protect water quality. Project compliance with these requirements would result in no degradation
of water quality.
g . The Project does not include any housing .
h . The Project is not located within a 100 year flood zone . The Project is located within Zone C (Areas
of Minimal Flooding) on the Flood Insurance Rate Map Community Panel No. 060186 001 E dated
August 5 , 1985.
i . The Project is not located within a flood zone . Portions of the Ukiah Valley would be subject to
inundation due to the failure of Coyote Dam at Lake Mendocino . In the highly unlikely event of a
dam failure , inundation is predicted to occur within most creek channels from the river nearly to the
base of the foothills on the west side of the valley. The main channel of flooding is expected to
follow State Street or US 101 , whichever is furthest west. The General Plan states that the UVMC
is outside of the boundaries of the inundation area; however, the inundation area is at the northern
edge of the hospital campus (275 Hospital Drive) . The temporary heliport and permanent parking
lot may be within the inundation area; however, inundation of this area would not result in a
significant risk related to the exposure of people or structures since the parcel would not be
developed with structures and no people are on the site for an extended period of time .
j . The Project is located inland and therefore would not be subject to inundation by seiche , tsunami ,
or mudflow.
Mitigation Measure : None Required
Impact Significance After Mitigation : N/A
9. LAND USE AND PLANNING �ess Than
Potentially Significant Less Than No
Significant With Mitigation Significant Impact
Would the pr'o'eCt: Impact Incorporated Impact
a ) Physically divide an established community? X
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over
the project ( including, but not limited to the X
general plan, specific plan, local coastal program,
or zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation X
plan or natural community conservation plan ?
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
40
. INITIAL ENVIRONMENTAL STUDY
Significance Criteria : Significant land use impacts would occur if the project substantially conflicted
with established uses , disrupted or divided an established community, or resulted in a substantial
alteration to present or planned land uses . Proposed project consistency with the Ukiah General Plan
and zoning and any other applicable environmental plans and policies is also evaluated in making a
determination about potential land use impacts .
Discussion :
a . The Project would expand the existing ED and relocate the existing heliport to the roof of the
expansion of the ED . The Project would temporarily relocate the heliport to the northeast corner
of Hospital Drive and Hamilton Street. When the permanent heliport and expansion are
completed , the temporary heliport would no longer be used and a permanent parking lot would be.
constructed on the site of the temporary heliport. The Project would result in infill development of
the existing hospital campus by constructing the ED addition on the site of the existing hospital
and by constructing a permanent parking lot to serve the hospital on a parcel located north of the �
hospital site on a parcel owned by the hospital in a neighborhood that is developed primarily with
medical service buildings and uses . Based on the above , the Project would infill an existing area
developed with medical and professional office uses and the UVMC campus . Therefore, the
Project would not physically divide an established community.
b . The Project site is not located within a specific plan and is not subject to a coastal plan .
All parcels included in the Project have a Heavy Commercial (C2) zoning designation . Pursuant to
zoning ordinance section 9097, public and quasi-public buildings , structures , and uses are a
permitted use (use permit required) in the C2 zoning district. The UVMC campus at 275 Hospital
Drive is considered a quasi-public use and currently operates under a use permit. The temporary
heliport and the permanent parking lot ( Lot 8) are considered uses ancillary to and part of the
UVMC campus ; therefore , these uses are also considered quasi-public uses requiring a use
permit. The temporary parking lot and construction staging area (Lot 7) are considered temporary
uses in support of the UVMC campus and , therefore , also require a use permit. Zoning ordinance
section 9101 (A) also requires a site development permit for all development in the C2 zoning
district. The Project is consistent with the C2 requirements with the exception of the following
landscaping requirements for parking lots included in section 9101 (C1 ) :
■ Parking lots with twelve ( 12) or more parking stalls shall have a tree placed between every
four (4) parking stalls within a continuous linear planting strip , rather than individual planting
wells , unless clearly infeasible . (Lot 5 and Lot 8)
■ Parking lot trees shall provide a tree canopy coverage of fifty percent (50%) over all paved
areas within ten ( 10) years of planting . Based upon the design of the parking lot, a reduced
number of trees may be approved through the discretionary review process . (Lot 5)
■ Parking lots with twelve ( 12) or more parking stalls shall have defined pedestrian sidewalks or
marked pedestrian facilities within landscaped areas and/or separated from automobile travel
lanes . Based upon the design of the parking lot, and the use that it is serving , relief from this
requirement may be approved through the discretionary review process . (Lot 5 and Lot 8)
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
41
INITIAL ENVIRONMENTAL STUDY .
Compliance with these requirements are affected by constraints related to existing development
on the UVMC hospital campus , the design of LID improvements , and/or safety requirements for
operation of the heliport. The applicant is able to request Planning Commission approval of a
modification to these standards as part of the use permit and site development review process .
Should the Planning Commission approve the requested modification(s) , the Project would be
consistent with landscaping requirements for the C2 zoning district.
All parcels included in the Project have a Commercial (C) General Plan land use designation . The
table below analyzes the Project's consistency with applicable General Plan goals and policies .
Goal /Policy # Consistency Determination
Goal / Poli Text
O en S ace and Conservation
Goal OG7.6: Consistent
Design parking facilities to reduce runoff and 275 Hospital Drive. The six new tree wells that would be installed.
surface water contamination . in parking Lot 4 include curbcuts to allow surface water to infiltrate
these landscaped areas. The landscape strip located between the
Policy OC-16. 1: parking spaces in the relocated parking lot 5 and the sidewalk also
Protect surface water supplies from water includes curbcuts to allow water to infiltrate the landscape strip.
generated in parking lots.
Lot 8. The new employee parking lot utilizes vegetated swales in
the perimeter and interior landscaped areas to allow the infiltration
of surface water runoff. This will allow water runoff from the
parking lot to be filtered prior to entering the storm drain system .
See also Hydrology and Water Quality discussion above
Goal OG23 Consistent
Native plant landscaping shall be encouraged . The landscape plan for the Project includes native species. The C2
Policy OC-23. 1: zoning district requirements encourage the use of native species.
Define standards that include native plant
landscaping.
Goal OG25: Consistent
Maintain and enhance the City's canopy of The landscape plan for the Project includes planting trees in new
shade trees. tree wells in parking lot 4, trees in parking lot 5, and trees along the
west property line to the extent allowed by safety requirements for
Policy OG25. 1: the rooftop heliport.
Protect existing healthy mature trees to One tree would be removed on lot 8 for the temporary heliport and
maintain shade and area attractiveness. the permanent parking lot. The planting of 11 valley oak trees and
29 California bay laurels would off-set the loss of the tree that
would be removed . The trees would be planted along the
perimeter and interior of the lot which will increase the tree
canopy.
The standard requirement for tree protection fencing would be
applied to the Project as conditions of approval to ensure that
existing trees in the area of construction would not be impacted by
the construction of the Project.
Goal OGG29: Consistent
Maintain and enhance the "urban forests" The Project landscape plan includes new trees on the UVMC
which create a sense of urban space . hospital campus to the extent feasible based on safety
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
42
. INITIAL ENVIRONMENTAL STUDY
requirements for the rooftop heliport. No trees on this site would
Policy OC-29. 1: be removed .
The development review process shall One tree would be removed on Lot 8 for construction of the
incorporate measures to maintain and temporary helipad and permanent parking lot. The landscape plan
enhance the urban tree canopy. permanent parking lot includes perimeter and interior trees which
would enhance the urban forest.
Goal OC-34: Consistent
Coordinate project review with the Air The Project was routed to the MCAQMD for review and comment.
Quality Management District. The MCAQMD provided conditions of approval and mitigation
measures which have been applied to the Project.
Policy OC-34. 1 : See Air Quality above
Submit all discretionary applications to the
MCAQMD for review and comment.
Noise
Policy NZ-2.2: Consistent �
Ensure adequate analysis of noise impacts A Noise Study was prepared for the Project to evaluate the noise
when reviewing project permits. impacts associated with the temporary heliport and the relocated
permanent heliport.
The Project applicant provided information on the noise levels
associated with the new emergency generator and has located the
generator at the rear of the site (east property line) as far from the
hospital building as possible and far from the residential properties
on Clara Avenue. The Project also includes a wall to enclose the
generator to further attenuate noise.
See Noise discussion below
Policy NZ-2.4: Consistent
Protect existing residential areas from future The new generator is enclosed with a wall to provide noise
noise impacts. _ attenuation and is located far enough away from the residential
area on Clara Avenue to not result in an increase in noise .
UVMC currently operates a heliport for emergency medical and
transport flights. The Project would temporarily relocate closer to
the residences on Clara Avenue . The number of flights would not
change as a result of the Project. Other sites were evaluated for
the temporary heliport; however, these sites were also closer to
the residential area than the existing heliport. The increase in
noise is temporary and short in duration (time to land, transfer
patient and takeoff). After construction of the new heliport,
operation of the temporary heliport would cease . The rooftop
location may reduce the noise level compared to the existing
ground level location based on the Noise Study prepare by Mead
and Hunt.
See also Noise discussion below
Safe
Goal SF-1: Consistent
Regulate new development in fault zones. See discussion in Geology and Soils above
Policy SF-1. 1:
Avoid urban-scale development within The Project site is not located in Alquist-Priolo Earthquake Fault
Alquist-Priolo Earthquake Fault Zones Zones.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
43
INITIAL ENVIRONMENTAL STUDY .
Goal SF-2: Consistent
Regulate development across or near See discussion in Geology and Soils above
earthquake faults outside the Alquist-Priolo
Earthquake Zone .
The Project is required to comply with Building Code requirements
Policy SF-2.1: which will be applied through the OSHPD review of the building
Provide development guidelines for building
outside Alquist-Priolo Earthquake Fault permit for the ED expansion .
Zones.
Policy SF-2.2: See also discussion in Geology and Soils above
Protect people and property from landslide The parcels included in the Project are relatively flat and no new
danger. slopes would be created on any of the parcels as a result of the
Project,
Goal: SF-3 : Protect new development from Consistent
flooding. None of the parcels included in the Project is located within a 100
or 500 year flood plain . The parcels are identified as being in zone
"C" (Areas of Minimum Flooding) as identified on FEMA's Flood
Insurance Rate Map ( FIRM ) Panel #060186 001E dated August
5, 1985 .
See Hydrology and Water Quality above
Goal SF-4: Consistent
Strive for a flood-safe community. None of the parcels included in the Project is located within a 100
or 500 year flood plain . The parcels are identified as being in zone
"C" (Areas of Minimum Flooding) as identified on FEMA' s Flood
Policy SF-4.1: Avoid critical public facilities in Insurance Rate Map ( FIRM ) Panel #060186 001E dated August
areas subject to flooding. 5, 1985. The hospital campus at 275 Hospital Drive is also outside
of the inundation identified in the event of a failure of the Coyote
Dam at Lake Mendocino (see Hydrology and Water Quality
discussion above) .
Ener
Goal EG-4: Consistent
Maximize on-site solar energy use, especially The Project does not include rooftop solar panels or solar
in new developments. tubes/skylights as part of the ED addition . The roof of the addition �
includes the relocated heliport, a penthouse for an elevator, stairs,
Policy EG-4.1: mechanical and electrical rooms, and HVAC equipment. Given the
Incorporate solar energy considerations into rooftop uses, roof top solar panels are infeasible.
the design, review and approval of all Due to safety requirements related to the heliport, the existing
development. hospital campus and the ED expansion do not include many trees
and the location and height of the trees is based on the approach
and departure zone of the helicopters. These safety constraints
limit opportunities for the use of passive solar techniques.
Goal EG-5 Consistent
Site design shall incorporate shade trees for 275 Hospital Drive. The landscaping plan for the ED expansion
energy conservation . includes four western redbuds planted along the south elevation of
the addition and 11 western redbuds planted on the west elevation •
Policy EG-5. 1 : of the addition . Based on the height of the addition and the height
Encourage minimum canopy coverage of all of these trees at maturity, as well as their location, they will
paved area on a lot. provide some shading of the building that could result in energy
savings.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
44
, INITIAL ENVIRONMENTAL STUDY
The Project also includes the planting of trees along the Hospital
Drive property line. These trees serve primarily as street trees and
should also provide some shading of parking lot 4 and relocated
parking lot 5 . The Project also includes six new trees wells in
parking lot 4 which would provide shade in this parking lot.
Given the limitations related to tree planting, the Project is
consistent with this policy to the degree allowed by safety
requirements.
Lot 8. The permanent parking lot includes trees (Valley Oak and
California Bay Laurel) along the north, south, and west perimeters
� of the site as well as the interior. These trees provide shading of
the parking lot and will provide a large tree canopy over the
parking lot as well as the Hospital Drive and Hamilton Street
sidewalks.
The C2 zoning district includes landscaping requirements. As
allowed by the C2 zoning district regulations, the applicant may
request a modification to the landscaping requirements. The
applicant has requested a modification to some landscaping
requirements based on constraints related to the Project. Should
the Planning Commission choose to approve the modification, the
Project would be consistent with this goal and policy.
Goal EG-6: Consistent
Promote energy efficiency features in the OSHPD has review and permitting authority over the ED expansion .
design of all new structures and in the OSHPD energy efficiency requirements for the building expansion
retrofitting of existing structures. will be applied to the Project through OSHPDs plan review process.
The City of Ukiah does not have review authority over the building
Policy EG-6. 1: plans for the ED expansion .
Design new buildings with the maximum Due to the location of the heliport, the location and height of trees
feasible energy efficiency. is regulated to ensure safe helicopter operations. Landscaping
adjacent to the building is limited due to the recommendations
included in the geotechnical report that recommend limiting water
adjacent to building foundations.
Circulation and Trans ortation
Goal CT-3: Planning Commission to Determine
Design new development and redevelopment 275 Hospital Drive. There are sidewalks on the east and south
projects to be as accessible by foot, bicycle, sections of Hospital Drive that are adjacent to the site providing
and transit as they are by auto. access to the site by foot. There are 12 existing bike parking spaces
on the UVMC hospital campus. As part of Planning Commission's
Policy CT-3. 1: New development and review of the use permit and site development permit, the
redevelopment projects shall specifically Commission will determine if additional parking spaces should be
include plans for pedestrian facilities, bike provided . The Project was referred to Mendocino Transit Authority
lanes, bike racks„and transit stops. for review and comment.
See Transportation/Traffic discussion below
Lot 8. The number of bike racks required is based on the number
of parking spaces. The new parking spaces included in this lot were
used to calculate the number of bicycle parking spaces required for
the Project. No bike parking spaces were required on this lot since
the intention is to provide bike parking close to the destination and
where they are the most secure which is the hospital site itself.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
45
INITIAL ENVIRONMENTAL STUDY .
Goal CT-13 : Consistent
Design attractive parking facilities. 275 Hospital Drive. Relocated parking lot 5 will include 7 new trees
between the sidewalk and the new parking spaces. In parking lot 4,
five additional trees (Japanese Maple) will also be planted between
Policy CT-13.1 : the sidewalk and the existing row of 90-degree parking spaces
Utilize landscaping and other amenities to located adjacent to the Hospital Drive property line, and six trees
improve the appearance and traffic patterns wells will be installed and planted with one Washington Hawthorne
of onsite parking facilities. tree each . The landscaping in these areas also includes giant
feather grass, Manzanita, and lavender.
Lot 8. The landscaping plan for the new parking lot includes valley
oak trees as perimeter/street trees. Bay laurels are planted in the
interior of the parking lot in areas where low impact development
improvements are utilized . Other species included in the plan are
deer grass and emerald carpet Manzanita .
The landscaping plans improve the appearance of the parking areas
by providing green space, including trees within the parking areas
and the landscaping helps to define and identify parking areas and
drive aisles.
Goal CT-16: Consistent
Development shall be permitted within road 275 Hospital Drive. The primary access to Hospital Drive is from
capacities. Perkins Street. This is a signal controlled T-intersection . The EIR for
the Courthouse indicates this intersection operates at level of
service A (delay of 6.3 secondsj . The minimum level of service
adopted by the City for intersection LOS is D.
Policy CT-16. 1: Based on the Project Description, the Project would add four new
Level of service shall be the standard to judge employees. The number of vehicle trips resulting from four
whether a road has adequate remaining additional employees would not change the level of service for this
capacity to service the traffic generated by a or other intersections in the Project area .
proposed project. The expansion of the ED and relocation of the heliport is not
anticipated to result in an increase in capacity but rather is
intended to improve efficiency and to provide additional services.
Lot 8. Lot 8 would be a new permanent parking lot to replace the
informal overflow parking for employees that currently exists on
Lot 7 . Therefore, this lot would not change or increase the number
of vehicle trips.
Lot 7. During construction, this lot would be used for employee
parking and construction staging. Since this lot is currently used
from overflow employee parking, no increase or change in vehicle
trips would result from the temporary use of this lot. Construction
equipment located on this parcel would be used at 275 Hospital
Drive and at Lot 8, so no additional trips would be associated with
the construction staging area once the equipment has been located
on the site . Additional trips would result from construction
employees. These trips would be temporary in nature and last only
• for the duration of construction of the Project. Therefore, these
trips would not result in a change in the capacity or level of service
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
46
, INITIAL ENVIRONMENTAL STUDY
once construction of the Project has been completed .
Policy CT-16.4: Consistent
Balance the need for new development with The Project would not result in a change in the level of serve ( LOS)
methods of accommodating increasing traffic. or the carrying capacity of the roadways serving the Project.
See Circulation and Traffic below
Communi Desi n
Policy CD-4.2: Consistent
Encourage planting of native trees and plants. 275 Hospital Drive and Lot 8. The C2 zoning district requires the
planting of landscaping that is known to grow well in Ukiah' s
climate and encourages the planting of native species. The
landscaping plan includes trees from the City's recently adopted
Master Tree Lists. Planning Commission will review the landscaping
plan and determine if the Project should plant additional native
species.
Policy CD-4.3: Consistent
Require landscaping that will result in the 275 Hospital Drive. Since the site includes a heliport, the ability to
creation of new street canopies. plant trees is limited and any trees planted are required to comply
with safety standards for height and location . The landscaping plan
includes the planting of new trees along Hospital Drive. Due to
height limitations, the trees are limited in height and will result in a
smaller canopy than may be desired; however, the planting of
these trees will result in new sidewalk and/or tree canopy over
time.
Lot 8. The landscaping plan for the permanent parking lot includes
valley oak trees as perimeter/street trees. These trees will provide
a new canopy over the sidewalk/street over time.
Lot 7. Since the temporary parking for employees and construction
staging area will only be in place for the duration of construction, it
is not subject to this policy.
Goal CD-10: Consistent
Preserve and enhance neighborhood 275 Hospital Drive. This site is developed with the main hospital,
character. birth center, and outpatient pavilion . All of which were built at
different times and, have differing architectural styles. The ED
expansion attempts to use design elements and colors from the
Policy CD-10. 1: outpatient pavilion in its design in order to create a cohesive design
Ensure that new construction in established theme and maintaining the existing character of the hospital
neighborhoods maintains or enhances campus.
existing neighborhood character.
Lot 8. The parking lot would include perimeter/street trees as well
as interior landscaping islands with trees. Groundcover and shrubs
would also be planted on the site . The landscaping would result in
an increase in trees in the area as well as landscaping which would
enhance the character of the hospital campus and surrounding
commercial neighborhood .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
47
INITIAL ENVIRONMENTAL STUDY .
Goal CD-17: Require commercial and COtlslstellt
industrial parking lots to be designed and 275 Hospital Drive. Parking lot 5 would be relocated to the front of
sited so as to increase the attractiveness of the ED addition and would front onto Hospital Drive. This parking
the areas in which they are located . lot includes 17 parking spaces in one row of diagonal parking.
Although the parking is located in front of the building, the limited
number of parking spaces and the single row reduce the
appearance of this parking lot. The location of this parking lot in
front of the ED is similar to the location of parking lot 6 which is
. located in front of the birth center. Trees and landscaping would
be planted between the sidewalk and this parking lot reducing the
appearance of this lot. Since the only feasible location of the
expansion to the ED is to the west of the existing ED, few options
are available for locating new parking. Parking lot 4 would be
retrofitted to include 6 new tree wells with trees.
Since the Project includes a heliport, safety requirements restrict
the size, number and location of trees that can be planted as part
of the Project.
Lot 8. The new parking lot that would be constructed at the NE
corner of Hospital Drive and Hamilton Street would be the only
� development of the parcel and by the nature of being located
across the street from the building it serves and on its own parcel is
subservient to the structure it serves.
Lot 7. The parking lot on the NW corner of Hospital Drive and
Hamilton Street is temporary and, therefore, not subject to this
policy.
Consistent
Policy CD-17. 1 : Site commercial and 275 Hospital Drive. Given the existing development on the site,
industrial parking lots to be designed the most feasible location for the ED expansion is to the west of the
subservient to the structure it serves. existing ED as proposed in the Project. The existing development
pattern on the site and the expansion of the ED to the west does
not allow for the relocated parking lot 5 to be placed at the rear of
the site. The rear of the site is developed with ancillary buildings,
parking, and drives aisles making additional parking in this area
infeasible .
Lot 8. No buildings or structures will be constructed on this site.
Only new employee parking will be provided on this site, therefore
this policy does not apply. However, the parking lot will include
perimeter/street trees as well as interior trees and other
landscaping which will reduce the appearance of the parking lot.
Lot 7. This is an informal parking lot that will be used temporarily
for overflow employee parking and construction staging and is,
therefore, not associated with any buildings and not evaluated for
consistency with this policy.
c . No habitat conservation plan or natural community conservation plan has been adopted for the
parcels included in the Project . Therefore the Project would have no impact on a habitat
conservation plan or natural community conservation plan .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
48
, INITIAL ENVIRONMENTAL STUDY
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
r
10. NATURAL arld MINERAL RESOURCES �essThan
Potentially Less Than
Significant Significant With Significant No
Im act Mitigation Im act Impact
Would the ro'ect: p Incorporated P
a ) Result in the loss of availability of a known
natural or mineral resource that would be of X
value to the region and the residents of the
state?
b) Result in the loss of availability of a locally
important natural or mineral resource recovery X
site delineated on a local general plan, specific
plan or other land use plan?
Significance Criteria : Impacts to Mineral and Natural resources would be substantial if the proposed
project resulted in the loss of significant or locally important materials such as minerals , gravel , sand ,
and heritage trees.
Discussion :
a . The parcels included in the Project are located in an urbanized area and surrounded by existing
urban development, including medical and professional office uses on the west side of Hospital
Drive , commercial uses on Perkins Street, medium density residential development to the north on
Clara Avenue , and commercial development to the east. There are no known natural or mineral
resources on the site .
b . The parcels included in the Project are not delineated as an important natural or mineral resource
recovery site on the City's General Plan Map or on any specific plan or other land use plan .
Based on the above , the Project would have no impact on natural or mineral resources .
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
49 �
INITIAL ENVIRONMENTAL STUDY .
11 . NOISE �ess Than
Potentially Less Than
Significant Significant With Significant No
Mitigation Impact
Impact �ncorporated Impact
Would the ro'ect result in :
a ) Exposure of persons to or generation of noise
levels in excess of standards established in the X
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise X
levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels X
existing without the project?
d ) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above X �
levels existing without the project?
e ) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use X
airport, would the project expose people residing
or working in the project area to excessive noise
levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people residing X
or working in the project area to excessive noise
levels?
Significance Criteria : A project will typically have a significant noise impact if it meets any of the
following criteria :
■ Exposes people to or generate noise levels in excess of standards established in the local
General Plan or Noise Ordinance . .
■ Causes a substantial permanent increase in ambient noise levels in the project vicinity above
levels existing without the project.
■ Causes a substantial temporary or periodic increase in ambient noise levels in the project vicinity
above levels without the project.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
50
. INITIAL ENVIRONMENTAL STUDY
Discussion :
The Ukiah City Code includes the following noise regulations that apply to the Project:
Section 6048 : Ambient Noise Level : Where the ambient noise level is less than designated in this
Section the respective noise level in this Section shall govern .
Sound Level A, decibels
Zone Time Ambient Noise Level
R1 and R2 10 p. m . to 7 a . m. 40 decibels
R1 and R2 7 p. m. to 10 p. m . 45 decibels
R1 and R2 7 a . m . to 7 p. m . 50 decibels
R3 10 p. m . to 7 a . m. 45 decibels
R3 7 a . m. to 10 p. m. 50 decibels
Commercial 10 p. m . to 7 a . m . 60 decibels
Commercial 7 a .m . to 10 p . m. 65 decibels
Industrial Anytime 70 decibels
Section 6053 : Machinery, Equipment, Fans and Air Conditioning : It shall be unlawful for any
person to operate any machinery, equipment, pump, fan , air conditioning apparatus , or similar
mechanical device in any manner so as to create any noise which would cause the noise level at the
property line of any property to exceed the ambient base noise level by more than five (5) decibels
between seven o'clock (7: 00) P . M . and seven o'clock (7:00) A. M . (Ord . 748 , Article 1 , adopted 1980)
Section 6054 : Construction of Buildings and Projects: It shall be unlawful for any person within a
residential zone , or within a radius of five hundred feet (500') therefrom , to operate equipment or
perform any outside construction or repair work on buildings , structures or projects or to operate any
pile driver, power shovel , pneumatic hammer, derrick, power hoist or any other construction type
device (between the hours of 7:00 P . M . of one day and 7: 00 A. M . of the next day) in such a manner
that a reasonable person of normal sensitiveness residing in the area is caused discomfort or
annoyance unless beforehand a permit therefore has been duly obtained from the Director of Public
works . No permit shall be required to perform emergency work as defined in §6046 of this Article .
(Ord . 748, Article 1 , adopted 1980)
A primary noise source contributing to the ambient noise environmental is traffic related noise . Since
the Project would result in four additional employees , no additional increase in traffic related noise
would occur. In addition , the Project is not expected to increase the number of trips to the ED , but
rather is intended to provide additional and more efficient ED services by increasing the number of
rooms and services provided .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
51
INITIAL ENVIRONMENTAL STUDY .
Sensitive receptors in the Project area include UVMC patients and residents on Clara Avenue .
Construction of the temporary heliport and permanent parking lot on Lot 8 would occur immediately
south of the residences on Clara Avenue . Construction of the ED expansion and related
improvements on the UVMC hospital campus would occur more than 500 feet from the residences on
Clara Avenue .
As part of review of the Project, various departments were contacted to determine if noise complaints
had been received regarding the operation of the existing heliport. No City department reported
receiving noise complaints related to the operation of the UVMC heliport.
a . The operational changes to the existing noise setting at the hospital campus include : the use of the
expanded ED ; the relocation of the heliport to the roof of the ED expansion ; rooftop mechanical
equipment and HVAC ; and the installation of a new emergency generator.
ED Expansion. The use of the ED would not result in an increase in noise at the site.
Emergency Generator. The installation of a new emergency generator would increase the noise
level on the site while the generator is being used during emergencies and for maintenance and
testing . The Project includes the construction of an enclosure around the generator to limit access ,
provide screening , and attenuate noise . Information from the applicant indicates that the enclosure
would reduce the noise level from the generator when in use to less than 66 decibels measured at
10 feet from the enclosure . The new generator and enclosure would be located at the rear of the
site . The adjacent property is the rear of Pear Tree Shopping Center. The zoning of this site is C2
and the maximum ambient noise level is 60 decibels from 10 p. m . to 7 a. m . Since the generator
operates only during emergencies and for testing , the operation of the generator would not result in
an increase of the ambient noise level in excess of the maximum allowed in UCC section 6048.
Therefore , the impact related to the installation of the new emergency generator is less than
significant.
HVAC and Rooftop Equipment. The Project includes a penthouse on the roof of the ED addition .
The penthouse would house an elevator, stairs, mechanical room and electrical room . Chillers and
condensers would be located on the roof and would be screened from view. The location of this
equipment on the roof, distance from property lines , and screening would result in little increase in
the noise level when measured at the property lines
Heliport. The heliport would be located on the roof of the ED . With the exception of the rooftop
location , the location of the heliport is substantially the same as the location of the existing heliport
(the center of the pad is 45 southeast of the existing location) . A Noise Study was prepared for the
heliport by Mead and Hunt dated May 2012 (see Appendix 1 ) . The hospital currently has 21 flights
(42 operations) per month and as many as 4-5 flights per day. However, the hospital can also go
for several days with no flights. Flights are currently distributed throughout the day as follows : 64%
during daytime hours (7a. m . to 7 p . m . ) ; 19% during evening hours (7 p . m . to 10 p . m . ) ; and 17%
during night hours ( 10 p . m . to 7 a. m . ) . No change to the distribution of flights is anticipated as a
result of this Project; however, the nature of emergency air transport is unpredictable and the
actual distribution of future operations cannot be known .
The Noise Study indicates the 65 dB CNEL noise contour line is confined to the hospital campus
and the Hospital Drive right-of-way located to the west of the ED . The 60 db CNEL is primarily
located on the hospital campus with a portion extending to the west of Hospital Drive on the
properties zoned Heavy Commercial and developed with medical and commercial office uses . The
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
52
. INITIAL ENVIRONMENTAL STUDY
Noise Study states "an elevated rooftop heliport will typically reduce noise impacts compared to a
ground-based heliport." The hospital currently implements a "good neighbor" policy in order to
avoid flying over residential areas . This policy would continue to be in place with implementation of �
the Project. Since the number of flights is not anticipated to increase , the location of the heliport on
the roof may result in a reduction of the noise level , and the hospital will continue to implement, the
"good neighbor" policy, the relocation of the heliport would result in little or no change to the
existing noise environment. Therefore, there would be a less than significant impact related to
noise from the relocated heliport.
The Project would result in short-term and temporary increases in the noise level that may increase
the noise level for a short period of time due to emergency flight operations and/or the use of the
emergency generator. However, these uses would not result in an increase to the ambient noise
level in excess of that allowed by the Noise Ordinance .
b . Ground-borne vibrations can be a concern for nearby neighbors . Construction sources of ground-
borne vibrations include blasting , pile-driving , and operating heavy earth-moving equipment. The
Project would include the use of earthmoving equipment for the purpose for removing existing soil
in order to replace the soil with engineered fill which could result in ground-borne vibrations .
Based on the information provided by the applicant regarding the type of construction equipment
and construction activities involved in the Project, construction activities may create short-term
ground-borne vibrations . The earth moving activities would be short-term in nature and would be
limited to specific hours of the day based on the mitigations required for temporary noise impacts
(see below) . Limiting construction hours along with the limited duration of the work that could
result in ground-borne vibrations would reduce this impact to less than significant.
c . No permanent increase in noise would result from the operational activities associated with the
Project. As noted above , the operational changes to the existing noise setting at the hospital
campus include : the use of the expanded ED ; the relocation of the heliport to the roof of the ED
expansion ; rooftop mechanical equipment and HVAC ; and the installation of a new emergency
generator. Refer to the discussion under "a' above . The operation of the ED itself would not result
in a substantial permanent increase in ambient noise levels . As discussed above , the flights
associated with the heliport and the use of the emergency generator would result in a temporary,
short-term increase in noise level and would not increase the ambient noise level . The use of the
HVAC and other rooftop equipment may result in a minor increase in ambient noise level .
However, given the rooftop location , the screening which would provide some noise attenuation ,
and the distance from property lines , the increase would not be substantial .
d . As noted in a and c above , the Project would result in periodic increases in noise due to the
emergency medical flights and the use of the emergency generator. However, these would not be
substantial .
Construction. Construction of the ED addition , rooftop heliport, parking lots and drive aisles , the
temporary heliport and permanent parking lot (Lot 8) would also result in a temporary increase in
noise above the levels existing without the project. In order to reduce construction related noise
impacts to a less than significant level , the City's standard mitigation measure limiting construction
hours has been applied to the Project.
Temporary Heliport (Lot 8). The Project includes the construction of a temporary, concrete,
ground level heliport on the parcel located on the northeast corner of Hospital Drive and Hamilton
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
53
INITIAL ENVIRONMENTAL STUDY .
Street. The temporary heliport would be located in the southwest corner of the parcel and would
be in operation until construction of the ED addition and rooftop heliport have been completed .
The estimated duration of construction is 18 to 24 months . The Noise Study prepared by Mead
and Hunt includes an analysis of the noise associated with the temporary heliport. No change to
the distribution of flight times , type of helicopter used , or number of total flights is anticipated .
Helicopters would arrive and depart from the east over Home Depot unless adverse weather
dictates an alternate route . This official approach and departure path extends straight out 4, 000
feet from the heliport. The 65 dB CNEL contour line is confined to the parcel . The 60 dB contour
line extends below the boundaries of the parcel north to include : a portion of several adjacent
residential parcels on Clara Avenue (zoned R2) ; south to the northernmost part of the hospital site ;
east to the Home Depot parking lot (zoned C2) ; and west to include the eastern 1 /3 of Lot 7. The
temporary heliport would result in a temporary increase in noise levels for the residences located
� on the south side of Clara Avenue north of the temporary heliport.
The proposed approach and departure paths were designed to avoid direct overflight of residences
and to minimize the noise impact on nearby homes . The route proposed for helicopters arriving
from the north and south is to follow the same route currently in use at the existing heliport ("good
neighbor policy") . This involves turning to the west to fly directly over Home Depot. Instead of then
turning south to the existing heliport, the helicopter would land at the temporary heliport on Lot 8.
Currently, approximately 50% of arriving and departing helicopters follow this path over Home
Depot.
The residents on Clara Avenue are currently exposed to helicopter noise . However, the noise level
would increase since all helicopters would arrive and depart from the temporary heliport on Lot 8.
The noise is short-term in duration (the length of time it takes to land , unload the patient, and
depart) and periodic (occurs when there are emergency medical flights) , and temporary (duration
of the construction of the ED addition and permanenf heliport) . Given the short-term , periodic ,
temporary nature of the noise and the fact that 50% of helicopter flights currently overfly this area ,
the impact is considered less than significant.
e . The parcels located on the northwest ( Lot 7) and northeast ( Lot 8) corners of Hospital Drive and
Hamilton Street are located outside of the boundaries of the Mendocino County Airport
Comprehensive Land Use Plan (CLUP) and the Ukiah Municipal Airport Master Plan . The
northernmost portion of the hospital campus (275 Hospital Drive) is also located outside of the
boundaries of the CLUP . The location of the ED addition , relocated parking lot 5 , and
modifications to lot 4 are located within the boundaries of the CLUP . '
The site of the ED expansion is located in compatibility zone B2 infill . New hospitals are
prohibited in the B2 compatibility zone . However, existing hospital facilities may be expanded in
the B2 infill zone when in compliance with specific requirements (see Hazards and Hazardous
Materials discussion) . Hospitals , schools , residences , and similar land uses are considered noise
sensitive and , therefore , are typically prohibited in the B2 zone .
As discussed above , the expansion of the ED and relocation of the heliport would not introduce a
new source of noise but would relocate the existing ground level heliport to the roof of the ED
addition . This relocation would not increase the exposure of employees or residents in the area to
additional noise nor would it increase the exposure of employees or patients of the hospital to
additional noise .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
54
. INITIAL ENVIRONMENTAL STUDY
f. None of the parcels included in the Project is located within the vicinity of a private airstrip ;
therefore, there is no impact.
Mitigation Measures :
1 . Construction hours are limited to Monday through Friday from 7:00 a . m . to 6:00 p . m . and from
9:00 a. m . to 4 p . m . on Saturday Construction hours are prohibited on Sunday and all holidays
recognized by the City of Ukiah . Interior work that generates negligible or no noise at the
property line is allowed outside of the construction hours noted above .
Approval of additional construction hours may be requested in writing from the Community
Development Director and Public Works Director for extenuating circumstances . The written
request must be submitted a minimum of 14 days prior to the date for which the change in
construction hours/days is being requested and shall explain the need for the extended
construction hours , describe the extenuating circumstances , and identify the additional
construction hours requested , including the duration .
2 . Signs shall be posted at the Project site prior to commencement of construction of the
proposed Project for the purpose of informing all contractors/subcontractors , their employees,
agents , material haulers , and all other persons at the construction site(s) of the basic
requirements of mitigation measures for Noise .
3 . Signs shall be posted at the construction sites that include the permitted construction days and
hours , day and evening contact number for the job site , and a contact number in the event of
problems .
4. An onsite complaint and enforcement manager shall respond to and track complaints and
questions related to noise .
5 . Equipment and trucks used for proposed Project construction shall use the best available
noise control techniques (e .g . improved mufflers , use of intake silencers , ducts , engine
enclosures , and acoustically-attenuated shields or shrouds, wherever feasible) .
6. Impact tools (e . g . jack hammers , pavement breakers , and rock drills) used for Project
construction shall be hydraulically or electrically powered wherever possible to avoid noise
associated with compressed air exhaust from pneumatically powered tools .
7 . Stationary construction noise sources shall be located as far from sensitive receptors as
possible and they shall be muffled .
8 . No outside amplified sources (e .g . stereo "boom boxes") shall be used on site during Project
construction .
Impact Significance After Mitigation : Less than Significant
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012 '
55
INITIAL ENVIRONMENTAL STUDY .
12 . POPULATION AND HOUSING �ess Than
Potentially Significant With Less Than No
Significant Mitigation Significant Impact
Would the ro'ect: Impact Incorporated � mpact
a ) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for example, X
through extension of roads or other
infrastructure ) ?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement � X
housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement X
housing elsewhere ?
Significance Criteria : Population and housing impacts would be significant if the project induced
substantial direct or indirect (e .g . , road extensions) population growth in an area and/or displaced
substantial numbers bf existing houses and/or substantial numbers of people , thus requiring
replacement housing elsewhere .
Discussion :
a. The Project would expand the existing UVMC emergency department by increasing the square
footage of the department adding additional ED stations and ICU beds . The Project Description
indicates that the Project would result in four additional employees . This minimal increase in the
number of employees is not considered a substantial population growth and the impact is less
than significant.
b . The Project does not involve any existing housing and there is no existing housing on the site or
proposed as part of the Project. Therefore , there would be no impact.
c. The Project does not involve any existing housing and there is no existing housing on the site or
proposed as part of the Project. No people would be displaced from their housing as a result of
the Project; therefore , there would be no impact. :
Based on the above , the Project would have no impacts related to Population and Housing .
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
56
, INITIAL ENVIRONMENTAL STUDY
13. PUBLIC SERVICES �ess Than
Potentially Significant Less Than No
Significant With Mitigation Significant Impact
Would the ro'ect result in: Impact Incorporated Impact
Substantial adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, need for new or physically
altered governmental facilities, the construction of
which could cause significant environmental impacts,
in orderto maintain acceptable service ratios,
response times or other performance objectives for
any of the public services:
a ) Fire protection ? X
b) Police protection ? X
c) Schools? X
d ) Parks? X
e ) Other public facilities? X
Significance Criteria: Impacts to public services would be significant if the project resulted in
adverse physical impacts upon capacity that would lead to construction of new public facilities or
substantial alteration to existing governmental facilities to maintain acceptable service levels or
performance levels .
Discussion :
a . The Project was reviewed by the Fire Marshal . Based on review of the Project of the Fire Marshal
and the scope of the Project, the Project would not require new or expanded fire service facilities .
Fire services , including medical aid , are already provided during emergencies . The Project ,
including the expanded ED , would not increase the need for Fire services ; therefore, there would
be no impact.
b . The Project was reviewed by the Police Department. The Project, including the ED expansion ,
would not increase the need for Police services ; therefore , there would be no impact.
c. The Project would add four employees which may result in no increase or a very minor increase in
school attendance . Areas schools have experienced declining enrollment over the past several
years and have capacity for new students that may enroll as a result ofemployment that would
result from the Project. Therefore , the Project would have no impact on school facilities .
d . The Project would add four employees and patients of the hospital and their visitors are unlikely to
visit area parks while at the ED . Therefore, the Project would have no impact on park facilities .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
57
INITIAL ENVIRONMENTAL STUDY .
e . The Project has been reviewed by Public Works and the Electric Department. There is adequate
water and sewer capacity to service the Project. There is adequate electrical capacity to serve the
Project.
Based on the above , the Project would have a less than significant impact on Public Services .
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
14. RECREATION �ess Tnan
Potentially Significant Less Than No
Significant With Mitigation Significant �mpact
Would the pro'ect' Impact �ncorporated Impact
a ) Increase the use of existing neighborhood and
regional parks or other recreational facilities such X
that substantial physical deterioration of the
facility would occur or be accelerated ?
b) Does the project include recreational facilities or
require the construction or expansion of X
recreational facilities which might have an adverse
physical effect on the environment?
Significance Criteria: Impacts to recreation would be significant if the project resulted in an impact
upon the quality or quantity of existing recreational opportunities or required the creation of new
recreational facilities .
Discussion :
a. The Project would add four employees . Patients in the ED and their visitors are not expected to
visit area parks . Any visits to area parks or recreational facilities would be small in number and
would not result in an impact to facilities .
b . The Project does not include recreational facility. The Project would increase the size of the ED
and the number of ED stations and ICU beds . The hospital site includes a meditation garden . The
patients of the ED and their visitors would not likely visit area recreational facilities during their stay;
therefore , the Project would not require the expansion of recreational facilities .
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
58
, INITIAL ENVIRONMENTAL STUDY
15 . TRANSPORTATION/TRAFFIC �ess Than
Potentially Significant Less Than No
Significant With Mitigation Significant Impact
Would the ro'eCt: Impact Incorporated Impact
a) Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of
the street system (i .e. , result in a substantial X
increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion at
intersections) ?
b) Exceed, either individually or cumulatively, a level
of service standard established by the county X
congestion management agency for designated
roads or highways?
c) Result in a change in air traffic patterns , including
either an increase in traffic levels or a change in X
location that result in substantial safety risks?
d) Substantially increase hazards due to a design
feature (e.g. , sharp curves or dangerous X
intersections) or incompatible uses (e.g. , farm
equipment)?
e) Result in inadequate emergency access? X
f) Result in inadequate parking capacity? X
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e. g. , bus X
turnouts , bicycle racks) ?
Significance Criteria: According to the Ukiah General Plan Circulation Element, the minimum
acceptable level of service ( LOS) on City commercial streets/intersections is LOS "D ." Other criteria
include whether the project would have substantial effects upon air traffic patterns ; whether the project
would increase traffic hazards due to design features ; whether the project has inadequate emergency
access; whether the project has inadequate parking capacity; and whether the project would create
conflicts with adopted policies , programs and plans for alternative transportation .
Discussion :
Perkins Street is an east-west arterial street that provides direct access to Hospital Drive . Hospital
Drive is a two-lane , north-south roadway that intersects Perkins Street to the east and provides
access to the Ukiah • Valley Medical Center, Lot 7 and Lot 8 . .
The hospital has six access driveways on the east side of Hospital Drive . The following access
driveways will not change :
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
59
INITIAL ENVIRONMENTAL STUDY .
■ One access one-way drive (exit only) located at the northern end of Hospital Drive providing
access to parking lot 6;
■ One one-way access drive (entrance only) located at the southern end of the site providing
access to parking lot 4; and
■ One two-way access drive providing access to parking lots 4 and 5.
The remaining three access driveways are part of a set of circular driveways providing access to the
ED and ambulance entrance . As part of the Project, the three circular driveways would be removed
and replaced with one new two-way driveway located between relocated parking lot 5 and parking lot
6.
The traffic and circulation chapter of the Draft EIR for the New Ukiah Courthouse includes level of
service standards for intersections for the existing a. m . peak period . All of the intersections included
in the table below are in the vicinity of the proposed Project.
Existing A. M . peak hour intersection operations
Intersection Control Delay (seconds) LOS
US-101 NB ramps/Perkins Side Street Stop (Caltrans) 51 .6 F
Street
US-101 SB Ramps/Perkins Side Street Stop (Caltrans) 11 .9 B (E -Side Street)
Street
Orchard Ave/Perkins St Signal 21 . 1 C
Hospital Dr/Perkins St Signal 6.3 A
Mason SUPerkins St Side-Street Stop 0.6 A
Main SUPerkins St All-Way Stop 12. 1 B
State SUPerkins St Signal 24.6 C
State St/Standley St Signal 27.6 C
Leslie SUPerkins St Side-Street Stop 2.7 A
Source: Draft EIR New Ukiah Courthouse, page 4. 10.4, October, 2011
a-b . The primary access to Hospital Drive is from Perkins Street. This is a signal controlled T-
intersection . The EIR for the Courthouse indicates this intersection operates at level of service A
(delay of 6. 3 seconds) . The minimum level of service adopted by the City for intersection LOS is
D . Based on the Project Description , the Project would add four new employees . The number of
vehicle trips resulting from four additional employees would not change the level of service for this
or other intersections in the Project area. The expansion of the ED and relocation of the heliport is
not anticipated to result in an increase in capacity but rather is intended to improve efficiency and
to provide additional services . .
Lot 8 would be a new permanent parking lot to replace the informal overflow parking for employees
currently located on Lot 7. Therefore, this lot would not change or increase the number of vehicle
trips .
In the Courthouse EIR , US- 101 NB ramps/Perkins Street is identified as operating at LOS F under
existing conditions . The Project may not result in any new trips to this intersection since the only
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
60
, INITIAL ENVIRONMENTAL STUDY
new trips generated by the Project would be temporary trips associated with construction of the
Project and the four additional employees that would result from the operation of the Project.
Based on the anticipated number of new employees and patients that may result from the
expansion , the Project would have no impact on the intersection level of service or road capacity;
therefore, there would be no impact.
c. The Project would relocate the permanent ground level heliport to the roof of the ED addition . The
relocated heliport would be in almost the same location as the existing ground level heliport except
that it would be located on the roof. The relocation of the permanent private heliport requires
approval from the Caltrans Division of Aeronautics , FAA, Mendocino County Airport Land Use
Commission (ALUC) , and Ukiah City Council . The applicant has submitted the required permits to
Caltrans and the FAA for review and approval and these agencies are in the process of reviewing
the proposed relocation of the permanent heliport. Compliance with FAA and Caltrans
requirements will ensure that the Project does not result in an unsafe change in air traffic patterns .
On April 19, 2012 , the permanent heliport was reviewed by the Mendocino County Airport Land
Use Commission (ALUC) . The ALUC voted unanimously (5-0) to approve the location of the
permanent heliport.
The Project would temporarily relocate the heliport to the northeast corner of Hamilton Street and
Hospital Drive . This site was selected based on a Temporary Heliport — Alternative Analysis and
Design Report prepared by Mead and Hunt dated February 2012 for the temporary heliport. The
assessment evaluated three different sites and determined that the parcel located at the northeast
corner of Hospital Drive and Hamilton Street would result in the fewest impacts related to parking ,
tree removal and flight obstructions . The temporary heliport requires approval of the FAA, Caltrans
Division of Aeronautics, and Ukiah City Council . The ALUC does not have review authority over
the temporary heliport. The applicant has submitted the required permits to Caltrans and the FAA
for review and approval and these agencies are in the process of reviewing the proposed
relocation of the temporary heliport.
The Project was referred to Caltrans Division of Aeronautics for review and comment.
Requirements for the temporary heliport were provided in response to the project referral and have
been included as mitigation measures (see Hazards and Hazardous Materials mitigation measures
above) and would also mitigate any safety impacts related to a change in air traffic patterns .
See also Hazards and Hazardous Materials above for additional discussion and mitigation
measures.
d . The Project would not modify the design of Hospital Drive or Hamilton Street or introduce any new
curves or intersections .
275 Hospital Drive. There are six existing driveway access points on the east side of Hospital
Drive providing access to the main hospital campus . The Project would reduce the access
driveways to four. The revised circulation is required since the expanded ED would be located in
the area of the existing entrance and part of the circular driveways . Parking lot 5 and a portion of
the access drive for this lot are located in the area of the existing ground level heliport. The
revised circulation has been reviewed by Public Works, the Fire Marshal , and the Police
Department. The reduction in access points and the one-way drive aisles improves access to and
circulation of the site.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
61
INITIAL ENVIRONMENTAL STUDY ,
Lot 8. Lot 8 would be used as a temporary heliport. Once operation of the temporary heliport has
ceased , a permanent employee parking lot would be constructed on the site . Access to the
temporary heliport would be provided via one new access driveway and curbcut on the north side
of Hospital Drive . Access to the new permanent parking lot would be provided from the access
created for the temporary heliport and one new access driveway and curbcut on the east side of
Hamilton Street.
Lot 7. The western part of Lot 7 would continue to be used for informal overflow employee
parking until construction of the Project is completed . The eastern part of Lot 7 would be used for
construction staging . Access would not change as a result of the Project. No new curbcuts or
other improvements are proposed for Lot 7 .
Based on the above , the Project would have no impact.
e . The Project would modify the access to the site provided from the east side of Hospital Drive (see
discussion above) . The modifications would reduce the number of access points and eliminate
three of the existing one-way driveways . The Project also includes new directional signage for the
site , including the emergency department and ambulance entrance . The modifications have been
reviewed by Public Works , the Fire Marshal , and the Police Department. The modifications are
considered an improvement over the existing site access , circulation , and directional signage and
will likely make it easier for people to locate the emergency room and prevent people from using
areas intended for ambulances . Also the Project relocates the ground level heliport to the roof
improving onsite circulation . Therefore , there is no impact to emergency access .
f. UVMC is licensed for 78 beds and the ED expansion will utilize all of the beds for which the facility
is licensed as described in the table below.
Use Parking Requirement Number of Spaces Required
Existin
Main Hospital - 38 beds 3 for each permanent bed 114
Birth Center — 13 beds 3 for each permanent bed 39
Expanded Emergency Department — 3 for each permanent bed 57
19 stations/beds
Expanded Emergency Department — 3 for each permanent bed 24
8 ICU Beds
Outpatient Pavilion — 16, 300 sf 1 for each 200 sf gross leasable $Z
floor area
Total N/A 316
The Project includes the following existing and proposed parking :
Location Parkin S aces Existin Parkin S aces Pro osed
Lot 1 ( northeast corner) 84 84
Lot 2 ( rear of site, middle) 39 26
Lot 3 ( rear of site, south ) 39 39
Lot 4 (front of Outpatient Pavillion) 86 86
Lot 5 16 17 '
Lot 6 (front of birth center) 31 30
Ukiah Valley Medical Center :
Initial Study of Environmental Impacts
June 2012
62
, INITIAL ENVIRONMENTAL STUDY
Location Parkin S aces Existin Parkin S aces Pro osed
Lot 7 (overflow parking only) N/A -
Lot 8 (NE corner of Hospital/Hamilton) N/A 119
Total 278 401
There would be 325 employees on the maximum shift. The 316 parking spaces required by the
zoning ordinance would not be adequate to serve the maximum number of employees as well as
provide parking for patients and visitors . The 401 onsite parking spaces proposed as part of the
Project would provide adequate parking for employees with 85 parking spaces available to patients
and visitors . This would provide adequate parking for the Project since it is reasonable to assume
that not all employees drive to work. Some employees are likely to walk, bicycle , carpool , or take
public transit to work which would reduce the number of onsite parking spaces needed for
employees . It is also reasonable to assume that not all beds and stations would be occupied at the
same time .
The 401 onsite parking spaces proposed for the Project would provide adequate parking and
would prevent parking for the hospital from spilling over into the residential area on Clara Avenue .
In addition , on-street parking is available on Hospital Drive, although this parking cannot be
counted toward the parking required for the Project.
During construction of the Project, Lot 7 would be used for employee parking as well as
construction staging and parking . Use of this lot along with the existing parking located in Lots 1 -6
would provide adequate parking during construction of the Project.
g . Section 9100( E) of the Heavy Commercial (C2) zoning district requires the following related to
bicycle parking spaces :
Safe bicycle parking facilities shall be provided in all new commercial developments where it is
determined that the use would attract bicyclists. The number of bicycle parking spaces required
shall be not less than ten percent (10%) of the number of required off-street automobile parking
spaces. Such safe bicycle parking shall be located convenient to the entrance(s) to the use.
Based on the zoning ordinance requirement to provide 316 vehicle parking spaces , 32 bicycle
parking spaces are required . The existing hospital campus has two bike racks , each able to
provide parking for six bicycles , resulting in a total of 12 existing onsite bicycle parking spaces . In
order to provide the 32 required parking spaces, 20 additional onsite bicycle parking spaces would
be required .
As part of Planning Commission's review of the use permit and site development permit for the
Project, the Commission will determine if the Project would attract bicyclists and , therefore , should
provide additional onsite parking spaces . Section 9100(H) allows the number of required parking
spaces to be reduced through the discretionary review process provided a finding is made that
there is a unique circumstance associated the use that results in the need for fewer parking
spaces .
Planning Commission review of the number of bicycle parking spaces needed to serve the Project
will ensure that the Project provides adequate bike parking to serve the use , making the Project
consistent with the C2 zoning district requirement to provide bicycle parking .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
63
INITIAL ENVIRONMENTAL STUDY .
MTA's Local route #9 has stops in the vicinity of the Project. One at the Pear Tree Center located
to the east of the hospital and one at the Ukiah Library at Main Street and Standley Street to the
west of the hospital . MTA does not stop at UVMC . MTA does provide dial a ride service to the site
which costs $5 per rise or half the regular rate for seniors and the disabled . MTA has indicated
providing a stop at the hospital would require MTA to stop service at another site and at this time ,
their ridership is better served with the stops as currently designated .
Based on the above , the Project will not result in an impact related to a conflict with adopted
policies , plans , or programs supporting alternative transportation .
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
Less Than
16. UTILITIES AND SERVICE SYSTEMS Potentia��y �essThan
Significant Significant Significant No
Im act With Mitigation Im act �mpact
p Incorporated P
Would the pro'ect:
a) Exceed wastewater treatment requirements of the X
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of X
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing X
facilities , the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and X
resources, or are new or expanded entitlements
needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the X
project's projected demand in addition to the
provider's existing commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste X
disposal needs?
g) Comply with federal , state, and local statutes and X
regulations related to solid waste?
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
64
. INITIAL ENVIRONMENTAL STUDY
Significance Criteria: Impacts to utilities and service systems would be significant if the proposed
project results in a physical need to develop new systems or causes a substantial physical alteration
to existing facilities .
Discussion :
a) The City is the wastewater treatment provider for the Project — see "e" below. The Project has been
reviewed by the North Coast Regional Water Quality Control Board . The Project would not exceed
waste water treatment requirements ; therefore, there is no impact.
b) The City of Ukiah is the wastewater treatment provider for the Project. The Project was reviewed
by the Public Works Department. See "e" below. The existing wastewater treatment plant is
adequate to serve the proposed Project and would not result in the need to expand the facility;
therefore , there is no impact.
c) 275 Hospital Drive. The existing hospital campus connects to the City's storm water drainage
facilities . The ED expansion would continue the connection to the existing facility. The Project
would increase the amount of impervious surface at 275 Hospital Drive by approximately 18 ,000
square feet which would increase stormwater runoff. However, the increase would be small and
would not exceed capacity. In addition , the Project includes LID improvements that will drain
parking lot surface flow into the new landscaping in parking lots 4 and 5, providing an opportunity
for infiltration and treatment prior to runoff entering the storm drain system .
Lot 8. The temporary heliport would connect to the existing storm drain system , as would the
permanent parking lot that would replace the temporary heliport. The permanent parking lot
includes vegetated swales in the interior of the parking lot, as well as along the west and south
property lines . Runoff from the site would drain into these swales prior to entering the storm drain .
These improvements would allow for the infiltration of runoff from the site and treatment of the
runoff prior to entering the storm drain .
Lot 7. No improvements are planned for Lot 7, since it would continue to be used as an overflow
parking lot for employees .
The Public Works Department has reviewed the Project. The Project would not result in the need
for the expansion of existing facilities or the construction of new facilities .
d . The City of Ukiah provides water to the existing hospital campus . The expanded ED would require
some additional water supply due to the increase in the number of employees and the potential to
serve some additional patients . The Project includes new landscaping on the hospital campus ;
however, the existing lawn would be removed in order to construct the expansion . The water used
for the lawn could offset the water needed for the new landscaping . The Project also includes new
landscaping in the permanent parking lot on Lot 8 which would require additional water. The
landscaping for the parking lot is primarily low water usage/drought tolerant. No improvements or
landscaping are proposed for Lot 7.
The Project has been reviewed by the Public Works Department. The City has adequate capacity
from existing entitlements to serve the Project's minor additional increase in water demand ;
therefore, there is the impact is less than significant.
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
65
INITIAL ENVIRONMENTAL STUDY .
e . The City of Ukiah is the wastewater treatment provider for the Project and currently serves the
existing hospital campus . The Project would result in the construction of a 14,000 square foot ED
expansion that would employ four additional people . The expansion and the new employees
would result in a minor increase in wastewater which would not exceed the capacity of the City's
waste water treatment plant.
The Project has been reviewed by the Public Works Department. The City's wastewater treatment
plant has adequate capacity to serve the Project as well as the City's existing commitments without
the need to expand the existing wastewater treatment facility or construct a new facility therefore ,
there is no impact.
f. The expansion of the ED would result in new square footage, allowing UVMC to provide addition
services and would employee four additional people . This would increase the amount of solid
waste generated by the hospital ; however, the increase would be minor since this is an existing
facility and the increase in size and employees is minor. The increase in waste would be added to
the waste already collected at the facility. The City's solid waste provider would deliver the waste
to the Ukiah Valley Transfer Station . From there , the waste would be delivered to the Eastlake
Sanitary Landfill in Clear Lake , Lake County. The capacity of the facility in 2000 was 2 , 862 , 000
tons . In the past 10 years , approximately 50 ,000 tons were delivered to the land fill . The remaining
capacity is adequate to serve the minor increase in solid waste that would result from this Project.
g . As a hospital , UVMC is highly regulated in regards to proper waste disposal and required to
comply with federal , state and local statutes and regulations . The expansion of the ED would also
be subject to these requirements . The Project would have no impact related to compliance with
these regulations .
See also Hazards and Hazardous Materials, 7a and 7b above.
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
Greenhouse Gas
16. GLOBAL CLIMATE CHANGE / GHG �ess Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the ro'ect' Incorporated
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant X
impact on the environment?
b) Conflict with an applicable plan , policy or
regulation adopted for the purpose of reducing X
the emissions of greenhouse gases?
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
66
, INITIAL ENVIRONMENTAL STUDY
Significance Criteria : GHG impacts would be significant if the Project would :
■ generate greenhouse gas emissions , either directly or indirectly, that may have a significant
impact on the environment; and/or
■ conflict ,with an applicable plan , policy, or regulation adopted for the purpose of reducing the
emissions of GHGs .
Setting : Certain gases in the earth's atmosphere, classified as Greenhouse Gas Emissions (GHGs) ,
play a critical role in determining the earth 's surface temperature. Solar radiation enters the earth's
atmosphere from space. A portion of the radiation is absorbed by the earth's surface , and a smaller
portion of this radiation is reflected back toward space . This absorbed radiation is then emitted from
the earth as low-frequency infrared radiation . The frequencies at which bodies emit radiation are
proportional to temperature . The earth has a much lower temperature than the sun ; therefore, the
earth emits lower frequency radiation . Most solar radiation passes through GHGs; however, infrared
radiation is absorbed by these gases . As a result, radiation that otherwise would have escaped back
into space is instead "trapped ," resulting in a warming of the atmosphere . This phenomenon , known
as the greenhouse effect, is responsible for maintaining a habitable climate on Earth . Without the
greenhouse effect, Earth would not be able to support life as we know it. Prominent GHGs
contributing to the greenhouse effect include :
1 ) Carbon Dioxide (CO2) is an odorless , colorless gas that is emitted by mobile and stationary
sources as a result of incomplete combustion of hydrocarbons or other carbon-based fuels . CO2 is
the most widely emitted GHG ; fossil fuel combustion in stationary and mobile sources is the
primary source of anthropogenic (human-made) emissions . Due to the emergence of industrial
facilities and mobile sources in the past 250 years , the concentration of carbon dioxide in the
atmosphere has increased significantly
2) Methane (CH4) emissions come from biogenic sources , incomplete combustion in forest fires ,
landfills , manure management, and leaks in natural gas pipelines . In the United States , the top
three sources of CH4 are landfills , natural gas systems , and enteric fermentation . CH4 is the
primary component of natural gas , which is used for space and water heating , steam production ,
and power generation ;
3) Nitrous oxide (N20) production sources include natural and human- related sources . Primary
human- related sources include agricultural soil management, animal manure management,
sewage treatment, mobile and stationary combustion of fossil fuel , adipic acid production , and nitric
acid production .
4) Hydrofluorocarbons (HFCs) are typically used as refrigerants for both stationary refrigeration and
mobile air conditioning . The use of HFCs for cooling and foam blowing is growing , as the continued
phase out of chlorofluorocarbons (CFCs) and hydrochlorofluorocarbons (HCFCs) gains
momentum .
5) Perfluorocarbons ( PFCs) are compounds consisting of carbon and fluorine . They are primarily
created as a by-product of aluminum production and semi-conductor manufacturing . PFCs are
potent GHGs with a GWP several thousand times that of CO2 , depending on the specific PFC .
Another area of concern regarding PFCs is their long atmospheric lifetime (up to 50 ,000 years)
range from 5 , 700 to 11 , 900 .
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
67
INITIAL ENVIRONMENTAL STUDY .
6) Sulfur hexafluoride (SF6) is a colorless , odorless , nontoxic, nonflammable gas . It is most commonly
used as an electrical insulator in high voltage equipment that transmits and distributes electricity.
SF6 is the most potent GHG that has been evaluated by the Intergovernmental Panel on Climate
Change (IPCC) with a GWP of 23, 900; however, its global warming contribution is not as high as
the GWP indicates due to its low mixing ratio compared to CO2 (4 parts per trillion (ppt) in 1990
versus 365 parts per million (ppm )) . Human-caused emissions of these GHGs in excess of natural
ambient concentrations are responsible for intensifying the greenhouse effect and have led to a
trend of unnatural warming of the earth's climate, known as global climate change or global
warming . It is extremely unlikely that global climate change of the past 50 years can be explained
without including the contribution from human activities .
Climate change is a global problem . GHGs are global pollutants , unlike criteria air pollutants and toxic
air contaminants, which are pollutants of regional and local concern . Whereas pollutants with localized
air quality effects have relatively short atmospheric lifetimes (about 1 day) , GHGs have long
atmospheric lifetimes ( 1 year to several thousand years) . GHGs persist in the atmosphere for long
enough time periods to be dispersed around the globe . Although the exact lifetime of any particular
GHG molecule is dependent on multiple variables and cannot be pinpointed , it is understood that
more CO2 is emitted into the atmosphere than is sequestered by ocean uptake , vegetation , and other
forms of sequestration . Of the total annual human-caused CO2 emissions , approximately 54 percent
is sequestered through ocean uptake , uptake by northern hemisphere forest regrowth , and other
terrestrial sinks within a year, whereas the remaining 46 percent of human-caused CO2 emissions
remains stored in the atmosphere .
Global Warming Potential (GWP) - Water vapor is also a GHG , and is naturally occurring and
unregulated . The most abundant GHGs are water vapor and CO2 . Many other trace gases have
greater ability to absorb and re-radiate long wave radiation ; however, these gases are not as plentiful .
For this reason , and to gauge the potency of GHGs , scientists have established a GWP for each GHG
based on its ability to absorb and re- radiate long wave radiation and uses CO2 as the reference gas
with a GWP of one . `
Similarly, impacts of GHGs are borne globally, as opposed to localized air quality effects of criteria air
pollutants and toxic air contaminants . The quantity of GHGs that it takes to ultimately result in climate
change is not precisely known . The quantity is enormous , and no single project alone would
measurably contribute to a noticeable incremental change in the global average temperature , or to
global , local , or micro climate . From the standpoint of CEQA, GHG impacts related to global climate
change are inherently cumulative .
Attributinq Climate Chanqe Greenhouse Gas Emission Sources : Emissions of GHGs contributing to
global climate change are attributable in large part to human activities associated with the
transportation , industrial/manufacturing , utility, residential , commercial and agricultural emissions
sectors (California Air Resources Board (ARB) , 2008) . In California, the transportation sector is the
largest emitter of GHGs , followed by electricity generation (ARB, 2010) . Emissions of CO2 are
byproducts of fossil fuel combustion . CH4, a highly potent GHG , resulting from off-gassing is largely
associated with agricultural practices and landfills . N20 is also largely attributable to agricultural
practices and soil management.
CO2 sinks , or reservoirs , include vegetation and the ocean , which absorb CO2 through sequestration
and dissolution , respectively, two of the most common processes of CO2 sequestration . '
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
68
. INITIAL ENVIRONMENTAL STUDY
State Greenhouse Gas Emissions Inventorv: According to different ranking systems , California is the
12t" to 16t largest emitter of CO2 in the world (California Energy Commission (CEC) , 2006) . California
produced 484 million metric tons (MMT) of CO2 equivalent (CO2e) in 2004 at its peak over the
inventory period , and produced 478 MMT in 2008 (ARB, 2010) . CO2e is a measurement used to
account for the fact that different GHGs have different potential to retain infrared radiation in the
atmosphere and contribute to the greenhouse effect. This potential , known as the GWP of a GHG , is
dependent on the lifetime , or persistence , of the gas molecule in the atmosphere. For example , as
described in Appendix C , "Calculation References ," of the General Reporting Protocol of the California
Climate Action Registry (CCAR , 2009) , one ton of CH4 has the same contribution to the greenhouse
effect as approximately 21 tons of CO2 . Therefore , CH4 is a much more potent GHG than CO2 .
Expressing emissions in CO2e takes the contributions of all GHG emissions to the greenhouse effect
and converts them to a single unit equivalent to the effect that would occur if only CO2 were being
emitted . Combustion of fossil fuel in the transportation sector was the single largest source of
California's GHG emissions in 2008, accounting for 37 percent of total GHG emissions in the state
(ARB , 2010) . This sector was followed by the electric power sector (including both in-state and out-of-
state sources ; 24 percent) and the industrial sector ( 19 percent) .
Local Inventorv: Both the City and the County of Mendocino are currently preparing Greenhouse Gas
Emission Inventories and Climate Action Plans . To date, these plans have not been adopted and
neither the City nor the County have GHG emission inventories .
Potential Impacts : California is the 12th to 16th largest producer of GHGs in the world , producing
478 MMT in 2008. This is a fraction of the GHGs generated throughout the world , and an individual
project cannot generate enough GHG emissions on its own to significantly influence global climate
change. A project participates in this potential impact to the extent its incremental contribution ,
combined with the cumulative contributions of all other sources of GHGs , when taken together, is
considerable in its contribution to global climate change impacts .
Although a numeric threshold is typically the best measure for determining significance in CEQA
analyses , no agency with jurisdiction over the proposed project, or the area in which the project is
located , has adopted a quantitative threshold . However, on June 3rd , 2010 the Mendocino County Air
Quality Management District (MCAQMD) Air Pollution Control Officer issued new CEQA guidance for
the MCAQMD which requested that planning agencies and consultants use the Bay Area Air Quality
Management District (BAAQMD) CEQA Thresholds adopted on May 28th , 2010 (updated May 2011 )
to evaluate new projects. The BAAQMD's approach to developing a threshold of significance for GHG
emissions is to identify the emissions level for which a project would not be expected to substantially
conflict with existing California legislation adopted to reduce statewide GHG emissions needed to
move us towards climate stabilization . If a project would generate GHG emissions above the
threshold level , it would be considered to contribute substantially to a cumulative impact, and would
. be considered significant.
a) The proposed Project would not result in a considerable contribution to cumulative GHG emissions .
The operation of the Project would result in four additional employees in the expanded ED . The
relocated heliport is not anticipated to increase the number of flights that occur at the heliport. The
expanded ED and additional ICU beds are intended to provide additional and more efficient
services at the hospital to serve the current patient base . Any increase in capacity related to the
Project would be minor in nature . The new permanent employee parking lot (Lot 8) is intended to
provide additional parking for employees since the temporary lot (Lot 7) would no longer be used
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
69
- INITIAL ENVIRONMENTAL STUDY •
after completion of construction of the Project. The Project was referred to the MCAQMD for review
and comment. No comments were received regarding GHG emissions and no additional
information or studies regarding GHGs were requested by the MCAQMD .
Based on this, the Project would not substantially increase GHG emissions directly of indirectly.
b) The City of Ukiah does not have an adopted climate action plan . The City of Ukiah does have
General Plan goals and policies that address energy use which may reduce or minimize GHG
emissions . The Project would not conflict with any plan , policy, or regulation adopted for the
purpose of reducing the emissions of GHGs .
These same factors suggest the proposed project would not result in inefficient, wasteful or
unnecessary consumption of energy, and per the criteria described in Appendix F of the CEQA
Guidelines .
Mitigation Measures : None Required
Impact Significance After Mitigation : N/A
(Source of Information for this Section: Final EIR — New Ukiah Courthouse Proiect, judicial Council of California,
Administrative Office of the Courts, April , 2012)
MANDATORY FINDINGS OF SIGNIFICANCE
Potentially Less Than Less Than No
Significant Significant With Significant Impact
Impact Mitigation Impact
Incorporated
Does the pro'ect•
a) Have the potential to degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species , cause a fish or wildlife
population to drop below self-sustaining levels ,
threaten to eliminate a plant or animal community, X
reduce the number or restrict the range of a rare
or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Have impacts that are individually limited , but
cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects
of a project are considerable when viewed in X
connection with the effects of past projects , the
effects of other current projects, and the effects of
probable future projects)?
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
70
, INITIAL ENVIRONMENTAL STUDY
Potentially Less Than Less Than No
Significant Significant With Significant Impact
Impact Mitigation Impact
Incorporated
Does the pro'ect:
c) Have environmental effects which will cause
substantial adverse effects on human beings, X
either directly or indirectly?
a . The Project would not have an impact on habitat , plant or animal communities . The Project does
not include any habitat, fish or wildlife population , and is not known to include any cultural
resources and the Project location is not identified as an area of High significance in the City's
General Plan . In the unlikely event, cultural resources are discovered as a result of construction of
the Project, a mitigation measure has been included to reduce this impact to a less than significant
IeveL
b . The Ukiah Courthouse Project which has two possible locations ( Depot site and Library site) in the
vicinity of the Project is the only reasonably foreseeable Project in the vicinity of the Project. The
Courthouse EIR identified cumulative impacts. The cumulative impacts identified as less than
significant would continue to be less than significant when added to the impacts that would result
from the proposed Project.
Circulation and Traffic. In the Courthouse EIR, US- 101 NB ramps/Perkins Street is identified as
operating at LOS F under existing conditions . The Project would add four employees . This
number of employees would not affect the level of service or capacity of this intersection . The
expansion of the ED is not anticipated to result in an increase in the number of patients , but to
provide more services to the existing patient base and to improve efficiency of existing services .
Therefore the ED expansion would not affect this intersection .
The Courthouse EIR assumes that for the cumulative scenario (year 2030) , the intersection of US-
101 /Perkins Street is signalized . This signalization results in a LOS that is consistent with City
standards (LOS D or better) . As noted above , the Project would result in four additional employees
but is not anticipated to increase the number of patients . Employee vehicle trips may not utilize
this intersection and/or would not change the LOS or operating capacity of this intersection .
Therefore , there is no cumulative impact:
Cultural Resources. The Courthouse EIR identified cumulative impacts to cultural resources for
the Railroad Depot site and the Library site that were significant and unavoidable . These sites are
removed from the site of the proposed Project and mitigation measures have been applied to the
Project to avoid or minimize any impacts related to cultural resources. Therefore , the proposed
Project with the Courthouse Project would not result in a cumulative impact since the impact(s)
specific to the proposed Project would be mitigated .
GHG . The Courthouse EIR indicates that the Railroad site would result in a cumulative impact to
GHG since operational emissions would exceed the 1 , 100 MT CO2e/year threshold of significance
due to the vehicle trips associated with this site . The proposed Project would only be cumulatively
considerable if its construction and/or operation exceeded this threshold . The Project would result
in four additional employees whose vehicle trips along with short-term construction related trips
Ukiah Valley Medical Center
Initial Study of Environmental Impacts
June 2012
71
INITIAL ENVIRONMENTAL STUDY .
would not result in vehicle trips sufficient to exceed the threshold established by MCAQMD .
Construction and operation of the ED expansion is not substantial enough to exceed these
thresholds . The Project was reviewed by MCAQMD and they did not request any additional
information or reports on GHG emissions .
When the potential impacts of the reasonably foreseeable Project are considered with the impacts
of the proposed Project, the impacts would not be cumulatively considerable .
c . The Project would not have environmental effects which will cause substantial adverse effects on
human beings, either directly or indirectly
�
,
Kim Jordan, Senior � ner
Planning and Community Development Department
City of Ukiah
MITIGATION MONITORING AND REPORTING : AB 3180 requires all public agencies to adopt a
monitoring and reporting program whenever they adopt an EIR or " Mitigated Negative Declaration ."
The Mitigation Monitoring and Reporting Program for this Mitigated Negative Declaration require the
applicants to incorporate or comply with the Mitigation Measures listed in the document . The
Mitigation Monitoring Reporting Program Matrix is included as Attachment 2 .
Attachments
1 . Project Plans
2 . Mitigation Monitoring and Reporting Program Matrix
Ukiah Valley Medical Center '
Initial Study of Environmental Impacts ,
June 2012 .
72
. INITIAL ENVIRONMENTAL STUDY
Appendices:
1 . Noise Study prepared by Mead and Hunt dated May 2012
2 . Health Risk Assessment dated May 25, 2012 and Amendment dated June 15, 2012 prepared by LACO and
Associates
3. Temporary Heliport Site Assessment dated February 2012 prepared by Mead and Hunt
4. Geotechnical Report dated April 2009 prepared by Chandler Koehn Consulting with Update Letters
Resources Used To Prepare Initial Environmental Study
1 . City of Ukiah General Plan
2 . Ukiah City Code
3 . City of Ukiah Zoning Ordinance �
4. City of Ukiah Noise Ordinance
5 . Noise Study prepared by Mead and Hunt dated May 2012
6 . Health Risk Assessment dated May 25, 2012 and Amendment dated June 15, 2012 prepared by LACO and
Associates
7 . Temporary Heliport Site Assessment dated February 2012 prepared by Mead and Hunt
8 . Geotechnical Report dated April 2009 prepared by Chandler Koehn Consulting with Update Letters
9 . Draft EIR — New Ukiah Courthouse Proiect, judicial Council of California, Administrative Office of the
Courts, October, 2011 .
10. Final EIR — New Ukiah Courthouse Proiect, judicial Council of California, Administrative Office of the Courts,
April, 2012 .
11 . Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996
12. Hazardous Waste and Substance Sites List from California Department of Toxic Substances
13 . Discussions with the following City staff and Agency representatives :
A. Chuck Yates, Fire Marshal
B . David Willoughby, Building Official
C. Ben Kageyama, Senior Civil Engineer, Public Works
D . Jimmy Lozano, Electric Utility Department
E . Tim Eriksen, Public Works Director/City Engineer
F. Trent Taylor, Administrative Captain, Police Department
G . Phil Crimmins, Caltrans Division of Aeronautics
Ukiah Valley Medical Center
Initial Study of Environmental Impacts '
June 2012
73
� �;ttachm�nt #
, , ..
'i . � � � ����' �� I�' ��5� a �� � � .
� r
PROJECT DESCRIPTION � ��'e �'�r �' � �� ��� ``
UKIAH VALLEY MEDICAL CENTER � �� � � � Q � �
Ukiah, California
APN 002- 193-23 ���, �� ��;,��.�
002-160-08 t�t ���^�^���°�� �1:��=��
The project site for the Hospital Expansion consists of 8 . 8 acres along the east side of Hospital
Drive, one block north of E. Perkins Street. The site, which is zoned Heavy Commercial (C-2) is
currently occupied by the Ukiah Valley Medical Center campus. The campus includes the
Hospital Building with several associated support buildings and the Outpatient Pavilion. Parking
is located on all four sides of the buildings . A new addition to the Hospital Building will be
constructed on the west side of the existing building along Hospital Drive where the helipad is
currently located. Parking for the new project will be constructed to the west of the Hospital
Addition. A new employee parking lot is proposed on the north side of Hospital Drive to the east
of Hamilton Street. The parcel for this parking area is 1 .40 acres and its APN Number is APN
002- 160- 10 . A temporary helipad is also proposed for this parcel . The helipad will be in
existence during the construction period of the new Hospital Addition. An existing parking area
for employees grew out of a graveled area located on a parcel located on the north side of
. Hospital Drive to the west of Hamilton Street. This parcel is 2 . 60 acres and the APN Number is
APN 002- 160- 13 .
Buildinp Addition
The proposed project consists of a new 25 ,260 sq . ft. one level addition in front of the existing
68 ,700 sq . ft. hospital building. The existing Hospital currently has 50 beds . The New Additit�n
will house a nineteen position Emergency Department and an eight bed ICU/CCU . A penthouse
for HVAC equipment will be constructed on the roof of the New Addition along with a set of
chillers which will be located behind stucco finished screens. In addition, a Helipad will be
constructed on the roof to replace the existing on grade Helipad . Revisions to the drives and
parking will be made to accommodate the New Addition . The Ambulance Entry canopy will be
stucco finished to match the adjacent building. The ED Walk-in Entry canopy will be metal
finished to match the adjacent Outpatient Pavilion. A new emergency generator and transformer
are proposed east of the new Ambulance Entry with a buried fuel tank in the yard to the south .
The area of the site that will be disturbed by the proposed construction is 1 . 33 acres.
The exterior colors consist of three colors coordinated such that the base and head of the exterior
walls and the main entrance surround are conducive with the composition of the existing patient
pavilion . The exterior of the building will be colored stucco with solar cool bronze glass
windows with clear anodized aluminum frames to match the existing hospital and the adjacent
Pavilion. The new addition will be a three color scheme consisting of the Entry Area of Leafy
Lettuce (light green) colored stucco and the rest of the building and penthouse will be Hawaiian
Luau (beige) colored stucco on the bottom and Off White colored stucco on the top . The stucco
tinished screen on the roof will be Hawaiian Luau to match the lower portion of the penthouse
and the air handlers and chillers will be painted Off White to match the upper portion of the
penthouse. The two canopies are coordinated to match the colors of the adjacent buildings . The
emergency generator will be painted Off-White to match the existing building color scheme .
The roof of the existing building is white and the roof of the proposed building will be gray to
avoid glare to helicopters landing on the rooftop helipad.
z/za/zoiz
�
. �
��
�Y
New Parkinq Lot
A new employee parking lot is proposed for the 1 . 40 acre parcel located northerly across
Hospital Drive and to the east of Hamilton Street. This lot will allow for adequate parking for the
Medical Center complex . It will replace some employee parking occurring on a gravel lot across
Hospital Drive and to the west of this parcel . The new parking area will be heavily planted with
trees and the storm drainage will incorporate LID techniques such as vegetated swales . A
temporary helipad will be constructed in this parking lot during the duration of the construction
of the Hospital Addition.
Temporary Helipad
The existing lot north of the hospital (identified as Lot 8) will be the location of a temporary
helipad to be used during the construction of the new Hospital Addition, until the new rooftop
helipad can be opened. Patients will be transported from the helipad to the Emergency Room by
an Ambulance that will be stationed at the Hospital . .
To accommodate the helipad, the surrounding area will be modified by trimming trees and by
adding warning lights light poles in the adjacent Home Depot parking lot. This is shown on the
attached Temporary Helipad Exhibit. The owner of this adjacent property has been contacted
and has agreed to these modifications . A new parking lot will be constructed at the same time as
the temporary helipad, but this lot will not be used for parking until the helipad is moved to its
final location on the helipad roof due to potential interferences between parked vehicles and
helicopter traffic .
A report on the temporary helipad including a discussion of the alternatives considered is
attached .
Landscaping
The existing hospital site has 97,360 sq . ft. of landscaped area or 25 .4% of the site. The
proposed hospital site with the new addition will have 81 ;220 sq. ft. of landscaped area or 21 . 2%
of the site . The existing landscaping that will be lost consists of 18 , 136 sq. ft. of grass area
around the existing at grade helipad that could not have any other kind of landscaping due to
interference with the operation of helicopters . Because of this, the current site has few trees
along the Hospital Drive frontage and in the Outpatient Clinic parking lot. In the new design,
five tree islands have been proposed in the new front parking lot, which with the end islands will
allow the addition of seven trees along the street in front of the new addition. Five additional
trees will be added to Hospital Drive in front of the Outpatient Clinic . In addition, the Hospital is
proposing to add 6 trees in diamond islands (similar to those in the North lot) in the existing
parking lot in front of the Ukiah Valley Medical Center Outpatient Pavilion to enhance and
upgrade the site ' s appearance from Hospital Drive . Although the proposed area of landscaping is
less than the existing condition, the rooftop helipad allows for more variety in the landscaping
than currently exists along Hospital Drive and the front of the site. A landscaping plan for the
new Hospital Addition, the new parking lot, and a comprehensive landscaping plan
encompassing the entire site is included .
2
� r>
t�
I
Parkina Summary
The parking on site is scattered around the site to serve the various functions of the Hospital and
the Outpatient Pavilion . A summary of each lot before and after the construction of the proposed
addition is as follows :
Existing Proposed
� �aces H/C �aces H/C
Lot 1 : Northeast Lot — Main Hospital 84 - 84 -
Lot 2 : Back Lot — Main Hospital 39 - 36 -
Lot 3 : Back Lot - Outpatient Building • 37 2 37 2
Lot 4 : South Lot — Outpatient Bld. & Emergency Dept. 80 6 80 6
Lot 5 : South Lot - Emergency Department 9 7 11 6
Lot 6 : Northwest Lot - Main Hospital Entrance 29 2 28 2
Lot 7 : Existing Temporary Hospital Parking 120 - - -
Lot 8 : Proposed Hospital Parking Lot - - 119 -
Total 398 17 395 16
Total incl . H/C 415 411
Required Spaces (Ukiah Municipal Code Sect. 9198)
Outpatient Pavilion
1 space per 200 sq. ft. of gross leasable area � 16,300 sq . ft./200 = 82
Hospital
3 spaces for each permanent bed
50 existing + 8 proposed = 58 beds 58 beds x 3 = 174
Sub-total 256 spaoes required
Emergency Department
3 spaces per bed *
19 ER Stations 19 beds x 3 = 57 *
TOTAL * 313 spaces required *
* This calculation is by request of the Planning dept. and is not in the Zoning Code .
During construction, all of the existing spaces will be available for use by the hospital except
spaces in Lot 8 . Lot 7 is an existing chip & seal lot that has been created by the hospital for
employee parking and will be used for the duration of the construction project. Lot 8 is a new lot
that will be constructed at the beginning of project construction to contain a helipad to replace
the existing pad in the construction site . After construction is complete, the helipad will be
opened on the roof of the new addition and Lot 8 will be opened for employee parking, The area
where Lot 7 was located will be used for other hospital projects in the future .
The total number of spaces available at the conclusion of construction exceeds the number of
spaces required by zoning. The number of accessible spaces provided is 3 . 9% of the total
parking required, which exceeds the requirements of the California Building Code .
3
� ia
I
l
Site Density
The Hospital site is located in Airport Overlay District B2 , the Extended Approach/Departure
Zone . This overlay District has a site density requirement of 60 persons/acre .
One person per bed = 58
Number of employees (Max . shift) = 325
383 people / 8 . 83 acres = 43 .4 people/acre (<60 people/acre)
One person per ER Station = 19
402 peaple/ 8 . 83 acres = 45 . 5 people/acre (<60 people/acre)
Siqn Plan
A sign plan for the new Hospital Addition is included showing the location and types of six
possible signs . A new internally illuminated Monument Sign is proposed along Hospital Drive at
the main entrance drive to identify the hospital complex. A small internally illuminated sign is
proposed along Hospital Drive at the emergency entrance drive to direct traffic to the emergency
and ambulance entrances . An illuminated sign will be mounted on the Emergency Ambulance
Canopy to identify the emergency department. A Building Identification Sign is proposed on the
west face of the new addition to identify the Hospital complex . Two possible donor ideritification
signs are also proposed on the west face of the new addition .
Lightinq Plan
A lighting plan for the Hospital Addition has been included. Three eighteen foot high area lights
will be provided in the parking lot along the west side of the new addition. One sixteen foot high
area light will be installed along the ambulance drive. The area lights will be LED lights and are
compliant with the International Dark Sky Association requirements .
Noise Study
The noise in the area is defined primarily by vehicular noise along Hospital Drive west and north
of the site, as well as traffic through the site. Further to the west is a set of train tracks with their
associated noises . To the east is a commercial shopping center. Due to the nature of the . use of
the site as a Medical Facility, on-site noise is created by emergency generators (used very
infrequently), mechanical equipment, and ambulance and helicopter activities . The noise
standard in the Ukiah Municipal Code, Division 7, Chapter 1 , Article 6 sets the limits on exterior
noise to be 5 dBA above an ambient leve] established as a minimum of 65 dBA from 7 AM to
10 PM and 60 dBA from 10 PM to 7 AM .
4
�
1 .
�
Submittal data of the 600 KW Emergency Generator (Generac SD600) and the soundproof
enclosure (Global Power Components Model GE-A4-600-Drop) is attached. Use of the sound
enclosure will reduce the noise level from the generator when running to less than 65 decibels 10
feet away from the sound enclosure. Calculations are attached indicating the noise from the new
generator will be 55 dBA at the property line in front of the Hospital . If required, an a more
detailed overall noise study will be prepared by the Hospital and submitted at a later date . �
The proposed hospital expansion will not generate significant noise impacts or cause existing
noise levels to increase to levels that exceed established noise standards .
Noise from construction activities associated with the hospital construction would occur on a
short-term and temporary basis . Noise associated with demolition and earth moving activities,
building construction, and parking area construction will vary in noise level according to the type
of construction activity and its activity level . Earth-moving sources are typically the noisiest with
equipment noise ranging up to 90 dba. The closest residence is 620 feet from the hospital
construction area, so the ordinance restrictions for construction within S00 feet of a residence do
not apply.
Prolect Approvals
This project requires a number of approvals from different agencies :
• OSHPD (Office of Statewide Health Planning and Development) issues the building
permit for the project. The initial submittal was made prior to the end of 2010, so the
governing code is the 2007 California Building Code. The construction drawings have
been submitted and are currently under review. A letter from the city stating that the
project has received city approval is required prior to receiving the building permit. A
sample of the required letter is attached. Inspections and approval of the hospital
construction will be performed by OSHPD inspectors .
• City of Ukiah
� o Review by the Uk 'iah Design Review Board was not officially required for this
project, but the project was presented to them on June 9, 2011 for their comments on
the design.
o The Ukiah Planning Commission conducted a preliminary review of the project on
May 25 , 2011 . Final review and approval will �be received after staff review of the
submitted documents . After this approval , the letter for OSHPD will be requested .
o California Environmental Quality Act (CEQA) review of the project will be done
with the city as the lead agency.
o Grading Permit for the site work outside the building will be issued by the city .
o Ukiah Fire Marshall will review the plans and issue letters and forms to OSHPD
certifying their approval of the plans, including fire hydrants, vehicular access, Fire
Alarm Annunciation, and Fire Sprinklers . A sample of the required letter and forms
is attached .
• The North Coast Regional Water Control Board requirements will be complied with. A
Notice of Intent (NOI) will be filed to allow discharge of stormwater during construction
5
� In
J
per the National Pollutant Discharge Permit (NPDES) . A Stormwater Pollution
Prevention Plan (SWPPP). will be prepared to describe the steps (Best Management
Practices BMPs) to be taken during construction to minimize the runoff of sediment and
other pollutants into the city' s storm system.
• The Mendocino County Air Quality Management District will issue a permit during
construction for any diesel engine over 50 horsepower, i . e . , the emergency generator.
• The relocated Helipad requires several approvals.
o The Federal Aviation Agency (FAA) will review and approve Form 7480- 1 Notice of
Landing Area Proposal to evaluate interferences to airspace of other aircraft. This
review process is underway.
o The California Department of Transportation (Caltrans) will review and approve the
details of proposed helipad construction and issue a ,state heliport permit. This review
process is underway.
o Approval by the Ukiah City Council .
o Approval by the local Airport Land Use Commission.
• The Temporary Helipad requires approval by the FAA and CalTrans . Discussions have .
been held regarding this site and review of the plans is underway.
6
� ,.
f
.
ASSESSOR ' S MAPS
z/24/2osz
J Ut "
� Q WZ
p 7
� s �
K
� �
N � � y � � � r'
f Q T m � � r �. {`-'
� � 0 z �n � 3 '= N � ��- J {_ �.,.r-'�
NQ� K � h � w 0. � �w � �
Q I�` � � a z 4 � � " �� N . .
-1 a a
@ � � � J q � � o OQ� o u,Q �
�yV} U � � � � N � Nn
, � � s �
Z�
o4v .�= U � � xo � �JZ
� ��Q'= rj� �¢' z0.' u�1pw , aK0 °i
U1 � �:. a � >� z � � a � °' N aoo ,W
t - , az � �
� W ���� 0 p F a � � N � � wrua. ; E-
r , �QhOx � q1 ., J x ;� � QWN �
�.ld�� } V � azZ � z �. W w � �W �, �
� O I- Q � a � r71- �'li�di� i _ ... - ._.e�-�_ . WI . (�
t� t7UQ ° � � uwi � � Q 7 wc�a ...- — 't" �-- :___..-'!3 p6 �stc�'tl�u � • tU t�� 12.
Q ZtQ Z � z � U ' �al� ° ,k ' __ -.. � .. _ 'l.� -�N�"'�2�N`�`d�$ ��. . �� �� ` Q
uj 4)y, IILi __. �- � •� `� -
� , e �- _ , v7; �� ,
� m+�J f".� '�) �.._- -_ - ' -- •._ ���..� ' ' , � Q 1 �
l' � ` _ .f•l 1�Ze��i _r . � W� '
� .$!" - - �%_ ^��` - � � Q cR� 1
; � -- - �� �a � ._ __ - �e s.- � i I � � �
._. _-- -- ` _�N �►?��d� -�� � - � , , � �+n l
..��zi�`'--- _� _ _ -� a�o � _ � � Y � i + •�Q
1 , � � : Zm
-r-- - ; 1 , a � �
t � ' ° � SL� � ��. 1
; ; g � �
` ' �;ezs . ° ` 1 b d j cq ' 1 �
y ',�q Mc� • � '" � ' QO GN t
, � 4 � - � , � � � Q�� �, 1
'� � 'f �i `° � � ,�t�d. 1�, �0 Y 1 'i
, �, � � a yy � 'Z o '� 4 � t �,
`•; �Q i Z � � uQ � � r , eL. Q�
t O0 O ('� � � + . � Z� 't �f
� Q �� � � ':.
� � 9 � ��, ��. ��„� � "1 , �c g5 e� , ; Z�
'1 N � � � � '�� oae� ��•' j � �w
�1 �r�4 �' ei� " � Z Q
a
' ,£±i.9 � ,1 0 .
__r . 1_ So E � . � �
, o � z�
� �
i , ; � ��,1 . �� � Wc
I ; � � °; �, a FQ
, w
; �. � -� m mN
m `; Q �
� ± 1 � �4 V L�.. m'�
� N 0 og
I �y. � ; I. �' a
� �; ' � ' � �a
' � �
I .
I Q ; � i � , �; Q ��
i , o � � �Oza
f N I ',
� i : N 77�;
� .� I ' N �o ' , _...�._... ,..
I wy l,'t` t1+ .. ��
� I t � � b�l L � ,�
� P 4, . .,. . . � .
� � �� , ' �ey , h��:�/�� ,' ' ��:`�Vi `��
� {L` u Q � ;,.� �/ti, �:., � �' •'i �
� n }1/ tn �'� h i":.0 ..' '� �. L.
(� e�' I L4. � 1 ud � ',:: . �
cn � .,� y . I �1
li. � � � 1 h l Y~. � :�I .I i.'. 1 f� .
� � � � (Y- '�Jj ' Z � :v � �
�; �� - � a W �'~; �''a.;�t�;,„` "�� .%'Jf �c
N � `� ,; �''�:.'.::... .• - ��
p --- , �� � � �
ty' o��' wc
F � _
� �s � ' � JUF ��
,.i • r
Q � 'N'ca .o � �^ ;� - KQQ �u .
� '
V I� . •� N � � - (� � � ��- Qf
�d � d6' � (1;,�; � y�Q � E
N � N � ; � � � � � �� . �
I '�t � r I , � 4F ,
� ,
��,j � � ;' , �Q �otv.��� Z �; p�� Jtj
l� �� r` Um � � �z� 0!
� �t- � � : j � � a }Nr (
ai cra ,t�ea �. �r2 � er. .s¢ � m Q - `; �j j >�
i N a j �'Q� Z �
C � ; V N � � �
; y =� � �' r _ �p� 5 : .
� +
.. , . � � �
� y` _���� ` 4 �� N r - . .,, 4 �,� �
� - - '� - - K - - 74 - _ �daraaa�avu �3* _ ,� ' � ^. (;T6�c) � �+ t (�
� _ — — — �j/•%l ifi IN/:F�/[R:b73 � . ~ � q �4 �
N � ' � - � ' � � �C � � �
E ''
� , a { � ^ � � �1; 1 ' � '4j � �
w � 1 �
z �°,�'i fOf `
� ' 4- O
� - 1�, a �
m a 1'\3 , � �
N •� �
� a fP�i1 1�
Ny � �p � � �; '. .O � t V
� 4 O A P �1 p � . �.'Z � 'n �. � t .
� .
O O .. � 4 r, I ����� . � .
� � w � � L � � � � • .
M M ° " - l' . � . t� - .
� w v °e ^ � � 1 . ..r� q '�'� .
, � $i . � . �IfY'➢ , �j � 1 ` , O �
no M 3 . , �, � „y h �s $ � � _,q s
aI `a
� !w } � '4 �� ,' . . y fi � ti . � Zb . . .
v� �+
\ a T. a' , . .. . � „ '+ - � � \ . y . �T�.oF .
t
. � . . . ,t� ' ��.M � �J'�87 ' , a°` _L'��,I, t �� '�'« .
O � �_ '
i � L L� 1 a � .Q
M D� ti � � � �°
ee�a-en � � , ��' r o 'E _
sP��l � �1 � E . a c
Ho � . . � ! , 1 �$ ��
° ' � 1 .' . � g =
a r �
� n � , C
�.� �
� I�- � �3� •' ry A1 a
M .. t P •Y�`I 1 � . .
V) a ' Q N , �� j
k �N m lrt�'61i) . . , "
� u
� a = � . o
� � f
a � � „ � n� le� Y - '" �� � :! : 1 I£O - f
a� ` _ � - � � ` � » vae ��N � �i.
� . - _ �: �� . -
- ' �aoes/�a � �,/�' �� .a � �k/O-£
� r .' _ � � � . r .�. I�. �q:
, dI _ _ .. � _ - �� � . Il ��. ' �' . 1��u
� - -' � w ^�/ 1 O .
; _`—_"" - O . l,��y ' ':;� 't�� N
i p, i I. "
' $ / � . . 1 `I . .
o I � � �q3, �
� �� 'n 1 O ' � � p'�!k
e �te M t'g, � .r � � ' �s, �w,
�� •ui � Oirx � � _ _ — _ _ �
�= - - � � �— St. p � Q .
� �--- MOSOR "� t _� . ��(Y� _.— Q o
r — _" � s� a.te �s , 's t
a� rs�.re ,.
� �, a+ sr.os . ° .
b y � �� � 4 � � O °` �
^^i Q 7 �b �' IlO 'A. � 1 $� e . 9' !! �e � V . ,�
�'' q � N . � v � i � .� , � O �i � Z tO r � - .`e�$ , .
�'1 sBdY . � �
� CNi _ 1 i � _ � � . . . h a 4�
.� �7 � ~ g � ` � r . ^ 7r ��a�.1� p�.tt y y , O �?8 .
� y� �en. . swe+' . „
� � Q �� • . rs;:m t
� � t � � L 1 1
y � 'i
Q A � tOd[9' I gO "� ` O '` � y; �,NZ
.p. .V 1 �' � � � � f� � f R � >
V �j � '� v °
M. � � � , ' u
1
•� � � � u �
�� � (� ' ' ' ' Q ' ' IO. � ' . B7.H' . 1` � ' .
UQ � \ � � " � C 1 W .
O O � 4 E � �°-
� ,C ` i 'ipy' �1 - Vl O '$l
' O .
h �
� � Z �l ^ . ;�Q w O � N . M �1
I �O _a -
i �•�' ., '0
P °
� " � Sr. _,�._---"
t � � J� x ^ e ar' 28h
1 � � 1$ ' �'p� O
t � � ' /,lain ry
1 � � � 317 1°�'�� �
�J I � � � � �
f O
J O � � � �
M � o
�. � 1 � .
;
� �
� _
� '
. .
o°
� �� ! � � �
;/ ` � !' � �°
N � �c p �
�Q �
-y a ,
� � y � U
q o �
�
.� J
� � v°
M � � �
O � �
m Fy � .
� � # .�
0
M
i ,i6YJt ��%S
S60.16 � � ' �96.)1'
'
h
M •
\ Y � � '
� '
M
. z+r �.
,,,.o. , .� � � o
I Hvmillon S��eel 'a 4
o `
b � 0
y11. I °' '
I07.0 b
^` h
i ` O A .
V d , A
� `� C
� � � rn
z . � ,
� �
1 Q �
I � `
J „ � .
i 4 O � ' 278
I o h
. IfQ� ���YQ
� NosP
�
� i �
a � � �•.
' y
Q �� 4I ti
u � � c`y q �
' � o
4
iS00•0�
/36.0'
b �• � �iy%
Of+ •
n � `
a= N µ' PAR
b
y07.50 �
�i ��
LIGHTING CUT SHEETS
2/24/2012
--- _ .. __ . . . - -
• � �. . . - =�u � � ,
--- — —_ _. .-- -- --- - ------
-
�3416883 . �' NG - - --_---_.._-- Page 1
_ _ _.__ ___ _ _ _ .__ :
r p �
�
' 2 t - i �. k * .
7 c'�i �• "''.{, 3 a �
� 'St4'��,d �t x. i X , . . . . . .
;.*y k,�.�' a E . . .
� #i y f
' z �� r��t . ,g�i . . .
a _
ni, d����� Y � ; ?,s t ` } .
, � �� '� >� � s . a
�,�� :� � �y: . .
Frri �
� . 5.. T�t*lF d^• t � '.
.
. ,
'�y �R� "^-X 'n�f > . L > . 4 .
iF k �.�>S� I
{ �Sh't �"� 4 J $
z � � ��x>+ : :y .
�t y Y w
��{'�1f��C��E7 '3"� y .� I �, . . .
}�j� t� \
� '°v �"`"s'" a�t''At�`� ° v ' - . .
t x � q , ., �.' �' ' . . . . . . . '
x a a
'f:.t✓'".�.. r r t
.;,:',?�i.ti
� f
� `�.:
? " 2 ? U � "'C O `� O ��" C . .
; : ti O 1G, • T� O� O �p s.� �J�
'�� ., F � � N C � ' IT N Qi � .
�`} ` � s r`a o w E '� v�
di -'�:. a � � L N a �
�
�3? a � � � � � E —�°� � � �
�a. f (� � v ,N c � � w � � ��'c
� W y � CU 7 a � � m LA. � . .
��
t�V L N r�o �°, o o � � �u v : v
ir ' . � � m cr � � w v
� ��- � J � C � � � N � c C +s+ �
�:a � N y � p � Q� " . N
g� �= d E w }+n E ``�' � '�- o° '� c
o v, m � v
� u � a � ' � E �' o, v � a > � m
` ° � � o : c � -v .c r�o � .o � � �
w�' .�./ � � 'N' � r�o � � � ° o ` °'
N ; _ '� v Q, � E ,Q r y, a o
sAg � � � - T� o c � � � i., � � �
. � m ',� '� ,� �� q �, ° ,a `°
cY. . C 7 � , O .D tj �- L
. �' >.' = o " '^ a` ro . �' �n ,�
' � � S' o� ct � � ^ � � ° � '
c � � � - �' a � � {� '� N �v c
�r .� �-- u. .�+ c
'�' 6 � i� m . � .Q� O Y v U � i'L-+ '� C 'D
L �] � � � L f0 'O � p C .0 � :v �
�". O �= . U 7 'C 17
�' ¢` '' � i.�+ � .° n °' ° c`i a .� v e � �
�, � � � •°-u °' ra m v Q � ., v � u� c
��: � !7 � Q u L Q' Q � v- .a O u� O
E-?'s. i � � C� �. O • .0 ,� `� 0 � KL i''
� � ,� _ `�—n � � t� c v � ? `� .
ro Y ai
} .
W � � 0 O. . ,L v N '.� L � . E/1 C �
; : J v ai a � �n > o aY . �
�;r� Z� � � +� Q�1 o ` � N �' � � � E
{�', �/� � a C fv0 C � d 'O .�7 J n Q .t�.'
, .� i� �y CD J� f0 � �y � �D � N
., � � � � � O � � 'p C � � L a C p � Q
4�
.,0=: � Q C - Q� y, 0/ y 'S7 �'' Q� . � ;4,� F- � .
;� , D -o o t��' � � c� c+ c r`n a�' � E �
� F L N L U
0. ^ • C .� E N o L a � rtl dl ++ u- �
i� � O O O � � Oi �0 � t`. h N 'O w
lL > t� .t] 0/ _ YO C � � � _ �
� / ¢ � Q � � � ' -
! ' O ° c w E o n
tu, �, u � L Q s o a v a ,�. � 'c �,t
�, .r L Q. ���� m '� � � Q � � a
�� �� o a , � . � a � �, �, � �
� , ot � +' .� cu. cia
�: 6j� ,� �� �, � _. _ �
�- v ,L . 'a� , ;L o
.� p � � � � o a a
� � a �� � �� � = wn � �
p4, -� ° �� s n •
r� I-I � �' � ? �- a
�; � �J � � � C�
b; � :
o tl V
( �
a` . � a •,� o ' > � 0
W Gl O �
� O L �. li +' ' a �
N V �
� � � W � �° x : s ° ,w
G m u •r m m •`. ; .y' a � L
� - p o � m p, i ; (n � Q,
v
° m � m s v � °' ! x F?� .a
! a �= � o w � .� . D � i �
V =
97 ' '�, � ? �O .'�o' � � v -: d a
'd rfl tn a a ti� U o ? � � �'
;�.i �. . �. . . . . . . . .. . . . . . . .. . .. . . .
? E
, i + ,.
-iF r� JF � . 3 � . '
°k^ Y� "i � . f
��}���:� TQ h :� 3 � � . � .
� � � 1 �
�c�' u �h I -j � 4' F . . . . _
�' Y ��} Flk A{ t � �
a £' ! '
� a
� k4 ,�;{x txi� ; > r � i .
r �, z x � .9 t e : x 5 � t , �
�: � �� iryJ �' � � .
/ �.: %� 4,5sA . .
�k} �U� : j � 4 . . �
4 :� � r �i
yM
�
1 �4 y
i
�: � �� � �
�ob:
Type:
Notes:
� Form 10 Round LED
Page 1 of 3 CA / MA Arm Mount
The Philips Gardco arm mounted Round Form 10 LED produccs are cutoff luminaires featuring LED arrays. Round /– ��
Form 10 LED luminaires provide performance excellence and advanced Philips Gardco LED thermal management / ��—{ i
technology. High performance Class 1 LED syscems offer the potential for energy savings up to 50 Y when compared � �� '
�o HID systems. Housings are one-piece seamless spun aluminum and finished with either Architeccural Class (___.______ _ _ � I I
=_�-'—� i
1 anodizing , wixh hardcoac, fade resistanc, eleccrostatically applied TGIC polyescer powdercoat or polyurechane. �__ ! � I
Luminaires provide full cutoff performance. � �
� �
�
PREFIX MOUNTING DISTRIBUTION LED WATTAGE LED SELECTION VOLTAGE FINISH OPTIONS
MA17L 1 3 160LA NW UNIV BRP
Enter the order code into the appropriate 6ox a6ove. Nore: Phllips Gardco reserves ihe right to re(use a wn�gwaUon. Not all combinaUons and configuraUons are valid. �
Re(er to notes below (or exclusions and limitations. For questions or concerns, please consult the (actory.
PREFIX MOUNTING DISTRIBUTION
Availabie in 70LA and 85LA 'LED Wattages Only 1 Single Pole Mount 2 Type II
°' " ' 2 Twin Pole Mount at 180° 3 Type III
CA17L 17" Cylindrical Luminaire LED - ConstantWattage Z@90 Twin Pole Mount at 90° 4 Type IV
CA17L-DIM 17" Cylindrical Luminaire LED - 0-10V Dimming
MA17L 17" Semi-Spherical Luminaire LED - Conscant Wactage 3 0 3-way Pole Mount at 90 0 5 Type V
MA17L-DIM 17" Semi-Spherical Luminaire LED - 0-10V Dimming 3@120 3-way Pole Mount at 120
4 4-way Pole Moun[ Type 11,7ype 111 andType IV optics are field rotatable.
Available, in '110LA and .160LA LED YVattages Only ' TypeV optics (eature uniozed lens. ,
CA22L 22" Cylindrical Luminaire LED - ConscantWactage
CA22L-DIM 22" Cylindrical Luminaire LED - 0-10V Dimming
MA22L 22" Semi-Spherical Luminaire LED - Conscanc Wattage
MA22L-DIM 22" Semi-Spherical Luminaire LED • 0•10V Dimming
Revofrt Kizs (or exisUng Form 10 Round iT' and 22" HID luminaires are availoble.
See Legacy LED Retroft Kiu Submittol Dato SheeC(G200-11) (or Retro�it Kit in(ormaUon.
LED WATTAGE AND LUMEN VALUES
AVera e LED Wminaire IniNal Absolute Lumens'�' S�is of Lumen Data : PhowmeVic tests per(ormed in
g LED . T „ compliabce with IESNA LM 79;ertept where otherwise�indlcated
Ordering System .. Current � � � �- � �� � o e's ' �" ' � �; '
Selection °
Code Wafts� (mA) ; TYPE 2 TYPE 3 TYPE 4 TY.PE 5 f Wattage may vary 6� +f- 8%due to LED'manu(aawer forword
='vohspecificptlon qnG.ombient temperuwre. Waitage sbown is
� � CW 6,517 6,735 6,568 6;438 m!eiage for J 20V'through 2771! mp�2 Acttrnl wattoge riiay yory by �
70LA 70 350 an pddrtlondl +!- ip� due m ocwaNnput vohoge. ; _ ; '� -�
NW 5,938 6, 124 5,989 5,674 2 VoliSes shown nie (or lumitttiires vntiiput the HS eutenmal sh(eld '
GW, �- ; 7,860 � ' 8, i 14� ���� 8,342 8,?AS �� opuon;Terts are in.'process jor luminaires:w7b rhe 'AS bpUon
85LA 85 35� � and WWlumuwiiPS CpntocfGa�dcoa Iicat7ons h�l� scom '
, � � `� � N W 7 468 � , 7;697 � . 7,A9 i . 7;323'� . - , : hP. .. @p ' P . ¢ : �
CW 9,862* 10.089* 9.841 � 9J58* 3p LF.D arrays (eqture LEDs�' tliat prw��rde(ro pl O�to �130 lumens '
IIOLA I10 350 �
NW 9, I 32 9,342 9, I 12 9,036 per w,"att when apprated ot 3S0 mA. Lumen volues 6ased on iests - I
CW � �� � 13,722* Id, 145* � �;' 13,825* ' I3,786'�, �� herfarjneG �n compliance widi :lESNA iM-79: � �
* Maiked "values aie scaled rom NW tests''on ihe same iuminaire.
I60LA I60 � _�530 - ` � ` . ' � - �� . f
' NW = 12,706 13,097 1,2,801 12.765 _
LED SELECTION VOLTAGE
CW Cool White - 5700°K - 75 CRI UNIV 120V chrough 27N, 50hz or 60hz
NW Neutral White - 4000°K - 75 CRI HVU 34N through 480V, 50hz or 60hz (High Volwge Universal)
WW Warm White - 3000°K - 75 CRI
1611 Clovis Barker Road, San Marcos,TX 78666 pH � Lf p�
(800) 227-0758 (512) 753-1000 FAX: (512) 753-7855 sitelighting.com
O 2012 Koninklijke Philips Eleccronics N.V. All Righcs Reserved.
Philips Gardco reserves the right to change materials or modity the design of iu product without
notification as parc of the company's continuing product improvement program. �� � D �O
G200-024/0112
��`� Form 10 Round LED
Page 2 of 3 CA / MA Arm Mount
FINISH OPTIONS
BRP Bronze Paint F' Fusing
BLP Black Paint LF In-Line/ln-Pole Fusing
WP White Paint PCS•" Photocontrol and Receptacle
NP Natural Aluminum Paint PCRS Photocontrol Receptacle only
BRA BronzeAnodized MF' MastArm Ficter
BLA Black Anodized PTF2 Pole Top Fitter - 2 3/8 - 3" Dia.Tenon .
NA Natural Anodized PTF3 Pole Top Fitter - 3 - 3.5" Dia.Tenon
OG Optional Color Paint PTF4 Pole Top Fitter - 3.5 - 4" Dia.Tenon
Speci(y Opuonai Color or SPR Surge Protection for 120V through 277V Input
RAL ex: OGLGP or OC•RAL7024. SPRH Surge Protection for 347V through 480V Input
SC Special Painc SPRA Surge Protection for 120V through 277V Input meeting ANSI C62.41 .2
Speci(y. Must supply color chip. SPRAH Surge Protection for 34N through 480V Input meeting ANSI C62.41 .2
4. In Head.
S.Availoble in CA Sryle only. Not availo6le in MA Style.
6. Not availoble in 480V. Provide Speci�ic input vohage.
7. Requires 2 3/8" mast orm. Not avoilable in MA17L
DIMENSIONS AND EPA
MA CA
-- ----------- -------- -f
i �-------
,-:�- , � � --r
, _ , ---
; , �
D { B � � ;
' �; i � ; 5 g
' �� -------- ' -�--i- � --- ---__-----
; ,
I
. :'vr�>ri-�z���ur:_�vrrrs-r�<r�rrs:�_�zn ' . - ._ r.�....�..�a..-......_a�._-...�...-e-�.�_...+c�
i �
"_"1
_„ �
C _ I
� . .. . .. . T . . . . ... . ..
__ _ A -- C ------�--------- A ---
Avg. Av
MA Style EPA Weight CA Style EPA Weight
Size A B C D Single Twin Quad Single Size A B C D ' Single Twin Quad Single
MA17 17" I I " 5" 5" .8 ft' 1 .6 ft' 2.3 ft' 27 Ibs CA17 I7" 8" 5" 5" J ft' I .5 ft' 2. 1 ft= 27 Ibs
43. 18 cm 27.94 cm 12.70 cm 12.70 cm .07 m� . IS m� .21 m� 12.25 kg 43. 18 cm 20.32 cm 12.70 cm 12.70 cm .07 m' . 14 m� .20 m� 12.25 kg
MA22 22" 14" 7" 5" 1 .3 h' 2.7 fr' 3.7 ft' 40 Ibs CA22 22" I I " 7" 5" 1 .2 fe' 2.3 fc' 3.3 fN 42 Ibs
55.88 cm 35.56 cm 17.78 cm 12.70 cm . 12 m� .25 m� .34 m� 18. 14 kg 55.88 cm 27.94 cm 17.78cm 12.70 cm . I I m' ,21 m� .31 m> 19.05 kg
1611 Clovis Barker Road, San Marcos,TX 78666 `p ■ . � ■ � ��
(800) 227-0758 (512) 753-1000 FAX: (512) 753-7855 sitelighting.com `� M �
O 2012 Koninklijke Philips Electronics N.V. All Righu Reserved.
Philips Gardco reseives the right to change materials or modify che design of its product withouc
notification as part of the company's continuing product improvement program. , �� � D �O
G200•024/0112
. �=`� Form 10 Round LED
Page 3 °f 3 CA / MA Arm Mount
LUMINAIRE CONFIGURATION INFORMATION
CONSTANT WATTAGE CONFIGURATIONS: Standard LED luminaires DIMMING "-DIM" CONFIGURATIONS: Dimmable LED luminaires are
provide constant wattage and constant light output when power to the provided with 0 -10V dimming for connection to a control system provided
luminaire is energized. by others.
SPECIFICATIONS
GENERAL: The Philips Gardco arm mounted Form 10 Round LED products OPTICAL SYSTEMS: Philips Gardco Form 10 Round LED luminaires
are cucoff luminaires featuring LED arrays. Form 10 Round LED luminaires ucilize lensed LED arrays set co achieve IESType II, Type III, Type IV andTypeV
provide performance excellence and advanced Philips Gardco LED chermal distributions. iridividual LED arrays are replaceable. Optical systems are field
management technology. High performance Class 1 LED systems offer the rotatable. Luminaires feature high performance Class I LED systems.
pocential for energy savings up to 50 % when compared co HID syscems.
Housings are one-piece seamless spun aluminum and finished with either ELECTRICAL: Luminaires include a complefe prewired LED' cJriver assembly,
Architectural Class 1 anodizing , electrostatically applied TGIC polyescer provided as parc of the optical assembly. Luminaires inciude an LED driver chat
powdercoat or polyurethane. Luminaires provide fuli cutoff performance. accepu 120V through 277V, or 347V through 480V, 50hz to 60hz, input. Driver
output is based on the LED wattage selected. Component-to-component
HOUSING : Housing is one piece, .100" (.25cm) seamless aluminum with wiring wichin the luminaire will carry no more than 80% of rated current and
integral rolied circumferential reveal and lower section aperture incorporacing is listed by UL for use at 600VAC at 302°F / 150°C or higher. Plug disconneccs
a returned Flange stiffener to protect against housing edge deformation. are listed by UL for use at 600 VAC, 15A or higher. Power factor is not less
than 90�. Luminaires consume 0.0 watts in the off state.
ARM: Extruded aluminum arm is secured to prewired fixture by concractor.
Assembly is suitable for mounting to pole wichouc requiring access to FINISH : Anodized housings are created wich an Aluminum Associaxion
luminaire. Incernal excruded channeis capcure tie rods for proper luminaire to Architectural Class I anodizing process to achieve a bronze, black or natural
pole alignment. aluminum finish. Painted units are finished with hardcoat, fade resistant,
electrostatically applied TGIC polyester powdercoat or polyurethane.
LENS: One piece, diecast aluminum door frame retains the optically clear,
heac and impact resistant tempered flac glass, in a sealed manner using LABELS: All luminaires bear UL or CUL (where applicable) Wet Location
hollow section, high compliance, memory retentive extruded silicone rubber. labels.
Concealed scainless sceel hinge and two (2) fasteners secure lens assembly to
luminaire. WARRANTY: Philips Gardco Form 10 Round LED luminaires feature a 5
year limited warranty, including a 5 year limited warranty covering che LED
THERMAL MANAGEMENT: The Philips Gardco Form 10 Round LED arrays and LED drivers. See Warranty Informacion on www.sitelighsing.com for
luminaires utilize extruded aluminum integral thermal radiacion fins to provide complete details and exclusions.
che excelient thermal management so cricicai to long LED system life.
LED RELIABILITY:
PREDICTED CUMEN DEPRECIATION DATA
Ambient 'femperature °C Driver mA , L�o Hourse
350 mA 150,000
25 °C
530 mA 100,000
350 mA 100,000
40 °C
530 mA 70,000
8. Predicted per(ormance derived (rom LED manu(aaurer's data and engineering design estimates,
based on IESNA LM-80 methodology. Actual experience may vary due to feld applicotion conditions.
L�o is the predicted time when LED per formance Aepreciates to 70Y o(iniGal himen outpuc
FULL CUTOFF PERPORMANCE: Full cutoff performance means a luminaire discribution where zero candela intensity occurs at an angle at or above 90° above nadir .
Addicionally, che candela per 1000 lamp lumens does not numerically exceed 100 (10 percenc) at a vertical angle of 80° above nadir. This applies co all lacerel angles around the
luminaire.
CUTOFF PERFORMANCE: Cutoff performance means a luminaire distribucion where the candela per 1000 lamp lumens does not numerically exceed 25 (2.5 percent) ac an
angle ac or above 90` above nadir, and 100 (10 percenc) at a vercical angle of 80° above nadirThis applies to all laceral angles around the luminaire.
1611 Clovis Barker Road, San Marcos,TX 78666 � u ' � � n�
(800) 227-0758 (572) 753-1000 FAX: (512) 753-7855 sitelighting.com n r
OO 2012 Koninklijke Philips Elec[ronics N.V. All Rights Reserved.
Philips Gardco reserves the righc co change macerials or modify the design o( iu producc wichouc
noeificacion as parc of che company's concinuing product improvemenc program. GARDCO
G200-024/0112
�� L/THON/A L/GHT/NG� Catalog Number
� Notes Type
FEATURES & SPECIFICATIONS
INTENDED USE -Architectural low-profile luminaire provides general illuminationfor
roughservicelvandalresistant) applications. ldealforinteriororexteriorapplications Rough Service Fixture
where safety and security are a concern. Certain airborne contaminants can diminish
integrity of acrylic. Click here for Acrylic Environmental Compatibility table for � � � �
suitakleuses.
AITRIBUTES - Designed to complementbuilding architecture and to endure extreme
environmental conditions and physical abuse.
GONSTRUCTION - Bezel - One-piece marine grade, die-castaluminum, lowcopperalloy
I<i % copper►, .125inchthick. Encloseslensandsecuresto backplatewithstainlesssteel
Torx�T• 10 setscrews (two included► oroptional stainlesssteel tamper-resistantscrews
(see 0ptionsl.
Backplate - Corrosion-resistant, t 6-gauge steel. Post-painted in bia ck polyester powder
coat, and has a keyhole mounting detail. COMPACT FLUORESCENT
Gasket • Polycarbonate: Perimeterlensgasketisone-piecesilicone "0" ring, mechani- Roulld Eyelld
cally held in lens channel. Glass:Perimeter lens gasket is closed-cell cilicone. Pad WBII MOUtlted
mounting gasket is closed-cell neaprene that seals 6ackplate to mounting surface.
Gaskets help cushion impactshock. �jATEVVAY
fINISH - Standard finish is textured polyester powder coat in white, black or bronze.
Optionalarchitecturalcolorsavailable �see0ptions). A�A
OPTICAL SYSTEM - Lens-polycarbonate — Translucent white, injection molded, uv COMPLIANT
stabilized lens is .125 inchthick. Smooth exterior allowsfor easy cleaning, and interior
pattern diffuses lig htfor even surface illumination.
Lens-glBss —Tempered borosilicate Iens, .250inchthick, hassmooth exteriorfor easy
cleaning and textured interior.
Refleotor— Internalreflectorissemi-specularaluminum, withhigh-refiectancewhite �-'
powder coat perimeterfor maximum light output. Lamp positioning assures uniform `\
brightness and illumination. y
ELECTRICALSYSTEM - Ballast - Class P, Electronic, High PowerFactor, multi-voltwith �
startingtemperature of -5°F �-20°C1. Exceptionisl3TT, Electromagnetic ballast, Normal �
PowerFactor, 120Vonly. /
Socket - High-temperaturethermoplasticwithlamp retention clip.
Lamp - 35Klampls► included unlessspecified ULP.
INSTALLATION - Unitmaybe wall mounted. Formaximumvandal resistance, usefour —
hole mounting pattern. Forinstallation on irregularorunevensurfaces, caulk/ sealant
13J (34.8) --� `-- q^ --�
mayberequiredforamorepositiveseai. (102)
LISTING - ULlistedtoUSandCanadiansafetystandardslsee0ptionsl. NOMcertified All dimensions are inches Icentimetersl.
(see options►. UL listedfor25° C ambientandwetlocations. IP65rated.
NOTE: Specifications subject to change without notice.
ORDERING INFORMATION Exampte : VGR226TRT 720 DWHG GMF LPI
Order accessories as separate catalog numbers.
VGR2
Series Wattage Lens Voltage Paint Finishes' Options � Lamp'
VGR2 131T Onel3Wtwin-tu6elamp' (blank) 120 StandardTexturedColors: Shippedinstalledinfixture Lpl Lampis)
2/13T'f Twol3Wtwin-tubelamps' Polycarbonate y� DWHG White DS Dualswitching included
13DTT Onel3Wdoubletwin-tubelamp � 3q7 DBLB Black GLR Internalfast-biowfusing° Istandard)
7113D1T Twol3Wdoubletwin-tubelamps Borosilicate MVOLT' DDBT Bronze GNF Internalslow-blowfusing° ULP Less
18D7T OnelBWdoubletwin-tubelamp 91ass DNAT NaturalAluminum NLCF Compactfluarescentnight• lampls►
?J18D1T Twol8Wdou6letwin-tubelamps DSST Sandstone Iightl9WMax.��•s,s
26D1T One26Wdoubletwin-tubelamp OptionalTexturedColors: TRS Tamper-resistantscrews'
2!l6DTT Two26Wdoubietwin-tubelamps DBNH Branze CSA Listedandlabeledtocomply
26TRT One26Wtri le-tubelam DSPD DarkGra withCanadianSafety
P P Y Standards
2/16'fRT Two26Wtriple-tubelamps DSPE Green NOM NomCertified
32TRT One32Wtriple-tubelamp DSPF R�st
42TRT One42Wtriple-tubelamp DSPG DarkRed
DSPH LightRed
Accessories DSPJ Li htGra NOTES:
g Y 1 120V only.
Order as separate catalog numbers. . 2 Multi-volt electronic ballast (for DTT and TRT Iampsl capable of
operating on any line voltage 6etween 120 and 277 volt.
RK1 T10DRV To�c TX10 screwdrlVer, for use With GateWay 3 For additional colors, refer to Architectural Paint brochure.
set Sc �eWS. 4 Must specify voltage, Nat available with MVOLT.
RK1 T2061T Hex-base driver bit, Torx TX20, for tamper- 5 Maximum wattaye lamp provided.
resistant screws with center reject pin. s Option available for single lamp units only.
RKi T20DRV Torx TX20 screwdriver for use with tamper- � T•zo screws wicn center reject pin.
resistant screws with center reject pin. s Lamp�s� included uniess ULP is specified.
Outdoor and Special Environments Sheet #;VGR2F_0 BM -2005
VGRZ Rough Service Wall - Mounted Fixture , Compact Fluorescent
VGR2 42TRT 120
�
. A
B
C
D
VGR2 42TRT WALL MOUNT (in feet)
HORIZONTAL PLANE ISOCANDLE
LINE
(8 FT. SHOWN)
7 8 9 10
A 3.1 2.4 1 .9 1 .5
B 2.3 1 .8 1 .4 1 . 1
C 0.6 0.4 0.3 0.3
. D 0. 1 0. 1 0. 1 0. 1
Tested to current IES and NEMA standards under stabilized laboratory conditians.
Various operating factors can cause differences between laboraiory data and actual
tield measurements. Dimensians and specitications on this sheet are based on the most
current available data and are subject to change without notice.
�� L/THO/V/A L/GHT/NG � LithoniaLighting
� Rough Service
AnS�4cuity8randsCompany o�e ��tno��a waY, Conyers, GA 30012
Phone: 770•922-9000Fax: 770-981 -8141
Sheet #: VGR2F_0 �02000-2010 Acuity Brands Lighting, Inc., All rights reserved. Rev. 2/16/10 www•lithonia.com
� [n] �' D �3 (� �
An S�lcuit yBrands Company
TYPE JOB NAME
4760 S E R I E S PART NUMBER
QU I C K S H I P MooE� IAMP TYPE VOtTAGE DISTAIBUTION MOUMING
CEILING/PENDANT MOUNT ACCESSONIES OPTIONS �MP FINISH LISTING
T5-T5H0 LINEAR FLUORESCENT
CEILING MUUNT
DESCRIPTION�: ,� ----
_... _. .. � .
The Hydrel 4760 Series of Linear Fluorescent Lighting fi�ures bring �� "'°�.:, '�
� � . .,<, . ...
,�;, ,..,,..,
the high performance of T5 & T5 HO lamp to the outdoors. With the � ::, -,, ` `` \ "
4760 Series patent pending PolarPackT"' cold weather option, full
light output is now a reality to 0° F �- 18°CI. The T5 & T5 HO lamp �
performance, high output optical system, and simpte architectural -��--------""""'!-,
---
linesmakethisfixtureseriesidealforspreadingsoft, evenillumination � �. M� `(
under canopies, covered walkways, and garages. The 4760 Series 1_„
Linear Fluorescent offers high efficiency fluorescent option to the
outdoor lighting market. � "
SPECIFICATIONS :
MATERIAL: Extruded 6063-T4 aluminum with die cast A360 `+5%.'
aluminum end caps. All fasteners are stainless steel. = ��9 – �- - _ — - __ _ _ ,
(55) r y . d' _._
- � .. . . JOTi �. _ ,. �
_�_' . ___ ' ..__,_ "__" �
LAMP: Fluorescent, two (2) T5 & T5 HO to 54 Watt per lamp Max. _,_ . _ _
p.. .� ��,.,�,� ., � .,� _ � :T m_._T _m, _
_
SOCKET: G5 Miniature Bi-Pin. "°=� •-- _ ==:_
; � �� ,m� . _:_ . . :: , .
; . ._ . . ..: ..- - - - -r . .__. _. _ � _ .
:, �;: _
VOLTAGE: Multi-Volt ( 120V – 277V 50/60 Hz►. . . ^
. . ..._ ,��5,�
DISTRIBUTIONS: CNP - Canopy
GRG - Garage
MOUNTINGDFTP.IL - CellinU ..-� i.��siT H ,��,i,:� � Fi �.._�,� F����r;
LENS : Curved high strength optical grade clear acrylic . _ _ _ «-
_
,� , ��; , _ _ .
__ _ _ - - _ w ,_..� _.., . ..,. ,_
MOUNTING : Ceiling Mounted over recessed box conduit stub- , 1� �. �-; , -£; i ;
OUt. i ��� ���?i � : ; �. I
. . , . . ' -i-= i
__ � _.._, .
BALLAST: Integral Electronic multi-volt, thermally protected, I � � �� " 9 � ;
i�� � NS�, . .,�5�,
. . 2 !n" �-y j
resetting, class P, HPF, A+ sound-rated, -20°F(-29°C) mmimum n^+ � - --- ---- - - ;12;2 - - . - =
StB Itlll9 tC fTl p 2 f 8tU f e. sia: soaooa ic� i�e° �,:o. -- '
:deu!:Fr.y tl�k IBO�ts 9y Ulh<*;{
FINISH : DWH - Gloss White.
LISTING : U . L., CUL
NOTE: HYDRELRESERVESTHERIGHTTOMODIFYSPECIFICATIONWITHOUT APPROVALS
NOTICE. Any dimension on this sheet is to be assumed as a reference
dimension : " Used for information purposes only. It does not govern
manufacturing or inspection requirements." (ANSI Y14.5-1973)
02010 Acuity Brands Lighting, Inc. 20660 Nordhoff St., Suite B
Revised 6/15/10 Chatsworth, CA 91311
4760 Quick Ship Phone: 866.533.9901
Fax: 866.533.5291
www.hydrel.cam
a � D � � �
� ����,,ty�,���
4760 ORDERING INFORMATION
60 Hz Application
PART N0.
EXAMPLE: �
4760 2/54T5H0 MVOLT GRG CM LPI DWH
Model * . Voltage* Distribution* Mounting * Lamp� Finish *
❑ 4760 ❑ MVOLT ❑ GRG Garage ❑ CM Ceiling Mount ❑ LPI 3000K ❑ DWH Gloss
� CNP Canopy ❑ CMDEB Surface Mount Conduit Lamp Included White
�3/4" NPTI (Standard)
Lamp Type*
❑ 2J28T5 Two 12) T5,
Miniature Bi-Pin
❑ 2/54T5H0 Two (2) T5, �
High Output,
Miniature Bi-pin
Notes:
' Two f213/4" NPT end knockout direct entry, one on each end.
C�2010 Acuity Brands Lighting, Inc. 20660 Nordhaff St., Suite B
Revised 6/15/10 Chatsworth, CA91311
4760 Quick Ship Phone: 866.533.9901
fax: 866.533.5291
www.hydreLcom
o � Calculite° H . I . D . 0 en Downli ht DL9B
p g
Page 1 of 2 10 " Aperture Open Reflector Metal Halide/HPS
— 4 1 $ Top View (100 and 175W) Top View (250W)
� � 13 3/4'
14 1/8` �359 mm) a (350 mm�
' zo°
12 5/1 " � (475 mm)
14 3/4' � 9 I i6" (406 mm�� (313 mm) � .
(375 mm) 6 �T23 5/8" (600 mm) 23 5/8' 1600 mm)
� �13" �330mm) 1 10 \ / 3
lioowl �
� s�� a" . . . . � �
o�
�45 mm) 0 � 9 5/8' � 45 mm� �
•: �:i•.•.
3/4' �79 mm� min. to .� ' � i� i%4' IZ86 mml Dia. � 1 1/8' �29 mml �
1 3/8' (35 mm� max. 5 Ceiling Thk.
Ceiling Cutout: 10 5/8" (271 mm) Dia.
. Complete Fixture consists of Reflector Trim & Frame-In Kit. Select each separately.
Reflector Trim Frame-In Kit Lamp
DL9B CLW Specular Clear, White Self•Flange DL9V 10HJ 100W ED17,BD17 (Coated► Enclosed Metal Halide
DL96 CLP Specuiar Clear, Polished Self-Fiange DL9V t7H6 175W ED28/BT28 (Coated) Enclosed Metal Halide
DL96 MGW Black Multi-Groove, White Trim Self-Ring DL9V 25HB 250W ED28/BT28 (Coatedl Enclosed Metal Halide
DL9B BKW Specular Black, White Trim Self-Ring
Features Options and Accessories
1 . Reflector: Specular clear Alzak" aluminum, l6 ga. provides wide beam Mounting Bars: 1950 • 18" Set of (21, 1957 - 27" set of 12).
distribution. T•Bar Anchor Clips: 1956 �set of 4►. For use with mounting bars.
2. Aperture Cone: Specular Alzak� black aluminum (with U.V, resistant, non Slope Ceiling Adapter: 7924. See Spec. Sheet SCA.
fading finish), 16 ga. 55° visual cut•off to lamp and lamp image. Painted Auxiliary: Add suffix A to Frame•In Kit and to Reflector Trim. _
white flange. See Spec. Sheet "A". '
3. Multi-Groove BaHle: One piece seamless aluminum. sharply detailed Emergency Lamp: Add suffix E to fleflector Trim and Frame-In Kit.
concentric rings, black finish. See Spec. Sheet "E". —
4. Socket Cup: Heat dissipating die-cast aluminum with mogul base porcelain Fuse: Add suffix Ft or F2 to frame-In Kit (F1 =120V, F2=277V�.
socket with nickel plated screw shell. ED17 unit uses socket plate with Chicago Air Plenum: Add LC to Frame-In Kit. �
medium base socket. Electronic MH Ballast (100W only►: Consult Factory. E81=120V, E62=277V
5. Mounting Frame: Die-formed steel, 16 ga. vertically orientetl for maximum � �
rigidity. Comes with 4 mounting brackets to accept standard 3/4" or 1 1/2• Labels
lathing channels (by others►, 1 /2' EMT tubing (by others) or optional UL �Suitable for Damp Locationsl, CSA, I. B. E. W.
Lightolier mounting bars ( 1950 or 1951 ►. —
6. Mounting Ring: Rust resistant die-cast aluminum. Provides flangeless trim �
in plaster ceiling. Designed for vertical adjustment from inside of fixture.
7. Retaining Springs: Rust resistant springs simplify reflector/housing
removal for inspection and maintenance. '
8. Lamp Guard: High heat resistant glass (as required by lamp manufacturer►. _
9. BallasUJunction Box Assembly: Ballast and splice box on 16 ga. plate. Alzak° is a registered trademark of ALCOA.
8allast assembly is accessible from below without tools for inspection and �
replacement. � � � � Type:
10. Junction Box: 16ga. steel. Can be inspected from below. UL listed for �ob Name:
maximum of �8) No. 12 AWG, 90°C through branch circuit conductors �
11 . Thermal Protector: Meets NEC and UL requirements. Thermal insulation Cat. No.:
shall not be installed within 3° (76mm) of the recessed fixture enclosure, —
wiring compartment, or ballast, and shall not be so installed above the Lamp(s): ,
fixture so as to entrap heat and prevent the free circulation of air.
Notes:
Electrical �
Ballast: 120/277V, magnetic, lag type high reactance autotransformer, high
power factor, encased and filled with a special thermally conductive insulation _
material for heat dissipation and quiet operation. " '
Baltast ANSI Code Voltage Max. Amps Input Watts Lightolier a Genlyte Thomas Company www.lightolier.com —
100W MH M90 120/277 2.60/1 .15 130 631 Airport Road, Fall River, MA 02720 • (508) 679•8131 • Fax (508� 674-4710 �
175W MH M57 120/277 1 .80/0.80 210 We reserve the right to change tletails of design, materials and finish.
250W MH M58 120/277 2.50/1 .12 2g3 �O 2002 Genlyte Thomas Group LLC (Lightolier Division� • A0902 �
a a � Calculite° H . I . D . Open Downlight DL9B
Page 2 of 2 10 " Aperture Open Reflector Metal Halide/HPS
SPACING RATIO = 1 .8 SPACING RATIO = 1 .45
CERTIFIED TEST REPORT N0. 1214 CERTIFIED TEST REPORT N0. 1777)
COMPUTED BY LSI PROGRAM "TEST-LITE" COMPUTED BY ITL
RECESSED OPEN REFLECTOR HID DOWNLIGHT RECESSED OPEN REfIECTOR HID DOWNLIGHT
ONE 100W EDA7 METAL HALIDE OATED LAMP IUMEN RATING = 6000 ONE 175W�8T 8 METAL FIALIDE COATED IAMP,�LUMEN RA ING = 14000
CANDLEPOWER SUMMAHY CANDLEPOWER SUMMAl1Y
� o �s ANGLE MEANCP IUMENS " } " "
ACROSS - p 1752 ANGI�E MEA�P LUMENS
45 - - 5 1905 184 �° 5 3973 �77
ALDNG '-- 10 2162 a; .�� j.::�:� 15 4959 1403
15 2/61 660 : ',.�:�:' ' 75 5025 Z126
90 20 Y516 � 00,1 b ,. �`; , 35 3812 Z794
, 25 Y584 7203 . � .':,�:� � . ` 45 1911 1526
30 2710 ' S5 139 124
S5 2)05 1&11 65 51 51
40 2287 M � . -5`• ' • •:' ' '' ' : 75 3 1
:ocQ 0 ~~ . . : : B5 1 2
45 1378 1029 , h:..�.. '/y ' . . . . .
° 50 S73 "� 90 0
A�.. ;.•' \'��• • ��.��•� ��
55 62 116 •::;':. • ^;:;. ..:
60 � .... ; . . �:
70 p 8 �ec3000��r..:.�' ':::\;;:: ':,,, :;:;;�
20 0 75 � � �" ' • ,.. •"' ,.:;. •;•' � ZONAL LUMENS AND PERCENTA6ES
. �,. ,, ,; �,
80 1 . �� � .• •� 20NE LUMENS % IAMP % LUMINAIRE
�-�`..�• ':::•.::...
85 1 1 '^�;��� 0-30 4107 29.3 50.0
�::'.''.:'�;:::.:. • .:,:`:.':. •' • .
� 1 �ou4000 • " • /. :. �0 6501 46.0 19.1
20NAL LUMENS AND PERCENTAGES ... .1. -: ::::�'•;.:: �. . • . , .• �'-� 815Y SB.t 99.2
3D 0 . . .;. . ' . .. . . . . p--gp 8210 58.6 100.0
ZONE LUMENS % IAMP % IUMINAIflE " �� � . • 1• "•� :'�•'. �• � 9D-180 0 00 pp
�-70 2067 25.84 92.59 0-180 8210 58.6 100.0
�n , 0--i0 � 3698 46.23 76.20 ppp:��~ '; : •�;•.'. • ' ' .
0--60 1844 60.55 99.80 i+u'-' -- --... ... .. ..._.__ � . " EfFICIENCY = 58.6'b •' �
DATE: MAY 29, 1987 �90 1853 60.67 100.00 DATE: AUGUST 7. 1974 '
DflEPARED FOR: 46-90 1155 10.44 23.80 PREPARED FOR:
LIGHTOLIER, SECAUCUS N.J. 60-90 9 .12 .20 LIGHTOIIEfl, SECAUCUS N.J.
9�180 0 .00 .0p .
D.-180 4853 ' 60.67 t00,OD
'• EFFICIENCY = 60.]'h ••
TESTED ACCONDING TO IES PflOCEDUHES. iEST DISTANCE EXCEEDS FNE T1MES TESTED ACCORDING TO IES PflOCEDURES. TEST DISTANCE EXCEEDS FNE TIMES
THE'GflEATEST LUMINOUS OPENING OF �UMINAIRE. THE GHEATEST LUMINOUS OPENING Of LUMINAIAE.
COEFFICIENTS Of UTILIZATION COEFFICIENYS OF UTIUZATION
% EFFECTNE CEIlIN6 CAVITY REFLECTANCE % EFFEC7IVE CEIIING CAVITY HEF�ECTANC€
80 10 50 3D 10 0 BD 70 50 30 1p p
� WALL REFLECTANCE 96 WAII AEFLECTANCE
50 30 10 50 30 10 50 30 10 50 30 ' 10 50 30 10 0 50 3D 10 50 30 10 50 30 10 50 30 10 � 50 30 10 0 _
1 .67 .65 .64 .66 .64 .63 ,63 .62 .61 .67 .60 .59 .59 .58 .57 .56 1 .65 .63 .62 .63 .62 .61 .61 .60 .59 .59 .58 .5) .57 56 .55 .54
0 2 .62 .60 .57 .61 .59 .57 .59 .57 .55 .57 .56 .54 .56 .54 .53 .52 0 2 .60 .57 .55 .59 .56 .54 .57 .55 ,53 .55 .53 .52 .53 .52 .51 .50 '
Q 3 .57 .54 .51 .56 .53 .51 .55 .52 .5D .53 .51 .49 .52 .50 .49 .48 Q 3 .55 .52 .49 .54 .51 .49 .53 .50 .48 .51 .49 .47 .50 .48 .47 .46
°}` 4 .53 .49 .47 .52 .49 .46 .51 .48 .46 .50 .47 .45 .49 .47 .45 .44 °� 4 .51 .47 .45 .50 .4J .44 .49 .46 .44 .48 .45 .43 .47 .44 .43 .42 _
S 5 .49 .45 .42 .48 .45 .42 .47 .44 ,42 .46 .43 .41 .45 .43 .41 .40 S 5 .47 .43 .40 .46 .43 .40 .45 .42 .40 .44 .41 .39 .43 .41 .39 .38
� 6 .45 .41 .38 .44 .41 .2g .q4 .4D .38 .43 .4D .37 .42 .39 .37 .36 � 6 .43 :39 ,37 .43 .39 .36 .42 .39 .36 .41 .38 .36 .40 .38 .36 .35 �
� 7 .41 .3I .34 .41 .37 .34 .40 .36 .34 .39 .36 .34 .38 .36 .33 .33 � 7 .40 .36 .33 .39 .36 .33 .39 .35 .33 .36 .35 .33 .37 .34 .32 .31
°0 8 .38 .33 .31 .37 .33 .3D .36 .33 .3D .36 .33 .3D .35 .32 .30 .29 0° 8 .36 .32 .29 .36 .32 .19 .35 .32 .29 .35 .31 .29 .34 .31 .29 28
¢ 9 .34 .30 27 .34 .30 .37 .33 .30 .27 .33 .29 .27 .32 .29 .27 .26 ¢ 9 .33 .29 .26 .33 .29 .26 .32 .28 26 .31 .28 .26 .31 .28 .26 .ZS � �
10 .31 .27 .24 .31 .27 .24 .30 .26 .24 .30 26 .24 .29 16 .24 .23 10 .30 26 .23 .30 .26 .23 .29 .26 ,23 .29 .25 .23 .28 .25 .23 .22
20% F100R CAVITY REFLECTANCE 20% FLOOR CAVITY REFLECTANCE
Conversion Factors: 100W ED17 Metal Halide: Clear, C.U. x 1 .0; Black, C.U. x Conversion Factors: 175W and 250W BT28 Metal Halide: Clear, C.U. x 1 .0; Black, _
0.75; Multi Groove, C.U. x 0.75. C.U. x 0.75; Multi Groove, C.U. x 0.75.
�
_ '
�
�
�
'
-
. . . • Type; -
" �
Lightolier a Genlyte Thomas Company www.lightolier.com -
631 Airport Road, Fall River, MA 02720 • (508) 679-6131 • Fax �508► 674-4710 �
We reserve the right to change details of design, materials and finish.
OO 2002 6enlyte Thomas Group LLC (Lightolier Division) • A0902 �
, NOISE DATA
EMERGENCY GENERATOR INFORMATION
Existing Emergency Generator Readings
Proposed Emergency Generator
Soundproof Enclosure (Global Power Components Model GE-A4-600-Drop
600 KW Emergency Generator (Generac SD600)
Proposed Generator Sound Level Estimate
z/z4/ZO1z
' I_�'J�#a�t �%zlle�� ,'�1��'icc�� �E:�.=r�ter ,
�.�si��€��ti�-t ��l�.ra
-ns � '� f, sv2. ,na. �.. ���s ior �..�� '1` ;r � _.4 �.s �. a tcd . -� �yav. �.'e �.t: "- _ 4.� ' f.a' . sX �h44 . i- .,... v ...�� -}�
€ TM � i e t
275 Hospital Dr. Ukiah, CA 95482 John Reinhart 707-463-7534 reinhaja@ah .org
fax # 707-463-7544
distance in
feet 20' 40' 60' 80' 100' 120'
Decibels 92 . 5 89 . 5 88. 6 86 80 78
Decibels
95 �� � , � r f �
r t f� � 4 e a .- �, : 3 +a
90 � a -. ' ,
��; � � �� � �, t _ � � g
,. � : � � � � _
;
�. �> � .� i y� :: :.. S a� i ff
85 = r �T � � , ^
� ? I < �� � � s � �d� g � /` j F :k � Decibels
r � 7 t ti'} �'� �' v� , �ri ,1. , Y a.
$0 < ,.a � �r � � � >� ,�
, ' , n �
�;` � � � :� � : � .'.
E � � r j : � � � � ��� � ��
�. c� ` � g �� .
75 � ; a � ���� � � y -���
� � � r � ` ' � sx �� ,, ;�`�;
20' 40' 60' 80' 100' 120'
Noise level checked with a " Simpson 897 " Dosimeter sound measuring system
Control # 6065
John Reinhart
Biomedical Supervisor
UVMC, HMH, MCDH, NSDH
Readings taken on June 10, 2011 with both existing
Emergency Generators running
� RECEIV a�hm�nt �#
�E8 2 �� 2012
cmroF u�a�w
REQUEST FOR A MODIFICATION TO ZONING C(�'��@�ON 9101(D1E.)
Zoning Code section 9101 (Dl e). : Parking lots with twelve ( 12) or more parking stalls
shall have a tree placed between every four (4) parking stalls within a continuous linear
planting strip, rather than individual planting wells, unless clearly infeasible. Parking lot
trees shall primarily be deciduous species, and shall be designed to provide a tree canopy
coverage of fifty percent (50°Io) over all paved areas within ten ( 10) years of planting.
Based upon the design of the parking lot, a reduced number of trees may be approved
through the discretionary review process .
We respectfully request a modification to the zoning section to allow trees to be
planted in continuous linear planting strips or in individual tree wells and not
between each four parking spaces (�nger islands). ;
In the new Emergency Department parking lot (Lot 5), trees were provided at a .
quantity of one tree per four parking spaces. Four of the seven trees along Hospital
� Drive will be considered parking lot trees. The other three trees will be considered '
street trees. All seven trees will be planted in a linear planting strip along the
parking spaces. The linear planting strip has partial finger islands provided in lieu
of complete finger islands. 5ince parking is along just one side of the parking aisle
and along Hospital Drive, this layout will provide better shade coverage for tl�e
street, the sidewalk and the parking lot.
The existing parking lot in front of the Outpatient Pavilion (Lot 4), which currently
has no trees planted in the parking lot or along Hospital Drive, will have new trees
added. Six (6) individual planting wells will be provided as a retrofit into the
existing parking lot to provide shade where none currently exists in the parking lot '
proper. Two trees are being planted in the existing islands in parking lot 4 and two :
more trees are bein lanted on the north side of the entrance drive between lots 4
gP
and 5. There will also be five (5) street trees added� in front of this parking lot. There
are fourteen trees planted along the southern edgei of this parking lot to provide
some shade and to provide a buffer to the parcels to the south of the Hospital.
v Overall, the new tree plantings will improve the coverage of the existing lot from
fourteen trees per eight-six spaces (one per six) to twenty-nine trees per eight-six
spaces (one per three). !
The new Employee parking lot (Lot 8) has a tree placed for every four parking
spaces. The trees have been placed in a linear planting strip along the parking _
spaces in lieu of in finger islands between the parking spaces. Due to the size of the
trees, adequate shade coverage will be provided.
,
' �
: .;
, .
REQUEST FOR A MODIFICATION TO ZOIVING CODE SECTION 9�101(Dle.)
Zoning Code section 9101 (DI e). : Parking lots with twelve ( 12) or more parking
stalls shall have a tree placed between every four (4) parking stalls within a continuous
linear planting strip, rather than individual planting wells, unless clearly
infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to
provide a tree canopy coverage of fifty percent (50%) over all paved areas within ten ( 10)
years of planting. Based upon the design of the parking lot, a reduced number of trees
may be approved through the discretionary review process. �
We respectfully request a modification to the zoning section to allow for a less than
fifty percent canopy coverage.
For the new Emergency Department parl�ng lot (Lot 5), a linear planting strip has
been provided along Hospital Drive and Tuskegee crapemyrtle, a deciduous species,
has been provided. Due to the installation of the Emergency Department Helipad on the
roof of the new addition, trees in the flight path of the helicopters are limited in height
which will limit their shade coverage.
Additional trees are being provided in the adjoining Outpatient Clinic parking lot (Lot
4) to increase its shade coverage from .minimal to adequate. The su� additional parking
lot trees are Washington hawthorns' wlrich are a deciduous species. Japanese maple
street trees, also a deciduous species, are being added along the Outpatient Clinic
frontage along Hospital Drive to further increase shade coverage where none existed.
i
i
,,
REQUEST FOR A MODIFICATION TO ZOl�iING CODE SECTION 9101(Dlg.)
Zoning Code section 9101 (DI g). : Parking lots with twelve ( 12) or more parking stalls shall
have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas
and/or separated from automobile travel lanes. Based upon the design of the parking lot, and
the use that it is serving, relief from this requirement may be approved through the
discretionary revxew process.
We respectfully request a modification to the zoning section to allow relief from the
requirement to provide a defined pedestrian sidewalk within the landscaped areas
of the parking lots to be provided as shown in this project.
The new Emergency Department parking lot (Lot 5), to be provided on the west side
of the Emergency Entrance has a sidewalk accessible to all people who �park in the
- new lot. This walk will provide them a means to access the Emergency Entrance
after leaving their vehicles and crossing the drive once. Marked pedestrian ways
have been provided from accessible parking spaces to the sidewalk. A marked path :
has been provided from the sidewalk in front of the new addition to the public
sidewalk along Hospital Drive and to the marked walk across Hospital Drive to the
ancillary buildings located to the west of the Hospital across Hospital Drive. Due to
the tightness of the site and the fact that the parking is on the far side of a one-way
drive, a dedicated path from each parking space before crossing the drive is .
impracticable.
The new Employee parking lot (Lot 8) to be provided on the north � side of Hospital �
Drive to the north of the Hospital has sidewallcs provided from the parking lot to
Hospital Drive and Hamilton Street and then across Hospital Drive to the existing
Hospital. Internal sidewalks have not been provided due to the extensive
landscaping provided. Thirty trees have been provided to meet the shade
requirements of the zoning ordinance. Vegetated swales are being provided to meet �
the LID and stormwater design requirements. Additional impervious surface
created by adding sidewalks would greatly impact the function of the vegetated
swales. Since the parking lot is specifically for employees and not the general public, ;
the employees will be using the parking lot on a daily basis and will be familiar with
the traffic patterns in the lot. Since the employees work together, any improper
usage of the lot endangering other coworkers would be immediately recognized and
discouraged. '
ATTACHMENT 8
1 UKIAH PLANNING COMMISSION
2 May 25, 2011
3 Minutes Excerpt
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Judy Pruden, Chair None
7 Mike Whetzel
8 Jason Brenner
9 Linda Helland
10 Linda Sanders
11
12 STAFF PRESENT OTHERS PRESENT
13 Kim Jordan, Senior Planner Listed below, Respectively
14 Jennifer Faso, Associate Planner
15 Cathy Elawadly, Recording Secretary
16
17
18 8B. Ukiah Valley Medical Center Preliminary Review: 11-05-PRE-PC. Conduct a preliminary
19 review for an expansion to the Ukiah Valley Medical Center at 275 Hospital Drive, APN 002-193-23 and
20 002-160-08.
21
22 Senior Planner Jordan provided a staff report and explained the intent tonight is to conduct a preliminary
23 review of the project as presented by the applicant in the project description that involves a proposed
24 addition to the existing hospital. Staff's analysis does address parking and landscaping requirements for
25 the project, noting the property is located in the B-2 infill zone that is subject to the requirements of the
26 Ukiah Municipal Airport Master Plan.
27
28 Commission:
29 • The addition would benefit the community relative to being able to provide increased medical
30 services.
31 • Would like the applicant to consider permeable surfacing where feasible for environmental
32 purposes and the protection of Gibson Creek and ultimately the Russian River.
33 • In terms of landscaping, consider providing for a 'rain garden' and/or some other type of Low
34 Impact Development (LID) design for the purpose of trapping/controlling pollutants generated
35 from the parking lot and look at examples provided by staff of LID designs that would protect
36 water quality by filtrating rainwater/groundwater as the facility is built-out even though the
37 application of LID design is preliminary at this point and not codified.
38 • While the site is landscaped, has some nice tree species, consider more landscaping to include
39 trees where feasible given the constraints of the site and limited space available for this purpose.
40 • Tie-in architecturally the new buildings with the older buildings to provide for a more uniform look
41 and cohesiveness between buildings.
42 • Consider ways/materials to mitigate impacts from hot summer sun for windows on western
43 elevation.
44 • Has some concerns about the potential noise impacts from the helipad located on the rooftop to
45 the neighborhood as well as emphasize the importance that pilots routinely/consistently comply
46 with the flight patterns established for approach and departure of aircraft.
47 • Provide for adequate screening for HVAC facilities and/or other rooftop units and emergency
48 generators.
49 • With the project as designed, it may be maintaining the `red zone' is no longer necessary.
50 • Should meet with the Wagonseller Neighborhood to discuss the project since they will be a
51 affected.
52
53
54
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 1
ATTACHMENT 8
1 Mark Schuette, Hospital Designers, Inc.
2 • Will work to tie-in the addition with the other buildings on the hospital campus as much as is
3 possible to provide for a more aesthetic pleasing and uniform appearance.
4 • Will look into techniques/material/treatments to reduce heat impacts on western face.
5 • All UVAC/operating equipment will be screened to address visual and noise impacts.
6 • Not able to comment on the `red zone.'
7
8 Rick Henderson, Engineer, Hospital Designers, Inc.
9 • Is concerned about drainage and runoff and will look at LID designs to address water quality.
10 Filters will be used to capture pollutants from parking lot and sediment from going into City storm
11 drain system.
12 • Landscaping, including the planting of additional trees are planned for the site.
13
14 Terry Burns, President of UVMC:
15 • Is not familiar with flight patterns for the helicopter medivac/rescue service and will look into the
16 matter to ensure compliance thereof.
17 • Hospital wants to function as a good neighbor and meets with the Wagonseller Neighborhood to
18 address potential impacts to the neighborhood.
19 • Commented on the project objectives provided for in the staff report and explained the addition
20 will significantly increase the service and care to patients so people do not have to travel to other
21 cities for treatment and commented particularly on the badly needed improvements/expansion of
22 the emergency room so it can become a trauma center as well.
23
24 Staff: This project is not required to be reviewed by the Design Review Board. Does the Commission
25 want to recommend that the applicants voluntarily meet with the Design Review Board?
26
27 Commission: Applicant does not need to do to the Design Review Board. They may want to meet with
28 Commissioner Brenner to discuss this project since he is an architect.
29
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 2
ATTACHMENT 9
1 City of Ukiah
2 Design Review Board
3 M i n utes Exce rpt
4 Regular Meeting June 8, 2011
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Acting Chair Menton called the Design Review Board called the
8 meeting to order at 3:00 p.m.
9
10 2. ROLL CALL Present: Tom Liden, Alan Nicholson, Nick Thayer
11 Estok Menton
12 Absent: Tom Hise, Richard Moser, Chair
13 Staff Present: Kim Jordan, Senior Planner
14 Jennifer Faso, Associate Planner
15 Cathy Elawadly, Recording Secretary
16 Others present: Howie Hawkes
17 Freedom Smith, UVMC
18 Keith Dobbs, UVMC
19 Kate Frey, Kate Frey Landscape Design
20 Mark Schuette, HBE Corporation
21 Mitch Miller, HBE Corporation
22 Tim Rohan, UVMC
23
24 7A. Ukiah Valley Medical center Preliminary Review: 11-05-PRE-PC. Conduct a
25 preliminary review for an expansion to the Ukiah Valley Medical Center at 275 Hospital
26 Drive, APN 002-193-23 and 002-160-08.
27
28 Senior Planner Jordan:
29 • Welcomed UVMC staff, project consultants and architects and thanked the applicant for
30 agreeing the DRB review the project on a preliminary basis in order to receive
31 architectural, site and landscaping feedback on the project.
32 • Prior to preparing formal plans and an application, the applicant is specifically requesting
33 direction concerning adequacy of the proposed landscaping due to the constraints of the
34 site and adequacy of the proposed screening for the rooftop units and emergency
35 generator.
36 • The proposed project is an addition to an existing building and includes revisions to the
37 ambulance entry and drives aisles, one new emergency generator and transformer east
38 of the new ambulance entry, relocation of the helipad to the roof of the addition,
39 modification of the park and landscaping areas and planting of additional trees.
40
41 Mark Schuette, HBE Corporation
42 • Explained the project must be approved by the Office of Statewide Health Planning and
43 Development (OSHPD) and this agency reviews all buildings for hospitals, surgery
44 centers and schools that has to do with health licensing requirements.
45 • Preliminary plans outlining what the project is about in terms of the shape, size, height,
46 exiUentry locations, paths, color scheme/materials and other series of relevant plan
47 details for the addition were sent to OSHPD for the Ukiah project and the plans are now
48 in the second phase of review with this agency. The process for just approval of the
49 preliminary plans is sensitive. Once approved for construction OSHPD will be making all
50 the inspections to make certain the project complies with state regulations.
Design Review Board June 8, 2011
Page 1
1 • Emphasized that since OSHPD is the state agency that reviews projects for hospitals,
2 any revisions that require changes to the structural design of the structure will impact the
3 construction schedule of the hospital.
4 • Commented on the project with regard to the emergency department improvements,
5 storage of HVAC equipment, new helipad, revisions to the drives and parking, ambulance
6 entry canopy and walk-in entry that will be painted to match the adjacent Outpatient
7 Pavilion, location of emergency generator and transformer location and the plan for
8 screening these facilities from view.
9 • Understands the Planning Commission had concerns the buildings on the UVMC campus
10 have a cohesive composition and supports architecturally `tying-in' the proposed project
11 buildings with that of the UVMC Outpatient Pavilion building and possibly make some
12 architectural modifications to the existing buildings to create that uniformity.
13 • The exterior colors are coordinated such that the base and head of the exterior walls and
14 main entrance are conducive with the composition of the existing patient pavilion.
15 • Elaborated on the color schemes for the new addition. (Refer to attachment #2 of the
16 staff report).
17 • Would like guidance for appropriate landscaping within the available areas.
18
19 Keith Dobbs, UVCM
20 • UVMC is built when there were three hospitals in town and now it is the only one in town.
21 • The goal is to create a design that provides for uniform appearance and the look is that of
22 the Outpatient Pavilion that is currently on the hospital campus.
23 • The medical offices across the street having Mediterranean architecture were built by
24 another architectural firm and not with the hospital architecture in mind to provide for that
25 architectural uniformity. The rural medical offices across the street are not owned by
26 UVMC.
27 • The plan is to make modifications to the older hospital building so that it too will
28 complement the Outpatient Pavilion to the degree that is economically feasible.
29 • The president of UVMC supports having a uniform-looking hospital campus.
30 • The proposed expansion is very costly.
31 • Provided the Board with photographs of sister hospitals that have or are using HBE
32 Corporation for new construction.
33
34 DRB:
35 • Looked at overall site plans from HBE Corporation.
36 • Likes the exterior and interior design of the Outpatient Pavilion.
37 • In addition to the proposed stucco exterior discussed other design themes including
38 signage and building form that would be important to the hospital system.
39
40 Tim Rohan, UVMC:
41 • The intent is for additions to architecturally complement what is existing whereas
42 historically this was not so much of importance and cited other hospitals in Willits and
43 Lake County that are making improvements to these hospital campuses keeping in mind
44 that uniformity with regard to buildings is important. Understands when the rural medical
45 offices were constructed across the street, the hospital missed out on this opportunity of
46 maintaining uniformity.
47 • The intent for older designed buildings is to try and incorporate that look with the rest of
48 the campus.
49 • Addressed the new helipad that will be on the roof of the new building that will replace the
50 existing pad on grade and the associated benefits that will allow for more space on the
51 campus. Also, HBE Corporation has designed a helipad that can accommodate other
52 aircraft that come to the area. For instance, the National Guard can bring in their
53 Blackhawk helicopters and the U S Coast can land their dolphins and other important
54 aircrafUtrauma/rescue aircraft that may need to use the facility.
55
Design Review Board June 8, 2011
Page 2
1 DRB:
2 • Supports that hospitals are designed with a patient focus wherein the look and feel is not
3 that traditional indifferent/sterile type of building.
4 • Supports architecture where the rooflines and roofing materials are consistent and
5 complementary with other buildings.
6 • Emphasized the importance of providing for consistency no matter the design.
7
8 Freedom Smith
9 • There are future plans to make improvements to the obstetric wing to resemble the new
10 addition.
11
12 DRB:
13 • Supports that HVAC equipment and/or other mechanical equipment is well-screened.
14
15 There was discussion concerning the `penthouse' and how the screening for the HVAC
16 equipment and mechanical equipment will be achieved behind stucco finished screeening
17 materials on the roof.
18
19 DRB:
20 • Concerned ambulance and walk-in entry to new building are clearly identified.
21
22 It was noted signage will be provided to effectively identify departments and accessibility.
23
24 Staff:
25 • In terms of providing landscaping at the front of the hospital on Hospital Drive, normally
26 street trees must be provided one every 30 feet, but with the addition this is not possible.
27 New parking areas would be required to comply with the landscaping requirement unless
28 granted relief by the Planning Commission based upon the size, scale, intensity and
29 location of the development project. The parking requirement is one tree placed between
30 every four parking stalls within a continuous linear planting strip. The applicant is
31 requesting relief from the landscaping requirements and would like suggestions regarding
32 creative ways to address landscaping.
33 • Asked the Board to make suggestions about the proposed building and landscaping.
34 • In terms of landscaping, it makes sense that trees may not be appropriate in certain
35 areas.
36
37 DRB:
38 • Understands the hospital campus is constrained for space in order to provide for
39 extensive landscaping, but would like to look at options.
40 • Supports if OSHPD regulations allow, providing for landscaping to soften the western
41 fascia and screen from the hot sun where feasible.
42 • Understands with regard to tree species there are height restrictions since the hospital is
43 located in the B-2 Infill Zone that allows the expansion of existing hospital facilities
44 provided the buildings are single story and the use does not exceed an intensity of 60
45 persons per acre.
46 • Because the project is subject to state regulations, these regulations will `trump' City
47 regulations.
48
49 Staff: While the State has that option, there is flexibility and the Planning Commission can make
50 certain modifications during the discretionary review process. Of importance is to make a
51 recommendation regarding landscaping that is subject to possible modification. Encouraged the
52 DRB to do what they always do and that is to make design recommendations even though the
53 design recommendations may not work with OSHPD.
54
55 DRB building design and landscaping comments/questions:
Design Review Board June 8, 2011
Page 3
1 • Would not be able to provide a lot of shade trees along the western front because of
2 possible interference with the flight path. Energy conservation is important and there may
3 be possible ways to address this element on the building itself such as with build-in
4 overhangs that do not interfere with flight path of helicopters.
5 • There could be vegetative screening in the front planter bed of the addition in terms of
6 addressing energy conservation and shading the western front from the hot summer sun.
7 • While the color scheme will effectively break up the `boxy-feel' of the building, vegetation
8 will help.
9 • Another way to mitigate the western sun would be to install recessed windows or provide
10 for some type of projection and architectural element to tie these features into the overall
11 design concept. This should not alter the function and/or layout of the building.
12
13 Mitchell L. Miller, HBE Corporation
14 • Architectural changes could conflict with OSHPD regulations, particularly on the north
15 end of the building because there are minimum requirements for ICU rooms.
16 • Concerned about possible reduction of square footage with changing the design of
17 windows for the offices located on the southwest elevation.
18
19 DRB building design and landscaping comments/questions:
20 • Change in design of the windows and/or other changes to the exterior of the building for
21 screening purposes would not change the square footage of the building or function if the
22 concern is to conserve as much office space as possible.
23 • The intent is to articulate the building in such a manner to limit the amount of light coming
24 in, particularly during the summer months and this can be accomplished by possibly
25 constructing a trellis having deciduous vines that can provide shade and this should not
26 affect the function of the building.
27 • Understands that changing any portion of the design could possibly jeopardize the
28 funding for the project and/or cause the process to have to start over. Likes the design
29 concept of the covered entryway to the walk-in emergency and possibly extending this
30 feature, which would likely affect the parking availability in this area. This would allow for
31 pedestrian access from the street.
32 • It is important every effort is made to make the entrance architecturally presentable such
33 that there is that connection from the street to the hospital waiting room. Depending on
34 the reason for going to the hospital a person could walk from the street through the
35 entrance if it were extended or drive to the entrance. Noted, the emergency room has a
36 separate entry for ambulance.
37
38 Mitchell L. Miller:
39 • A trellis would impact the structure even if it is not attached to the building because there
40 are safety issues associated with the chance vegetation could combust during certain
41 times of the year. Trellises also block fight fighting ability. Trellises may be acceptable
42 provided that are constructed at least 10 feet away from the building.
43
44 DRB building design and landscaping comments/questions:
45 • Does OSHPD also review the landscaping and parking for the project?
46
47 Mitchell L. Miller:
48 • OSHPD does review landscaping and parking for the project from the perspective of
49 ensuring compliance with reguirements.
50
51 DRB building design and landscaping comments/questions:
52 • Would the installation of skylights be a consideration in the waiting area for the new
53 building similar to the skylights in the Outpatient pavilion? The skylights are what 'really
54 make'the waiting area aesthetically pleasing for the Pavilion.
55 • Natural light from skylights can be soothing and comforting.
Design Review Board June 8, 2011
Page 4
1
2 It was noted the waiting area may be too close to the helipad to have skylights.
3
4 DRB building design and landscaping comments/questions:
5 • Asked about the paving that would be done on the south side of the addition and whether
6 some of this paving is existing?
7
8 Mitchell L. Miller:
9 • There is currently parking at the edge where the helicopter pad is located and in front of
10 the Pavilion and demonstrated on the site plans the location of existing parking
11 accommodations and where new parking is proposed.
12 • The intent is to compensate for the addition of more trees.
13 • Noted the walk-in area shown on the site plans is not the main entrance to the hospital
14 and this is the entrance that would be used for patient admission purposes.
15
16 DRB building design and landscaping comments:
17 • Does support extending the entrance for the addition.
18 • Access to the building appears to be confusing. As designed, no one would be walking to
19 the building from the street. If there is a pedestrian entrance, people would have to walk
20 north or south to the entrance from the street or parking area.
21 • Important to utilize space for entrances efficiently, noting there is a philosophy/connection
22 as to how entrances are identified.
23
24 Freedom Smith:
25 • The entrance as shown on the site plan is the main entrance to the emergency room so
26 anyone coming to the hospital aside from a patient would enter at this point.
27
28 Staff: There may be a way to make the entrance 'more pronounced' without affecting the building
29 by somehow highlighting it for use by pedestrians.
30
31 Mitchell L. Miller: OSHPD requires a covered drive-up area for drop-off of patients that has
32 specific limitations for size and slope and no pedestrian access is allowed through this required
33 drop-off zone.
34
35 Keith Dobbs: It may be pedestrian access will be improved on Hospital Drive as City Council
36 approved the construction of a new and major crosswalk that does change the structure of the
37 street.
38
39 DRB building design and landscaping comments:
40 • Recommends application of permeable paving where feasible for new parking.
41 • Add more trees where feasible in the landscape areas and parking lot such that there is
42 no interference with the helipad and in compliance with the C-2 zoning district for parking
43 and landscaping as to landscaping coverage, application of planter strips, pedestrian
44 sidewalks/marked pedestrian facilities separate from parking areas, and for parking lots,
45 one tree placed between every four parking stalls where possible since the site is
46 constrained in terms of space.
47 • Be selective in the landscaping species for trees and vegetation that would complement
48 the building and provide for some screening.
49 • The site plans indicate a large grassy area on the south side of the addition and is this
50 area intended for landscaping.
51
52 Staff: It may be the applicant will seek relief from parking and landscaping requirements relative
53 to compliance with FAA regulations for the operation of a helipad on the rooftop of the building.
54
55 Mitchell L. Miller:
Design Review Board June 8, 2011
Page 5
1 • This area contains the underground fuel tank whereby trees cannot be planted. This area
2 can accommodate some landscaping.
3
4 Staff: A lawn area is shown on the site plans and inquired if this is the intent or is this area a
5 place holder for something else?
6
7 Mitchell L. Miller:
8 • Is likely a placeholder at this point.
9
10 Member Nicholson:
11 • Is of the opinion, much of the addition looks that a service/factory facility that contain
12 bays/roll-up doors for service trucks/vehicles. Making the building appear clean and flat
13 presents a very pedestrian unfriendly environment.
14 • Is not the type of building that makes for good neighbors.
15 • Supports softening of the building design to make it more neighborhood friendly and
16 healing to the community.
17 • Hospitals are symbolically a place of healing, health, nurturing and well-being. The
18 addition, as presented, does not present a friendly appearance or environment.
19 • Without trellises, `sun-shading' techniques could be used, such as horizontal or vertical
20 latticing to break up the building mass.
21 • The design is likely a `programmed' plan.
22
23 Mitchell L. Miller: The client has a programmed concept of what fits the needs for the hospital
24 and community whereby the job of HBE Corporation, as a design consultant, is to listen to the
25 hospital needs before designing a project and formulating a floor plan in order for the project to
26 work and meet code requirements. UVMC has a budget to work with and it is HBE's job to work
27 within those parameters.
28
29 The intent of HBE Corporation is to design a floor plan that works within the budget of UVMC,
30 meets the hospital objective in terms of function, complements the existing buildings and is
31 aesthetically pleasing to the neighborhood.
32
33 Member Nicholson:
34 • Not his place to design the building.
35 • Would be nice to add some features to soften the building's appearance, in which
36 planting landscaping may be of assistance in this regard.
37
38 There was discussion concerning landscaping and providing for a courtyard that has benches
39 and landscaping for people visiting to meet in a calming/stress-free atmosphere as a way to
40 soften the building.
41
42 Kate Frey, Kate Frey Landscaping Design:
43 • Has designed a healing garden on the north end of the building next to the `OB' wing that
44 will have benches and landscaping features.
45 • This is just the beginning of other similar projects to soften buildings of the UVMC.
46
47 Mitchell L. Miller:
48 • HBE Corporation would be amenable to landscaping and providing other amenities in the
49 area where the underground tanks are located.
50 • An enclosed courtyard and/or landscaped visual area is planned for the new addition.
51
52 DRB building design and landscaping comments:
53 • When considering buildings for hospitals, OSHPD should think about not only what they
54 need to accomplish in the way of function, but rather how the building looks and feels to
55 the community keeping in mind the application of landscaping, methods to conserve
Design Review Board June 8, 2011
Page 6
1 energy, and how to soften the appearance in order to become a welcoming environment
2 for the good of patients, families and visitors.
3 • There is really no excuse, but to design a building that has a positive effect on people
4 and the environment.
5 • Hospitals are supposed to be a place where people heal and get better whereby the
6 design help shapes the attitude and this can be done in very subtle ways without change
7 to the overall structure of the building.
8
Design Review Board June 8, 2011
Page 7