HomeMy WebLinkAbout2014-03-05 CC Minutes-
CITY OF UKIAH
CITY COUNCIL MINUTES
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
' March 5, 2014
6:00 p.m.
1. ROLL CALL '
Ukiah City Council met at a Regular Meeting on March 5, 2014, having been legally noticed on
February 28, 2014. Mayor Baldwin called the meeting to order at 6:00 p.m. Roll was taken with the
following Councilmembers Present: Steve Scalmanini (arriving at 6:02 p.m.), Douglas F. Crane, ;
Benj Thomas, Vice Mayor Mary Anne Landis, and Mayor Phil Baldwin. Staff Present: Jane
Chambers, City Manager; David Rapport, City Attorney; and Kristine Lawler, City Clerk.
2. PLEDGE OF ALLEGIANCE
3. PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS
4. PETITIONS AND COMMUNICATIONS
5. APPROVAL OF MINUTES
a. Minutes of February 19, 2014, Special Meeting.
b. Minutes of February 19, 2014, Regular Meeting.
c. Minutes of February 26, 2014, Special Meeting.
Motion/Second: Crane/Thomas to approve the minutes of February 19, 2014, a Special Meeting; �
February 19, 2014, a Regular Meeting; and February 26, 2014, a Special Meeting, as submitted.
Motion carried by the following roll call votes: AYES: Crane, Thomas, Landis, and Baldwin. NOES:
None. ABSENT: Scalmanini. ABSTAIN: None. ��
COUNCILMEMBER SCALMANINI ARRIVED AT 6:02 P.M.
6. RIGHT TO APPEAL DECISION
7. CONSENT CALENDAR
a. Adoption of Resolution (2014-17) Approving Two Addenda Amending the Merit Pay
Provision in the Management Unit Memorandum of Understanding — Human Resources.
b. Award Professional Services Agreement (COU No. 1314-184) to C. Kell-Smith &
Associates, Inc. for Labor Compliance Services for Grace Hudson Project, Funded By Prop
84 Grant— Community Services.
Motion/Second: Crane/Thomas to approve Consent Calendar Items 7a-b, as submitted. Motion
carried by the following roll call votes: AYES: Scalmanini, Crane, Thomas, Landis, and Baldwin.
NOES: None. ABSENT: None. ABSTAIN: None.
8. AUDIENCE COMMENTS ON NON-AGENDA ITEMS I
Page 1 of 6
City Council Minutes for March 5, 2014, Continued: Page 2 of 6
9. COUNCIL REPORTS
Presenters: Councilmembers Crane and Landis, and Mayor Baldwin.
10. CITY MANAGER/CITY CLERK REPORTS
Presenters: Jane Chambers, City Manager and Tim Eriksen, Public Works Department.
11. PUBLIC HEARINGS (6:15 PM)
a. A Public Hearing to Revise the Boundaries and Timeline of Underground District No.
2- Perkins Street from State Street to Pomeroy and Adopt Resolution Amending
Resolution 90-1 — Electric Utilities Department.
Presenter: Mel Grandi, Electric Utilities Director.
PUBLIC HEARING WAS OPENED A T 6:27 P.M.
Public Comment: Mike Peterson (a.k.a. Davie Crocket).
PUBLIC HEARING WAS CLOSED AT 6:29 P.M.
Motion/Second: Landis/Crane to approve of revised boundaries and timeline and adopt resolution
(2014-18) amending resolution 90-1. Motion carried by the following roll call votes: AYES:
Scalmanini, Crane, Thomas, Landis, and Baldwin. NOES: None. ABSENT: None. ABSTAIN: None.
b. Appeal of the Planning Commission's Approval of the Costco Warehouse and
Fueling Station Site Development Permit (SDP) — Planning and Community
Development Department.
� Presenters: Charley Stump, Planning and Community Development Director and Kim Jordan,
Senior Planner.
PUBLIC HEARING WAS OPENED AT 7:07 P.M.
Appellant Presenters: Mary Anne Miller, Pinky Kushner, and Dennis Slota.
Applicant Presenters: Michael Okuma, Costco Real Estate - Development Director; David
Babcock and Associates - Planner and Landscape Architect and Project Applicant; Mathew Cyr,
Garghausen Engineering Gas — Engineer; Joseph Walsh, Mulvanny G2 Architects — Architect;
Steve Calcagno, Kier & Wright - Civil Engineer.
Public Comment: Mike Peterson (a.k.a. Davie Crockett), Susan Knopf, Kent Porter, Ed Berry,
Jonathan Wilson, Brian Kornegay, Larry Desmond, Chuck Williams, Sheila Jenkins, Donna Berry,
Dori Kramer, John McCowen (speaking as a private citizen), Lee Kraemer (speaking as a private
', citizen), and David Nelson.
PUBLIC HEARING WAS CLOSED AT 9:10 P.M.
RECESS: 9:11 — 9:21 P.M.
Motion (Original Motion) by Councilmember Crane, Seconded by Vice-Mayor Landis to agree with
the Planning Commission approval of the Site Development Permit, but uphold the appeal in part
by adding five new conditions of approval.
I --
City Council Minutes for March 5, 2014, Continued: Page 3 of 6
Motion by Councilmember Scalmanini to amend the original motion to add further mitigations to
the greenhouse gases, to include solarization of both roofs, the warehouse, and the awning of the
gas station. '
Motion dies for lack of a second. �'
RECESS: 9:11 — 9:21 P.M.
Staff Comment: Tim Eriksen, Public Works Director.
Motion by Mayor Baldwin, Seconded by Vice-Mayor Landis to amend the original motion in
regards to attachment 8, page 5, condition 19a, to return the sidewalks from 5 foot width to 8 foot
width. Motion failed by the following roll call votes: AYES: Landis and Baldwin. NOES: Scalmanini,
Crane, and Thomas. ABSENT: None. ABSTAIN: None.
Motion by Councilmember Scalmanini, Seconded by Councilmember Crane to amend the original
motion in regards to attachment 8, page 5, condition 19a, to return the sidewalks from 5 foot width
to 6 foot width. Motion carried by the following roll call votes: AYES: Scalmanini, Crane, Thomas,
Landis, and Baldwin. NOES: None. ABSENT: None. ABSTAIN: None.
Motion by Mayor Baldwin to amend the original motion to alter parking lot light located at farthest
south end of parking lot and south of the gas station, to either a narrower range or on a lower pole,
and less powerful than the other parking lot lights.
Motion dies for lack of a second.
Motion by Mayor Baldwin to amend the original motion regarding condition attachment 8, page 4,
condition 18h, to state no pruning of trees adjacent to Highway 101 above 3 feet from the ground.
Mayor Baldwin amended his motion to add "unless that is trumped by the Fire Marshall"
Motion by Mayor Baldwin, Seconded by Councilmember Crane to amend the original motion
regarding attachment 8, page 4, condition 18h, to state no pruning of trees adjacent to Highway
101 above 3 feet from the ground, unless that is trumped by the Fire Marshall.
Motion by Councilmember Scalmanini to amend the motion to amend the original motion to say,
"The Fire DepartmenYs or Chief's minimum recommended height."
Amendment is considered unfriendly and not accepted, leaving the motion to amend the original
motion as follows:
Motion by Mayor Baldwin, Seconded by Councilmember Crane to amend the original motion in
regards to attachment 8, page 4, condition 18h, to state no pruning of trees adjacent to Highway
101 above 3 feet from the ground, unless that is trumped by the Fire Marshall. Motion carried by
the following roll call votes: AYES: Crane, Thomas, Landis, and Baldwin. NOES: Scalmanini.
ABSENT: None. ABSTAIN: None.
Motion by Councilmember Scaimanini to amend the original motion to alter the lighting to narrow
spectrum LED lighting, and put up as many poles as necessary to make it work.
Motion dies for lack of a second.
City Council Minutes for March 5, 2014, Continued: Page 4 of 6
Motion by Councilmember Scalmanini to amend the original motion to limit the light fixture height
to 25 feet, and have more poles underneath the canopy of the trees instead of the lesser number
of taller light fixtures above the canopy of the trees.
Motion dies for lack of a second.
ORIGINAL MOTION WITH APPROVED AMENDMENTS READS AS FOLLOWS:
Motion/Second: Crane/Landis to agree with the Planning Commission approval of the Site
Development Permit, but uphold the appeal in part by adding five new conditions and two new
amendments (listed below) of approval. Motion carried by the following roll call votes: AYES:
Crane, Thomas, Landis, and Baldwin. NOES: Scalmanini. ABSENT: None. ABSTAIN: None.
1. Plans submitted for building permit shall demonstrate that runoff from the roof is drained via the
downspouts to the landscape area on the north side of the building to the maximum extent
feasible. The plans submitted for building permit are subject to staff review and approval.
2. Plans submitted for building permit shall be revised to include a construction staging plan that
shows the location of construction equipment and materials staging and locates the staging
area a minimum of 250-feet from the existing offsite wetlands. The construction staging plan is
subject to staff review and approval.
3. The landscaping plan submitted with the building permit plans shall be revised to remove non-
native species within the southeast area of the site and to replace the non-native species with
native species. The revised landscaping plan is subject to staff review and approval.
4. The landscaping plan submitted with the building permit plans shall be revised to show native
understory plants (non-natives prohibited) under the valley oaks required to be planted along
the south property line (Planning Commission condition of approval #26E). The revised
landscaping plan is subject to staff review and approval.
5. The site specific Landscape Maintenance Manual required by condition of approval #56 above
shall include pruning standards/procedures developed by a certified arborist. The site specific
Landscape Maintenance Manual is subject to staff review and approval.
6. The width of the sidewalks on the north and west sides of the site shall be 6-feet. (This
condition supersedes the sidewalk width required in Planning Commission condition of
approval#26A and Public Works condition of approval#58 below)
7. The screening trees along US101 shall not be pruned above 3-feet above ground level unless
a greater height is required by Cal Fire or the Fire Marshal. This requirement does not apply to
', shade trees located on the US101 side of the site (see Approved Project Plans dated January
15, 2014, sheet 21, Comparative Shade Plan). This condition of approval shall be included in
the Landscape Maintenance Manual required by condition of approval #56.
(Site Deve%pment Permit Conditions ofApp�oual are attached for reference)
RECESS 11:14 — 11:18 P.M.
12. UNFINISHED BUSINESS
City Council Minutes for March 5. 2014, Continued: Page 5 of 6
13. NEW BUSINESS
c. Discuss and Provide Direction Regarding the Request from the Russian River Flood
Control District to Forgo our Contractual Right to 800 Acre Feet of Water to Provide
Drought Assistance for Other Agencies in the Ukiah Valley — Public Works
Department. I
Presenter: Tim Eriksen, Public Works Director.
Public Comment: Sean White, Russian River Flood Control and Water Conservation
Improvement District General Manager.
Motion/Second: Crane/Landis to grant the request by the Flood Control District to forgo the
contractual amou�t of 800AF of water from the Lake Mendocino Project for 1 year, subject to
developing an agreement and bringing it back to the City Council on March 19, 2014, for final
review and approval. Motion Carried by the following roll call votes: AYES: Scalmanini, Crane, �
Thomas, Landis, and Baldwin. NOES: None. ABSENT: None. ABSTAIN: None.
, a. Discuss and Provide Direction Regarding the Storm Drain System at the Redwood
' Empire Fairgrounds — Public Works Department. ,
I Presenter: Tim Eriksen, Public Works Director.
I MAYOR BALDWIN PASSED THE GAVEL AND DEPARTED AT 11:45 P.M. I
i VlCE MAYOR LAND/S PRES/DlNG. I
Motion/Second: Crane/Thomas to direct staff to proceed with the storm drain system including
� obtaining an easement, negotiating a maintenance agreement (COU No. 1314-186), select a ��
design professional to prepare plans, specifications and estimates and then obtaining bids for the
construction of the system; and approve budget amendment. Motion carried by the following roll I
� call votes: AYES: Scalmanini, Crane, Thomas, Landis, and. NOES: None. ABSENT: None.
ABSTAIN; Baldwin. �
b, Approval of Letter in Support of Senate Bill 1014 to Require Producers of
Pharmaceuticals to Create, Finance and Manage a Safe Medicine Disposal Program �
for California Consumers — Public Works Department. I
Presenters: Tim Eriksen, Public Works Director and Councilmember Landis.
I
Motion/Second: Cranelfhomas to approve letter in support of Senate BiII 1014 to require
producers of pharmaceuticals to create, finance and manage a safe medicine disposal program for
California consumers and authorize staff to submit letters supporting such legislation. Motion
carried by the following roll call votes: AYES: Scalmanini, Crane, Thomas, Landis, and Baldwin.
NOES: None. ABSENT: None. ABSTAIN: None.
14. CLOSED SESSION
a. Conference with Labor Neqotiator(§ 54957.6)
Agency Representative: Jane Chambers, City Manager
Employee Organizations: Electric Unit
b. Conference with Leaal Counsel — Existinq Litiaation
(Government Code Section 54956.9(d)(1))
Name of case: Ukiah Valley Sanitation District v. City of Ukiah, Mendocino County Superior
Court Case No. SCUK-CVC-13-63024
City Council Mlnutes for March 5, 2014, Continued: Page 6 of 6
c. Co�ference with Real Propertv Ne4otiators (&54956.81
Property: APN Nos. 002-121-20-00, 002-121-21-00, 002-121-22-00 and 002-121-23-00
Negotiator: Jane Chambers, City Manager
Negotiating Parties: Robert Gitlin
Under Negotiation: Price & Terms
d. Conference with Real Propertv Neqotiators (G54956.8)
Property: APN Nos. 002-101-19, 20 & 21
Negotiator: Jane Chambers, City Manager
Negotiating Parties: Rural Communities Housing
Development Corporation (RCHDC) and City of Ukiah
Under Negotiation: Price & Terms
15. ADJOURNMENT
There being no further business, the meeting adjourned at 11:48 p.m.
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Kristine Lawler, City Clerk
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1
z City Council
3 Site Development Permit Conditions of Approval
4 Ukiah Costco Warehouse and Fuel Station
5 Airport Park Boulevard — Airport Industrial Park
6 APNs: 180-110-08, 09, and10; 180-080-57, 58, 59, and 62-67
7 File Nos.: 11-Ol-REZ-SDP-LLA-CC-PC-CE and 11-16-EIR-CC
8
9 1. Approval is granted to allow the construction and operation of a 148,000 square foot Costco
10 Wholesale building with loading dock, 16 pump fueling station with canopy, 607 vehicle
1 1 parking spaces, landscaping, signage, and associated site improvements on a 15.3 acre site
12 on the east side of Airport Park Boulevard between Ken Fowler Auto Center and the
13 southern terminus of Airport Park Boulevard (all or portions of APNs: 180-110-08, 09,
14 and10; 180-080-57, 58, 59, and 62-67) as shown in the plans submitted to the Planning
15 Department and date stamped January 15, 2014 and as described in the Project Description
16 and Details included as attachment 3A-3D of the staff report, except as modified by the
17 following conditions of approval.
18
19 2. Plans submitted for a building permit shall be in substantial conformance with the plans
20 approved by the City as described in the submitted project description, diagrams and
21 illustrations, as well as and plans contained in the Environmental Impact Report certified by
22 the City Council on December 18, 2013 and any modifications made to the project through
23 the discretionary review and approval process.
24
25 The warehouse would have a maximum size of 148,000 square feet and a 16 pump fuel
26 facility with a 3,840 square foot canopy on a 15.3-acre site. The proposed Costco
27 warehouse would include a bakery, pharmacy, optical center, hearing aid testing center,
28 food court, photo center, tire center, and fuel station, along with the sales of approximately
, 29 4,000 retail products. The tire center would be a 5,478 square-foot attached building with
30 member access through the inside of the main Costco building and would include retail tire
31 sales and a tire installation facility.
32
33 3. This site development permit shall not become effective unless and until the City Council
34 approves the rezoning to amend to the Airport Industrial Park Planned Development
35 Ordinance to rezone the Costco Project site to Retail Commercial and until that ordinance
36 becomes effective.
37
38 4. Outside sales and/or display are not included as part of this permit. Outside sales and/or I
39 display requires application for and approval of a Use Permit.
40 i
I 41 5. Plans submitted for building permit shall include the following and are subject to staff review
42 and approval:
43
44 A. Plans and/or other documentation than demonstrates that the building is designed to
45 structurally support rooftop photovoltaic. Information, including structural analysis,
46 may be required by staff as needed to verify that the building is constructed to
47 support the potential future installation of rooftop photovoltaic.
48
Draft Conditions of Approval I
Costm Warehouse and Fueling Station Site Development Permit '
File No.: 11-Ol-SDP-CC-PC/11-16-EIR-CGPC
1
J
1 B. Site Specific Landscape Maintenance Manual as described in the narrative
2 submitted to the Planning Department and dated December 4, 2013 and included as
3 part of attachment 36 of the staff report.
4
5 C. An irrigation plan.
6
7 D. Landscaping and irrigation plans in compliance with the State's Model Water
8 Efficiency Landscape Ordinance.
9
10 E. Plant species for the bioswale.
11
12 F. Green screen for the screening of the outdoor area on the north side of the building,
13 with a maximum height of 6-feet.
14
15 G. Manufacturer's specifications/cutsheets for the bike parking required for the project
16 (bike parking for visitors/members, employees, and at transit stop. An inverted "U"
17 style rack is encouraged and preferred.
18
19 H. Bike parking for 22 bicycles: 10 at the store entry covered by the store's entry
20 canopy; 10 at the north side of the building for use by employees; and 2 on the
21 concrete pad for the bus stop (see MTA conditions of approval below).
22
23 I. Location of the 10 covered bike parking spaces for employees and details of the
24 cover provided for the bike parking.
25
26 J. Location of the bike parking for visitors/members proximate to the store entry and
27 that allows the bike parking to be fully covered by the entry canopy.
28
29 K. Location of the four carpool spaces reserved for Costco employees (as required by
30 Air Quality mitigation measure 3.2.2b).
31
32 L. One bench outside of the shelter (MTA has indicated it will provide one shelter with a
33 bench), trash and recycling containers, shopping cart corral, and one bike rack that
34 accommodates two (2) bikes on the concrete pad for the bus shelter. The size of the
35 concrete pad for the bus stop shelter shall be increased as needed to accommodate
36 these items. The applicanUproject proponent shall provide the trash and recycling
37 containers, shopping cart corral, and bike rack. Plans submitted for building permit
38 shall include the details/specifications for the Trash and recycling containers,
39 shopping cart corral, and one bike rack and are subject to staff review and approval.
40
41 M. Location of the protective tree fencing required for off-site trees that have the
42 potential to be affected by project construction. Such protective tree fencing shall be
43 located 5-feet outside of the dripline of the tree, 5-feet in height, and metal with in-
44 ground posts or per the recommendations of the arborist report for any trees that
45 may be impacted by Project construction.
46
i 47 N. Site specific maintenance and management information that includes information
48 such as the frequency of site sweeping/cleaning, cart collection, security.
49
Draft Conditions of Approval
Costco Warehouse and Fueling Station Slte Development Permit
File No.: 11-OS-SDP-CC-PC/11-16-EIR-CGPC
2
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I O. Location of the required Class III bike route signage and detail of the signage
2 consistent with MUTCD Manual for Class III bike route signage.
3
4 P. Photometric plan shall shows the light level under the fuel station canopy and that
5 the light level at the edge of the fuel station canopy does not exceed 10fc.
6
7 6. Based on the number of required vehicle parking spaces (592) and the number of
8 employees anticipated per shift (60), twenty-two (22} bike parking spaces are required for
9 the Project. Ten bike parking spaces for members shall be provided in a convenient, visible,
10 and covered location near the store entry. Ten additional bike parking spaces shall be
1 1 provided for store employees. Two additional bike parking spaces shall be provided on the
12 concrete pad near the bus shelter and bench.
13
14 7. Prior to issuance of a building permit, the applicant/project proponent shall submit a
15 Transportation Demand Management (TDM) program for staff review and approval that
16 includes the items listed in Air Quality mitigation measure 3.2.2b (carpool parking spaces,
17 bike parking, employee locker room, rideshare program, rideshare bulletin board, rideshare ,
18 newsletter, guaranteed ride home, and increased transit accessibility) and that identifies the
19 designation onsite TDM Program Manager.
20
21 8. Prior to issuance of a building permit, the applicanUproject proponent shall apply for and �
22 receive an address assignment for the building from the Planning and Community
23 Development Department. i
24
25 9. Prior to building permit issuance, the parcel consolidation and reconfiguration shall be
26 completed and recorded and conformed copies of the recorded documents shall be
27 provided to the Planning DepaRment.
28 '
29 10. Prior to issuance of a building permit, the rezoning of the Costco Project site shall become i
30 effective. �
31
32 11. Prior to any deliveries to the warehouse loading areas, the signage required by MCAQMD
33 (see below} to notify truck drivers of idling prohibits shall be posted in the locations required
34 by MCAQMD.
35
36 12. The signs on the north and south fuel station canopy elevations shall be removed from the
37 sign program and a revised sign program submitted to the Planning Department for review
38 and approval. The revised sign program shall be approved by the Planning Department
;9 prior to issuance of a sign permit.
40
41 13. Signs require application for and approval of a Sign Permit from the Planning and
42 Community Development Department.
43
44 14_ The delivery truck route leaving the project site shall be north on Airport Park Blvd., west on
45 Talmage Road, and south on South State Street to US 101. All trucks used by Costco shali
46 be California legal and shall comply with all local and state requirements. This restriction
47 shall be in place until such time as the intersection of Airport Park Boulevard/Talmage Road
48 is improved to accept delivery trucks.
49
�raft Conditions of Approval
Costco Warehouse and Fueling Station Site Deveiopment Permit
File No.:11-Ol-SDP-CC-PC/11-16-EIR-CC-PC
3
1 15. In the event the offsite improvements to the drainage outfalis located to the south and east
2 of the site requires removal of any tree, any tree removed for said improvements shall be
3 replaced on the Costco site at a ratio of 1:1. A revised landscaping plan with the location,
4 size and species of the replacement tree(s) shall be submitted to the Planning Department
5 and the approved trees shall be planted as shown on the revised landscaping plan prior to
6 building permit final.
7
8 16. Expansion of the fueling station requires application for and approval of an amendment to
9 this Site Development Permit. Expansion of the fueling station is limited to a maximum of
' 10 four (4) additional pumps, for a total of 20 pumps, as analyzed in the Costco Wholesale
11 Project EIR.
12
13 17. This approval shall be null and void unless the California Environmental Quality Act/Fish and
14 Game filing fee of $3,02975 payable to Mendocino County is filed with the City of Ukiah
15 Planning and Community Development Department within five (5) days of date of approval
� 16 of this Site Development Permit (date on which ihe Planning Commission votes to approve
� 17 the Site Development Permit).
18
, 19 18. All required landscaping shall be properly mai�tai�ed to insure the long-term heafth and
20 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to the
21 following:
22
, 23 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
24 according to the season, i.e., more water in summer, less in the winter.
25
I 26 6. Additional watering shall occur during long periods of severe heat and drying winds,
� 27 and reduced watering shall be used during extended periods of cool rainy weather.
� �8
29 C. Fertilizer shall be allowed to establish plant growth and to ensure property growth as
I 30 recommended in the Landscape Maintenance and Management Plan required for
I 31 the Project (condition of approval 56).
32
� 33 D. Weed killers shall not be used on or near trees.
34
�� 35 E. The tree ties and stakes shall be checked every six months to ensure they do not
36 constrict the trunks and damage the trees.
� 37
, 38 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
, �y damage the trunk of the tree and its overall growth.
40
41 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
42 vandalism, shall be replaced with the same or similar tree species, or an alternative
4� species approved by the department of Planning and Community Development.
44
45 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
46 pruning shall follow standard industry methods and techniques to ensure the health
47 and vitality of the tree.
48
49 I. Maintenance and replacement of plantings shall comply with the staff approved
50 Maintenance Manual for the Project (see condition 5B above).
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-OS-SDP-CGPC/11-16-EIR-CC-PC
4
1 From the Citv Council (March 5, 20141
2
3 19. Plans submitted for building permit shall demonstrate that runoff from the roof is drained via
4 the downspouts to the landscape area on the north side of the building to the maximum
5 extent feasible. The plans submitted for building permit are subject to staff review and
6 approval.
7
S 20. Plans submitted for building permit shall be revised to include a construction staging plan
9 that shows the location of construction equipment and materials staging and locates the
10 staging area a minimum of 250-feet from the existing offsite wetlands. The construction �
11 staging plan is subject to staff review and approval.
12
13 21. The landscaping plan submitted with the building permit plans shall be revised to remove
14 non-native species within the southeast area of the site and to replace the non-native
15 species with native species. The revised landscaping plan is subject to staff review and
16 approval.
17
18 22. The landscaping plan submitted with the building permit plans shall be revised to show
19 native understory plants (non-natives prohfbited) under the valley oaks required to be
20 planted along the south property line (Planning Commission condition of approval #26E
21 below). The revised landscaping plan is subject to staff review and approval.
22
23 23. The site specific Landscape Maintenance Manual required by condition of approval #5B
24 above shall include pruning standards/procedures developed by a certified arborist. The
25 site specific Landscape Maintenance Manual is subject to staff review and approval.
26
27 24. The width of the sidewalks on the north and west sides of the site shall be 6-feet. (This
28 condition supersedes the sidewalk width required in Planning Commission condition of
29 approval #26A and Public Works condition of approval #58 below)
30 I
31 25. The screening trees along US101 shall not be pruned above 3-feet above ground level
32 unless a greater height is required by Cal Fire or the Fire Marshal. This requirement does
33 not apply to shade trees located on the US101 side of the site (see Approved Project Plans
34 dated January 15, 2014, sheet 21, Comparative Shade Plan). This condition of approval
35 shall be included in the Landscape Maintenance Manual required by condition of approval
36 #56.
37
38 From the Planninca Commission (Januarv 22, 2014)
39 ��
40 26. The Project shall be revised to comply with the following:
41
42
4; f���.�^-o�. Superseded by City Council condition of approval #24 above.
44 B. Reduction of the height of the parking lot lighting to a maximum of 34-feet (not to exceed
45 the height of the building).
46 C. Removal of the Crape Myrtle on the north side of the site and continuation of the
47 October Glory Maple.
48 D. Removal of the Crape Myrtle on the west side of the site adjacent to the street and
49 continuation of the Aristocrat Flowering Pear.
50 E. Replacement of the Pink Dawn Chitalpa along the south property line with Valley Oak.
Draft Conditions of Approval �
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-Ol-SDP-CGPC/11-16-EIR-CC-PC
5 �
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1 F. Removal of the "Costco Wholesale" signs on the west and south elevations of the
2 building. The building signage may be revised to use the 7-foot tall "C" shown as shown
3 in the Sign Program (sheet 14) of the Project plans dated November 13, 2013.
4 G. Removal of the signs on the north and south elevations of the fuel station canopy.
5 H. All newly constructed impervious surfaces shall drain through a storm water treatment
6 control BMP prior to discharging offsite.
7 I. Public Works condition #52 revised as shown in italics below.
8
9 27. The Project landscape plan shall be revised by the applicant as required in conditions #196-
10 E above and a revised landscaping plan submitted to the Planning Department for review
11 and approval.
12
13 28. Plans submitted for building permit shall be revised as required in condition #19 above and
14 are subject to staff review and approval.
15
16 29. A revised Sign Program that includes the removal of the signs required by conditions #12
17 and #19 above shall be prepared by the applicant and submitted to the Planning
18 Department for review and approval. The size of the remaining warehouse building signs
19 may be revised to use the 7-foot tall "C" as shown in the Sign Program (sheet 14) of the
20 Project plans dated November 13, 2013. The revised Sign Program shall also include a
21 recalculation of the Planning Commission approved signage for the Project. As noted
22 above in condition #13, signs require application for and approval of a Sign Permit from the
23 Planning and Community Development Permit.
24
25 Standard Conditions of Aoproval
26
27 30. The project proponenUapplicant shall obtain and maintain any permit or approval required
28 by law, regulation, specification or ordinance of the City of Ukiah and other Local, State, or
29 Federal agencies as applicable. This Project may require permits and/or approvals from the
30 Mendocino County Air Quality Management District, Mendocino County Environmental
31 Health, Regional Water Quality Control Board, California Department of Fish and Wildlife,
32 and US Army Corps of Engineers.
33
34 31. All construction shall comply with all fire, building, electric, plumbing, occupancy, and
35 structural laws, regulations, and ordinances in effect at the time the Building Permit is
36 approved and issued.
37
38 32. No permit or entitlement shall be deemed effective unless and until all fees and charges
39 applicable to this application and these conditions of approval have been paid in full.
40
41 33. A copy of all conditions of this Site Development Permit shall be provided to and be binding
42 upon any future purchaser, tenant, or other party of interest.
43
44 34. All conditions of approval that do not contain specific completion periods shall be completed
45 prior to building permit final.
46
47 35. This Site Development Permit may be revoked through the City's revocation process if the
48 approved project related to this Permit is not being conducted in compliance with these
49 stipulations and conditions of approval; or if the project is not established within two years of
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File Na.:11-Ol-S�P-CC-PC/11-16-EIR-CGPC
6
I
1 the effective date of this approval; or if the established use for which the permit was granted I�
2 has ceased or has been suspended for 24 consecutive months (zoning ordinance, §9263H).
3
4 36. This approval is contingent upon agreement of the applicanVproject proponent and property
5 owner and their agents, successors and heirs to defend, indemnify, release and hold
6 harmless the City, its agents, officers, attorneys, employees, boards and commissions from
7 any claim, action or proceeding brought against any of the foregoing individuals or entities,
8 the purpose of which is to attack, set aside, void or annul the approval of this application.
9 This indemnification shall include, but not be limited to, damages, costs, expenses, attorney
10 fees or expert witness fees that may be asserted by any person or entity, including the I
11 applicanUproject proponent, arising out of or in connection with the City's action on this
12 application, whether or not there is concurrent passive or active negligence on the part of
13 the City. If, for any reason any portion of this indemnification agreement is held to be void or
14 unenforceable by a court of competent jurisdiction, the remainder of the agreement shall i
15 remain in full force and effect.
16
17 37. This approval is not effective until the 10 day appeal period applicable to this Site
18 Development Permit has expired without the filing of a timely appeal. If a timely appeal is �
19 filed, the project is subject to the outcome of the appeal and shall be revised as necessary '
20 to comply with any modifications, conditions, or requirements that were imposed as part of
21 the appeal. ',
22
23 38. All use, construction, or occupancy shall conform to the application approved by the Zoning
24 Administrator, City Engineer, Planning Commission or City Council as applicable, and to any I
25 supporting documents submitted therewith or made part of the administrative record,
26 including staff reports, maps, sketches, renderings, building elevations, landscape plans,
27 and other submittals or documents.
28
29 39. Except as otherwise specifically noted, this Permit shall be granted only for the specific
30 purposes stated in the action approving the Permit and shall not be construed as eliminating
31 or modifying any building, use, zoning or other requirements except as to such specific
32 purposes.
33
34 40. This approval is contingent upon agreement of the applicant/project proponent and property
35 owner and their agents, successors and heirs to defend, indemnify, release and hold
36 harmless the City, its agents, officers, attorneys, employees, boards and commissions from
37 any claim, action or proceeding brought against any of the foregoing individuals or entities,
;8 the purpose of which is to attack, set aside, void or annul the approval of this application.
39 This indemnification shall include, but not be limited to, damages, costs, expenses, attorney
40 fees or expert witness fees that may be asserted by any person or entity, including the
41 applicanUproject proponent, arising out of or in connection with the City's action on this
42 application, whether or not there is concurrent passive or active negligence on the part of
43 the City. If, for any reason any poRion of this indemnification agreement is held to be void or
44 unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
45 remain in full force and effect. i
46
47 41. This approval is not effective unless and until all other required discretionary entitlements
48 have been granted, issued or approved as applicable.
49
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-Ol-SDP-CC-PC/11-16-EIR-CGPC
�
1 42. Any work, improvement, expenses or other encumbrance incurred by the applicant/project
2 proponent, owner or other party in reliance upon any entitlement, approval or permit which
3 has not been granted, issued or approved is at your own risk.
4
5 43. ApplicanUproject proponent shall be required to obtain and maintain any permit or approval,
6 which is required by law, regulation, or ordinance of any Local, State, or Federal agency.
7 ApplicanUproject proponenUproperty owner or other person in possession of the project site
8 shall grant permission to employees of the City of Ukiah and others authorized by the City of
9 the Ukiah to enter upon the subject property as necessary to inspect the property and
10 process the required entitlements.
11
12 44. All Conditions of Approval for this project shall be provided to all contractors and persons
13 working on the project. Conditions of Approval shall be prominently displayed on all sets of
14 plans for all ministerial permits required to develop the property, including building permits
I S and permits for grading or site preparation.
16
17 45. Any construction shall comply with the "Standard Specifications" for such type of
18 construction now existing or which may hereafter be promulgated by the Engineering
19 Department of the City of Ukiah; except where higher standards are imposed by law, rule, or
20 regulation or by action of the approving body.
21
22 46. In addition to any other condition imposed, any construction shall comply with all building,
23 fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect
24 at the time the Building Permit is approved and issued.
25
26 47. Prior to issuance of the Final Certificate of Occupancy, applicant/project proponent shall
27 submit to the Department of Planning and Community Development a completed Mendocino
� 28 County Air Quality Management District 'Air Quality Permit ChecklisY if required by district
29 rules.
I 30
31 48. If, during site preparation or construction activities, any historic or prehistoric cultural
32 resources are unearthed and discovered, all work shall immediately be halted, and City
33 Planning Department staff shall be notified immediately of the discovery. The
34 applicanUproject proponent shall be required to fund the hiring of a qualified professional
� 35 archaeologist to perform a field reconnaissance and, if deemed necessary, to develop a
36 precise mitigation program approved by the City prior to the continuation of any site work.
37
38 49. The use, site, improvements, landscaping, and all other elements shall be operated and
39 maintained consistent with the approved project and in good standing and repair for the life
' 40 of the project, notwithstanding any change in ownership.
41
42 From the Deaartment of Public Works
43
44 50. Prior to construction of site improvements, a final grading and drainage plan, and an erosion
45 and sediment control plan, prepared by a Civil Engineer, shall be submitted for review and
46 approval by the Department of Public Works. The plan shall include the detailed design of
47 the proposed stormwater treatment planters, and if applicable, detention basin. Drainage
48 improvements shall be in compliance with the City of Ukiah's Phase I Storm Water Permit
49 and the City of Santa Rosa & County of Sonoma Low Impact Development Technical
I
Draft Conditions of Approval ,
Costco Warehouse and Fueling Station Site Development Permit I
File No.: 11-Ol-SDP-CGPC/1146-EIR-CGPC
g I
1 Design Manual (LID Manual). A final drainage report shall be provided to support the design
2 of the proposed drainage system.
3
4 51. The project engineer shall provide direct oversight and inspection during project
5 construction, with special attention to implementation of best management practices for
6 sediment and erosion control, and the proper grading, installation, and landscaping of the
7 stormwater treatment planter areas. Upon completion of the work, a report shall be
8 submitted by the project engineer to the Department of Public Works stating that the
9 improvements have been completed in accordance with the approved plans and conditions
10 of approval, shall function as intended, and all areas have been permanently stabilized to
11 prevent sediment and erosion.
12
13 52. Maintenance and inspection of all post-construction best management practices (BMPs) are
14 the responsibility of the property owner. In accordance with the LID Manual, a legally
15 binding, signed maintenance agreement approved by the City of Ukiah is required for the '
16 proposed stormwater treatment planters and all post-construction BMPs, and shall be
17 recorded prior to building permit final.
18
19 53. Since the project area disturbs greater than one acre, the applicanUproject proponent must
20 obtain a Storm Water Permit from the Regional Water Quality Control Board, prior to
21 construction. (Note that, under the new Construction General Permit regulations, the
22 Stormwater Pollution Prevention Plan shall be prepared by a Qualified SWPPP Developer,
23 and implemented by a Qualified SWPPP Practitioner.) Also, an Air Quality Permit from the
24 Mendocino County Air Quality Management District will be required.
25
26 54. An existing 18 and 24 inch storm drain bisecting the Costco building site is proposed to be
27 relocated to the north side of the building. A minimum 15 foot wide easement, or as
28 otherwise approved by the City Engineer, shall be provided for the relocated alignment, as
29 well as for any other public facilities crossing the subject property.
30
31 55. An access easement to the City of Ukiah may be required along the southerly property
32 boundary for maintenance of the adjacent wetland area.
33
34 56. Impacts to the drainage in the freeway right-of-way may require an the project proponent to
35 obtain an encroachment permit from Caltrans. Evidence of approval from Caltrans shall be
36 provided prior to building permit issuance.
37
38 57. This project is subject to Airport Industrial Park Capital Improvement Fees as adopted by the
39 Ukiah City Council. Based on the proposed uses and site plan, the fee amount has been
40 determined to be $152,640.
41
42 58. ApplicanUproject proponent shall construct �-#ee! 6-foot wide sidewalks along the Airport
43 Park Boulevard frontage, and along the cul-de-sac frontage along the northerly project
44 boundary (sidewalk width superseded by City Council condition of approval #24 above).
45 Existing curb ramps on the east side of Airport Park Boulevard at the cul-de-sac along the
46 northerly project boundary shall be upgraded to meet current ADA requirements, and a
47 crosswalk provided. Driveway entrances to the subject property shall also include
48 crosswalks and ADA compliant curb ramps. Prior to construction, improvement plans shall
49 be prepared by a Civil Engineer and approved by the Department of Public Works. Public
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-01-SDP-CC-PC/11-16-EIR-CC-PC
9
J
1 sidewalk improvements outside of the street right-of-way will require a sidewalk easement
2 dedicated to the City.
3
4 59. A bus stop and covered bus shelter (shelter with bench to be provided by MTA) shall be
5 provided along the south side of the cul-de-sac as shown on the project site plan, to the
6 satisfaction of the City Engineer and the Mendocino Transit Authority. The bus stop shall
7 include a minimum 60 foot long by 10 foot wide reinforced concrete slab for the bus stop
8 pavement. The bus shelter concrete pad shall be a minimum of 8 foot wide by 20 foot long,
9 set behind the back of sidewalk. Design of the covered bus shelter shall be approved by the
10 Mendocino Transit Authority. Additionally a shopping cart storage area shall be provided
11 adjacent to the shelter. A pub/ic sidewalk easement shall be provided for the bus stop and
12 appurtenant structures, including but not limited to, the bus stop structure, shopping cart
13 storage, bike racks, benches, and concrete pad.
14
15 60. Any existing curb and gutter in disrepair that is adjacent to the subject property shall be
16 repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings
17 101 and 102 or as directed by the City Engineer.
18
19 61. Street trees shall be spaced approximately every 30', along Airport Park Boulevard, and
20 along the cul-de-sac along the northerly project boundary, within tree wells, a landscape
21 strip, or within 5' of the back of sidewalk. Street trees shall be installed in accordance with
22 City Standard Drawing No 601. Tree types shall as shown on the approved landscape plan.
23
24 62. All areas of auto circulation should be paved with a minimum of 2" of asphaltic concrete (AC)
25 on 6" of Base or other suitable surface approved by the City Engineer. This includes the
26 proposed driveways and parking areas. If heavy truck traffic is anticipated from the solid
27 waste company, delivery trucks, or other heavy vehicles, the pavement section shall be
28 calculated appropriately to ensure that it can withstand the loading.
29
30 63. All work within the public right-of-way shall be performed by a licensed and properly insured
31 contractor. The contractor shall obtain an encroachment permit for work within this area or
32 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated
33 construction costs.
34
' 35 64. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
36 tested and replaced if required. If an existing lateral is to be abandoned, it shall be
37 abandoned at the main to the satisfaction of the Public Works Department.
38
I 39 65. Applicable City of Ukiah sewer connection fees shall be paid at the time of building permit
40 issuance.
4]
42 66. Grease interceptors shall be sized in accordance with the California Plumbing Code.
43
44 67. Capital Improvement fees for water service are based on the water meter size. A fee
i 45 schedule for water meter sizes is available upon request. Additionally, there is a cost for
46 City crews to construct the water main taps for the proposed water services to serve the
47 project.
48
49 68. All irrigation and fire services shall have approved backflow devices.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-Ol-SDP-CC-PC/11-16-EIR-CC-PC
l�
L
1
2 From the Citv Buildinca Official
3
4 69. Plans and other documents submitted for a building permit shall include three (3) sets of a
5 Geotechnical Report.
6
7 From the Ukiah Fire Department
g I
9 70. Based on the information provided by the applicant, David Babcock and Associates, the
10 building is considered a type V-B. The proposed building is 148,000 square feet. The fire
11 flow will be 8,000 g.p.m. (table BB 105.1) which requires nine hydrants (table CC 105.1).
12 Three (3) existing hydrants are located along Airport Park Blvd. and two (2) existing
13 hydrants are located in the cul-de-sac on the north side of the site. A minimum of four (4)
14 additional new hydrants shall be provided. One of the additional hydrants will be required
15 near the gas station. One new hydrant is recommended near the FDC at the new building
16 and it is recommended that the hydrants be 'looped'. The location of the existing and new
17 fire hydrants shall be shown on the plans submitted for building permit and are subject to
18 staff review and approval.
19
20 From the Citv Electric Utility Department
21
22 71. Any fees associated with the removal of any existing 12kv primary electrical facilities (pad
23 mount switches, primary vaults, junction pedestals and primary conductors) or the addition
24 of new 12kv electrical facilities (transformers, vaults, junction pedestals/boxes, primary and
25 secondary conductors) extended to the new proposed building site shall be the responsibility
26 of the applicanUproject proponent.
27
28 72. City of Ukiah Electric Utility Department can/will only provide one (1) transformer with a
29 capacity up to 1500kVA 480Y/277V, 3-phase 4 wire configuration for the Costco store and
30 one (1) transformer with a capacity of 55-75Kva 208Y/120V, 3-phase 4 wire configuration for
31 the Costco fueling station. The applicanUproject proponent shall provide load capacity
32 information and the size of service panel/s for the COSTCO Warehouse Store & Gas Pumps
33 as soon as convenient or practical, in order to size the individual transformers for each
34 location.
35
36 73. The switchboard, pull section, and CT cabinet shall be in accord with current EUSERC
37 standards. The applicanUcontractor/developer/project proponent shall submit service
38 equipment specification sheets with appropriate EUSERC references for City approval prior
39 to purchase and installation.
40
41 From the Police Department
42
43 74. The text/details and location of the following signage shall be included on building permit
44 plans and are subject to Police Department review and approval:
45
46 A. Parking is for members and employees only and overnight parking is prohibited.
47
48 B. Panhandling and camping are prohibited pursuant to the Ukiah City Code (Ukiah City I
49 Code, Division 7: Police Regulations, Chapter 1: Peace & Order, Article 9:
50 Panhandling and Article 8: Camping).
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-Ol-SDP-CC-PC/11-16-EIR-CC-PC
� 1
1
2 C. Other signage as required by the Police Department.
3
4 75. The Police Department approved signage shall be installed prior to building permit final.
�
6 From the Mendocino CounN Air Qualitv Manaqement District (MCAQMDI
7
8 76. Measure 3.2.2a proposes that tree planting is planned to reduce summer heat gain. The
9 District recommends that the planting be better defined to incorporate no less than 1 tree
10 per 4 parking spaces to provide a true beneficial reduction in heat gain.
11
12 77. Measure 3.2.2c calls for the implementation of Mitigation Measure 3.10.2a, providing a
13 concrete pad suitable for future location of a bus shelter adjacent to the proposed sidewalk.
14 The District recommends that Costco work in conjunction with the local Transit Authority
15 (MTA) to provide a shelter in addition to the concrete pad so that the benefits and incentives
16 to use mass transit would be immediately availabie rather than at an unspecified future date.
17
18 78. To further mitigate impacts to local air quality, it is recommended that Costco encourage the
19 use of low emission vehicles by providing a minimum of 2 electric vehicle charging stations.
20 The type of electric vehicle charging stations installed for the Project are subject to
21 MCAQMD review and approval.
?2
23 79. Any boilers or large combustion sources (over 500,000 BTU) requires an application and
24 review by the MCAQMD.
25
26 80. Any onsite operations which generate smoke many require a permit from MCAQMD. As of
27 2/15/2011, MCAQMD does not require permits for food preparation other than commercial
28 meat smoking.
29
30 81. MCAQMD has adopted a regulation requiring signage to be posted at loading areas
I 31 advising truck drivers of idling prohibitions. This required signage shall be posted on the
32 site.
33
34 82, Backup power sources require an application to be submitted to MCAQMD for review and
35 permit approval.
36
37 83. All products and equipment sold in store are subject to the Air Resources Board (ARB)
38 regulations regarding emissions and VOC content. MCAQMD advises all retailers to ensure
39 their supply system only allows ARB compliant products to be sold in California.
40
41 From Mendocino Countv Environmental Health
42
43 84. An installation permit, an annual operating permit, and implementation of a Hazardous
44 Materials Management Plan (HMMP) are required for the installation of the Underground
45 Storage Tank for the fueling station.
46
47 85. Hazardous materials used in the main store will also be included as part of the required
I 48 HMMP.
' Draft Conditions of Approval
' Costco Warehouse and Fueling Station Site Development Permit
File No.:11-O3-SDP-CGPC/11-16-EIR-CC-PC
, 12
1
2 86. A permit from Environmental Health is required for the operation of a food facility.
3 Application for this permit requires submittal of an application to start a food business,
4 complete set of construction plans, manufacturer's technical specification ("cuY') sheets, for
5 all food facility related equipment and payment of the major plan review fee.
6 i
7 From Mendocino Transit Actency
8
9 87. Provide a concrete pad for a bus shelter on the north side of the site east of Airport Park
10 Boulevard. The concrete pad for the bus shelter shall be a minimum of 8-feet by 20-feet
11 and able to accommodate the shelter (provided by MTA), bench, recycling/trash
12 receptacles, and parking for two bicycles and shall be ADA compliant. The project
13 proponent shall also provide a sidewalk to connect to the bus shelter pad if necessary to
14 connect the sidewalk on the north side of the site to the concrete pad for the bus
15 bench/shelter.
16
17 88. If the bus stop is located on-street, a reinforced pad shall be provided on the street to �I
18 support the weight of the bus (see Public Works condition above).
19
20 89. The concrete pad for the shelter and the on-street concrete pad are shall be shown on plans
21 submitted for building permit and are subject to MTA review and approval.
22
23 Reqional Water Qualitv Control Board
24
25 90. The following permits may be required from the Regional Water Quality Control Board and
26 the project proponenUapplicant shall apply for and receive approval of all required permits
27 prior to commencement of on-site activities:
28
29 A. Construction General Storm Water Permit (for land disturbance of more than one
30 acre). This permit requires the preparation and implementation of a Storm Water
31 Pollution Prevention Plan (SWPPP) that identifies BMPs to implement and maintain
32 to minimize pollutant discharge from the construction site. This permit also requires
33 the use of Low Impact Development (LID) to treat post-construction stormwater
34 runoff from impervious surfaces.
35
36 B. Waste Discharge Requirements (WDRs) or a Conditional Waiver of WDRs (required
37 for projects which discharge or threaten to discharge waste to waters of the state).
38
39 C. Industrial Storm Water Permit. This permit requires the development of a Storm
40 Water Pollution Prevention Plan (SWPPP) and a monitoring plan.
41
42 D. Water Quality Certification (permit issued for activities resulting in dredge or fill within
43 waters of the United States).
44
45 91. The Project site is located near an area of groundwater contamination, any groundwater
46 encountered during site development activities shall be managed to ensure that human and
47 environmental receptors are protected from exposure to contaminants and the
48 applicanUproject proponent shall notify the North Coast Regional Water Quality Control
49 Board Cleanups Division staff if and when any groundwater is encountered during
50 construction activities.
Dreft Conditions of Approval I
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-Ol-SDP-CGPC/11-16-EIR-CGPC I
13
1
2 From Caltrans
i
4 92. Prior to the Costco Wholesale building or fueling station opening to the public/members, the
5 traffic mitigation measures shall be completed.
6
7 93. Any work within the State right-of-way requires application for and approval of an
8 encroachment permit.
9
10 EIR Mitiqation Measures/Conditions of Aaproval
11
12 94. Aesthetics: Measure 3.1.2: All outdoor light fxtures shall be located, aimed or shielded so as
13 to minimize stray light trespassing across property boundaries. Fixtures shall be full cut-off and
14 nighttime friendly, consistent with LEED goals and Green Globes criteria for light pollution
15 reduction. The project applicanUproject proponent will be required to prepare a photometric plan
16 demonstrating that lighting will not spillover onto adjacent properties. Furthermore, the Project
17 will adhere to all City regulations relating to signage and the shielding of light in order to reduce
18 any potential negative effects from new light sources (per Building Code Sections §3225, §3226,
19 §3227). The revised light plan shall demonstrate an average light level no greater than 4
20 footcandle (fc) at grade (ground surface), and shall not exceed 10 fc in any location. Light
21 trespass onto adjacent private property shall not exceed 0.2 fc (at the property line). Light
22 trespass onto adjacent public rights of way or private roadway easements shall not exceed 0.2
23 fc measured at the centerline of the right of way. Pole-mounted parking lot lighting shall be
24 turned off one hour after the store closes. Alternatively, 50% of pole-mounted lighting may be
25 turned off if the City or store operator requests additional security lighting. These standards shall
26 be included in the Project conditions of approval as well as the mitigation monitoring and
27 reporting program. Timinq: Prior to final inspection and the grant of occupancy.
2g
29 95. Air Quality: Measure 3.2.2a: The Project will incorporate sustainability features in building
30 and site design with the goal of reaching a building efficiency rating that is greater than the
31 Title 24 requirement, in order to reduce energy consumption and associated GHG
32 emissions. As set forth in the "Project Description," the project will incorporate the following
33 sustainability features:
34
35 • Parking lot light standards are designed to provide even light distribution and use 20%
i 36 less energy compared to a greater number of fixtures at lower heights. The use of inetal
37 halide lamps provide a color corrected white light and a higher level of perceived
38 brightness with less energy than other lamps such as high pressure sodium.
i 39 • Locally extracted and manufactured building materials will be utilized where feasible.
40 . Pre-manufactured building components, including structural framing and metal panels,
4] are designed to minimize waste during construction.
42 . Pre-manufactured metal wall panels with insulation are designed to conserve energy by
43 increasing R-value and solar reflectivity. Building heat absorption is reduced by a
44 decrease in the thermal mass of the metal wall when compared to a typical masonry
45 block wall.
46 . Reflective roof material will meet the requirements for the USEPA's Energy Star energy
47 efficiency program. Reflective roofs produce lower heat absorption and thereby lower
48 energy usage during the summer months.
� Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-O3-SDP-CGPC/11-16-EIR-CGPC
14
I
I
1 • Skylights are used on the roof to reduce the need for interior lighting. A "daylight I
2 harvesting" system monitors and adjusts the mechanical and lighting systems in order to ,
3 conserve energy. The system includes the skylights, light monitors, energy efficient I
4 lighting fixtures, and associated control systems. On a typical sunny day, fewer than one
5 third of the interior lights are needed. ,
6 • Tree plantings to reduce summer heat gain within the parking field.
7 • Planting to incorporate a substantial amount of drought tolerant species.
8 • Irrigation system to incorporate the use of deep root watering bubblers for parking lot
9 shade trees to minimize water usage and ensure that water goes directly to the intended
10 planting areas.
11
12 Timin : Building Permit Plan Review. Plans submitted for a building permit shall include the
13 above features.
14
15 96. Air Quality Measure 3.2.2b: The applicanUproject proponent shall implement the following
16 measures, to the extent feasible and appropriate, to reduce motor vehicle trips and
17 emissions associated with Project operations:
18 • Promote the use of altemative fueled vehicles and equipment (i.e., CNG, electric, etc) for
19 Project operations. The applicant/project proponent shall implement two or more of the
20 following measures:
2] o Warehouse equipment, including forklifts, will be electric powered.
22 o Landscaping equipment will be electric powered.
23 o Preferred parking for zero emission vehicles.
24 o Retail fueling station will include a CNG refueling station.
25 o Customer parking will include a minimum of one (1) electric recharge station.
26 • Provide commute incentives for employees to utilize alternative transportation, such as
27 carpool/vanpool, transit, cycling, or walking. A Costco carpool and alternative
28 transportation manager shall be designated to oversee the implementation of these TDM
29 measures. Costco will provide its employees the following incentives:
30 o Four carpool parking spaces reserved for Costco employees;
31 o Bicycle parking as required by City standards;
32 o Employee locker rooms; I
33 o Rideshare Program, including recognition of rideshare participants at monthly
34 staff meetings and an annual update of rideshare benefits and incentives
35 provided to employees;
36 o A Rideshare Bulletin Board to be located in the employee breakroom, which will
37 contain information about the Rideshare Program, transit, bike routes, and other
38 alternate commute information;
39 o A Rideshare Newsletter to be published and posted on the Rideshare Bulletin
40 Board on a quarterly basis;
41 o Costco employees commuting to work in a rideshare program will be eligible for a
42 guaranteed ride home program in the event of an emergency or unexpected
43 situation (such as unscheduled overtime) on the days they rideshare.
44 o The applicanUproject proponent shall increase transit accessibility. Such i
45 measures could include the purchase of transit passes for employees. Also,
46 implement Mitigation Measure 3.10.2a.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: il-Ol-SDP-CGPC/11-16-EIR-CC-PC
�5
1 . The applicanUproject proponent shall improve the pedestrian and bicycle network.
2 Implement Mitigation Measure 3.10.2b and 2c.
3
4 Timinq: Prior to final inspection and the grant of occupancy.
5
6 97. Air Qualiry Measure 3.2.2c: Use low VOC architectural coatings.
7
8 Timinq: Building Permit Plan Review.
9
10 98. Geology and Soils Measure 3.4.1a (For Seismic Ground Shaking) - Prior to the issuance
1 1 of a building permit for any portion of the Project site, the Project sponsor shall:
12
13 A. Submit to the City Building Services Division a site-specific, design level geotechnical
14 investigation prepared for each development parcel by a registered geotechnical
15 engineer. The investigation shall comply with all applicable state and local code
16 requirements and:
17
18 1) Include an analysis of the expected ground motions at the site from known active
19 faults using accepted methodologies;
20 2) Determine structural design requirements as prescribed by the most current
21 version of the California Building Code, including applicable City amendments, to
22 ensure that structures can withstand ground accelerations expected from known
23 active faults;
24 3) Determine the final design parameters for walls, foundations, foundation slabs,
2� utilities, roadways, parking lots, sidewalks, and other surrounding related
26 improvements;
27
28 B. Project plans for foundation design, earthwork, and site preparation shall incorporate all
29 of the mitigations in the site specific investigations.
30
31 C. The Project structural engineer shall review the site specific investigations, provide any
32 additional necessary mitigation to meet Building Code requirements, and incorporate all
33 applicable mitigations from the investigation in the structural design plans and shall
34 ensure that all structural plans for the Project meet current Building Code requirements.
� 35
36 D. A registered City geotechnical engineer or third-party registered engineer retained to
37 review the geotechnical reports shall review each site-specific geotechnical
38 investigation, approve the final report, and require compliance with all geotechnical
39 mitigations contained in the investigation in the plans submitted for the grading,
40 foundation, structural, infrastructure and all other relevant construction permits.
41
42 E. The City shall review all Project plans for grading, foundations, structural, infrastructure
43 and all other relevant construction permits to ensure compliance with the applicable
44 geotechnical investigation and other applicable Code requirements.
45
46 Timinq: Prior to the issuance of a Building Permit
47
Draft Conditions of Approval
, Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-Ol-SDP-CC-PC/11-16-EIR-CC-PC
16
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1 99. Geology and Soils: Measure 3.4.1 b (For liquefaction and earthquake induced settlement)
2 — Prior to the issuance of a building permit for any portion of the Project site, the Project
3 sponsor shall:
4 A. Submit to the City a site-specific, design level geotechnical investigation prepared for
5 each building site or installed facility location by a registered geotechnical engineer.
6 The investigation shall comply with all applicable state and local code requirements
7 and: li
8 1) Provide site specific engineering requirements for mitigation of liquefiable soils;
9 2) Specify liquefaction mitigations that shall use proven methods, generally
10 accepted by registered engineers, to reduce the risk of liquefaction to a less than
11 significant level such as: ,
12 a) subsurface soil improvement, �
13 b) deep foundations extending below the liquefiable layers,
14 c) structural slabs designed to span across areas of non-support,
15 d) soil cover sufficiently thick over liquefaction soil to bridge liquefaction zones, �
16 e) dynamic compaction,
17 � compaction grouting,
18 g) jet grouting, I
19 h) mitigation for liquefaction hazards suggested in the California Geological I
20 Surveys Geology (CGS) Guidelines for Evaluating and Mitigating Seismic
21 Hazards (CGS Special Publication 117, 1997) including edge containment
22 structures (berms, dikes, sea walis, retaining structures, compacted soil
23 zones), removal or treatment of liquefiable soils, modification of site ,
24 geometry, lowering the groundwater table, in-situ ground densification, deep
25 foundations, reinforced shallow foundations, and structural design that can
26 withstand predicted displacements.
27 B. The geotechnical investigation shall evaluate these mitigations and identify the most i
28 effective and practicable mitigation methods for inclusion in the Project plans. These
29 identified mitigations shall be reviewed to ensure compliance with the CGS Geology
30 Guidelines related to protection of the public safety from liquefaction.
31 C. Project plans for foundation design, earthwork, and site preparation shall incorporate
32 all of the mitigations in the site specific investigations.
33 D. The Project structural engineer shall review the site specific investigations, provide
34 any additional necessary mitigation to meet Building Code requirements, and
35 incorporate all applicable mitigations from the investigation in the structural design
36 plans and shall ensure that all structural plans for the Project meet current Building
37 Code requirements.
38 E. A registered City geotechnical engineer or third-party registered engineer retained to
39 review the geotechnical reports shall review each site-specific geotechnical
40 investigation, approve the final report, and require compliance with all geotechnical
41 mitigations contained in the investigation in the plans submitted for the grading,
42 foundation, structural, infrastructure and all other relevant construction permits.
43
44 F. The City shall review all Project plans for grading, foundations, structural,
45 infrastructure and all other relevant construction permits to ensure compliance with
46 the applicable geotechnical investigation and other applicable Code requirements.
47
Draft Condition5 of Approval
Costm Warehouse and Fueling Station Site Development Permit �
File No.: 11-Ol-SDP-CC-PC/11-16-EIR-CC-PC �
17 �
1 Timinq: Prior to the issuance of a Building Permit
�
3 100. Hazards and Hazardous materials: Measure 3.5.2: Hazards Remediation. If
4 contaminated soil and/or groundwater are encountered or suspected contamination is
� encountered during Project construction activities, work shall be halted in the area, and the
6 type and extent of the contamination shall be identified in accordance with coordination of
7 the overseeing agency (RWQCB, DTSC, and/or MCEHD). A qualified professional, in
8 consultation with regulatory agencies (RWQCB, DTSC, and/or MCEHD) shall then develop an
9 appropriate method to remediate the contamination, and determine the appropriate
10 disposal method of any contaminated soil and/or groundwater. At this time, the available
Il studies suggest that no contaminated soil or groundwater will be found on site.
12 Nevertheless, this mitigation measure would require remediation procedures in the unlikely
13 event that contamination is encountered. Additionally, if required by an overseeing agency,
14 a remediation plan shall be implemented either before or in conjunction with continued
15 Project construction.
16
17 Timinp: During site preparation and all construction activities.
18
19 101. Hydrology and Water Quality: Measure 3.6.2: In the event that construction period
20 dewatering is required, The Project Applicant/Proponent will coordinate with the City
21 concerning dewatering activities and compliance with the provisions in the permit, such as
22 the effluent limitations in the permit, prior to discharge. The applicanUproject proponent will:
23
24 • Submit a Report of Waste Discharge and Application for NPDES Permit along with a
25 feasibility study of reuse of the groundwater to the RWQCB.
26 • Discharge flows only upon receipt of the Discharge Authorization Letter from the
27 RWQCB.
28
29 Timinq: During site preparation and ail construction activities.
30
31 102. Hydrology and Water Quality: Measure 3.6.4: The applicant/project proponent shall
' 32 prepare and submit to the City engineer and the North Coast Regional Water Quality Control
33 Board for approval a Final Drainage Plan. The Final Drainage Plan shall include design/plan
34 level depiction of the proposed stormwater drainage facilities on site, including the proposed
35 storm drainage system, vegetated swales, and the water quality features. The following
36 measures shall be implemented within the Final Drainage Plan, based on modeled runoff
37 volumes and flow rates specific to with-Project conditions:
38
39 . The applicant/project proponent shall design, implement, and maintain a stormwater
40 system such that there would be no net increase in project condition downstream peak
41 flows; and/or, with respect to the additional impervious surface area proposed for the
, 42 project, the applicanUproject proponent shall design and implement volume- and/or flow-
43 based Treatment Control Best Management Practices (BMPs) as defined in Attachment
' 44 4 (pages 5-6) of the State Water Resources Control Board (SWRCB) small municipal
45 separate storm sewer systems (MS4s) General Permit (Small MS4 General Permit)
46 (SWRCB Order 2003-0005-DWQ).
47 . The Final Drainage Plan is not required to include retention and/or retention features if
48 such features are not necessary to satisfy the above requirements.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
� File No.:11-Ol-SOP-CC-PC/11-16-EIR-CGPC
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1 • Prior to implementation, design drawings and any related documents or specifications I
2 with respect to these required mitigation measures shall be submitted to the City of
3 Ukiah and the North Coast Regional Water Quality Control Board.
4 • Modification of storm drain facilities within the State right-of-way (U.S. 101), may require
5 an encroachment permit, and shall be submitted to the California Department of
6 Transportation. ;
7
8 Timinq: Prior to the issuance of a Building Permit. I
9
10 103. Traffic and Circulation: Measure 3.10.1: The City shall construct Talmage Road
11 Interchange improvements, including the provision of two left-turn lanes on the westbound
12 Talmage Road approach to Airport Park Blvd. The improvements include the following
13 components:
14
15 • Closure of the existing stop-controlled US 101 Southbound Off-Ramp right-turn to
16 westbound Talmage Road
17 • All US 101 Southbound Off-Ramp traffic would be redirected to access Talmage Road
18 via a new full access intersection where the current loop ramp connects with Talmage
19 Road so that all off-ramp traffic would utilize the off-loop ramp.
20 • The existing US 101 Southbound Off-Ramp loop would be reconfigured to a more
21 standard 90-degree angle.
22 . The intersection of the loop ramp with Talmage Road would be controlled by a new
23 traffic signal.
24 • Both the eastbound Talmage Road and northbound US 101 Southbound Off-Ramp right-
25 turn lanes will have right-turn overlap phasing, while the westbound Talmage Road
26 approach would include protected left-turn phasing.
27 • The design would also provide for two left-turn lanes on the westbound Talmage Road
28 approach to AirpoR Park Boulevard, which should extend the entire distance to the
29 adjacent intersection.
30 • Since the left-turn lanes would extend all the way to the intersection, signs and markings
31 on the off-ramp are provided to direct drivers to the correct lane for their destination.
32 • Intersection markings should be incorporated that provide guidance so as not to create a
33 trap-lane situation for drivers in the far northbound left lane.
34 • Removal of the existing northbound right-tum overlap phasing at Airport Park ,
35 Boulevard/Talmage Road.
36
37 The City shall coordinate with the California Department of Transportation regarding
38 improvements to state facilities. The traffic mitigations shall be completed before Costco is
39 issued a certificate of occupancy. The City shall establish a funding mechanism to pay for
40 the cost of the improvement.
41
42 Timinq: Prior to the grant of occupancy.
43
44 104. Traffic and Circulation: Measure 3.10.2a: Provide a concrete pad suitable for future
45 location of bus shelter on the northern frontage of the Project site, adjacent to the proposed I
46 sidewalk.
47
48 Timin : Prior to the grant of occupancy.
49
I
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.:11-Ol-SDP-CC-PC/11-16-EIR-CGPC
19 I
J
1 105. Traffic and Circulation: Measure 3.10.2b: The Project ApplicanUProject Proponent
2 shall implement the following measures to reduce potential pedestrian impacts associated
3 with the Project:
4 • Install sidewalks along the project frontage on Airport Park Boulevard as identified in the
5 project site plan.
6 • Install high visibility crosswalk markings across driveway entrances to the project
7 including the existing cul-de-sac on the north side of the project to increase visibility of
8 pedestrians.
9 • Install ADA compliant curb ramps at driveway crossings and transition points along the
10 project frontage. Also, ensure that the existing curb ramps at the existing cul-de-sac
11 intersection with Airport Park Boulevard are compliant with current ADA standards.
12 • Provide an adequate pedestrian connection from the street frontage and main parking
13 area to the retail store entrance (per Ordinance 1098).
14
1 S Timinq: Prior to the grant of occupancy.
16
17 106. Traffic and Circulation: Measure 3.10.2c: The Project ApplicanUProject Proponent
18 shall implement the following measures to reduce potential bicycle impacts associated with
19 the Project:
20 • Install Class III bike lanes along the Project frontage on Airport Park Boulevard.
21 • The Project ApplicanVProject Proponent shall comply with Ordinance 1098, Airport
22 Industrial Park Planned Development, requirements to install the required number of
23 bicycle parking spaces (long-term spaces [bicycle lockers or covered parking spaces to
24 reduce exposure to the elements and vandalism] for Project employees and short-term
25 spaces for Project patrons and employees [at a convenient location adjacent to the
26 store's primary entry points]). Bicycle racks should be an appropriate design and
27 installed correctly to ensure proper function.
28
29 Timinq: Prior to the grant of occupancy.
30
31 107. Traffic and Circulation: Measure 3.10.4: In addition to the planned city constructed
32 left-turn lane on the westbound approach of Airport Road, the city shall construct a left-turn
33 lane on the eastbound Hastings Avenue approach should be installed at South State
34 StreeUHastings Avenue-Airport Road. Implementation of the recommended improvements
35 at Talmage Road/Airport Park Boulevard would result in acceptable operating conditions
36 during both the a.m. and p.m. peak hours.
37
38 Timinq: Prior to the grant of occupancy.
39
40 108. Biological Resources: Measure 3.12.1: The following measures shall be implemented
41 to reduce potential impacts on nesting birds:
42
43 A. If construction-related activities are to occur during the nesting bird season (February 15
44 through August 31), a qualified biologist shall conduct a preconstruction survey of all
45 potential nesting habitats within 30 days prior to the start of activities (grubbing, dirt-
, 46 moving, mobilization, or other construction-related activities) and within 500 feet of
47 construction activities. If ground-disturbing activities are delayed or suspended for more
48 than 30 days after the pre-construction survey, the site shall be resurveyed. The results of
49 these surveys shall be documented in a technical memorandum that shall be submitted to
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-Ol-SDP-CC-PC/11-16-EIR-CC-PC
Za
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1 the California Department of Fish and Game (if nesting birds are documented) and the City
2 of Ukiah.
3 B. If an active nest is found during the preconstruction survey, a no-work buffer of 500
4 feet will be established unless otherwise approved by the California Department of Fish
5 and Game (DFG). The qualifed biologist will coordinate with DFG to determine the
6 appropriate nest avoidance, monitoring, and protective measures appropriate for the
7 species and site conditions. In addition to establishment of a no-work buffer, these
8 measures may include daily or spot-check monitoring of the nesting activity as deemed
9 appropriate by DFG.
]0 C. If the preconstruction survey indicates that nests are inactive or potential habitat is
11 unoccupied during the construction period, no further mitigation is required. Trees and
12 shrubs that have been determined to be unoccupied by birds or that are located more
13 than 500 feet from active nests may be removed (500 feet is the distance regularly
14 recommended by DFG to prevent impacts to active avian nests).
15
16 Timinq: Prior to the issuance of a Building Permit.
17
18 109. Cultural Resources: Measure 3.14.2: If cultural resources are encountered, all activity
19 in the vicinity of the find shall cease until it can be evaluated by a qualified archaeologist and
20 a Native American representative. Prehistoric archaeological materials might include
21 obsidian and chert flaked-stone tools (e.g., projectile points, knives, scrapers) or toolmaking
22 debris; culturally darkened soil ("midden") containing heat-affected rocks, artifacts, or
23 shellfish remains; and stone milling equipment (e.g., mortars, pestles, handstones, or milling
24 slabs); and battered stone tools, such as hammerstones and pitted stones. Historic-period
25 materials might include stone, concrete, or adobe footings and walis; filled wells or privies;
26 and deposits of inetal, glass, and/or ceramic refuse. If the archaeologist and Native
27 American representative determine that the resources may be significant, they will notify the
28 City of Ukiah. An appropriate treatment plan for the resources should be developed. The
29 archaeologist shall consult with Native American representatives in determining appropriate
30 treatment for prehistoric or Native American cultural resources.
31
32 In considering any suggested mitigation proposed by the archaeologist and Native American
33 representative, the City will determine whether avoidance is necessary and feasible in light
34 of factors such as the nature of the find, project design, costs, and other considerations. If
35 avoidance is infeasible, other appropriate measures (e.g., data recovery) will be instituted. I
36 Work may proceed in other parts of the project area while mitigation for cultural resources is
37 being carried out.
38
39 Timinq: During site preparation and all construction activities.
40
41 110. Cultural Resources: Measure 3.14.3: If human remains are encountered unexpectedly
42 during construction excavation and grading activities, State Health and Safety Code Section
43 7050.5 requires that no further disturbance shall occur until the County Coroner has made
44 the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the
45 remains are determined to be of Native American descent, the coroner has 24 hours to notify
46 the NAHC. The NAHC will then identify the person(s) thought to be the Most Likely
47 Descendent, who will help determine what course of action should be taken in dealing with
48 the remains. i
49
50 Timinq: During site preparation and all construction activities.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CGPC
21
1
2 111. Global Climate Change: Measures 3.2.2a through 3.2.2d: The project shall
3 implement Mitigation Measures 3.2.2a and 3.2.2d. These measures include incorporation of
4 sustainability features in the building and site design in order to reduce energy consumption
5 and exceed the Title 24 building efficiency ratings (Measure 3.2.2a), implementation of a
6 carpool/vanpool program (measure 3.2.2b), increase transit accessibility (Measure 3.2.2c),
7 and improve the pedestrian network (Measure 3.2.2d).
8
9 Timinq: Prior to the issuance of a Building Permit.
10
11
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I
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit �
File No.: 11-O3-SDP-CGPC/11-16-EIR-CC-PC �
22 I