HomeMy WebLinkAbout10242012 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
October 24, 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 August 22, 2012 and September 26, 2012 meetings 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 November 5, 2012 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
A. Verizon Wireless Telecommunications Facility Use Permit and Site
Development Permit (File No: 12-10-UP-SDP-PC-). Planning Commission
consideration and possible action on a Use Permit to allow: 1) the construction and
operation of a Wireless Telecommunications Facility; 2) the pole height for the WTF
to exceed the 50-foot height limit; and 3) the fence height to exceed the 6-foot
height limit and a Site Development Permit for the associated site improvements at
1200 Hastings Road, APN 003-160-57. The Project includes the possibility for up to
two (2) additional carriers to locate at the facility in the future.
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.
10. NEW BUSINESS
A. Planning Commission November and December Meeting Schedule.
Determine Planning Commission meeting dates for November and December.
11. PLANNING DIRECTOR'S REPORT
12. PLANNING COMMISSIONERS' REPORT
13. 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 August 22, 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 Cathy Elawadly, Recording Secretary
15
16 1. CALL TO ORDER
17 The regular meeting of the City of Ukiah Planning Commission was called to order by
18 Chair Pruden at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue,
19 Ukiah, California.
20
21 2. ROLL CALL
22
23 3. PLEDGE OF ALLEGIANCE - Everyone cited.
24
25 4. APPROVAL OF MINUTES — The minutes from the July 25, 2012 are included for review and
26 approval.
27
28 Recording Secretary Elawadly made a change to the appeal process language and advised
29 Commission.
30
31 Commissioner Sanders made the following changes:
32 • Page 5, line 9, should read, `Confirmed the use of permeable weed cloth.'
33 • Page 6, line 48 and page 8, line 22, change `rose garden' to `demonstration garden.'
34 • Page 20, line 15, change `Commissioners Whetzel and Doble' to Commissioners `Whetzel and
35 Brenner.'
36
37 M/S Doble/Sanders to approve July 25, 2012 minutes, as amended. Motion carried (5-0).
38
39 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
40
41 6. APPEAL PROCESS — Chair Pruden read the appeal process. For matters at this meeting, the
42 final date to appeal is September 4, 2012.
43
44 7. SITE VISIT VERIFICATION - Confirmed by Commission.
45
46 8. VERIFICATION OF NOTICE - Confirmed by staff.
47
48 9. PUBLIC HEARING
49 9A. Ukiah Valley Medical Center Emergency Department Expansion, Relocated Helistop,
50 Temporary Helistop, and Permanent Parking Lot (File No: 11-11-UP-SDP-PC-CC). Planning
51 Commission consideration and possible action to: 1) adopt the mitigated Negative Declaration for
52 the Ukiah Valley Medical Center Project; 2) approve the Ukiah Valley Medical Center Project Use
53 Permit and Site Development Permit; and 3) make a recommendation to City Council on the
54 relocated helistop and temporary helistop.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 1
1 The Project would: 1) expand the existing Emergency Department (ED), relocate the existing
2 ground level helistop to the roof of the ED expansion, relocate parking lot 5 to the front of the ED
3 expansion and install new landscaping at 275 Hospital Drive; 2) construct a temporary helistop at
4 the northeast corner of Hospital Drive/Hamilton Street and construct a permanent employee
5 parking at this location after use of the temporary helistop has ceased; and 3) use the northwest
6 corner of Hospital Drive/Hamilton Street for temporary employee parking and construction staging
7 during Project construction.
8
9 Senior Planner Jordan presented the staff report.
10
11 PUBLIC HEARING OPENED: 6:11 p.m.
12
13 Marvin Totter:
14 • Is an emergency room physician.
15 • The proposed emergency room expansion project is a much needed improvement as UVMC has
16 outgrown the existing facility.
17
18 Chair Pruden: Will the improved facility attract more `emergencies' so to speak?
19
20 Marvin Trotter:
21 • The emergency room currently functions as a level 4 trauma center. The number of patients the
22 hospital emergency is seeing on a daily basis has increased.
23 • Most of the persons seen in the emergency room are MediCal recipients. Is hopeful with new
24 medical programs in place there will be less people seen in the emergency room department.
25 • In terms of trauma care, Santa Rosa Memorial Hospital is the busiest trauma center in California.
26 • It is possible the level of trauma center cases will increase with the expansion and proposed
27 emergency-room related improvements.
28
29 Chair Pruden:
30 • Asked about whether there are plans for a triage unit as part of the expansion.
31 • Asked about the potential need for more employees.
32
33 Marvin Trotter:
34 • Triage is a French term for `emergency first.' The current trauma room is minuscule. With the
35 expansion, there will be individual rooms for patients and their families, which will be more
36 convenient than the current 12-seat waiting room for patienYs families.
37 • Sees the expansion as an opportunity for growth so as to encourage people to utilize the facility
38 since many people leave the community for health.
39 • In addition to expansion of the UVMC ED, there are plans to upgrade the hospital and this would
40 be a great draw for getting people to stay in town by making the facility more aesthetically
41 pleasing and efficient.
42 • The intent of the project is not necessarily to attract more emergencies, but rather as an
43 opportunity to meet current needs.
44
45 Permanent Heliport
46
47 Commissioner Whetzel:
48 • Primary concern is the permanent heliport.
49 • Questioned the noise analysis study and how it was conducted in terms of relevant data specific
50 to the flight plans and Helistop site plan detail sheet.
51 • Referred to certain language in the appendix document and expressed concern about which FAA
52 Advisory Circular`AC' in accordance with (IAW) FAA AC 150/5390-2B regarding construction was
53 applied i.e., 2C or 2B?
54
55 Ken Brody, Mead & Hunt:
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 2
1 • Work was done according to 2B and later updated to 2C.
2
3 Commissioner Whetzel:
4 Q1. What is the height above the roofline for the permanent helipad? How was the elevation for the
5 helipad figured?
6 Q2. Looking at the design sheet from the helipad deck to the roof there is the edge/or parapet of the
7 roof and asked if this was how the height was determined?
8 Q3. Was there any thought to use of netting for safety precautionary reasons. According to the AC the
9 elevation is 36 inches above the roofline and expressed concern this would be too close to the edge of
10 the roof.
11 Q4. With the helipad being in close proximity to the roofline was the turbulence over the roof factored
12 in? What about turbulence spilling over the roof towards the ground area?
13
14 Ken Brody:
15 A1. The height for the helipad deck was measured from the top of the parapets. The permanent
16 helipad is 3 inches above the parapet.
17 A2. Confirmed the elevation for the permanent helipad.
18 A3. Agreed the helipad is located near the edge of the roofline/parapet and all the pedestrian traffic
19 for anyone using the pad. There will be no obstacle between the roofline and helipad in terms of personal
20 use.
21 A4. Is of the opinion the turbulence factors are more related to walls going up above the helipad.
22 There is some issue with the roof, but with the parapets in place there should be little noticeable. There
23 should be no concern about the helicopter.
24
25 Commissioner Whetzel: Is not too concerned about the helicopter, but rather the people on the ground.
26
27 Commissioner Whetzel:
28 Q6. Are there plans in place for when a helicopter comes in to stop motion in and out of the buildings
29 or to the entrance at that end of the building?
30 Q7. How was the modeling for the noise level conducted? Using the `integrated noise model' asks if
31 any monitoring stations were set up or if a computer model was used in the noise study as far as the
32 height and weight of the helicopter.
33 Q8. Asked whether or not the height of the pad with/without the helicopter on the pad was factored
34 into the noise model.
35 Q9. Requested clarification the modeling was not conducted as a rooftop pad. According to his
36 calculations, 30 feet is the noise height because the noise is actually coming from the rotor which is 12
37 feet above the pad height or 28-30 feet above the ground, which is a three-story height. At 30 feet the
38 noise level is spread out over a wider area than at ground level where the surrounding buildings would
39 block the sound.
40 Q10. Concern is that noise contours were calculated for a ground level pad when the permanent
41 helicopter pad is really almost 30 feet in the air. The calculations would be different from a pad at ground
42 level referred to the Exhibit 4 (Permanent Heliport Noise Contours) of the noise study, dated May 2012. It
43 appears from the calculations in the exhibit, the noise contours extend outward almost 400 feet from
44 ground level and not from the rooftop where the permanent pad will be located.
45
46 Ken Brody:
47 A6. Does not anticipate any problems from the landing of a helicopter.
48 A7. The design is for a rooftop helipad. No monitoring was done for the noise study. The FAA noise
49 model was used which assumes a ground level pad.
50 A8. It was his understanding the modeling was conducted at ground level rather than from rooftop.
51 A9. Whether the model is from ground level with sound shielded by buildings or at rooftop, keep in
52 mind the noise factor exists only for a short time when helicopter is landing or taking off. The helicopter
53 will be shut down after landing.
54 A10. Again, it is his understanding the noise calculations were modeled at ground level since this is the
55 assumption of the FAA model used.
56
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 3
1 Chair Pruden: Calculated noise contours to 600 ft. using the scale provided.
2
3 Ken Brody: Referred to Exhibit 4 and explained the noise contours extend to 300 ft and the
4 corresponding criteria is subject to Caltrans Division of Aeronautics regulations in terms of noise impacts
5 and/or noise equivalent level. The issue being discussed has more to do with single event noise. The
6 question is whether there would be a noise differential between a helicopter located 20 feet higher than it
7 would be at ground level. It is possible there is a difference if a person is right below the flight path, but if
8 the helicopter is moving away, taking off, or landing, the noise source would be 20 feet above the
9 individual and the difference in noise level would be negligible.
10
11 Commissioner Whetzel: By the same token, as the helicopter is moving it is moving to a different part of
12 the City which is actually sending out that noise contour over a different part of the City. The noise is not
13 just going to be at the hospital, but will be heard all over town. The noise contour will move with the
14 helicopter.
15
16 Ken Brody: Acknowledged the aforementioned and noted the flight path is slightly different for the new
17 helipad than it is for the present helipad location. The difference in elevation from ground level to the pad
18 would not result in an increase that would be detected.
19
20 Commissioner Whetzel: Is concerned the higher the elevation and fewer obstructions there are to
21 absorb the noise the farther the noise travels.
22
23 Ken Brody: To the contrary, the higher the elevation, the farther the distance from the helicopter to any
24 given point on the ground. Noise is dependent upon the distance. To say as the elevation increases, the
25 greater the noise farther away is not true.
26
27 Commissioner Whetzel: Clarified his intent is that noise spreads over more area the higher the
28 elevation, so the noise will be noticeable over a larger area.
29
30 Ken Brody: When talking about approach and departure routes for helicopters, a 20-foot difference is not
31 going to be detectable to people. For instance, for neighborhoods a '/2 mile from the flight path that do not
32 presently hear the helicopter, having a helipad 20 feet higher is not going to make a difference.
33
34 Commissioner Whetzel:
35 • Works beside a helicopter rescue operation every day. Helicopters are noisy.
36 • Supports the project, but wants to make certain all aspects of the project are appropriately
37 reviewed because once City Council approves the relocated permanent heliport the City
38 relinquishes all control and has no more regulatory power in this regard. The City then becomes
39 accepting of the noise contours as provided for in the Noise Study conducted for the project. Is of
40 the opinion approving the noise contours for a helipad based on ground level and not the rooftop
41 does not provide correct information needed to make a sound decision about potential noise
42 impacts to the community.
43
44 Ken Brody: Questions whether changing the noise contours depicted in the Exhibit 4 to a larger `CNEL
45 contour' would actually make a difference.
46
47 Commissioner Whetzel: The City is noise sensitive and while the helicopter emergency service is
48 valuable to the community it is important noise impacts be minimized as much as possible. It is important
49 the Planning Commission make the right decision.
50
51 Mitch Miller, HBE Corporation, project architect: Questioned whether there was a judgment call on
52 the part of Mead & Hunt conducting the noise analysis at ground level as opposed to being on top of the
53 building?
54
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 4
1 Ken Brody: The model assumes a ground level helipad and does not easily allow for modeling an
2 elevated helipad. It was determined there was no negligible difference between the ground level and roof
3 top locations so the additional elevation was not factored into the model.
4
5 Chair Pruden: Not factoring in the elevation for the noise study was also a concern to her. She lives
6 about three miles from the hospital and at night time can hear the helicopter land and take off. In the day
7 time, she does not hear the helicopter because there is too much other urban noise. Added that during
8 the summer months car races occur at the fairgrounds so the community becomes accustomed to going
9 to sleep with this noise. Noise has an unusual effect in this valley. It resonates off the hills and bounces
10 back. She is told the noise from the racetrack can be heard as far away as five miles and possibly even
11 further. There is a concern about noise and noise impacts. It would have been more appropriate for the
12 noise model to reflect the increased elevation. The analysis was done in an abstract manner as opposed
13 to the real situation.
14
15 Commissioner poble: The Commission must make a decision based on the level of significance
16 concerning noise impacts. Given what Commissioner Whetzel and Chair Pruden have indicated, it is
17 almost as if the Commission is relying on Mead & Hunt to offer an opinion whether or not there is a level
18 of significant increase in noise impacts based on the elevation of the helipad. He would like to hear if
19 there is justification in this regard.
20
21 Ken Brody: Relative to cumulative noise levels versus single events/activities, people typically do not
22 hear cumulative noise levels, but rather individual noise levels. If the analysis had been modeled at 20
23 feet higher, his guess with all the different noise analyses that he has been involved with at airports and
24 heliports over the years, cannot imagine the noise contours being more than what was provided for in the
25 study. Referred to Exhibit 4 and the pertinent distance between the 60 and 65 db CNEL contours and
26 noted this represents over 100 ft. The 5 db CNEL contour differential is a large change in noise level.
27 However, the noise level with a helicopter being 20 feet up is not going to be detectable.
28
29 Commissioner Whetzel:
30 • The problem with the data is that the noise contours are vague. There is no information about
31 what the noise levels would be at 50, 100, 150 ft. etc. There could be a lot more people in the
32 complex at any one time that are going to be within 100 or 150 feet of the helicopter landing on
33 the roof.
34 • Understands there is a cumulative noise effect versus a single event, but speaking from
35 experience when a person is within a 150 of a helicopter, no conversation can be heard.
36 • His concern is during transition from take-off or landing and shutdown, the noise levels will be
37 such that a person `cannot do anything.' The noise level may be greater than if the heliport was
38 on the ground.
39 • Would like clarification as to how the noise levels were determined.
40 • With changes to the flight plan routes with the heliport on the roof much of the surrounding
41 Wagonseller Neighbor will be affected by the noise, depending on the wind factors.
42
43 Staff:
44 • Staff did not initially request a noise study since this is an existing heliport and no changes to the
45 number or distribution of flights is anticipated and no increase in noise was anticipated due to an
46 increase in the elevation of the helipad.
47 • Caltrans Division of Aeronautics requested the preparation of a noise study for the heliports. The
48 information included in the Noise Study is based on the information requested by Caltrans
49 Division of Aeronautics.
50 • The Noise Study was sent to Caltrans Division of Aeronautics as part of the Mitigated Negative
51 Declaration because this agency will be the permitting agency for the heliport in addition to the
52 City of Ukiah and FAA. Caltrans reviewed the Noise Study and did not request any revisions or
53 additional information.
54
55
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 5
1 Commissioner Whetzel:
2 • There was public comment to the effect that there may be more traffic with the new helipad.
3 • We are basing our noise impacts on current activity when in actuality we could be increasing the
4 amount of helicopter activity and corresponding noise impacts with the trauma center at level 4
5 and the fact there will be a certified helipad.
6
7 Staff: It is not known if there will be an increase in the number of helicopter flights for UVMC, particularly
8 with the operation of a heliport in Willits.
9
10 Ken Brody: With regard to Exhibit 4 and the existing difference in the distance for the two contours, 60-
11 65 db CNEL, doubling the activity would move the outer contour roughly one-half the distance between
12 the two contours that are shown.
13
14 Commissioner Whetzel: Requested clarification the aforementioned scenario represents another 100
15 feet or more.
16
17 Ken Brody: Currently the outer circle contour from the center of the pad is approximately 300 ft.
18
19 Commissioner Whetzel:
20 • From the scale provided in the analysis, it is difficult to determine if the distance between the two
21 contours is 300 or 400 ft.
22 • The problem is the Commission must make a decision on behalf of the City of Ukiah on vague
23 noise contour information that may or may not be accurate where the City will no longer have a
24 say in what occurs with regard to potential noise from the helipad once the project is approved.
25
26 Staff: Since City Council is the approving body for the heliport, recommends a list of Commission
27 concerns be formulated and given to Council for review.
28
29 The Commission made a note that the noise model analysis may be inadequate since it is based on a
30 ground level rather than the elevation of the relocated rooftop helipad.
31
32 Commissioner Whetzel: With regard to noise impacts how often will the diesel generator be operating?
33
34 Mitch Miller: The generator will be required to be tested once a month for a couple of hours. Other than
35 this, the generator will operate only for emergencies.
36
37 Commissioner Whetzel: Pointed out there is much discussion about the diesel generator in documents
38 in the staff report but little information for the permanent helicopter pad.
39
40 Tim Rohan, Director of Emergency Services at UVMC:
41 • Commented on emergency helicopter activity at UVMC.
42 • Many of the emergency flight activity generate from Covelo and most of these flights will be
43 diverted to the Willits emergency service helipad since emergency flight operators take patients to
44 the nearest facility since they are not paid for going to a helipad that is farther away.
45 • UVMC averages 30 emergency service flights a month. There are days when there is no activity
46 and there are days when there may be four or five flights.
47
48 Commissioner Sanders: Asked about why the noise study came about.
49
50 Staff: The noise study was not initially requested by staff. Caltrans Division of Aeronautics requested the
51 study in response to the project referral.
52
53 Commission:
54 • Referred to attachment 4 of the staff report, Resolution of the City Council Approval the
55 Relocation of the Permanent Heliport and Temporary Heliport, Finding 3D: 'The temporary
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 6
1 heliport would not result in a new noise source, but would temporarily relocate the heliport closer
2 to residences on Clara Avenue. The noise from the temporary heliport is short-term (the length of
3 time it takes to land, unload the patient, and depart), periodic (occurs only when there are
4 emergency medical flights), and temporary (use of this heliport would cease once the permanent
5 heliport is operational),' is of the opinion this part of the resolution is two subjects. `Temporary'
6 implies short term such as six months and has been informed the temporary heliport could be
7 there for two years. This is not short term. It may be this language should be modified.
8
9 The language also implies the flights are temporary/short term. It is likely the intent of the
10 paragraph refers to the length of stay in that particular location.
11
12 Requests the length of stay be qualified so that people in the neighbor understand they will have
13 to put up with a temporary helipad for 20 to 24 months or longer.
14
15 Suggests `temporary' be replaced with 'relocated.'
16
17 Staff:
18 • The language is intentional related to temporary versus relocated.
19 • Cannot use the term `relocated' in reference to the temporary helipad because the permanent
20 helipad is being located and this would be inconsistent with the language used throughout the
21 various project and environmental documents.
22 • The terms used are `relocated permanent heliport' and a `temporary heliport' and would like to
23 keep the consistency.
24 • If `temporary' needs to be defined this makes more sense than introducing alternate language
25 that would confuse the `relocated heliport' which is the `permanent heliport' versus a ` relocated
26 temporary heliport that will no longer be in use with the construction of the new heliport.
27
28 Commission:
29 • Concerning the Mead & Hunt, Inc. Noise Study that states `The City also has no regulatory power
30 over the amount of noise helicopters produce when operating at UVMC once the heliports are
31 approved. Helicopters are not a fixed noise such as a generator or machinery at an industrial
32 plant,' if it is possible to make a recommendation for a project condition that the applicant will
33 adhere to the City's Good Neighbor Policy. As it is now, the emergency service helicopter comes
34 and goes any way it chooses. The red and blue lines on the circulation map represent the Good
35 Neighbor circulation approach.
36 • It is likely this circulation map is not enforceable after the temporary and permanent heliports are
37 approved because the City has no regulatory power after approval.
38 • It would be beneficial to provide a project condition tied to the use permit for the heliport that the
39 applicant must follow the Good Neighbor Policy flight plan. The Commission has regulatory power
40 on use permits.
41
42 Staff: There is a revocation process for use permits. It may be helpful to ask the applicant about the
43 helicopters and compliance with the City's Good Neighbor Policy and compliance of emergency service
44 helicopter with this policy.
45
46 Tim Rohan:
47 • Was a flight nurse for Calstar in different areas of the State and is familiar with medical
48 emergency helicopter service.
49 • There is a Good Neighbor Policy in almost all communities and acknowledged that helicopters
50 are an extremely loud machine.
51 • It is essentially an emergency each time Calstar or Reach flies.
52 • Emergency service helicopters follow Good Neighbor Policies in communities unless for some
53 reason depending on the nature of the emergency or weather conditions they cannot. Calstar and
54 Reach are in the business to save lives first and foremost.
55 • Can attest emergency service helicopter operations are very attentive to Good Neighbor Policies.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 7
1 Commission:
2 • Most helicopter pilots are typically pretty good about following flight paths in the area until
3 agencies get fill-in or temporary personnel that do not know or understand the rules.
4 • For emergency flight paths, it would be better for a helicopter to fly up the railroad tracks than fly
5 over residential neighborhoods.
6
7 Commissioner Sanders: Understands that concrete will be used for the temporary helipad, which is a
8 relatively small area and asked about the surrounding area and if thought was given to what will occur
9 from the debris a helicopter will generate since the Wagonseller Neighborhood borders the site. How will
10 the neighborhood be impacted in this regard and how will this issue be addressed? Will there be some
11 sort of maintenance program?
12
13 Ken Brody commented on the dimensions for the pad and noted the areas beyond the pad are grass that
14 would prevent debris from disbursing too far.
15
16 Staff: Referred to attachment 3 regarding the use permit and site development permit conditions of
17 approval for the project, and advised Condition of Approval No. 9 states, `Prior to building permit final, a
18 maintenance plan shall be established for the permanent employee parking lot located at the northeast
19 corner of Hospital Drive/Hamilton Street to ensure that the site be kept clean and free of debris and trash.
20 The plan may include the installation of trash and recycling receptacles, litter control, frequency of site
21 cleanup and trash/recycling collection, etc. and is subject to Planning Department staff review and
22 approval,' and advised something similar can be done in terms of requiring a temporary maintenance plan
23 for the temporary heliport using condition no. 9 as a model.
24
25 Mitch Miller: Additionally, ground for helipad sites must be stabilized to protect it from erosion even if the
26 stabilizing factor is grass.
27
28 Commissioner Whetzel: Speaking from experience, debris will go in a circumference about 150 feet.
29
30 Staff: Having worked with some of the representatives from the hospital there are some maintenance
31 plans and policies in place. It would likely be rather simple for them to create maintenance policy and plan
32 for the employee parking lot and temporary heliport whether it is some type of grass or some other
33 material. There might be some type of regular maintenance grounds crew that maintain other areas of the
34 hospital and this could be incorporated into existing maintenance.
35
36 Commissioner Sanders: Will there be a security measure around the perimeter area of the temporary
37 heliport, i.e., fencing. Pedestrians currently cut across the grassy area.
38
39 Tim Rohan:
40 • The hospital is not proposing a fence at this time. However, there are plans for security
41 monitoring when a helicopter lands or takes off. These security persons also help unload patients.
42 • In reference to the people who cross this vacant field, fence plans were discussed but turned
43 down so people could still cut across the site.
44
45 Commissioner poble: Requested clarification the temporary helipad will be constructed and used until
46 the permanent helipad is complete and at that the temporary helipad is demolished, covered up and the
47 area re-graded so that the proposed parking lot can be constructed.
48
49 Mitch Miller: The helipad is designed to work with the grade for the parking lot so there will be minimal
50 re-work for use as a parking lot. The entire area will be rough graded to be set up for use as a parking lot.
51
52 Commissioner poble:
53 • So all the land in the area will basically be disturbed.
54 • Condition of Approval no. 9 refers to the employee parking lot being maintained and does not
55 refer to the interim condition of the helipad use for that period of time.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 8
1 • Recommends crafting a condition of approval that addresses the disturbed area and the
2 reseeding/stabilizing of the area during the time the helipad is being used prior to construction of
3 the employee parking lot.
4 • Important that when talking about 'stabilization' that mention in this regard should be given to dust
5 prevention because this is the point.
6
7 Chair Pruden:
8 • Mendocino County Air Quality Control did not address the disturbance of particulate matter as it
9 relates to helicopters only that which relates to construction.
10 • The current helipad is surrounded by grass that is mowed, which so far has functioned well.
11
12 Commissioner poble: It is important to clarify the interim condition for the temporary heliport to make
13 sure there are dust prevention measures in place, whether it is sod and/or lawn as a measure to prevent
14 dust/debris from blowing around.
15
16 Mitch Miller:
17 • A landscaping plan has not been done for the temporary heliport. The only type of landscaping
18 that is compatible with a helicopter pad is grass and he anticipates that the landscaping for this
19 area will be grass of some type for stabilization purposes.
20 • Is uncertain whether an irrigation system is necessary because much of this effort would be
21 wasted when the area is no longer a helipad.
22
23 Commissioner poble: It appears from sheet C3.1 (Civil Erosion Control Staging) the soil erosion and
24 control plan does not address the temporary heliport portion of the project.
25
26 Mitch Miller: Acknowledged that the aforementioned is correct and is considered a separate component
27 of the project.
28
29 Commissioner poble: Clarified when the Commission approves the site plan drawings pertinent to soil
30 erosion and control will approve not just what is shown on the plans but will include additional erosion
31 control and grading work plans associated with the interim condition.
32
33 CEQA Mitiqated Neqative Declaration/Initial Environmental Studv
34
35 Commission:
36
37 Q1. Requested clarification regarding page 12, subsection d, the three bullet points indicate two of the
38 fixtures were not downcast or shielded and not International Dark Sky Association (IDA) compliant and
39 the third bullet point refers to another fixture for a total of three fixtures that are not in compliant with IDA
40 standards when the associated mitigation measure on page 13 of the document states all the lights have
41 to be IDA compliant, shielded and aimed.
42
43 Staff: The mitigation measure has to state that all the light fixtures must be downcast, shielded and IDA
44 compliant where there may be an inconsistency with regard to the lighting.
45
46 Commissioner poble: Pointed out item I(d) of the Initial Study Environmental Checklist indicates `less
47 than significant with mitigation incorporated' with regard to whether the project would `create a new
48 source of substantial light or glare which would adversely affect day or nighttime views in the area?'
49
50 Q2. Page 15, 3. Air Quality, document presumes under air quality that since the current helicopter
51 does not create any problems in this regard so another helicopter location would also not create air
52 quality problems. Questioned why there was no analysis regarding the particulate matter for the interim
53 heliport. The Air Quality section of the environmental study addresses cars and trucks. There was no
54 discussion about air quality for a helicopter and the potential impacts to air quality in this regard.
55
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 9
1 Staff: This issue has previously been discussed related to a referral to Mendocino County Air Quality
2 Control District. The analysis evaluates the changes that would result from the Project. Based on the
3 project description from the applicant, no change is anticipated in the number of operations related to the
4 helistop. Staff also relies on the air district to advise of any concerns and/or violation of an air standard.
5 The Air Quality Control District received a copy of the environmental study and corresponding
6 attachments and made no comments/had no concerns related to the operations from the helicopters.
7
8 Q3. Is this project required to get a permit from the Air Quality Control District?
9
10 Staff: Certain aspects of the project do require a permit such as for the diesel generator and
11 construction.
12
13 Q4. Page 45, Circulation and Transportation, questioned why ambulances are not mentioned in the
14 initial environmental study as part of circulation/transportation section related to number of trips and/or
15 how they will get around the area during the demolition/construction period since ambulances are part of
16 the emergency room operation.
17
18 Robb Ramsier, Ukiah Fire Department:
19 • Ukiah Fire Department ambulance transports approximately on average 19 persons a day to the
20 hospital. Like the helicopter operation, there may be some days when no persons are
21 transported.
22 • Ukiah Ambulance transports fewer persons.
23 • Explained the access routes as discussed above and the route depends upon what part of the
24 City he is coming from.
25 • Anticipates a plan will be in place during demolition/construction.
26 • Ukiah Fire Department will work directly with Tim Rohan to come up with a plan for ambulance
27 transport during construction.
28 • Does transport a patient directly from the ambulance to a waiting helicopter. There are different
29 options depending upon the case.
30
31 Staff: The circulation and transportation plan was reviewed by the City Fire Marshal, City Police
32 Department, and Public Works. They were of the opinion that the access for the temporary heliport would
33 work, transport by ambulance is adequate, and that the changes to the existing site were an improvement
34 because circulation and access to the ED would be much better and less confusing.
35
36 Q5. Page 36, Hydrology and Water Quality, there is a lot discussion about the projecYs proximity to
37 Gibson Creek and Orr Creek. While the analysis mentions the proximity factor, it goes on to discuss the
38 path in which Gibson Creek is a tributary to and questions when looking at the plans the storm drain
39 system appears to be draining to the north away from Gibson Creek and does the drainage eventually
40 reach Gibson Creek or does the water drain into Orr Creek?Would like to look at any potential impacts to
41 Orr Creek if this is the case.
42
43 Staff: Does not know the answer to the question. From staff's perspective, given the requirements from
44 the City Code and State Water Quality Control Board is of the opinion no mitigation measures were
45 necessary. However, there is still a lot of work that needs to be done above and beyond the plans,
46 including a drainage study that will be reviewed by the City Public Works Department.
47
48 Q6. Is staff aware of any drainage issues with Orr Creek versus Gibson Creek in that they are both
49 under the same purview of the watershed agencies.
50
51 Q7. Page, 35, Hydrology and Water Quality, Initial Study (IS) impacts looks as though all questions
52 asked with regard to potential impacts are 'less than significanY or `no impact.' However, further into the
53 IS document, there are quite a few mitigation measures listed as far as dealing with the State Water
54 Control Board or other agencies there are a lot regulations cited that help identify and address the
55 potential impacts. Is it possible and recommends for some sections, the check marks be `Less than
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 10
1 Significant with Mitigation Incorporated?' If the discussion is about site mitigations and a description about
2 what should be done about the pollution aspect of a project, we should not just say there is no impact.
3
4 Staff: Typically if a project is required to comply with a standard, the standard will be discussed in the
5 environmental study. Since it is a requirement, it does not need to be included as a mitigation measure
6 since the Project has to comply with the requirement. A mitigation measure is included when a Project
7 may have an impact that is not addressed by a requirement. In this case, all the things that are cited are
8 not mitigations or conditions. They are City code or Regional Water Quality Control Board requirements
9 and not mitigation measures.
10
11 Q8. Page 37, Hydrology and Water Quality, subsection 2, 275 Hospital Drive, `approximately 18,000
12 square feet of impervious surface would be added to the hospital campus and requested clarification
13 regarding this figure.
14
15 Staff: The sum total would 18,000 sq ft which is distributed in different areas of the site.
16
17 Q9. There are a number of parking lots at UVMC and whether the applicant would be amenable to a
18 parking garage to reduce the amount of surfacing necessary for parking lots.
19
20 Q10. Page 33 of the IS, Hazards and Hazardous Materials, Open Land, `the B2 recommends the site
21 include 30% open land. Based on the 8.8 acre site, 2.64 acres are recommended to be open land. Open
22 land includes parking lots and landscaped areas. The construction of the ED addition would result in a
23 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
24 the 30% open land recommended for the B2 infill compatibility zone.' Asked if it is known how much of
25 this open land is actually for parking and for landscaping.
26
27 Staff: Defer question to applicant. The resulting 66°/o open land exceeds the 30°/o minimum
28 recommendation for the B2 infill zone which would include the landscaping and parking areas. Main
29 hospital campus has 21% landscaping.
30
31 Mitch Miller:
32 • A parking structure is extremely expensive and was not a consideration because it was way
33 beyond the budget.
34 • There is a landscaping plan and landscaping plan for parking lots, but does not know off-hand the
35 percentages with regard to breakdown specifically for open land.
36 Staff:
37 • Referred to page 28 of the staff report to discuss the parking table and changes made.
38 • Referred to pages 62 and 63 of the IS. Parking table indicates 316 parking spaces are required
39 per code but 401 are proposed. The actual number of parking spaces proposed is 396 based on
40 the revised parking plan for lot 8 and elimination of parking spaces in lot 2 for the emergency
41 generator, fuel tank, and pad. The parking table in the staff report is correct and the IS should be
42 revised to include this table.
43 • City Code provides for 316 parking spaces. In staff's opinion, this is not adequate because there
44 are 325 hospital employees on the maximum shift, which would leave no parking for patients or
45 visitors. Accordingly, the hospital conducted a photographic parking survey. The survey shows
46 that almost all of the parking spaces are occupied regardless of the time of day. Staff has
47 observed that most of the on-street parking is also taken.
48 • While 396 parking spaces proposed is greater than the code requirement is of the opinion this
49 would be adequate since it provides some parking for patients and visitors and not all people take
50 vehicles to the site. Some may carpool, bike, walk or take transit. No impacts are anticipated as
51 a result in the change in the number of parking spaces.
52 • Is the Commission 'okay' with the revised parking table and text in the staff report?
53
54 Staff advised of another revision to the IS as noted on page 28 of the staff report.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 11
1 • Recommends Traffic/Circulation section, page 64 of the IS be revised as follows to address the
2 potential impacts related to the change to the air traffic patterns/flight paths for the helicopters.
3 The mitigations are the same as for Hazards/Hazardous Materials and are the comments from
4 Caltrans Division of Aeronautics.
5
6 ➢ Mitigation Measures: Hazards/Hazardous Materials Mitigation Measures 1-3;
7 ➢ Impact Significance after Mitigation: Less than Significant
8 • Is the Commission `okay' with this revision?
9
10 Commissioner Sanders: Page 32, Hazards & Hazardous Materials, requested clarification the
11 helicopter will not be fueled at the temporary helistop?
12
13 Mitch Miller: With regard to hazards/hazardous materials an oil separator is required on-site so if there is
14 some kind of fuel spill or drippings, it is picked up/captured so it will not go into the City's storm drain
15 system. This temporary heliport will not have this system.
16
17 Commissioner Whetzel: The permanent heliport on the roof is capable of accommodating a Black Hawk
18 helicopter?With the proximity to the edge of the roof was consideration given to the fact that 10-12 feet of
19 the tail will extend over the roofline.
20
21 Mitch Miller: The permanent heliport can accommodate a Black Hawk helicopter. The helipad is in
22 compliance with the required surface area needed for a Black Hawk helicopter.
23
24 Commissioner Sanders: Requested clarification regarding the matter of demolition/construction and
25 whether there is plan in place for how this is going to impact the public and if this is going to be talked
26 about for the Site Development Permit relevant to when soils are moved off-site, grading occurs, and
27 other activities as to where these large vehicles are going to be moving within our City.
28
29 Staff: Recommends asking the applicant if there are any thoughts on the matter that will be discussed for
30 the Site Development Permit portion of the project.
31
32 Commissioner Brenner: Understands the helipad for the rooftop operation has to have a treatment
33 system in place for fuel/oil spills and asked how spills on the ground are dealt with?
34
35 Mitch Miller: Keep in mind roof runoff is typically diverted in the storm drain system and measures are
36 taken for capturing pollutants in parking lots such as the use of a `trap' or vegetation to absorb pollutants.
37 The temporary helistop will have a surface area that is concrete and graded to accommodate run-off.
38 Any pollutants associated with the temporary heliport would be very small.
39
40 Commission consensus regarding the Mitigated Negative Declaration:
41 • Fine with staff's revisions to the parking table in the IS as indicated in the staff report.
42 • Fine with the revisions made to the Transportation/Traffic section of the IS as indicated in the staff
43 report.
44 • Mitigated Negative Declaration is adequate.
45
46 Commission regarding the noise issue for the permanent heliport:
47 • Would like the noise issue to be looked at more closely by Council.
48
49 Staff: Asked the Commission to list concerns about noise for Council review because this issue
50 associated with the heliports will not be discussed during the Site Development Permit review of the
51 project.
52
53 Commission regarding the noise model for the permanent heliport using the parameters that
54 Caltrans has asked for:
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 12
1 • Noise contours need to be redone with the Noise Model using the height of the elevated helipad
2 rather than ground level.
3
4 Commissioner poble:
5 • The approach for the modeling of the helicopter noise should have been provided in the report.
6 The problem is the noise report does not evaluate that change adequately and is of the opinion
7 that it should.
8 • Not advocating the model be toyed with if clarification or a professional opinion about the
9 differences in noise between the ground level location and the rooftop location can be provided.
10 • In terms of noise, need to evaluate the change in noise that may result from what is occurring
11 now to what would result with the elevated helipad.
12 • Need to determine whether the noise should be remodeled or if providing a
13 statement/professional opinion on the change in noise is acceptable to pass on to Council. The
14 current information in the report is not adequate to send to Council without having some sort of
15 additional information on this.
16
17 Commissioner Brenner: Would be fine with a professional opinion without the modeling.
18
19 Ken Brody: It may be the modeling can actually be done in terms of CNEL if the questions that were
20 brought relative to shielding of buildings, elevation, and other factors that affect noise levels are
21 considered. This gets into an entirely different type of analysis.
22
23 Chair Pruden: The modeling would reveal if a problem exists relative to sound waves once elevated. The
24 outcome may not make any difference, but without having this information an appropriate determination
25 cannot be made to learn if any more needs to be done.
26
27 Commissioner Whetzel: Questioned what input data was used for the helicopter noise study, i.e., one
28 helicopter versus multi-helicopters, cumulative data as to helicopter type and/or what
29 parameters/variables were implemented into the model.
30
31 Commission consensus regarding the temporary and permanent heliports:
32 • There are three areas the Commission has identified that requires either a language correction or
33 addition information regarding the Resolution (Attachment 4) the Commission will be forwarding
34 to City Council for approval pertinent to the temporary and permanent heliport and they include:
35 1. Modeling of the permanent heliport noise contours using the elevated location.
36 2. Include a condition of approval that UVMC comply with the City's Good Neighbor Policy
37 concerning the temporary and permanent heliports with regard to flight patterns.
38 3. Recommends modification to the language to more clearly define 'temporary' that the
39 temporary heliport could in operation as long as two years.
40 4. Require a maintenance plan regarding stabilization and dust prevention measures for the
41 temporary heliport as a condition of approval concerning Lot 8 to read, `A maintenance and
42 Dust Prevention Plan for the temporary heliport shall be prepared that includes, but is not
43 limited to, the disturbed area being reseeded and stabilized to provide adequate dust
44 prevention; mowing of seeded area; and cleanup of any litter or debris. The Maintenance and
45 Dust Prevention Plan shall be submitted as part of the building permit plans for the temporary
46 heliport and is subject to staff review and approval. `
47
48 Mitch Miller: With regard to the construction and staging schedule, it is doubtful the temporary heliport
49 will be in operation longer than 19 months.
50
51 There was discussion whether it is necessary for the Commission to review the language for the changes
52 proposed in the Resolution regarding the temporary and permanent heliports before moving on to the
53 review of the Site Development Permit and Use Permit portion of the project.
54
55 Break: 8:10 p.m.
56 Reconvene: 8:20 p.m.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 13
1 Table 1: General Plan Consistencv Analysis
2
3 Open Space &Conservation (paqe 6)
4
5 Commission Consensus: No changes, recommendations.
6
7 Noise (page 7)
8
9 Commission: While the Noise Study was prepared, Commission is of the opinion the document is not
10 adequate related to helicopter noise.
11
12 Commission Consensus: Disagrees with staff's analysis for helicopter noise.
13
14 Safetv, Enerqy(paqe 8)
15
16 Commission Consensus: No, Changes, recommendations.
17
18 Circulation and Transportation (pages 10, 11)
19
20 Commission Consensus: No changes, recommendations.
21
22 Communitv Desiqn (paqe 11)
23
24 Commission:
25 • Policy CD-4.3: Require landscaping that will result in the creation of new street canopies.
26 • Questioned what is the acceptable and unacceptable height given the helipad?
27
28 It was noted:
29 • 25 feet is the maximum height in most places according to the site plans.
30 • Pages12 & 13 of the staff report discusses what will occur for parking lots on the hospital campus
31 with regard to trees and landscaping.
32
33 There was discussion about the temporary heliport and its future transition to a parking lot and the plans
34 for how this will occur.
35
36 Commission Consensus: No changes, recommendations.
37
38 Table 2: Summarv of B2 In-fill Policv and Compatibilitv Criteria
39
40 Commission Consensus: No changes, recommendations.
41
42 Table 3: Zoninq Ordinance and Site Analysis
43
44 Heiaht/Setbacks (paae 15)
45
46 Commission Consensus: No changes, recommendations.
47
48 Bike Parkinq (paqe 15)
49
50 Commission/applicant/staff discussion concerning the required 32 bicycle parking spaces and their
51 respective locations and whether the Commission can grant relief/exemption from the requirement
52 because 32 spaces may not be necessary.
53
54 The existing UVMC campus has two bike racks each able to provide parking for six bikes, for a total of 12
55 bike parking spaces. In order to provide the 32 required bike parking spaces and additional 20 bike
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 14
1 parking spaces are required. Staff requests the Commission determine the number of additional bike
2 parking spaces (if any)that should be provided as part of the project.
3
4 It was noted a third bicycle rack exists for a total of 18 parking spaces.
5
6 Tim Rohan, UVMC: Much of the bicycle parking spaces are unused.
7
8 Commission:
9 • Supports the concept of having a bicycle friendly community.
10 • It may be the reason bicycle parking spaces are not being used is because of the location of the
11 racks.
12 • Asked if there is any reason for not adding more bicycle racks such as a particular site or design
13 constraint or is the justification allowing for fewer spaces because the spaces are simply not
14 being used? If the latter is the case, this makes it difficult for the Commission to justify an
15 exception.
16 • In order to grant relief from the bicycle parking requirement a finding must be made that a unique
17 circumstance exists.
18 • Recommends the bicycle racks are spread out on the campus to allow for better accessibility/use.
19
20 Staff: The applicant did indicate that the existing bicycle parking spaces are rarely used. It is the
21 Commission's decision whether or not to provide the required number of bicycle parking spaces.
22
23 Commission Consensus:
24 • No finding can be made to support an exception to the bicycle parking requirement.
25 • Supports maintaining the required 32 bicycle parking spaces and that the new bike parking
26 spaces be spread out over the campus in locations where employees or the public would use
27 them.
28
29 Staff: Recommends the following language regarding bicycle parking: Site plan revised to include the
30 location and number of existing bike racks and the location of new bike racks which shall provide a total
31 of 32 bike parking spaces. The new bike racks shall be placed in locations that are convenient and safe
32 for use by employees and visitors and dispersed throughout the campus.
33
34 Landscapina (paae 17)
35
36 Commission discussion regarding the landscaping modification requests and possible substitute tree
37 species for the Hospital Drive parking lot(Lot 5).
38
39 Tim Rohan, UVMC: Concerned about landscaping blocking the signs on Hospital Drive that direct people
40 to the appropriate place on the hospital campus.
41
42 Chair Pruden: Policy is to have the taller trees and shorter signs, not vice versa. The problem is that
43 people want to put taller signs under shorter trees. The intent is to have signs that are lower such that
44 they can be seen from a car seat.
45
46 Commission discussion regarding parking Lot 8 and possible retention of the Oak Tree.
47
48 Commissioner Brenner: Supports providing some type of pedestrian connection from the parking lot to
49 the hospital for safety purposes.
50
51 Commission discussion regarding draft Condition of Approval No. 17 regarding site improvements and
52 pedestrian access for the parking lot(Lot 8) at the northeast corner of Hospital Drive/Hamilton Street.
53
54 Staff: With regard to the draft condition, the reality is people will park and walk through landscaping and
55 is of the opinion it does not make sense to have designated walkways through the parking lot, but
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 15
1 providing a cut-through where people are likely to walk in order to avoid damage to the landscaping
2 makes sense and is required by the condition.
3
4 Staff: The Public Works Department is recommending a cut-through with sidewalks as provided for in
5 Condition of Approval No. 17 and explained that the site improvements for access will be ADA compliant.
6
7 Commissioner Brenner: There is only one pedestrian access from the sidewalk located south into the
8 hospital facility and questioned why it was not possible to allow for another access at the other entrance
9 of the building located to the north?
10
11 Mitch Miller: Understands the problem has to do with ADA access relevant to the slope on that side from
12 the existing sidewalk to the parking lot. The slope would be steeper than what is compliant with ADA
13 standards.
14
15 Commissioner poble: What about connecting the ADA walkways path-of-travel to the sidewalk at each
16 end of the main entrance.
17
18 Mitch Miller: Again, the slope would be steeper than compliance with ADA standards.
19
20 Commissioner poble: The parking lot then has been built up to minimize the slope such that the
21 landscaping is depressed.
22
23 Chair Pruden: The parking lot is presently on grade so with a change it would not be possible to connect
24 the sidewalk to the two ADA parking spaces.
25
26 Commissioner poble: With regard to access, when walking down the sidewalk from the north to the
27 south the hospital site can be easily accessed, but if a person is `stuck' between the middle of the two,
28 this is a different story. There are two crosswalks on Hospital Drive and access is provided to these
29 crossings points so to require another crossing is likely unfeasible, particularly if it is grade prohibited.
30
31 Commissioner Brenner: It is an unfortunate solution to have one access to the hospital facility that
32 requires people in some instances to double back and not provide another entrance to make the facility
33 more accessible from different locations.
34
35 Further Commission discussion regarding access and how to make the hospital facility more accessible
36 from different points on the campus and making entrances that connect with sidewalks and/or other
37 paths-of-travel from parking lots and on both sides of Hospital Drive.
38
39 Commission Consensus:
40 • Supports the proposed landscaping modification requests on pages 18 & 19 to Zoning Code
41 sections 9101 (D1e) and 9101 (D1g) as specifically explained in attachment 7.
42 • Requests landscaping plan be revised to substitute Washington Hawthorn for the arbutus
43 (Strawberry tree)for the Hospital Drive street tree/perimeter parking lot tree, Lot 5.
44 • Requests retention of the existing Oak Tree, if feasible on Lot 8 subject to an arborist report on
45 the health and structural integrity of the Oak tree proposed to be removed for the construction of
46 the permanent parking lot on the northeast corner of Hospital Drive/Hamilton Street (Lot 8).
47 Report to be prepared by a certified arborist. If the tree is determined to be healthy, the report
48 should also include an evaluation of the ability to retain it in this setting.
49 • Is fine with the provisions provided for in Condition of Approval No. 17, particularly that the
50 access between the hospital facilities and the parking area must be ADA compliant.
51
52 Commissioner Brenner: Inquired about a lighting plan.
53
54 It was noted there is lighting information in the staff report. Lighting for the project is addressed in the
55 Condition of Approval No. 11.
56
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 16
1 Siqn Ordinance/Siqn Proqram
2
3 Chair Pruden:
4 • The Ukiah Valley Medical Center monument sign is too tall. Would like to bring the height down to
5 eight feet.
6 • Is fine with the emergency monument sign.
7 • Is fine with the signage on the front of the building.
8
9 Commission: Reviewed the signage as provided for on pages 21 and 22 of the staff report.
10
11 Butch Bainbridge of Paramount Signs, sign design consultant for the project:
12 • The two monument signs are part of the Sign Program the Planning Commission has already
13 approved for the hospital campus with heights of(10'8"or 9)and are the largest of the sign family
14 • There is also a monument sign located across the street from 275 Hospital Drive at 260 Hospital
15 Drive that is 10'8".
16 • A sign program is included in attachment 10, sign site plan and details and page 21 of the staff
17 report identifies what the sign program includes in terms of sign type and corresponding square
18 footage.
19 • It is important that the signage is tasteful, informative, and compatible with other signage for the
20 campus.
21
22 Commissioner poble: If the Commission approves the location of the freestanding monument sign, how
23 do we know it will not block the sight distance for cars?
24
25 Staff:
26 • Public Works will look at the signage as part of the building permit to make certain there is no
27 blockage to line of sight.
28 • Freestanding signs can be 30 feet tall or less than the height of the building. The proposed signs
29 are substantially shorter.
30 • The City Fire and Police Departments also reviewed the Sign Program because it is important the
31 signage provide the necessary information to direct/guide emergency vehicles. Both approve of
32 the Sign Program proposed.
33
34 Chair Pruden: Likes to read signs from the seat of a car and understands the signage proposed must fit
35 with purpose and intent of the facility as a campus.
36
37 Commission Consensus: Approves of the Sign Program.
38
39 Table 4: Use Permit Analvsis/Findinqs
40
41 Commission Consensus: No changes, recommendations.
42
43 Table 5: Summary of Proiect Consistency with Site Development Permit Findinqs
44
45 Commission:
46 • Has concern about construction impacts with regard to pedestrian and vehicular access and the
47 importance of making certain safety measures are in place, such as providing sufficient signage,
48 fencing, detours, adequate lines of sight, and other relevant measures.
49 • One-half of parking Lot 7 will be shut down during construction staging. There are quite a few
50 people that park in this lot and asked if 20 or 30 parking spaces are lost where will people park?
51 What adjustments need to be done if some of parking for Lot 7 is temporarily lost during the
52 construction period?
53 • Who regulates line-of-sight?
54
55 Staff: The City Public Works Department regulates line of sight as it relates to the public right-of-way.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 17
1 Freedom Smith, UVMC:
2 • UVMC is having a discussion with Pear Tree Center to use their back parking lot if the lost
3 parking becomes an issue.
4 • UVMC is exploring other options for construction and staging.
5
6 Staff:
7 • Lot 7 is proposed to be the overflow parking lot during construction and the construction staging
8 area, eliminating the need for off-site parking.
9 • As proposed on the site plans '/z of the lot will be used for construction stage and '/2 will be used
10 for parking. Staff is not requiring the applicant to find off-site parking.
11
12 Commissioner poble: Is a permit required if UVMC wanted to use the former Wendy's restaurant
13 parking lot?
14
15 Staff: UVMC would need the property owner's permission.
16
17 Commission Consensus:
18 • With regard to page 25 of the staff report is of the opinion that an adjustment needs to be done
19 regarding the loss of parking spaces for Lot 7 during construction so as to think ahead about
20 parking problems without having to seek alternative parking arrangements off-site.
21 • Recommends adding a condition of approval that on the plans submitted for the building permit,
22 Lot 7 on the northwest corner of Hospital Drive/Hamilton Street shall demonstrate a minimum of
23 40 parking spaces and construction staging for the project subject to staff review and approval.
24
25 Chair Pruden:
26 • Is disappointed in the design. The front fa�ade of the hospital is plain and not architecturally
27 pleasing.
28 • It appears none of the design recommendations provided by the Design Review Board or
29 Planning Commission during preliminary review were made to the project. The building design
30 looks exactly the same as originally presented.
31 • With regard to the color palate likes the green color application to the building because it matches
32 with the color of the Pavilion building to the south.
33 • Asked about the windows and is okay with tinted windows as opposed to mirrored.
34 • Made the following the suggestions:
35 1. Extend the canopy across the front of the building all the way to both door systems.
36 2. Use trellising and vines to help mitigate the massing on the front fa�ade or even a metal
37 trellis system over the windows.
38 3. Use ledger stone at least for the column supports for the canopy if funding allows.
39 4. Likes a downward sloping canopy rather than an upward swinging porch on the front fa�ade
40 to help reduce the sun exposure.
41
42 Commissioner Sanders: The Design Review Board explored the trellis concept for the front fa�ade. It
43 was her understanding state requirements would not allow this type of landscaping.
44
45 Mitch Miller: To make changes to the design would further delay the project because this is Project is
46 already being reviewed by OSHPD and changes would require a revision to those plans and substantial
47 delay in the Project.
48
49 Commission Consensus:
50 • Would not want to make design changes that would slow the project down.
51
52 Gwen Masslaw, UVMC CEO:
53 • Agrees with Chair Pruden that the proposed design concept for the hospital is ordinary.
54 • Does not want to delay the project with design changes because the project is very important to
55 the community.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 18
1 • Agrees the campus is a `hodge podge' of buildings where people do not know exactly where to
2 go.
3 • Has engaged a team of architects to look at the overall master plan for the hospital campus
4 because it is such a mix of design and does not present a welcoming feel to the public as a
5 healing sanctuary.
6
7 PUBLIC HEARING CLOSED: 9:55 p.m.
8
9 There was discussion concerning the landscaping plan with regard to vegetative species and selection,
10 need for drought tolerant plants and water conservation relevant to irrigation.
11
12 Commissioner Sanders: The landscaping plan is `very exciting.'
13
14 Staff: Page 29 of the staff report recommends Planning Commission:
15 1. Adopt the Mitigated Negative Declaration based on the findings included in attachment 1.
16 Adoption of this document is for all aspects of the project except for the heliports.
17 2. Approve the Use Permit based on the findings included in attachment 2 and subject to the
18 conditions of approval included in attachment 3.
19 3. Approve the Site Development Permit based on the findings included in attachment 2 and subject
20 to the conditions of approval included in attachment 3.
21 4. Recommend City Council approve the relocated heliport and temporary heliport as described in
22 the Project Description and Heliport Site Analysis and shown on the plans.
23
24 M/S Doble/Whetzel to adopt the Mitigated Negative Declaration for the Ukiah Valley Medical Center
25 Emergency Department Expansion and Heliport Relocation with modifications to the square footage on
26 the Project Description to 25,000 square feet as opposed to 14,000 square feet and with the amended
27 corrections on page 28 of the staff report to be included in the Mitigated Negative Declaration as
28 recommended by staff. Motion carried (5-0).
29
30 FINDINGS FOR ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR THE UKIAH VALLEY
31 MEDICAL CENTER EMERGENCY DEPARTMENT EXPANSION, RELOCATED HELIPORT,
32 TEMPORARY HELIPORT
33 AND PERMANENT PARKING LOT
34 PURSUANT TO THE REQUIREMENTS OF THE
35 CALIFORNIA ENVIRONMENTAL QUALITY ACT("CEQA")
36
37 WHEREAS:
38
39 1. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a Mitigated
40 Negative Declaration dated June 2012 to evaluate the potential environmental impacts of the Ukiah
41 Valley Medical Center Emergency Department Expansion, Heliport Relocation, Temporary Heliport,
42 and Permanent Parking Lot ("ProjecY'); and
43
44 2. The Project will approve a Use Permit and Site Development to allow the construction of an
45 expansion of the emergency department, relocation of the permanent heliport at 275 Hospital Drive;
46 the construction of a temporary heliport at the northeast corner of Hospital Drive/Hamilton street; the
47 construction of a permanent parking lot at the northeast corner of Hospital Drive/Hamilton Street; and
48 the use of the parcel at the northwest corner of Hospital Drive/Hamilton Street for temporary
49 employee parking and construction staging while the Project is under construction; and
50
51 3. On April 18, 2012, the Mendocino County Airport Land Use Commission (ALUC) reviewed the Project
52 and voted unanimously to find the Ukiah Valley Medical Center consistent with the Mendocino County
53 Airport Comprehensive Land Use Plan (ACLUP), provided that the owner/operator complies fully with
54 the conditions required by the FAA, Caltrans Division of Aeronautics, and the operational parameters
55 submitted to the ALUC and the City of Ukiah; and
56
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 19
1 4. The Initial Environmental Study found that the Project has the potential to have a significant impact on
2 aesthetics, air quality, biological resources, cultural resources, geology/soils, hazards/hazardous
3 materials, noise, and traffic/circulation and that the impacts identified could be reduced to a less than
4 significant level with the incorporation of mitigation measures as identified in the Initial Environmental
5 Study and the project proponent has agreed to the mitigation measures; and
6
7 5. The Initial Environmental Study was prepared and demonstrated that there is no substantial evidence
8 that supports a fair argument that the Project, as mitigated, would have a significant effect on the
9 environment; and
10
11 6. The Initial Environmental Study and Mitigated Negative Declaration were sent to the State
12 Clearinghouse for State Agency review and comment and publicly noticed and made available for
13 public review and written comment from July 2 through July 31, 2012. No comments were received
14 during the review and comment period for the Mitigated Negative Declaration; and
15
16 7. Notice of Intent to adopt the Mitigated Negative Declaration was made available in the following
17 manner: sent to the State Clearinghouse on June 29, 2012; posted at the Mendocino County Clerk on
18 June 29, 2012; mailed to property owners within 300 feet of the parcels included in the Project on
19 June 28, 2012; and published in the Ukiah Daily Journal on July 1, 2012.
20
21 8. A Mitigation Monitoring Program has been prepared to ensure compliance with the adopted mitigation
22 measures; and
23
24 9. The Initial Environmental Study and Mitigated Negative Declaration and record of proceedings of the
25 decision on the Project are available for public review at the City of Ukiah Planning Department,
26 Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
27
28 The Planning Commission finds as follows:
29
30 1. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
31 Project, as mitigated, does not have the potential to degrade the quality of the local or regional
32 environment;
33
34 2. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
35 Project, as mitigated, will not result in short-term impacts that will create a disadvantage to long-term
36 environmental goals;
37
38 3. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
39 Project, as mitigated, will not result in impacts that are individually limited, but cumulative
40 considerable; and
41
42 4. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
43 Project, as mitigated, will not result in impacts that will cause substantial adverse effects on human
44 beings, either directly or indirectly.
45
46 5. The Initial Environmental Study examined areas of potential impacts that may result from the
47 implementation of the Project. Based on the conclusions reached in the Initial Environmental Study, it
48 has been determined that the proposed Project has the potential to have significant environmental
49 impacts on aesthetics, air quality, biological resources, cultural resources, geology/soils,
50 hazards/hazardous materials, noise, and traffic/circulation without the implementation of mitigation
51 measures. The analysis and conclusion reached in the Initial Environmental Study identified
52 mitigation measures that would reduce the potential impacts on aesthetics, air quality, biological
53 resources, cultural resources, geology/soils, hazards/hazardous materials, noise, and
54 traffic/circulation to less than significant levels based on the following:
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 20
1 Aesthetics
2
3 Potential Impact: The Project could result in impacts related to new sources of light or glare.
4
5 Mitigation Measure: All outdoor light fixtures shall be located, aimed, and shielded so as to minimize
6 light trespassing over property lines and avoid directing light towards motorists and pedestrians.
7 Fixtures shall be full cutoff and nighttime friendly and shall be International Dark Sky Association
8 (IDA) approved or equivalent. Prior to installation of the exterior lighting, the applicant shall prepare a
9 photometric plan for review and approval by the Planning Department that demonstrates that the
10 lighting will not spillover onto adjacent properties and that all lighting is shielded and downcast.
11
12 The inclusion of mitigation measure above will reduce any potential impacts to aesthetics to less than
13 significant levels.
14
15 Air Qualitv
16
17 Potential Impact: Construction activities could expose sensitive receptors short-term production of
18 particulate matter(PM-10).
19
20 Mitigation Measures:
21
22 1. A dust suppressant shall be applied to the temporary employee parking lot and construction
23 staging area on Lot 7 and shall be reapplied as needed to avoid the release of dust for the
24 duration of the use of this site as a temporary parking lot and construction staging.
25
26 2. Construction activities shall be conducted with adequate dust suppression methods, including
27 watering during grading and construction activities to limit the generation of fugitive dust or other
28 methods approved by the Mendocino County Air Quality Management District. Prior to initiating
29 soil removing activities for construction purposes, the applicant shall pre-wet affected areas with
30 at least 0.5 gallons of water per square yard of ground area to control dust.
31
32 3. The burning of construction debris is prohibited. Any disposal of vegetation removed as a result
33 of site preparation shall be lawfully disposed of, preferably by chipping and composting, or as
34 authorized by the Mendocino County Air Quality Management District.
35
36 4. During construction activities, the applicanUowner/contractor shall remove daily accumulation of
37 mud and dirt on paved access lanes that serve the project site.
38
39 5. Any stationary on-site internal combustion engines over 50 horsepower(i.e. generators) may
40 require a permit from the MCAQMD depending upon fuel source and level of operation. It is the
41 responsibility of the City to contact the District regarding this matter and to secure any required
42 permits prior to site preparation and construction activities.
43
44 6. All activities involving site preparation, excavation, filling, and construction of the Project shall
45 institute a practice of routinely watering exposed soil to control dust, particularly during windy
46 days.
47
48 7. All inactive soil piles on the project site shall be completely covered at all times to control
49 fugitive dust.
50
51 8. All activities involving site preparation, excavation, filling, grading, and actual construction shall
52 include a program of washing off trucks leaving the construction site to control the transport of
53 mud and dust onto public streets.
54
55 9. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall
56 be used for earth moving operations.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 21
1 The inclusion of these mitigation measures will reduce any potential impacts to air quality to less than
2 significant levels.
3
4 Bioloqical Resources
5
6 Potential Impact: Tree removal and/or pruning could result in the disturbance of migratory birds
7 nesting birds in proximity to the trees to be removed/pruned.
8
9 Mitigation Measure: If site preparation and tree removal/trimming include the spring bird nesting
10 season (February through July), a preconstruction survey shall be conducted by a qualified professional
11 within two weeks prior to removing/trimming any trees. If active nests (with eggs or living young) are
12 found, no activity shall be permitted that might disturb or remove the active nests until the young birds
13 are able to leave the nest and forage on their own. Empty nests may be removed. If eggs or young are
14 present, the nests shall be left until the young birds leave. Setback buffers for the nests will vary
15 depending on the species affected and the location of the nest. Buffer zones shall be determined on a
16 case by case basis in consultation with a California Department of Fish and Game biologist.
17
18 The Project will not substantially degrade biological resources with the inclusion of the mitigation
19 measure that require:
20
21 The inclusion of this mitigation measure will reduce any potential impacts to biological resource to
22 less than significant levels.
23
24 Cultural Resources
25
26 Potential Impact: Construction activities could result in the discovery and disturbance of previously
27 unknown archeological resources. Future construction activities could disturb prehistoric or historic
28 resources.
29
30 Mitigation Measure: If, during site preparation or construction activities, any historic or prehistoric
31 cultural resources are unearthed and discovered, all work shall immediately be halted, and the City
32 shall be notified of the discovery. The applicant shall be required to fund the hiring of a qualified
33 professional archaeologist to perForm a field reconnaissance and to develop a precise mitigation
34 program if deemed necessary.
35
36 Potential Impact: Construction activities could result in the discovery and disturbance of human
37 remains
38
39 Mitiqation Measure: If human remains are encountered during construction excavation and grading
40 activities, State Health and Safety Code Section 7050.5 requires that no further disturbance shall
41 occur until the County Coroner has made the necessary findings as to the origin and disposition
42 pursuant to PRC Section 5097.98. If the remains are to be of Native American descent, the coroner
43 has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then
44 identify the person(s)thought to be the Most Likely Descendent, who will help determine what course
45 of action should be taken in dealing with the remains.
46
47 The Project will not substantially degrade cultural resources with the inclusion of the mitigation
48 measures above.
49
50 The inclusion of these mitigation measures will reduce any potential impacts to cultural resource to
51 less than significant levels.
52
53 Geoloqv/Soils
54
55 Potential Impact: The Project could be located on expansive soil resulting in substantial risks to
56 property or life.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 22
1 Mitiqation Measures:
2
3 1. In order to avoid moisture accumulation or watering adjacent to foundations, no landscaping is
4 allowed against the structure unless moisture accumulation is considered. Only drought tolerant
5 species are allowed proximate to the foundation of the Emergency Department expansion. If
6 landscaping is allowed adjacent to the structure, landscaping and irrigation plans for this
7 landscaping shall be designed to direct water away from the foundation.
8
9 2. Planning Commission review of the landscaping plan for the Project shall include review of the
10 species adjacent to the Emergency Department expansion and recommendations for appropriate
11 drought tolerant species and/or the removal of landscaping in this area based on the
12 recommendation included in the geotechnical report.
13
14 3. The landscaping plan and irrigation plan submitted as part of the building permit plans are subject
15 to staff review and approval and shall demonstrate compliance with the landscaping plan
16 approved by Planning Commission. The landscaping plan and irrigation plans shall clearly
17 demonstrate the water will be directed away from the foundation.
18
19 The inclusion of this mitigation measure will reduce any potential impacts to geology/soils to less than
20 significant levels.
21
22 Hazards/Hazardous Materials
23
24 Potential Impact: The temporary heliport located at the northeast corner of Hospital Drive/Hamilton
25 Street could result in a safety hazard for people living or working in the Project area.
26
27 Mitiqation Measures:
28
29 1. The Applicant shall comply with the following requirements from the Caltrans Division of
30 Aeronautics for the temporary heliport.
31
32 ■ In accordance with IAW FAA AC 150/5390-2B, Heliport Design, Chapter 4, Section 402(c)
33 the portion of the asphalt abutting the adjoining edges should be continuous with the
34 Touchdown and Lift-off area (TLOF)and the adjoining edges should be at the same
35 elevation and slope away from the heliport.
36
37 ■ IAW FAA part 77.23 operations must ensure no vehicles are in the approach/departures,
38 primary, or transitional surface and remain clear of the defined safety area during helicopter
39 landing and departure operations.
40
41 ■ The Temporary Heliport Plans dated March 2012 must still be adhered to which requires the
42 cutting of trees in the approach path east of the heliport and obstruction lighting on parking
43 lot lights where designated on the Temporary Heliport Plan.
44
45 2. The applicant shall obtain all required permits and approvals (including those required from
46 Caltrans Division of Aeronautics and the FAA). Prior to operation of the temporary heliport, the
47 applicant shall provide a copy of all required permit(s)/approval(s)to the City of Ukiah Planning
48 Department.
49 3. The applicant shall obtain all required permits and approvals (including those required from the
50 Caltrans Division of Aeronautics and the FAA). Prior to operation of the permanent heliport, the
51 applicant shall provide a copy of all required permit(s)/approval(s)to the City of Ukiah Planning
52 Department.
53
54 The inclusion of this mitigation measure will reduce any potential impacts to hazards/hazardous
55 materials to less than significant levels.
56
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 23
1 Noise
2
3 Potential Impact: Construction of the Project could result in the short-term exposure of persons to
4 groundborne vibration or groundborne noise and a substantial periodic increase in ambient noise
5 levels in the vicinity of the Project over levels existing without the Project. .
6
7 Mitigation Measures:
8
9 1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and from
10 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited on Sunday and all holidays
11 recognized by the City of Ukiah. Interior work that generates negligible or no noise at the
12 property line is allowed outside of the construction hours noted above.
13
14 Approval of additional construction hours may be requested in writing from the Community
15 Development Director and Public Works Director for extenuating circumstances. The written
16 request must be submitted a minimum of 14 days prior to the date for which the change in
17 construction hours/days is being requested and shall explain the need for the extended
18 construction hours, describe the extenuating circumstances, and identify the additional
19 construction hours requested, including the duration.
20
21 2. Signs shall be posted at the Project site prior to commencement of construction of the proposed
22 Project for the purpose of informing all contractors/subcontractors, their employees, agents,
23 material haulers, and all other persons at the construction site(s)of the basic requirements of
24 mitigation measures for Noise.
25
26 3. Signs shall be posted at the construction sites that include the permitted construction days and
27 hours, day and evening contact number for the job site, and a contact number in the event of
28 problems.
29
30 4. An onsite complaint and enforcement manager shall respond to and track complaints and
31 questions related to noise.
32
33 5. Equipment and trucks used for proposed Project construction shall use the best available noise
34 control techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures, and
35 acoustically-attenuated shields or shrouds, wherever feasible).
36
37 6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for Project
38 construction shall be hydraulically or electrically powered wherever possible to avoid noise
39 associated with compressed air exhaust from pneumatically powered tools.
40
41 7. Stationary construction noise sources shall be located as far from sensitive receptors as possible
42 and they shall be muffled.
43
44 8. No outside amplified sources (e.g. stereo"boom boxes") shall be used on site during Project
45 construction.
46
47 The inclusion of these mitigation measures will reduce any potential impacts to noise to less than
48 significant levels.
49
50 Traffic
51
52 Potential Impact: The temporary heliport located at the northeast corner of Hospital Drive/Hamilton
53 Street could result in an change to air traffic patterns could result in substantial safety risks.
54
55 Mitiqation Measures:
56
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 24
1 1. The Applicant shall comply with the following requirements from the Caltrans Division of
2 Aeronautics for the temporary heliport.
3
4 ■ In accordance with IAW FAA AC 150/5390-2B, Heliport Design, Chapter 4, Section 402(c)
5 the portion of the asphalt abutting the adjoining edges should be continuous with the
6 Touchdown and Lift-off area (TLOF)and the adjoining edges should be at the same elevation
7 and slope away from the heliport.
8
9 ■ IAW FAA part 77.23 operations must ensure no vehicles are in the approach/departures,
10 primary, or transitional surface and remain clear of the defined safety area during helicopter
11 landing and departure operations.
12
13 ■ The Temporary Heliport Plans dated March 2012 must still be adhered to which requires the
14 cutting of trees in the approach path east of the heliport and obstruction lighting on parking lot
15 lights where designated on the Temporary Heliport Plan.
16
17 2. The applicant shall obtain all required permits and approvals (including those required from
18 Caltrans Division of Aeronautics and the FAA). Prior to operation of the temporary heliport, the
19 applicant shall provide a copy of all required permit(s)/approval(s) to the City of Ukiah Planning
20 Department.
21
22 3. The applicant shall obtain all required permits and approvals (including those required from the
23 Caltrans Division of Aeronautics and the FAA). Prior to operation of the permanent heliport, the
24 applicant shall provide a copy of all required permit(s)/approval(s)to the City of Ukiah Planning
25 Department.
26
27 The inclusion of this mitigation measure will reduce any potential impacts to traffic/circulation to less
28 than significant levels.
29
30 6. The revisions made to the Project before the adoption of the mitigated negative declaration and initial
31 environmental study would avoid the effects or mitigate the effects to a point where clearly no
32 significant effect on the environment would occur.
33
34 7. There is no substantial evidence in light of the whole record before the City of Ukiah that the Project,
35 as mitigated, would have a significant effect on the environment.
36
37 M/S Doble/Whetzel to approve the Use Permit and Site Development Permit based on the findings
38 included in attachment 1 and 2 of the staff report. Motion carried (5-0).
39
40 FINDINGS FOR APPROVAL OF THE USE PERMIT AND SITE DEVELOPMENT PERMIT FOR THE
41 UKIAH VALLEY MEDICAL CENTER EMERGENCY DEPARTMENT EXPANSION, PERMANENT
42 HELIPORT, TEMPORARY HELIPORT, PERMANENT PARKING LOT, AND TEMPORARY EMPLOYEE
43 PARKING AND CONSTRUCTION STAGING
44
45 The following findings are supported by and based on information contained in this staff report, the
46 application materials and documentation, and the public record.
47 1. The proposed Project, as conditioned, is consistent with the goals and policies of the General Plan as
48 described in Table 1 of the staff report.
49
50 2. The proposed Project, as conditioned is consistent with the applicable requirements of the Zoning
51 Ordinance as described in Table 3 of the staff report.
52
53 3. The proposed Project, as conditioned, is consistent with the Airport Compatibility requirements as
54 described in Table 2 of the staff report.
55
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 25
1 4. The proposed Project, as conditioned, is consistent with the findings required for approval of a Use
2 Permit based on the analysis included in Table 4 of the staff report.
3
4 5. The proposed Project, as conditioned, is consistent with the findings required for approval of a Site
5 Development Permit based on the analysis included in Table 5 of the staff report.
6
7 6. The granting of the Modification to the Landscaping Requirement to provide 50% shade coverage of
8 all paved areas within 10 years of planting is based on the following:
9
10 A. Lot 5 and Lot 8
11 ■ The Zoning Ordinance requires a shade percentage to be achieved at 10 years, however the
12 code does not indicate how the shade coverage should be calculated, provide the canopy
13 size of various tree species at 10 years, or define the parking area that is subject to this
14 requirement.
15 ■ Based on staff research, communities that have a shade ordinance most commonly use a 15
16 year tree canopy when calculating shade coverage.
17 ■ Tree canopy size can double between 10 and 15 years. Staff was unable to find another
18 community that used a 10 year canopy for the purpose of calculating shade coverage and
19 City staff directed the applicant to calculate shade coverage using the City of Davis method.
20
21 B. Lot 5
22 ■ Due to the location of the heliport, the location and size of trees 5 is restricted in order to
23 comply with FAA requirements implemented for safety reasons. This limits the ability to plant
24 enough trees and trees of adequate size to comply with this requirement.
25 ■ The Project includes the planting of street trees and the retrofitting if parking lot 4 with tree
26 wells and parking lot trees to provide more shade.
27
28 C. Lot 8
29 ■ Fifty-five trees would be planted on this parcel. Using the City of Davis method, the
30 landscaping plan would comply with the City of Davis Standard.
31 ■ Planning Commission has approved similar modifications when they meet the City of Davis
32 method, staff recommends the Commission approve the modification request for Lot 8
33
34 7. The granting of the Modification to the Landscaping Requirement to provide a pedestrian pathway
35 through parking lots with more than 12 parking spaces is based on the following for parking lot 5:
36
37 ■ This parking lot includes 17 parking spaces (6 accessible and 11 standard) in a single row of
38 diagonal parking with a one-way drive aisle separating the parking spaces from the walkway at
39 the front of the building.
40
41 ■ The Project includes one path from the Hospital Drive sidewalk located at the south end of this
42 parking lot leading to the walkway in front of the building. This pathway provides the accessible
43 pathway required for the Project.
44
45 ■ Due to the number of accessible spaces, three accessible pathways are provided through this
46 parking lot which provides defined pathways through the parking lot.
47 8. The granting of the Modification to the Landscaping Requirement to provide a pedestrian pathway
48 through parking lots with more than 12 parking spaces is based on the following for parking lot 8
49 (northeast corner of Hospital Drive/Hamilton Street):
50
51 ■ This parking lot is for employee parking. Unlike a parking lot on the same site as the building,
52 employees parking in this lot could be walking to any number of buildings, so it is unclear the best
53 location for a designated path.
54 ■ It is likely that most people will park their vehicle for most of the day and there will be little
55 turnover of parking spaces.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 26
1 ■ It is likely that many people will create a shortcut through the parking lot; therefore, rather than a
2 defined pedestrian path, staff recommends the parking lot be revised to include a "cut-through"
3 from the parking area through the vegetate swale at the southwest corner of the site rather than
4 the"defined pedestrian path through the parking lot." This has been included as a draft condition
5 of approval from the Public Works Department.
6
7 9. The granting of the Modification to the Landscaping Requirement to provide a planter island between
8 every four parking spaces is based on the following for parking lot 5:
9
10 • Rather than providing a planter between every for parking spaces, the landscaping plan has a
11 perimeter planter strip between the property line and parking spaces with five partial "finger
12 islands"to increase the space for the trees.
13 • Based on 17 parking spaces, three planter islands are required.
14 ■ Due to the location of the rooftop heliport, the location and height of trees is restricted in order to
15 comply with FAA safety requirements.
16 ■ Strawberry trees are proposed as the perimeter/street tree in front of the ED expansion and the
17 outpatient pavilion.
18 ■ The Project includes the retrofitting of parking lot 4 with six new tree wells with Washington
19 hawthorns and planting two Washington hawthorns in the existing planters located at the east
20 end of the drive aisles.
21
22 10. The granting of the Modification to the Landscaping Requirement to provide a planter island between
23 every four parking spaces is based on the following for parking lot 8 (northeast corner of Hospital
24 Drive/Hamilton Street):
25
26 • The landscape plan includes planter islands; however, the islands are not planted between every
27 four parking stalls.
28 ■ Wider than usual perimeter landscaping areas and interior landscaping areas are included in the
29 landscaping plan.
30 ■ Most of the landscape areas are planted as vegetated swales providing LID improvements to
31 treat runoff from the parking lot.
32 ■ The site has 37% landscape coverage.
33 ■ Fifty-five (55)trees would be planted resulting in 51% shade coverage in 15 years.
34
35 11. An Initial Environmental Study (IS) was prepared for the Project which identified potential impacts to
36 aesthetics, air quality, biological resources, cultural resources, geology/soils, hazards/hazardous
37 materials, noise, and traffic/circulation. Mitigation measures were identified that would reduce the
38 impacts to less than significant levels. A Mitigation Monitoring and Reporting Program has been
39 prepared for the Project and the applicant has agreed to the mitigation measures.
40
41 12. Notice of the proposed Project was provided in the following manner:
42
43 ■ mailed to property owners within 300 feet on June 28, 2012 (with the NOI);
44 ■ published in the Ukiah Daily Journal on July 1, 2012 (with the NOI) ; and
45 ■ posted on the project parcels on August 9, 2012.
46
47 M/S Whetzel/Doble to approve the Conditions of Approval for the Use Permit and Site Development
48 Permit included in attachment 3 with modifications to the landscaping, substitute Washington Hawthorne
49 for the arbutus (Strawberry tree), provide for a Maintenance and Dust Prevention plan for the temporary
50 heliport (Lot 8), and changes to Lot 7 to include a minimum of 40 parking spaces and to share
51 accommodations for construction and staging, and retain existing Oak Tree on Lot 8 if determined to be
52 healthy by a certified arborist and adjust planter islands as needed to make the tree retention work, as
53 discussed above. (Motion carried 5-0).
54
55 USE PERMIT AND SITE DEVELOPMENT CONDITIONS OF APPROVAL
56
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 27
1 UKIAH VALLEY MEDICAL CENTER EMERGENCY DEPARTMENT EXPANSION, PERMANENT
2 HELIPORT, TEMPORARY HELIPORT, PERMANENT PARKING LOT, AND TEMPORARY EMPLOYEE
3 PARKING AND CONSTRUCTION STAGING
4 275 HOSPITAL DRIVE,
5 NORTHEAST CORNER OF HOSPITAL DRIVE/HAMILTON STREET,AND
6 NORTHWEST CORNER OF HOSPITAL DRIVE/HAMILTON STREET
7 File No.: 11-11-UP-SDP-PC-CC
8
9 1. Approval is granted to allow the construction of the Emergency Department Expansion, relocation
10 of the permanent heliport, relocation of parking lot 5 and associated site improvements at 275
11 Hospital Drive; the temporary heliport and permanent employee parking lot and associated site
12 improvements at the northeast corner of Hospital Drive/Hamilton Street; and the temporary
13 employee parking area and construction staging area at the northwest corner of Hospital
14 Drive/Hamilton Street as shown on the plans submitted to the Planning Department date stamped
15 August 16, 2012, the Project Description submitted to the Planning Department date stamped
16 February 28, 2012, and the Temporary Heliport Site Assessment submitted to the Planning
17 Department dated February 2012, except as modified by the following conditions of approval.
18
19 2. Prior to building permit final for the site improvements at 275 Hospital Drive, a deed notice shall
20 be recorded to advise persons that the property is located in proximity to the Ukiah Municipal
21 Airport in the B2 (extended approach/departure) infill compatibility zone, is subject to occasional
22 aircraft over flight, and may be subject to aircraft noise or related disturbances. Prior to
23 recordation of the deed notice, the draft language for the notice shall be provided to the Planning
24 Department for review and approval.
25
26 3. Prior to issuance of a building permit for the site improvements required for the temporary heliport
27 at the northeast corner of Hospital Drive/Hamilton Street (APN 002-160-10), written authorization
28 from the owner of the Home Depot parcel shall be provided to the Planning Department that
29 demonstrates that the improvements to the site required by the Caltrans Division of Aeronautics
30 and/or FAA have been allowed by the owner.
31
32 4. All improvements required by the Caltrans Division of Aeronautics and/or FAA shall be completed
33 prior to commencement of operations at the temporary heliport and written documentation of the
34 authorization shall be provided to the Planning Department.
35
36 5. Once the permanent heliport at 275 Hospital Drive is operational, all operations at the temporary
37 heliport at the northeast corner of Hospital Drive/Hamilton Street (APN 002-160-10) shall cease
38 and shall not be reestablished.
39
40 6. While in use for temporary employee parking and construction staging during Project
41 construction, the parcel (APN 002-160-13) used for temporary employee parking and construction
42 staging shall be treated with a dust suppressant as needed to control dust and to prevent the
43 tracking of dirt/dust out onto paved roads
44
45 7. Protective tree fencing shall be installed around trees to remain that are in proximity of
46 construction activities. The location of the protective tree fencing shall be shown on plans
47 submitted for building permit. Tree fencing shall be metal, a minimum of 5-feet in height and
48 secured with in-ground posts. Tree fencing is subject to Planning staff review and approval. The
49 approved tree fencing shall be installed prior to construction/grading activities and shall remain in
50 place until construction has been completed.
51
52 8. Plans submitted for building permit for the site improvements (including landscaping and
53 irrigation) at 275 Hospital Drive and Lot 8 (APN 002-160-10) shall demonstrate compliance with
54 the State Water Efficiency Landscape Ordinance.
55
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 28
1 9. Prior to building permit final, a maintenance plan shall be established for the permanent
2 employee parking lot located at the northeast corner of Hospital Drive/Hamilton Street to ensure
3 that the site kept clean and free of debris and trash. The plan may include the installation of trash
4 and recycling receptacles, litter control, frequency of site cleanup and trash/recycling collection,
5 etc. and is subject to Planning Department staff review and approval.
6
7 10. Signs require application for and approval of a Sign Permit from the Planning and Community
8 Development Department.
9
10 11. Any future lighting for the permanent parking lot is subject to Planning Department review and
11 approval as part of the building permit required for the lighting. Any lighting shall comply with the
12 following requirements:
13
14 A. International Dark Sky Association approved fixture or equivalent;
15 B. Design compatible with the parking lot lighting on the UVMC campus at 275 Hospital
16 Drive;
17 C. Downcast, full cutoff fixture(s);
18 D. Pole height similar to that approved for this Project;
19 E. Photometric plan that demonstrates minimal or no spillover of light; and
20 F. No light impacts to residents on Clara Avenue.
21
22 12. The permanent heliport is subject to City Council review approval. The permanent heliport is not
23 approved unless and until the City Council adopts a resolution approving the permanent heliport.
24 Upon approval of the permanent heliport by the City Council, this Use Permit and Site
25 Development Permit shall be considered revised to include the permanent heliport use and
26 design as approved by City Council, including any and all conditions of approval and/or mitigation
27 measures applied to the permanent heliport by the City Council.
28
29 13. The temporary heliport is subject to City Council review and approval. The temporary heliport is
30 not approved unless and until the City Council adopts a resolution approving the temporary
31 heliport. Upon approval of the temporary heliport by the City Council, this Use Permit and Site
32 Development Permit shall be considered revised to include the temporary heliport use and design
33 as approved by City Council, including any and all conditions of approval/mitigation measures
34 applied to the temporary heliport by the City Council.
35
36 14. All mitigation measures included in the mitigated negative declaration are hereby included by
37 reference as conditions of approval.
38
39 15. On plans submitted for building permit, these conditions of approval and as well as the mitigation
40 measures referenced in condition of approval # 14 above shall be included as notes on the first
41 sheet.
42
43 From the Planninq Commission
44
45 16. A Maintenance and Dust Prevention Plan for the temporary heliport shall be prepared that
46 includes, but is not limited to, the disturbed area being reseeded and stabilized to provide
47 adequate dust prevention; mowing of seeded area; and cleanup of any litter or debris. The
48 Maintenance and Dust Prevention Plan shall be submitted as part of the building permit plans for
49 the temporary heliport and is subject to staff review and approval.
50
51 17. The health and structural integrity of the oak tree proposed to be removed for the construction of
52 the permanent parking lot on the northeast corner of Hospital Drive/Hamilton Street (Lot 8) shall
53 be evaluated by a certified arborist and a written report shall be prepared and submitted to the
54 Planning Department for review and approval. If it is determined that the tree is healthy, the
55 report shall also include an evaluation of the ability to retain the tree in a modified and enlarged
56 tree planter island. If feasible, the tree shall be retained in a modified and enlarged tree planter
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 29
1 island and this revision shall be included on landscaping plans submitted with the building permit
2 plans for the permanent parking lot and is subject to staff review and approval.
3
4 18. On plans submitted for building permit, the northwest corner of Hospital Drive/Hamilton Street
5 (Lot 7) shall demonstrate a minimum of 40 parking spaces and construction staging for the
6 Project and is subject to staff review and approval.
7
8 19. The following shall be included on plans submitted for building permit for the improvements at
9 275 Hospital Drive and are subject to staff review and approval:
10
11 A. Landscaping plan revised to substitute Washington Hawthorn for the arbutus (Strawberry
12 tree)for the Hospital Drive street tree/perimeter parking lot tree; and
13
14 B. Site plan revised to include the location and number of existing bike racks and the
15 location of new bike racks which shall provide a total of 32 bike parking spaces. The new
16 bike racks shall be placed in locations that are convenient and safe for use by employees
17 and visitors and dispersed throughout the campus. Inverted "U" style bike racks are
18 preferred.
19
20 From the Public Works Department
21
22 20. Since the sites (275 Hospital Drive and APN 002-160-10)to be disturbed are more than one acre,
23 the applicanUproject proponent is required to obtain a Storm Water Permit from the Regional
24 Water Quality Control Board prior to construction. Under the new Construction General Permit
25 regulations, the Stormwater Pollution Prevention Plan (SWPPP) shall be prepared by a Qualified
26 SWPPP Developer and implemented by a Qualified SWPPP Practitioner.
27
28 21. Plans submitted for building for the site improvements for the temporary heliport shall be revised
29 to include a 4-foot sidewalk adjacent to a minimum 4-foot wide sloped driveway apron. Public
30 sidewalk improvements outside of the street right-of-way require a sidewalk easement dedicated
31 to the City. The required easement shall be reviewed by the Public Works Department and shall
32 be recorded prior to building permit final.
33
34 22. Prior to construction of the site improvements for the parking lot at the northeast corner of
35 Hospital Drive/Hamilton Street (APN 002-160-10), a final grading and drainage plan and an
36 erosion and sediment control plan, prepared by a Civil Engineer, shall be submitted for review
37 and approval by the Department of Public Works. A final drainage report shall be provided for to
38 support the design of the proposed drainage system.
39
40 23. Plans submitted for building permit for the site improvements for the parking lot at the northeast
41 corner of Hospital Drive/Hamilton Street(APN 002-160-10), shall be revised to include:
42
43 A. ADA compliant access between the hospital facilities and the parking area. The existing
44 curb ramps at Hospital Drive/Hamilton Street intersection do not meet current ADA
45 standards and shall be upgraded. An additional curb ramp shall be provided at the
46 southeast corner of the intersection, with crosswalks provided at all three legs of the
47 intersection.
48
49 B. A sidewalk connecting the public sidewalk to the southwest corner of the parking lot to
50 provide better parking lot access for pedestrians and to prevent damage to landscaping.
51 C. Elimination of the curbs or additional curb openings at regularly spaced intervals in order
52 to improve dispersion of storm water into the swale and maximize infiltration.
53
54 D. Correct graphic scales on the civil and landscape plans.
55
56 From the Public Works Department—Standard Requirements
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 30
1 24. The applicant/project proponent shall upgrade the existing sidewalk along Hospital Drive to meet
2 ADA requirements, including at the existing driveway approaches and at the curb ramp at the
3 crosswalk. Public sidewalk improvements outside of the street right-of-way require a sidewalk
4 easement dedicated to the City. The required easement shall be reviewed by the Public Works
5 Department and shall be recorded prior to building permit final.
6
7 25. Any existing curb, gutter or sidewalk in disrepair that is adjacent to the subject property shall be
8 repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings 101
9 and 102 or as directed by the City Engineer.
10
11 26. Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets within
12 paved areas.
13
14 27. Existing sewer laterals planned to be utilized as part of this Project shall be cleaned and tested in
15 accordance with City of Ukiah Ordinance No. 1105, and repaired or replaced if required. If an
16 existing lateral is to be abandoned, it shall be abandoned at the main to the satisfaction of the
17 Public Works Department.
18
19 28. All irrigation and fire services shall have approved backflow devices.
20
21 29. All work within the public right-of-way shall be performed by a licensed and properly insured
22 contractor. The contractor shall obtain an encroachment permit for work within this area or
23 otherwise affecting this area. The encroachment permit fee shall be $45 plus 3% of estimated
24 construction costs.
25
26 30. All applicable City of Ukiah sewer connection fees shall be paid at the time of building permit
27 issuance.
28
29 31. Capital Improvement fees for water service are based on the water meter size. A fee schedule
30 for water service meter sizes is available upon request. Additionally, there is a cost for City crews
31 to construct the water main tap for the proposed water service to serve the Project.
32
33 From the Buildinq Official
34
35 32. Permits are required for the following:
36
37 ■ grading and site improvements at 275 Hospital Drive;
38 ■ grading and site improvements for the temporary heliport at APN 002-160-10;
39 ■ grading and site improvements for the permanent parking lot at APN 002-160-10;
40 ■ monument signs;
41 ■ all electrical associated with the monument signs, parking lot lighting, and any other
42 equipment of fixtures outside of the building footprint;
43 ■ fuel tank; and
44 ■ generator.
45
46 From the Electric Utilitv Department—Standard Reauirements
47
48 33. There shall be no remote meter.
49
50 34. The contractor/developer shall be responsible for the purchasing of conduit and installation per
51 City of Ukiah specifications.
52
53 35. The contractor/developer shall be responsible for the installation of one (1) Junction Pedestal per
54 City of Ukiah specifications. The City will provide the Junction Pedestal.
55 36. The contractor/developer shall purchase and install one (1) Primary Pull Box per City of Ukiah
56 specifications, if required.
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 31
1 37. The contractor/developer shall provide/install Transformer Pad (preformed or pour in place) per
2 City of Ukiah specifications.
3
4 38. Easements are required for all electric distribution facilities and shall cover the entire length of the
5 primary and secondary conductors/conduits and transformer equipment/pad locations. The
6 required easements shall be recorded prior to building permit final.
7
8 From the Mendocino Countv Air Qualitv Management District
9
10 39. The parcel (APN 002-160-13) used for temporary employee parking and construction staging
11 shall be treated with a dust suppressant as needed to control dust and to prevent the tracking of
12 dirtJdust out onto paved roads.
13
14 40. The Project is subject to District Regulation 1-430, Fugitive Dust Emission.
15
16 41. The Project is subject to the Asbestos NEHSAP (40CFR subpart 61). A full and complete
17 asbestos survey shall be completed and any asbestos abated prior to construction. The asbestos
18 survey shall be submitted to the Air District for review prior to commencement of construction.
19
20 42. The new emergency generator requires approval of a permit from the Air District prior to
21 installation.
22
23 From Caltrans Division of Aeronautics
24
25 43. The Permanent Heliport and Permanent Heliport require approval of permits from the Caltrans
26 Division of Aeronautics.
27
28 44. The Temporary Heliport Plans dated March 2012 must be adhered to; which requires cutting
29 trees in the approach path east of the helipad and obstruction lighting on parking lot lights where
30 designated on the Temporary Heliport Plan.
31
32 45. In accordance with (IAW) FAA AC 150/5390-2B, Heliport Design, Chapter 4, Section 402 (c) the
33 portion of asphalt shall be continuous with the Touchdown and Lift-off area (TLOF) and the
34 adjoining edges shall be at the same elevation and slope away from the helipad.
35
36 46. IAW FAA Part 77.23 operations must ensure no vehicles are in the approach/departure, primary,
37 or transitional surface and remain clear of the defined safety area during helicopter landing and
38 departure operations.
39
40 From the Reqional Water Qualitv Control Board --Standard Requirements
41
42 47. The Regional Water Quality Control Board requires the use of Low Impact Development (LID)
43 and best management practices (BMPs) that treat and retain (infiltrate, capture, evapotranspirate
44 and store)storm water runoff on the project site.
45
46 48. LID BMPs need to be sized to meet the storm water runoff from all pervious surfaces using the
47 following sizing criteria:
48
49 ■ The volume of runoff produced from the 85�h percentile of 24-hour rainfall event as
50 determined from the local historical rainfall record; or
51
52 ■ The volume of runoff produced by the 85th percentile 24-hour rainfall event, determined
53 using the maximized capture storm water volume for the area, from the formula
54 recommended in Urban Runoff Quality Management, WEF Manual of Practice No.
55 23/ASCE Manual of Practice No. 87, p. 179-178 (1998); or
56
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 32
1 ■ The volume of annual runoff based on unit basin storage water quality volume, to achieve
2 80 percent or more volume treatment by the method recommended in California Water
3 Best Management Practices Handbook-Industrial Commercial (1993).
4
5 Standard Conditions of Approval
6
7 49. Business operations shall not commence until all permits required for the approved use, including
8 but not limited to business license, tenant improvement building permit, sign permit, has been
9 applied for and issued/finaled.
10
11 50. No permit or entitlement shall be deemed effective unless and until all fees and charges
12 applicable to this application and these conditions of approval have been paid in full.
13
14 51. The property owner shall obtain and maintain any permit or approval required by law, regulation,
15 specification, or ordinance of the City of Ukiah and other Local, State, or Federal agency as
16 applicable.
17
18 52. All construction activities shall comply with all fire, building, electric, plumbing, occupancy, and
19 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved
20 and issued.
21
22 53. A copy of this Permit and all conditions of approval shall be provided and be binding upon any
23 future purchaser, tenant, or other party of interest.
24
25 54. All conditions of approval that do not contain specific completion periods shall be completed prior
26 to building permit final.
27
28
29 55. This Permit may be revoked through the City's revocation process if the approved project related
30 to this Permit is not being conducted in compliance with these stipulations and conditions of
31 approval; or if the project is not established within two years of the effective date of this approval;
32 or if the established use for which the permit was granted has ceased or has been suspended for
33 24 consecutive months.
34
35 56. Except as otherwise specifically noted, this Permit shall be granted only for the specific purposes
36 stated in the action approving the Permit and shall not be construed as eliminating or modifying
37 any building, use, or zone requirements except to such specific purposes.
38
39 57. All required landscaping shall be properly maintained to insure the long-term health and vitality of
40 the plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
41
42 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
43 according to the season, i. e., more water in summer, less in the winter.
44
45 B. Additional watering shall occur during long periods of severe heat and drying winds, and
46 reduced watering shall be used during extended periods of cool rainy weather.
47
48 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic
49 fertilizer according to the recommendations of a landscaping professional.
50
51 D. Weed killers shall not be used on or near trees.
52
53 E. The tree ties and stakes shall be checked every six months to ensure they do not
54 constrict the trunks and damage the trees.
55
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 33
1 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage
2 the trunk of the tree and its overall growth.
3
4 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
5 vandalism, shall be replaced with the same or similar tree species, or an alternative
6 species approved by the department of Planning and Community Development.
7
8 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
9 pruning shall follow standard industry methods and techniques to ensure the health and
10 vitality of the tree.
11
12 58. Failure to comply with the requirements listed above could result in revocation of the Use
13 Permit/Site Development Permit.
14
15 59. The project shall comply with the following requirements to reduce air quality impacts related to
16 project construction:
17
18 A. All grading shall comply with Mendocino County Air Quality Management District Rule 1-
19 430, Fugitive Dust Emissions.
20
21 B. All activities involving site preparation, excavation, filling, grading, road construction, and
22 building construction institute a practice of routinely watering exposed soil to control dust,
23 particularly during windy days.
24
25 C. All inactive soil piles on the project site shall be completely covered at all times to control
26 fugitive dust.
27
28 D. All activities involving site preparation, excavation, filling, grading, and actual construction
29 shall include a program of washing off trucks leaving the construction site to control the
30 transport of mud and dust onto public streets.
31
32 E. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers
33 shall be used for earth moving operations.
34
35 F. All earth moving and grading activities shall be suspended if wind speeds (as
36 instantaneous gusts) exceed 25 miles per hour.
37
38 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, poorly
39 covered truck loads, or other construction activities shall be cleaned each day prior to the
40 end of construction activities using methods approved by the Director of Public
41 Works/City Engineer.
42
43 60. This approval is contingent upon agreement of the applicant and property owner and their agents,
44 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
45 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
46 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
47 aside, void or annul the approval of this application. This indemnification shall include, but not be
48 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
49 by any person or entity, including the applicant, arising out of or in connection with the City's
50 action on this application, whether or not there is concurrent passive or active negligence on the
51 part of the City. If, for any reason any portion of this indemnification agreement is held to be void
52 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
53 remain in full force and effect.
54
55 M/S Doble/Whetzel to recommend City Council approve the Resolution and Findings and Conditions of
56 Approval to approve the relocated heliport and temporary heliport with modifications to the language in
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 34
1 the Resolution: 1) the project will follow the City's Good Neighbor Policy with regard to the flight plan; 2)
2 insert 20 months after temporary to define how long the temporary heliport will be in operation for the
3 Findings in subsection 3D, as discussed above. Motion carried (5-0).
4
5 10. PLANNING DIRECTOR'S REPORT
6
7 Senior Planner Jordan:
8 • There will be no regular Planning Commission meeting on September 9.
9 • At the regular September 5 City Council meeting there will be a General Plan discussion
10 regarding hot to apply general plan goals and polices to development projects; consideration of
11 the mitigated negative declaration and decision on the temporary and permanent heliports for
12 UVMC; and adoption of the Mitigated Negative Declaration for the DZC and introduction of the
13 ordinance for the DZC.
14
15 11. PLANNING COMMISSIONERS' REPORT
16
17 1. ADJOURNMENT
18 There being no further business, the meeting adjourned at 10:23 p.m.
19
20
21 Cathy Elawadly, Recording Secretary
22
23
MINUTES OF THE PLANNING COMMISSION August 22, 2012
Page 35
1 UKIAH PLANNING COMMISSION
2 September 26, 2012
3 Minutes
4
5
6 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
7 Judy Pruden, Chair
8 Kevin Doble
9 Linda Sanders
10 Jason Brenner
11
12 STAFF PRESENT OTHERS PRESENT
13 Kim Jordan, Senior Planner Listed below, Respectively
14 Cathy Elawadly, Recording Secretary
15
16 1. CALL TO ORDER
17 The regular meeting of the City of Ukiah Planning Commission was called to order by
18 Chair Pruden at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue,
19 Ukiah, California.
20
21 2. ROLL CALL
22
23 3. PLEDGE OF ALLEGIANCE - Everyone cited.
24
25 4. APPROVAL OF MINUTES — The minutes from the August 8, 2012 are included for review and
26 approval.
27
28 The following revisions were made to the minutes:
29
30 Page 3, line 45, to read, '82.5% of the people surveyed by Ukiah Main Street Program supported the
31 Exemptions made for ice cream parlors, coffeehouses, and hot dog stands in the DZC related to formula
32 fast food restaurants.'
33
34 Page 6, line 8, corrected spelling of Commissioner poble.
35
36 M/S Sanders/Whetzel to approve Planning Commission minutes of August 8, 2012, as amended. Motion
37 carried (5-0).
38
39 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
40
41 6. APPEAL PROCESS—There are no appealable items on this agenda.
42
43 7. SITE VISIT VERIFICATION - N/A
44
45 8. VERIFICATION OF NOTICE- N/A
46
47 9. NEW BUSINESS
48 9A. Talmage Road Multi-Family Residential Project (File No: 12-16-PRE-PC-DRB): Planning
49 Commission pre-application review of a multi-family residential development at 582 Talmage
50 road, APN 003-160-57.
51
52 Senior Planner Jordan presented the Project.
53
54 Commissioner poble:
MINUTES OF THE PLANNING COMMISSION September 26, 2012
Page 1
1 • Would like to see a comprehensive drainage plan that provides for some Low Impact
2 Development(LID) standards when the project is reviewed by the Commission for approval of the
3 Major Site Development Permit.
4 • Would be beneficial to have the base flood elevation plotted on the drainage plan so the
5 Commission has an idea how the applicant will handle flood proofing and drainage because this
6 matter could come up during discussion of the Site Development Permit.
7 • The site is located in the Flood Plain where a portion of the subject property that abuts Doolin
8 Creek is located in the Floodway so there may be discussion or concerns raised by residents
9 about flooding in the area. To this end, enough information/detail should be given to the
10 Commission about the project as it relates to. flooding and drainage to make certain adequate
11 measures are being taken to meet flood standards.
12 • The sidewalk does not continue up the street to the edge of the property and stops short of the
13 property line. Questioned whether it is possible to design a sidewalk on the right-of-way line that
14 works with the existing driveway that comes off of the existing residences. Is of the opinion it
15 would be good to have some connectivity at this location. This project is an opportunity for the
16 sidewalk to be put in place.
17 • Did notice there is a residence farther up the street that does have sidewalk, curb and gutter. It
18 would be beneficial to have pedestrian access out to Tamage Road and to the nearby shopping
19 center. Would appreciate determining whether it is feasible in the revised plan to provide for a
20 continuity of pedestrian access at least to the property line. This would be consistent with general
21 Plan goals/policies to provide for pedestrian access/connections.
22
23 Commissioner Sanders:
24 • There is a lot of asphalt. The front entrance could be where the garages are located and place
25 the garages in the rear of the site.
26 • Not all of the tenants will be in their cars all the time. They will be walking to Redwood Business
27 Park and/or other areas of the neighborhood. Reversing the plans would allow for more of a
28 natural flow and provide more space.
29 • Likes the design of the building.
30 • Will there be access to Doolin Creek for the residents or public?
31 • As part of a formal application, provide more information/details on the access to the creek for
32 residents and the public.
33 • Would like to know what is planned for the `Open Space Recreational Area.' Will there be access
34 to Doolin Creek which is located on the north end of the site? Will this be space for the residents
35 to walk around on?Will it remain natural?
36 • Would the City have access to Doolin Creek in the event work needs to be done for channel
37 clearance and/or other type of maintenance? Would there be some sort of an easement to allow
38 access? How would this work?
39
40 Commissioner Brenner:
41 • Likes Commissioner Sander's idea for flipping the location of the garage and providing a walkway
42 and entry at the front of the units. Could really enhance this area and make it more usable for
43 residents. Balcony area more usable with the "flipped" garage/entry" idea. Turning the units
44 around would provide for more of a community space.
45 • Would activate the center space between the units as shown on the site plans for use as more of
46 a public area and with reversing the floor area makes the site more people friendly rather than car
47 friendly. Could provide design examples if the applicant is amenable to reversing the plans.
48 Again, in this way underutilized space would be activated and used.
49 • The concept of putting tenant parking in the rear of the site is a commonly used design allowing
50 for a separate front and back entrance. As it is now, the site has a lot of 'dead zones' behind the
51 units that is essentially underutilized space.
52 • The sidewalk should be connected to the units to provide a pedestrian connection to each unit.
53 • Questioned the need for fenced 6ft. outdoor storage areas located on the side of each unit.
54 There may be some alternative solution for the fenced storage areas that would be more viable
MINUTES OF THE PLANNING COMMISSION September 26, 2012
Page 2
1 because eventually these areas will likely become an eyesore and this is a concern since they
2 are visible form a City gateway.
3 • While the project could provide for more density, is fine with the number of units proposed.
4 • Like the colors and materials.
5 • This is a gateway project. Could continue the vegetative screen that is located to the north.
6 • It is important with the project being located in the gateway that it be viewed as sustainable and
7 open to new ideas that can benefit the community. The project has many amenities including
8 garden space and access to Doolin Creek that provides for a quality project. It is the type of
9 project that could be featured on a brochure giving credit to a property owner for a project well
10 done.
11 • Would like to see street trees planted close to the sidewalk. It would be great if more trees could
12 be added for the site.
13
14 Clay Johnson:
15 • The sidewalk would basically extend to the right-of-way and curb and proceed westerly until the
16 front ends. This aspect of the project has not been considered and this is probably the
17 appropriate time.
18 • The fenced storage area would be for the tenant's use to store personal items, such as bicycles
19 and/or items of value that would not be housed in the residential units.
20 • Likes the idea of "flipping" the plan. The idea of reversing the plans so that the garages are
21 located to the rear of the property is an interesting concept that also speaks to the earlier
22 comments about the need for sidewalk connectivity. With the concept of reversing the floor plan
23 to place the garages in the rear of the site, there still must be enough driveway (asphalt) to
24 connect the garages to the street. Is concerned people may get confused about which end is the
25 front of the building.
26 • The way the site is designed so people must park their cars in the garage. The area in front of the
27 garages was allows enough room for backup but not for parking in front of the garages.
28 • The space at the rear of the apartments was envisioned as open space.
29 • It may be appropriate in terms of security measures to have balconies overlooking the driveway
30 street.
31
32 Chair Pruden:
33 • Agrees the fenced-in storage areas serve no purpose. The units have a two-car garage where
34 tenants can effectively store things.
35 • On the front elevation, the door that is offset to the center of the porch and accompanying side
36 light is odd. Suggests replacing this with a door design that has a window already in it. This will
37 provide light to the stairwell and would be more aesthetically pleasing.
38 • Based on the size of the units, this is not a family complex so do not need to focus on providing
39 amenities for kids.
40 • Community gardens are common in Ukiah. There is an opportunity to provide a community
41 garden in the Floodway located at the north end of the site.
42 • It appears that the material for the ground floor is masonry. This was likely selected due to
43 address any flood damage concerns.
44 • Understands the units will be market rate and not subsidized.
45 • Ukiah has a very active community garden organization and there are many such gardens in
46 town. While the project site is located in the Flood Plain, the tenants may desire to have a
47 community garden. With the owner's permission it may be possible to have a community garden
48 on the northern portion of the property since there is a lot of open space.
49 • Likes that the units are second story and with the type of materials being proposed for use, if
50 flooding did occur there would be no damage to the upper level.
51 • Understands that none of the units will be handicap accessible, noting it would not likely be cost
52 effective.
53 • Concerned about refuse collection. Need to make sure that the service provide can access the
54 totes. Need to know if each unit would have their own and where they would be located.
MINUTES OF THE PLANNING COMMISSION September 26, 2012
Page 3
1 • Location of the trees shown on the site plan appears to be random. Recommend planting trees
2 at the east and west ends of the buildings to provide shading and screening and planting
3 redwood trees along Highway 101. Redwood tree are fast growing and would provide screening
4 and noise attenuation.
5 • Likes the color scheme, the balcony design which appears to be cantilevered over the garage.
6 • Trash pick-up will have to be worked out.
7 • Understands the frontage road is privately owned and will be maintained by the property owner
8 and questioned if street trees are required on private roads?
9 • Understands it is unlikely there are no plans for an on-site manager unit. The property owner is
10 highly regarded for his nice job with managing his properties. Does not want to see the
11 site/complex become unsightly. Having an on-site manager to address such issues would be
12 beneficial.
13 • Is concerned about too many cars on the site.
14 • The site plans does not show an area for mailboxes and assumes the Post Office will require the
15 use of a central mailbox set up.
16
17 Commissioner Whetzel:
18 • It is possible to put a couple of refuge dumpsters on the end of each unit driveway for the
19 garbage trucks to pick up the recycling items and refuge. Recommends the applicant consult
20 with the City's garbage company about a solution.
21 • Based on the size of the units, tenants are likely to be single people or young couples.
22
23 Commissioner poble:
24 • Would like to see a fencing plan.
25 • Would prefer that the Project did not include the fenced in storage area.
26 • The Flood Plain and floodway area appears to be plotted on the FEMA map by way of a general
27 line. When the project comes back for formal approval would like these areas be more clearly
28 defined by possibly securing information from a FEMA study and/or other documentation
29 concerning the Flood Zone in this area and plotting the actual limits of the Flood Zone. This could
30 affect how the site lays out with it being located in the Flood Plain and floodway for poolin Creek.
31 • If a community garden is a possibility try to do it without fencing or at least minimal fencing.
32
33 Clay Johnson:
34 • Has not thought through how the refuge pick-up will occur. Assumes tenants will bring their cans
35 curb-side.
36 • Confirmed a landscaping service will provide maintenance.
37 • The door with window at the entry provides entry for both units to the garage and to the stairway
38 which provides access to the individual units. If the door was centered then one resident would
39 have to walk around to the end of the door to access the stairwell.
40 • Generally speaking, the intent of the "Open Space Recreational Area" is to utilize the space to
41 serve the residents of the project. Picnic tables could be provided, possibly include a bocce ball
42 court and/or other amenities for low impact uses. The community garden proposal is a very good
43 idea. Playground equipment would not be part of the program since the project is not particularly
44 family-oriented.
45 • The electric utilities will be undergrounded.
46 • The rear yards would be"open space"with no patio and would be accessed via the back door.
47 • There would most likely be one location for all of the mailboxes.
48
49 Applicant Team:
50 • Generally, the high water mark of most streams and channels are accessible to the public. It
51 could be the City Public Works Department may require some sort of a drainage easement. Being
52 located in the Floodway essentially preserves the area to access by the City. It is likely in order to
53 be accommodating in this regard, somewhere at the end of the private road some type of
54 requirements would have to be made so that cars would not block the access if there was a need.
55 As the project is developed more intently, additional details will be known about the drainage in
MINUTES OF THE PLANNING COMMISSION September 26, 2012
Page 4
1 connection with the private road and access to the stream. Without out this detail access to the
2 creek is not readily known at this point. Being that the project is located in the Flood Plain and
3 Floodway of the creek that abuts the property, no fill will be allowed.
4 • Limited in what can be located in the Floodway. Even a bocce court or raised beds of some sort
5 would be considered an impediment to that floodway and likely prohibited. The site is suited for
6 low impact use where the grade would be left in `as is' condition.
7
8 Commission:
9 • As part of a formal application provide a fencing plan, work-out and provide details on garbage
10 collection, location of mailboxes.
11 • Prefer that the Project did not include the fenced storage areas since they could be used in a way
12 that was unsightly. May not be very attractive as viewed from a City gateway.
13 • Garbage/recycling/yard waste could be kept next to the garage that is covered by the second
14 story cantilever which appears to be wide enough to provide adequate cover.
15 • Consider the possibility of a community garden.
16 • As part of the formal application, consider continuing the sidewalk that as currently shown stops
17 short of the west/north property lines.
18 • Like the colors and materials proposed.
19 • Looking forward to reviewing the project in its final form.
20 • Would like the minutes from this meeting to go to the Design Review Board for their information
21 provided they have been completed.
22
23 Richard McCormick, 600 Talmage Road:
24 • There are problems with traffic on Talmage Road. It is hard to get onto Airport Park Blvd. from
25 Lorraine Street. Signal timing is bad. Light is only green for 12 seconds so very few cars get
26 through the intersection.
27 • Potential traffic issues are the only concerns with the Project. Project may provide an opportunity
28 to correct some of the problem.
29
30 Chair Pruden: Contact the City Traffic Engineering Committee which is overseen by the Public Works
31 Department. The TEC could hear his concern about the timing of the light at the intersection.
32
33 Alan Nicholson: Inquired as to the "roof structure between the duplexes."
34
35 Clay Johnson: Clarified that this is a fenced storage area that will be revisited based on the comments
36 from the Planning Commission.
37
38 10. PLANNING DIRECTOR'S REPORT
39 • There was discussion about the most effective way to get Planning Commission packets to the
40 Commissioners since some of the Commissioners are not getting them on time from the mail
41 system.
42 • At this time, there are no items ready for the October 10t" meeting.
43
44 11. PLANNING COMMISSIONERS' REPORT
45 Chair Pruden would like to discuss the holiday calendar for November and December the next Planning
46 Commission meeting.
47
48 Commissioner Sanders: Inquired about the General Plan consistency discussion City Council will have
49 and when this will occur.
50
51 Staff: It is likely a special meeting will be calendared possibly for the week of October 15. Will notify the
52 Commissioners when the date and location are confirmed.
53
54 Commissioner Sanders: Commented on the successful cleanup of Orr Creek and the large amount of
55 debris that was removed. She was pleased with the turnout of volunteers who participated in the cleanup.
MINUTES OF THE PLANNING COMMISSION September 26, 2012
Page 5
1 Commissioner poble: Last night attended a meeting put on by Visit Ukiah task force. Discussed why
2 people should visit and enjoy Ukiah. The event prompted him to remember why people live in Ukiah and
3 the positive things the community and County has to offer.
4
5 There was general discussion about the McDonald's project with regard to the construction progress
6 being made, overall design and site layout.
7
8 12. ADJOURNMENT
9 There being no further business, the meeting adjourned at 7:23 p.m.
10
11
12 Cathy Elawadly, Recording Secretary
13
MINUTES OF THE PLANNING COMMISSION September 26, 2012
Page 6
ITEM 9A
Community Development and Planning Department
L�ltl� of Zlk,lcl�i 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707)463-6203
1
2 DATE: October 24, 2012
3
4 TO: Planning Commission
5
6 FROM: Kim Jordan, Senior Planner
7
8 SUBJECT: Request for Approval of a Use Permit for Verizon Wireless to a Allow Wireless
9 Communications Facility with a Facility Pole Up to 80-Feet in Height and a
10 Site Development Permit for Site Improvements
11 1200 Hastings Road, APN 180-070-33
12 File No.: 12-10-UP-SDP-PC
13
14
15 RECOMMENDATION
16
17 Staff recommends Planning Commission approve the requested Use Permit to allow the
18 construction and operation of a wireless telecommunications facility with a maximum pole height
19 of 80 feet and a fence enclosure with a maximum height of 8 feet and the Site Development
20 based on the findings included in attachment 1 and subject to the conditions of approval
21 included in attachment 2.
22
23 PROJECT DESCRIPTION
24
25 An application has been received from Jay Gruendle of On Air LLC on behalf of Verizon
26 Wireless requesting Planning Commission approval of: 1) a Use Permit to allow the construction
27 and operation of an unmanned wireless telecommunications facility (WTF); 2) a Use Permit to
28 allow the height of the pole to exceed the 50-foot maximum height allowed in the Community
29 Commercial (C1) zoning district; 3) a Use Permit to allow the height of the fence enclosure to
30 exceed the 6-foot maximum fence height; and 4) a Site Development Permit for the site
31 improvements associated with the WTF at 1200 Hastings Road, APN 180-070-33 (see
32 attachments 4 and 11). At the request of staff, the applicant submitted draft findings for approval
33 of the Use Permits and Site Development required for the Project (see attachment 7).
34
35 The project site is owned by the Elks Lodge and developed and used as a lodge and RV
36 parking associated with the lodge. Verizon would lease 1,200 square feet of the property in the
37 southeast corner of the site for the Project. No changes to the Elks Lodge or associated RV
38 parking are proposed as part of the Project. The Project would result in the loss of seven (7)
39 onsite automobile parking spaces located in the southeast corner of the parcel in order to
40 accommodate the Project and provide access to parking spaces (see attachment 10).
41
42 The WTF would be unmanned and would include the following:
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
1
ITEM 9A
1
2 ■ 30-foot by 40-foot leased area located a minimum of 12 feet from the east property line
3 and a minimum of 14 feet from the south property line;
4 ■ One 12-foot by 16-foot prefabricated equipment shelter approximately 10-feet in height;
5 ■ One 48 kw diesel powered generator for use during emergencies or prolonger power
6 outage;
7 ■ Cyclone fencing 6-feet in height with 2-feet of barbed wire to enclose the facility;
8 ■ Nine panel antennas mounted on a pole;
9 ■ An 80-foot tall pole with 9 panel antennas camouflaged as a tree; and
10 ■ Potential for two additional carriers to locate on the pole in the future.
11
12 The applicant has provided two options for the mono-pole (see attachment 4). The applicant is
13 proposing the 80-foot tall "mono-pine." The alternative would be a 75-foot mono-pole which
14 would not be camouflaged. The difference in height between the mono-pine and mono-pole is
15 the additional height necessary above the antennas to allow the tree branches to taper. The
16 applicant has indicated that there are alternatives for the color of the tree branches and bark as
17 well as the shape of the tree (see attachment 5). Bark and branch samples will be available at
18 the meeting.
19
20 As noted above, the Project has been designed to potentially allow two additional carriers to
21 locate on the pole (collocation) in the future. Verizon's antennas would be mounted at a 72-foot
22 center line (see attachment 11, sheets A-4/A-5). Any future carrier would locate additional
23 antennas below the Verizon antennas at the 62-foot and/or 52-foot center line. The tree design
24 proposed would also camouflage the potential future carriers.
25
26 The applicant submitted a report prepared by Hammett and Edison, Inc. that evaluated
27 compliance of the Project with the FCC guidelines for human exposure to radio frequency
28 electromagnetic fields (see attachment 8). Since the Project has been designed to
29 accommodate the WTF for Verizon as well as the potential for the future collocation of two
3o additional carriers, the Hammett and Edison report evaluated the Verizon RF emissions and the
31 RF emissions for Verizon WTF plus two collocated WTFs.
32
33 SETTING
34
35 The 3.65 acre Project site is located immediately east of the Highway 101 northbound exit ramp
36 to Talmage Road. Access to the site is provided via a driveway (access easement) from
37 Hastings Road. The site has no frontage on Hastings Road. The WTF would be located at least
38 470 feet from the east (Highway 101 exit ramp) property line. A row of pine trees is located
39 along this property line. A row of trees is located adjacent to the east property line and shrubs
4o are located along the south property line. The project site is surrounded by the following uses
41 (see attachment 10):
42
43 ■ North: Vagabond Inn with frontage on Talmage Road and Arco-AM/PM with frontage
44 on Talmage Road and Hastings Road on property zoned Community Commercial (C1);
45 and office building including KWNE radio with frontage on Hastings Road on property
46 zoned C1.
47
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
2
ITEM 9A
1 ■ East: Sack Concrete Construction with frontage on Hastings Road on property zoned
2 Heavy Commercial (C2); and orchards located in the county.
3
4 ■ South: WIPF Construciton with frontage on Hastings Road on property zoned C2;
5 Aaction Rents/Garton Tractor on property zoned C1; and Rainbow Construction
6 warehouse and yard with frontage on Hastings Road on property zoned C2.
7
8 ■ West: Highway 101 northbound exit ramp and Highway 101.
9
10 BACKGROUND
11
12 Existing Wireless Telecommunications Facilities. There are currently three WTFs in the
13 Ukiah city limits: 300 Seminary Avenue, 280 North Pine Street, and 693 South Orchard Avenue.
14 None of these WTFs are Verizon facilities. All three facilities operate under a Use Permit. A
15 brief description of each facility is below:
16
17 ■ 300 Seminary Avenue: WTF with an uncamouflaged 100-foot tower on a site zoned
18 Public Facility (PF). The height limit in the PF zone is 30 or 40 feet depending on the
19 type of building. This tower was originally installed in the mid-1980s as a 100-foot tower
20 when there was no height limit for structures located on property zoned PF. The Use
21 Permit under which this WTF currently operates allowed the replacement of the original
22 tower with a new tower of the same height. This area is developed with a mix of
23 residential, commercial, and public facilities. The site is located in the D (Other Airport
24 Environs) Airport Compatibility Zone. Approved by Planning Commission on March 28,
25 2001 (Use Permit#01-02). Decision appealed to City Council. City Council upheld
26 Planning Commission's approval on May 16, 2001.
27
28 ■ 693 South Orchard Avenue: WTF located in a legal, non-conforming cabinet sign with
29 a height of 57-feet on a site zoned Community Commercial (C1). The height limit in the
3o C1 zone is 50-feet. This area is developed primarily with commercial uses; however,
31 residential uses and the City of Ukiah electric substation are located to the south. The
32 site is located in the B2 (Extended Approach/Departure Zone) Airport Compatibility
33 Zone. Approved by Planning Commission on January 22, 2003 (Use Permit#02-41).
34
35 ■ 280 North Pine Street: WTF located in the steeple of the Ukiah Methodist Church with a
36 height of 82 feet on a site zoned Medium Density Residential (R2). The height limit in
37 the R2 zone is 30 feet. This site is located in a transitional area with commercial uses to
38 the east and residential uses to the north, south and west. The site is located in the D
39 (Other Airport Environs)Airport Compatibility Zone. Approved by Planning Commission
40 on June 10, 2009 (Use Permit#09-19-UP-PC).
41
42 Federal Telecommunications Act. The Federal Telecommunications Act (FTA) limits the
43 review authority that local agencies have over wireless communications facilities. Below in
44 regular type are the limitations placed on local authorities by the FTA and staff's response is
45 provided in italic type.
46
47 1. Local authorities cannot discriminate against "functionally equivalent" service providers.
48
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
3
ITEM 9A
1 There are existing WTFs at 300 Seminary Avenue, 280 North Pine Street, and 693
2 South Orchard Avenue. The proposed location is developed with a mix of heavy
3 commercial and community commercial uses (see Sefting above). The proposed WTF
4 and the WTF at 693 South Orchard Avenue are located in the B2 Airport Compatibility
5 Zone. All three existing locations are located in areas with a mix of commercial and
6 residential uses. The Project would be located in an area that has/ess density and
7 intensity of development than the existing located within the city limits.
8
9 2. Local authorities cannot reject WTF completely by enacting excessively restrictive
10 zoning ordinances.
11
12 The City's zoning ordinance does not specifically identify or define WTF or other
13 telecommunication facility uses (the code is silent). Since the code is silent on this type
14 of use and the code allows for a Determination of Appropriate Use in most zoning
15 districts to be made by the Planning Director, WTF facilities would need to be evaluated
16 on a case by case basis depending on the proposed location, the nature of the facility,
17 and the other uses allowed in the zoning district. In this case, the Planning Director has
18 made the required Determination of Appropriate Use and determined that the proposed
19 WTF would be appropriate with approval of a use permit. This determination is
20 consistent with the Use Permit approved for the WTF at 693 South Orchard Avenue
21 which is on a site a/so zoned C1.
22
23 3. Local authorities are required to act on the request for approval of a WTF in a
24 reasonable period of time.
25
26 This application was received on May 24, 2012, determined to be complete on October
27 4, 2012, and is being reviewed by Planning Commission on October 24, 2012. This
28 timeline is consistent with the requirements of the Permit Streamlining Act(see Decision
29 Timeline below). There are also federal requirements that the local government take final
3o action on an application for a wireless facility application within 150 days of the
31 application becoming complete.
32
33 4. Any rejection of a wireless facility must be in writing and supported by substantial
34 evidence in the record.
35
36 The Planning Director has made a Determination of Appropriate Use and staff is
37 recommending approval of the use permit for the proposed WTF. Should Planning
38 Commission be in a position to deny the use permit, findings for denial of the use permit
39 that meet this requirement would need to be provided by the Planning Commission at
40 the meeting as part of a motion for denial of the use permit.
41
42 5. Local authorities cannot deny the wireless facility based on health concerns when the
43 facility meets the Federal Communication Commission's regulations concerning radio
44 frequency emissions. The local authority can require that information demonstrating
45 compliance with the FCC's requirements be provided.
46
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
4
ITEM 9A
1 The applicant has provided an RF evaluation (see attachment 8). This report indicates
2 that the proposed facility with and without two future WTFs collocated on the site would
3 meet FCC requirements for human exposure to RF emissions.
4
5 Design Review Board. The application for this Project was submitted to the Planning
6 Department on May 24, 2012. The Design Review Board (DRB) was reestablished as of July 5,
7 2012. Since the application was received prior to the reestablishment of the DRB, the Project
8 was not required to the reviewed by the DRB and was not reviewed by the DRB.
9
10 STAFF ANALYSIS
11
12 General Plan. The General Plan land use designation of the project site is Commercial (C).
13 This land use designation identifies areas where commerce and business may occur. The
14 allowed commercial uses are more precisely defined through the zoning assigned to the
15 property (see Zoning below). Examples of allowable uses include retail, service businesses,
16 public facilities, places of public assembly and parking lots.
17
18 The proposed WTF is a commercial use that would provide commercial wireless services to
19 businesses and residences located in the City of Ukiah as well as the Ukiah Valley. This is
20 consistent with a service business. The pole with antennas, equipment enclosure, and
21 generator are part of the use/facility and, therefore, also consistent with the commercial land
22 use designation. Fences are an ancillary use typically associated with a commercial use.
23
24 The General Plan goals and policies from the Open Space and Conservation and Community
25 Design Elements that would apply to the Project are provided below. The City has adopted
26 design guidelines for Commercial Projects Outside the Downtown Design District. One purpose
27 of the Design Guidelines for is to implement the goals and policies of the Community Design
28 Element of the General Plan (see Design Guidelines discussion below). Therefore, projects
29 consistent with the adopted guidelines are also consistent with the Community Design Element
30 of the General Plan. Table 1 below includes the General Plan goals and policies applicable to
31 the Project along with staff analysis.
32
33
Table 1: General Plan Consisten
Goal/Poli Staff Anal sis
O en S ace and Conservation
Goal OC-28: Visually enhance the Highway 101 corridor The Project is 1,200 square feet in size located
through the Planning Area. approximately 470 feet east of the Highway 101
Policy OC-28.1: Upgrade the visual appearance of the northbound exit ramp for Talmage Road. Due to the
corridor along Highway 101. location,existing development, and mature trees
Implementation OC-28.1(a): Utilize the Land planted to the west of the Project site,the only portion
Development Code to require new construction, of the Project that would be visible from Highway 101
permits for remodeling,and replacement of would be part of the 80-foot tall pole with antennas.
landscaping to meet current landscaping standards to The pole and antennas would be camouflaged as a tree.
ensure an upgraded appearance through the Ukiah The applicant has provided design options for the tree
Valley. (shape, branch color, bark color). Planning Commission
selection of the appropriate tree design would ensure
that the Project would not detract visually from the
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
5
ITEM 9A
Table 1: General Plan Consisten
Goal/Polic Staff Anal sis
Highway 101 view shed.
The Design Guidelines for Projects Outside the
Downtown Design District were adopted to implement
the goals and policies of the Community Design
Element of the General Plan. This Open Space and
Conservation goal/policy/implementation is
substantially similar to the Community Design goals and
policies related to Highway 101 and area gateways (see
below).All of which are implemented through the
Design Guidelines and landscaping requirements
included in the zoning ordinance. Therefore,
consistency with the guidelines would make the Project
consistent with this goal/policy.
Communi Desi n
Goal CD-5: Preserve and enhance the scenic setting of The Redevelopment Agency established the Design
the Ukiah Valley. Guidelines that implement the Community Design
Policy CD-5.3: Encourage an attractive US101 view Element of the General Plan. See Gateway discussion
shed. below in this table and Design Guidelines discussion
Implementation Measure CD-5.3(a): Ensure that below.
design standards in the Land Development Code
incorporate provisions to be responsive to enhancing or Highway 101. The Project is not located on Highway
complementing views from US 101 through the use of 101.The Project is located 470 feet east of the Highway
landscaping or other site design characteristics. 101 northbound exit ramp at Talmage Road. However,
the pole for the facility would be visible from the
Goal CD-7: Improve the appearance of area gateways. Highway 101 gateway(see attachment 3). Due to the
Policy CD-7.1: Establish public policy to enhance and location of the pole,the view from Highway 101 is very
improve the appearance of area gateways. limited. In order to see the tree-pole while traveling
Implementation CD-7.1(a): Utilize redevelopment southbound,a person would need to look east as they
powers and other property improvement incentives to are entering Highway 101 and between the Aaction
encourage property owners to rebuild, restore,or Rents building and the trees located to north of the site
generally enhance the appearance of area gateways. (Highway 101/WIPF Construction/Project site).
While traveling north on Highway 101,a person needs
Goal CD-8: Recognize that general area appearance— to look east beyond the Garton Tractor building. Due to
especially of the orchards and vistas—is a cultural and the setback of the WTF from the highway,the pole
visual resource. would not be in a person's direct field of vision.
Policy CD-8.1: Encourage the preservation of scenic Development in the area would also help to obscure the
views,vistas,and streetscapes. tree-pole.
Implementation CD-8.1(a): Develop City and County In both instances,the eastern hills provide a backdrop
design guidelines to assist new development in the rural and trees in the area provide context and design
areas of the Valley to include design and siting features considerations for the design of the tree.
that are intended to preserve the vistas and agrarian
appearance of the area. An orchard is located to the south of the Project along
the Hastings frontage road. Given the distance of the
Gateway—First Level (Highway 101) Project from the orchard and its distance east of
"First level"gateways provide entry into the Ukiah Highway 101,the Project would not affect the views of
Valley and present a panorama of orchards,vineyards, the Orchards and the mono-tree design options would
and trees as one enters and travels through the valley. reduce any affects related to scenic views. In addition,
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
6
ITEM 9A
Table 1: General Plan Consisten
Goal/Polic Staff Anal sis
"...gateway views of the Valley can become cluttered the Project is located in an urban area not a rural area
with large scale buildings of"utilitarian"design and a of the Valley.
proliferation of signs and billboards.
Gateway—Second Level (Talmage Road) Talmage Road. The Project site is approximately 470
"Second level"gateways provide entry into the City of feet from Talmage Road and Vagabond Inn and Arco-
Ukiah. While street trees have been installed along AM/PM are located between the Project site and
some property frontages, the tree species used for the Talmage Road. The western hills provide a backdrop of
most part lack the ultimate growth size needed to the tree-pole and trees in the area provide context and
provide a more significant visual presence in softening design considerations for the design of the tree. In
or unifying the streetscape. addition,there are utility poles and development in the
area that would obscure part of the tree-pole.
The Project,with conditions,would be consistent with
the applicable design guidelines.Therefore,the Project
is consistent with the Community Design and Open
Space and Conservation elements of the General Plan.
1
2 Ukiah Municipal Airport Master Plan. The Project site is located within the boundaries of the
3 Ukiah Municipal Airport Master Plan. The Project site is located in compatibility zone C
4 (Common Traffic Pattern). Table 2 below identifies the Zone C compatibility criteria along with
5 staff analysis. Based on the analysis included in Table 2, the Project is consistent with the
6 compatibility criteria for zone C.
7
Table 2: Ukiah Munici al Air ort Master Plan Consisten
Com atibili Criteria Staff Anal sis
Density The Project would be an unmanned facility which would be visited by a
150 persons per acre technician for maintenance approximately once every two weeks,
resulting in no change to the existing density of the site.
Open Land The Project would lease 1,200 square feet from the Elks Lodge. The 3.65
15%recommended acre site is currently developed with less than 10,000 square feet of
structures.The total amount of land with structures(including the 1,200
square feet for this Project)would be 0.27 acres. This would result in
80%open land (0.73 acre w/o buildings/3.65 acres).
Prohibited Uses A WTF is not listed as a prohibited use. Since the pole height would
Schools, hospitals, hazards to flight exceed the height allowed in the C1 zoning district,a draft condition of
approval requiring the applicant to file a 7460 form with the FAA and
receive FAA approval of the proposed WTF has been included for the
Project to ensure that the Project would not result in a hazard to flight
(see attachment 2, condition#3).
The Project was referred to the Airport Manager for review and
comment. The Airport Manager indicated that the site is not located in
a flight path and he is unaware of this type of facility interfering with
aircraft instrumentation/communication and recommended filing of the
7460 form to provide certainty to the City and applicant. The filing of
the 7460 form is consistent with previous projects. The City of Ukiah
Substation located on South Orchard Avenue south of Gobbi Street was
required to file a 7460 form with the FAA and receive FAA approval for
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
7
ITEM 9A
Table 2: Ukiah Munici al Air ort Master Plan Consisten
Com atibili Criteria Staff Anal sis
the 70-foot tall poles for the transmission lines in order to verify that the
Project would not present a hazard to flight due to the pole height
and/or interference with aircraft instrumentation/communication.
Normally Acceptable Uses A WTF is not listed as a normally acceptable use. The WTF located at
Parks, playgrounds;two-story motels, 693 South Orchard is located in compatibility zone B2. The transmission
intensive retail uses,intensive tower for the City of Ukiah electrical substation is also located in
manufacturing or food processing uses compatibility zone B2.
1
2
3 Zoning. The zoning of the project site is Community Commercial (C1). The purpose of this
4 zoning district is to provide a broad range of commercial land use opportunities along the
5 primary transportation corridors within the City. It is intended to promote, and provide flexibility
6 for commercial development, and to encourage the establishment of community-wide
7 commercial serving land uses.
8
9 Wireless communication facilities are not specifically listed as allowed or permitted within the C1
10 zoning district or any other zoning district in the City. Zoning ordinance section 9088 allows the
11 Planning Director to make a Determination of Appropriate Use whenever a use is not listed as a
12 use permitted by right or a use subject to a use permit. On May 25, 2012, the Planning Director
13 made a Determination of Appropriate Use as allowed by the zoning ordinance (see attachment
14 3). This Determination allowed the applicant to apply for Planning Commission approval of a
15 Use Permit for the proposed WTF. Table 3 below includes the applicable requirements of the
16 zoning ordinance with staff analysis.
17
Table 3: Zoning Ordinance Consistency
Zoning Ordinance Requirement Staff Analysis
Uses
Wireless Telecommunications Facility Telecommunication facilities are not included as an allowed or
Section 9088—Determination of permitted use in any zoning district. As allowed by zoning
Appropriate Use ordinance section 9088,the Planning Director made a
Determination of Appropriate Use that the proposed WTF would be
an appropriate use at the proposed location with Planning
Commission approval of a use permit(see attachment 3).
Development Standards
Setbacks The Project would utilize a 30-foot by 40-foot area (1,200 square
Front(east property line): 5 feet feet)of the parcel located in the southeast corner of the site. The
Side(south/north property lines):0 feet equipment enclosure would be 12 feet from the east property line
Rear(west property line):0 feet and 14 feet from the south property line which exceeds the
minimum setbacks required for the Project. The equipment within
the enclosure would be located farther from the property lines than
the enclosure.
Height The Project proposes an 80-foot"mono-pine"which exceeds the
Building height:50 feet maximum height allowed by 30 feet. The project also includes a 75-
This height limit is also applied to foot mono-pole as an alternative to the mono-pine. This alternative
structures. would exceed the maximum height by 25 feet. The applicant has
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
S
ITEM 9A
Table 3: Zoning Ordinance Consistency
Zoning Ordinance Requirement Staff Analysis
Additional height may be approved with a provided an explanation of the need for the additional height(see
Use Permit. attachment 6).
ZO Section 9178(AJ The additional height would allow the proposed WTF to provide a
larger coverage area than a WTF with a pole that complied with the
height requirement. In order to address aesthetic concerns related
to the appearance of the pole with panel antennas,the applicant
has proposed the mono-pine. The applicant has indicated that
there are different design alternatives for the tree(shape, branch
color, bark color). The applicant has also indicated the greater
coverage area provided by the taller pole may reduce the number
of WTFs Verizon would need to serve its customers. The taller
height also provides an opportunity for other carriers to collocate
on the pole. These factors may reduce the number of WTFs needed
in the Ukiah area to provide services to WTF consumers.
Staff supports the requested additional height for the mono-pine
subject to Planning Commission selection of a tree design. Should
the Planning Commission not support the increase in pole height,
the Commission would need to make the findings for denial of the
additional pole height(see Use Permit discussion below).
Fencing
Fence height is limited to 3 feet within the The east property line is the front setback. The proposed fence
required front setback(see above). Outside enclosure would be 6-foot high cyclone fencing with up to 2 feet of
of the required from setback,fence height barbed wire above the cyclone fencing and would be a minimum of
is limited to a maximum 6 feet. Additional 12-feet from the east property line, 14-feet from the south property
fence height may be approved with a Use line and would not be visible from the public right-of-way(see
Permit. attachment 11, plans).
ZO Sections 9078(A and C) It is common for this type of facility to be enclosed by a fence and
for the fencing to be non-climb and 8-feet in height. Staff does not
support the cyclone fencing or barbed wire since it is not consistent
with the Design Guidelines(see discussion below)that apply to this
Project.
Staff does support the increase in fence height up to a maximum of
8 feet and requests that Planning Commission determine the
appropriate design and materials for an 8-foot high fence enclosure
for the WTF. Should the Planning Commission not support the
increase in fence height,the Commission would need to make the
findings for denial of the additional fence height(see Use Permit
discussion below).
Vehicle Parking
Wireless Telecommunications Facility The site includes 81 striped automobile parking spaces. Seven (7)
The Zoning Ordinance does not include a parking spaces would be removed for the Project, leaving 74 striped
parking requirement for Wireless parking spaces. The Project would be unmanned and would require
Communication Facilities. parking only for the installation and periodic maintenance of the
facility. In the past parking has not been required for this type of
Lodge facility when located on a developed site that already includes
Pursuant to Use Permit#99-16, 101 parking onsite parking. Therefore,staff has not requested additional
spaces are required for the Elks Lodge. parking be provided to serve the proposed WTF.
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1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
9
ITEM 9A
Table 3: Zoning Ordinance Consistency
Zoning Ordinance Requirement Staff Analysis
In order to provide the minimum number of parking spaces required
for the lodge use of the site required by Use Permit#99-16, 25
additional automobile parking spaces would need to be striped on
the site. Use Permit 99-16 includes an approved site/parking plan
for up to 126 automobile parking spaces(see attachment 9).
However, not all of the parking spaces shown appear to have been
striped,some of the striped parking is not consistent with the
approved parking plan,and most of the markings for the striped
parking spaces are barely visible.
In order to bring the parking lot into compliance with Use Permit
#99-16,staff has included a condition of approval that a parking
plan for 101 automobiles(not RVs) be provided as part of the plans
submitted for building permit and that the existing spaces be re-
striped so that the markings are visible(see attachment 2,
conditions 4 and 5). These conditions are being applied to this
Project since the Project would remove seven parking spaces which
would increase the degree of non-compliance with the parking
required for the lodge use of the site,and parking necessary for the
installation and maintenance of the proposed WTF would be
provided by sharing the parking required for the lodge.
Bike Parking
Safe bicycle parking facilities shall be Since no parking is required for the Project and the Project does not
provided in all commercial developments, have onsite employees nor would attract any customers to the site,
where it is determined that the use would no bike parking spaces are required to be provided (0 X 10%=0).
attract bicyclists.The number of bicycle
parking spaces required shall be not be less
than ten percent(10%)of the number of
required off-street automobile parking
spaces.ZO Section 9086E
Landscaping
Section 9087 of the ZO requires all projects The site is currently landscaped. No new landscaping is proposed
that require discretionary review within the and no landscaping would be removed as part of this Project.
C-1 zone to include a landscape plan.
Based on the scope of the project and the fact that there are no
additional opportunities for landscaping on the site and the parcel
has no street frontage which could have provided an opportunity
for the planting of street trees,staff has not required the
installation of landscaping as part of this Project.
The trees located on the site provide screening of the WTF from the
north,south and west. For this reason,staff has included a draft
condition of approval that prohibits the removal of any tree(s)on
the site without the preparation of an arborist's report,subject to
staff review and approval and requires replacement of any tree(s) in
the event of removal (see attachment 2,condition#6).
1
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
10
ITEM 9A
1 Design Guidelines. The Project is subject to the Design Guidelines for Projects Outside the
2 Downtown Design District. One purpose of the guidelines is to implement the Community
3 Design element of the General Plan. Guidelines are provided for parking, pedestrian orientation,
4 building design (colors, materials, architecture, lighting), signs, fences and walls, outside
5 storage and service areas, and landscaping. Due to the nature of the facility, most of these
6 guidelines do not apply to the Project. Table 4 identifies the guidelines and provides staff
7 analysis.
8
Table 4: Desi n Guidelines Consistency
Guideline Staff Anal sis
Parking—N/A The Project would remove seven parking spaces in the southeast
corner of the site. No parking is required for the Project since the
WTF would be unmanned.
A condition of approval has been included that requires the parking
lot to be striped to provide 101 parking spaces for the Elks Lodge in
order for the lodge to be in compliance with the parking required by
Use Permit#99-16 and for shared use of the parking lot for
installation and maintenance of the Project.
Pedestrian Orientation—N/A No change to the site other than the installation of the facility on
1,200 square feet of the parcel in the southeast corner would result
from the Project. The WTF is unmanned and no pedestrians would
visit the WTF.
Signs—N/A No signage is proposed or needed to serve/identify the WTF.
Lighting—N/A There is existing exterior lighting on the site for the Elks Lodge and
RV parking. No lighting is proposed or needed to serve the WTF.
Landscaping—N/A There is no landscaping located in the parking lot. Installation and
operation of the WTF would not result in the removal of any
existing landscaping.The Project has no street frontage.Trees are
planted along the Highway 101 exit ramp property line.
Outside Storage and Service Areas—N/A The Project does not include outdoor storage,trash or recycling
Storage areas,trash, recycling,etc. located facilities.
to not be visible from the public view,
screened with a solid fence,concrete wall,
wood,stone, brick,or similar material.
Screened with landscaping when possible.
Fences and Walls The Project includes the installation of a 6-foot tall cyclone fence
No barbed wire, concertina wire, or chain topped with up to 2-feet of barbed wire,for a total height of 8 feet.
link should be used as fencing material if The fencing proposed would not be visible from the public right-of-
the fence is visible from the public right-of- way. However, it appears that barbed wire has not been approved
way. as part of past discretionary applications since the adoption of the
Guidelines.
The applicant has indicated that should the Commission prefer an
alternative to the proposed cyclone fencing with barbed wire,there
are alternatives that would address safety concerns related to the
WTF.The applicant has also indicated that with any of the
alternatives,an 8-foot fence height would still be requested.
Building Design The Project does not include a building, but does include an
equipment enclosure. The applicant has indicated that there are
options for the design of the enclosure (see attachment 5).
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
11
ITEM 9A
1
2 Use Permit. Use permits are intended to provide flexibility by permitting land uses and/or
3 deviations from development standards that would not have an adverse impact on surrounding
4 land uses or the general public. This Project requires approval of a Use Permit for the WTF, to
5 allow the height of the pole to exceed the maximum height allowed in the C1 zoning district, and
6 to allow the height of the fence enclosure to exceed 6-feet. Table 5 below includes the findings
7 required for approval of the required Use Permits along with staff analysis.
8
Table 5: Use Permit Findin s
Findin s Staff Anal sis
The proposed land use is consistent with See General Plan and Zoning(including Determination of Appropriate
the provisions of this Title as well as the Use)discussions above.
goals and policies of the City General
Plan.
The proposed land use is compatible Wireless Telecommunications Facility. The WTF would be unmanned;
with surrounding land uses. therefore,there no parking would be needed for the facility and the
Project would generate no vehicle or pedestrian traffic. Commercial
uses often have accessory structures such as satellite dishes,antennas,
fences located on the site. There is a radio station located to the
northeast of the Project site.
The facility is located in an area developed with a variety of commercial
uses—motel,gas station,construction yards,equipment rental, and
offices. Construction yards and equipment rentals have some large/tall
equipment on site and include the outdoor storage of material and
equipment. The WTF is similar and compatible with these uses since it
is also a commercial use, is not located in a building, has few
employees/customers that visit the site, and is setback a minimum of
12 feet from the adjacent properties.
Additional Pole Height. The height of the pole would be taller than
other buildings in the area. However,the pole would be camouflaged
as a tree and there are numerous tall trees to the west of the proposed
"mono-pine." In addition,the eastern hills provide a backdrop that
allows the mono-pine to blend in with the natural environment of the
hills and existing development also provides some screening of the
mono-pine. The location of the tree-pole would not interfere with the
Elks Lodge or uses on neighboring properties.
Additional Fence Height. The uses immediately south and east are
Heavy Commercial uses—construction yard and construction storage
yard with a rental storage building and office/storage/shop building. It
is not uncommon for fences in excess of 6-feet to be associated with
the proposed use or construction/storage yard uses in order to provide
security and safety. The fence would not be visible from the public
right-of-way. The fence would be a minimum of 10 feet from the south
and east property lines and would separate the facility from the
existing lodge and RV parking use of the site,as well as the existing
uses on the adjacent sites.
The proposed land use shall not be Wireless Telecommunications Facility.
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
12
ITEM 9A
Table 5: Use Permit Findin s
Findin s Staff Anal sis
detrimental to the public's health,safety The proposed WTF would not exceed the emissions requirements
and general welfare. established by the FCC.
The Project requires approval of a building permit and compliance with
all applicable building codes.
The Project was reviewed by the Airport Manager(see Ukiah Municipal
Airport Master Plan above). The Airport Manager has recommended
that the applicant file a 7460 form with the FAA to ensure that the
Project would not pose a hazard to flight and this has been included as
a draft condition of approval (see attachment 2,condition#3).
Additional Pole Height.
The applicant has provided a coverage map to demonstrate that the
additional pole height allows Verizon to provide increased coverage of
its target area. Due to the expended coverage area resulting from the
increase in pole height,the number of additional WTF needed in the
Ukiah area in order to provide service to Verizon customers may be
reduced. In addition,the WTF has been designed to potentially allow
up to two additional WTFs to collocate on the pole. The potential for
colocation and increase in coverage area for Verizon could reduce the
number of WTFs necessary to provide service to consumers of WTF
services in the Ukiah area.
The pole with antennas would be camouflaged as a tree which has
limited visibility from public ways(including gateways)and would blend
in with the development in the area, mature trees located in the area,
and the backdrop of the eastern hills. Planning Commission selection
of appropriate design and colors for the tree-pole would ensure that
the Project would be compatible with and aesthetically appropriate for
the area.
The Project was reviewed by the Airport Manager(see Ukiah Municipal
Airport Master Plan above). The Airport Manager has recommended
that the applicant file a 7460 form with the FAA to ensure that the
Project would not pose a hazard to flight and this has been included as
a draft condition of approval.
Additional Fence Height.
The additional fence height is intended to provide safety and security
for the facility. The fencing and equipment shelter are not visible from
the public right-of-way(including gateways). Planning Commission
selection of appropriate materials, design and colors would ensure that
the Project would be compatible with the area and aesthetically
appropriate.
All of the Above
The Project was review by the Building Official, Public Works
Department, Electric Utility Department,and Fire Marshal.The Building
Verizon Wireless Telecommunications Facility
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File No.:12-10-UP-SDP-PC
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ITEM 9A
Table 5: Use Permit Findin s
Findin s Staff Anal sis
Official, Electric Utility Department, and Public Works Department
provided conditions of approval and/or standard requirements for the
Project(see attachment 2).
The Project requires application for and approval of a building permit.
Compliance with building code requirements will be implemented
through the building permit process.
Based on the above,the Project would not be detrimental to the
public's health,safety and general welfare.
1
2 Site Development Permit. Pursuant zoning ordinance section 9261(B), construction of new
3 commercial facilities requires approval of a Site Development Permit. In order to approve a Site
4 Development Permit, zoning ordinance section 6263 (E) requires specific findings to be made.
5 Table 6 below includes the findings required for approval of a Site Development Permit along
6 with staff analysis.
7
Table 6: Site Develo ment Permit Findin s
Findin s Staff Anal sis
The proposal is consistent with the goals, The Project is consistent with the General Plan as described under
objectives,and policies of the City General General Plan above.
Plan.
The location,size,and intensity of the The Project would not alter site access. The Project would
proposed project will not create a hazardous remove seven existing parking spaces. Since the parking lot does
or inconvenient vehicular or pedestrian traffic not currently provide the minimum number of parking spaces
pattern. required to serve the existing lodge use of the site and the Project
would remove parking spaces,a condition of approval has been
applied to the Project requiring the plans submitted for building
permit to include a parking and striping plan for staff review and
approval. This will ensure that onsite parking is adequate for the
lodge use and the installation and maintenance of the Project and
the site circulation for the parking lot complies with City
requirements.
The Project will not affect pedestrian circulation. Pedestrians
would not visit the Project and the changes to the parking lot
required as a condition of approval would not limit existing
pedestrian circulation on the site.
Based on the above,the Project is consistent with this finding.
The accessibility of off-street parking areas The location of the parking lot would not change as a result of the
and the relation of parking areas with respect Project. A condition of approval has been applied to the Project
to traffic on adjacent streets will not create a requiring the striping of additional parking spaces to comply with
hazardous or inconvenient condition to the minimum number of parking spaces required for the existing
adjacent or surrounding uses. lodge use of the site and use of this parking for the installation
and maintenance of the Project. The new parking spaces would
be located in an area approved for parking spaces as part of Use
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
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ITEM 9A
Table 6: Site Develo ment Permit Findin s
Findin s Staff Anal sis
Permit#99-16.
Based on the above,the Project is consistent with this finding.
Sufficient landscaped areas have been The Project would utilize 1,200 square feet of the southeast
reserved for purposes of separating or corner of the 3.65 acre parcel. Trees are located along the west
screening the proposed structure(s)from the property line and in the center of the site in the picnic area. The
street and adjoining building sites,and site also includes a row of trees along the east property line and a
breaking up and screening large expanses of row of bushes along the south property line in addition to other
paved areas. landscaping on the site. The existing landscaping along the east
and south property lines would screen the facility from the
adjacent properties. The Project is not visible from the public
right-of-way. The parking lot is existing and no additional parking
is required for the unmanned WTF since existing onsite parking
would be used for parking needed for the installation and
maintenance of the Project.
The existing landscaping is adequate for the existing and
proposed uses and no additional landscaping is required for the
Project.
Based on the above,the Project is consistent with this finding.
The proposed development will not restrict or The Project would not restrict or cut out light or air on the
cut out light and air on the property,or on property or on property in the neighborhood. The Project is
the property in the neighborhood; nor will it 1,200 square feet in area and setback a minimum of 12 feet from
hinder the development or use of buildings in the nearest property lines(east and south). The Project is located
the neighborhood,or impair the value in an area developed commercial uses,such as equipment rental,
thereof. tractor sales and service,and construction yards. In addition,the
site is 80%open land (see Airport Master Plan discussion above).
Based on the above,the Project is consistent with this finding.
The improvement of any commercial or N/A
industrial structure will not have a substantial The Project is not located adjacent to a residential zoning district.
detrimental impact on the character or value
of an adjacent residential zoning district.
The proposed development will not There are no water courses on the site. The natural grade has
excessively damage or destroy natural already been altered for the existing development of the site.
features,including trees,shrubs,creeks,and The Project would be located in a paved section of the parking lot.
the natural grade of the site. The Project would not damage or remove any existing trees on
the site. A draft condition of approval has been applied to the
Project to ensure that no trees are removed (see attachment 2,
condition#6).
Based on the above,the Project is consistent with this finding.
There is sufficient variety,creativity,and The Project includes an equipment enclosure,fencing for the
articulation to the architecture and design of equipment enclosure,and a pole with antennas. The pole and
the structure(s)and grounds to avoid antennas would be visible from the public way from limited
monotony and/or a box-like uninteresting vantage points; however,the Project is not located on a street
external appearance. frontage or on the Highway 101 frontage. The pole and antennas
Verizon Wireless Telecommunications Facility
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File No.:12-10-UP-SDP-PC
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ITEM 9A
Table 6: Site Develo ment Permit Findin s
Findin s Staff Anal sis
would be camouflaged as a tree. Planning Commission's selection
of: the design of the tree(shape and colors);the height and type
of fencing;and the colors and material for the equipment
enclosure would ensure that the Project would not result in a
monotonous, box-like or uninteresting appearance.
Based on the above,the Project is consistent with this finding.
1
2
3 ENVIRONMENTAL REVIEW
4
5 The proposed project is exempt from the provisions of the California Environmental Quality Act
6 (CEQA) pursuant to CEQA Guidelines Section 15303, Class 3, New Construction or Conversion
7 of Small Structures, based on the following:
8
9 ■ The report prepared by Hammett & Edison, Inc. evaluated the radio frequency (RF)
10 electromagnetic field to determine consistency with FCC guidelines for human exposure
11 (see attachment 8). The report indicates the proposed Verizon WTF is well below the
12 allowable human exposure established by FCC guidelines. The report also evaluated
13 the RF that would be generated by Verizon together with two other WTFs at the site
14 (collocation). The report indicates that the RF in the case of the collocation of three
15 facilities would also be well below the allowable exposure established by FCC
16 guidelines. The FCC has determined that when the RF exposure is below the FCC
17 guidelines, there is no environmental impact related to RF emissions and the local
18 authority is preempted from using RF emissions in their evaluation of the project and the
19 associated environmental review.
20 ■ The pole would be camouflaged as a tree. The design (shape, branch color, bark color,
21 etc.) of the tree has been determined by the Planning Commission and selected to blend
22 in with trees found in the Ukiah valley in proximity to the site.
23 ■ The WTF (including pole) is not located on the frontage of a City gateway. The WTF
24 would be located a minimum of 480 feet from the Highway 101 exit ramp and would be
25 obscured by existing trees located along the exit ramp (Caltrans right-of-way and on the
26 Project site). The WTF would be located a minimum of 470 feet from Talmage Road.
27 The tree-pole design is compatible with existing trees in the area and the backdrop
28 provide by the eastern hills. This backdrop and the distance from the public right-of-way
29 helps to obscure the WTF. The WTF would also be partially obscured by existing
30 development in the area (Sack Concrete Construction, Aaction Rents, WIPF
31 Construction, and Rainbow Construction).
32 ■ A fence and equipment shelter would be installed which are consistent with the
33 exemption for accessory structures included in section 15303, Class 3(e).
34 ■ Electrical extensions of reasonable length to serve construction are specifically exempt
35 under section 15303, Class 3(d).
36 ■ No expansion of the existing lodge and RV parking use of the site would result from the
37 Project.
38
39
40
Verizon Wireless Telecommunications Facility
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File No.:12-10-UP-SDP-PC
16
ITEM 9A
1 PUBLIC NOTICE
2
3 A notice of public hearing was provided in the following manner:
4
5 ■ posted in three places on the project site on October 12, 2012;
6 ■ mailed to property owners within 300 feet of the project site on October 12, 2012; and
7 ■ published in the Ukiah Daily Journal on October 14, 2012;
8
9 As of the writing of this staff report, no correspondence has been received regarding this
10 Project.
11
12 DECISION TIMELINE
13
14 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The
15 PSA requires that a decision be made on the project within 60 days of the application being
16 deemed complete. This application was submitted to the Planning and Community Development
17 Department on May 24, 2012 and was deemed complete on October 4, 2012. As such, a
18 decision must be made on the project no later than December 3, 2012. The applicant may
19 request a onetime extension of the decision timeline. The next regularly scheduled Planning
20 Commission meeting is November 14, 2012. There are also FCC decision timelines that apply
21 to this Project (see Federal Telecommunications Act discussion above).
22
23
24
25
26 ATTACHMENTS
27
28 1. Draft Findings for Approval of a Use Permit and Site Development Permit
29 2. Draft Conditions of Approval for a Use Permit and Site Development Permit
30 3. Planning Director Determination of Appropriated Use dated May 25, 2012
31 4. Project Description, Coverage Description, Tree-Pole and Mon-Pole Exhibits date
32 stamped May 24, 2012
33 5. Alternative Tree Designs and Equipment Enclosure Example date stamped October 16,
34 2012
35 6. Height Justification date stamped October 9, 2012
36 7. Applicant Use Permit and Site Development Permit Findings email dated October 12,
37 2012
38 8. Hammett & Edison Radio Frequency Report date stamped May 24, 2012
39 9. Approved Site/Parking Plan from Use Permit#99-16
40 10. Expanded Site Plan (marked with expected lost parking spaces) date Stamped June 26,
41 2012
42 11. Plans date stamped October 15, 2012
Verizon Wireless Telecommunications Facility
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
17
1 ATTACHMENT 1
2
3
4 DRAFT USE PERMIT AND SITE DEVELOPMENT PERMIT FINDINGS
5 TO ALLOW THE CONSTRUCTION AND OPERATION OF A
6 WIRELESS TELECOMMUNICATIONS FACILITY WITH
7 AN 80-FOOT TALL TREE-POLE WITH ANTENNAS, AND
8 AN 8-FOOT TALL FENCE ENCLOSURE FOR VERIZON WIRELESS
9 1200 HASTINGS ROAD/APN 180-070-33
10 FILE NO: 12-10-UP-SDP-PC
11
12 The following findings are supported by and based on information contained in this staff report,
13 the application materials and documentation, and the public record.
14
15 1. The proposed Project, as conditioned, is consistent with General Plan as described in
16 the staff report and with the Commercial General Plan land use designation of the
17 property in that: 1) the wireless communications facility has the potential to serve the
18 surrounding commercial neighborhood and the community as a whole based on the
19 coverage information provided as part of the application materials; 2) the specific uses
20 allowed are determined by the zoning, which allows for a determination of appropriate
21 use; 3) the Planning Director determined that the proposed WTF is an appropriate use at
22 the proposed location with approval of a use permit; and 4) and the installation of the
23 facility is a commercial use that may support surrounding businesses by providing new
24 and/or improved wireless services in the immediate area and in the city of Ukiah.
25
26 2. The proposed Project, as conditioned, is consistent with the Ukiah Municipal Airport
27 Master Plan as described in Table 2 of the staff report.
28
29 3. The proposed Project, as conditioned, is consistent with the purpose and applicable
30 requirements of the Community Commercial zoning district as described in the staff
31 report, including the following: 1) the Planning Director made a Determination of
32 Appropriate Use as provided for in zoning ordinance section 9088 and determined that
33 the use would be appropriate at the proposed location with Planning Commission
34 approval of a use permit; 2) the WTF will be located on a developed site with adequate
35 space for the Project and the setbacks of the improvements comply with zoning
36 ordinance requirements; 3) no parking is required for the WCF since the facility will be
37 unmanned and any parking required for installation or maintenance of the facility could
38 be accommodated in the parking lot; and 4) the Project would result in the loss of five
39 parking spaces and in order to ensure that the parking for the site remains consistent
4o with the parking required for the site by Use Permit #99-16 a condition of approval has
41 been applied to the Project requiring additional parking to be striped (see conditions # 4
42 and 5).
43
44 4. The proposed Project, as conditioned, is consistent with the zoning ordinance as
45 described in Table 4 of the staff report.
46
Verizon Wireless Telecommunications Facility Draft Findings
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
1
1 5. The proposed Project, as conditioned, is compatible with surrounding land uses as
2 discussed in Table 5 of the staff report and the Determination of Appropriate Use dated
3 May 24, 2012.
4
5 6. The proposed Project, as conditioned, will not be detrimental to the public's health,
6 safety and general welfare as discussed in Table 5 of the staff report.
7
8 7. The proposed Project, as conditioned, is consistent with the findings required for
9 approval of a Site Development as described in Table 6 of the staff report.
10
11 8. The proposed project, as conditioned, is exempt from the provisions of the California
12 Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303, Class
13 3, New Construction or Conversion of Small Structure based on the following:
14
15 A. The report prepared by Hammett & Edison, Inc. evaluated the radio frequency
16 (RF) electromagnetic field to determine consistency with FCC guidelines for
17 human exposure. The report indicates the proposed Verizon WTF is well below
18 the allowable human exposure established by FCC guidelines. The report also
19 evaluated the RF that would be generated by Verizon together with two other
20 WTFs at the site (collocation). The report indicates that the RF in the case of the
21 collocation of three facilities would also be well below the allowable exposure
22 established by FCC guidelines. The FCC has determined that when the RF
23 exposure is below the FCC guidelines, there is no environmental impact related
24 to RF emissions and the local authority is preempted from using RF emissions in
25 their evaluation of the project and the associated environmental review.
26
27 B. The pole would be camouflaged as a tree. The design (shape, branch color,
28 bark color, etc.) of the tree has been determined by the Planning Commission
29 and selected to blend in with trees found in the Ukiah valley in proximity to the
30 site.
31
32 C. The WTF (including pole) is not located on the frontage of a City gateway. The
33 WTF would be located a minimum of 480 feet from the Highway 101 exit ramp
34 and would be obscured by existing trees located along the exit ramp (Caltrans
35 right-of-way and on the Project site). The WTF would be located a minimum of
36 470 feet from Talmage Road. The tree-pole design is compatible with existing
37 trees in the area and the backdrop provide by the eastern hills. This backdrop
38 and the distance from the public right-of-way helps to obscure the WTF. The
39 WTF would also be partially obscured by existing development in the area (Sack
40 Concrete Construction, Aaction Rents, WIPF Construction, and Rainbow
41 Construction).
42
43 D. A fence and equipment shelter would be installed which are consistent with the
44 exemption for accessory structures included in section 15303, Class 3(e).
45
46 E. Electrical extensions of reasonable length to serve construction are specifically
47 exempt under section 15303, Class 3(d).
Verizon Wireless Telecommunications Facility Draft Findings
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
2
1
2 F. No expansion of the existing lodge and RV parking use of the site would result
3 from the Project.
4
Verizon Wireless Telecommunications Facility Draft Findings
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
3
1 ATTACHMENT 2
2
3 DRAFT USE PERMIT AND SITE DEVELOPMENT PERMIT
4 CONDITIONS OF APPROVAL
5 TO ALLOW THE CONSTRUCTION AND OPERATION OF A
6 WIRELESS TELECOMMUNICATIONS FACILITY WITH
7 AN 80-FOOT TALL TREE-POLE WITH ANTENNAS, AND
8 AN 8-FOOT TALL FENCE ENCLOSURE FOR VERIZON WIRELESS
9 1200 HASTINGS ROAD/APN 180-070-33
10 FILE NO: 12-10-UP-SDP-PC
11
12
13 1. Approval is granted for the installation and operation of a wireless communications
14 facility, 80-foot tall tree-pole, 8-foot fence enclosure and associated site improvements
15 as described in the Project Description and supporting documents submitted to the
16 Community Development and Planning Department and date stamped May 24, 2012
17 and as shown on the plans submitted to the Community Development and Planning
18 Department and date stamped October 15, 2012, except as modified by the following
19 conditions of approval.
20
21 2. This approval includes the potential for up to two (2) additional WTFs to collocate on the
22 tree-pole approved as part of this Use Permit and Site Development Permit subject to
23 the following:
24
25 A. The applicant for the WTF collocation shall provide a RF report that evaluates
26 compliance with FCC requirements for the proposed WTF and any existing
27 WTF(s) located on the pole/site.
28
29 B. Plans (existing conditions site plan, proposed site plan, access and utility route,
3o equipment layout, elevation views, etc.) and a Project Description for the WTF
31 collocation shall be submitted by the applicant for review by the Planning
32 Department for substantial compliance with the plans and tree-pole design
33 approved as part of this Permit. The plans submitted for review shall also include
34 simulations of the proposed WTF from the same vantage points provided as part
35 of this Use Permit and Site Development applicant and any additional vantage
36 points requested by the Planning Department.
37
38 C. If the Planning Department determines that the collocation is in substantial
39 compliance with the plans and tree-pole design approved as part of this Permit,
40 no separate discretionary Planning application is required. If the Planning
41 Department determines that the collocation is not in substantial compliance with
42 the plans and tree-pole design, the collocation shall require application for and
43 approval of a Use Permit and Site Development Permit. The Planning Director
44 shall determine if the application is Minor or Major.
45
46 3. Prior to issuance of a building permit, the applicant shall file form 7460 with the FAA and
47 receive FAA approval for the proposed Project. A copy of the completed 7460 form and
48 FAA approval shall be submitted as part of the building permit application materials.
Verizon Wireless Telecommunications Facility Draft Conditions of Approval
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
1
1
2 4. Plans submitted for building permit shall include the following and are subject to staff
3 review and approval:
4
5 A. A parking plan for the site that provides the 101 automobile parking spaces
6 required for the site by Use Permit#99-16 that is consistent with City
7 requirements for parking facilities.
8
9 B. Revised plans and material samples in substantial compliance with the tree
10 design approved by Planning Commission.
11
12 C. Revised plans and materials for design of the equipment enclosure in substantial
13 compliance with Planning Commission's approved design.
14
15 D. Revised plans and materials for the fence in substantial compliance with
16 Planning Commission's approved design.
17
18 5. Prior to building permit final and commencement of operation of the WTF, the parking
19 plan required by condition #4 and approved by staff shall be striped by the applicant and
20 inspected and approved by Planning Department staff.
21
22 6. No tree on the site shall be removed. Should a tree become unhealthy and/or a hazard,
23 the Planning Director may approve removal of the tree in accordance with the following:
24
25 A. The applicant/property owner shall make a written request to the Planning
26 Director to remove the tree.
27
28 B. The written request shall include a report prepared by a certified arborist that
29 includes but is not limited to the following: tree size, species, health, structure,
3o viability, and location with site map.
31
32 C. If the arborist report recommends removal of the tree, the report shall include a
33 recommendation for tree replacement (size, species, location, number of trees).
34
35 D. The Planning Director shall determine if the tree is unhealthy and/or a hazard. If
36 the Planning Director determines that this is the case, the Planning Director may
37 authorize the removal of the tree and shall determine if replacement tree planting
38 is required.
39
40 7. No modifications to the WTF, including the removal or replacement of equipment
41 (panels, antennas, equipment cabinets, etc.) shall be allowed without prior approval from
42 the Planning Department, except in compliance with the following:
43
44 A. WTF collocation when in compliance with condition #2.
45
46 B. In-kind (same size, dimensions, location, materials and colors, etc.) equipment
47 removal or replacement consistent with the approved plans and conditions for
48 this Permit may be reviewed and approved by the Planning Department through
49 the building permit process without the need for additional discretionary review.
Verizon Wireless Telecommunications Facility Draft Conditions of Approval
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
2
1
2 8. Construction hours are limited to Monday through Saturday 7:00 a.m. to 7:00 p.m.
3 Construction is prohibited on Sundays and holidays recognized by the City of Ukiah.
4
5 9. Building Permits shall be issued within two years after the effective date of the Use
6 Permit or it shall be subject to the City' permit revocation process and procedures. In
7 the event the Building Permit cannot be issued within the stipulated period from the
8 Project approval date, a one year extension may be granted by the Director of Planning
9 if no new circumstances affecting the Project which otherwise would render the original
10 approval inappropriate or illegal. The applicant shall propose the one-year extension to
11 the Planning Department in writing prior to the two-year expiration date.
12
13 10. No permit or entitlement shall be deemed effective unless and until all fees and charges
14 applicable to this application and these conditions of approval have been paid in full.
15
16 11. The property owner shall obtain and maintain any permit or approval required by law,
17 regulation, specification or ordinance of the City of Ukiah and other Local, State, or
18 Federal agencies as applicable. All construction shall comply with all fire, building,
19 electric, plumbing, occupancy, and structural laws, regulations, and ordinances in effect
20 at the time the Building Permit is approved and issued.
21
22 12. A copy of all conditions of this Use Permit shall be provided to and be binding upon any
23 future purchaser, tenant, or other party of interest.
24
25 13. On plans submitted for building permit, these conditions of approval shall be included as
26 notes on the first sheet of the plans.
27
28 14. All conditions of approval that do not contain specific completion periods shall be
29 completed prior to building permit final.
30
31 From the Electric Department (Jimmv Lozano)
32
33 15. The developer/contractor shall submit load calculations with building permit submittal in
34 order to determine conductor size needed to ensure voltage loses do not exceed 5%.
35
36 16. The service panel shall have manual test-bypass facilities and shall be in accord with
37 current EUSERC standards. The contractor/developer shall submit service equipment
38 specification sheets with appropriate EUSERC references for City approval prior to
39 purchase and installation.
40
41 17. Any deviation from the proposed single 200 Amp panel that Verizon will be using for its
42 cell tower, is subject to further review and approval by the Electric Utility Department.
43 Fees associated with the transformer upgrade located at 1200 Hastings Road (112.5Kva
44 to 150Kva 208Y/120V 3-phase), or electrical utilities extended to new service panels, or
45 secondary conductors that have to be re-sized and removal/reinstallation of the existing
46 transformer/conductors shall be the responsibility of the developers/contractors.
47
Verizon Wireless Telecommunications Facility Draft Conditions of Approval
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
3
1 18. After the building permit for the Project has been submitted to the City, the Electric Utility
2 Department will prepare a letter of estimate and a drawing outlining the work to be done
3 by the developer/contractor.
4
5 19. The developer/contractor shall be responsible for purchasing of Conduit and installation
6 (per City of Ukiah specifications).
7
8 20. The developer/contractor shall purchase and install Primary Pull Box(s), if required by
9 the Electric Utility Department (per City of Ukiah specifications).
10
11 21. Easements are required for the electric distribution facilities. The easements are subject
12 to staff review and approval. The staff approved easements shall be recorded prior to
13 building permit final and commencement of WTF operations.
14
15 22. If the developer/contractor chooses to explore alternate routes/options for secondary
16 power to the proposed service panel(s), the contractor/developer shall present the
17 alternative(s) to the Electric Utility Department in writing for consideration. The request
18 for the use of an alternative shall include a written description of the proposal, plans,
19 written authorization from the property owner indicating their willingness to grant an
20 easement, and other information requested by the Electric Utility Department. The use
21 of an alternate route is subject to the review and approval of the Electric Utility
22 Department.
23
24 Standard Requirements— From the Buildinq Official (David Willouqhbv
25
26 23. Building and electrical permits are required for the installation of the Project (cell tower,
27 equipment shelter, and electrical service and grounding system). Five (5) sets of plans
28 designed by a California licensed Architect or Engineer are required and two (2) sets of
29 structural calculations.
30
31 24. On plans submitted for building permit, provide a minimum setback of 10-feet from
32 structures to the property lines or walls are required to be one hour fire resistive rated.
33
34 Standard Requirements - From the Department of Public Works (Ben Kaqevama)
35
36 25. All work within the public right-of-way shall be performed by a licensed and properly
37 insured contractor. The contractor shall obtain an encroachment permit for the work
38 within this area or otherwise affecting this area.
39
40 Standard Requirements
41
42 26. This Use Permit may be revoked through the City's revocation process if the approved
43 project related to this Permit is not being conducted in compliance with these stipulations
44 and conditions of approval; or if the project is not established within two years of the
45 effective date of this approval; or if the established use for which the permit was granted
46 has ceased or has been suspended for 24 consecutive months.
47
Verizon Wireless Telecommunications Facility Draft Conditions of Approval
1200 Hastings Road/APN 180-070-33
File No.:12-10-UP-SDP-PC
4
, , � � �% l��c��° €��n�r�t �
� ,,
1 ' '
�` � � � �, �.:_= Planning and Community Development Department
� N
�'_�'� �a`"'��'� 300 Seminary Avenue
s� ��, �r� ,-�
�� � �� . �: �- � .: _; i
.;� Ukiah , CA 95482
planninq @citvofukiah . com
(707)463-6203
2
3 DATE : May 25 , 2012
4
5 TO : File No: 12- 10- UP-SDP-VAR- PC
6
7 FROM : Charley Stump, Director of Planning and Community Development ��
8
9 SUBJECT: Determination of Appropriate Use for a Wireless Communications Facility at
10 1200 Hastings Road, APN 180-070-33
11 Community Commercial (C1 ) Zoning District
12 -
13
14 REQUEST .
15
16 A request for a Determination of Appropriate Use has been requested by Jay Gruendle of On
1� Air on behalf of Verizon in order to allow the installation and operation of a wireless
18 communications facility (WCF) at 1200 Hastings Road, APN 180-070-33, in the Community
19 Commercial (C1 ) zoning district.
20
21 DETERMINATION OF APPROPRIATE USE
22
23 Zoning ordinance section 9088, Determination of Appropriate Use, allows the Planning Director
24 to determine if the use is appropriate for the Zoning District, either as a right or subject to a use
25 permit. In making the determination , the Planning Director shall find as follows :
26
27 i . That the use would not be incompatib/e with other existing or allowed uses in the C1
2$ Zoning District
29
30 2. That the use wou/d not be detrimental to the continuing development of the area in
31 which the use would be located.
32 :
33 3. In the case of determining that a use not articulated as an allowed or permitted use
34 could be established with the securing of a use permif, the Planning Director shall find
35 that the proposed use is similar in nature and intensity to the uses listed as permitted
36 uses. All determinations of the Planning Director regarding whether a use can be
� 3� allowed or permitted in the Community Commercial (C- 1) Zoning District shall be final
38 un/ess a written appeal to the City Council, stating the reasons for the appeal, and the
39 appeal fee, if any, established from time to time by City Council resolution, is filed wifh
4o the City Clerk within ten (10) days of the date the decision was made. Appeals may be
41 filed by an applicant or any interested party. The City Council shall conduct a duly
42 noticed public hearing on the appeal in accordance to the applicable procedures as set
Determination of Appropriate Use — Wireless Communication Facility
Community Commercial (C-1) Zoning District
1200 Hastings Road, APN APN 180-070-33
1 :
4 . h'd
.�'� . - . � , .
�` �'� ]
�`�.�9'* 1 �
1 forth in this Chapter. At the close of the public hearing, the City Council may atfirm, � l�•: ,
2 reverse, revise or modify the appealed decision of fhe Planning Director. All City Council �'
3 decisions on appeals of the Planning Director's actions are final for the City. (Ord. 1006,
4 § 1, adopted 1998)
5
r tin a WCF at 1200 Hastin s Ro
6 F i n d i n g s f o r D e t e r m i n a t i o n o f A p p r o p r i a t e U s e. O p e a g g a d ,
7 the site of the Elks Lod e and RV arkin , has been determined to be appropriate as a
9 p 9
8 permitted use, based on the following .
9
10 1 . The WCF would not be incompatible with other existing or allowed used in the C1 zoning . ,:
11 district based on the following :
12
13 A. The WCF would be an unmanned facility and , therefore , would have no impact on
14 traffic in the area, would not require additional onsite parking , and would not have an
15 impact on the existing use of the parcel as the Elks Lodge and for RV parking . Nor
16 would the WCF impact the development of surrounding properties .
17 -
18 B . The antenna and associated equipment would be located in the southeast corner of
19 the parcel at the end of a row of parking . This location would not have an impact on
20 the existing use of the parcel by the Elks Lodge or on the use of existing surrounding
21 parcels .
22
23 C . The surrounding land uses include a radio broadcasting station , heavy equipment
24 operation construction yard (WIPF Construction) , equipment rental (Aaction Rents) ,
25 motel , and gas station with mini-mart. The WCF would not hinder the continued
26 operation of these uses .
27
2s D . Allowed uses include motels , restaurants , professional offices , public or private
29 schools , places of religious worship, and uses that are accessory to any of the uses
30 allowed in the District. The WCF use would be considered accessory to the existing
31 use of the site since it is unmanned and limited to approximately 1200 square feet of
32 the parcel .
33 �
34 E. Commercial uses often have satellite dishes , antennas , or other accessory structures
35 located on the site .
36 , ,
,
37 2 . The use would not be detrimental to the continuing development of the area in which the ,+a
38 use would be located based on the following :
39 :
4o The WCF is limited to a 30 foot by 40 foot area at the end of a row of parking in the
41 southeast corner of the parcel . This location allows the continued use of the site by the Elks :
42 Lodge and does not eliminate the potential for further development of the site.
43 , i
44 The WCF would be located to the west of Sack Concrete Construction , a concrete ;
45 constr. uction yard with offices and commercial space for Heavy Commercial uses . The WCF ' '
46 would be located to the west of a warehouse style building used for a variety of Heavy '
47 Commercial tenants . The equipment for the WCF would not be screened from the site by
48 the existing trees along the property line.
Determination of Appropriate Use — Wireless Communication Facility ,
Community Commercial (C-1) Zoning District
1200 Hastings Road, APN APN 180-070-33 �
2
�
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1 ��%
2 � "F WIPF construction is located immediately south of the proposed WCF. The WCF would be
3 located adjacent to a portion of the site that is used as an open yard for construction
4 equipment. An existing row of trees screens the WCF equipment from view from the WIPF
5 construction site .
6
7 The WCF would allow for the provision of continued and potentially improved service of
s wireless devices. As more businesses and individuals move from "land-based" services to
9 wireless services, the proposed WCF inay enhance the services available in the area and
10 male development more desirable .
11
12 The WCF complies with the federal requirements related to radio frequency electromagnetic
13 fields . As such the emission of such cannot be used as a factor in determining if the use
14 would constitute a detriment to the continuing development of the area.
15
16 The design of the WCF is the subject to Planning Commission approval of a site
17 development permit. The SDP would address any design and/or siting issues related to the __
18 WCF.
19
20 3. The use is similar in nature and intensity to the uses listed as permitted uses based on the
21 following :
22
23 A. Permitted uses in the C1 zoning district include social halls and lodges, car washes;
24 auto repair facilities, mini/convenience storage facilities, and machine shops.
25 .
26 B. The existing Elks Lodge on the site is a permitted use. The WCF use would be
27 accessory to the use of the site by the Elks Lodge. The use would take up
2s approximately 1200 square feet of site area. After construction , the facility would
29 require site visits for repair and maintenance, and would
30
31 C . The WCF is similar in intensity and nature to mini/convenience storage facilities, car
32 washes, and machine shops . These uses have few employees and few vehicle trips .
33 associated with them . In addition car washes and mini/convenience storage facilities
34 often have extended hours and visits/use may occur at almost any hour of the day. A
35 WGF would have fewer trips than any of the uses identified with trips being related to �
36 repair and maintenance of the facility. Like a car wash or storage facility, the use is �
37 low intensity in nature with few visits that may occur almost any hour of the day.
3�8
39 Conclusion. Based on the above, the proposed WCF meets the requirements for a
4o determination of appropriate use; thereby, allowing the proposed WCF subject to approval of a
41 use permit. This determination allows the applicant to apply for Planning Commission approval
42 of a Major Use Permit for the WCF.
43
44 In addition to the Use Permit, the Project as described by the applicant would require Planning
45 Commission approval of a Site Development as required by zoning ordinance section 9261 (B)
46 and Variance to allow the requested height of the pole/tower. The applicant has been informed
47 of the approvals required and submitted an application for Planning Commission review and
48 approval on May 24, 2012 .
Determination of Appropriate Use — Wireless Communication Facility
Community Commercial (G1) Zoning District
1200 Hastings Road, APN APN 180-070-33
3
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3 S : planning/determinations-planning director/ 1200 Hastings Road
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Determination of Appropriate Use — Wireless Communication Facility '
Community Commercial (G1) Zoning District I
1200 Hastings Road, APN APN 180-070-33
4
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PP C�JE�`T I�E�CIZIPTIOI�T
TALNIAGE S1te#248b10- 1200 Hastings Road;Ukiah�A 95482
The subject property is o�vned and operated by the Ukiah Elks Lodge, and such use
(social halls and lodges) is permitted by within the C-1 District. Part af the Lodge's use
included multiple RV-storage spaces. The properties to the narth include a hatel
(allowed'use within �-1) and a gas station (permitted use within C=1). To the south of
the subj�ct parcel is Wi�f Construction; specializing is e�cavating, sewer work and
trucking; and Aaction �entals, a rental equipment provider. To the east of the'subj�ct -
parcel is K-WINE 94.5 radio station and to the west is'I�ighway l OL
T��e pr�p�sed prc�ject includes the inst�llat�on �f an unmanned ��irel�ss
telecammunicat�on facility in the southeast corner of the property. Included in the 30' x
40' leased area will be an 80' monopine,a 12' x 16' pre-fabricated equipment shelter and
a 4� kW diesel-pawered back-up generator. The generatar will only be used for
emergencies ar prolonged pawer outages. It will self-test once per week far
approximately'10-15 minutes. The monopine wi11 have nine (9) panel antennas mounted
at a centerline of approximately 72' (with top of antennas at 7S'). The remaining tower
height will be used to taper the tree'to emulate a more natural'looking pine tree. This site
is being designed and'engineered to support at least two additianal carriers.
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11��,1�JIl���� Site#24�610 � 1200�a�tings�c�ad, �Tk�ah�C� �54�2
This prt�pased fa�ility is d�sig��d to prc�.vide increased c�v�rage and capac�ty ara�r�d
Ul�ia�i�l�unic�pal Air�o�t, �entral �Tk�a� and ar�as al�ng �"almag� 1�oad and east t�va��ds
Eastside �Z€�ad. In additi�r�9 tl��s s�te iv�11 c�ffload the �x�sting �[lkiah site (r�n Spa��sh
i�ounta�n), which is�urr�,ntly�xpe��en��ng extremely high�a�l v�lume and data usag�,
Attached are twfl maps;
1. Predictit�n�s�verage Ma� (�r�th prap€�sed 72' �ntenna c�nterline) - At this height;
�7�rizon�i�Iireless wc�uld b� able tt�meet a1i c�verage ob�ect�-ves.
2. Predi�tion ��verag� VIa� {iv�th 50' antenna c�nterline) — An antenna centerline
height of 50' wo�ld be rnc��°e c�ns�st�nt�tith th� height ��str��t�c�ns in this zon�g
�1?stri�t: I��we�rer, a� ihis l�eight, the fa�ility tiv�uld �flt ad�c�uatel� cc�ver �ez�tral
TT _ �°.C',. 7_. 7 , !+ 7 5 ° i ° . .�a ..�rv
Uk�al�— s��c��l�a��y c��tw��n �c���� and t e�x�ns as well a.s w�st €�f�ia�e �tr��te
lhis liYn�tatifln �s � g�suli �f�xlsting tr����ust ��est t�f th� propt�s�d site l��at���
that vv�uld s�rv�t�block the signa�,
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irer�"r�nwiretess Ta(mage Site#2486i 0 Looking North from Hwy 101
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DESIGN OPTIONS
TALMAGE Site#248610 - 1200 Hastings Road, Ukiah CA 95482
The following photographs are submitted for consideration of the final design aspects of
the Verizon Wireless facility.
EQUIPMENT SHELTER
The pre-fabricated shelter shown below is a commonly used design by Verizon: This
particular model has an aggregate rock appearance, which gives it some texture and V
definition. They can also be made with a smoother exterior appearance. These shelters
can also have more pitched roofs and can be painted pretty much any color.
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FAUX�TREE OC1� 1� 2.���.
�"t��N�
The"tree poles below we��e designed and engineered by Larson Camouflage. Some of the
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- Branch color, length and density -
- Tapered or non-tapered
- Varying branch lengths from top to bottom
- Bark simulations
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HEIGHT JUSTIFICATION
Verizon Wireless Project (1200 Hastings Road)
Verizon Wireless ("VZW") is proposing to construct, operate and maintain a wireless
telecommunications facilify at 1200 Hastings Road to better serve it's customers in the LTkiah
area. Specifically,this site is designed to provide better coverage and capacity around the airport,
central LTkiah and the Talmage residential areas plus offload our existing Ukiah site on Spanish
Mountain,which is experiencing an extremely high volume of calis and data usage.
The subject property, the tTkiah Elks Lodge, is located in the Community Commercial (C 1)
zoning district. Pursuant to Zoning Ordinance Section 9088, VZW requested and obtained a
Determination of Appropriate Use by the Planning Director on May 25, 2012,which has allowed
our application to move forward to the Planning Commission.
The C 1 district limits the height of any structure to 50 feet. VZW has provided the City with two '
design options—an 80' faux tree and a 75' monopole structure. Therefore, VZW's installation - '
would require a height variance of between 25-30 feet
Because of the short wavelength of the frequencies assigned by the FCC for wireless services,the
antennas require line-of-sight paths for their signals to propagate well. The signal's strength can
be diminished significantly if that line-of-sight is blocked by tall buildings or in this case, mature '
tree growth. Therefore,maintaining line-of-sight above the existing tree line is essential to ensure '
the site reaches the intended coverage area and operates at full capacity.
The only existing site serving VZW subscribers in Ukiah is located on Spanish Mountain, which
is more than 2.5 miles to the southwest. There are no other sites that provide VZW services to
the residences and businesses af ITkiah. The nearest VZW sites are "Calpella" to the north and '
"Hopland 2" to the south. The e�cisting site on Spanish Mountain is experiencing an extremely '
high volume of calls and data usage. All told, this site, at the proposed height, would provide
much needed coverage and capacity to areas of Ukiah that are currently underserved.
Operating this facility at 50' would severely limit this site's ability to meet those coverage needs. '
At 50', the site would only serve a fraction of the intended coverage area, Not meeting the
coverag�needs at this lacatic�n would potentially result in the proliferation of other d'ZW sites in :
ITkiah that would be required in order to meet the continued gap in coverage. Furthermore, a site �
built at the proposed height makes it more appealing for other carriers to collocate; which would '
limit the overall amount of antenna structures in Ukiah. '
It should also be noted that this particular location is situated at the easternmost portion of the
City boundaries and is located within aprimarily commerciaUindustrial neighborhood.
The coverage maps that we provided support our need for this additional height in order to serve
the intended area. The proposed height will allow for one,possibly two other carriers to collocate
at this facility. Other carriers might be able to get away with a lower height based on their
established network. But Verizon's main coverage objective is the area west of the highway
(downtown and areas north). In my opinion, our proposed location pravides the least amount of '
visual impact to the specific area covered. '
RE�EIVE�
OCT 09 2012
t�tOF�. '
lG�i'�€
� irn J �► ��i � � AitQ� �tm�r�fi #
Fr�rn : Jay Grue � dle <jayrob� ru@me . com >
��nt : Friday, October 12 , 20 'i2 � 0 : 0 'I APiI
To : Kim Jordan
8ubject: Verizon Project / 1200 Hastings / Use Permit and Site Development Permit Findings
Hi Kim -
Here are the findings you requested relative to the Use Permit and Site Development Permit Procedures . Please
advise if you need additional information or have any questions .
Zonin� Ordinance Article 20 Section 9262 : Use Permit Procedures
Paragraph (E) ( 1 ) -
(a) The proposed land use is consistent with the provisions of this Title as well as the goals and policies of the --
City General Plan. The purpose and inient of the C`o�nmuniry CommeYCictl zoning district is to provide a hroud
range �fcornmercial lc�nd use opportunzties along the primccry transpof�tation corridoYS tivithin the City. It is
intended to promote a�d encourczoe community-tivicle co;�an�e3°ciczl sef•ving lafzd uses. With out� increused
i�eiiance on mobile communicaiions clevices, a wireless telecommunicutionsfacilirypy�oposing to sei-ve such_ a
vast geo�uphic arecr will provide a gf°eat heneftt to the community. In addition, the Community Comrnerciccl
(G1� Zoning District is corasistent tivith the Cosnmerciccl (C) Generc�l Plan land use designcition.
(b) The proposed land use is compatible with surrounding land uses and shall not be detrimental to the public's ---
health, safety and general welfare. The sz�r�ozencling land zeses include a �ccdio hroadcasting stcrtion, hecrvy
equipment operc�tion con.struction yclYd, equipment rc�ntal, motel and gas stcction with mini-ma�l. An unfnccnned
wireless telecommunications fcacility i,s compatible with these sur°rounding lancl z�ses. The facillty ancl �elatecl
eguiprr�ent wwill opef�ate tivzthin the gariclelines establisr�ed hy the FedeYCll Communiccctior�s Cofnrrciss•ion f�elative
to E'1!lF exposure levels c�ncl tivill not be c�etrimental to the publie 's hecilth, scefety and general tivelfcere.
�aning O�-dinance Articl� 20 Se�tion 9263 : Site I)��elo�me�t Permit Praced�res
Paragraph (E) -
1 . The proposal is consistent with the goals, objectives, and policies of the City General Plan. This p�opos•ed
facility zs loccctecl witlain tlae Con2munity Commercial zoning clistrict. A Deter•minution of 1lppro�riate t;se vvccs
issued hy the Director� �f Planning and Community Ueveloptnent on �lay Z�, 2012. lhe p�oposed lancl use,
deemed app;°opr�iclte iri the C- 1 zoning dist�°ict; is consisteni tivitlr the C'omn2ercial (C) General Plan lancl a�se
cle,s'igrtation.
2 . The location, size, and intensity of the proposed project will not create a hazardous or inconvenient vehicular
ar pedestrian traffic pattern. The propo.secl fc�cility will be an z�ninanned wireless facility and tivrl.l not c�°eate any
c�dvers�e vehicular� or peclesirian tf��c�ffic. Once const;�uc� ion is cofnplete, the site tivill be visiterl 1 -' per� n�onth by
�i tivii°ele,s•:s technicic�n to perfoYm �routine rnaintenunce services� on the equipinenl.
3 . The accessibility of off-street parking areas and the relation of parking areas with respect to traffic on
adjacent streets will not create a hazardo�as or inconvenient condition to adjacent �r surrounding uses . Tlr�
vvly�cless re .l. eco �n �nuraiccrt�inns ia�;lity w :ll he an irrz�ncrnn� d fc�ci_lity itra�l: tr'ler�efo�e, �vozrld r'�ave rar c�zpcict oY,
1
r;'cffic in tbae a,°ea, ��vn?r�d rz � r.` rec/ �! ire c�cic�irionc�l or�isiie ��a��h�n� arid tiv � �ild not lzave c�rz imz�cict orz i iae e,cisting
a�se of the par°cel as tlie Elks Locloe ar�cl fo •r RV parking. fldditionally, the facilily will noi create czny ha�ardous
or• inconvenient conditioris, or iinpact tlee fi� ture clevelopment and operation of the szcf��rozcndin� p�o�e ;�ties.
4 . Sufficient landscaped areas have been reserved for purposes of separating or screening the proposed
structure(s) from the street and adjoining building sites, and breaking up and screening large expanses of paved
areas. The proposed project does not include any provisions for ccdding additionccl landscaping. The proposed
site is locccted on a parcel that is suYf•ounding by commercial uses. An existing row of t�°ees along the Talmage
nor�thboalnd Highwc�y 101 exzt Yamp tivill help shield the vietiv of the antennc� structure from the yvest (dotivntotivn
Ukiah and southbound Highwuy 101). In addition, the antenna structuYe is proposed as u mono pine design,
tivhich vvill ,sc�^een the antenyaas fr•vrra all other� vietivpoints.
5 . The proposed development will not restrict or cut out light and air on the property, or on the property in the
neighborhood; nor will it hinder the development or use of buildings in the neighborhood, or impair the value
thereof The proposecl facility will oraly recluire czn ai°ea of 30 ' c 40 ' and will not create a p�°esence thut would
restrict light os� air on ihe propeYty, rzof° any neighboringproperties. Based on the nature of the sur�ounding
parcels �radio broacicasring siation, heavy eqa� ipment operation constrerctir��r yirrd, ettuiprrzent r•enial, motel crrad
- gczs station with mini-mart) no aspect of the proposecl project will hinde� the development or use of the _
neighhoYing buildings.
6 . The improvement of any commercial or industrial structure will not have a substantial detrimental impact on
the character or value of an adjacent residential zoning district. The p�oposed faciliry is located ja�st eu.st of
Highway 101, zn the Community Commercial zoning district. The nearest residential zoning district is
app�oximutely 2, 000 feet away ancl the p�oposed site will have no impact on the charucter or value in that
area.
7 . The proposed development will not excessively damage or destroy natural features, including trees, shrubs, -
creeks, and the natural grade of the site. The pYOposed facility will be constructed zn the parking lot on the
southeast corne� of the property. There ccYe no trees, shrzrhs or creeks within the proposed faciliry area und
therefoYe the pf-oject tivill not damage or destroy c�ny natural features.
8 . There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) and
grounds to avoid monotony and/or a box-like uninteresting external appearance. The proposed faciliry is being
presented as a faux pine tree antenna structure us a tivay to mitigate the potential visual impacts of u wiYeless
telecommunications faciliry in this area. The p�oposed land use only requires ground space of approxiincctely
30 ' x 40 ' and tivill not create c�ny "bo,�-like " characteristics.
Jay Gruendte
On Air LLC , Agent for Verizon Wireless
465 First Street West, Suite 101
Sonoma, CA 95476
( 707) 477-2782 Mobile
( 707) 933 -9633 Office
2
A�'C7��1f'T1�P1� �
Verizon lNireless • Proposed Base Station {Site No. 248610 "Talmage")
1200 Hastings Road • Ukiah, California
Statement of Hammet#& Edison, Inc., Consuiting Engineers
The firm of Hammett & Edison, Inc., Consulting Engineers, has been retained on behalf of Verizon
Wireless, a personal wireless telecommurucations carrier,to evaluate the base station(Site No. 248610
"Talmage") proposed to be located at 120Q Hastings Road in Ukiah, California, for compliance with
appropriate guidelines limiting human exposure to radio frequency("RF")electromagnetic fields.
Executive Summary '
Verizon proposes to install directional panel antennas on a tall steel pole, configured to '
resemble a pine tree, to be located at 1200 Hastings Road in Ukiah. The proposed operation '
will, together with two other base stations at the site, comply with the FCC guidelines '
limiting public exposure to RF energy.
Prevailing Exposure Standards
The U.S. Congress requires that the Federal Communications Commission ("FCC") evaluate its
actions for possible significant impact on the environment. A summary of the FCC's exposure limits
is shown in Figure l. These limits apply for continuous exposures and are intended to provide a
prudent margin of safety for all persons;regardless of age,gender,size,or health. The most restrictive '
FCC limit for exposures of unlimited duration to radio frequency energy for several personal wireless
services are as follows:
Wireless Service Fre�uency Band Occupational Limit Public Limit
Microwave (Point-to-Point) 5,000-80,000 MHz 5.00 mW/cm2 1.00 mW/cm2
BRS (Broadband Radio) 2,600 5.00 1.00
AWS (Advanced Wireless) 2,100 5.00 1.00
PCS (Personal Communication) 1,950 5.00 1.00
Cellular 870 2.90 0.58
SMR(Specialized Mobile Radio) $55 2.85 0.57
700 MHz 700 2.40 0.48 '
[most restrictive frequency range] 30-300 1.00 0.20
General Facility Requirements
Base stations typically consist of two distinct parts: the electronic transceivers (also called"radios"or
"channels") that are connected to the traditional wired telephone lines, and the passive antennas that
send the wireless signals created by the radios out to be received by individual subscriber units. The
transceivers are often located at ground level and are connected to the antennas by coaxial cables. A
small antenna for reception of GPS signals is also required, mounted with a clear view of the sky. ,
Because of the short wavelength of the frequencies assigned by the FCC for wireless services, the !
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� Verizon Wireless• Proposed Base Stafiion (Site No. 248610 "Talmage")
1200 Hastings Road • Ukiah, California
y antennas require line-of-sight paths for their signals to propagate well and so are installed at some
� height above ground. The antennas are designed to concenti-ate their energy toward the horizon, with
very little energy wasted toward the sky or the ground. Along with the low power of such facilities,
this means that it is generally not possible for exposure conditions ta approach the maximum
permissible exposure limits without being physically very near the antennas.
Computer Modeling Method
The FCC provides direction for determining compliance in its Office of Engineering and Technology
Bulletin No. 65, "Evaluating Compliance with FCC-Specified Guidelines for Human Exposure to
Radio Frequency Radiation," dated August 1997. Figure 2 attached describes the calculation
methodologies, reflecting the facts that a directional antenna's radiation pattern is not fully formed at
locations very close by (the "near-�eld" effect) and that at greater distances the power level from an '
energy source decreases with the square of the distance from it (the "inverse square law"). The
conservative nature of this method for evaluating exposure conditions has been verified by numerous
field tests.
Site and Facility Description
Based upon information provided by Verizon, including aoning drawings by HMII Design Group,
dated April 25, 2012, it is proposed to install nine Amphenol directional panel antennas — six Model
HTXC6316M000 and three Model HTXCW631619M100—on a new 75-foot steel pole, configured to
resemble a pine tree, to be installed in the southeast corner of the parking lot located at 1200 Hastings
Road in Ukiah. The antennas would be mounted with no downtilt at an effective height of about
72 feet above ground and would be oriented in identical groups of three toward 95°T, 215°T, a.nd
320°T. The maximum effective radiated power in any direction would be 4,120 watts, representing
simultaneous operation at 960 watts for PCS, 2,560 watts for cellular, and 600 watts for 700 MHz
service.
There are reported no other wireless telecommunications base stations at the site or nearby; however,
there would be space at lower he'ights on the pole for two additional carriers to install similar antennas.
For the limited purposes of this study, it is assumed these carriers would install facilities identical to
those proposed by Verizon,with antennas at 62 and 52 feet above ground. '
Study Results
Far a person anywhere at ground, the maximum RF exposure level due to the proposed Verizon '
operation by itself is calculated to be 0.0018 mW/cm2, which is 0.31% of the applicable public '
exposure limit. The maximum calculated cumulative level at ground, for the simultaneous operation
of all three carriers, is 1.2% of the public exposure limit. The maximum calculated cumulative level at '
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Page 2 of 4
� Verizon Wireless � Proposed Base Station (Site No. 24861Q "Talmage")
1200 Hastings Road • Ukiah, California
any nearby building is 1.7% of the public lirnit. The maximum calculated cumulative level at the
second-flaor elevat'ron of any nearby residence* is 0.76% of the public exposure limit. It should be
noted that these results include several "worst-case" assumptions and therefore are expected to
overstate actual power density levels.
These results are based upon a hypothetical build-out of base stations for the three wireless
telecommunications carriers at the proposed site in order to demonstrate that utilization of the facility
can be made in conformance with FCC guidelines for exposure to radio frequency radiation. A
complete calculation study of all facilities, once they have been deternuned, or a complete
measurement study, once they have been constructed, should be performed in order to assess actual
compliance with FCC public and occupational exposure guidelines
No Recommended Mitigation Measures '
Due to their mounting locations, the Verizon antennas would not be accessible to the general public, '
and so no mitigation measures are neeessary to comply with the FCC public exposure guidelines. It is '
presumed that Verizon will, as an FCC licensee, take adequate steps to ensure that its employees or
contractors comply with FCC occupational exposure guidelines whenever work is required near the
antennas themselves.
Conclusion
Based on the information and analysis above, it is the undersigned's professional opinion that '
operation of the base station proposed by Verizon Wireless at 1200 Hastings Road in Ukiah,
California, will comply with the prevailing standards for limiting public exposure to radio frequency '
energy and, therefore, will not far this reason cause a significant impact on the environment. The
highest calculated level in publicly accessible areas is much less than the prevailing standards allow
for exposures of unlimited duration. This finding is consistent with measurements of actual exposur�
conditions taken at other operating base stations.
* Located at least 800 feet away,based on photographs from Google Maps. '
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Page 3 of 4
�
� - Verizon Wir�less • Proposed Base Station (Site No. 248610 "Talmage")
� 1200 Hastings Road • Ukiah, Galifornia
Authorship
The undersigned author of this statement is a quali�ed Professional Engineer, holding California
Registration Nos. E-13026 and M-206'76, which expire an June 30, 2013. This work has been carried
out under his directian, and all statements are true and correct of his own knawledge except, where
noted,when data has been supplied by others,which data he believes to be correct.
��C,���.�/�
�� ,��:{������; �
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� �°��� William F.H � tt,P.E.
� �'��•3� � 707I996-5200 '
May 17, 2012 '� � �,'+� �'
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F k�` , ° H�1IVIMETT&EQISON,:INC.
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Page 4 of 4 '
, ,
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�
FCC Radio Frequency Protection Guide
x ,
; The U.S. Congress required (1996 Telecom Act) the Federal Communications Commission ("FCC")
r to adopt a nationwide human exposure standard to ensure that its licensees do not,cumulatively,have
# a significant impact on the environment. The FCC adopted the limits from Report No. 86,`Biological
Effects and Exposure Criteria for Radiofrequency Electromagnetic Fields,"published in 19$6 by the
Congressionally chartered National Council on Radiation Protection and Measurements ("NCRP").
Separate limits apply for occupational and public exposure conditions, with the latter limits generally
�ve times more restrictive. The more recent standard, developed by the Institute of Electrical and
Electronics Engineers and approved as American National Standard ANSUIEEE C95.1-2006, "Safety
Levels with Respect to Human Exposure to Radio Frequency Electromagnetic Fields, 3 kHz to
300 GHz," includes similar limits. These limits apply for continuous exposures from all sources and
are intended to provide a prudent margin of safety for all persons, regardless of age, gender, size, or
health.
As shown in the table and chart below, separate limits apply for occupational and public exposure
conditions,with the latter lirnits(in italics and/or dashed)up to five times more restrictive:
Frequencv Electroma�netic Fields(f is fre uencv of emission in MHz)
Applicable Electric Magnetic Equivalent Far-Field
Range Field Strength Field Strength Power Density
(MHz) (Vlm) ��m) (mW/cm2)
0.3— 1.34 614 614 1.63 1.63 100 100
1.34— 3.0 614 823.8/f 1.63 2.19/f 100 180/f
3.0— 30 1842/f 823.8/f 4.89/f 2.19/f 900/f 180/f
30— 300 61.4 27.5 0.163 0.0729 1.0 0.2
300— 1,500 3.54�f 1.S9�f 'ff/106 1�f/238 f/300 f/IS00
1,500— 100,000 137 61.4 0.364 0.163 5.0 1.0
1000 Occupational Exposure
,� 100 � PCS '
o � � l� `� FM Cell ���..�
a" q � 1 �� ����,
♦
0.1 ,,/� �'� �
Public Exposure
,
0.1 1 10 100 103 104 105
Frequency(MHz)
Higher levels are allowed for short periods of time, such that total exposure levels averaged over six or
thirty minutes, for occupational or public settings, respectively, do not exceed the limits, and higher
levels alsa are allowed for exposures to small areas, such that the spatially averaged levels do not
exceed the limits. However,neither of these allowances is incorporated in the conservative calculation
formulas in the FCC Of�ce of Engineering and Technology Bulletin No. 65 (August 1997) for
projecting field levels. Hammett & Edison has built those formulas into a proprietary program that
calculates, at each location on an arbitrary rectangular grid,the total expected power density frorn any
number of individual radio sources. The program allows for the description of buildings and uneven '
terrain, if required to obtain more accurate proj ections. '
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RFR.CALCT"' Caiculation Methodology
,
Assessment by Calculation of Compliance with FCC Exposure Guidelines
The U.S. Congress required(1996 Telecom Act)the Federal Communications Commission ("FCC") to
adopt a nationwide human exposure standard to ensure that its licensees do not, cumulatively, have a
significant impact on the environment. The maximum permissible exposure limits adopted by the FCC
(see Figure 1)apply for continuous exposures from all sources and are intended to provide a prudent
margin of safety for all persons,regardless of age,gender,size,or health. Higher levels are allowed far
short periods of time, such that total exposure levels averaged over six or thirty minutes, far
occupational or public settings,respectively,do not exceed the limits.
Near Field.
Prediction methods have been developed for the near field zone of panel (directional) and whip
(omnidirectional) antennas, typical at wireless telecommunications base statians, as well as dish
(aperture)antennas,typically used for rnicrowave links. The antenna patterns are not fully formed in '
the near field at these antennas, and the FCC Office of Engineeri.ng and Technology Bulletin No. 65 !
(August 1997)gives suitable formulas for calculating power density within such zones.
For a panel or whip antenna,power density S = 180 x 0.1 x Pnet mW 2
8$W a�xD xh' � �� '
O.1x16xrjxP1et
and for an aperture antenna,maximum power density Smax — �x h2 , �m�/cm2, '
where 8BW = half-power beamwidth of the antenna,in degrees,and
pnet = net power iuput to the antenna,in watts, '
D .= distance fram antenna,in meters,
h = aperture height of the antenna,in meters,and '
r� = aperture efficiency(unitless,typically 0.5-0.8). '
The factor of 0.1 in the numerators converts to the desired units of power density. '
Far Field. '
OET 65 gives this farmula far calculating power density in the far field of an individual RF source:
2.56x1.64x100xRFF2xERP '
power density S = in mW��2
4x�txD2 ' '
where ERP = total ERP (all polarizations), in kilowatts, '
RFF = relative field factor at the direction to the actual point of calculation,and
D = distance from the center of radiation to the point of calculation,in meters.
The factor of 2.56 accounts for the increase in power density due to ground reflection, assuming a
reflection coefficient of 1.6 (1.6 x 1.6 = 2.56). The factor of 1.64 is the gain of a half-wave dipole
relative to an isotropic radiator. The factor of 100 in the numerator converts to the desired units of
pawer density. This formula has been built into a proprietary program that calculates, at each location '
on an arbitrary rectangular grid, the total expected power density from any number of individual
radiation sources. The program also allows for the description of uneven terrain in the vicinity, to '
obtain more accurate projections. '
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h covsuz��vc stvcr.vsERS Methodology
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OWNER: UKIAH ELI<S BUIl01NG.CORPOR�r1TI0N � � p��.� . � � ----_...... . ��-.��\�ROU����ROETES � " � � . � ..
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ADDRESS: P O�.BOX 39 � � t'y q �. ��... . . . �
. ... :� KIAH A 954$ � a , t,J(`��H� �,_ �.� � l � � .__ _ _ \`.\\� . �.:o J�-�j .
SITE: YALMAGE�:� .�.. � .. , r e r, f. . , .. .:,,.,.-,;.__.�-----"" . .. � __ \\�l . ... �• ��w�p �
� . ..1200 HASTINGS ROAD '� tYir�::: � �.� �:��.�..-----" J�� � l�f... � cn t--w� ...
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� ASSESSOR S PARCEL NUMBER:APN: 180-O�Q-033 '- ,.�� .. 4 � ?9D€�.�44'�� ..t �
-� . �EXISIING GRbUND EIEVATIONi ��GROUND ELEV=5865 AMSC � p� ?:z 4�- �� �}✓; }s�".�,` . . � . � .. � � �I � � .���) (�(� . . . ��
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TITLE REPORT' `' ' ,' ' ,,�� > `�� ^
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..�iiTlE REPORT WAS PROVIDEO BY PIDELITY NATIOMAL TIiLE . . � � . ... ..... .. ... . .. ... { .. � . ... .. . . . ... �� � . ....��-� �
:COMPANY,iITIE N0.11-2351 02484,DATED: JUNE 24, 2017: " �� . �� � . , ���1 1 ��. � : .
LES50R'S LEGAL DESCRIPTION I A�N;��O�`O�O°°O�Q �!i� �
�1i�� ��ih ��Ayp�� p,y{1� � � � � it
THE IAND IS�SITUATE�IN TtiE GOUNTY OF MENDOCINO. � ✓ � � � ( �+"t�.7������IN�P�� kV.t(4U�'"IVtJ-y�� .1 1� j . . . ��
� :"STATE DF GAIIFORNIA.�AND DESCRIBEO IN TITLE REPORT S ryppn:� VI(.',�NITY MI�P � . � � � � � �� �� { ��I� :�,1/� � � �� �� � ��
. . PROViOED�BY FIDEIITY NATIONAL TITLE COMPANY.TITLE N0. '��� .�, NTg � � �. ... ...� .� �P�j.�.�O-m��Q—��� ... .�°.. /�/1�-^ .!t . . . . . . -
� it-235102484.DATED: JUNE 24,�:2011. .. � � �-,"`"".. .��..: . . •••1 '; .
��NO EASEMENTS DESCRIBEO ON SAID DOCUMENT CONFUCT / tV44;;J��.���V�(�r�tJ(�I�I� (R'�I� 4.:✓�IC�i I� Jj//I/.��j� . � . . :� � ��t.� I` � � �
. . ���.WITH THE PROPOSED PROJECT AREA � ���. . . ... . . . � � . `I J+�4,y 1 � �,;� . . . . .
SURVEY DATE �i ; ��i i "���r� � �Q�n
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4N � E ..... �t . . ..... % %� /� VEPoZON WIRELESS �
���� -� ���� � ��� �����BEARINGS SHOVIEOHEREON ARE��8ASE0 UPON U.S.�STATE PLANE� ����� - �j �l� i � �1 '� � UALtTY�ROUTE ���� � Q��J � � ����� �� �����
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BENCHMARK sicN=so.o'ac� � '
j 11NG j EX�STMG �i, ��� I 't � /I � UZ
� ��ELEVAiION ESTABLISHED FROM GPS DERIVED Oft7HOMETRiC � � � � ./!,/////////����������//f/l///////////////////////�///� �' � VA Li j� BU�LOING � / . � ��. �� o�¢ �
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� � HEIGHTS,APPI.YING�GEOID�99 SEPARATIONS,CONSIRAiNING TO .. SUIlDING � � / i � � �
� ��NGS CONTROI STAT10N'LUTZ'ELEVATION=450.d{NAVD88) � . . . � .� . . : .. . .... . % . �f/////l///r//// .. .�'��1. ' � . ...� � � .
GRAPHIC SCALE r ��iii�i��iiii/ifiriU/izi!!!i!zti�iiii/ ; � ' � W
SURYEYOR'S NOTES � � ' % i��� � —1 Q °a
�o o rs .w w �sa � o %//////�/J1/////////////�/' E UNE �. j � � 1 � �' i
� � � ALL�EASEMENTS CONTAMED IN SAID�T1iLE REPORT�AfFECTING � r � � �� j///�����/ �� � �`�� ��� �
. ..THEIMMEDiATE AREA SURROUNDING THE LEASE HAVE BEEN � . � " . _ ��_—_�—J������ 75.0' . . . ..... ... .�.�.� .��I��,I :� .` � � . � . � . �
. �� PLOTiED.��St1RVEY0R�HAS NOT PERFORMED A SEARCH OF PUBIJC (INFEETJ � -���� EXISTING � ..., � � � .: .. . .
� � .RECORDS'TO DETERMINE ANY DEFECT IN TIiLE ISSUED. . 1 ince��=.30 �it 2a"vruemces � __ ��� . 7RANSFORMER ��� .� ���}�{� �`������ ��������!�L�.,� ��� �il ' � �yoR * b� �. � . �
� THE 80UNDARY SHOWN HEREON IS PLOTTED fROM RECOR� � .a t'y � �s0'ro 70'aGt � ..�._— . . . �\ . . . . 'i � : 1 . � �� �tiy . .
�INFORMA770N AND DOES NOT-0ONSTiTUTE A BOUNDARY SURVEY �VERL"�d.1L �1J�d E PLAN //////!////////,/ \\ � ' t y�P� \ o � � ��
�OF THE PROPERTY. � � � � ( �� a � �
% % �� APN:�80-0'70�-032 � � � r � �
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t1TILITY NOTES � � � � � ;"' x �
� ..� GRAVEL �� � / / I PAVED I��I 1 �� `�y��w�.�
SURVEYOR DOES NOT GUARANTEE iHAT ALL UTILITIES ARE SHOP�IN �� � SURFACE � {i,�'F J����q � �,r i �^y �-° % � � ...�- � ���� �.SURFACE �.I��� .' ��1� .•'J�� � gtP ...
DR THEIR LOCAilONS.�IT IS THE RESPONSIBILITY OP THE . AJYt.fiX"1.E i �.�P\..� L.SJ��L». � �. . j � . -'� .. . �
. . .. ...CONIRACTOR�AND�9EVElOPER�TO��WNTAGT�U.S.A:�AND ANY��. . . .. ... .. / ��� .... .. .. j .. .. � j �" . "���� 'p . ... . . .. � � �'�'.� ..`. �1 '. � . . .. .. . . ....
�OT}iER INVOLVED�AGENCIES TO LOCATE AI.L UTIIIiIES PRIOR T0� �� � / RV . � j �� � - . ��� � � � � � i � . ��
� � � ..�CONSTF2UCitON.REMOVAI,RELOCATiON AND/-0R REPIACEMENT IS �� � � � PARKWG; � �-� � � � "�..� �a I 1 � � . . �
� � 7HE RESPONSIBI�ITY OF-THE CONTRACTOR. � ... 2a"PiNE rnEeS . ��jJ ti j . j . � � . . . � ... . . ��i � . � �
. . . .LEGEND .. . .... . . 6o'io 70'aG� � p �(I��EXISiiNCIJ�(�\ . j...� BUILDING f 1'� , VERtZON�WIRELE�SS NON-EXCLUSIVf I II� ' �1 G� ..
. . .�pA.B. POINT OF BEGINNING: . . .� wv . .� � ... . . . . .. .. . .. dJ/ .BUILDING ��(1,� / .. . . . , -i:' . . . '.ACCESS ROUTE. .. .. .I:��� . ...�. . . p�...... . .. .
TFC TOP FACE CURB � WA"fER CONTF20L�VAL4E °� � �I .. f��/l�� % � % �I .. 1 ��� I .. ti'�.� ...
/��� ����� / � 1 � � EXISTINC 56�tM170E NON-EXCLUS7VE � - ' I
..... . .... . . ...R�W ..RIGHT�OF WAY � � � �i'IRE NYDRANT .... . . . . .. .. .... . .. .. I . )I�' �\ /.� . / _ . ' ' ...., � . .. .. ...
AP ASPHALT 4 cuY�COUOUC70R.. 'j/f(N . j . . j . . i ACCESS�EASEMENT RECORDEO IN � � �
� �D/W �ACCESS bRIVEWpY . (ej .FOUND AS NOTEO � �
� TOP .TOP OF SLOPE . .. � ° % % 5�I �� � BOOK 896 AT PAGE 7l5, � � �o� ' �� . � . m ..
- �- � ��Sw -�'SIDEWALK ��� � ��-�0.�. PoWER�POLE. . . �.. . � .,. ... .... ... � .. l IVIENDOCMO COUNTY RECORbS. � �� I � � � �
PAR PARpPET � ..� {T. IIGNT POLE � .. �24"PINE 1REE5 ��� .��1 %�. � . `.�... ��m� ' Q' ...
PENT PENTr10USE ... b0'TO 70'AGL . � ^ . ... ... f .. ...... . . ..... , � . . v � . .
� ELECTRICAL IRANSFORMER 7 .. p ��///f���//////�////. - . ' � � .I.'�'I .{' .P°°°� ..� .
�Q 1.0T NUMBER � AIR CONDITIONING.UNIT � �� �PV n.F / � j. �� �� Zy' i ��i FH ' "� � '�. �'L'
.• �TEIEPHONE PEDESTAL � . �:SHED a� o . . C�, . .. � %.. � , �� �\..[V�-f J�. .�� �� � . a O� "� 'Q' O . �
{� BENCHMARK � iEi.EPHONE VAUIT . �gP � . L� y % �� � ��
OR POSIiION OF�� OT TELEPHONE MARHOLE � .,�OP . � 8 . �� .. f.. % � I ��.��f ��_,:.� . � �., � 1 "� � �� �CJ Q .
. ' GEDOE7IC CO�RDINATES� .. . . . .. � � . . �
� .� . @)� GAS VALVE . . � � %/!///////l/////I//� ..' � � .. .'�� I >-p, Q�..� . . .
�5PO7 E�EVnIION ° GAS 6�EIER . . , py� RV�: ���\ SSMH ��' � �-- . EXISTING SEWER lINE � � ..i `A' � ,�W � .
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� DISH ANTENNA o—c— CHAW I1NK FENCE 2 PME 5 � � �� 8�.� � � SURFACE //� �T I � � �Si U �M � ��
MICROWAVE AN7ENNA —� H`bQD OR IRON FENCE 070]0'A n 1 '-"—
A � � � GONDUCTOR�R �GRAVEL
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� BARBED / � RV� SURFACE . �����SgST �-g EDGE Of ��'��� �¢� '�� �' �' �C� � F F'���
TEIECOMMUNICATIONS MONOPOI.E ��' � � � � � � � RAlIROAD TRACKS �u �'� , �'"" '°"" ��� � � y� � � ��,�..q ��
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. COVERED� � .f �� SWpLE I I I � iBUIIDING� I ��� � �I r (n� Q W:� .�
p��N�� ; ; PROP�SED LEASE AREA � ! � z � � �,
� � aRen i ,��'-�wi�; ; i :�� i, � p � a t�..
\TI (�I ¶�1 , „ ,\� , ,, ,GEODETIC COORDINATES � _ �, � z Q
� �� �f L��V�hJ �.Il ���E ��.. .. ..... � PAVEO .i 1 I� i j PROPOSED 30'BY 40�LEASE AREA 7 �'� ' �I �'^ .�— � J�� �U
. � SURFACE � . � �.. 1 I I , i j (NAD 83j 39'08'03.77" { � ' �� vd �� --� .Q Q :_
A '�,1 � � j � 123'77'34.48"' I �o� I � i � �— =o Q
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�� � / PAVED / / �CENTER LfASE AREA I I � .i (V� � . ...
� F � RFAC ow � � j j � � n r� '� � d "°
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. . . . . �`w� �i ' EDGE OF PA MEN7 � • . !///////� .. � a� � �� v � � .. .. . . .
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t _��� .�_ __ •• PROPERTYLINE � 6� f1 rye-� � VU�(-� t,�a����g�\�t,r��l.;?€V EX15T�THPOELCOPOLE "' I . � � .W .
. . L AP�r�.U��V i \J���0 L,...XGCIVG��IO�±� f.,'�''C�UI�}CTIf,CI� � 70'DOWN LINE��I' ��' �S
� l �
NOTE: IF DRAWING IS 11"x 17'
HMH
DRAWING IS 1/2 SCALE DESIGN GROUP
5164 FRY ROAD
� VACAVILLE, CA. 95687
PHONE: 707-445-8011
O FAX: 707-448-8190
� I VeYI 011wireless
2785 MITCHELL DRIVE
WALNUT CREEK, CA. 94598
OFFICE: (925) 279-6000
PSL N0. 248610
TALMAGE
1200 HASTINGS ROAD
UKIAH, CA 95482
MENDOCINO COUNTY
VERIZON WIRELESS
1200 HASTINGS ROAD PSL# 248610 EQUIP. ENGINEER:
U KIAH , CA 95482 SIGNATURE DATE
VERIZON WIRELESS
REAL ESTATE:
LOCATION MAP VICINITY MAP CODE COMPLIANCE PROJECT TEAM SIGNATURE DATE
iq4i�,, Retlwr3otl : C O L li S Q ALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED IN VERIZON WIRELESS
pCorrlptche � Valley COMPLIANCE WITH THE CURRENT EDITIONS OF THE FOLLOWING CODES AS DESIGNER: HMH DESIGN GROUP
ht E N D�r I N O� �' ' i - VACAVILLE, CAA 95687 CONSTRUCTION:
� 3ab:,ocic.LR ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESE
C�V+eC F��n�9g� PLANS IS TO BE CONSTRUCTED NOT CONFORMING TO THESE CODES.
'.���'y � . PHONE: (707) 448-8011
:L � "- a �Q22 - . 1. CALIFORNIA ADMINISTRATIVE CODE (INCLUDING TITLES 24 & 25)
Ulaah4� "' �,,-^'`� A FC E �ay�p��BRd- 2. CALIFORNIA BUILDING CODE (CBC) 2010 FAX: (707) 448-8190
� SITE `�Nlre ^— > — 3. CALIFORNIA MECHANICAL CODE (CMC) 2010 SIGNATURE DATE
��� � :_ �� 4. CALIFORNIA PLUMBING CODE (CPC) 2010 LANDLORD: UKIAH ELKS BUILDING CORPORATION VERIZON WIRELESS
"?B ��� 4aks� .'� �i yl , 10t'uk'� �' 6. CALIFORNIA FIREE CODE (CFC)C20102010 UKIAH,BC�A 95482 RF ENGINEER:
Boornnlle � • `��� �S � „� � 7. COUNlY ORDINANCES
Hopland �""�;. e elseyvlue �° : � SITE `$i ACCESSIBILITY REQUIREMENTS:
! CleaAake '� , FACILIIY IS UNMANNED AND NOT FOR HUMAN HABITATION. HANDICAPPED
.
� �175.. ° -��.� �� APPLICANT: V@rIZQWIfB�BSS
P¢intR�ena C A L I F ❑ R I Pi�.; � ACCESS REQUIREMENTS ARE NOT REQUIRED IN ACCORDANCE WITH THE SIGNATURE DATE
�a � — �LOVrEfLdkB .•••��••�••••�•••• ' 2785 MITCHELL DRIVE
�j ;..,. ° :_ � 2007 CALIFORNIA BUILDING CODE. WALNUT CREEK, CA. 94598
---:.:..
� PROPERTY OWNER:
... ..................... :�-.._.......
:�� ' �°�n : �. PROJECT DESCRIPTION
-. e � �. � AGENT: ON AIR, LLC
........------
- �.29 :"� -. 465 FlRST ST. WEST, SUITE 101
,,,,,,,,,,,,, Cfwerdale . .
GualaEa" - ��. soNOMn, cn.
'�' G�se^""e�`,.... DRIVING DIRECTIONS �• INSTALL 80'-0' MONOPINE. SIGNATURE DATE
2. INSTALL 11-5°X1G' PRE-FABRICATED E�UIPMENT SHELTER ON NEW FOUNDATION CONTACT: JAY GRUENDLE
SHELTER IS STATE OF CALIFORNIA APPROVED AND INSPECTED (NOT FOR LOCAL MOBILE: (707) 477-2782
'�?8 '-. INSPECTION). OFFICE: (707) 933-9633 DRAWN BY CHECKED BY
Healdsbu Caiistpgaa qn9,mn ,3�rr Depart 2785 Mitchell Dr, Walnut Creek, CA 94598 0.3 mi 3. INSTALL 48KW GENERATOR WITH A UL142 LISTED 210 GALLON DIESEL TANK ON NEW NDH
Wmdsor � Turn LEFT (North-West) onto Oak Grove Rd 2.0 mi FOUNDATION. ON AIR, LLC - CONSTRUCTION
'! S O N O M Turn LEFT (South-West� onto Monument BIvd1.2 mi 4. ATTACH ANTENNAS TO MONOPINE.
Si.Nelena Toke Ramp (RIGHT) onto I-680 8.8 mi I-680/Sacromento/Mortinez NO. DATE ISSUE
Guerneville ForesNi '. N A P A 5. ROUTE AND CONNECT POWER AND TELCO TO EQUIPMENT.
Gra[vn �Zi Toke Romp (LEFT) onto I-780 6.4 mi I-780/Benicio/Vollejo SIGNATURE DATE A 12/28/11 FOR REVIEW
6. ROUTE AND CONNECT COAXIAL CABLE TO ANTENNAS.
pccidental � SantaRosa�� Yountvll Turn RIGHT onto Ramp 0.3 mi I-80/Sacramento 0 1/07/12 PER REDLINES
Sebastopol ° Toke Ramp (LEFT) onto I-80 2.8 mi I-SO/Socramento ON AIR, LLC - LEASING 1 2/01/12 VZW REDLINES
'�' P � Y� P SHEET INDEX � �
�adegagayo ohnertPark '•._ Turn RIGHT onto Ram 0.1 mi CA-37 Columbus Pkw No o 2 4 25 12 PH. REDLINES
_ '•• Cota EIVe�ano .,�A Toke Ramp (LEFT) onto SR-37 21.3 mi CA-37/Nopo 3 10/15/12 SCALED 11x17
° Take Ramp (RIGHT) onto US-101 87.4 mi US-101/Santa Rosa/Eureka SIGNATURE DATE
�Sorwma SHEET TITLE
Alumd •; Keep RIGHT onto Ramp 0.3 mi Talmage T-1 TITLE SHEET
'�.pet3p, ��ts Arr�riean Turn LEFT (West) onto SR-222 [Talmage Rd]10 yds ON AIR, LLC - ZONING
.,,.,,; „ �3� Turn LEFT (South) onto Local road(s) 98 yds Ci�i SITE SURVEY
�a��� TITLE PAGE
' Arrive 1200 Hastings Road, uk�an, CA 95482 A-1 OVERALL SITE PLAN
� "���`�� SIGNATURE DATE
Novato �,
M R_R i ra �� �'''t$j�. A-2 ACCESS AND UTILITY ROUTE
H.�u,,s BUILDING / SITE DATA LEGEND A-3 EQUIPMENT LAYOUT LATITUDE / LONGITUDE SHEET NUMBER
Fairfax ��o A-4 ELEVATION VIEWS
OceanLake ' - A.P.N.: 180-070-33 A
Pepcan[_ake Kenifield mO o � PSL NUMBER: 248610 /1'5 ELEVATION VIEWS LATITUDE: 39' 08' 04.09"N T_ 1
��� E���� '��� OCCUPANCY TYPE: U A'6 ALTERNATIVE VIEWS NAD z7: LONGITUDE: 123' 11' 30.46"W � �
Made�a o
Sausali $oT*or f CONSTRUCTION TYPE: V-B
NAD 83:
P 8 e F f F C � C C 8 11 LATITUDE: 39' 08' 03.71 N HMH JOB # 011134
FaraDonulaxds LONGITUDE: 123' 11' 34.48"W
$8�1 FCSi1C�'S7S0 ' San Le�
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PROPERTY INFORMATION TALIVIAGE ROAD __ PROPOSEO s FT wioE J
� vERizoN wiRE�ESS �
OWNER� UKIAH ELKS BUILDING CORPORATION � � � �\ � � UTILITY ROUTE � �
ADDRESS: P 0 BOX 32 � UKIAH - - � o z a
UKIAH CA 95482 j � - - - - �\� � � � � w
SITE�. TALMAGE p. �t� � -� � ��� �� � ��.,��
1200 HASTINGS ROAD m � � "alma�efh� � _ - � EXISTING POWER POLE \ � � �'�
�
UKIAH. CA 95482 � � �� m� — WITH rELCO(POC) �� � � ��Q�
� ialmage Rd � - - I I � � w �?
ASSESSOR'S PARCEL NUMBER:APN_ 180-070-033 � � � Q�
�� � � � �
EXISTING GROUND ELEVATION: GROUND ELEV=586.5 AMSL ��p�? � � I � I ��r CI�
@ CENTER LEASE AREA �� m '4 / ��N
TITLE REPORT ' i I I � �� � � ���°
TITLE REPORT WAS PROVIDED BY FIDELITY NATIONAL TITLE � �� / �
COMPANY, TITLE NO. 11-23 51 0 2 484, DATED: JUNE 24, 2011. 1 � / / a^ ^
LESSOR'S LEGAL DESCRIPTION I AP N:1�O—O�O—O 1� i i� �
i \�\����� ���
� � i �� \,
i �� , �\ ��o �
THE LAND IS SITUATED IN THE COUNTY OF MENDOCINO, � � y � �� � �
STATE OF CALIFORNIA- AND DESCRIBED IN TITLE REPORT S NOHfH VICININ MAP � 1 7!-l� I�/1 1 I�/1 � II I � �� � \ \\�S� \��,�
PROVIDED BY FlDELITY NATIONAL TITLE COMPANY, TITLE N0. �� N.TS. � , � AP N.1 l/O—O 1 O—O 1 fi P� � I / ~� ��\\.,'`
11-235102484, DATED: JUNE 24, 2011. aR9 �' � � � � ..���
NO EASEMENTS DESCRIBED ON SAID DOCUMENT CONFLICT %�������%� I �� � �
WITH THE PROPOSED PROJECT AREA. � � / / � �
�
WN
SURVEY DATE i � � � � y �i � � ��'�
�z/i s/i� /iiriirii/�iiiriii� (�P w� � ,� �o�
� � � — —— � �rRnNS � � � Q�Q
BASIS OF BEARING W � E � �� i � � PROPOSEO s Fr wioE � Q,,Y_,�
BEARINGS SHOWED HEREON ARE BASED UPON US. STATE PLANE � j j � VEPoZON WIRELESS � W�
/ / ///////////////////////// I I UTILITY ROUTE O J
NAD83 COORDINATE SYSTEM STATEPLANECOORDINATEZONE2, � � j � � I � U=
DETERMWED BY GPS OBSERVATIONS. / / I �
EXISTING � % � �
BENCHMARK sicN=so.o'ac� % �
, TING ; EXIS7ING � � � I , � ��
, � ��
������������������������������������������������������ � , �z
/ VA LT j BUILDING j I . � OQ
ELEVATION ESTABLISHED FROM GPS DERIVED ORTHOMETRIC S EXISTING % j j ���� � I � �Q
HEIGHTS, APPLYING GEOID 99 SEPARATIONS, CONSTRAINING TO BUILOING
NGS CONTROL STATION 'LUTZ' ELEVATION=450.0' (NAVDBS) � � I I
GRAPHIC SCALE r _ � � ����� ���� �� � � �
—�� � � ���I� �. �Q ��
�wE � � �
///�///////////////////////////////�/////////////////////////// I
SURVEYOR'S NOTES � , , i � �
ALL EASEMENTS CONTAWED W SAID TITLE REPORT AFFECTING .5�9''���,,7y) �- �� � 15.0' ��-,'p_�y %////////� ���I� ' �I
THE IMMEDIATE AREA SURROUNDING THE LEASE HAVE BEEN 6o zo
PLOTTED. SURVEYOR HAS NOT PERFORMED A SEARCH OF PUBLIC ( IN FEET) �f-��� EXISTING \\\ " m�I I
RECORDS TO DETERMWE ANY DEFECT IN TITLE ISSUED. i inch= 3o ft. za"P�Ne rrzeES TRANSPoRMER r ypR * b
I
THE BOUNDARY SHOWN HEREON IS PLOTTED FROM RECORD so'ro�o'Ac� --- ��� I I�I I� � 1 �`� � ti�,
IoNFOREAPIROPERD DOES NOT CONSTITUTE A BOUNDARY SURVEY OVERALL SITE PLAN �// / / / / � \ I I� I y�rP+����0,.'"' o
, � � � APN:180—�'70-032 , '� � ', � � �g- �
UTILITY NOTES � , � � �1 I I���i i °�j��=w �°
SURVEYOR DOES NOT GUARANTEE THAT ALL UTILITIES ARE SHOWN GRAVEL � � � � � PAVED �ml I � �.� �P�
OR THEIR LOCATIONS. IT IS THE RESPONSIBILITY OF THE c� SURFACE j j I SURFACE � �y � > *
I
CONTRACTOR AND DEVELOPER TO CONTACT US.A. AND ANY l j j I I o � �
OTHER INVOLVED AGENCIES TO LOCATE ALL UTILITIES PRIOR TO / RV j j � ��I��� I
CONSTRUCTION. REMOVAL, RELOCATION AND�OR REPLACEMENT IS PARKING o j j � � lo � I
24"PINE TREES I
THE RESPONSIBILITY OF THE CONTRACTOR. 60'TO�0'AGL � �I���ll��\� j EXISTING % II � � � ' I
� ° ���ExisliNC �l� i auiioiNC i � I – PROPOSEO iz Fr wioE I � � I �
LEC.�END i i i vERizoN wir<E�ESS Norv–ExcwsiuE I� �
�j eui�oiNC ��� � i i � nccESS Rou� i � �
P-o.e- aoiNr oF eeciNNiNC � � i i I �^I , I
1FC roP Fnce cuRe pd wnreR coNrRO�vn�ve ^ � � /��� j � � � � I" . �
R�W RIGHT OF WAY � FIRE HYDRANT l� ���1 � � � � EXISTING 50� WIDE NON—EXCLUSIVE � I �j
AP ASPHALT GUY CONDUCTOR �������1 � j j I I ACCESS EASEMENT RECORDED IN � � I 1�—
D�W ACCE55 DRIVEWAY o / / 5' I I � ✓� �
TOP TOP OF SLOPE � FOUND AS NOTED / / 'I BOOK 896 AT PAGE 715, I �oI
SW SIDEWALK `-0.., POWER POLE 24"PwE mEES j / I � MENDOCINO COUNTY RECORDS, ��� � � � \ �
PENT PENTHOUSE � LIGHT POLE � � � j I I I I� I � V
60'TO]0'AGL �// I I I I �
m ELECTRICAL TRANSFORMER � � /////////////// / � I I I
� LOT NUMBER � AIR CONDITIONING UNIT .�P�'� n� / j I 11 � I�FH II^� � � a'� W �
re�eanoNe Peoesrn� s�EO V- ° � i I �� � I �
$ eENCHMnRK � re�eanoNe vnu�r gPN �o� � � i I I
oR PosirioN oF �r re�ePnoNe MnNHO� �pP �• � �� � � I � � ��H�� �� � � �' U o
GEODETIC COORDINATES � GAS VALVE � j I
o'�" cns MereR � ������������� �� ie.o' � ExisnNC sEwER uNE � d � � U� �1 'y� �
�sPOT E�EVnnoN � �p.� Rv � 55Mri � � "� W[� �
� DISH ANTENNA ���� �HONERTNKLFENCE 2 'PINE 5 g�pG� PARKING \� SURFA�CE //�__ �T----------------- --------SDMH � �I � � �; (� N M
P � � w00D OR IRON FENCE o'io]0'aG �'. � �
MICROWAVE ANTENNA � GRAVEL / � —————— �yQ y �p
� CONDUCTOR OR // // 8 ' � �----------- �/��� '�l'��`I � 1 I II O O � � 01
BARBED / RV SURFACE / S S EDGE 0�,N�E 'C� _ I U p�
TELECOMMUNICATIONS MONOPOLE � RAILROAD TRACKS PARKING �.L I I I I FLAG t-� I � ��i � � U N
� �NP POLE I ���NG � I ld �
/ o� � g�G� I I I I I RA ORMER '
///////////////////////� �� I �Q W �
/ � � PROPOSED 5 F. WID I I I I � �� l W N
9 VERIZON WIRELE I I I I j�������j j % I I � � N � O �
�� UTILITY RO E I I I I j j j EXISTING j � � �
��� I I I I i i i eui�oiNC � I I� I
� � � �� � �
� $ � � �� sh'EO/ I I I I � i � �i//i/i//ir/i/i////i//i/i% �� �
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ti I o i i ��
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5 � � � I I I i � od � � N
�� C�j� ExISTINC �� �
� I I I I j EXIS7ING� �� � a
� � covEREO I aiNac �eui��wc i I � O O
p,�N,� sW^�E '��% % PROPOSED LEASE AREA I I�� � �, � z � � °� o�
, "REA ; �,�, ','\� � ; GEODETIC COORDINATES � �� � � � � � � F �
�� � �A �� �� ��� I PAVED I I I I / j PROPOSED 30'BY 40'LEASE AREA � � �� � � � � � �
/ 39'OS'03.77" � (n J
� SURFACE ��� I I I I � / (NAD$3)123'11'34.48" � � � I � � � Z Z
,-� U��A�I ELK� ', �� ���_�_�__��� ; , �� � z z � � �
� j / GROUND ELEV=586.5 AMSL � I � O N �
�s PAVED / � �CENTER LEASE AREA
/ � I
� ' h URFAC o / �
��`� AP � � ��0'����3 3 i PA ,N� �o ' ; ; ' ��� ' '�� � �
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, � II , � �
EDGE OF PA MENT 4 j//////�� � O �
' S 75 W
/ ���� _ _ _ �_____s _ _ I III �� � X r O
"��s�`�_ ,�, i O w J W
L_- -- __ -- 5 87'4004 W - 63565 I
� PROPERTY LME EXIS7ING POWER POLE � I
WITH TELCO � W
APN:180-0'70-020 �o ooWN�,NE—�I I� �, �
PROPOSED VERIZON WIRELESS H M H
ACCESS AND Ui1LITY ROUiE
(SEE SHEET A-2 FOR DETAIL) ¢p'-0�'
,a�—o• DESIGN GROUP
�2'-0" GATE 5164 FRY ROAD
10'-0" o VACAVILLE, CA. 95687
PHONE: 707-445-8011
7ALMA�� R�AI7 FAx: �o�-44a—s�90
\ PRO SED VERIZON ` �
\ NARELE GENERATOR � /
EXISi1NG TELCO POLE \ ON 6'X13' C CRETE PAD ✓
(TELCO P.O.C.) � veriL wireless
� 2785 MITCHELL DRIVE
\ � WALNUT CREEK, CA. 94598
\ OFFICE: (925) 279-6000
/ \ \ 1
/ PSL N0. 248610
\ TALMAGE
\ 1200 HASTINGS ROAD
/ � ,, � 1 UKIAH, CA 95482
o MENDOCINO COUNTY
� �� 1 U�i � � VERIZON WIRELESS
`t ' ' i I o
, � `� i ��� �PS ' EQUIP. ENGINEER:
/ ------'_""""��__-----� � ` �
1
� �----"-----'-'-'-"""EXISTING BUILDING � � 'II �
- � E
---______________
� _ -����--����OPERTY LINE ( PROPOSED VERIZON � SIGNATURE DATE
/o i__---�^_"":�� __ E' I '�J WIRELESS EQUIPMENT
r�—�— — � II � I SHELTER o VERIZON WIRELESS
— ---
2�, ,__ __.__ ------ � PROPOSED VERIZON I REAL ESTATE:
"-'��-----j II
WIRELESS 80' MONOPINE
�� �, i I
�� � � 3 0 � w
a�� / , E EXISTING '�j A ' � SIGNATURE DATE
/ , ..�'`'�\ C BUILDING ; < III ��co eox VERIZON WIRELESS
—N — �� , ' � '\ E � z PROPOSED 600 AMP 3�-0° CONSTRUCTION:
� l� ' ���� � r" � MULi1METER LOCATION
��; � „� ` ACCESS AND UTILITY ROUTE
�: � E � (SEE SHEET A-2 FOR DETAIL) 1 I I,�11'-6"�
,a / ' �______________ '� I
/ .`� , � ExIST1NG �� � � � ����-�P—� SIGNATURE DATE
,� _ � eui._______�oiNC___; I �$'-stl VERIZON WIRELESS
,% _ _ _ ENLARGED PROJECT AREA RF ENGINEER:
/' � —_— — ---- \ SCALE: 1/4°=1�-0"
�� � I � ❑ ___________-� � I 0 2 4 8 12
/ / � ��---°-� � � � � I SIGNATURE DATE
� € � i
� ` ; I � PROPERTY OWNER:
!
��� --��—'`.���' IIII I�$I� � �� `��������-�--�--� � PROPOSED VERIZON
r--
Q� J��� .. � � IIII ������ � �� � WIRELESS ANTENNA SIGNATURE DATE
�`' ' � ` ` ' I �3 Z O� LOCATION
�.. � i iZ , a .
QcR� � I �m { z ' INSTALL (3) ANTENNAS PER SECTOR,
� I I � " 1, (3) sECTORS, FOR A TOTAL OF (9) DRAWN BY CHECKED BY
I I � � ANTENNAS, AT A CENTERLINE OF
� " � �� ? � 72'-0" AGL NDH
/ . I J '� � �
� � � ' ,
.;�:n.:..
=:• ' I °; � NO. DATE ISSUE
• �-- - �_____.__
/ °-----�-----`"`---------�- ", A 12/28/11 FOR REVIEW
� � PROPOSED TRIPLE
_— T-ARM MOUNT FOR 0 1/07/12 PER REDLINES
�� ———— —� PROPERTY LINEW + - (3) ANiENNAS PER 1 2�01�12 VZW REDLINES
PROPOSED VERIZON _ SE�TOR c�. A�� 2 4/25/12 PH. REDLINES
OVERALL SITE PLAN WIRELESS PROJECT = SE°T°RS� 3 �o/�s/�� SCALED ��x��
SCALE: 1°=50�-0° AREA LOCATION = ��
SHEET TITLE
0� 50� 100� SEE ENLARGED PROJECT AREA FOR DETAILS w�O
'�� SITE PLAN
Zj c PROPOSED 80 FT. MONOPINE SHEET NUMBER
J
NOTE:
FUiURE CARRIERS NOT SHOWN
FOR CLARITY
NOTE: IF DRAWING �s ��°x ��� ENLARGED ANTENNA PLAN A— �
DRAWING IS 1/2 SCALE SCALE: 1/2"=1'-0"
o' 2' 4' 6 HMH JOB # 011134
/ i ________--- _�� _' ❑ j I �
� EXISTING BUILDING _ � � I � � �
/ ` —_________�•�-� LINE --- _
____---=' PROPERN j I �
O I_---------r��—� • — _J/� EXISTING BUILDING � � I
_—�_ �� �� � �
,� �
` EXISTING
/ � " _—_ ___,_�_---" -' TRANSFORMER \\ f--�� I I ; DESIGN GROUP
� 5164 FRY ROAD
�� ____ -----_._ I � � � vacavi��E, ca. 9s6a�
t _----- \\ � I Ncnv � PHONE: 707-445-8011
! � _-----� � Im�o j FAX: 707-448-8190
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� / /- :,.�...:'''. :'•::•`.�'.....:.�`%'`.�`� :�:'..%'..: I z 2785 MITCHELL DRIVE
� NOTE: IF DRAWING IS 11"x 17" I o�Z �
o, � I II DRAWING IS 1/2 SCALE I IZ�A �� WALNUT CREEK, CA. 94598
� � c N� OFFICE: (925) 279-6000
a m r., I
// �, I� I I I?mN I
/ � � /��i���� BUILDING I ' � I
� I
� � PSL N0. 248610
� ! o ��' \� � I � TALMAGE
� � �\ � I I' I � 1200 HASTINGS ROAD
� � �� j 1 �� UKIAH, CA 95482
/� �� o �/ \�� i II � I I � MENDOCINO COUNTY
/��� � t � VERIZON WIRELESS
,. ; o \�� � �� I I i EQUIP. ENGINEER:
%� � I I� � I��P�UTILOITY ROUiE S E ' I I III
j/' l ° �I A 1 � SIGNATURE DATE
/� / ----------------- 1 I°v I I I
� , VERIZON WIRELESS
;�� o �� exisnNC i I A �� REAL ESTATE:
<`v� jf BUILDING � �� I I
��� I I'm VERIZON WIREL SS2NON-EXCLUSIVE � I � I
�r���_____�� ACCESS RoUTE � II SIGNATURE DATE
o -- -- _— — — —_ _� � � i VERIZON WIRELESS
� — — — — — � � CONSTRUCTION:
�— — — — — — � � i
— — — — �
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�,�� � '� �
i�o I ll � I SIGNATURE DATE
� �i VERIZON WIRELESS
i � i a i RF ENGINEER:
�.—� i � � 1 i i
� i 1 �—, � i i
�� I I I I II �---� 11 � EXISTING � I II �I SIGNATURE DATE
� I � EXISTING BUILDING � i i PROPERTY OWNER:
� I I I � BUILDING � � � � �I I
� � I I
`\ I I II � ��������----' j �
I
� I I I I ' I � �j 1 II � SIGNATURE DATE
I
r —� �— I ' ! ' II I� NDHWN BY CHECKED BY
� PROPOSED 5 FT. WIDE I �! �
� ' VERIZON WIRELESS A! I
I UTILITY ROUTE � Im` I I� I
� I I I I ` I I
� � A i 1 � � NO. DATE ISSUE
� II im i � � I A 12/28/11 FOR REVIEW
I 0 1/07/12 PER REDLINES
I PROPOSED 12 FT. WIDE � � I I� �� 1 2�01�12 VZW REDLINES
� VERIZON WIRELESS NON-EXCLUSIVE � � 2 4�25�12 PH. REDLINES
� nCCESS Rou� � � I� � 3 10/15/12 SCALED 11x17
� I I I I i � � � � �� III SHEET TITLE
� I I
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I �PG�.G� ' ' '� UTI LITY RO UTE
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� SEE ENLARGED PROJECT AREA SHEET A-1 FOR DETAILS _— � I
� --------------- . �______ 0� 20� 40 60� I
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N591��PT . '.. 10A. 22.9 7.8 � 2.08 4:4 9:7 3.3 0.9 28.7 63.3 74;9 31.8
All weights antl volumes are for]2V-monotike
HMH
DESIGN GROUP
5164 FRY ROAD
VACAVILLE, CA. 95687
PHONE: 707-445-8011
FAX: 707-448-8190
VeYI 011wireless
2785 MITCHELL DRIVE
WALNUT CREEK, CA. 94598
OFFICE: (925) 279-6000
�;�';�� ;�`�;
� ; � il� PSL N0. 248610
i * PROPOSED VERIZON - T^�"'"cE
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(3) ANTENNAS PER SECTOR UKIAH, CA 95482
' ° � (9) ANTENNAS TOTAL �*��,�'��� MENDOCINO COUNTY
,�'�; � ,, ' PROPOSED VERIZON��I;`�,,�,.�r VERIZON WIRELESS
,� ,��'�,,;��,����`��_ WIRELESS ANTENNAS � � , E4UIP. ENGINEER:
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SOUTHERN ELEVATION WITH MONOPINE '� NO. DATE �ssuE
Scn�E: �/a"=i'—o" A 12/28/11 FOR REVIEW
0 1/07/12 PER REDLINES
o� 8� ,6� z4� WESTERN ELEVATION � z/o�/�2 VZW REDLINES
2 SCALE: 1/8"=1'-0" 2 4/25/12 PH. REDLINES
o' e' 16' 24' 3 10/15/12 SCALED 11x17
SHEET TITLE
ELEVATION
VI EWS
SHEET NUMBER
NOTE: IF DRAWING IS 11"x 17"
DRAWING IS 1/2 SCALE
A- 4
HMH JOB # 011134
HMH
DESIGN GROUP
5164 FRY ROAD
VACAVILLE, CA. 95687
PHONE: 707-445-8011
FAX: 707-448-8190
VeYI 011wireless
2785 MITCHELL DRIVE
WALNUT CREEK, CA. 94598
OFFICE: (925) 279-6000
PSL N0. 248610
TALMAGE
� 1200 HASTINGS ROAD
,�,'',�I�•--'II a � MENDOCINO9COUNTY
I�I � � �PROPOSED VERIZON PROPOSED VERIZON � I� VERIZON WIRELESS
, WIRELESS ANTENNAS � , u�� EQUIP. ENGINEER:
„�l (3) ANTENNAS PER SECTOR WIRELE SS ANTENNAS .
°�¶ (9) ANTENNAS TOTAL (3) ANTENNAS PER SECTOR
1�� (9) ANTENNAS TOTAL �, �
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I�''�;;��� � SIGNATURE DATE
'"� ' � VERIZON WIRELESS
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NARELESS GENERATOR � �
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NDH
NO. DATE ISSUE
A 12/28/11 FOR REVIEW
0 1/07/12 PER REDLINES
EASTERN ELEVATION � z/o�/�2 VZW REDLINES
1 SCALE: 1/8°=,�-o° 2 NORTHERN ELE � � 2 4/25/�2 PH. REDLINES
SCALE: t/8"=1'-0" 3 10/15/12 SCALED 11x17
o' 8' 16' 24'
o' S' 16' 24' SHEET TITLE
ELEVATION
VI EWS
SHEET NUMBER
A- 5
NOTE: IF DRAWING IS 11"x 17"
DRAWING IS 1/2 SCALE
HMH JOB # 011134
HMH
DESIGN GROUP
5164 FRY ROAD
VACAVILLE, CA. 95687
PHONE: 707-445-8011
FAX: 707-448-8190
VeYI 011wireless
2785 MITCHELL DRIVE
WALNUT CREEK, CA. 94598
OFFICE: (925) 279-6000
PSL N0. 248610
TALMAGE
rB'.ik�l�;, i jl., 1200 HASTINGS ROAD
��I , �Il, UKIAH, CA 95482
I �,',` +� 1:' MENDOCINO COUNTY
�PROPOSED VERIZON � i � PROPOSED VERIZON
UI ''� �r "`" VERIZON WIRELESS
WIRELESS ANTENNAS --,��+��Y WIRELESS ANTENNAS
(3) ANTENNAS PER SECTOR '�'-" EQUIP. ENGINEER:
�¶�¶ (9) ANTENNAS TOTAL _,,� (3) ANTENNAS PER SECTOR
I II I II ri�! ��� '�' (9) ANTENNAS TOTAL
W W9 I� i�� ,��,
i � 0��1:! SIGNATURE DATE
FUTURE CARRIER �-'"�'w;�` , �FUTURE CARRIER VERIZON WIRELESS
I�I� ANTENNA LOCATIONS �'�'� � REAL ESTATE:
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o � � SIGNATURE DATE
d Z U � Z U U N �^�
< a PROPOSED VERIZON WIRELESS y cwi a a w �A�� ' PROPOSED VERIZON WIRELESS PROPERTY OWNER:
� Z EQUIPMENT SHELTER o o Z � � !!�r EQUIPMENT SHELTER
? a a a ¢ ¢ m - , hMki
0
�
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� MULTIMETER PANEL o � � MULTIMETER PANEL SIGNATURE DATE
PROPOSED FENCE� (2) GPS PROPOSED FENCE� (2) GPS��
DRAWN BY CHECKED BY
NDH
NO. DATE ISSUE
A 12/28/11 FOR REVIEW
0 1/07/12 PER REDLINES
SOUTHERN ELEVATION WITH MONOPOLE SOUTHERN ELEVATION WITH MONOPINE � z/o�/�2 VZW REDLINES
SCALE: 1/8"=1'-0" SCALE: 1/e"=1'-0" 2 4/25/12 PH. REDLINES
o' e' 16' 24' o' 8' 16' 24' 3 10/15/12 SCALED 11x17
SHEET TITLE
ALTERNATIVE
VI EWS
SHEET NUMBER
NOTE: IF DRAWING IS 11"x 17'
DRAWING IS 1/2 SCALE
A- 6
HMH JOB # 011134