HomeMy WebLinkAboutpcm_01222014Final 1 UKIAH PLANNING COMMISSION
2 January 22, 2014
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Kevin Doble
8 Linda Sanders
9 Laura Christensen
10 Judy Pruden
11
12 STAFF PRESENT OTHERS PRESENT
13 Charley Stump, Planning Director Listed below, Respectively
14 Kim Jordan, Senior Planner
15 Cathy Elawadly, Recording Secretary
16
17 1. CALL TO ORDER
18 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
19 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, 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 November 13, 2013 and December 11, 2103
26 meetings are available for review and approval.
27
28 M/S Pruden/Doble to approve November 13, 2013 minutes, as submitted. Motion carried by an all AYE
29 voice vote (5-0).
30
31 M/S Doble/Pruden to approve December 11, 2013 minutes, as submitted. Motion carried by an all AYE
32 voice vote (5-0).
33
34 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
35
36 6. APPEAL PROCESS — Chair Whetzel read the appeal process. For matters at this meeting, the
37 final date to appeal is February 3, 2014.
38
39 7. SITE VISIT VERIFICATION - Confirmed by Commission.
40
41 8. VERIFICATION OF NOTICE- Confirmed by staff.
42
43 9. PUBLIC HEARING
44 9A. Costco Warehouse and Fueling Station Site Development Permit (SDP), Airport Park
45 Boulevard (File No. 11-1-REZ-SDP-CC-PC and 11-16-EIR-CC). Planning Commission
46 consideration of the Costco Wholesale and Fueling Station site development permit. The Project
47 includes construction of a 148,000 square foot Costco Warehouse store and 20-ppump fueling
48 station, 607 parking spaces, landscaping, and associated site improvements on a 15.33 acre
49 parcel on the east side of Airport Park Boulevard, south of Ken Fowler Auto Center. The Project
50 includes: a Costco store with a bakery, pharmacy, optical center, hearing and testing center, food
51 court, photo center, tire sales and installation; fueling station with 16 pumps with the ability to
52 expand to 20 pumps; sales of 4,000 products; and employment of 175 to 200 people.
53
54 Planning Commission will consider relying on the Costco Wholesale Project EIR certified by the
55 City Council on December 18, 2013 (City Council Resolution 2013-34) and the CEQA findings
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 1
1 and statement of overriding considerations adopted by the City Council on December 18th (City
2 Council Resolution 2013-35).
3 On December 4th, the City Council considered the certification of the EIR and continued
4 the consideration of the certification of the EIR to its December 18, 2013 meeting. On
5 December 18, 2013, City Council concluded its consideration of the EIR and adopted a
6 resolution certifying the EIR. On December 18, 2013, the City Council also adopted a
7 statement of overriding considerations for the Project.
8
9 Planning Director Stump commented how tonight's meeting will be conducted and provided an overview
10 of the Costco Project:
11 • Planning Commission review of the Site Development Permit (SDP) is another step in the Costco
12 process where the Planning Commission has participated in a number of these steps by 1) review
13 of the draft/final Environmental Impact Report (EIR) with a corresponding recommendation to City
14 Council to certify the final EIR; 2) review of a resolution for the Statement of Overriding
15 Considerations with a recommendation to Council to adopt this resolution; 3) Recommendation
16 that City Council introduce and adopt an Ordinance to rezone the property and to amend the
17 Airport Industrial Park Planned Development Land Use Map to change the land use designation
18 of the Costco Project site from Industrial/Auto Commercial and Light/Manufacturing/Mixed Use to
19 Retail Commercial.
20 • City Council certified the EIR for the Costco Project with adoption of Resolution 2013-34. City
21 Council made the required CEQA findings and statement of overriding considerations with
22 adoption of Resolution 2013-35 (attachments 5 and 6 of the staff report). City Council introduced
23 and adopted the Ordinance rezoning the associated parcels from Industrial/Auto Commercial and
24 Light Manufacturing/Mixed Use to Retail Commercial; and approved a Development Agreement
25 with Costco Wholesale for conveyance of the property.
26 • The aforementioned steps taken have led to tonighYs recommended actions.
27
28 Costco Consultant Team Representatives gave a PowerPoint Presentation describing in detail the
29 proposed Costco Wholesale Project the contents of which are incorporated into the minutes as
30 attachment 1 as follows:
31
32 Michael Okuma—Costco: Agenda, introduction, site plan and access, sustainable practices;
33 Matt Cyr—Barghausen Engineering: The fuel facility;
34 Steve Calcagno— Kier&Wright Civil Engineers: Drainage and storm water;
35 Joseph Welch — Mulvanny G2 Architecture: Architecture, animation demonstration, Highway 101
36 frontage, lighting;
37 David Babcock—David Babcock&Associates: Landscape architecture.
38
39 Senior Planner Jordan gave a staff report with PowerPoint presentation the contents of which are
40 incorporated in the minutes as attachment 2 and noted the Planning Commission is asked tonight to:
41 • Consider the Site Development Permit for the Costco Warehouse and Fueling Station that
42 includes certain recommended project modifications to the landscaping plan the approval of
43 which would make the project compliant with the AIP PD Ordinance requirements that are
44 specifically addressed in the staff report.
45 • Consider/review comments received from staff, public and applicant after the staff report was
46 written that have been provided at places incorporated(attachments 3, 4, 5 and 6 of the minutes);
47 and,
48 1) Make a motion and vote to utilize the Costco Wholesale and Fueling Station Project EIR
49 certified by the City Council on December 18, 2013 as an adequate environmental review
50 document for the Project Site Development Permit;
51 2) Make a motion and vote to rely on the CEQA findings and a statement of overriding
52 considerations adopted by the City Council in City Council Resolution 2013-35;
53 3) Make a motion and vote to approve the Costco Warehouse and Fueling Station Project Site
54 Development Permit based on the findings included in attachment 1 and subject to conditions
55 of approval included in attachment 2.
56
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 2
1 Commissioner Sanders:
2 • Asked when the square footage of the proposed building was increased from 137,050 sq.ft. to
3 148,000 sq. ft.?
4 • Referred to page 5 of the staff report related to response to comments on the EIR that the
5 landscaping plan was revised to provide additional screening of the parking area from US 101
6 that includes a high landscaped berm along the east-side of the site and questioned lines 19 and
7 20 that states, `the berm extends from the north of the site to the middle of the east property line
8 and from the south end of the fueling station to the south property line. The break in the
9 landscape berm is the result of a lack of space necessary in this area to create the berm' and
10 asked related to screening if this is the area where the trees intended for screening will be
11 planted and will there be a break in the berm?
12 • What would be the process if Costco wanted to expand its fueling station to include four new
13 pumps for a total of 20 pumps?
14 • Asked if the State required the fuel tanks be double the thickness.
15 • How deep does the excavation for the tanks need to be?
16
17 Staff:
18 • Is unsure of the exact time when the square footage of the building changed. The EIR analyzed
19 148,000 square feet for the building. Is there a concern related to the change that needs to be
20 addressed?
21 • There are trees all along the east property. According to the site plans the berm breaks in certain
22 areas and continues again.
23 • Costco would have to amend the Site Development Permit to expand the fueling station to
24 include additional pumps. This is included as a condition of approval for this site development
25 permit.
26 • I would defer to the applicant for a response on the fuel tanks.
27
28 Commissioner poble:
29 • Related to the fueling station, drainage and storm water asked for clarification concerning the
30 fueling station canopy and how the fueling area would be hydraulically separated? Assumes that
31 the canopy covers the entire fueling area to include the length of hoses and where the cars are
32 parked but requests clarification as to what the consultant means by a separation of what occurs
33 inside and outside of the canopy area as it relates to the process for capturing storm water runoff.
34 • Requested clarification related to rainfall on the canopy that does not go into the fueling area is
35 taken out via downspouts?
36 • Does a project of this magnitude provide for a spill prevention control counter measure plan?
37 • Under the waste discharge requirement with the State Regional Water Quality Board, does this
38 include periodic monitoring offsite for discharge during storm events?
39
40 Matt Cyr:
41 • Addressed the separation outside and inside of the canopy of the fueling station and noted a
42 trench will be constructed that would also serve to isolate runoff from the canopy.
43 • Confirmed the downspouts would handle rainwater runoff from the canopy.
44 • Confirmed a spill prevention control counter measure plan is required for the fueling facility.
45 • Would defer the question concerning monitoring offsite to the expertise of a civil engineer.
46
47 Commissioner Pruden:
48 • What is the life of the underground fueling tanks?
49 • Is it the vendor telling you about the life span of the tank?
50 • Are fiberglass tanks designed to float and/or go with the ground movement during a seismic
51 event?
52 • Will on and offsite monitoring devices be used to advise of contamination?
53
54
55
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 3
1 M att Cyr:
2 • The tanks are made of fiberglass. Costco has not had to make any change-out of tanks. There is
3 no corrosion issue associated with fuel tanks made of fiberglass. Essentially, the life of the tanks
4 would be the life of the site and how long the fueling station operates.
5 • Would have to consult with the vendor to actually verify the life of the fiberglass fuel tank. It is his
6 understanding a fiberglass fuel tank is for the life of the site.
7 • Explained how the tanks are designed and securely anchored.
8 • The fueling station has an extensive monitoring system above and below ground that will
9 automatically shut off the system should contamination or a malfunction of any kind occur and
10 explained how the various alarm systems work for the facility.
11 • Confirmed the fuel tank is doubled walled
12 • The depth of the tanks underground is between 15 and 18 feet.
13
14 MichaelOkuma:
15 • Explained the emergency procedures in the event of a spill and/or contamination detection issue.
16 • There are four different alarms, including on and off site. The system alarm which will sound and
17 shut down the facility, the alarm in the store, the alarm at corporate, and a third party alarm.
18 • The warehouse has an alarm system so that the store manager is advised immediately of an
19 issue occurring at the fuel facility.
20
21 Commissioner poble:
22 • Related to the storm water management plan referencing civil plan sheets C2/C3 identified six
23 different drop inlets that actually exist in the paved surface. It does not appear those paved areas
24 are draining through landscaping before entering the storm drain system and would like
25 clarification in this regard. Found that the drop inlets are not labeled. Asked if the drop inlets are
26 correctly labeled to receive runoff from the paved surface or should they be called `junction
27 boxes.' Do these junction boxes have a closed or open drain? It appears the junction boxes are
28 mislabeled on the civil plan drawings.
29 • Understands surface water passes through the contamination treatment device that is proposed
30 before the water reaches the storm drain system.
31 • Asked if the down spouts from the building are connected to the storm drain system? They
32 appear to be going to a CDS unit and asked for an explanation in this regard.
33 • Is there a reason why a proprietary device is not used as opposed to disconnecting the
34 downspouts and allow runoff to flow into the landscaping adjacent to the building?
35 • Related to the plans that address the elevation for the fueling station asked if the data in the site
36 plan is prepared with the same data that is in the floodplain study? As such, the 10-year storm
37 would actually have to be contained within the channeled area and asked if this aspect was
38 thoroughly analyzed as to whether or not there is the potential for this area to backup over the
39 berm and into the storm drain system? Related to the 100-year storm event, does this have the
40 potential to actually crest the banks of the fueling area or does it stay within the channel?
41 • Asked for clarification for a large flood event, there is really no chance the storm water would
42 come over the top of the berm and into the fueling station area.
43 • Asked if Costco has a sound drainage system in the event of a 100-year flood event?
44
45 Commissioner Pruden:
46 • Related to the infiltration planters for drainage into the landscaping, asked if`sandy loam' soil was
47 being used and if this was the filter material being used? Does 'sandy loam' material ever reach a
48 saturation point where it has to be removed and replaced? Is testing performed? How do you
49 know when the facility is no longer functioning properly?
50 • Who does Costco use to perform landscape maintenance? Cautioned that Costco should be
51 careful about the choice of vendors or even a change in vendors used to do landscape
52 maintenance and cited examples of poor landscaping maintenance techniques used on other
53 commercial properties that essentially destroyed what was once nicely landscaped sites. It is
54 important that the Costco warehouse manager keep updated records including contact telephone
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 4
1 numbers for the landscaping maintenance vendors in case there is a problem or a change in the
2 vendor.
3
4 Steve Calcagno:
5 • Confirmed that junction boxes do service the site and verified the location. The structures seen
6 on the site plans are essentially drop inlets and do not collect water. They are considered
7 junction boxes.
8 • Confirmed the junction boxes have a closed drain.
9 • It appears some of the drainage features are mislabeled on the drainage plans.
10 • Agrees surface water should pass through the proposed treatment device.
11 • The CDS unit is essentially an underground manhole that allows the water from the roof in this
12 case to drain through it directing water to circle into the vortex of the manhole going to/passing
13 through `media filters.' They are big canisters that have media filtration particulates inside.
14 These canisters are regularly maintained. This system is designed to remove all pollutants
15 before going to the storm drain system. In short, storm water runoff is treated before it enters the
16 storm drain system.
17 • Costco uses proprietary devices. They are very effective and well maintained. In the case of
18 trying to discharge roof water into adjacent landscaping there is not enough landscaping `snug
19 up' against the building so there is not the opportunity to spill roof water directly into the
20 landscaping. Other opportunities to do so have to be looked at such as the use of inedia filters
21 have been proven to be very effective in this regard.
22 • Confirmed elevation-related data on the site plans were prepared/compared/analyzed with the
23 same data that is used in the floodplain study.
24 • Related to the 10-year and 100-year flood events, the water would stay within the channels. For
25 a five-year flood event water would be contained within the channel located to the south of the
26 Project.
27 • Confirmed during a large flood event, there would be no chance for the water to come over the
28 berm and into the fueling station. This aspect is looked at in terms of`free-board' and this term is
29 meant to look at the difference in elevation between the building and in this case the flood
30 elevation. As such, the intent is to maximize consideration related to the elevation between the
31 building and flood elevation in both 10-year and 100-year flood events. Costco is exceeding the
32 criteria in this regard.
33 • Confirmed Costco has a firm drainage system in place should a 100-year flood event occur.
34 • Confirmed `Sandy Loam' is the filter material that will be used. It could be eight to twelve years
35 between frequencies of having to be maintained.
36
37 David Babcock:
38 • As part of Costco operations, the parking lot will be swept clean daily and this process removes
39 the majority of the pollutants that would ordinarily end up in the infiltration planters and this keeps
40 infiltration planters from having to be maintained so often. The warehouse manager must follow
41 an Operation and Maintenance Plan developed for the site that has specific criteria and requires
42 inspection of the downstream inlets, including the perforated piping below the ground to make
43 certain these facilities are functioning properly. The maintenance plan will identify and address all
44 facilities/landscaping that requires maintenance. If the landscaping is not growing and/or specific
45 plant species are not doing well, consideration will be given in this regard. The operation and
46 maintenance program has criteria on how to deal with such issues.
47 • The conditions of approval require maintenance and inspection of the facilities and the
48 recordation of a Maintenance Agreement. The maintenance agreement must be approved by
49 the City of Ukiah. All facilities must be properly maintained.
50 • Local contractors are used to perform landscaping maintenance, including pruning, trimming,
51 checking the root systems and soils, and keeping storm water inlets free of debris, and
52 performing other maintenance duties.
53 • Meetings related to landscaping/maintenance on the site includes the warehouse manager. It is
54 the manager's responsibility to make certain landscaping is maintained properly.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 5
1 • Costco spends a great deal of money on landscaping so from a cost perspective it is to their
2 advantage to hire professional, licensed, and experienced landscaping crews to see that all the
3 landscaping on the site is appropriately maintained.
4
5 Planning Director Stump: City staff does not typically monitor the landscaping maintenance companies
6 that retail establishments hire. Projects have conditions of approval that require proper maintenance of
7 the landscaping. Is fully aware damage can be done to landscaping by companies that are not properly
8 trained. The City does not have a program to require a retailer to inform the City when they are changing
9 landscaping maintenance crews.
10
11 Commissioner Sanders:
12 • Related to the fuel station facility referred to site plan sheet 7.2, and requested clarification
13 regarding the plans that indicate the drainage is directed away from the designated wetlands as
14 the staff report states the drainage is moving north.
15 • Inquired about the two outfall areas along the wetlands and how this works with the rest of the
16 property.
17
18 Steve Calcagno:
19 • Demonstrated on the site plan the direction of the drainage flow with regard to the fueling station
20 and identified the collector in the planter on the north end of the queuing area of the fuel station
21 where people are waiting to get into the gas station that also represents the low point in the
22 region, and noted there is also a low point underneath the canopy and demonstrated the location
23 on the site plan. All of the drainage slopes to the north.
24 • Surface water collects and drains into inlets that are then conveyed through an underground
25 piping system which goes into the existing outfalls structure that is located in the wetland areas.
26 The low point located by the fuel station canopy gets conveyed into the underground pipe out to
27 the drive isle which is then conveyed through a pipe that reaches the wetlands by way of an
28 outfall structure further to the south. So when addressing how this area drains, surface
29 conveyance is drained into planters located to the north that goes into a pipe that flows to the
30 south that goes to the outFall structures.
31
32 Chair Whetzel: Asked if the security anchors holding down the tanks would withstand a 4.0 or greater
33 seismic event.
34
35 Matt Cyr: The anchors are designed for seismic zone 4. San Francisco earthquakes of considerable
36 magnitude are a zone 4 classification.
37
38 Chair Pruden:
39 • Asked who owns the proposed Costco property and Parcels 2, 3, and 4 as shown on sheet 5 of
40 the plans that consists of approximately 18 or more acres.
41 • The Costco property consists of about 15.3 acres. The remaining three acres according to
42 documents are designated wetlands and asked why these parcels were not zoned `Open Space?'
43 • Assumes the sale of the proposed Costco Project is contingent upon what occurs at tonight's
44 hearing whether or not Costco receives their entitlements in order to proceed with permits, etc.
45 • As a point of clarification, the opening remarks concerning this project indicated it was a
46 retail/commercial area, it is now but for the those who are not familiar with the Airport Industrial
47 Park (AIP) an AIP Planned Development Ordinance was formulated in the 1980s where many
48 zoning amendments have been made over the years to the ordinance that governs the uses of all
49 properties in the AIP PD. It has essentially become a political process because every time a
50 project comes forward that does not fit the corresponding zoning a zoning amendment has to be
51 approved for the project. This process has been done many times over the years and yet again
52 for the proposed Costco project.
53
54 Commissioner poble:
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 6
1 • The City could choose to establish a new open space zoning district in the future, but this issue is
2 not part of the Costco Project Site Development Permit application being reviewed tonight.
3 • Is it possible for the Planning Commission to have a discussion about possibly establishing new
4 zoning classifications?
5
6 Planning Director Stump:
7 • The Costco property and Parcels, 2, 3, &4 are owned by the City of Ukiah.
8 • There are some areas that are not wetlands. The City does not have a category for wetland
9 and/or open space zoning.
10 • It is possible to establish a new zoning district that incorporates a new zoning classification.
11 • The topic of possibly creating new zoning classifications such as for wetlands/open space is a
12 discussion the Planning Commission could initiate. The matter of establishing new zoning
13 classifications/designations was brought up during the hearings for the Costco EIR. This is
14 something that can be done as a future project during the budget hearings which is the time when
15 a list is established addressing what areas the planning department will be working/focusing on
16 for the year.
17 • Explained the review process for establishing new zoning districts.
18 • Confirmed Costco needs their'entitlements' in order to move forward with the required permits.
19 • While zoning amendments have been made for projects in the AIP PD, each proposed zoning
20 amendment was carefully discussed. The course the AIP PD has taken over the years has been
21 to a retail/commercial zoning designation which has been market driven.
22
23 Commissioner Sanders:
24 • Indicated Councilmember Baldwin will bring the matter of possible establishing a rezone
25 concerning wetlands/open space to Council for consideration/discussion in the next couple of
26 months.
27
28 Chair Whetrel:
29 • The reason for changes in the AIP PD from industrial/light manufacturing over the years may be
30 attributed to the `big push' to get rid of industry in the town/county.
31
32 Break: 7:57 p.m.
33 Reconvene public hearing: 8:05 p.m.
34
35 James Houle, Redwood Valley:
36 • Has been following the Costco Project for three years. Very frustrated that my concerns have not
37 been addressed or questions answered.
38 • Has attended various types of ineetings relevant to the Project including the Oversight Board of
39 the Successor Agency to the Dissolved Redevelopment Agency of the City of Ukiah where he
40 was the only public member present.
41 • There is no need in the community to have a Costco store and cited reasons why that include
42 potential impacts to other retail establishments, traffic and safety, the potential for Walmart to
43 come back with their`superstore project that would essentially contribute to more traffic problems
44 in the area and in the town, financial concern for the cost of the many road/Talmage
45 Road/Highway 101 interchange improvements identified necessary to accommodate a Costco in
46 Ukiah and with taxpayers potentially having to bear this burden and/or other concerns/potential
47 impacts, no one `naked for lack of clothes', no one looking for cheap books, `no one is starving on
48 the streets for lack of food.'
49 • Approving Costco could allow Walmart to return and no one is talking about this.
50 • The Planning Commission has the authority to modify the Costco Project as would best benefit
51 the City, the citizens and the environment.
52 • Does not support approval of the Site Development Permit application.
53
54 Mary Anne Miller:
55 • Mr. Houle is absolutely right.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 7
1 • The Planning Commission has the job of reviewing and potentially approving the Site
2 Development Permit. This body is essentially the custodian of the use. The question is how much
3 of the use is good for the community and its citizens. Addressed the process of steps that has led
4 to review of the Site Development Permit and noted the final EIR has been certified by the City
5 Council. While the mitigation measures supporting approval of the EIR were `weak' nevertheless
6 the document was certified. Is of the opinion many of the impacts and public concerns expressed
7 regarding environmental issues were not adequately addressed in the Final EIR. Her Letter#141
8 in the Final EIR proposes environmentally superior alternatives to the proposed Project.
9 • Questioned why the Statement of Overriding Considerations was approved by Council for the
10 significant and unavoidable impacts to air quality, global climate change and transportation and
11 traffic identified in the EIR such that the overriding economic, legal, social, technological or other
12 benefits of the Project outweigh the significant effects on the environment. Project approval is up
13 to the discretion of the Planning Commission, but it appears since the EIR was certified that the
14 Planning Commission automatically will approve the Site Development Permit as proposed
15 without any consideration for modifications. The Planning Commission can improve the project in
16 many ways by making modifications so it works/fits better for the community. This project has
17 essentially not been approved by anyone and so the Planning Commission has the opportunity to
18 deny it and/or make it better. Only the EIR has been approved.
19 • Concurred with Mr. Houle the Planning Commission has within its purview the legal right to
20 modify the project to better benefit the community and environment by selecting any range of
21 square footage, have some gas pumps or no gas pumps, for instance.
22 • Related to the EIR, this document is merely a study, it is not an approval of a project. The EIR
23 talks about Project Alternatives. The Planning Commission could choose the `No Gas Station'
24 alternative.
25 • Supports a `No Gas Station' alternative/downsized project as more specifically discussed in her
26 letter to the Planning Commission received by staff January 16, 2014 included as attachment 3A
27 of the staff report with recommended conditions of approval that would help improve the project.
28
29 Commissioner poble:
30 • Takes exception to Ms. Miller's comment that the Commission is not sure why they are ere and
31 thinking that the project is `already' approved.
32 • The Commission understands the purpose of tonight's meeting and knows that the Project has
33 not been approved.
34
35 Mary Anne Miller:
36 • Did not mean to infer that the Commission views the Project as already `approved' as proposed
37 and apologized.
38
39 Jeffrey Blankfort:
40 • I attended a number of Planning Commission meetings opposing the Walmart project. This is the
41 first hearing I have attended for Costco.
42 • I thought that by now with all of the public testimony regarding the gas station, it would have been
43 removed from the Project by now since it is totally unnecessary and is too close to the wetlands.
44 Cited as an example what detrimental effects Caltrans has caused to the wetlands in Willits with
45 the Willits By-Pass project.
46 • Not sure that the tanks would withstand the kind of earthquake that occurred in 1989 in San
47 Francisco.
48 • Basically, Costco is more popular than Walmart.
49 • I have not heard anything tonight that would indicate the wetlands would be protected in the event
50 of a major earthquake.
51
52 Mike Peterson:
53 • Resides in Ukiah.
54 • Supports the `No Gas Station' alternative. Ukiah does not need another gas station.
55 • Would like to see the wetlands, groundwater and community protected.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 8
1 • Does not support the tire center component of the Project. Ukiah does not need another tire
2 center.
3 • Sees traffic as a problem in Ukiah; The Costco project would further contribute to the problem
4 and recommends considering a second access at the south end of town.
5 • Supports downsizing the Project with no gas station or tire center.
6
7 Dennis Slota representing the Audubon Society and Ukiah Astronomical Society:
8 • Has provided public testimony regarding the proposed Project.
9 • Concerns expressed pertain to lighting and lighting energy efficiency, project sustainability related
10 to lighting, height of lighting poles/ illumination, and/or other project-related sustainability aspects
11 such as unnecessary curb cuts/overly long car stops, the gas station and corresponding potential
12 impacts to wetlands related to fuel tank leaks over a 25-year period and storm water treatment.
13 • Has reviewed the EIR and is of the opinion significant improvements can be made to lighting,
14 possible relocation of the fueling station away from the wetland areas, use of landscaping for
15 storm water treatment and eliminate or minimize car stops to allow storm water into the drainage
16 swales and no curb cuts less than two feet in width as preferred conditions of approval.
17 • Thanked the Planning Commission for doing a very tedious time-consuming job.
18 • Is concerned about lighting for the Project and preservation of the nighttime dark sky, particularly
19 the fueling station and with potential impacts to persons, wildlife, etc. Would like to see all lighting
20 adequately filtered and downcast and for the lights not to be taller than the trees in the parking lot.
21 • Gave a PowerPoint presentation related to lighting comparing the proposed lighting to the use of
22 high/low pressure sodium, LEDs on shorter poles to the use of overly bright metal halide lights
23 that contain toxic mercury in terms of promoting/encouraging sustainability and energy efficiency
24 and explained how so.
25 • Supports less biologically disruptive lights to the night sky such as low pressure sodium for LED
26 or use on lower poles in the parking lot and the gas station facility that would be 25-27 feet tall.
27 • Also gave a demonstration of the lighting using metal Halide as the lighting source and the
28 corresponding negative impacts resulting from glare and extreme illumination.
29
30 Chair Whetrel:
31 • The City requires all lighting for projects be International Dark Sky Association compliant. The
32 Planning Commission typically only approves lighting for projects if they meet International Dark
33 Sky Association standards.
34
35 Susie Knopf:
36 • Is a resident of Ukiah and a recent graduate of the California Naturals program.
37 • Wanted to address: the location of the entrance, outdoor lighting, and landscaping.
38 • Is of the opinion the entrance to the store is pedestrian unfriendly. If a person gets off the bus,
39 he/she has to walk a considerable distance all the way around the building.
40 • The poles in the parking lot would be situated way too high. Looking around the community lights
41 are generally too high. They are too high on State Street, residential areas, parking lots, etc.
42 Recommends lowing lights around the community more toward a human scale.
43 • Would like to thank Mr. Babcock for including wildflowers and more native species in the Project.
44 At the same time would like to encourage even more native plantings.
45 • Asked about the Oak trees along the Caltrans ditch on Highway 101 and if they will be retained?
46 Pointed out use of pesticides will kill off the wildflowers and provided information about how to
47 care for them so they will come back year after year.
48 • Related to signage, as trees mature and sometimes cover signs that they be properly
49 pruned/trimmed.
50
51 Pinky Kushner:
52 • Has a list of project comments in addition to those submitted in her email correspondence to staff
53 dated January 17, 2014 in attachment 3A of the staff report and other correspondence contained
54 in the Final EIR letter#138:
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 9
1 o Related to the site plans sheet 7.1 that describes the bio-swale along the parking lot just
2 west of the Caltrans ditch where it appears to be six inches or less deep and questioned
3 whether this is deep enough or should it be deeper.
4 o Would like to see the drainage basins incorporate some kind of netting or mesh in
5 addition to the grates underneath that would protect bird habitants in the event a young
6 chick falls out of a nest and through the grates and caught in the drainage and/or piped
7 area. A mesh would be very appropriate.
8 o Is there a sitting area for the employees? Are they expected to eat lunch sitting in their
9 cars?
10 o Would like to see this project utilize shorter light poles even though Walmart or
11 Freidman's do not, but this project would be located right by wetland areas. Related to
12 which lights to choose, it should be which lights are most suitable for a wetland neighbor
13 and this should be the criteria. Lights should be suitable to wildlife.
14 o Related to landscaping and discussions with Costco landscape architect Babcock would
15 like flexibility regarding the landscape plan to allow the opportunity to learn about what
16 plants are suitable and/or can thrive. We do not know what plants can essentially survive
17 since we are in our second year of drought. As such, the plantings should be reviewed.
18 Nobody would want Costco to spend a lot of money on landscaping only to have the
19 plants fail. There needs to be some flexibility in the landscaping so that adjustments can
20 be made to the species if necessary according to nature and/or other conditions.
21 o Related to the gas station, is of the opinion the gas station should not be the first
22 development one sees as he/she drives into Ukiah from the freeway. Does not know if
23 this means eliminating the gas station or relocating it to the north side of the site.
24 o Is of the opinion that Ms. Miller did a very good job explaining that the proposed Project
25 has never been approved by the Planning Commission or anyone else. Only the EIR has
26 been approved. The Planning Commission has the authority to `massage' the Project and
27 make it better.
28
29 Chair Whetrel:
30 • An area on the north end of the store has outside accommodations for employees. There is also
31 a break room inside the warehouse.
32
33 Chuck Williams:
34 • Is not particularly in support of Costco coming to Ukiah. City Council and the City have invested a
35 lot of time and energy into the Costco Project that it is unlikely anything can change in this regard.
36 With this being the case would like to make suggestions.
37 • Representing the California Native Plant Society, would like to see the use of more native plants
38 and make landscaping recommendations. (Refer to attachment 6, i.e., letter to Planning
39 Commission dated January 22, 2014).
40 • Thanked Costco for using some native plants in the landscape plan. The landscaping plan looks
41 `pretty good' in spite of the fact that for every one native plant there are 24 non-native plants in
42 the plan.
43 • Recommended the use of such native species as:
44 o California Fescue is a grass and likes to grow in the shade of Oak trees.
45 o White Groove Sedge to plant inside the tree enclosures where the water is going to be
46 draining through. This plant prevents other unwanted plants from growing in planters/tree
47 enclosures and is available locally.
48 o Both Wild grapes and Lonesteria plant. Lonesteria is another type of vine that could grow
49 on fences.
50 • Had questions about some of the plant species selected in the plans.
51 • In talking with Caltrans about the native roadside plantings along Highway 101 there is a
52 statewide policy for Caltrans to plant native plants within their the right-of-way. Native plantings
53 provide a real habitat for critters and Caltrans would be willing to consider the use of native
54 species for purposes of increasing the effect native species have on wildlife and the environment.
55 While it cannot be known specifically what kind of native species Caltrans would plant, but if you
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 10
1 were to change all the plant species along the freeway frontage, Caltrans would be willing to plant
2 their native plants too. This would make the whole habitat better.
3 • The California Conservation Corps (CCC) located in Talmage is interested in assisting with
4 landscaping because they want to encourage people to get into the National Wildlife Federation
5 for the purpose of certifying wild garden programs. Encourage Costco to utilize CCC assistance
6 in order to qualify for the wild garden program.
7 • Costco would border the wetlands and this is considered the uplands of a riparian area, which is
8 very important to riparian habitat because the critters that live there want to be in the pond, in
9 trees and in places where they can hide and get food. Would suggest the use of native plants
10 here.
11 • Is not clear whether or not wetlands will be monitored and is concerned with the proposed Project
12 of what might occur downstream because there are other wetlands there.
13
14 Brian Kornegay:
15 • Thanked the Planning Commission and Costco team.
16 • Supports the Costco Project.
17 • Is hopeful the Planning Commission will make the right decision.
18
19 Lee Kraemer:
20 • The purpose of lighting is to ensure safety. His experience with high and low pressure sodium
21 lights is they do not ensure safety because they do not have the ability to cover a wide spectrum
22 and do not provide enough light. There are dark spots associated with this type of lighting source.
23 • `Black LED' lights have come out and this may be something to consider. It is an energy efficient
24 light that can cover more of the spectrum so you can see people and cars in motion in parking
25 lots.
26
27 Mike Petersen:
28 • Talked more about traffic problems at different intersections.
29
30 Steve Scalmanini:
31 • Has questions regarding the process. Is tonighYs Planning Commission action the end of the
32 process?
33 • Did not see `an appeal' as one of the options relative to the process. What subject matter
34 represents the basis for an appeal.
35 • Asked about public access to documents pertaining to the Costco Project, i.e., the site plans
36 particularly.
37 • Related to the PowerPoint presentation for the gas station, questioned the representation was
38 accurate based on the number of pumps proposed for Ukiah compared to the number of pumps
39 shown in the lighting representation. It may be the picture portrayed was that of another Costco
40 in another city. Is of the opinion the site plans in the slideshow for the gas station may have not
41 been a true representation to match what is being proposed and this aspect is not clear.
42 • The terms `gas station' and `fuel station' are used interchangeably. So are diesel and other fuel
43 types excluded and asked for clarification of this.
44 • Has concerns about whether the conceptual site plan is optimal and questions the entrance and
45 exit locations.
46 • Questions the fuel station location, particularly with it being located near wetland areas and far
47 away from the store and Airport Park Boulevard.
48 • Related to the bus stop on the north side of the site, it is too far for pedestrians using public
49 transportation to walk to the store entrance, since they would have to walk entirely around the
50 building.
51 • Necessary to look at pedestrian orientation in and around the tire center. It appears to be a
52 pedestrian inconvenience.
53 • Questions the location of the warehouse building on the site. If the building were located closer to
54 the freeway there would be room for three isles for fueling station adjacent between the building
55 and Airport Park Boulevard. There would be less driving distance involved with the least amount
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 11
1 of contact with the customers who are parking and going into Costco. The fueling station should
2 be located nearest to where person enter the site.
3 • Has no knowledge whether or not Costco will allow for public signing of voter initiatives on the
4 site. Knows that some retailers, such as Trader Joe's, prohibit petitioners on their property and
5 are `very hard-noised' about this. Would like to know whether Costco allows this or not since this
6 is Mendocino County and people are very involved here.
7
8 Commissioner Pruden:
9 • It is the end of the process unless there is an appeal.
10 • There is always an appeal process which is always read at the beginning of a Planning
11 Commission meeting.
12 • An appeal can only be about what item/subject is on the Commission agenda and the issue must
13 be brought forward at the meeting.
14
15 Staff:
16 • The plans were made available on the City's website. Documents, notices etc., have been timely
17 and regularly posted to the City's website. The plans included as an attachment to the staff report
18 were available from the Planning Commission agenda.
19
20 Chair Whetrel:
21 • Related to the PowerPoint presentation it may be the reason the number of isles/pumps for the
22 slideshow rendering do not appear to match the number of isles/gas pumps proposed has to do
23 with the lighting for the picture was intended as an example of the lighting for the gas station. The
24 Commission will be looking at the gas station part of the project in detail.
25 • Understands only gas for automobiles will be sold.
26
27 Chuck Williams:
28 • Encourages Costco to work with Caltrans regarding plantings in and around the freeway.
29 Caltrans will furnish water for the native plants for at least the first two seasons to get them going,
30 but will not do this favor permanently.
31
32 PUBLIC HEARING CLOSED: 9:12 p.m.
33
34 Commissioner Sanders:
35 • Would like to discuss the gas station that essentially has to do with the EIR.
36
37 Staff Analysis
38
39 Table 1: General Plan Consistencv
40
41 Commission:
42 • Okay with Goal/policy ED-1.
43
44 Commissioner Pruden:
45 • Would like to add the following bullet point to the consistency analysis for this section on page 14
46 of the staff report that reads, `The City of Ukiah is the County Seat and has been a service
47 community for 155 years.'
48
49 Commissioner Sanders:
50 • Where under General Plan consistency does it talk about impacts to the downtown?
51
52 Commissioner Pruden: The General Plan does not talk about impacts to the downtown.
53
54 Staff:
55 • Table 1 comes from the General Plan analysis of the EIR.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 12
1 • Goal ED-1 pertains to economic development and is not environmentally related.
2 • For some of the goals/polices related to the Site Development Permit staff added additional
3 analysis. This wording is italicized and represents the exception and not the rule. City Council and
4 Planning Commission have already seen/reviewed this language in the EIR so there are a few
5 areas where some additional language was added because it relates to the Site Development
6 Permit.
7
8 Commission okay with General Plan Goal/Policy:
9 GP-1; GP-2; GP-20.2; GP-20.3; GP-24 (ties in with GP-27).
10
11 Commissioner Pruden:
12 • Related to GP-24/GP-26, is of the opinion the scenic mountain viewshed will be affected by the
13 Project and will never be the same. While the Project has been designed to minimize this
14 particular problem, there will be impacts to the mountain viewshed nevertheless. By positioning
15 the building to the north and having it closer to the street opens up the mountain viewshed as
16 much as is possible for a 148,000 sq. ft. building.
17
18 Commission:
19 • Okay with General Plan Goal/Policy: GP-25.
20 • Is of the opinion applicant has tried to make the Project as aesthetically pleasing as possible with
21 the building design and extensive landscaping.
22
23 Commission:
24 • Okay with General Plan Goal/Policy: GP-25-2; GP-26.
25
26 Commissioner Pruden:
27 • Related to GP-26, asked if the total number of trees for the site including the parking lot is 303
28 give or take any changes.
29
30 Staff: The number of trees is 303.
31
32 Commission:
33 • Okay with General Plan Goal/Policy: GP- 27; GP-28; GP-29.3.
34
35 Open Space and Conservation
36
37 Commissioner Pruden:
38 • Related to OC-22 Planning Commission has no control over the two Valley Oak trees contiguous
39 to the property. Caltrans has jurisdiction over these trees.
40
41 Commission:
42 • Okay with Open Space and Conservation analysis included in Table 1 of the staff report.
43
44 Noise
45
46 Commission:
47 • Okay with the Noise analysis included in Table 1 of the staff report.
48 Safety
49
50 Commission:
51 • Okay with the Safety analysis included in Table 1 of the staff report.
52
53 Commissioner Pruden:
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 13
1 • Related to safety do we regulate the height of stacking merchandise in a store? How is this
2 stacking secured? Is of the opinion should an earthquake occur it would be more dangerous
3 inside the store than outside with regard to the high stacking of shelves.
4
5 Staff:
6 • Stacking is regulated by the Building Code and this question was responded to in the Final EIR.
7 The stacking for Costco is likely to reach the height at which a building permit and inspection is
8 required.
9
10 Enerqy
11
12 Commission:
13 • Okay with Energy analysis in Table 1 of the staff report.
14 • Noted that while the Project does not include active solar energy, a project condition of approval
15 requires the building be structurally able to support future photovoltaic energy systems.
16
17 Parks and Recreation
18
19 Commission:
20 • Okay with General Plan Goal/Policy PR-13.3.
21
22 Commissioner Pruden:
23 • Asked about on-street parking and number of existing lanes in on Airport Park Boulevard?
24 • Would like to see greater than Class III bicycle lanes in the AIP.
25
26 Historic and Archaeoloqical Resources
27
28 Commission:
29 • Okay with Historic and Archeological analysis in Table 1 of the staff report.
30
31 Community Facilities and Services
32
33 Commission:
34 • Okay with Community Facilities and Services analysis in Table 1 of the staff report.
35
36 Circulation
37
38 Commission:
39 • Okay with General Plan Circulation analysis in Table 1 of the staff report.
40 • More discussion related to pedestrian access is needed but this in regards to the Site
41 Development Permit and not the General Plan analysis.
42 General Plan Goal/Policy:
43
44 Communitv Desiqn
45
46 Commission:
47 • Okay with Community Design analysis in Table 1 of the staff report.
48
49 Commissioner Sanders:
50 • Something missing in staff's analysis in the staff report is when the square footage of the
51 building changed and what precipitated that change. This information is nowhere in the
52 document except on the site plan.
53 • Is of the opinion the issue of the gas station and corresponding alternatives was not really
54 seriously addressed in the EIR. The community and people in this valley cherish our really clean
55 air. The proposed fueling station is not helping us as it related to the matter of GHG emissions
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 14
1 and/or a Climate Action Plan. Is of the opinion the proposed Project is not consistent with
2 moving this community into an environmentally sustainable future. The Project is a car-centered
3 product. The City of Ukiah has been working on Costco coming to Ukiah and staff is in line to
4 make sure this happens. City Council supports the Project because of the concern about
5 financial impacts if Ukiah does not have a Costco. As a result, there will be economic impacts to
6 our downtown and small business owners. While this falls under Goal/Policy ED-1/ED-2
7 understands Costco does provide for good-paying jobs. However, the gas station siting is not
8 good planning because it would be located next to a wetland. Costco has indicated it has stores
9 with gas stations in other communities that are next to wetlands. `Does not care if Costco has 60
10 gas stations located next to wetlands or bodies of water this does not seem like a corporate
11 entity that cares about climate change and the corresponding impacts.' We are in our worst
12 drought in 168 years and there is no discussion/proposal about recycling water. Understands
13 drainage and storm water treatment will be part of the discussion for the Site Development
14 Permit.
15 • Has a list of conditions of approval for the Project.
16 • The Commission already knows her position regarding the Project because she voted against
17 not recommending certification of the Final EIR to City Council and did not support approval of
18 the Statement of Overriding Considerations that while significant and unavoidable impacts to air
19 quality resulting from mobile sources, global climate change cumulative resulting from mobile
20 sources and transportation and traffic that the overriding economic, legal, social technological or
21 other benefits of the Project outweigh the significant effects on the environment.
22 • There has been good public testimony related to the Project where their statements were not
23 really responded to and is of the opinion this needs to be done.
24 • Asked why the building is sited with its back to Redwood Business Park? No other retail store
25 on the east side of Redwood Business Park has their back of the building against the entrance.
26
27 Commissioner Pruden: There are buildings on the west side that have the backs of their building
28 against the entrance to the Park.
29
30 Commissioner poble: According to the Costco consultants the reason the entrance is located to the
31 north and not in the middle of the parking lot is for pedestrian safety.
32
33 Table 2: Airport Compatibility Criteria Analysis
34
35 Commission okay with Table 2.
36
37 Development Standards
38
39 Commission okay with development standards.
40 • Noted Side yard setbacks need to be determined as part of the Sight Development Permit.
41
42 Desiqn Requirements
43
44 Commissioner Pruden:
45 • Related to Class III Bike Lanes in connection with the sidewalk standards in the AIP PD
46 Ordinance, questioned why the sidewalks have an eight-foot width for the Project as opposed to
47 a five-foot width, which is the Ordinance standard. Is of the opinion this may be a problem since
48 her concern is more massing and the danger of riding a bicycle in heavy traffic such that people
49 will be riding on the sidewalk particularly if it is 'nice and wide.' This would then create a problem
50 for pedestrians. Would like to flag this issue for further discussion. Having a smaller sidewalk
51 width would allow for more planter area for landscaping. Is of the opinion an eight-foot width is
52 excessive.
53
54 Staff: The minimum sidewalk width is five feet but wide sidewalks are typically preferred. The
55 Commission and the Design Review Board typically request wider sidewalks, so staff asked the applicant
56 to include wider sidewalks in the Project. The applicant has proposed eight-foot wide sidewalks.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 15
1 Chair Whetzel noted Commissioner Sanders had made previous comments about the building
2 orientation and location.
3
4 Commission:
5 • Flag building orientation and location for further discussion.
6 • No other comments regarding design requirements.
7
8 Lighting
9
10 Commission:
11 Flag for further discussion.
12
13 Parking Requirements
14
15 Commissioner Pruden:
16 • Would like to revisit number of parking spaces. Preference is 592 parking spaces rather than
17 the proposed 607 parking spaces.
18
19 Commission okay with staff's analysis relative to parking standards, loading spaces, bicycle parking in
20 this section.
21
22 AIP Landscaping Requirements
23
24 Commission:
25 • Understands project requires Planning Commission approval of a modification to AIP PD
26 Ordinance, Section 1(1)j, parking lots with 12 or more parking stalls shall have a tree placed
27 between every four parking stalls within a continuous linear planting strip rather than in
28 individual tree wells, unless clearly infeasible.
29 • Okay with the aforementioned two landscaping modifications, i.e., to allow for different style
30 planters and 50% landscaping coverage over 15 years.
31
32 Commissioner Pruden:
33 • Is concerned about plant substitution and would like to flag for further discussion.
34
35 Commission:
36 No other comments.
37
38 AIP PD Siqn Requirements
39
40 Commissioner Pruden:
41 • Flag for discussion.
42 • Okay with staff's analysis regarding signage on the gas station. Would like to see a reduction in
43 signage on the building.
44 • The AIP PD Ordinance allows for modification to signage/sign area.
45
46 Commissioner Sanders:
47 • Referred back to page 39 of the staff report regarding pedestrian circulation and asked if the
48 Commissioners were okay with pedestrians having to travel a long distance in order to get to the
49 front of the store.
50
51 Commissioner Pruden:
52 • Is concerned about it being a long walk from the bus stop to the entrance, but does not see
53 where there is an alternative for the MTA bus to turn around.
54
55 Staff:
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 16
1 • To clarify, City staff, MTA and the applicant had very lengthy ongoing discussions about the best
2 location for the bus stop and noted Commissioner Pruden to be correct it is important for the
3 MTA bus to be able to make the turn. It was determined the north side of the site is the ideal
4 location for the bus stop.
5
6 Commissioner Christensen:
7 • Related to the issue of pedestrians getting off the bus and having to walk all the way around the
8 west side of the building to access the entrance and asked if there was a way to make a clear
9 pedestrian pathway that goes to the east into the front entrance?
10
11 Commissioner Pruden:
12 • The site plans indicate it is possible to have a pedestrian pathway that goes to the east, but
13 persons would have to go across the loading bay until they reach the sidewalk again. It is
14 possible to designate a crosswalk across the loading bay that would let trucks know pedestrians
15 are crossing at the curb cut.
16 • She has no knowledge of any traffic/pedestrian mishap/accident occurring at an MTA bus stop
17 across the street from Walmart and this is a very busy intersection.
18 • It is rather long distance to walk to the main entrance of Walmart from the MTA bus stop across
19 the street even if one enters at the nursery entrance because it is a long walk from this location
20 into the main portion of the store.
21
22 It was noted there is no pedestrian crosswalk where the MTA bus stop is located across the street from
23 Walmart.
24
25 Desiqn Guidelines for Proiects Outside the Downtown Desiqn District Consistency
26
27 Commissioner Pruden:
28 • Related to site features, Costco is integrating their own style without consideration for
29 compatibility with other architectural styles in the area, such as Mediterranean-style architecture
30 for the Mendocino Brewing Company.
31 • Costco refers to their stores as warehouses. "Warehouses" has a distinct definition that implies
32 large and boxy.
33
34 It was noted Mendocino Brewing Company was built in the mid-1990s.
35
36 Commissioner Christensen:
37 • Architecture has 'evolved' since the Mendocino Brewing Company was built and was during a
38 time when everyone wanted a Mediterranean style building. Architecture is more modern now,
39 which is what Costco's design appears to be.
40
41 Commissioner Pruden:
42 • The AIP incorporates a `ranch'type of architecture/feel.
43 • The Costco building is not reflective of any building design in the AIP. Essentially, there is a little
44 bit of everything in the AIP because we had to wait so long between projects. Unfortunately,
45 Costco is not an architecturally consistent with previous projects.
46 • Likes the way Friedman's is designed, but does not see how this design could be applied to the
47 Costco project. Costco is a big box retail store.
48
49 Commission Consensus:
50 • Further review section relevant to walkable and bikeable.
51 • Flag the sections related to signs and lighting for more discussion.
52 • Okay with other sections.
53
54 Site Development Permit Analysis
55
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 17
1 Commission:
2 • Needs to approve modification to 50% shade coverage requirement for all paved areas in 10
3 years and the requirement to provide a landscape planter between every four parking stalls as
4 noted above in staff's analysis pertinent to compliance with landscaping requirements in the AIP
5 PD ordinance.
6 • Flag for further discussion location of building and gas station.
7 • Okay with pages 48, 49, 50, 51, and 52 relevant to the Site Development Permit analysis.
8
9 Commissioner Pruden:
10 • Requested clarification that the tree box size is#25.
11 • The Project conditions of approval indicate a one to one replacement is required for trees lost.
12 What about possible tree removal for the Project in the Caltrans right-of-way?
13
14 Staff:
15 • Confirmed the tree size is#25 as identified on the landscape plan.
16 • The City does not mitigate trees lost off-site.
17
18 Break: 10:01 p.m.
19 Reconvene: 10:10 p.m.
20
21 Gas Station
22
23 Commissioner Sanders:
24 • A'No gas station' alternative is an option.
25 • Asked if it were possible for the gas station to be located on the north end of the property?
26 • Costco has gone on record they do not build new warehouses that do not include a gas station.
27 • City Council was fine with certifying the Final EIR and with the proposed design.
28 • Would like to hear comments from the other Commissioners about the gas station. Do the
29 Commissioners like the conceptual site plan as proposed?
30
31 Commissioner poble:
32 • Asked if the Costco consulting team could address the fueling station and why alternative
33 locations may not work.
34 • Asked about the type of fuel that will be sold.
35 • The driveway isles are nearly 30 ft. wide.
36 • Would like to know how we arrived at where the building and gas station are located.
37
38 Commissioner Pruden:
39 • Would like to know if there are other Costco stores without fueling stations.
40 • Is aware that over 18,000 people with the Ukiah zip code are using the Rohnert Park and Santa
41 Rosa Costco.
42 • In talking with people finds that they do purchase gas when shopping at Costco.
43 • Acknowledged that Costco has gone on record stating the gas station is what will 'make their
44 bottom line'for this particular warehouse.
45 • For clarity purposes, is the southernmost curb cut intended for persons purchasing gas. Related
46 to this, do customers typically purchase before or after they shop? Does Costco care what
47 route/path customers take to access the gas station? Is there a preferred method for people to
48 exit the parking lot, particularly in the area where people are in line to purchase gas? Does
49 Costco care how people get out of the parking lot?
50 • The Commission needs to understand the intent for having a gas station in the proposed location.
51 Is the proposed location integral to effective circulation on the site related to getting people in and
52 out of the parking lot without parking lot congestion? There is no discussion about this issue.
53 • It is her understanding that very few members come to the site just to purchase gas.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 18
1 • To prevent traffic congestion on-site is there the possibility for people to exit the site from the
2 north? Does Costco have designated `one-way' driveways where traffic in only flowing one-way.
3 on the site as a way to direct internal traffic?
4 • While the driveway isles are quite wide, they appear to be congested at the Costco stores she
5 has been to.
6
7 Commissioner Christensen:
8 • Does not disagree with Commissioner Sanders in saying that the fueling station is in an awkward
9 place on the property being located next to the creek. Understands that the EIR found that the
10 gas station was environmentally safe and that it was okay to construct the gas station in the
11 proposed location.
12 • Would be interested in looking at an alternative location to understand if it is possible to have
13 more than one choice.
14 • Would like to know exactly why the layout is proposed as it is and why there is no other
15 alternative.
16 • In terms of circulation, how do cash paying customers purchase gas? Ukiah has many cash
17 paying customers.
18
19 Chair Whetrel:
20 • Is having 16 gas pumps a standard number for Costco?
21
22 MichaelOkuma:
23 • For some time now, every Costco warehouse developed includes a gas station.
24 • Costco does have facilities that do not have gas stations and is working on adding gas stations to
25 these sites.
26 • All Costco stores on the west coast are designed to include 4-isle stations with 16 gas pumps.
27 • Confirmed regular and premium gasoline will be sold. Costco is trying out diesel fuel at one of its
28 facilities to see if it works. It is essentially a test run. Costco does not have much demand for
29 diesel. Costco polls its members to see want they want. At this time, Costco is not entertaining
30 alternative fuel types.
31 • Related to circulation on the site, Costco has found that typically the majority of its members will
32 purchase gas first before shopping at the warehouse. The intent is when a member enters the
33 site, he/she purchases gas and then shops at the warehouse. Appropriate signage will be
34 provided to help direct members where to go for their shopping needs on the site and
35 demonstrated how access and circulation will work.
36 • There will be some members that will come to the site just to purchase gas.
37 • Talked about the sequence members will use to get out of the parking lot.
38 • Confirmed there are essentially three ways for people to exit the parking lot and explained how
39 this would work.
40 • Costco only accepts credit cards and/or previously purchased gas cards as for the payment of
41 gas. Confirmed cash paying customers would have to get a gas card inside of the store. The
42 reason for use of a gas card only at the gas pumps is because it is a quicker process as opposed
43 to giving back change.
44 • Traffic will be in two directions and signage will direct how to come in and out of the site.
45 • Since Costco is member based, over time members learn their Costco and how to maneuver the
46 site and store.
47
48 Dave Babcock:
49 • Related to the location of the warehouse building and gas station, there were many consultants
50 involved with the decision making.
51 • The issue of circulation on the site has a lot to do with the physical siting of the building. Sonia
52 Daleiden will comment on site traffic and circulation.
53 • There are essentially four options concerning layout:
54 1) The proposed location;
55 2) Flip the building and put the back of the building toward the freeway;
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 19
1 3) Flip the building and put the back side over by the wetlands;
2 4) Situate the building according to the last quadrant. There are only four ways the building
3 works.
4 • Part of the reason the proposed layout works the best is from a massing and aesthetic/first
5 impression standpoint. Costco was told early on the proposed site is very important in that it is the
6 first major development people will see as they drive into town. The intent is for the visual
7 presentation to look very nice with the landscaping features and architecture.
8 • Costco has found that by putting a building right up against a freeway or road, it is very intrusive
9 and looks large. By setting the building back the massing portions of the building are reduced and
10 the landscaping helps to soften and screen the building. The other factor is to be able to
11 effectively look at the `front door' and entry sign as opposed to pallets/storage/containers and/or
12 things that are seen in the back of buildings. Every retail store has these areas and we try to do
13 our best to screen them from view.
14 • It is important to create a good first impression.
15 • The gas station is a product of how can you fit this into effective circulation on the site.
16 • The question was asked if a gas station would fit when initially proposed.
17 • It became apparent after looking at other possible options on the site to have a gas station in the
18 proposed location because it works best in terms of aesthetics, traffic and circulation and from an
19 operations stand point. Associated with gas stations come multiple problems with queuing,
20 circulation and with people trying to access the site and trying to get through.
21 • One of the goals Costco tries to accommodate with site planning is ease of circulation, i.e.,
22 getting into the site without creating barriers and/or obstacles. The other is from a technical
23 aspect where Costco has gone through a lot of studies related to civil engineering and drainage.
24 The proposed site slopes toward the freeway and noted the location of the sewer line so if the
25 building were flipped this would cause some grade problems for the existing sewer line. This
26 would impact the entire sewer system out in the street and would not work. This then establishes
27 the building up along Airport Park Boulevard and as such deleted the other two building options.
28 Another problem associated with flipping the building is parking constraints created by people
29 parking in the back of the building. Costco does not want to encourage people to park in the back
30 of building for safety reasons because it is isolated/separated. Costco likes for the parking lot to
31 be in the front of the building where people have safe and easy access to the building.
32 • Costco talked extensively with staff about the site layout. Costco also met with the Design Review
33 Board (DRB) and explained the reason for the proposed layout. Is of the opinion Costco has
34 come up with a site plan that works best for site. While having a gas station adjacent to wetland
35 areas may not be the best approach, Costco is very sensitive/sympathetic to this issue. The
36 slideshow presentation related to the gas station highly demonstrates and reinforces the safety
37 features being used to ensure wetland protection.
38
39 Sonia Daleiden, Kittelson Associates Traffic Engineers:
40 • Kittelson Associates works for Costco all over the country.
41 • The proposed Ukiah Costco site allowed her firm the opportunity to incorporate all of the lessons
42 learned from previous projects and other sites where Costco is trying to fix the circulation pattern.
43 • The site configuration allows for multiple access points spread out over the site. The building
44 configuration allows for prioritizing who uses those access points, such as for receiving so that
45 trucks can easily get in and out of the site without having to go through the parking areas.
46 • Demonstrated from the site plans how the access/entrance point areas would work and who
47 would use them.
48 • The site plan separates vehicles from pedestrians by having multiple access points, locating the
49 entry away from site access, and having rows of parking available before cars get to the parking
50 located close to the store entry.
51 • The layout of the site allows for a separation of the circulation for the warehouse building from the
52 fuel station. Placing the fuel station in other locations would restricUcompromise the circulation
53 plan so that it would not be as effective as it is on the proposed plans and demonstrated how so.
54 • Is of the opinion it is more effective to have the building up against Airport Park Boulevard and
55 explained how the pedestrian orientation/access would work.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 20
1 Commissioner Christensen: How is access to the tire center envisioned?
2
3 Sonia Daleiden: How the tire center works is that there is designated parking consisting of
4 approximately six spaces. If a person wants to purchase tires, he/she can park the car in the `tire center
5 only' parking area which is located right in front of the tire center. A tire center employee will bring the
6 vehicle into the tire center. After the tires have been placed on the car, it is returned to the `tire center
7 only' parking area by a tire center employee for pick-up by the owner. This area is very controlled and is
8 not a high volume traffic area.
9
10 Commissioner Pruden:
11 • Likes the layout of the proposed Costco site. Likes that the building is located in the northwest
12 corner because it gives maximum opening to the views of the mountains when driving on the
13 freeway.
14 • Does not want `Ukiah' to disappear behind a large big box retail store as has happened in
15 Petaluma.
16 • Is of the opinion there is sufficient safety precautionary features/measures built into the fueling
17 station to protect wetland areas that are contiguous to the project site.
18 • Asked if the Commission can require an off-site monitoring well south of the Costco property? It
19 may be the City should provide for a monitoring well since it owns the property to the south.
20 • Can see the Project has been thought about a lot.
21 • Is supportive of the location of both the building and gas station, even though her preference
22 would be not to have a gas station.
23
24 Planning Director Stump: First of all, a need would have to be established for such a monitoring well. It
25 is unlikely we can require the applicant to do off-site mitigation on property they do not own or have
26 control over.
27
28 Commissioner poble:
29 • Appreciates the explanation concerning how Costco arrived at the proposed site plan.
30 • Is okay with the safety precautionary measures that will be put in the place for the gas station.
31 • If drainage becomes a problem with storm water quality, it will likely come from the parking lot
32 rather than from the gas station.
33 • Supports the location of the warehouse building and gas station.
34
35 Liqhtinq
36
37 Commissioner Pruden: Would not like to see the light poles to exceed the maximum height of the
38 building.
39
40 Commissioner Sanders:
41 • According to staff the height of the light pole for the Sears building is 16 feet, 18 feet for
42 McDonalds and the Ukiah Unified School District which is a LEED and/or `Green' building their
43 pole height is 13 feet.
44 • The worst example of pole heights is Walmart at 41-42 feet.
45
46 Commissioner poble: The shorter the light pole the more light poles are needed.
47
48 Chair Whetzel:
49 • The height of the parapet is 34 feet and this represents the maximum height.
50 • Asked why there are two light pole sizes?
51
52 Planning Director Stump: Asked Commissioner Pruden the reason why she does not want the light
53 poles to exceed the height of the building.
54
55 Commissioner Pruden:
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 21
1 • Is of the opinion light poles in the parking lot should not be taller than the building. The same
2 goes for signs. The Commission has been instrumental in establishing height standards for
3 aesthetic purposes, particularly for project monument signs.
4 • Again, does not see the need to have the light poles exceed the height of the building for
5 architectural compatibility purposes. The Commission did not allow the pole lights in the parking
6 lot for Safeway to exceed the height of the building.
7
8 Commissioner poble:
9 • Referred to the site plans sheet P1 and noted the pole detail shows the height ranging from 32 to
10 36 feet. Acknowledged the height of the parapet on the building is 34 feet.
11 • Is not a light pole expert. Sees that the Project has two different heights of pole-mounted lighting.
12 One is 32 feet tall and the other is 36 feet tall. The 32-foot style would be shorter than the height
13 of the building.
14
15 Commissioner Pruden:
16 • Would like to create a condition of approval that states the height of the pole shall not be higher
17 than height of the building and a number to this effect can be specified.
18 • Preference would be to have light poles below the tree canopy.
19
20 Joseph Welch:
21 • As part of the EIR mitigation measures, there was a requirement to ensure a maximum of 10-foot
22 candles at grade with an average of four-foot candles across the site and zero-foot candles
23 outside of the property line.
24 • The plans indicate a shorter pole height in certain areas in order to comply with this mitigation
25 measure. This is the reason why there are two different pole heights.
26 • The majority of the poles lights on the interior of the site are 36 feet in height.
27
28 Commissioner Pruden: Asked if the light poles could be 32 feet in height across the entire parking lot.
29
30 Joseph Welch:
31 • Using a 32-foot height would increase the number of light poles to make certain the parking lot is
32 properly lit for safety purposes.
33 • Costco has identified for their own use a level of 2.5-foot candle they like to maintain within a site
34 for safety reasons.
35
36 Commissioner poble:
37 • Asked if the number of additional poles would be significant using poles with a reduced height?
38 • Could the number double?
39
40 Joseph Welch:
41 • Would have to defer the aforementioned question to the lighting consultant.
42 • Knows that the number will not double.
43
44 Chair Whetzel: At 34 feet in height, the number of poles needed would be less.
45
46 Joseph Welch: The higher the pole, the fewer poles necessary because of the light spread.
47
48 Commission/consultant discussion concerning the height of the parking lighting and feasibility for use of
49 LED lighting.
50
51 MichaelOkuma:
52 • While LED lighting is a consideration, the technology is not there just yet for use on a project as
53 large as Costco.
54 • Explained in more detail the proposed lighting.
55 Commission Consensus:
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 22
1 • Reduce the height of the parking lot lighting reduced to a maximum of 34-feet and not to exceed
2 the building height.
3
4 Parking-Number of Spaces
5
6 Commissioner Pruden:
7 • Costco is over-parked by 15 parking stalls.
8 • Would prefer to go with the required number of parking spaces of 592.
9 • Referred to the site plans and made suggestions regarding the parking lot layout.
10
11 Commissioner poble:
12 • Asked why Commissioner Pruden does not approve of the proposed parking plan.
13 • Does not support requiring the applicant to reduce their parking.
14
15 Commissioner Christensen: Would rather that the Project has 15 spaces it did not need than need 15
16 spaces and not have them.
17
18 Commissioner Pruden:
19 • Preference is attributed in part with how a parking lot should function. 'We seem to want to stuff
20 as many cars as we can into a parking lot' and finds this approach very dangerous in terms of
21 maneuverability.
22 • Favors less parking than more parking for parking lots and demonstrated how allowing for 15 less
23 parking spaces would work.
24
25 Commission Consensus:
26 • Okay to retain the parking as proposed with the Project over-parked by 15 spaces.
27
28 Landscapinq
29
30 Commissioner Pruden:
31 • Suggested removing the Crape Myrtle on the west side of the site adjacent to the street and
32 continue on with the Flowering Pear. This would increase the amount of shade coverage on the
33 site and sidewalk.
34 • Suggested removing the Crape Myrtle on the north side of the site and continue with the Maple
35 trees in order to provide shade over the bus shelter.
36 • Consider native plants south of the fueling station and leave to discretion of the landscaping
37 architect for the other landscaping in the area.
38 • Does not recommend use of native plants for the parking lot since this is a harsh environment
39 and they are not normally successful.
40 • Asked why the California Sycamore was not continued along the driveway line?
41
42 David Babcock:
43 • Considerable time was spent calculating the shade ratios for a growth period of 10 to 15 years.
44 • Many goals were trying to be achieved with the plant material selected.
45 • The plant list began with City recommendations/requirements and grew to include native plants.
46 • Consideration was given to what plants would be hardy and those which would not be hardy
47 when formulating the landscape plan.
48 • Is okay with recommending switching out trees, but there has to be very specific criteria related to
49 canopy size, growth rate and the like due to the shade requirements.
50 • Costco is concerned how the landscaping looks aesthetically in 10 to 15 years, particularly the
51 trees
52 • Would like to work with staff regarding possible substitution of trees.
53 • Costco would likely be open to planting native trees provided they perform well, look good and
54 meet the shade requirements.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 23
1 • Related to riparian zones, understands there are different plant types that do well in this type of
2 environment.
3
4 Commission discussion regarding substitution of trees/native tree species, i.e., Valley Oak and
5 California Sycamore trees.
6
7 Staff:
8 • If Planning Commission approves the use of the City of Davis standard for the shade coverage,
9 the paved area being discussed would not be counted in the paved area since it is not part of the
10 parking area, so any tree species could be planted in that location since shade coverage does not
11 need to be considered.
12 • Public comments at the November 21, 2013 Planning Commission meeting recommended the
13 screening trees be evergreen to ensure year-round screening of the site from US 101. Other
14 public comment recommended that Oak trees and Redwood trees be planted on the site since
15 they are native to the area and are large trees that sequester carbon.
16
17 Commissioner Pruden: Does not have a problem with California Sycamore and Valley Oak trees along
18 the driveway side of the fueling station. Noted Valley Oak and California Sycamore trees take a long time
19 to mature.
20
21 Chair Whetrel:
22 • Expressed concern the Sycamore trees `would choke ouY the Valley Oak trees.
23 • Rather than a mix of Sycamore and Oak trees preference would be a tree species that is uniform
24 and recommends planting just one tree type.
25 • Valley Oak root systems would likely encroach on the paved surface of the parking lot and/or
26 potentially damage the swale into the wetlands.
27
28 Commissioner Pruden:
29 • If planted properly Sycamore trees would not choke out the Valley Oak trees.
30 • Planting Valley Oaks along the south property line would be fine.
31
32 Commissioner Sanders: Preference would be Valley Oaks along the property line to the south.
33
34 Commissioner poble: Preference would be for staff to work with the applicant and come up with a
35 workable solution concerning appropriate trees species along the property line to the south.
36
37 Staff:
38 • Staff can work with the applicant and it appears the preference for the tree species for the
39 driveway area to the south is Valley Oak.
40 • If the Planning Commission approves the use of the City of Davis standard for the calculating the
41 shade coverage of the parking areas, the area where the Valley Oak would replace the Chitalpa
42 would not be considered paved area for the purposes of shade coverage, so compliance with this
43 requirement would not be an issue.
44 • The Ukiah Successor Agency owns the property to the south so it is possible to figure out the
45 most suitable location to plant the Valley Oak trees and work into the landscaping plan to be
46 brought back for review as part of the building permit. It could be that the Successor Agency
47 would allow a small encroachment for the purposes of planting the oaks in a suitable location.
48
49 Commission Consensus-Tree Species:
50 • Okay with removal of Crape Myrtle on the north side of the site and continuation of the October
51 Glory Maple.
52 • Okay with removal of the Crape Myrtle on the west side adjacent to the street and continuation of
53 the Aristocrat Flower Pear.
54 • Okay with replacement of the Pink Dawn Chitalpa along the south property line with Valley Oak.
55
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 24
1 Pedestrian Access
2
3 Commissioner Pruden: While concern has been expressed regarding the distance a person has to
4 walk from the bus stop to the entrance of the store, it appears MTA would not be willing to change the
5 location of the bus stop.
6
7 Commissioner Christensen: This issue has been discussed so aside from putting a sidewalk across the
8 loading dock, understands there is really no other solution.
9
10 Commissioner poble: Deciding where to put a crosswalk in terms of providing adequate safety puts the
11 Commission in a tough position.
12
13 Commissioner Pruden: People are going to cross a street wherever it is convenient.
14
15 Staff:
16 • The topic of crosswalks has been an ongoing conversation with public works, planning staff and
17 the applicant. Installing a crosswalk or sidewalk in the location of the load dock for pedestrian use
18 is not a good idea for safety reasons.
19 • Hopefully people will use the sidewalks that are provided and walk around the building to the
20 entrance.
21
22 Commissioner Pruden: Would like the sidewalk width to be reduced to five feet on the north and west
23 sides. This will provide for increased viability to the landscaping. Is of the opinion allowing for an eight-
24 foot wide sidewalk is an unnecessary expense and people riding bicycles would be inclined not to ride on
25 a five-foot wide sidewalk. Is fine with maintaining eight-foot width sidewalks contiguous to the building on
26 the south and east elevations. Having an eight-foot width would allow space to put a bench and/or some
27 other type of amenity in this area.
28
29 Planning Director Stump: Asked if there was Commission consensus concerning changes to the
30 sidewalk widths.
31
32 Commission:
33 • Okay with reduction of the sidewalks on the north and west sides of the site from eight-foot to
34 five-feet.
35
36 Commissioner Sanders:
37 • Is of the opinion five-foot wide sidewalks do not allow people to walk side by side.
38 • Asked about the use of`flush curbing'where feasible?
39
40 Drainape
41
42 Commissioner poble:
43 • The site plans indicate all of the surface runoff from the parking areas will go into the storm water
44 treatment system so there is no need for curbing.
45 • Would like to add a condition of approval that states, 'all of impervious surfaces in the parking
46 area drain through a storm water treatment planter prior to discharging offsite.' Had concerns
47 about the three drop inlets shown on the site plans that do not appear to be draining into a
48 treatment planter. The applicant did indicate these drop inlets were mislabeled in the earlier
49 discussions concerning drainage but would like to make certain that this is addressed and
50 revised.
51
52 Commission:
53 • Okay with Commissioner poble's recommendation regarding drainage.
54
55 Architecture
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 25
1 Commissioner Pruden:
2 • Will there be bollards on the apron in front of the store to keep people from driving right up to the
3 entrance?
4 • There appears to be outdoor seating accommodations on sheet 8 of the site plans at the entrance
5 to the building.
6 • Asked about the location for storage of the shopping carts.
7 • Will there be kiosk areas where food is sold?
8 • Do employees use this food court?
9 • Will outdoor seating be provided for employees?
10
11 Joseph Welch:
12 • Confirmed bollards will be installed at the entrance.
13 • Confirmed the location of the outdoor seating area.
14 • The shopping carts will be stored outside of the building. There is a cart area underneath the
15 canopy at the entrance. There are cart corrals in the parking lot.
16 • Confirmed kiosks/food courts will sell food/beverages and would be located near the checkout
17 area. At one time, Costco had these kiosks/food courts located outside of their buildings, but for
18 health reasons they are now located inside the store.
19 • Clarified the food court sells food/beverages so employees can purchase food if they want.
20 Employees can also bring their own food and eat in the break room located inside the store.
21 • Confirmed location of picnic benches employees can use.
22
23 Chair Whetzel: Outdoor seating for employees is located on the north side of the building by the bike
24 rack.
25
26 Siqnaqe
27
28 Commissioner Pruden:
29 • Supports removal of the signs on the north and south elevations of the fuel station canopy as
30 recommended in the staff report.
31 • Is of the opinion having a sign on the north side of the building facing Ken Fowler Auto is not
32 necessary. It will likely not be seen very well coming down Airport Park Boulevard. Noted
33 Friedman's and Ken Fowler Auto only have signage on two sides.
34
35 Joseph Welch:
36 • Spent a lot of time working with staff regarding signage because it is part of the architecture and
37 identity/branding for the store.
38 • Costco is a membership warehouse so people will become familiar with the location, but for the
39 first couple of years before all the trees grow up would want adequate signage that will identify
40 the building. The proposed Sign Program has been designed to meet City standards.
41 • Costco wants the signage to be attractive.
42
43 MichaelOkuma:
44 • The Project does not include pole or monument signs so Costco needs to rely on the building
45 signs.
46 • Asked what are the issues associated with the signage.
47 • Would it be more appropriate to eliminate signage on the west side of the building?
48
49 Commissioner Pruden:
50 • Is of the opinion the Project is `over-signed.' The Commission has the authority to reduce the size
51 and amount of signage in the AIP.
52 • People will see the signage on the east side driving down the freeway and into town. They will not
53 see the signage on the north side of the building because it will be blocked by Friedman's.
54 • Would like the signage to be reduced on at least two sides of the building.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 26
1 • Proposes removal of the `Costco Warehouse' signs on the west and south elevations.
2 • The Planning Commission has made a concerted effort to keep the signage down to a minimum
3 in the AIP. Notes Les Schwab has only a couple of signs as do most of the businesses in the AIP.
4
5 Chair Whetzel:
6 • Is of the opinion people will see the signage on the north side of the building.
7 • Does not have a problem with the proposed signage.
8
9 MichaelOkuma:
10 • People will see the signage on the north side of the building because it will be located on the
11 corner.
12 • Would like to retain the signage on each elevation of the building.
13
14 Applicant/Commission discussion regarding the proposed Sign Program and which elevations would
15 best benefit from signage if signage on two elevations is eliminated.
16
17 Commissioner poble: Did not find the building signage overwhelming.
18
19 Commission with further discussion concerning signage is:
20 • Agree with the staff recommendation to remove the signs on the north and south elevation of the
21 fuel station canopy.
22 • Include a condition of approval to remove the "Costco Wholesale" signs on the west and south
23 elevations of the building.
24
25 Liqhting
26
27 Commissioner Pruden: Public concern has been expressed regarding the lighting. The conditions of
28 approval require either the lights to turn off at 10 p.m. or one hour after Costco ceases operation or if
29 there is a security issue 50°/a of the lighting will go off.
30
31 Commission:
32 • Include a condition to reduce the height of the parking lot lighting to a maximum of 34-feet and
33 not to exceed the height of the building.
34 • Okay with the rest of the proposed lighting for the Project
35
36 Commissioner Pruden noted a building permit cannot be issued until the City has secured its funding for
37 the traffic mitigation improvements. Accordingly, the store cannot open its doors until the traffic mitigation
38 improvements have been completed and all traffic related problems are resolved.
39
40 Steve Calcagno: Related to the issue of drainage, the concept of having all paved surfaces drain into
41 planters will be a problem particularly on the south and east sides of the building where there is limited
42 landscape area. The State Regional Water Quality Resource Board requires compliance with best
43 management practices (BMPs) treatment control of all surface runoff on the site. The property owner is
44 responsible for maintenance and inspection of all post-construction best management practices. The City
45 of Ukiah requires recordation of an agreement for the proposed storm water treatment planters and all
46 post-construction BMPs.
47
48 Commissioner poble: Is fine with adding a condition that states, `pavement surfacing drain through a
49 storm water treatment control BMPs before discharging offsite.'
50
51 Steve Calcagno: That condition will work.
52
53 Michael Okuma: Since the signage for the west and south elevations has been eliminated, Costco had
54 adjusted the lettering size down on the east and north elevations to a six-foot'C' and asked if this lettering
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 27
1 size could be brought up to their original height of a seven-foot tall 'C.' The reason for this request is for
2 'proportionality.'
3
4 Commission: Okay with applicant revising the signage of the remaining warehouse building signs to use
5 a seven-foot tall `C'.
6
7 Commission consensus-Conditions of Approval:
8
9 1. Reduce the width of the sidewalks on the north and west sides of the site from 8-feet to 5-feet.
10 2. Reduce the height of the parking lot lighting to a maximum of 34-feet (not to exceed the height of
11 the building).
12 3. Remove the Crape Myrtle on the north side of the site and continuation of the October Glory
13 Maple.
14 4. Remove of the Crape Myrtle on the west side of the site adjacent to the street and continuation of
15 the Aristocrat Flowering Pear.
16 5. Replace the Pink Dawn Chitalpa along the south property line with Valley Oak.
17 6. Remove the "Costco Wholesale" signs on the west and south elevations of the building. Allow
18 the applicant to modify the building signs to use the 7-foot tall "C" as shown on previous sign
19 program submittal.
20 7. Remove the signs on the north and south elevations of the fuel station canopy.
21 8. All newly constructed impervious surfaces shall drain through a storm water treatment control
22 Best Management Practices (BMP) prior to discharging offsite.
23 9. Revise Public Works condition #48 to include language that reads: `a public sidewalk easement
24 shall be provided for the bus stop and appurtenant structures, including but not limited to, the bus
25 stop structure, shopping cart storage, bide racks, benches, and concrete pad.'
26
27 With staff to revise the conditions of approval as needed to incorporate the additional conditions from the
28 Planning Commission.
29
30 Commission consensus—Landscaping Modifications:
31 • Supports staff's recommendations and findings to modify the landscaping requirements to provide
32 a landscape planter between every four parking spaces and to provide 50% shade coverage of all
33 paved parking areas within 10 years of planting as described in pages 37 and 38 of the staff
34 report.
35
36 M/S Pruden/Doble to utilize the Costco Wholesale Project EIR certified by the City Council on December
37 18, 2013 as the adequate environmental review document for the Project pursuant to Public Resources
38 Code Section 21666, finding that since City Council's certification of the EIR on December 18, 2013: a)
39 no substantial changes have been made to the Project; b) no substantial changes have occurred in the
40 circumstances under which the Project is being undertaken; and c) no new information has become
41 available which would result in new or more severe impacts not identified in the EIR or would require new
42 mitigation measures. Motion carried by the following roll call vote:
43
44 AYES: Commissioners Doble, Christensen, Pruden and Chair Whetzel
45 NOES: Commissioner Sanders
46
47 M/S Pruden/Doble to rely on the CEQA findings and statement of overriding considerations adopted by
48 the City Council in City Council Resolution 2013-35 as the appropriate findings and statement of
49 overriding considerations required for the site development. Motion carried by the following roll call vote:
50
51 AYES: Commissioners Doble, Christensen, Pruden and Chair Whetzel
52 NOES: Commissioner Sanders
53
54 M/S Pruden/Doble to approve the Costco Warehouse and Fueling Station Project Site Development
55 Permit based on the findings included in attachment 1 and subject to the conditions of approval included
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 28
1 in attachment 2 of the staff report and as discussed and modified above. Motion carried by the following
2 roll call vote:
3
4 AYES: Commissioners Doble, Christensen, Pruden and Chair Whetzel
5 NOES: Commissioner Sanders
6
7 Commissioner Pruden:
8 • Approval of the Costco Project changes the community and hopefully for good reasons.
9
10 10. PLANNING DIRECTOR'S REPORT
11
12 11. PLANNING COMMISSIONERS' REPORT
13 Commissioner Pruden will be out of town for the regular February 12, Planning Commission meeting.
14
15 12. ADJOURNMENT
16 There being no further business, the meeting adjourned at 12:13 p.m.
17
18
19 Cathy Elawadly, Recording Secretary
20
21
22 Site Development Permit Findings of Fact
23 Ukiah Costco Warehouse and Fuel Station
24 Airport Park Boulevard —Airport Industrial Park
25 APNs: 180-110-08, 09, and10; 180-080-57, 58, 59, and 62-67
26 File Nos.: 11-01-REZ-SDP-LLA-CC-PC-CE and 11-16-EIR-CC
27
28 The following findings of fact for the Costco Warehouse and Fueling Station Site Development Permit are
29 supported by and based on information contained in this staff report, the application materials and
30 documentation, the Costco Wholesale Project EIR, and the public record.
31
32 1. The proposed Project, as conditioned, is consistent with the goals and policies of the General Plan as
33 described in Table 1 of the Planning Commission site development permit staff report dated January
34 22, 2014.
35
36 2. The proposed Project, as conditioned, is consistent with the Airport Compatibility requirements as
37 described in Table 2 of the Planning Commission site development permit staff report dated January
38 22, 2014.
39
40 3. The proposed Project, as conditioned is consistent with the applicable requirements of the Airport
41 Industrial Park Ordinance as described in the Airport Industrial Park section of the staff report. As
42 allowed by the AIP PD ordinance, the Planning Commission grants modifications to two (2)
43 landscaping requirements (see 3A and 3B below), one deviation from the Ukiah City Code for parking
44 stall size (see 3C below), and approves signage on non-street facing building/structure frontages as
45 allowed by the Ukiah City Code (see 3D below). With approval of the two (2) landscaping
46 modifications, one parking standard deviation, and the signage program, the Project is consistent with
47 the requirements of the AIP PD ordinance.
48
49 1. The Modification to the Landscaping Requirement to provide a landscape planter between every
50 four parking spaces is granted based on the following:
51
52 Based on the configuration of the parking lot and the number of parking spaces
53 provided (607), 94 planter islands with trees would be required. The landscaping plan
54 provides 185 parking lot trees in linear planter strips between parking spaces, in
55 "fishbone" style planters, at the ends of parking rows, and along the perimeter of the
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 29
1 parking lot. The number of trees planted in the parking lot exceeds the number of
2 trees required to be planted in planter islands.
3
4 The location and number of parking lot trees planted will provide 50% of shade
5 coverage of parking areas within 15 years of planting using the City of Davis method
6 which is the standard currently being used by the City to determine adequate shade
7 coverage of parking lots. The Project includes 52% shade coverage.
8
9 The size of the planters proposed are sized appropriately for the trees to be planted and
10 the "fishbone" style planter can provide a more space for the planting of trees than
11 individual tree planter islands.
12
13 2. The Modification to the Landscaping Requirement to provide 50°/o shade coverage of all paved
14 areas within 10 years of planting is granted based on the following:
15
16 The AIP PD ordinance requires a shade percentage to be achieved at 10 years,
17 however the code does not indicate how the shade coverage should be calculated.
18
19 Based on staff research, communities that have a shade ordinance most commonly
20 use a 15 year tree canopy when calculating shade coverage. Staff was unable to find
21 another community that used a 10 year canopy for the purpose of calculating shade
22 coverage.
23
24 A tree's canopy will typically double in size between 10 years and 15 years, making
25 the 15 year standard a more reasonable standard for calculating shade coverage.
26 Past projects subject to this shade requirement have not resulted in 50% shade
27 coverage within the 10 year time frame, but have been able to provide the 50% shade
28 coverage within 15 years of planting or at maturity.
29
30 The City of Davis standard is an appropriate standard to use since the City of Davis
31 has a climate similar to Ukiah's. Planning Commission has agreed that the City of
32 Davis standard is an appropriate standard to use to evaluate shade coverage for
33 development project's until such time as this requirement has been amended. The
34 City of Davis excludes areas not used for parking, such as loading area and access
35 areas, such as the entry to the fueling station and the fueling station area. The City of
36 Davis standard has been used by the Planning Commission as the standard for
37 determining compliance with the shade coverage requirement since 2011.
38
39 The process developed for evaluating shade coverage is to require two shade
40 coverage exhibits, one exhibit using the City of Ukiah standard and a second using
41 the City of Davis standard. The Project plans include both exhibits (Project plans,
42 sheets 20 and 21). The landscaping plan includes the planting of 185 parking lot
43 trees (interior and perimeter) and would achieve 52% shade coverage of the parking
44 area within 15 years of planting.
45
46 3. As allowed by the AIP PD Ordinance, the deviation from the required parking stall size included in
47 the Ukiah City Code is approved based on the following:
48
49 The Project includes parking stalls that are 20-feet deep by 10-feet wide when not
50 located at a landscape planter/planter strip and 18-feet deep with a 2-foot overhang
51 and 10-feet wide when located at a landscape planter/planter strip (Project plans,
52 sheet 6). No compact spaces are proposed for the Project. This parking stall size is
53 1-foot wider and 2-feet deeper than the parking stall standard included in the Zoning
54 Ordinance, the standard used for parking spaces in the AIP PD.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 30
1 The larger stall size is due to the nature of the use as a store that sells products
2 primarily bulk. As a result of this type of product sales, many of the vehicles that
3 travel to the site are large trucks (including extended cab and long bed), SUVs, and
4 vans. The larger parking spaces, and omission of compact spaces, allows for parking
5 stalls large enough to accommodate the vehicles often used by Costco members and
6 also provides adequate space for maneuvering.
7
8 Staff is familiar with the vehicle size often associated with a Costco use as a result of
9 numerous site visits to Costco in Santa Rosa; and, therefore, supports the larger
10 parking stall size. The Ukiah area is also known for having a large number of large
11 trucks. The larger parking stall size also ensures that vehicles parking at the site will
12 not require parking spaces resulting in inadequate onsite parking.
13
14 Although the parking stall size is larger than the typical included in the Ukiah City
15 Code, the Project would still provide a minimum of 50% shade coverage over paved
16 parking areas within 15 years which is the standard that has been used by the City
17 since 2011 in order to determine the adequacy of the shading provided for paved
18 parking areas (Project plans, sheet 21).
19
20 4. The non-street facing signs as shown in the sign program are approved, with the exception of the
21 north and south facing signs on the fueling station canopy, based on the following and the AIP PD
22 requirement that signs "generally comply"with the Sign Ordinance:
23
24 The location of the building mounted signs are consistent with the location of other
25 large retailers located within the AIP PD. Walmart, Furniture Design Center, Michael's,
26 Staples, Food Maxx, and Friedman's Home Improvements have signs facing Airport
27 Park Boulevard and the parking lot (parking is located in front of the building) and US
28 101. Walmart and Furniture Design Center also have signage on the side of the
29 building facing Commerce Drive. The other businesses are zero lot line buildings;
30 and, therefore do not have "sides."
31
32 The location of the fueling station signs facing Airport Park Boulevard and US 101 are
33 consistent with other signage located in the AIP PD as discussed above. The sign
34 facing Airport Park Boulevard also faces the entry to the fueling station. The sign
35 facing to the south is not consistent with other signage in the AIP PD in that the
36 signage does not face another developed site, street, or parking lot. Although, the
37 sign on the north side of the canopy faces the parking lot, the additional signage
38 unnecessary and could result in visual clutter. The design and appearance of a fueling
39 station (canopy and pumps) informs people that the use is a fuel station, eliminating
40 the need for signage on all four elevations.
41
42 The sign area included in the sign program is less than the maximum sign area
43 allowed for the site.
44
45 4. The proposed Project, as conditioned, is consistent with the findings required for approval of a Site
46 Development Permit based on the following and as described in the Site Development Permit
47 Analysis Table included in the Planning Commission site development permit staff report dated
48 January 22, 2014.
49
50 A. The location, size, and intensity of the proposed project will not create a hazardous or
51 inconvenient vehicular or pedestrian traffic pattern based on the following:
52
53 The building is located on the northwest corner of the site with the building's entry located
54 on the southeast corner of the building. Parking is located to the south and east of the
55 building's entry. The location of the building entry creates a more convenient and less
56 hazardous vehicular and pedestrian traffic pattern. The location of access driveways on
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 31
1 Airport Park Boulevard and the parking to the south of the store allow vehicles to enter the
2 site and park in one of five rows of parking. This reduces the interactions of vehicles and
3 pedestrians at the entry to the store, the area of the site with the heaviest pedestrian
4 activity.
5
6 The location of the fueling station in the southeast portion of the site allows fueling station
7 vehicles to be separated from vehicles associated with the Costco store. Vehicles using
8 the fueling station are able to use the southernmost access driveway and queuing for 40
9 vehicles in eight lanes are provided in addition to vehicle parking at the 16 pump stations,
10 for a total of 56 vehicle spaces. Vehicles using the fueling station can then exit the fueling
11 station and site or may park and enter the store.
12
13 Vehicles: See also finding 4B below.
14
15 The Project would retain the existing access road on the north side of the Project site.
16 Secondary access to the parking lot would be provided via the cul-de-sac at the end of the
17 access road. The City Council has approved improvements to the medians and left-turn
18 pockets along the Airport Park Boulevard Project frontage. These improvements have
19 been coordinated with and designed to accommodate the traffic associated with the
20 Project.
21
22 Pedestrians. The Project plans include a pedestrian circulation plan (Project plans, sheet
23 8). Pedestrian circulation includes: an 8-foot wide sidewalk along the Airport Park
24 Boulevard frontage, an 8-foot wide sidewalk along the north side of the site, sidewalks
25 along the south and east sides of the building, a pedestrian walkway from the fueling
26 station to the building entry through the parking lot, accessible/pedestrian pathways from
27 the accessible spaces to the south and east of the building entry to the entry of the
28 building.
29 No pedestrian connection is provided from the sidewalk on the north side of the site to the
30 sidewalk on the east side of the building. Providing a connection in this location would
31 encourage pedestrians to walk behind the loading dock, which could create an unsafe
32 condition. Public Works and Planning staff have discussed this connection and do not
33 support a pedestrian connection in this area since this type of connection can make
34 pedestrians feel safer and less aware of their surroundings, assuming that drivers of
35 delivery vehicles will be aware of their presence since they are in a designated pedestrian
36 connection/crossing.
37
38 The Costco Wholesale Project EIR analyzed the potential for the Project to result in
39 impacts to pedestrian facilities. The EIR identified mitigation measures that would reduce
40 these impacts to less than significant (see FEIR, p. 5-9 and p. 4-13). These mitigation
41 measures require: 1) installation of sidewalks along the project frontage of Airport Park
42 Boulevard as identified in the project site plan; 2) installation of high visibility crosswalk
43 markings across driveway entrances to the project including the existing cul-de-sac on the
44 north side of the Project to increase visibility of pedestrians; installation of ADA compliant
45 curb ramps at driveway crossings and transition points along the project frontage and
46 ensuring the existing curb ramps at the existing cul-de-sac intersection with Airport Park
47 Boulevard is compliant with current ADA standards; and 4) providing an adequate
48 pedestrian connection from the street frontage and main parking area to the retail store
49 entrance. These mitigation measures have been included as conditions of approval.
50
51 The traffic engineer for the Costco Wholesale Project EIR and Public Works reviewed the
52 possibility of providing a crosswalk from the Project site to the west side of Airport Park
53 Boulevard. Such crossing was determined to be unsafe for pedestrians since the parcels
54 on the west side of Airport Park Boulevard are undeveloped and such a crossing would not
55 connect to any development or pedestrian facilities on the west side of Airport Park
56 Boulevard. It was recommended the provision of a crosswalk to connect the east and west
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 32
1 sides of Airport Park Boulevard be evaluated when development is proposed on the west
2 side of Airport Park Boulevard.
3
4 B. The accessibility of off-street parking areas and the relation of parking areas with respect to traffic
5 on adjacent streets will not create a hazardous or inconvenient condition to adjacent or
6 surrounding uses based on the following:
7
8 The only adjacent use is Ken Fowler Auto Center located to the north of the Project site.
9 The parcels on the west side of Airport Park Boulevard and to the south of the site are
10 undeveloped. Caltran's right-of-way, which includes a drainage ditch and US 101 are
11 located to the east of the Project site.
12
13 Primary member and employee access to the site would be provided via two 40-foot wide
14 driveways from Airport Park Boulevard. The southernmost driveway would also provide
15 access for fuel delivery trucks. The northernmost driveway would provide access for tire
16 center delivery vehicles. The Project plans include a truck route and circulation plan that
17 demonstrates there is adequate circulation for trucks.
18
19 The City is undertaking improvements to Airport Park Boulevard. These improvements
20 include modifications to the medians and left-turn pockets. On February 20, 2013, City
21 Council approved the Airport Park Boulevard improvements. The design of the
22 improvements, including the location of the medians and design of the left-turn pockets,
23 have been coordinated with the design of the Costco Project to ensure adequate access to
24 the site and parking areas from Airport Park Boulevard (February 20, 2013 City Council
25 ASR and ASR attachments 1 and 2).
26
27 The location of the driveway access and parking allows vehicles to enter the site from two
28 locations on Airport Park Boulevard and then to park in five different rows of parking. This
29 allows vehicles to enter the site and easily access parking, so as to prevent vehicles from
30 backing onto Airport Park Boulevard during peak business hours.
31 The Costco site includes an easement (road) on the north side of the site. Ken Fowler
32 Auto Center also includes an easement (road) on the south side of its site. This easement
33 will continue to provide access to Ken Fowler Auto Center and would also provide access
34 to the Costco site. The easement would provide secondary access to the parking lot for
35 members and employees and would provide access to the loading dock at the rear of the
36 building (east side) and to the smaller loading area for bread trucks and recycling at the
37 north side of the site.
38
39 C. Sufficient landscaped areas have been reserved for purposes of separating or screening the
40 proposed structure(s)from the street and adjoining building sites, and breaking up and screening
41 large expanses of paved areas based on the following:
42
43 As described in AIP PD Landscaping Requirements section of the staff report (pp. 35-41),
44 the Project includes landscaping between the Project site and US 101 which is aesthetic
45 and helps to screen the site from US 101. The width of the landscape area varies from 60-
46 feet at the north end of the parking lot to 25-feet at the south end of the parking lot.
47
48 The Project also includes perimeter landscape planting, including trees along the property
49 lines of the Project. This planting includes two rows of trees along Airport Park Boulevard.
50 Trees would also be planted along the easement on the north side of the site and trees
51 along the east property (US 101) line. Fifty-nine trees are planted around the perimeter of
52 the parking lot, including along the east property line (37), small section of the north
53 property line (3), the west property line (9), and along the south elevation of the building
54 (9). One hundred thirty (133) trees are planted within the interior of the parking lot (Project
55 plans, sheets 19 and 21).
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 33
1 The Project also complies with the AIP PD landscape requirement to provide a minimum of
2 20% landscape coverage. The Project provides 25.7% landscape coverage (Project plans,
3 sheet 22).
4
5 D. The proposed development will not restrict or cut out light and air on the property, or on the
6 property in the neighborhood, or impair the value thereof based on the following:
7
8 The Costco building would be located in the northwest corner of the site on the east side of
9 Airport Park Boulevard. The north side of the building is across the access easement and
10 185 feet from the Ken Fowler Auto Center building. The small loading area on the north
11 side of the building and "back of house" area is across the access easement and 135 feet
12 from the Ken Fowler Auto Center building. This loading area is screened with a green
13 screen and landscaping, including trees. The area adjacent to and immediately south of
14 the Costco Project site is undeveloped and includes a wetlands and drainage area.
15 Caltrans right-of-way, including a drainage ditch and US 101 are located to the east of the
16 site. Airport Park Boulevard is immediately west of the Project. The parcels across from
17 the Project on the west side of Airport Park Boulevard are undeveloped and more than 100
18 feet from the building and an even greater distance from the fueling station. Based on the
19 distances described above, the Project would not restrict or cut out light or air on the
20 property or on property in the neighborhood.
21
22 The fueling station would be located in the southeast portion of the site and comprised of a
23 fuel station canopy, pumps, and vehicle queuing area all of which are open and do not
24 restrict or cut out light or air on the property or on property in the neighborhood.
25
26 The Project would not impair the value of adjacent property since the development of the
27 site has the potential to increase the value of property located in the immediate area of the
28 Project site and would allow the site to be maintained and occupied which could reduce
29 incidents of trespassing and damage in the area due to existing transients and the
30 attractive nuisance that can be created by vacant property.
31
32 E. The improvement of any commercial or industrial structure will not have a substantial detrimental
33 impact on the character or value of an adjacent residential zoning district based on the following:
34
35 This finding is not applicable since the site is not adjacent to a residential district.
36
37 F. The proposed development will not excessively damage or destroy natural features, including
38 trees, shrubs, creeks, and the natural grade of the site based on the following:
39
40 There are no trees, shrubs, creeks, wetlands or water courses on the Costco Project site
41 (see Project plans,). There are trees located to the south and offsite of the Costco site in
42 the wetlands/drainage area and to the east of the Costco site in the ditch located in the
43 Caltrans right-of-way. The canopies of several trees within the Caltrans right-of-way
44 extend over the property line onto the Costco site.
45
46 The site is relatively flat and will be graded to provide the necessary site drainage. Existing
47 drainage to the outfalls to the Caltrans right-of-way to the east of the site and to the
48 wetlands/drainage area to the south of the site would be maintained. The preliminary
49 hydrology and hydraulics study for the Project indicates that the Project would not
50 significantly increase the amount of drainage to the existing outfalls (see FEIR, Appendix
51 C). The EIR for the Project describes the treatment that would occur to site drainage and
52 runoff prior to the runoff leaving the site (see DEIR Section 3.6 Hydrology and Water
53 Quality and FEIR, Master Response for Drainage, pp. 3-14 to 3-18).
54
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 34
1 Sheet C2 of the plans includes a note that the work to the existing outfalls located in the
2 Caltrans right-of-way may affect two existing trees (which appear to be valley oaks).
3 Since these trees are located in the Caltrans right-of-way and Caltrans permitting authority
4 over work within it right-of-way, the City does not have control over the disposition of these
5 trees. Two of the trees that may be affected by work to the existing outfalls are located
6 adjacent to the Costco Project site. A portion of the trees may extend over the property
7 line. The drainage improvements in the Caltrans right-of-way are subject to Caltrans
8 approval. As part of its permitting process for the improvements, Caltrans would determine
9 the disposition of the two trees. Drainage improvements located within the
10 drainage/wetlands area to the south of the site require approval of the Regional Water
11 Quality Control Board and may also require Fish and Wildlife approval. Effects to the
12 trees located in the wetlands area to the south of the Costco site would be reviewed by the
13 Regional Water Quality Control Board as part of the permitting process and may also be
14 subject to California Fish and Wildlife review.
15
16 There are no trees, shrubs, creeks, or wetlands on the Project site; therefore, the Project
17 would not damage or destroy any natural features of the site. Since the offsite work to the
18 drainage outfalls may require removal of one or more trees and the City does not have
19 permit authority over these improvements and it cannot be known at this time if tree
20 removal would be required, a condition of approval has been applied to the Project
21 requiring any tree requiring removal as a result of the offsite work to the drainage outfalls to
22 be replaced on the Costco Project site at a ratio of 1:1 (see attachment 2, conditions of
23 approval). Due to the proximity of these trees to the Project site, the EIR includes
24 mitigation measures in order to protect nesting birds. Biological Resources mitigation
25 measure 3.12.1 requires: pre-construction surveys of potential nesting sites within 500-feet
26 of construction activities if construction is to occur during bird nesting season (February 15
27 through August 31) and survey results to be documented and submitted to the California
28 Department of Fish and Wildlife and the City of Ukiah. If an active nest is discovered, a
29 500-foot no-work buffer zone is required to be established unless an alternative is
30 approved by CDFW.
31
32 The site is relatively flat and would continue to use the outFalls located in the Caltrans right-
33 of-way and located to the south of the site for site drainage. The site would be graded to
34 create the drainage needed for the Project, including directing runoff to the bioswales at
35 the west side of the parking lot, east side of the parking lot and within the interior of the
36 parking lot. The modifications to the natural grade of the site are not considered
37 excessive.
38
39 The fueling station is located in the southeast corner of the site. The fueling station area
40 would be graded away from the wetlands located to the south of the site and the fueling
41 station would include the safety features identified on sheet 7.2 of the Project plans and in
42 attachment 3C of the January 22, 2014 Planning Commission staff report. The fueling
43 station requires approval from and/or is subject to comply with requirements from the
44 Mendocino County Department of Public Health, Regional Water Quality Board, Fire
45 Marshal, California Fire Code, California Health and Safety Code, Environmental
46 Protection Agency, National Fire Protection Agency, California Air Resources Board, Local
47 Certified Unified Program Agency, and California Code of Regulations.
48
49 F. There is sufficient variety, creativity, and articulation to the architecture and design of the
50 structures(s) and grounds to avoid monotony and/or a box-like appearance based on the
51 following:
52
53 The Costco store would be a 148,000 square foot warehouse style store. As analyzed in
54 AIP PD Building and Architectural Requirements section of the staff report (pp. 29-32),
55 varied parapet heights (28 feet to 34 feet in height), a mix earth tone building colors, mix of
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 35
1 exterior materials (CMU and metal panels), and angled building entry and canopy are used
2 to break up the length and mass of the building elevations in order to avoid monotony and
3 a box-like appearance. The fueling station canopy uses colors and materials compatible
4 with the building and is not enclosed. The open nature of a fuel station canopy avoids a
5 box-like appearance since there are no solid walls to enclose the facility.
6
7 As analyzed in the AIP PD Landscaping Requirements section of the staff report (pp. 35-
8 41) and shown on the landscaping plan, the landscaping plan includes trees and shrubs
9 along the building elevations, the perimeter of the site and within the parking lot. The
10 landscaping breaks up the mass of the parking lot and screens the site. A variety of trees
11 and shrubs are planted creating variety and interest in the landscaping and site.
12 The fuel station canopy is a simple structure with an earth tone roof canopy supported by
13 earth tone CMU columns.
14
15 5. The proposed Project, as conditioned, is consistent with the Design Guidelines for Projects
16 Outside of the Downtown Design District as described in the Design Guidelines Table of the staff
17 report (pp. 43-46). (As noted in the staff report, compliance with the Design Guidelines for
18 Projects Outside of the Downtown Design District is not a required finding for approval of a site
19 development permit).
20
21 6. An environmental impact report (EIR), Costco Wholesale Project EIR (SCH #2011112025), was
22 prepared for the Project)which analyzed the potential construction and operational impacts of the
23 Project, including the rezoning, site development permit, and parcel consolidation and
24 reconfiguration. The EIR was certified by the City Council on December 18, 2013 (City Council
25 Resolution 2013-34). In the five weeks since the EIR was certified by the City Council, no
26 substantial changes have been made to the Project, no substantial changes have occurred with
27 respect to the circumstances under which the Project is being undertaken, and no new
28 information has been presented since the certification of the EIR which would indicate that new or
29 more severe impacts would result from the Project. Therefore, as required by Public Resources
30 Code §21166, no subsequent or supplemental EIR is necessary for the site development permit.
31 Therefore, the Costco Wholesale Project EIR continues to be the adequate environmental review
32 document for the site development permit.
33
34 7. On December 18, 2013, the City Council conducted a public hearing to consider the rezoning
35 required for the Project and the required CEQA findings for a statement of overriding
36 considerations. As required by Public Resources Code §21081 and CEQA Guidelines §15091,
37 the City Council made the findings required in order to approve a project for which an EIR that
38 has been certified that identified one or more significant effects on the environment, including the
39 findings required for a statement of overriding considerations (City Council Resolution 2013-35).
40 Planning Commission is relying on the findings and statement of overriding considerations made
41 by the City Council as stated in City Council Resolution 2013-35 as the findings and statement of
42 overriding considerations required by PRC §21081 and CEQA Guidelines §15091 for approval of
43 the Costco Wholesale and Fueling Station Site Development Permit.
44
45 8. The public notice for the Costco Warehouse and Fueling Station Site Development Permit
46 scheduled for the December 11, 2013 Planning Commission meeting was provided in the
47 following manner:
48
49 ■ posted on the City of Ukiah website on November 27, 2013;
50 ■ published in the Ukiah Daily Journal on December 1, 2013;
51 ■ posted in five places on the project site on November 27, 2013;
52 ■ mailed and emailed to persons on the interested parties list on November 27, 2013;
53 ■ mailed to property owners within 300 feet of the project site and property owners within
54 Airport Industrial Park Planned Development on November 27, 2013; and
55 ■ posted at the meeting place (glass case in front of the civic center) on November 27,
56 2013.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 36
1 At the December 11, 2013 meeting, the item was continued to a date certain of January 22, 2014
2 and a courtesy public notice was provided for the Costco Warehouse and Fueling Station Site
3 Development Permit in the following manner:
4
5 ■ posted on the City of Ukiah website on January 8, 2014;
6 ■ published in the Ukiah Daily Journal on January 12, 2014;
7 ■ posted in five places on the project site on January 8, 2014;
8 • mailed and emailed to persons on the interested parties list on January 8, 2014;
9 • mailed to property owners within 300 feet of the project site and property owners within
10 Airport Industrial Park Planned Development on January 8, 2014; and
11 ■ posted at the meeting place (glass case in front of the civic center)on January 8, 2014.
12
13 Planning Commission Site Development Permit Conditions of Approval
14 Ukiah Costco Warehouse and Fuel Station
15 Airport Park Boulevard —Airport Industrial Park
16 APNs: 180-110-08, 09, and10; 180-080-57, 58, 59, and 62-67
17 File Nos.: 11-01-REZ-SDP-LLA-CC-PC-CE and 11-16-EIR-CC
18
19 1. Approval is granted to allow the construction and operation of a 148,000 square foot Costco
20 Wholesale building with loading dock, 16 pump fueling station with canopy, 607 vehicle parking
21 spaces, landscaping, signage, and associated site improvements on a 15.3 acre site on the east side
22 of Airport Park Boulevard between Ken Fowler Auto Center and the southern terminus of Airport Park
23 Boulevard (all or portions of APNs: 180-110-08, 09, and10; 180-080-57, 58, 59, and 62-67) as shown
24 in the plans submitted to the Planning Department and date stamped January 15, 2014 and as
25 described in the Project Description and Details included as attachment 3A-3D of the staff report,
26 except as modified by the following conditions of approval.
27
28 2. Plans submitted for a building permit shall be in substantial conformance with the plans approved by
29 the City as described in the submitted project description, diagrams and illustrations, as well as and
30 plans contained in the Environmental Impact Report certified by the City Council on December 18,
31 2013 and any modifications made to the project through the discretionary review and approval
32 process.
33
34 The warehouse would have a maximum size of 148,000 square feet and a 16 pump fuel facility with a
35 3,840 square foot canopy on a 15.3-acre site. The proposed Costco warehouse would include a
36 bakery, pharmacy, optical center, hearing aid testing center, food court, photo center, tire center, and
37 fuel station, along with the sales of approximately 4,000 retail products. The tire center would be a
38 5,478 square-foot attached building with member access through the inside of the main Costco
39 building and would include retail tire sales and a tire installation facility.
40
41 3. This site development permit shall not become effective unless and until the City Council approves
42 the rezoning to amend to the Airport Industrial Park Planned Development Ordinance to rezone the
43 Costco Project site to Retail Commercial and until that ordinance becomes effective.
44
45 4. Outside sales and/or display are not included as part of this permit. Outside sales and/or display
46 requires application for and approval of a Use Permit.
47
48 5. Plans submitted for building permit shall include the following and are subject to staff review and
49 approval:
50
51 A. Plans and/or other documentation than demonstrates that the building is designed to
52 structurally support rooftop photovoltaic. Information, including structural analysis, may be
53 required by staff as needed to verify that the building is constructed to support the potential
54 future installation of rooftop photovoltaic.
55
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 37
1 B. Site Specific Landscape Maintenance Manual as described in the narrative submitted to the
2 Planning Department and dated December 4, 2013 and included as part of attachment 3B of
3 the staff report.
4
5 C. An irrigation plan.
6
7 D. Landscaping and irrigation plans in compliance with the State's Model Water Efficiency
8 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, with a
13 maximum height of 6-feet.
14
15 G. Manufacturer's specifications/cutsheets for the bike parking required for the project(bike
16 parking for visitors/members, employees, and at transit stop. An inverted "U" style rack is
17 encouraged and preferred.
18
19 H. Bike parking for 22 bicycles: 10 at the store entry covered by the store's entry canopy; 10 at
20 the north side of the building for use by employees; and 2 on the concrete pad for the bus
21 stop (see MTA conditions of approval below).
22
23 I. Location of the 10 covered bike parking spaces for employees and details of the cover
24 provided for the bike parking.
25
26 J. Location of the bike parking for visitors/members proximate to the store entry and that allows
27 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 Air
30 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 bench),
33 trash and recycling containers, shopping cart corral, and one bike rack that accommodates
34 two (2) bikes on the concrete pad for the bus shelter. The size of the concrete pad for the
35 bus stop shelter shall be increased as needed to accommodate these items. The
36 applicanUproject proponent shall provide the trash and recycling containers, shopping cart
37 corral, and bike rack. Plans submitted for building permit shall include the
38 details/specifications for the Trash and recycling containers, shopping cart corral, and one
39 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 potential to be
42 affected by project construction. Such protective tree fencing shall be located 5-feet outside
43 of the dripline of the tree, 5-feet in height, and metal with in-ground posts or per the
44 recommendations of the arborist report for any trees that may be impacted by Project
45 construction.
46
47 N. Site specific maintenance and management information that includes information such as the
48 frequency of site sweeping/cleaning, cart collection, security.
49
50 O. Location of the required Class III bike route signage and detail of the signage consistent with
51 MUTCD Manual for Class III bike route signage.
52
53 P. Photometric plan shall shows the light level under the fuel station canopy and that the light
54 level at the edge of the fuel station canopy does not exceed 10fc.
55
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 38
1 6. Based on the number of required vehicle parking spaces (592) and the number of employees
2 anticipated per shift (60), twenty-two (22) bike parking spaces are required for the Project. Ten bike
3 parking spaces for members shall be provided in a convenient, visible, and covered location near the
4 store entry. Ten additional bike parking spaces shall be provided for store employees. Two
5 additional bike parking spaces shall be provided on the concrete pad near the bus shelter and bench.
6
7 7. Prior to issuance of a building permit, the applicant/project proponent shall submit a Transportation
8 Demand Management (TDM) program for staff review and approval that includes the items listed in
9 Air Quality mitigation measure 3.2.2b (carpool parking spaces, bike parking, employee locker room,
10 rideshare program, rideshare bulletin board, rideshare newsletter, guaranteed ride home, and
11 increased transit accessibility)and that identifies the designation onsite TDM Program Manager.
12
13 8. Prior to issuance of a building permit, the applicant/project proponent shall apply for and receive an
14 address assignment for the building from the Planning and Community Development Department.
15
16 9. Prior to building permit issuance, the parcel consolidation and reconfiguration shall be completed and
17 recorded and conformed copies of the recorded documents shall be provided to the Planning
18 Department.
19
20 10. Prior to issuance of a building permit, the rezoning of the Costco Project site shall become effective.
21
22 11. Prior to any deliveries to the warehouse loading areas, the signage required by MCAQMD (see
23 below)to notify truck drivers of idling prohibits shall be posted in the locations required by MCAQMD.
24
25 12. The signs on the north and south fuel station canopy elevations shall be removed from the sign
26 program and a revised sign program submitted to the Planning Department for review and approval.
27 The revised sign program shall be approved by the Planning Department prior to issuance of a sign
28 permit.
29
30 13. Signs require application for and approval of a Sign Permit from the Planning and Community
31 Development Department.
32
33 14. The delivery truck route leaving the project site shall be north on Airport Park Blvd., west on Talmage
34 Road, and south on South State Street to US 101. All trucks used by Costco shall be California legal
35 and shall comply with all local and state requirements. This restriction shall be in place until such
36 time as the intersection of Airport Park Boulevard/Talmage Road is improved to accept delivery
37 trucks.
38
39 15. In the event the offsite improvements to the drainage outfalls located to the south and east of the site
40 requires removal of any tree, any tree removed for said improvements shall be replaced on the
41 Costco site at a ratio of 1:1. A revised landscaping plan with the location, size and species of the
42 replacement tree(s) shall be submitted to the Planning Department and the approved trees shall be
43 planted as shown on the revised landscaping plan prior to building permit final.
44
45 16. Expansion of the fueling station requires application for and approval of an amendment to this Site
46 Development Permit. Expansion of the fueling station is limited to a maximum of four (4) additional
47 pumps, for a total of 20 pumps, as analyzed in the Costco Wholesale Project EIR.
48
49 17. This approval shall be null and void unless the California Environmental Quality Act/Fish and Game
50 filing fee of $3,029.75 payable to Mendocino County is filed with the City of Ukiah Planning and
51 Community Development Department within five (5) days of date of approval of this Site Development
52 Permit(date on which the Planning Commission votes to approve the Site Development Permit).
53
54 18. All required landscaping shall be properly maintained to insure the long-term health and vitality of the
55 plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
56
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 39
1 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
2 according to the season, i.e., more water in summer, less in the winter.
3
4 B. Additional watering shall occur during long periods of severe heat and drying winds, and
5 reduced watering shall be used during extended periods of cool rainy weather.
6
7 C. Fertilizer shall be allowed to establish plant growth and to ensure property growth as
8 recommended in the Landscape Maintenance and Management Plan required for the Project
9 (condition of approval 5B).
10
11 D. Weed killers shall not be used on or near trees.
12
13 E. The tree ties and stakes shall be checked every six months to ensure they do not constrict
14 the trunks and damage the trees.
15
16 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage the
17 trunk of the tree and its overall growth.
18
19 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including vandalism,
20 shall be replaced with the same or similar tree species, or an alternative species approved by
21 the department of Planning and Community Development.
22
23 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All pruning
24 shall follow standard industry methods and techniques to ensure the health and vitality of the
25 tree.
26
27 I. Maintenance and replacement of plantings shall comply with the staff approved Maintenance
28 Manual for the Project(see condition 56 above).
29
30 From the Planning Commission
31
32 19. The Project shall be revised to comply with the following:
33
34 A. Reduction of the width of the sidewalks on the north and west sides of the site from 8-feet to
35 5-feet.
36 B. Reduction of the height of the parking lot lighting to a maximum of 34-feet(not to exceed the
37 height of the building).
38 C. Removal of the Crape Myrtle on the north side of the site and continuation of the October
39 Glory Maple.
40 D. Removal of the Crape Myrtle on the west side of the site adjacent to the street and
41 continuation of the Aristocrat Flowering Pear.
42 E. Replacement of the Pink Dawn Chitalpa along the south property line with Valley Oak.
43 F. Removal of the "Costco Wholesale" signs on the west and south elevations of the building.
44 The building signage may be revised to use the 7-foot tall "C" shown as shown in the Sign
45 Program (sheet 14) of the Project plans dated November 13, 2013.
46 G. Removal of the signs on the north and south elevations of the fuel station canopy.
47 H. All newly constructed impervious surfaces shall drain through a storm water treatment control
48 BMP prior to discharging offsite.
49 I. Public Works condition #52 revised as shown in italics below.
50
51 20. The Project landscape plan shall be revised by the applicant as required in conditions #19B-E above
52 and a revised landscaping plan submitted to the Planning Department for review and approval.
53
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 40
1 21. Plans submitted for building permit shall be revised as required in condition #19 above and are
2 subject to staff review and approval.
3
4 22. A revised Sign Program that includes the removal of the signs required by conditions #12 and #19
5 above shall be prepared by the applicant and submitted to the Planning Department for review and
6 approval. The size of the remaining warehouse building signs may be revised to use the 7-foot tall "C"
7 as shown in the Sign Program (sheet 14) of the Project plans dated November 13, 2013. The revised
8 Sign Program shall also include a recalculation of the Planning Commission approved signage for the
9 Project. As noted above in condition #13, signs require application for and approval of a Sign Permit
10 from the Planning and Community Development Permit.
11
12 Standard Conditions of Approval
13
14 23. The project proponent/applicant shall obtain and maintain any permit or approval required by law,
15 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal agencies
16 as applicable. This Project may require permits and/or approvals from the Mendocino County Air
17 Quality Management District, Mendocino County Environmental Health, Regional Water Quality
18 Control Board, California Department of Fish and Wildlife, and US Army Corps of Engineers.
19
20 24. All construction shall comply with all fire, building, electric, plumbing, occupancy, and structural laws,
21 regulations, and ordinances in effect at the time the Building Permit is approved and issued.
22
23 25. No permit or entitlement shall be deemed effective unless and until all fees and charges applicable to
24 this application and these conditions of approval have been paid in full.
25
26 26. A copy of all conditions of this Site Development Permit shall be provided to and be binding upon any
27 future purchaser, tenant, or other party of interest.
28
29 27. All conditions of approval that do not contain specific completion periods shall be completed prior to
30 building permit final.
31
32 28. This Site Development Permit may be revoked through the City's revocation process if the approved
33 project related to this Permit is not being conducted in compliance with these stipulations and
34 conditions of approval; or if the project is not established within two years of the effective date of this
35 approval; or if the established use for which the permit was granted has ceased or has been
36 suspended for 24 consecutive months (zoning ordinance, §9263H).
37
38 29. This approval is contingent upon agreement of the applicanUproject proponent and property owner
39 and their agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
40 agents, officers, attorneys, employees, boards and commissions from any claim, action or proceeding
41 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
42 aside, void or annul the approval of this application. This indemnification shall include, but not be
43 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted by
44 any person or entity, including the applicant/project proponent, arising out of or in connection with the
45 City's action on this application, whether or not there is concurrent passive or active negligence on
46 the part of the City. If, for any reason any portion of this indemnification agreement is held to be void
47 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall remain in
48 full force and effect.
49
50 30. This approval is not effective until the 10 day appeal period applicable to this Site Development
51 Permit has expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject
52 to the outcome of the appeal and shall be revised as necessary to comply with any modifications,
53 conditions, or requirements that were imposed as part of the appeal.
54
55 31. All use, construction, or occupancy shall conform to the application approved by the Zoning
56 Administrator, City Engineer, Planning Commission or City Council as applicable, and to any
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 41
1 supporting documents submitted therewith or made part of the administrative record, including staff
2 reports, maps, sketches, renderings, building elevations, landscape plans, and other submittals or
3 documents.
4
5 32. Except as otherwise specifically noted, this Permit shall be granted only for the specific purposes
6 stated in the action approving the Permit and shall not be construed as eliminating or modifying any
7 building, use, zoning or other requirements except as to such specific purposes.
8
9 33. This approval is contingent upon agreement of the applicanUproject proponent and property owner
10 and their agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
11 agents, officers, attorneys, employees, boards and commissions from any claim, action or proceeding
12 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
13 aside, void or annul the approval of this application. This indemnification shall include, but not be
14 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted by
15 any person or entity, including the applicant/project proponent, arising out of or in connection with the
16 City's action on this application, whether or not there is concurrent passive or active negligence on
17 the part of the City. If, for any reason any portion of this indemnification agreement is held to be void
18 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall remain in
19 full force and effect.
20
21 34. This approval is not effective unless and until all other required discretionary entitlements have been
22 granted, issued or approved as applicable.
23
24 35. Any work, improvement, expenses or other encumbrance incurred by the applicanUproject proponent,
25 owner or other party in reliance upon any entitlement, approval or permit which has not been granted,
26 issued or approved is at your own risk.
27
28 36. Applicant/project proponent shall be required to obtain and maintain any permit or approval, which is
29 required by law, regulation, or ordinance of any Local, State, or Federal agency. ApplicanUproject
30 proponent/property owner or other person in possession of the project site shall grant permission to
31 employees of the City of Ukiah and others authorized by the City of the Ukiah to enter upon the
32 subject property as necessary to inspect the property and process the required entitlements.
33
34 37. All Conditions of Approval for this project shall be provided to all contractors and persons working on
35 the project. Conditions of Approval shall be prominently displayed on all sets of plans for all
36 ministerial permits required to develop the property, including building permits and permits for grading
37 or site preparation.
38
39 38. Any construction shall comply with the "Standard Specifications" for such type of construction now
40 existing or which may hereafter be promulgated by the Engineering Department of the City of Ukiah;
41 except where higher standards are imposed by law, rule, or regulation or by action of the approving
42 body.
43
44 39. In addition to any other condition imposed, any construction shall comply with all building, fire,
45 electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect at the time the
46 Building Permit is approved and issued.
47
48 40. Prior to issuance of the Final Certificate of Occupancy, applicanUproject proponent shall submit to the
49 Department of Planning and Community Development a completed Mendocino County Air Quality
50 Management District`Air Quality Permit ChecklisY if required by district rules.
51
52 41. If, during site preparation or construction activities, any historic or prehistoric cultural resources are
53 unearthed and discovered, all work shall immediately be halted, and City Planning Department staff
54 shall be notified immediately of the discovery. The applicant/project proponent shall be required to
55 fund the hiring of a qualified professional archaeologist to perform a field reconnaissance and, if
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 42
1 deemed necessary, to develop a precise mitigation program approved by the City prior to the
2 continuation of any site work.
3
4 42. The use, site, improvements, landscaping, and all other elements shall be operated and maintained
5 consistent with the approved project and in good standing and repair for the life of the project,
6 notwithstanding any change in ownership.
7
8 From the Department of Public Works
9
10 43. Prior to construction of site improvements, a final grading and drainage plan, and an erosion and
11 sediment control plan, prepared by a Civil Engineer, shall be submitted for review and approval by the
12 Department of Public Works. The plan shall include the detailed design of the proposed stormwater
13 treatment planters, and if applicable, detention basin. Drainage improvements shall be in compliance
14 with the City of Ukiah's Phase I Storm Water Permit and the City of Santa Rosa & County of Sonoma
15 Low Impact Development Technical Design Manual (LID Manual). A final drainage report shall be
16 provided to support the design of the proposed drainage system.
17
18 44. The project engineer shall provide direct oversight and inspection during project construction, with
19 special attention to implementation of best management practices for sediment and erosion control,
20 and the proper grading, installation, and landscaping of the stormwater treatment planter areas.
21 Upon completion of the work, a report shall be submitted by the project engineer to the Department of
22 Public Works stating that the improvements have been completed in accordance with the approved
23 plans and conditions of approval, shall function as intended, and all areas have been permanently
24 stabilized to prevent sediment and erosion.
25
26 45. Maintenance and inspection of all post-construction best management practices (BMPs) are the
27 responsibility of the property owner. In accordance with the LID Manual, a legally binding, signed
28 maintenance agreement approved by the City of Ukiah is required for the proposed stormwater
29 treatment planters and all post-construction BMPs, and shall be recorded prior to building permit final.
30
31 46. Since the project area disturbs greater than one acre, the applicant/project proponent must obtain a
32 Storm Water Permit from the Regional Water Quality Control Board, prior to construction. (Note that,
33 under the new Construction General Permit regulations, the Stormwater Pollution Prevention Plan
34 shall be prepared by a Qualified SWPPP Developer, and implemented by a Qualified SWPPP
35 Practitioner.) Also, an Air Quality Permit from the Mendocino County Air Quality Management District
36 will be required.
37
38 47. An existing 18 and 24 inch storm drain bisecting the Costco building site is proposed to be relocated
39 to the north side of the building. A minimum 15 foot wide easement, or as otherwise approved by the
40 City Engineer, shall be provided for the relocated alignment, as well as for any other public facilities
41 crossing the subject property.
42
43 48. An access easement to the City of Ukiah may be required along the southerly property boundary for
44 maintenance of the adjacent wetland area.
45
46 49. Impacts to the drainage in the freeway right-of-way may require an the project proponent to obtain an
47 encroachment permit from Caltrans. Evidence of approval from Caltrans shall be provided prior to
48 building permit issuance.
49
50 50. This project is subject to Airport Industrial Park Capital Improvement Fees as adopted by the Ukiah
51 City Council. Based on the proposed uses and site plan, the fee amount has been determined to be
52 $152,640.
53
54 51. Applicant/project proponent shall construct 8 foot wide sidewalks along the Airport Park Boulevard
55 frontage, and along the cul-de-sac frontage along the northerly project boundary. Existing curb
56 ramps on the east side of Airport Park Boulevard at the cul-de-sac along the northerly project
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 43
1 boundary shall be upgraded to meet current ADA requirements, and a crosswalk provided. Driveway
2 entrances to the subject property shall also include crosswalks and ADA compliant curb ramps. Prior
3 to construction, improvement plans shall be prepared by a Civil Engineer and approved by the
4 Department of Public Works. Public sidewalk improvements outside of the street right-of-way will
5 require a sidewalk easement dedicated to the City.
6
7 52. A bus stop and covered bus shelter (shelter with bench to be provided by MTA) shall be provided
8 along the south side of the cul-de-sac as shown on the project site plan, to the satisfaction of the City
9 Engineer and the Mendocino Transit Authority. The bus stop shall include a minimum 60 foot long by
10 10 foot wide reinforced concrete slab for the bus stop pavement. The bus shelter concrete pad shall
11 be a minimum of 8 foot wide by 20 foot long, set behind the back of sidewalk. Design of the covered
12 bus shelter shall be approved by the Mendocino Transit Authority. Additionally a shopping cart
13 storage area shall be provided adjacent to the shelter. A public sidewalk easement shall be provided
14 for the bus stop and appurtenant structures, including but not limited to, the bus stop structure,
15 shopping cart storage, bike racks, benches, and concrete pad.
16
17 53. Any existing curb and gutter in disrepair that is adjacent to the subject property shall be repaired. All
18 work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 102 or as
19 directed by the City Engineer.
20
21 54. Street trees shall be spaced approximately every 30', along Airport Park Boulevard, and along the
22 cul-de-sac along the northerly project boundary, within tree wells, a landscape strip, or within 5' of the
23 back of sidewalk. Street trees shall be installed in accordance with City Standard Drawing No 601.
24 Tree types shall as shown on the approved landscape plan.
25
26 55. All areas of auto circulation should be paved with a minimum of 2" of asphaltic concrete (AC) on 6" of
27 Base or other suitable surface approved by the City Engineer. This includes the proposed driveways
28 and parking areas. If heavy truck traffic is anticipated from the solid waste company, delivery trucks,
29 or other heavy vehicles, the pavement section shall be calculated appropriately to ensure that it can
30 withstand the loading.
31
32 56. All work within the public right-of-way shall be performed by a licensed and properly insured
33 contractor. The contractor shall obtain an encroachment permit for work within this area or otherwise
34 affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated construction costs.
35
36 57. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and tested and
37 replaced if required. If an existing lateral is to be abandoned, it shall be abandoned at the main to the
38 satisfaction of the Public Works Department.
39
40 58. Applicable City of Ukiah sewer connection fees shall be paid at the time of building permit issuance.
41
42 59. Grease interceptors shall be sized in accordance with the California Plumbing Code.
43
44 60. Capital Improvement fees for water service are based on the water meter size. A fee schedule for
45 water meter sizes is available upon request. Additionally, there is a cost for City crews to construct
46 the water main taps for the proposed water services to serve the project.
47
48 61. All irrigation and fire services shall have approved backflow devices.
49
50 From the Citv Buildinq Official
51
52 62. Plans and other documents submitted for a building permit shall include three (3) sets of a
53 Geotechnical Report.
54
55 From the Ukiah Fire Department
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 44
1 63. Based on the information provided by the applicant, David Babcock and Associates, the building is
2 considered a type V-B. The proposed building is 148,000 square feet. The fire flow will be 8,000
3 g.p.m. (table BB 105.1) which requires nine hydrants (table CC 105.1). Three (3) existing hydrants
4 are located along Airport Park Blvd. and two (2) existing hydrants are located in the cul-de-sac on the
5 north side of the site. A minimum of four (4) additional new hydrants shall be provided. One of the
6 additional hydrants will be required near the gas station. One new hydrant is recommended near the
7 FDC at the new building and it is recommended that the hydrants be `looped'. The location of the
8 existing and new fire hydrants shall be shown on the plans submitted for building permit and are
9 subject to staff review and approval.
10
11 From the Citv Electric Utility Department
12
13 64. Any fees associated with the removal of any existing 12kv primary electrical facilities (pad mount
14 switches, primary vaults, junction pedestals and primary conductors) or the addition of new 12kv
15 electrical facilities (transformers, vaults,junction pedestals/boxes, primary and secondary conductors)
16 extended to the new proposed building site shall be the responsibility of the applicant/project
17 proponent.
18
19 65. City of Ukiah Electric Utility Department can/will only provide one (1)transformer with a capacity up to
20 1500kVA 480Y/277V, 3-phase 4 wire configuration for the Costco store and one (1) transformer with
21 a capacity of 55-75Kva 208Y/120V, 3-phase 4 wire configuration for the Costco fueling station. The
22 applicanUproject proponent shall provide load capacity information and the size of service panel/s for
23 the COSTCO Warehouse Store & Gas Pumps as soon as convenient or practical, in order to size the
24 individual transformers for each location.
25
26 66. The switchboard, pull section, and CT cabinet shall be in accord with current EUSERC standards.
27 The applicanUcontractor/developer/project proponent shall submit service equipment specification
28 sheets with appropriate EUSERC references for City approval prior to purchase and installation.
29
30 From the Police Department
31
32 67. The text/details and location of the following signage shall be included on building permit plans and
33 are subject to Police Department review and approval:
34
35 A. Parking is for members and employees only and overnight parking is prohibited.
36
37 B. Panhandling and camping are prohibited pursuant to the Ukiah City Code (Ukiah City Code,
38 Division 7: Police Regulations, Chapter 1: Peace & Order, Article 9: Panhandling and Article
39 8: Camping).
40
41 C. Other signage as required by the Police Department.
42
43 68. The Police Department approved signage shall be installed prior to building permit final.
44
45 From the Mendocino County Air Qualitv Manaqement District(MCAQMD)
46
47 69. Measure 3.2.2a proposes that tree planting is planned to reduce summer heat gain. The District
48 recommends that the planting be better defined to incorporate no less than 1 tree per 4 parking
49 spaces to provide a true beneficial reduction in heat gain.
50
51 70. Measure 3.2.2c calls for the implementation of Mitigation Measure 3.10.2a, providing a concrete pad
52 suitable for future location of a bus shelter adjacent to the proposed sidewalk. The District
53 recommends that Costco work in conjunction with the local Transit Authority (MTA) to provide a
54 shelter in addition to the concrete pad so that the benefits and incentives to use mass transit would
55 be immediately available rather than at an unspecified future date.
56
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 45
1 71. To further mitigate impacts to local air quality, it is recommended that Costco encourage the use of
2 low emission vehicles by providing a minimum of 2 electric vehicle charging stations. The type of
3 electric vehicle charging stations installed for the Project are subject to MCAQMD review and
4 approval.
5
6 72. Any boilers or large combustion sources (over 500,000 BTU) requires an application and review by
7 the MCAQMD.
8
9 73. Any onsite operations which generate smoke many require a permit from MCAQMD. As of 2/15/2011,
10 MCAQMD does not require permits for food preparation other than commercial meat smoking.
11
12 74. MCAQMD has adopted a regulation requiring signage to be posted at loading areas advising truck
13 drivers of idling prohibitions. This required signage shall be posted on the site.
14
15 75. Backup power sources require an application to be submitted to MCAQMD for review and permit
16 approval.
17
18 76. All products and equipment sold in store are subject to the Air Resources Board (ARB) regulations
19 regarding emissions and VOC content. MCAQMD advises all retailers to ensure their supply system
20 only allows ARB compliant products to be sold in California.
21
22 From Mendocino Countv Environmental Health
23
24 77. An installation permit, an annual operating permit, and implementation of a Hazardous Materials
25 Management Plan (HMMP) are required for the installation of the Underground Storage Tank for the
26 fueling station.
27
28 78. Hazardous materials used in the main store will also be included as part of the required HMMP.
29
30 79. A permit from Environmental Health is required for the operation of a food facility. Application for this
31 permit requires submittal of an application to start a food business, complete set of construction
32 plans, manufacturer's technical specification ("cuY') sheets, for all food facility related equipment and
33 payment of the major plan review fee.
34
35 From Mendocino Transit Aqencv
36
37 80. Provide a concrete pad for a bus shelter on the north side of the site east of Airport Park Boulevard.
38 The concrete pad for the bus shelter shall be a minimum of 8-feet by 20-feet and able to
39 accommodate the shelter (provided by MTA), bench, recycling/trash receptacles, and parking for two
40 bicycles and shall be ADA compliant. The project proponent shall also provide a sidewalk to connect
41 to the bus shelter pad if necessary to connect the sidewalk on the north side of the site to the
42 concrete pad for the bus bench/shelter.
43
44 81. If the bus stop is located on-street, a reinforced pad shall be provided on the street to support the
45 weight of the bus (see Public Works condition above).
46
47 82. The concrete pad for the shelter and the on-street concrete pad are shall be shown on plans
48 submitted for building permit and are subject to MTA review and approval.
49
50 Reqional Water Qualitv Control Board
51
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 46
1 83. The following permits may be required from the Regional Water Quality Control Board and the project
2 proponent/applicant shall apply for and receive approval of all required permits prior to
3 commencement of on-site activities:
4
5 A. Construction General Storm Water Permit (for land disturbance of more than one acre). This
6 permit requires the preparation and implementation of a Storm Water Pollution Prevention
7 Plan (SWPPP) that identifies BMPs to implement and maintain to minimize pollutant
8 discharge from the construction site. This permit also requires the use of Low Impact
9 Development(LID)to treat post-construction stormwater runoff from impervious surfaces.
10
11 B. Waste Discharge Requirements (WDRs) or a Conditional Waiver of WDRs (required for
12 projects which discharge or threaten to discharge waste to waters of the state).
13
14 C. Industrial Storm Water Permit. This permit requires the development of a Storm Water
15 Pollution Prevention Plan (SWPPP) and a monitoring plan.
16
17 D. Water Quality Certification (permit issued for activities resulting in dredge or fill within waters
18 of the United States).
19
20 84. The Project site is located near an area of groundwater contamination, any groundwater encountered
21 during site development activities shall be managed to ensure that human and environmental
22 receptors are protected from exposure to contaminants and the applicant/project proponent shall
23 notify the North Coast Regional Water Quality Control Board Cleanups Division staff if and when any
24 groundwater is encountered during construction activities.
25
26 From Caltrans
27
28 85. Prior to the Costco Wholesale building or fueling station opening to the public/members, the traffic
29 mitigation measures shall be completed.
30
31 86. Any work within the State right-of-way requires application for and approval of an encroachment
32 permit.
33
34 EIR Mitipation Measures/Conditions of Approval
35
36 87. Aesthetics: Measure 3.1.2: All outdoor light fixtures shall be located, aimed or shielded so as to
37 minimize stray light trespassing across property boundaries. Fixtures shall be full cut-off and nighttime
38 friendly, consistent with LEED goals and Green Globes criteria for light pollution reduction. The project
39 applicant/project proponent will be required to prepare a photometric plan demonstrating that lighting will
40 not spillover onto adjacent properties. Furthermore,the Project will adhere to all City regulations relating to
41 signage and the shielding of light in order to reduce any potential negative effects from new light sources
42 (per Building Code Sections §3225, §3226, §3227). The revised light plan shall demonstrate an average
43 light level no greater than 4 footcandle (fc) at grade (ground surface), and shall not exceed 10 fc in any
44 location. Light trespass onto adjacent private property shall not exceed 0.2 fc (at the property line). Light
45 trespass onto adjacent public rights of way or private roadway easements shall not exceed 0.2 fc
46 measured at the centerline of the right of way. Pole-mounted parking lot lighting shall be turned off one
47 hour after the store closes. Alternatively, 50°/o of pole-mounted lighting may be turned off if the City or
48 store operator requests additional security lighting. These standards shall be included in the Project
49 conditions of approval as well as the mitigation monitoring and reporting program. Timin : Prior to final
50 inspection and the grant of occupancy.
51
52 88. Air Quality: Measure 3.2.2a: The Project will incorporate sustainability features in building and site
53 design with the goal of reaching a building efficiency rating that is greater than the Title 24
54 requirement, in order to reduce energy consumption and associated GHG emissions. As set forth in
55 the "Project Description,"the project will incorporate the following sustainability features:
56
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 47
1 • Parking lot light standards are designed to provide even light distribution and use 20% less
2 energy compared to a greater number of fixtures at lower heights. The use of inetal halide lamps
3 provide a color corrected white light and a higher level of perceived brightness with less energy
4 than other lamps such as high pressure sodium.
5 • Locally extracted and manufactured building materials will be utilized where feasible.
6 • Pre-manufactured building components, including structural framing and metal panels, are
7 designed to minimize waste during construction.
8 • Pre-manufactured metal wall panels with insulation are designed to conserve energy by
9 increasing R-value and solar reflectivity. Building heat absorption is reduced by a decrease in the
10 thermal mass of the metal wall when compared to a typical masonry block wall.
11 • Reflective roof material will meet the requirements for the USEPA's Energy Star energy efficiency
12 program. Reflective roofs produce lower heat absorption and thereby lower energy usage during
13 the summer months.
14 • Skylights are used on the roof to reduce the need for interior lighting. A "daylight harvesting"
15 system monitors and adjusts the mechanical and lighting systems in order to conserve energy.
16 The system includes the skylights, light monitors, energy efficient lighting fixtures, and associated
17 control systems. On a typical sunny day, fewer than one third of the interior lights are needed.
18 • Tree plantings to reduce summer heat gain within the parking field.
19 • Planting to incorporate a substantial amount of drought tolerant species.
20 • Irrigation system to incorporate the use of deep root watering bubblers for parking lot shade trees
21 to minimize water usage and ensure that water goes directly to the intended planting areas.
22
23 Timin : Building Permit Plan Review. Plans submitted for a building permit shall include the above
24 features.
25
26 89. Air Quality Measure 3.2.2b: The applicanUproject proponent shall implement the following
27 measures, to the extent feasible and appropriate, to reduce motor vehicle trips and emissions
28 associated with Project operations:
29 • Promote the use of alternative fueled vehicles and equipment (i.e., CNG, electric, etc) for Project
30 operations. The applicant/project proponent shall implement two or more of the following
31 measures:
32 o Warehouse equipment, including forklifts, will be electric powered.
33 o Landscaping equipment will be electric powered.
34 o Preferred parking for zero emission vehicles.
35 o Retail fueling station will include a CNG refueling station.
36 o Customer parking will include a minimum of one (1)electric recharge station.
37 • Provide commute incentives for employees to utilize alternative transportation, such as
38 carpool/vanpool, transit, cycling, or walking. A Costco carpool and alternative transportation
39 manager shall be designated to oversee the implementation of these TDM measures. Costco will
40 provide its employees the following incentives:
41 o Four carpool parking spaces reserved for Costco employees;
42 o Bicycle parking as required by City standards;
43 o Employee locker rooms;
44 o Rideshare Program, including recognition of rideshare participants at monthly staff
45 meetings and an annual update of rideshare benefits and incentives provided to
46 employees;
47 o A Rideshare Bulletin Board to be located in the employee breakroom, which will contain
48 information about the Rideshare Program, transit, bike routes, and other alternate
49 commute information;
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 48
1 o A Rideshare Newsletter to be published and posted on the Rideshare Bulletin Board on a
2 quarterly basis;
3 o Costco employees commuting to work in a rideshare program will be eligible for a
4 guaranteed ride home program in the event of an emergency or unexpected situation
5 (such as unscheduled overtime)on the days they rideshare.
6 o The applicanUproject proponent shall increase transit accessibility. Such measures could
7 include the purchase of transit passes for employees. Also, implement Mitigation
8 Measure 3.10.2a.
9 • The applicanUproject proponent shall improve the pedestrian and bicycle network. Implement
10 Mitigation Measure 3.10.2b and 2c.
11
12 Timinq: Prior to final inspection and the grant of occupancy.
13
14 90. Air Quality Measure 3.2.2c: Use low VOC architectural coatings.
15
16 Timin : Building Permit Plan Review.
17
18 91. Geology and Soils Measure 3.4.1a (For Seismic Ground Shaking) - Prior to the issuance of a
19 building permit for any portion of the Project site, the Project sponsor shall:
20
21 A. Submit to the City Building Services Division a site-specific, design level geotechnical
22 investigation prepared for each development parcel by a registered geotechnical engineer. The
23 investigation shall comply with all applicable state and local code requirements and:
24
25 1) Include an analysis of the expected ground motions at the site from known active faults
26 using accepted methodologies;
27 2) Determine structural design requirements as prescribed by the most current version of
28 the California Building Code, including applicable City amendments, to ensure that
29 structures can withstand ground accelerations expected from known active faults;
30 3) Determine the final design parameters for walls, foundations, foundation slabs, utilities,
31 roadways, parking lots, sidewalks, and other surrounding related improvements;
32
33 B. Project plans for foundation design, earthwork, and site preparation shall incorporate all of the
34 mitigations in the site specific investigations.
35
36 C. The Project structural engineer shall review the site specific investigations, provide any additional
37 necessary mitigation to meet Building Code requirements, and incorporate all applicable
38 mitigations from the investigation in the structural design plans and shall ensure that all structural
39 plans for the Project meet current Building Code requirements.
40
41 D. A registered City geotechnical engineer or third-party registered engineer retained to review the
42 geotechnical reports shall review each site-specific geotechnical investigation, approve the final
43 report, and require compliance with all geotechnical mitigations contained in the investigation in
44 the plans submitted for the grading, foundation, structural, infrastructure and all other relevant
45 construction permits.
46
47 E. The City shall review all Project plans for grading, foundations, structural, infrastructure and all
48 other relevant construction permits to ensure compliance with the applicable geotechnical
49 investigation and other applicable Code requirements.
50
51 Timin : Prior to the issuance of a Building Permit
52
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 49
1 92. Geology and Soils: Measure 3.4.1b (For liquefaction and earthquake induced settlement) — Prior to
2 the issuance of a building permit for any portion of the Project site, the Project sponsor shall:
3 A. Submit to the City a site-specific, design level geotechnical investigation prepared for each
4 building site or installed facility location by a registered geotechnical engineer. The
5 investigation shall comply with all applicable state and local code requirements and:
6 1) Provide site specific engineering requirements for mitigation of liquefiable soils;
7 2) Specify liquefaction mitigations that shall use proven methods, generally accepted by
8 registered engineers, to reduce the risk of liquefaction to a less than significant level such
9 as:
10 a) subsurface soil improvement,
11 b) deep foundations extending below the liquefiable layers,
12 c) structural slabs designed to span across areas of non-support,
13 d) soil cover sufficiently thick over liquefaction soil to bridge liquefaction zones,
14 e) dynamic compaction,
15 f) compaction grouting,
16 g) jet grouting,
17 h) mitigation for liquefaction hazards suggested in the California Geological Survey's
18 Geology (CGS) Guidelines for Evaluating and Mitigating Seismic Hazards (CGS
19 Special Publication 117, 1997) including edge containment structures (berms, dikes,
20 sea walls, retaining structures, compacted soil zones), removal or treatment of
21 liquefiable soils, modification of site geometry, lowering the groundwater table, in-situ
22 ground densification, deep foundations, reinforced shallow foundations, and
23 structural design that can withstand predicted displacements.
24 B. The geotechnical investigation shall evaluate these mitigations and identify the most effective
25 and practicable mitigation methods for inclusion in the Project plans. These identified
26 mitigations shall be reviewed to ensure compliance with the CGS Geology Guidelines related
27 to protection of the public safety from liquefaction.
28 C. Project plans for foundation design, earthwork, and site preparation shall incorporate all of
29 the mitigations in the site specific investigations.
30 D. The Project structural engineer shall review the site specific investigations, provide any
31 additional necessary mitigation to meet Building Code requirements, and incorporate all
32 applicable mitigations from the investigation in the structural design plans and shall ensure
33 that all structural plans for the Project meet current Building Code requirements.
34 E. A registered City geotechnical engineer or third-party registered engineer retained to review
35 the geotechnical reports shall review each site-specific geotechnical investigation, approve
36 the final report, and require compliance with all geotechnical mitigations contained in the
37 investigation in the plans submitted for the grading, foundation, structural, infrastructure and
38 all other relevant construction permits.
39
40 F. The City shall review all Project plans for grading, foundations, structural, infrastructure and
41 all other relevant construction permits to ensure compliance with the applicable geotechnical
42 investigation and other applicable Code requirements.
43
44 Timin : Prior to the issuance of a Building Permit
45
46 93. Hazards and Hazardous materials: Measure 3.5.2: Hazards Remediation. If contaminated soil
47 and/or groundwater are encountered or suspected contamination is encountered during Project
48 construction activities, work shall be halted in the area, and the type and extent of the
49 contamination shall be identified in accordance with coordination of the overseeing agency
50 (RWQCB, DTSC, and/or MCEHD). A qualified professional, in consultation with regulatory agencies
51 (RWQCB, DTSC, and/or MCEHD) shall then develop an appropriate method to remediate the
52 contamination, and determine the appropriate disposal method of any contaminated soil and/or
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 50
1 groundwater. At this time, the available studies suggest that no contaminated soil or groundwater will
2 be found on site. Nevertheless, this mitigation measure would require remediation procedures in the
3 unlikely event that contamination is encountered. Additionally, if required by an overseeing agency, a
4 remediation plan shall be implemented either before or in conjunction with continued Project
5 construction.
6
7 Timinq: During site preparation and all construction activities.
8
9 94. Hydrology and Water Quality: Measure 3.6.2: In the event that construction period dewatering is
10 required, The Project Applicant/Proponent will coordinate with the City concerning dewatering
11 activities and compliance with the provisions in the permit, such as the effluent limitations in the
12 permit, prior to discharge. The applicant/project proponent will:
13
14 • Submit a Report of Waste Discharge and Application for NPDES Permit along with a feasibility
15 study of reuse of the groundwater to the RWQCB.
16 • Discharge flows only upon receipt of the Discharge Authorization Letter from the RWQCB.
17
18 Timina: During site preparation and all construction activities.
19
20 95. Hydrology and Water Quality: Measure 3.6.4: The applicant/project proponent shall prepare and
21 submit to the City engineer and the North Coast Regional Water Quality Control Board for approval a
22 Final Drainage Plan. The Final Drainage Plan shall include design/plan level depiction of the
23 proposed stormwater drainage facilities on site, including the proposed storm drainage system,
24 vegetated swales, and the water quality features. The following measures shall be implemented
25 within the Final Drainage Plan, based on modeled runoff volumes and flow rates specific to with-
26 Project conditions:
27
28 • The applicanUproject proponent shall design, implement, and maintain a stormwater system such
29 that there would be no net increase in project condition downstream peak flows; and/or, with
30 respect to the additional impervious surface area proposed for the project, the applicanUproject
31 proponent shall design and implement volume- and/or flow-based Treatment Control Best
32 Management Practices (BMPs) as defined in Attachment 4 (pages 5-6) of the State Water
33 Resources Control Board (SWRCB) small municipal separate storm sewer systems (MS4s)
34 General Permit(Small MS4 General Permit) (SWRCB Order 2003-0005-DWQ).
35 • The Final Drainage Plan is not required to include retention and/or retention features if such
36 features are not necessary to satisfy the above requirements.
37 • Prior to implementation, design drawings and any related documents or specifications with
38 respect to these required mitigation measures shall be submitted to the City of Ukiah and the
39 North Coast Regional Water Quality Control Board.
40 • Modification of storm drain facilities within the State right-of-way (U.S. 101), may require an
41 encroachment permit, and shall be submitted to the California Department of Transportation.
42
43 Timin : Prior to the issuance of a Building Permit.
44
45 96. Traffic and Circulation: Measure 3.10.1: The City shall construct Talmage Road Interchange
46 improvements, including the provision of two left-turn lanes on the westbound Talmage Road
47 approach to Airport Park Blvd. The improvements include the following components:
48
49 • Closure of the existing stop-controlled US 101 Southbound Off-Ramp right-turn to westbound
50 Talmage Road
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 51
1 • All US 101 Southbound Off-Ramp traffic would be redirected to access Talmage Road via a new
2 full access intersection where the current loop ramp connects with Talmage Road so that all off-
3 ramp traffic would utilize the off-loop ramp.
4 • The existing US 101 Southbound Off-Ramp loop would be reconfigured to a more standard
5 90-degree angle.
6 • The intersection of the loop ramp with Talmage Road would be controlled by a new traffic signal.
7 • Both the eastbound Talmage Road and northbound US 101 Southbound Off-Ramp right-turn
8 lanes will have right-turn overlap phasing, while the westbound Talmage Road approach would
9 include protected left-turn phasing.
10 • The design would also provide for two left-turn lanes on the westbound Talmage Road approach
11 to Airport Park Boulevard, which should extend the entire distance to the adjacent intersection.
12 • Since the left-turn lanes would extend all the way to the intersection, signs and markings on the
13 off-ramp are provided to direct drivers to the correct lane for their destination.
14 • Intersection markings should be incorporated that provide guidance so as not to create a trap-
15 lane situation for drivers in the far northbound left lane.
16 • Removal of the existing northbound right-turn overlap phasing at Airport Park
17 Boulevard/Talmage Road.
18
19 The City shall coordinate with the California Department of Transportation regarding improvements to
20 state facilities. The traffic mitigations shall be completed before Costco is issued a certificate of
21 occupancy. The City shall establish a funding mechanism to pay for the cost of the improvement.
22
23 Timina: Prior to the grant of occupancy.
24
25 97. Traffic and Circulation: Measure 3.10.2a: Provide a concrete pad suitable for future location of bus
26 shelter on the northern frontage of the Project site, adjacent to the proposed sidewalk.
27
28 Timin : Prior to the grant of occupancy.
29
30 98. Traffic and Circulation: Measure 3.10.2b: The Project Applicant/Project Proponent shall implement
31 the following measures to reduce potential pedestrian impacts associated with the Project:
32 • Install sidewalks along the project frontage on Airport Park Boulevard as identified in the project
33 site plan.
34 • Install high visibility crosswalk markings across driveway entrances to the project including the
35 existing cul-de-sac on the north side of the project to increase visibility of pedestrians.
36 • Install ADA compliant curb ramps at driveway crossings and transition points along the project
37 frontage. Also, ensure that the existing curb ramps at the existing cul-de-sac intersection with
38 Airport Park Boulevard are compliant with current ADA standards.
39 • Provide an adequate pedestrian connection from the street frontage and main parking area to the
40 retail store entrance (per Ordinance 1098).
41
42 Timin : Prior to the grant of occupancy.
43
44 99. Traffic and Circulation: Measure 3.10.2c: The Project ApplicanUProject Proponent shall implement
45 the following measures to reduce potential bicycle impacts associated with the Project:
46 • Install Class III bike lanes along the Project frontage on Airport Park Boulevard.
47 • The Project ApplicanUProject Proponent shall comply with Ordinance 1098, Airport Industrial Park
48 Planned Development, requirements to install the required number of bicycle parking spaces
49 (long-term spaces [bicycle lockers or covered parking spaces to reduce exposure to the elements
50 and vandalism] for Project employees and short-term spaces for Project patrons and employees
51 [at a convenient location adjacent to the store's primary entry points]). Bicycle racks should be an
52 appropriate design and installed correctly to ensure proper function.
53
54 Timinq: Prior to the grant of occupancy.
55
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 52
1 100. Traffic and Circulation: Measure 3.10.4: In addition to the planned city constructed left-turn
2 lane on the westbound approach of Airport Road, the city shall construct a left-turn lane on the
3 eastbound Hastings Avenue approach should be installed at South State Street/Hastings Avenue-
4 Airport Road. Implementation of the recommended improvements at Talmage Road/Airport Park
5 Boulevard would result in acceptable operating conditions during both the a.m. and p.m. peak hours.
6
7 Timinq: Prior to the grant of occupancy.
8
9 101. Biological Resources: Measure 3.12.1: The following measures shall be implemented to
10 reduce potential impacts on nesting birds:
11
12 A. If construction-related activities are to occur during the nesting bird season (February 15 through
13 August 31), a qualified biologist shall conduct a preconstruction survey of all potential nesting
14 habitats within 30 days prior to the start of activities (grubbing, dirt-moving, mobilization, or other
15 construction-related activities)and within 500 feet of construction activities. If ground-disturbing
16 activities are delayed or suspended for more than 30 days after the pre-construction survey, the site
17 shall be resurveyed.The results of these surveys shall be documented in a technical memorandum
18 that shall be submitted to the California Department of Fish and Game(if nesting birds are
19 documented)and the City of Ukiah.
20 B. If an active nest is found during the preconstruction survey, a no-work buffer of 500 feet will be
21 established unless otherwise approved by the California Department of Fish and Game (DFG). The
22 qualified biologist will coordinate with DFG to determine the appropriate nest avoidance,
23 monitoring, and protective measures appropriate for the species and site conditions. In addition to
24 establishment of a no-work buffer, these measures may include daily or spot-check monitoring of
25 the nesting activity as deemed appropriate by DFG.
26 C. If the preconstruction survey indicates that nests are inactive or potential habitat is unoccupied
27 during the construction period, no further mitigation is required. Trees and shrubs that have
28 been determined to be unoccupied by birds or that are located more than 500 feet from active
29 nests may be removed (500 feet is the distance regularly recommended by DFG to prevent
30 impacts to active avian nests).
31
32 Timina: Prior to the issuance of a Building Permit.
33
34 102. Cultural Resources: Measure 3.14.2: If cultural resources are encountered, all activity in the
35 vicinity of the find shall cease until it can be evaluated by a qualified archaeologist and a Native
36 American representative. Prehistoric archaeological materials might include obsidian and chert
37 flaked-stone tools (e.g., projectile points, knives, scrapers) or toolmaking debris; culturally darkened
38 soil ("midden") containing heat-affected rocks, artifacts, or shellfish remains; and stone milling
39 equipment (e.g., mortars, pestles, handstones, or milling slabs); and battered stone tools, such as
40 hammerstones and pitted stones. Historic-period materials might include stone, concrete, or adobe
41 footings and walls; filled wells or privies; and deposits of inetal, glass, and/or ceramic refuse. If the
42 archaeologist and Native American representative determine that the resources may be significant,
43 they will notify the City of Ukiah. An appropriate treatment plan for the resources should be
44 developed. The archaeologist shall consult with Native American representatives in determining
45 appropriate treatment for prehistoric or Native American cultural resources.
46
47 In considering any suggested mitigation proposed by the archaeologist and Native American
48 representative, the City will determine whether avoidance is necessary and feasible in light of factors
49 such as the nature of the find, project design, costs, and other considerations. If avoidance is
50 infeasible, other appropriate measures (e.g., data recovery) will be instituted. Work may proceed in
51 other parts of the project area while mitigation for cultural resources is being carried out.
52
53 Timinq: During site preparation and all construction activities.
54
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 53
1 103. Cultural Resources: Measure 3.14.3: If human remains are encountered unexpectedly during
2 construction excavation and grading activities, State Health and Safety Code Section 7050.5 requires
3 that no further disturbance shall occur until the County Coroner has made the necessary findings as
4 to origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be of
5 Native American descent, the coroner has 24 hours to notify the NAHC. The NAHC will then identify
6 the person(s) thought to be the Most Likely Descendent, who will help determine what course of
7 action should be taken in dealing with the remains.
8
9 Timinq: During site preparation and all construction activities.
10
11 104. Global Climate Change: Measures 3.2.2a through 3.2.2d: The project shall implement
12 Mitigation Measures 3.2.2a and 3.2.2d. These measures include incorporation of sustainability
13 features in the building and site design in order to reduce energy consumption and exceed the Title
14 24 building efficiency ratings (Measure 3.2.2a), implementation of a carpool/vanpool program
15 (measure 3.2.2b), increase transit accessibility (Measure 3.2.2c), and improve the pedestrian network
16 (Measure 3.2.2d).
17
18 Timina: Prior to the issuance of a Building Permit.
MINUTES OF THE PLANNING COMMISSION January 22, 2014
Page 54
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Low-fiow toiiets,unnals and lewelry case and freezerl pfterhours acreens aver coalers ' Large tans move warm air dawn, ;
faucets save 409b more water coolers'LEDs reduce energy retluce cooling loss on averaga reducing HYAC load
than builtling standards,require. use by 60,000 kWh per by 22,160 kWh per wa�ehouse
warehouse per yeac Anti-sweat per year.
controls reduce condensaGOn,
, lowering energy use by�;120,000 �'�. .
kWh per warehouae per year.
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��`���� ��,��"°"�� �° t+ Meat ie reused to heat water for
; �� ����C��i� � � � Y� i� '�;�._ � ,��
�4z��� ��` ' �' �; � �, �� the bakery antl cieli.
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Secund vestibWe and air curtain ��C,�.�� �T Retains cooi air. ��S$',��������(��
retains warm'air in warefiouses Steel structure is made from HID interior lighting hae improved <
located in cold ciimates. 8045 recycled materiaL warehouse efficiency by'229�0
since implementation in 200t.
Exteripr HIDa have improved
efficiency 6y 154b sinc¢2007.
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Fue) Facility DeSigned With Multip0e Trees ana snrub Peanc�n9 to Provide
Safety Cantainment Features Butfer at Wetlands
Grading has been designed so that storm water flows to tne narth
away from the wetlandsrand�de'signed�ir�� ccbrdance�with the �° ,' t' � Edge af Wetlands �� '
State of Califarnia Best Management Pra tices; � %f ,.���d
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+; / �
P� F��P 9 P � p rground ,� � . , `� ' � �� r^r�`'�,�"'`` " � �
stora e tanks If a leak occurs, asoline will flaw throu h�'� r' ^'� � '� "'_
the ioterstitial s ace;tiack to ttie sum nd an ala. � j � °� .�;� Existing Vegetation On Stope Bank afi Wetlands
All roduct r m sla es to the sum s a the.imde
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P p �rn w�I�sound .x�° � �
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The fueling facility is designed to me k or exceed ;� $ , ti�a�` r i.�,�~.�M'`�"�' � Fuel Facility Vehicle Queuing
requirements adopted�by: , l' ) �`�`�e ,�;,��y �.� �:; ��
�The Galifom�a Fire�Code `�� �,>�`°� �r�°�,r`'� � n� �� � �
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*The Californ�a Healfh and Ssfe�#'Code. 'x Tanks are secured in place with a�choring straps
•The EnvironmentaC Pratection�Xgency„ ���
-, n (tia downs)to prevent possible buoyancy factors
•The Natianal Fire^Prot�ct�on Fjgenc.y ;, �'� *�� �� o ' " and resist buckling under hydrostatic pressure.
•The Cafifarrna�1ir Resource�B�d--- ��' '�' A��e � i The tanks are to be backfilled with free flow media
•The�ocal Gertified;Un�fie �Program Agency �� _ we��anaS m and i in �s flexible to rotect the s stem durin
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•The Californ�a Code'of�gLriaCions. "� ,���.�� �w� . !r � "` �� ���� � �, a seismic�event.
� `�, t .. � ,•-'.� �
,J, t ./, �,„,. .� 95tl't Protn Puel . �i� . � � ..
-^�'' �: !; • ,i Taol�ta Et7ge o7' ' �^' �� .� ��� � �.
� 4y 4
,," \, ,,;,�*' , „.. � �,� A�, y�s k. Wena�ds,
�,- , � ��, ,. £,� y���„ � '' �������a� y.� The piping control units,submersiblepump variable
« �- d c
� f �, .� ,� �`' ,`,�'� w ' ,, ^ � of Canopy�To Wetlantls � . _. I �SpBL' ont ollers,and monitoring system c 018 .
, .-r��, � �� ��„� ,�� , , ��� �� � �are haused�inside the contraller enclosure.�h
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-�"� ` s` �; � ,��� ' Catch basins are��designed��with an automatic
��'� ��� p `y�"��� . � � � .�� � t '� �' � � �'_. ` shut-o�f valve to clase if a spill shoul�l accur.� �� �
� � r, r " ��'�� �s�� i�� �� ,� z� �?:�.
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��� ��'� � ' �� �.._..� "�_ �N Catch basins discharge through sand/oil separatars
`���� ��,��e � � vdith rubbenzer oil�sorbent pillows to,prevent��
E AwaY r� +�W discharge of containments#o the weflands.
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``-�~_ ` " "°-rt" �Costco provides a tcained attendent#o
' ` �` supervise the facili#y during all hours of
infiltration - ` � � �_ ��
� � � � k � F s ope�ation: �
Planter�th , ' � � . "'�-� z � ` �' � �'�^� _ �
TreeAnd Shrub µ �' ' `` � ' ��� �t �tt �� ��,', •Costco has defined emergency response
°� � � '� r'-� � � � procedures and trained emer enc res onse
Planting ------_
_ . ���.. „_-�.A __����`.� --� �a.
�8�? °� � 9 Y P
�� w � � � � ', ��personnel moniforing the�#a�ility. �
�: ; ��; ,. ,
Berming Wifh Tree�and Shrub '' �- �wtg�Wa�!_�Q�,_ . ��� „�' �
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Planting To Screen Fue(Facility M� - -.__ ; - � Existing Vegetation rn TM- Property Cine
And Warehouse Cal Trans Right-Of-Way
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UST Desiqn Features
� All UST piping connections to • Ai�USTs and dispenSers are
m� � �� � � thetanks end dispenser equipped v,{ith the mdst
�,` ��-� �� '� �., `.�. sumps are"flexible to prevent advanced Phase I&phase 11 �
� � �� , rupt�re from ground enhanced vapor recavery air ��
movement. po�lution control equipment
�`"' available on the market.
��� � The USTs,containment
�.: �a�a' �
,� sumps, and piping are all • USTs are required to meet
,,, �. � �„ doubie walled fibergiass. Federal�eak detection standards
� r� . . �� ��„ �"� � of95%probabilityof�ietectian �
�.,„.'� �s�,� ��mx,,,��.� � �,-,,., ..�iu� .,� ..�� �� � �,�„,,; �,..x,��,..- ,., .���'', „ « Costao utilizes a 6.1�gailon aod 5%prci6ability offalse alarm� �
�� � per hour test tolerance for
�� �,��-: � �,, � ` ��' �,'�;� product piping system leak • A�I prodact,vapor,a�d vent ,
� ' � �,� � �: , , � w �s �= 1���,����� detection,which axceeds:the Piping are non-corrosive and �
�� '` � � „ � ;�' � � ;, „ �i � ��? � 3 gallon per hour Federal� Provide 3 Ieveis of protection: �
�„ � �g � ,�r��_ �}°`. � ,��: ,� �� ��.��;��� � � staodard.Ifthe sys4em 1. Monitariflg with smart
�^� > ;° ' � ���z`�� exceeds Yfie test detection pressure line Ieak tletection.
�.���, `` *; �`� amount,#he system�is 2. All pipmg,tanks,and sumps '.
�. "�� ^ ` �
`��, - � ��� t �� autbmaticaily shut down. are double wai�ed to provide � . .
�� � � f �� � � secondary containment.
'� �, ,� ,e �"` ������ � - Each dispenser sump is 3. The inte�stitial space is
4� ,�� -. � ` �<� a,,, ' ��, s� y . e . .
�i ,
,,,� , i . ' x � quipped wdh an autotnatic monitored under vacuum �
�,��,� :� � . ,. s,� .� � � . iaAB � ..
�
� � shut-off valve to prote�t pressure per Californ'
a � i�.� gi 4 . �� k .
�,��� �y � � ti y�� � against vefiicle�impact and a 248�regulations. �
��? �� ,, � poppeYed breakaway device �
���,. 1��, " � � �i� � tostop the�.flowoffuel in case
MI !i� ! �
� �
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.�,,..,. .., , , . ,:�,a .t``„z�.,.��41t�.�.�at.�.4'�`��J.s.��.��tX t�'`�a���,��.�s.����'��t�.L17�:��r/,�i„.u�'4„i � �.
A. Doubie-WaIl7ank,P�p'ng.IsntlSumps�L� DezdmanAnchorSystem� � .
B.� HytlrostaticReservair J. '�HolddownStrapSystem � ��
0. Monitafing Fluid K. ��Dispenser Sump impact Shutotf Valve �.
D. Containment Coiiars �antl Poppetetl Breakaway Hose �
E. Turbine Sump with smart pressure .
leak detection �
F. TuPoine Sump Lid . �
G. FiIlNaporTankSump �
H. S[age i antl Stage II Enhanbed Vapor
Recovery with In Station Diagnastirs �
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Action� Required
❑City Councii certification of an EIR
. .�ElRcertifiedbn�December18,2013(Resolation201334) ... . .
a City Council adoption of CEQA findings and Statement af
Overriding Considerations
CEQA findingsand Statemetttaf Overriding Considerations �
� � -�'adopted Decembe��18;2013��Resolution 201335)�� �
❑City Council adoption of a Rezoni�g to Retail Commercial(AIP
PD Ordi�ance)
i �.....OrdinanceadoptedJanaary15,2014(Ordinance1146). ... .... . :
o Planning Commission approval of Site Development Permit
TonigtiYs Public Hearing �
o Parcel Consolidation aod Reconfiguration
Administrative action � � . � �
�
�.,_..._.._... ........_— --_____ _......_.__— ......._.......___—..s'' . .
.,—____. ....._._...--- ...... .._..._..._---.— ..._._..._.�
�
, PI"O�OSC�CI PY(7JE:Ct
� c�148,000 sf retaii store
with bakery,pFiarmacy,optical center,nearing aid testing center,food � .
court,photo center,tire sales end installation,and fuel station .
❑16-pump fuel station
�607 parking spaces
ca 22 bike parking spaces
r�4 loading berths(east side of building)
aSmall Ioading area at north side of site
r�Lantlscaping
t�Site improvements
. sidewalks,bioswales,outdoor seating,bike parking,pedestrian � �� �. ..
pathways;utilities;parking lot and exterior lighting,etc. �
❑Sign Program _
�15.3 acre site
i
`�_
�'
1
1j22�2014
�, --- -- -- _ _ �
Project Revisions
[a Landscaping around the building
Pire Marshal access concerns and sight lines for sig�age
Crape myrtle an north and west sides of thebuilding-
CaTree species
AddedValley Oek and Interior�Live Oak along east property line,� � .
edded Galifornia Sycamorealong south property line
CaAdditional Lighting Information
Pasciabff�elstatio�canopyeztentled � � � � .
��� Additional photometric plan(sheet P2) ��� ��� � � � �� � � �.
�Additional Fueling Statio�Informatio� _
fuel Facility Safety Plan(sheet 7.2)-permitting agencie5,safety ..... �� .
requirements and practices . � �
�Sustainability and Energy Efficiency Information
.....Operations prectices��sheets 1,2,3) . . .. . .. �
� .. .----... --��-------_ ..__ ........�� �
/-- ._....._...._..._. ...____ .__..._..._._ ....._.._� . .
Publlc Comment
�Adequate screening of the Pcoject from US101 '
a Plant evergreen trees to screen Project year-round '
from US S01
o Planting of more native species,especially trees(oaks '
and redwootls recammended)
ta Piant species appropriatefor the site and Ukiah's
climate
t�Cighting may affiect night-time views and create light
pollution
�Appearance of the Project from US101-a City
gateway
n Potential for tfie fuel station to impact the wetlands to
the south
i
�.-------_--- - ------_..__ _. �f`
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Landscaping Plan
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1j22f2014
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I_ighting Pl�n
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Fuel Statian Safety
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Site[�evelapment Permit Findings ,
a Findings are related to the Project site(not off-site)
�General Plan consistency
nAirport Industrial Park Planned Development(AIP PD)
Ordinance and Ukiah City Code consistency
�WiII not create a hazardous or ineonve�ient vehicular or
pedestria�traffic pattern '
>WiII not create a hazardous or incomenient condition to
adjacent or surrounding uses in terms of accessibility of '
off-street parking areas and the xelation of parking areas
to traffic onadjacent streets
r Sufficient landscape areas for the separation/screening
of the structure(s)from the street and adjoi�ing uses
and to breakup and screen Iarge expanses of paved __ _ _ __ __
areas.._
__ , _
3
1/2z/zo�.�
� . _---- ---- - __ __�
5ite C�evelopment Permit Findings Cont'd
�Will not restrict or cut out light or air on the propetty or
on property in the neighborhood or impairthe value '
thereof
v Will not excessively damage or destroy naturai features,
including trees,shrubs,creeks,and the natural grade of
" the site
r Sufficient variety,creativiry,and articulation of the
architecture and design of#he building and grounds to
avoid monotony and/or a box-like appearance.
� , ��
ti-- ------_ --_- __ �'
� ...... - -- -..._ ._ �
Site Develapment PermitActions
o Approval of Project
ci Approval of 2 modifitations tothe Iandscaping requirements '
�� � . F��50%sfiadecoverageofallpavedareaswfthinl0yearsofp�anting;�instead ....... � -
�� provide 50�shade coverage of paved parking areas within 15 years(Gty of � ��. ���: : ���.
Davis standardj � �
Y.Installation of 1 planter island with tree between every four parking spaces, � � �
-�insteatlprovideacombinati000f"fish-6one°styleplanters,planterislands� � � - � � . .
between parking spaces,and end row planters . . �
o Approval of deviation from the required parking stall size
❑Approval of a Sign Program
�>Toallownon-streetfacingsigns-signsfacing.US101,parkinglot,pmperty � _ �
..totfiesouth,andfacingaccesseasementtotheoorth . ... .. . ... . �
p Determine if side settiacks areatlequate
3 Sidesetbacksaredeterminedaspartofthesitedevelopmentpermit . . . �. . . �
......:reviewprocess ..... .. . . ..... ... . . .. � ..
�._ _:.:.. „__. ._.._. ...._. __-___ ...__..___...f .�. .
r.._.___ ____—_.__ ._.._..._.-- ......-___ __� .
Tc�night's Meeting:Agencia lte�n 9A
�Conduct a public hearing
ta Receive public comment and provide Planning Commission '
comments
a Make a motion to rely on the Costco Wholesale Project EIR
certified by City Councii on December i8,2013(Resolution
2013-34)
❑Make a motion to rely on the CEQA findings and statement
of overriding considerations made by the City Council on
December 18,2013(Resoiution 2013-35)
p Make amotion to approvethe Site DevelopmentPermit
-- based on findings staff report attechment 1-and-subject to- - - - - -
conditions of approval in attachment 2
I _
`� -- —__ _._---.___---- �1
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_ _ _.
_ _ _ _-- - __ _
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-- --- _ _ _ -
QAVIfl BABCOCK + AS50ClATES Archite;ci`ure Landscape Planning;
Jan.wary 22, 2094 RECEIVED
Nis. Kim �ordan JAN 2 2 2014
City .of .Ukiah
��nior P`Canner CITY OF UKiAH �
3:0,0 Seniiiiary Auenue ��x� p�xnvcnEraR�rtT
Ukiah;; CA;�94582
: . . .
Re: Landscape R�sponse #o Comments:
Cos�co = Utciah
Gostco Project GIN08 '020:5
DBA Project 008. P, 144
Dear Kim;
_ _.
This i�tter summarizes our response's'to the-,commenfs. received in emaiis and IetEers:to tFie Cify
of UkiaM dated January 17, 201,4 regarding ' th� Costco project preliminary landscape `plan.
"Approyal of ffi.e :Sil�e Development Pian should mc/ude changes in the tait.n►scape plan and plant
paleite, �iDith an emphasis on simpiie��y� of desTgn je g., less busyhess), more natives (e:g.,
.. �
provrdrng ecosysfem value); and species that are proven to thnve in the Uk�ah area"
The Landscape Arel�itect prides ifs:elf for keeping the number of piant species.to a minimum on ali
prorects The number of plant species listed in the Goncept Landscap� Pian is conside�ed to �e on:#fie
low s�de of normal f.or a r.e.tail proJe.ct of this size.
, _ .
All p(anf materials ar.� careful(y ces.earched and selecfed by the Landseape Architect ba�ed upon, but nof
f�mited to, City and County requirements; regional and la:cal climafe cond.i#ions, on s�te soil conditions,
plan�s du�ability to :perf.ocm :in heavily used fo.ot tr-affrc conditions; scal�; ft�ncf.ional needs s.,ucki; as
shatling, screenmg , phytoremediation, and aesthettc considecations such as va�iety of;forms, colors and
textur�s $elect�ori o� non native plaht matecrals propos:ed for tM� pro�eet can,provide much value to tlie
_ ;.
ecosystem as well as any °native° :speci.e, .includin. g couer; perchin� and �n�sting., sites, prod�ction of �.ofh
seeds and sriiall berries fo� footl and �he�:decomposition; of leaf�litter to �aid in soif regenerat.'i.oh,
1 "Along Aifpoif Pa�k Blvd: replac.e pear and :Chinese �Im w�th Seguoia:� replace erepe myrtle and
ceanathus an:d redbud Replace iiarro.us ground<covers. and :shr.ubs wi�h r�uleh :and deCorati�e storie "
Accortlmg to;the City of Uki.ah's• Downtown Zoning Gvde; Secfion ') O: Tre� Standards and .
PreS:eivation , Sequoia sp�eies%�.arieties are: not�listed as an app_ro�ed tree for either Primar.y Streets or
Non-Primary 5tr.eefs: Pyrus `Artatoerat is an apProved Irsted tree• under Table D: Alternate Street Trees
for Prirrmary �tree.ts. Typ'tcaily� Red.wood tree spe�ctes are not recommentled for use as a '"stCeet tree" in
most; if not :all, city munic'tpalities. Chinese Elm is proposed because with a modera#e growtFi .rate, it can
provitle. relatively quick sereenmg to the west side<of the buildirig: along Airport Blvtl, in atldit�on , `it should
establish a strong sense of-scale along this streetscape corridor:. Cr�pe ,Myrtles �were_ proposed as a _ _
_ - -._ -- , _ -- —
s reet tree to provide colo�interes and vis� aceess to the Costco sign (desig "natetl along thaf ngrtf�west
eorner of the building) when drivin,g along' the street.
, _ _ - - --- _ _ _ _ - .
3581 MUUNT DIA6L0 3LV0:, S:UITE 235 LAFAYE'fTE, CA 9'4549 T: 9:25 283 507p F"925.28.3.4:823 ' �
r
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. . . . . _ _ _ . . . _. _
. ._ . _ ___ ._ _ _ . . . _ _ . . . _ _ _.. _ _ . . _ . . _ __ . . . _. . . . _ ._.. . . . . . . _ . _ _ - . _ ___ . _ . . . . . . . . . . . . . _ . . . ._ . . . . _
In terms of'plantm`g tlesign; Ceanothus and Cerci.s (�ed(iud:j species are not #ypically used: fo.r sm.�lfer
entry trees for retail:shopping cenfer corn�lexes.: The Redbuds :do not ;generail.y exceed t�n feet in height
at matunty – which is not th� scafe of ehtry tree en�isioned by fhe Landscape Architect Availabil�ty of
both species to 6e arown in standard for�ri (singie tfunk) 'in larger container sizes from nurse .ry;growe�s i,s
very difficult, unl�ss contract grovuii for tfiat specific pro�e:ef Blo.ommg penods for both .Geanothus and
Cercis. species is eXtremely short compared to �fie proposetl C�ape M.y.rtle:speci� which can bloom°fbr
months:
Ali on �.sit� plantecs v�nll receive a 3" depth; of mu(ch froin �ecycled wood : beeorafiue stone �s not an
tlecorafive :element the� Landscape;Architect envis�ons :fo "r use on the project;
Z "A.. 7ong fh.e 101 free.way, replace fhe van�us seleetrons of trees wiffi natNe oaks --�vailey oak, l�ve oak
and black oak'; -
Exelutlm� Cree� spe.eifically destgnated for the parMng lof; all perimeter t�ees proposed . along Hwy. 10.1
mclude 5tand� of'1falle.y Qak and Interior Ltve Oak. BoEli. 0ak, species are California natives,
3 "!n #h� park��g lot; replace Zelkova wr�h: Londqn Planetree Zelkova w�!! not prov%d.e: fhe _requlred'
shai�e, Londo� Plan�tree d.oes.well rn Ukiah (e g;,: see the city parking !ot nortli of �fie li�rar�): Replace
the Acer R�brurn wifh London Plane srnce Acer does nof do well �h parking Idtsan Ukcah (e g , see fiie
parkUig Iot ;easf of fhe S#arbucks;on Perkins) E!'iminah�g Acer vuiU a/so r►r�ke fl?e parking lot le�s bus�r,.
wifh ;a' s�rnple;. arciied.tunne! effect; .fhat> will be welcome shade in our h.o# suri�mer months, It•will also
serve� as mitigatron for the. heaf�.effe.c# of fhe large paved:are�'; �
Costc�o Whole$ale'spJanfrng policy proh►bits an.y piarrtm'g 'of L�ndon Piane speciejs) within ::its prop:erty:
This pohcy is::a result of reeeivmg: an go�ng complamts 6y customers at certarh stor� locations about fifter
drop onto their c�rs. 'i'hese store,s have mature L-ondon .Piane tree.s in th'e parkjng lots �tha� were pce=
exist'ing pr�or to Cosfco acquaing the praperEy:
Zelkova, thou,gh awkward looking, uv.hen :planted�, -wili eventualiy provide: excelient shad:e: as it matures:
Accor�ing fo �he Cify ,o� Ukiah's;. Dovire�tawc� Zon�ng Code. 3ection 10. Tree S�ancfards and:
Preservaf�on Talile�7OG�, tf is also ;a� approued a(ternat�ve tree specie's recommettd'ed fo� use in
parking lot5, Th�s spectes, along, with other-�trees speaes proposed for th:e pa�Mng lot; 'fulfiils-#!ie stiading
requirement antl helps mingate the: `heat�island efFect` withm the parking lot The Landscape-Architect has
planted this 'tree speetes in some .very hotsummer climate zones from Visalia in the San Joa.quin Vafley
to Cliico m th'e Upper Sacrainento 'VaAey..
In terms of de�ign, an "a�c.hed tunnel effecf° is not what the 6andscape Architect is envisioniiig for th'�:
parking lot; "
4 "Eliminate 8erbetis thunb:ergii: wh�ch fs non-natiu:e and invasive �and has been found fo increase iiatiitat
for tyrne-disease bearmg #icks l fhe East C:oa�f, iivhi.ch it:couid do here: Reptace with i%ahve sfirubs —
coyofe bush, ceanoffius and foyo.n';
Accordmg to .fhe current California ; [nvasive Piant Council (Ga1-1PC) dat�base, which develops a
statewide " iiving list" ofi invasive pfant sp�eies forCalifornia, the proposed Berbe�is specie is not listed aS '
invasive, nor �are aliy other B.erbe�'rs specie/variety;
Lyme� disease has now been found: in every counry in Caiifornia excepYtwo However, 'the :Lan'dscap.e
ArchiYect has not read about:any venf[able: eviden�e 'from either C�aliforn. ia Agricultur�'Extension Reporfs
or Nat�onal Lyme Dise�se ocgantzafions that �an substarttiate tfie proposed Be�6ens o.r any atlier nursery
grown`orr�arriental planbng _stock (delivered to the >site) carrymg the lyme disease sp�rochetes: It .is "tfie -
Landscape A�chitecf's understanding thaf ticks do prefer^h.umrd ciimate� ;and are less aetive .in hot; dry
weather The chance thaf lyrrxe carrying Eicks entering the- sife vra � myriad of pre e�stirig off-s'ite flora
may �e possible.
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P:age 2
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.
�. "El�minate Elaeagnus pungens; whieh> is non-nafive and invasive: R�pfaee wifh nafi�e willows and
Califomia buckeye'� -
According to the: current Galtfornra Invasive Plant C.oun:cil (CaF-IP.C) da�a:base� the proposed Elaeagnus.
�ungens is notliste.d as_ invasive;
Though non-nafive; ,fhe Landscape ArchiEect prefers to use this specie both far functi�onal and aesthetic .
yersatility, durabifity.,< tneludin,g :ease of rnaintenance and l.ow irrigatron r.equirements;
6 °Elrmmate: non natrve ground eovers, CotonEaster (989 specimens), Lan�ana: (67 specimens) and
Rose. Flow�r Carpet (211 spe�ir�►�ris) rttT�se haue been fnund to be �nvasrv� an� hosts to .disease :fhat
can �spread. (For rnstance, Rose Flower Gar'pet is �ost to ;rose rosette disease iri #he E.a.st Gaa§t and
could spread'here; tlireateiiing a!I ro�es in tFre ar.e:a ) Replace wifh natNe sedges, rushe�; an�t grasses':
Accg�dmg to 'the curcent Califiornia invasi�e Plant:Council (Cal IFC) database, all tfire:e proposed ground
caver species/vaneties are ;not listed as invas.ive: � �
Thowgh non nat�ve, ihe Lahdscape .Archifect pr.efers ta u�e these grountl aovei- var�efies bo�h funct�'onal .
and aesfhetrc versafility, tlurabrlity, inclutlmg ease of main'tenance. and low u�ng;�fion requirernent"s.
The proposed Ffowe� Carpet �oses a�e spec�fii�afly bred 'to be relatively tl�sease res�stanf Tfie..y tfiriv.e in
virtuaily any s.oil antl cl[rn�ke ;cond�f�on; aFe low mainte.nance, proiiide exc:ellen�t fiast growmg massing ;and
bloom. throughout most of th;e �rowing s�asan;
Though fhe Consulfant commenfs that east coast�:growing conditigns m:�y be ca.using.`tfi�s speeie to:: be
hostto: � specific �`rsease, that claim can't possibiy,. be subs�antiated or v�rified The ftkeli�iood that the:
same;drsease affecting the s..�r�e pfant variety bsirrg transported, then' manifestetl here; tn�l.utling
threatenmg all roses 'tn the,area — is,: extremely �ema�E to: uirtua(ly impossibie;
�. "Ornamental grasses shoulcl be.. eliminatec� ana►;replaced wifh native grasses, rusfres: and seclge5';
"�lafive" grasses do fall mto '.the Ornamental gras� elassi�ca.tion: The Landscape�Architect has;specifed
many differentnative ;grasse's �nciudrng ru�sFies and: sedgeson past Costco proJe.cts witti mixed. res.ufts
ctue.:to poor appearance (when dorrrianf); littie faot`#raffic / shopping carE d �rability, poor:on going
rnaintenance. The Cape Rush is the anly Rush variety #hat has contmually per�ormed well The
Landseape Arehitect has specifiied 5etlge5 in bioswales; but theyfypically required moderat� to liigh
moisture to cemam good looking in fiot summer an.d awtwrnn months Euen the native VVestern Meadow
Sedge (Carex: pansa► that fakes a considerable arr�ount :of-sun and dry speils, requires; a fair arriount :of
motsture �o look v�gorqus and healthy durrng fhe s:ummer:months;
The::non nattve grasses the Landscape Archrtect h.as proposed : because :fhey ar� consistent perforrtiers
and proven winners in terms :ofi appearance and provide exceilent functrorial and aesthetic uses; relati.ve(y
low .water and :ease af: maintenance�on many pro)ects in tiie Bay Are� and Ce�tral Vall�y However, tiie
l,andscape Ar.eF� itect ;would cqnsider Deer Grass (Muhlentierg�a rigens) (along the pertmeter planter areas
only) to;;compigment the ornamental :grass c:omponenf of the prop.osed planting palette:
Within-�� propased biofiltrafion planfers, fhe gra�s=l�ke Lomandra. and Dianella specres. are the� main
plantspecies proposetl to assist m 'detoxify' water runoff. These piants have been gainirig m popularity in
California overthe past severai years as an;:excel{er�t planf. material fo assist in the periodic
phytoremediation (plants that;absor6: and break down heavy metals or other poiluYants)' of surface.
sformwater. And unlike ma5t native grasses; that do ;go d.drmant durmg #he year, these�grass like plants
stay green throughout #he year and require v:ery low water usage; and litfle to no maintenance.
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• P.age 3
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I hope this provides you wtth explanation as to ou� pfant palette select.'ions and our design
;
c�ncepts for the prelimtriary landscape plan , I wguld be h'appy to. discuss t,h.is°.further ."rf. you have.
additional comments and qwestions,
Sineerely,
DAVfD BABCOCK & ASSOCIATES
' ,; : . ; �' �;, ,�'± _ -.
� _ _"-�
David Babcock, AIA, ASLA
Principal'
- - _ Pag� 4 :
Kim Jordan
From : Ben Kageyama } � A£
Sent: Tuesday, January 21 , 2014 8:58 AM ��` ���� �� " `�# �� �
�, _..
To : Kim Jordan
Subject: Costco Bus Stop Easement
Follow Up Flag : Follow up
Flag Status : Flagged
Kim
The following revised condition language ( underlined ) is recommended for a sidewalk easement for the bus stop area :
A bus stop and covered bus shelter shall be provided along the south side of the cul-de-sac as shown
on the project site plan , to the satisfaction of the City Engineer and the Mendocino Transit
Authority. The bus stop shall include a minimum 60 foot long by 10 foot wide reinforced concrete slab
for the bus stop pavement. The bus shelter concrete pad shall be a minimum of 6 foot wide by 15 :
foot long , set behind the back of sidewalk. Design of the covered bus shelter shall be approved by
the Mendocino Transit Authority. Additionally a shopping cart storage area shall be provided adjacent
to the shelter. A public sidewalk easement shall be provided for the bus stop and appurtenant
structures , includinq but not limited to , the bus stop structure , shoppinq cart storaqe , bike racks ,
benches , and concrete pad .
Ben
Benjamin Kageyama, P . E .
Senior Civil Engineer
City of Ukiah , Public Works Department
300 Seminary Avenue
Ukiah , CA 95482
phone : (707) 463-6284 fax: (707) 463-6204
email : bkaqeyama cityofukiah . com
_ _ _ _ _ _ _
1
�� . 1�� .`�€ �je=�., d� ,� _�.m—� _
��'� � � '�� �.�I.IFC��C°�I� -�-.�.__ ,_
.��.�rrv� I��.�:r��r �cac���r�
; 2707 I��treet,Sizite l; Sacrarriento, CA 95816-5113
January 22, 2014
City af Ukiah
Planning Commission
Ukiah Civie Center
300 Seminary Avenue
Ukiah, CA 95482
Re: Landscape P1an for new Costco store
Dear Planning Commissioners,
These comments, concerning the plant palette for Ukiah's new Costco store,are submitted on
behalf of the Horticulture Program ofthe California Native Plant Saciety(CNPS).
We urge the City of Ukiah to require a larger proportion of California native plants in the Landscape
Plan for the new Costco. There are some compelling reasons for taking this approach:
1. Drought toleranee: Many CA native plants are famous for their abilityta withstand dry
canditions, We dan't know if the current warm, dry conditions will be permanent, but the
City of Willits is alreadygoing dry.
2. The California Jook: Local native plants give a landscape a genuine California look and lacal
flavar that can be abtained only with natives. Even people unfamiliar with plants respond
positively to this real California loak. Let us welcome this look into our public landscapes.
3. They look gaod: Native plants, when chosen with care for a particular site, can provide the
foliage textures,showy flowers and neat habit required for attractive pub)ic landscapes.
4. They are adapted for local conditions: Plants from Northern California's Mediterranean
climate areas will be very much adapted for conditions in and around Ukiah.
The CNPS Horticulture Program realizes that availability of native plants is still limited in many areas.
We are happy to see native plants woven into a landscape that may include compatible plants from
Australia, Medit�rranean Europe or ofher regians of prolonged summer drought.
The following is a iist of plants that ean be used in place af mar�y of the non-native plants specified
in the Costco plant palette,with * denoting Mendacina County natives.
Trees—conifer
Coast redwood is dependent on fog drip, a heavy water-user and not well adapted to a hatter, drier '
inland Mendocino County.
Substitutes: Knobcone pine* (Pinus attenuata), Incense cedar* (Calocedrus decurrens)
Shrubs—evergreen
Instead af Cal(isteman, Pyrus calleryana, Berberis thunbergii, Ligustrum, etc.
Silk tassel* (Garrya fremontir), CA lilac* (Geanothus_hybrids), cofFee berry* (Frangu/a califarnica),
Toyon* (Heteromeles arbutifotia), shrub oak*(Quercus dumosa), silver lupine* (Lupinus albifrons),
common manzanita*(Arctostaphylos manzanita), Oregon grape*(Berberis aquifotium), bush poppy*
(Dendromecon rigida), ftannel bush (Fremonfodendron californicum—native—Napa County).
Shrubs—deciduous
Instead c�f Ulmus, ZelkQVa, Aeer, etc. '
Pink flowering currant* (Ribes sanguineum `Claremont' —this cultivar is adapted for hatter, drier
conditions), service berry* (Amelanchier alnifolia),;mt�untain mahogany* (Cercocarpus betuloides};
blue elderberry*(Sambucus niger ssp. caerulea),western mock orange* {Philadetphus tewisir).
Perennials and Subshrubs
Instead of Rosa, Qietes, etc.
Sticky mankeyflower* (Mimulus aurantiacus* Persoff hybrids, 'Jack', 'Jelly Bean White', 'Sam',
'Trish');western blue flax� (Linum lewisi�), blue bedder penstemon* (Pensteman heterophyl/us), sulfur
buckwheat* (Eriogonum umbeHatum), orange wallflower*(Erysimum capitatum).
Grasses and grasslike piants
Instead of Phormium, Dianella, etc.
Purple needlegrass* (Stipa pulchra), giant California ryegrass{Etymus condensatus), deergrass
(Muhlenbergia rigens), dougtas iris*(Iris douglasiana).
Wildflowers to be seeded for fast color
Instead of random "wildflower seed mixes that often are full of non-natives
Use a mix of tidy-tips, baby blue eyes, CA poppy, globe gilia,annual lupine and farewell-to-spring.
Further camments
Chitalpa, the hybrid desert"willaw" is half-native, since ane parent is the desert plant, Chilopsis
linearis. It is a good plant far showy flowers in late summer.
Sugar bush (Rhus ovata) is native to Southern California, and is a very showy evergreen shrub. If
the landscape is to include plants native to the southern portion of the state;why not incorporate the -
very showy yellow flowering currant(Ribes aureum) or Cleveland sage (Sa/via x clevelandi�)?
For the side of the parking lot that abuts a wetland,we hope the sycamore the plan is the native
(P(atanus racemosa): ;Natives far uphill from the wetland that attract wildlife include twinberry
(Lonicera invo/ucrata), upland willow(Salix scouleriana) and Califarnia rose (Rosa ca/ifornica}.
Members of the CNPS Sanhedrin Chapter may be able to suggest additional appropriate plants.
CNPS particularly recommends against planting Texas Japanese privet, as it i�very likely to reseed,
and its flowers are well known to provoke powerful allergic responses in susceptible people.
Plants like bottlebrush, New Zealand Flax, Cotoneaster and Escallonia are actually cliche plants that
can be seen in thousands af public landscapes. With the Costco plantings,the City of Ukiah has the
chance to loak distinguish itself with a landscape that is attractive, unique and regionally appropriate.
The native plants suggested here are established far use in home and public landscapes.
Ineorporating these plants is not risky or experimental—merely common sense.
The CNPS Horticulture Program will be pleased to work with the City of Ukiah to provide further '
advice and expertise. Please feel free ta contactme to discuss this issue further.
Sincerely,
�ori Hubbart
for the CNPS Horticulture Program
(orih�a mcn.t�r�707-882-1655
CCI: lohn McCowen, Mendocino County Supervisor—2nd District
Susan Krzywicki, Horticulture Program Director,5acramenta, CA
Chuck Williams &Geri Hulse-Stephens, Sanhedrin Chapter, CNPS
� 4S �Q�� �}�r��i"c�"! t� 7.A' `�/ . . .,
. . ,.. . . � .�.._._.,�--..
Dennis Slota
P . O . Box 822
Willits, CA 95490
Dear Planning Commissioners,
I have read the EIR and find that there are significant improvements that can be made.
Following are recommendations that we hope can be made part of the project.
Thank You,
Dennis
Costco Preferred Conditions :
1 . 100% of pole lights turned off an hour after the store closes .
2 . Less biologically disruptive lights such as Low Pressure Sodium are used
on lower poles, such as 25 — 27 feet tall in the parking lot and gas station.
3 . The gas station is relocated away from the Wetlands or a barrier such as
wall is installed to allow zero light trespass into the wetlands . Gas station
lights turned off after closing.
4 . Vegetation not be curbed off, but rather used as a stormwater treatment
facility, which also allows deep watering of the trees .
5 . Eliminate or minimize car stops to allow stormwater into the drainage
swales . No curb cuts less than 2 feet in width.
RECEIVED
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JAN 2 2 201
CTTY OF tJ�CIA.H
• BUILDING/ PLAPiN�1�TG, 43k:'�Fe�3TMENT