HomeMy WebLinkAbout02252015 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
February 25, 2015
6:00 P.M.
1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS
UKIAH CIVIC CENTER, 300 SEMINARY AVENUE
2. ROLL CALL COMMISSIONERS WATT, HILLIKER,
CHRISTENSEN, PRUDEN, CHAIR WHETZEL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the following meeting are included for review and approval:
A. November 12, 2014
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for everyone to
be heard, please limit your comments to three (3) minutes per person and not more
than ten (10) minutes per subject. The Brown Act regulations do not allow action to be
taken on audience comments.
6. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary planning
permits are final unless a written appeal, stating the reasons for the appeal, is filed with
the City Clerk within ten (10) days of the date the decision was made. An interested
parry may appeal only if he or she appeared and stated his or her position during the
hearing on the decision from which the appeal is taken. For items on this agenda, the
appeal must be received by March 9, 2015 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
A. Grace Hudson Museum Nature Education Center Use Permit and Site
Development Permit, 431 South Main Street (File No. 569). Consideration
and possible action on a request for approval of a Use Permit and Site Development
Permit to allow major outdoor site improvements to create an outdoor nature
education center and to permit a portion of a fence to reach a height of 8-feet on
the Grace Hudson Museum/Sun House property at 431 South Main Street.
Americans with Disabilities Act Accommodations.Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend.The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)
463-6752 or(707)463-6207 to arrange accommodations.
B. Ukiah Valley Medical Center Mitigated Negative Declaration, Site
Development Permit and Use Permit, and Recommendation to the City
Council on a Resolution, 275 Hospital Drive (File 46). Consideration and
possible action on a Mitigated Negative Declaration and a request for approval of a
Site Development Permit and Use Permit to expand the hospital, relocate the
emergency department/intensive care unit and helipad, improve a number of parking
lots, relocate emergency vehicle access, and other improvements on the Ukiah
Valley Medical Center property at 275 Hospital Drive. The application also includes
the review of a draft City Council Resolution pertaining to the relocation of the
helipad and the formulation of a recommendation to the City Council.
11. PLANNING DIRECTOR'S REPORT
12. PLANNING COMMISSIONERS' REPORT
13. ADJOURNMENT
Americans with Disabilities Act Accommodations.Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend.The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)
463-6752 or(707)463-6207 to arrange accommodations.
1 UKIAH PLANNING COMMISSION
2 November 12, 2014
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Kevin Doble, Vice Chair
8 Linda Sanders
9 Judy Pruden
10 Laura Christensen
11
12 STAFF PRESENT OTHERS PRESENT
13 Kim Jordan, Principal Planner Listed below, Respectively
14 Michelle Johnson, Associate 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 October 22, 2014 meeting are included for
26 review and approval.
27
28 Commissioner Pruden made the following change to the October 22, 20114 minutes:
29
30 Page 12, lines 46 & 47 revise text to read, `The Wagenseller Neighborhood Association (WNA) is an
31 association and not an enforcement/policing agency. The WNA is designed to take care of such issues as
32 aesthetics, traffic and safety.'
33
34 M/S Sanders/Pruden to approve October 22, 2014 minutes, as amended. Motion carried (5-0).
35
36 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
37
38 6. APPEAL PROCESS — Chair Whetzel read the appeal process. For matters heard at this
39 meeting, the final date to appeal is November 24, 2014.
40
41 7. SITE VISIT VERIFICATION - Confirmed by Commission.
42
43 8. VERIFICATION OF NOTICE - Confirmed by staff.
44
45 9. PUBLIC HEARING
46 9A. Orrs Creek Homes Planned Development Rezoning and Precise Development Plan 123,
47 125, 127, and 129 Ford Street (File No.: Munis 258). Consideration and recommendation to
48 City Council to: 1) adopt a mitigated negative declaration; and 2) introduce an ordinance to
49 rezone the Project parcels to Planned Development / High Density Residential in order to
50 establish the Orrs Creek Homes Planned Development with precise development plan and
51 planned development zoning regulations. The Project includes the construction of one single-
52 family home attached garage and landscaping on each of the four vacant parcels located at 123,
53 125, 127, and 129 Ford Street. Continued from the October 22, 2014 meeting.
54
55 Principal Planner Jordan gave a staff report.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 1
1 Commissioner poble:
2 • Is fine with the determination/explanation staff prepared to the Initial Study/Mitigated Negative
3 Declaration (IS/MND) as provided for in attachment 1 (Addendum #2 to the Mitigated Negative
4 Declaration/Initial Environmental Study—Orrs Creek Homes Planned Development Rezoning and
5 Precise Development Plan, dated October 30, 2014) concerning the Hydrology and Water Quality
6 section of the IS for this project as it relates to the Storm Water Low Impact Development
7 Technical Design Manual (LID Manual) adopted by Council at its June 18, 2014 meeting and its
8 applicability to the proposed project. Is also fine with the Low Impact Development Technical
9 Design Manual Applicability Determination formulated by the Public Works Department as
10 provided for in attachment 2 of the aforementioned addendum.
11 • Acknowledged the updated information received from staff concerning LID requirements and
12 applicability for projects has prompted a process improvement and noted, for example, the
13 projects being reviewed tonight contain a LID applicability checklist. The checklist advises
14 whether or not the LID Manual adopted by Council is required to apply or not for a particular
15 project. Noted this to be a helpful tool and thanked staff in this regard.
16
17 Commissioner Sanders:
18 • Related to storm water discharge in conjunction with the North Coast Regional Water Quality
19 Control Board (NCRWQCB) and the City's 2013 intent to participate/comply with the Phase I MS4
20 Permit Waste Discharge requirements and how this environmental document works with the
21 current MS4 requirements?
22 • Since the October 22, 2014 meeting asked if there were any updates/new information to report
23 from Public Works and/or project civil engineer concerning functionality of the bioswale design.
24 • Asked about the Park Fee funds, i.e., the balance, where the money is kept, how funds are
25 accessed, how the money is spent and who decides on what and when?
26 • Inquired about the number of rezone revocations the City has had?
27 • Asked when the high density residential zoning (R3) designation was adopted for this particular
28 area on Ford Street?
29
30 Principal Planner Jordan:
31 • Associated with the current MS4 permit requirements, it is her understanding the City has no
32 formal LID requirements adopted so for projects Planning Department relies on the Public Works
33 Department to advise of whether or not a project is compliant with the current MS4 permit
34 requirements with the NCRWQCB and if not, address what needs to be done for compliance
35 whether this involves project revisions or additional conditions of approval.
36 • There is no new information to report/changes concerning the bioswale design since the October
37 22, 2014 Planning Commission meeting. As the project has been going through the development
38 process Public Works/project civil engineer/applicant have discussed the issue of drainage and
39 corresponding improvements including the swale design at great length.
40 • The Park Development Fund consists of a number of subaccounts that are project specific based
41 on Council approved priorities and identified capital improvement program projects. Most of the
42 money in the fund is dedicated to specific projects through competitive grant awards and
43 donations. All money is currently encumbered for specific projects. Very little money is collected
44 from development fees and is extremely sporadic. Past fees collected have been utilized on
45 regional park capital projects. The City Community Services Department oversees management
46 of the Park Development Fund. Funds are budgeted by Council on an annual basis.
47 Unencumbered funds are budgeted by Council for recommended projects during the annual
48 budget process. The Park, Recreation, and Golf Commission is the advisory commission for this
49 budget.
50 • While the City has never revoked a rezoning, there have been rezones that have expired. When
51 such projects expire a letter is sent to the project proponent advising of the expiration date asking
52 whether or not an extension is desired. No further action is taken by the City other than taking
53 note of the expiration date and advising the proponent.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 2
1 • High Density Residential zoning would have come shortly after the high density general plan
2 designations were formulated when the plan was adopted. After the general plan was adopted
3 there was a series of rezones for general plan zoning designation consistency purposes.
4
5 Commissioner Pruden:
6 • The Ukiah General Plan was adopted in December 1995 at which time the land use designations
7 were included for consistency purposes with City zoning maps.
8
9 Commissioner Christensen:
10 • Thanked staff for the environmental review report as provided in the staff report dated November
11 12, 2014 and corresponding addendum #2 in attachment 1 for this agenda item.
12
13 M/S Doble/Christensen to recommend City Council approve the Orrs Creek Homes Initial Environmental
14 Study (IS and Mitigated Negative Declaration (MND) with addendum 1 and 2 and based on the findings
15 included in attachment 2 of the October 22"d staff report.
16
17 Commissioner Sanders:
18 • Appreciates the Project coming back to the Planning Commission for further review of the LID
19 requirements and corresponding applicability and the clarifications made thereof as addressed in
20 the staff report dated November 12, 2014. The concept of LID is a 'new trend' and there are many
21 reasons for such review for projects.
22 • While she has some issues concerning the Project is of the opinion the environmental document
23 is strong and would support approval.
24 • Disagrees with staff's assessment of General Plan policy H-5.6 and H-5.7 as provided for on
25 page 7 of the staff report dated October 22, 2014 in that these policies adequately meet housing
26 needs in the project area.
27
28 Motion carried by an all AYE voice vote (5-0).
29
30 Orrs Creek PD with Precise Development Plan and PD Zoning Regulations
31
32 Commissioner Pruden:
33 • Expressed project concerns related to density on the particular lot, management and functionality
34 of the bioswales connected to the Project in side yards and behind the fence, having to back-up
35 onto Ford Street and the limited parking accommodations on that street, and back part of the
36 tandem garages in the way it appears to function having the potential for conversion into living
37 space possibly adding further density/congestion to the property.
38 • Finds the design of the houses aesthetically fit with the neighborhood character.
39 • The environmental document indicates the Project would have no impact on recreation, parks,
40 and schools and this is because there are no parks or schools in the neighborhood.
41 • The Wagenseller neighborhood (WN) is `packed full' and has concerns about continuing to add to
42 the impact of the neighborhood.
43
44 Commissioner poble:
45 • Has concern about the maintenance and designation of the swale as a functioning bioswale.
46 Preference would be to call it `a grass swale.' The bioswale is not quantified to function in this
47 realm/capacity nor can the Commission require it to function as such. The swale is a `swale' and
48 does not conform to any bioswale criteria. Does find, however, there is a component to a
49 bioswale where it `ponds up at the drainage inlet.' Is of the opinion there is no need to go further
50 with the swale plan because the Commission cannot require the swale function as a treatment
51 device. Would not want to set a precedence that the proposed configuration/shape/geometry of
52 the swale is what we accept as a bioswale and is fine with it being a simple swale.
53 • Of more concern is that the fence is on the north side of the swale where the maintenance
54 responsibility is separated. What is essentially occurring is that the property located to the south
55 is more likely to maintain the swale than property being developed. Suggests moving the fence
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 3
1 south of the swale so that the property owners clearly understand the swale is connected to the
2 development and that maintenance is their responsibility. The current design of the swale does
3 not allow future property owners to be cognizant that a swale exists. Would like to see the swale
4 on the north side of the fence so that the property owners can actually have access to maintain it.
5
6 Commissioner Sanders:
7 • Is of the opinion the Project site is way too constrained to accommodate four homes.
8 • Sees only one project benefit for the neighborhood and that is public sidewalks will be
9 constructed.
10 • The park fees to be paid by the applicant in the sum of$6,000 to the Park Development Fund will
11 not result in the eventual use of acquiring park land. Related to establishing a much-needed park
12 in the Wagenseller Neighborhood, Council asked the WN to find its own funding. Planning
13 Commission cannot hold up approval of the Project because no park exists in the WN.
14 • Is of the opinion the Project is not ideal because of the congestion on the site that would be
15 created as a result.
16 • The Project would be adding more people to an area that is without public facilities/green space.
17 • The Project would be `walling up more of the Creek.' Does not see how the Project would benefit
18 the neighborhood?
19 • No 1:1 ratio for replacement of trees being eliminated.
20
21 Commissioner Christensen:
22 • Acknowledged it is difficult to picture 4 houses on the lot.
23 • Project is an investment so the more homes that can be built, the better for the investor.
24 • Project approval for rezone would allow for increased density with the addition of up to
25 approximately 20 additional people to the neighborhood. Is of the opinion this does not represent
26 a significant number of persons and does not outweigh the filling in of a vacant lot that is
27 unsightly and a place people can litter and/or create problems.
28 • It is not the developer's responsibility to provide the neighborhood with a park.
29 • While the Project may not really benefit the neighborhood, does not see it is the Commission's
30 place to make it benefit the neighborhood.
31 • Related to the swale issue, is of the opinion Commissioner poble has the most expertise in this
32 regard and supports his proposal for the swale to be located on the north side of the fence.
33
34 Commissioner poble:
35 • The site contains four legal lots as the result of a subdivision in 2008. As such, there is nothing
36 that can be done tonight to change this fact. In terms of how many houses can be built on four
37 lots does not know how much control the Commission has.
38 • Understands approval of the Project would add more people to an already congested
39 neighborhood, but the decision has already been made with approval of the subdivision that
40 created the four legal lots where the owner by right can build a house on each one of these lots.
41 • Understands the concern on the part of the neighborhood about adding to the density with
42 approval of the Project, but does not see how the four lots created by the subdivision can be
43 retracted. The decision to potentially allow for increased density has already been made where
44 the Commission cannot really take away from the opportunity to develop the four legal lots.
45
46 Chair Whetzel:
47 • Agrees with Commissioner poble's comments in that four legal lots have been created for
48 potential development.
49 • The proposed project fulfills general plan goals for infill development and housing opportunities.
50 • Cited Cottage Lane project as an example of a successful infill development where it looks as
51 though all the homes have been sold.
52 • Acknowledges lack of parks in the WN. The neighborhood needs a benefactor and/or someone
53 willing to donate land for a park.
54
55 Commissioner Pruden:
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 4
1 • If the proposed project is not approved, allow the property to revert to what it was previously and
2 revoke the 2007 zoning designation. The applicant would be willing to sell the property to the City
3 for open space/park purposes.
4 • Over the 20 years as a Planning Commissioner has voted down several projects in the WN
5 because of the problem of having no open space/parks where each time the argument was `it's
6 only 16 or 20 persons or`iYs only 10 cars,' etc., being added.
7 • She voted to approve the 2007 project proposed for the site because the City had made some
8 'overtures' and acknowledged lack of necessary infrastructure and/or recreational facilities in the
9 WN. In the seven years since, the City has done nothing to correct/remedy the situation.
10 • Finds it discouraging to continue to adversely `chipping away' at the WN that has many
11 dysfunctional counterparts such as high police volume callouts/safety issues and/or issues
12 preventing it from prospering. It is a complicated neighborhood that is basically ignored. The
13 Collage Lane homes are located in a nice area next to a school with large playing fields.
14 • Had the lot been developed properly and with no structures, it would have been a superb park
15 area and an amenity to the creek, but instead we are `walling off the creek' one more time.
16 • The property could be used for open space purposes and this would be very good for the
17 community and neighborhood. It is unfortunate City Council has not allowed this to happen.
18 • The property is located near several agencies that deal with a lot of inental health, alcohol, and
19 drug problems where these kinds of tranquil areas are very important to their treatment programs
20 and yet we take away the opportunity.
21 • Cannot support the Project and it is not the fault of the applicant. Again, each time the same
22 argument is used for projects proposed in the WN and that it is no big deal if `only 16 or 20 more
23 people' and/or 10 or more cars' are being added to the neighborhood.
24 • Do we just continue to 'cram'the neighborhood?We need to address the quality of life issue.
25 • City Council needs to recognize they have failed this neighborhood for 20 years and that it is time
26 to step up and do something. The general plan will be 20 years old next year. This document
27 contains an entire page about the WN and what this neighborhood needs in the way of
28 infrastructure, public facilities, open green space, etc., and not one of these issues has been
29 addressed during the last 20 years.
30
31 Commissioner poble:
32 • Asked about the tandem parking and the potential for the garage to become a living unit and if
33 this would be allowed?
34
35 Principal Planner Jordan:
36 • Related to the zoning regulations (attachment 7 of the staff reported dated October 22, 2014)
37 that will be adopted as part of the rezone for the Project, second units are prohibited. What is
38 allowed with a building permit is that the rear portion of the garage can be converted to living
39 space, office, etc. Essentially the conversion becomes part of the house and cannot be a
40 separate unit.
41 • If the Planning Commission does not want any part of the garage converted or used for anything
42 other than a garage and storage, the zoning regulations for this project can be written so that it
43 prohibits the conversion of the garage.
44
45 Commissioner poble:
46 • If the aforementioned is doable, this would then provide some certainty as to the occupancy of
47 the building.
48 • At the last meeting regarding this project, expressed some concern about the tandem parking
49 and supports this concept when it is in the right scenario. However, in this case, a person has to
50 back out onto the street in order to let a car out of the garage and is of the opinion this is not an
51 ideal situation. Preference would be to increase the width of the driveway with some
52 impermeable surfacing so that people do not have to back out onto Ford Street just to get a car
53 out of the garage. Would like to see some site plans improvements to this effect. Tandem
54 parking works better in a courtyard situation.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 5
1 • Likes the idea of not just leaving it open allowing for more occupants by converting the garage
2 to living space.
3
4 Commissioner Pruden:
5 • Asked about the curb cuts and sidewalk/driveway design such that there are two parking spaces
6 in front of four houses.
7
8 Commissioner poble:
9 • Related to the driveway, instead of splitting the driveway into four driveways, have one large
10 driveway cut allowing the opportunity for people not to have to back out onto the street and this
11 could occur if the Commission is amenable to considering some alternatives to the landscaping
12 in the front. Since the Project is not an LID project, do not necessarily have to quantify space
13 dedicated for treatment of runoff/drainage.
14 • Questions the design for treatment of roof runoff and explained what is proposed in this regard
15 noting along the way runoff from the roof outlets/downspouts would go onto concrete through
16 the landscaping to concrete again where pollutants are being picked up before going into the
17 City storm drain system. Disconnecting the downspouts in this situation really would not do
18 anything so if some landscaping has to be sacrificed to prevent people from pulling out into the
19 travel lane would not be hurting the water quality issue that is of concern.
20
21 Commissioner Pruden:
22 • The Planning Commission is making a recommendation to City Council tonight and noted from
23 past experience when projects move onto Council for approval even when the Commission does
24 not recommend approval and/or was the result of an appeal, the Commission loses the ability to
25 condition the project and cited the Freidman store development as an example. The Commission
26 did not want to amend the AIP PD Ordinance to allow development of the store and as such the
27 project moved onto Council for approval on an appeal. When this happened, the Planning
28 Commission never saw the site development permit and did not deal with the project conditions of
29 approval. Regardless of how a particular commissioner looks at a project, it is important the
30 Commission condition the project to get what we think will be a better project and/or get the best
31 we can because once the Commission turns the project over to Council the Commission loses
32 the ability to make the project better.
33 • The WN was subdivided in 1889 prior to the automobile.
34 • The Project is a large development in a small area.
35
36 PUBLIC HEARING OPENED: 7:03 p.m.
37
38 Principal Planner Jordan:
39 • Related to the location of the fence and swale, there was concern if the swale was in someone's
40 yard that he/she might not understand what is occurring and/or might inadvertently damage it or
41 fill it in. Staff specifically requested the fence be located on the north side of the swale as shown
42 on the site plans. Has concern about putting the fence on the south side of the swale. Want to
43 make sure the homeowners understand the intent/function of the swale so that nothing
44 unfortunate happens to it.
45 • Much consideration was given to the tandem parking issue. What we are looking at is one car
46 parked in the garage and one car parked in driveway scenario for each of the four homes. This
47 type of situation exists everywhere in the WN and in the City of Ukiah. Questions whether or not
48 this project should be treated differently because it is not a unique situation in the WN or in the
49 City of Ukiah, but noted it is the Commission's decision. Two parking spaces are required for the
50 Project, one space is the driveway and the other space is in the garage. The space in the
51 driveway just happens to be behind the garage space.
52 • It is not uncommon in Ukiah in the WN and in other places to have a tandem parking condition.
53 The Commission can require some other parking configuration. The zoning code does address
54 independent accessible parking spaces.
55
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 6
1 Commissioner poble:
2 • Related to the fence, sees there are property lines and lines of occupation. A fence often times
3 becomes the line of occupation. A situation occurs where the front yard of the existing house on
4 APN #002-121-17 that is not associated with this project will end up having to maintain the swale
5 every year and likely complain to the neighbors if they talk at all. Is of the opinion moving the
6 fence is the right thing to do and is asking the Commission to consider this option.
7 • Would like to see some of the landscaping in the front reduced on either side of the driveway
8 such that more space is available for cars without having to back out onto Ford Street to get a car
9 out of the garage and is of the opinion this makes perfect sense. It is not necessary to have an 8
10 to 10 foot wide landscaping strip. Even if the space does not go all the way to the back of the
11 sidewalk there is still room for a car to get in or out without having to back out onto the street. If
12 the situation of parking in the driveway is more realistic, then make the driveway wider so as to
13 function better.
14
15 Mary Ann Lance:
16 • Referred to the site plans and it appears the width of the driveway is approximately 11.5 feet and
17 area of landscaping is approximately 3.5 feet. This amounts to 15 feet, which is approximately
18 the minimum necessary for two cars to be able to park side by side and still have room to open
19 the doors to the cars. Acknowledged the request is doable even though the parking would be
20 tight. Expressed concern that if one person parks out of the allotted square footage such as one
21 foot over, then the neighbor will complain. There will likely have to be some sort of division to
22 make certain people park correctly and not a foot or two over the line. In order to make this
23 parking modification the location for the two street trees would have to be reconfigured.
24
25 Commissioner poble:
26 • It appears all the units are pushed to the west leaving some space available on the east side of
27 the development and inquired whether or not it is possible to acquire some of the footage, say
28 five or six feet on the east side by shifting the houses over? Would like to shift all of the units
29 over to the east and reduce the setback provided there is adequate distance between the
30 buildings.
31 • Asked about the total widths of the driveways.
32
33 Mary Ann Lance:
34 • Questioned how the units can be shifted more to the east and still adhere to the property lines.
35
36 Chair Whetzel:
37 • To do this a variance would be required for the side yard setbacks.
38
39 Principal Planner Jordan:
40 • The setback requirements for planned developments differ from other zoning designations and
41 this is because the development standards for PDs are different.
42 • Acknowledged the units will contain sprinklers.
43 • Explained the units with the garages next to them are approximately 3.8 feet from each property
44 line so to move the buildings this is what space is available.
45
46 Mary Ann Lance:
47 • It is possible to move the house on Lot 4 to the east a few feet. It may be possible to move the
48 house on Lot 1 one foot.
49
50 There was Commission/applicant discussion:
51 • Feasibility of moving the units more to the east.
52 • Applicant does not own the property with the duplex.
53 • Maintenance of the swale and most feasible location thereof.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 7
1 • Feasibility of possibly reducing the setback so as not to back onto Ford Street and find a way to
2 modify the site plans thereof to make room for a person to back out without having the other car
3 back up onto the street to let the car in the garage out.
4 • Fencing on the site to see if there was a way to make the tandem parking situation work better.
5 • Referred to sheet C-1 of the site plans and talked about the driveways, planter areas for the
6 street trees, street parking, and possible elimination of the center landscaping planter area
7 between the driveways as a way to increase the width of the driveways.
8 • Minimum standard length/width required parking size. The driveway should have a sufficient
9 width of at least 18 feet to be able to take the car out of the garage and have a car in the
10 driveway. A parking space should be at least 9 feet long.
11
12 Chair Whetzel:
13 • Recommends paving over the center landscaping area with some kind of delineation.
14 • Could reduce the center planter strip width on either side by a couple of feet to widen the
15 driveway.
16
17 Commissioner poble:
18 • Again, tandem parking not an idea situation; Supports site plan improvements that would include
19 widening of the driveway.
20 • One idea may be to have the landscaping extend to the back of the sidewalk five or six feet with
21 the rest of the paved area being driveway where the landscaped area would essentially function
22 as a planter box.
23 • Could extend the landscaping to the north to create a planter box and still allow for a wider
24 driveway. Could also shorten the center planter strip from top to bottom.
25 • Is fine with the driveway extending from within 6 feet of the sidewalk to the garages and allow 25
26 sq. ft. for street trees/landscaping.
27
28 Commissioner Pruden:
29 • The aforementioned suggestion would be acceptable provided sufficient space is left for the
30 street trees. Confirmed 25 sq. ft. is the necessary space street trees need to remain healthy and
31 thrive. It is good to allow the landscaping to drain into the street tree planter areas provided the
32 area is not curbed to allow runoff into the tree wells.
33 • Asked about the feasibility of having the parking in the rear of the lot.
34 • Is supportive of reconfiguring the driveways provided 25 sq. ft. is reserved for the planter areas
35 for the street trees.
36 • The property owners are responsible to maintain the swale.
37
38 Principal Planner Jordan:
39 • Commission can reduce the setback requirement to something less taking into consideration the
40 property lines.
41 • City Planning and Public Works staff were not supportive of having parking in the rear of the lot.
42 • Noted the required parking size is nine feet wide by 19 feet deep and cannot be less. There are
43 compact spaces which can be 8 feet wide by 16 feet deep but cannot be used in this type of
44 setting.
45 • Related to parking size, the 18-foot width discussed above is to make certain there is sufficient
46 room to open a car door with the situation the Planning Commission is trying to create with regard
47 to tandem parking.
48
49 Commissioner Christensen:
50 • Related to an 18-foot wide driveway scenario, it may be a 15-foot width would be sufficient for a
51 normal sized car to open a door.
52
53 Mary Ann Lance:
54 • Explained the center planter strip dimensions as currently provided for on the site plans.
55
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 8
1 There was more Commission discussion concerning drainage and the most feasible location concerning
2 the fence and swale for maintenance/functioning purposes.
3
4 Commissioner Pruden:
5 • Thanked the applicant for clarification of the property lines so as better understand the
6 development situation, particularly on the west side of the property with regard to the Oak trees.
7 The Oak trees are `volunteers' and located on the property line. They are not in good condition
8 and were not properly maintained.
9 • Property owners will have to be diligent about pulling up such `volunteers' or risk raising a new
10 crop of`volunteer'trees.
11 • Has no problem removing the marked trees in Group D.
12 • Talked about the trees on the property including tree stumps that may have been removed after
13 the property stopped functioning as a commercial use and was later scrapped clean.
14
15 Chair Whetzel:
16 • Is fine with removal of Group D trees.
17
18 Commissioner poble:
19 • Commission can recommend to the Council that a modification be made to the site plan to move
20 the southerly fence for Lots 2, and 3 to the south property line; continue with the condition
21 concerning easements affecting the subject property and adjoining parcels related to access,
22 drainage and utilities as necessary for development; and, reduce the landscaping for the front of
23 the property to allow for a minimum of 25 sq. ft. and contiguous to the back of the sidewalk.
24
25 There was staff/Commission discussion whether or not since a condition exists concerning the easement
26 that with relocation of the fence the easement would need to be moved and should there be separate
27 conditions in this regard.
28
29 Commissioner poble:
30 • Is of the opinion the easement does not need to be moved because it is `static' with the property
31 line and that just moving the fence to the south property line for Lots 2 and 3 would be sufficient.
32
33 Principal Planner Jordan:
34 • Have to make certain the language in the condition concerning the easement reflects moving the
35 fence to the south for Lots 2 and 3.
36
37 There was Commission discussion regarding the park fees that will be collected for this project and how
38 they should be applied with the understanding this can likely only be a recommendation as a matter of
39 record.
40
41 Commissioner Pruden:
42 • Supports and recommends the park fees collected for this project be retained in a Parks Fee
43 account for use to purchase land and/or for development of a park in the WN.
44
45 Commission added the following conditions of approval:
46 • Provide for a condition of approval requiring that the park fees collected for this project be
47 retained in a Parks Fee account to be used for the purchase of land for and development of a
48 park in the WN as indicated in the general plan.
49 • Review and approval of plans submitted for a building permit would include: 1) Relocation of the
50 rear yard fences for lots 2 and 3 to the south side of the swale located adjacent to the south
51 (rear) property line; 2) In order to provide more independently accessible parking in the driveway,
52 the driveways on all four lots shall be widened. The remaining landscaped are at the back of the
53 sidewalk shall be a minimum depth of six feet and minimum size of 25 square feet in order to
54 provide a viable planting area for street trees and landscaping.
55
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 9
1 M/S Doble/Christensen to recommend City Council introduce an ordinance to establish the Orrs Creek
2 Homed Planned Development with Precise Development Plan and Planned Development Regulations
3 based on the Findings in attachment 3 of the staff report dated October 22, 2014 and Conditions of
4 Approval in attachment 4 of the staff report dated October 22, 2014 and with the additional conditions and
5 revised conditions of approval as provided for on the page 4 of the staff report dated November 12, 2014
6 and the new conditions of approval, as discussed above. Motion carried (3-0) with Commissioner
7 Sanders and Pruden voting 'NO.'
8
9 FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR THE ORRS CREEK HOMES
10 PLANNED DEVELOPMENT
11 123, 125, 127 AND 129 FORD STREET
12 FILE NO.: 258
13 PURSUANT TO THE REQUIREMENTS OF THE
14 CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA")
15
16 1. The Project will approve a Rezoning to Planned DevelopmenUHigh Density Residential with Precise
17 Development Plan to allow the construction of one single family home on each of four vacant parcels
18 at 123 (APN 002-121-20), 125 (APN002-121-21), 127 (APN 002-121-22), and 129 Ford Street.
19
20 2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a Mitigated
21 Negative Declaration dated September 8, 2014 to evaluate the potential environmental impacts of the
22 Planned Development Rezoning, Precise Development Plan, and construction and operation of the
23 Project.
24
25 3. The Initial Environmental Study examined areas of potential impacts and based on the conclusions
26 reached in the Initial Environmental Study, it has been determined that the proposed project, as
27 mitigated, would not have significant adverse impacts on the environment for the following reasons:
28
29 A. A mitigation measure has been included to reduce any impacts related to light and glare to less
30 than significant. Impacts to visual quality were determined to be less than significant or no
31 impact.
32
33 B. The Project would not have an impact on any existing or future agriculture use. There are no
34 parcels within the City zoned Agriculture and no agricultural uses on or proximate to the Project
35 site.
36
37 C. Construction of the Project would result in an increase in PM10. Mitigation measures for
38 construction of the Project have been applied to the Project. Since the Project site is less than
39 one acre in size a permit from the Mendocino County Air Quality Management District
40 (MCAQMD) is not required.
41
42 D. The Project has the potential to impact Orrs Creek which is known to provide habitat for
43 steelhead trout which are federally listed as a threatened species. No work within the creek bank
44 is proposed as part of the Project. The Project was reviewed by the California Department of
45 Fish and Wildlife (CDFW). The recommendations provided by CDFW have been included as
46 mitigation measures for the Project and the mitigation measures have been reviewed by CDFW.
47 Mitigation measures have been applied to the Project that would reduce these impacts to Orrs
48 Creek and steelhead trout to a less than significant level.
49
50 The City's general plan includes goals and policies related to the conservation and replenishment
51 of valley oaks, and the maintenance and enhancement of the urban forest and shade tree
52 canopy. A certified arborist prepared an arborist report for the project that identified the native
53 trees on the site and provided recommendations for the protection and preservation of the healthy
54 trees. These recommendations have been included as mitigation measures.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 10
1
2 In order to construct the Project, a group of valley oaks would be removed. The removal of these
3 trees has the potential to impact nesting birds. A mitigation measure has been included to protect
4 any birds that may be nesting in trees that would be removed or that are proximate to the trees to
5 be removed. This would reduce this impact to less than significant.
6
7 No wetlands are located on the Project site. Since the Project site is less than one acre in size, a
8 permit from the North Coast Regional Water Quality Control Board (NCRWQCB) is not required.
9 The Project is required to comply with the City of Ukiah's Storm Water Management Plan and the
10 Ukiah City Code requirements for erosion and sediment control and storm water. Compliance
11 with the requirements of the Ukiah City Code and mitigation measures would ensure that the
12 Project does not result in an adverse impact to Orrs Creek or the Russian River.
13
14 E. The Project area is not identified on the Area of High Archeological Sensitivity included in the City
15 of Ukiah General Plan. It is highly unlikely that there are archeological resources or human
16 remains on the parcels included in the Project. In the unlikely event that cultural resources or
17 human remains are discovered during grading operations for the Project, mitigation measures
18 have been included to reduce the impact to less than significant.
19
20 F. The Project site is not known to be in an area with unstable or expansive soil. The Project site
21 and surrounding area are relatively flat; therefore, there would be no impacts related to landslide.
22 The Project has the potential to result in erosion or the loss of top soil. Mitigation measures for
23 Air Quality and Biological Resources have also been applied to Geology and Soils.
24 Implementation of these mitigation measures would reduce the potential for the Project to impact
25 top soil and result in erosion.
26
27 G. The Project site is not located on any list of hazardous waste disposal sites compiled pursuant to
28 Government Code Section 65962.5.
29
30 H. The Project is not located within the boundaries of the compatibility zones for the Ukiah Municipal
31 Airport or within 2 miles of a private airstrip.
32
33 I. The Project would modify the drainage on the site which has the potential to result in erosion,
34 siltation, and/or to increase the rate or volume of runoff. The Biological Resource mitigation
35 measures intended to reduce impacts to Orrs Creek and steelhead trout have also been applied
36 to Hydrology and Water Quality and would reduce impacts to a less than significant level.
37
38 J. The Project is located within Zone X (areas determined to be outside of the 0.2% annual chance
39 floodplain)on FEMA Flood Insurance Rate Map#06045C1512F, Panel #1512 of 2100, dated
40 June 2, 2011. A FEMA letter of map amendment(LOMA)was issued on April 4, 2006. The
41 LOMA relocated the 100 year floodplain to the within the channel of Orrs Creek.
42
43 K. The City's General Plan includes goals and policies related to the health and viability of tributaries
44 to the Russian River, the conservation of valley oaks, and the maintenance and enhancement of
45 the urban forest and shade tree canopies. The Project has the potential to impact Orrs Creek,
46 the urban forest and shade tree canopy, and valley oaks. The Project includes the planting of six
47 street trees. The mitigation measures for Biological Resources have been applied to the ProjecYs
48 consistency with general plan goals and policies. Implementation of these mitigation measures
49 would result in a less than significant impact.
50
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 11
1 L. The Project would infill four vacant parcels located in an urban area primarily developed with
2 single and multi-family housing to the south and east, a mix of residential and commercial uses
3 are located to the north, and commercial uses to the west.
4
5 M. No mineral resources are located within or proximate to the project area.
6
7 N. Construction of the Project would result in a temporary increase in noise levels in the Project
8 area. Residential uses are located proximate to the Project. Mitigation measures have been
9 included to limit the hours of construction and reduce noise from construction equipment. These
10 mitigation measures would reduce construction noise impacts to less than significant.
11
12 O. The Project would construct four(4) new single-family homes, which is estimated to increase the
13 population by 9 to 10 people. The Project would not eliminate any housing.
14
15 P. The Project would increase the population in the Orrs Creek/Wagonseller Neighborhood. An
16 area that has been identified in the General Plan as in need of recreational facilities. The
17 previous subdivision of the property was required to pay the City's adopted Park fee. The Project
18 will be required to pay the adjusted unpaid balance of the Park fee. The payment of this fee
19 reduces the impact to less than significant in that the fee is intended to be used for the
20 development of new parks and recreational facilities.
21
22 Q. There are adequate public services, facilities, and utilities to serve the Project. The State of
23 California is currently experiencing a drought. As of August 2014, Mendocino County is identified
24 as experiencing "Exceptional Drought."The City of Ukiah's wells which do not draw water from
25 the Russian River are performing normally. The City of Ukiah will implement mandatory water
26 conservation on August 29, 2014. The Project would also be subject to any water conservation
27 measures enacted by or applicable to the City of Ukiah. The Project is subject to the payment of
28 School fee which are intended to offset the impacts of development on school facilities.
29
30 R. The Project would result in the construction of four(4) new housing units, resulting in an
31 estimated population increase of 9 to 10 people. The closest intersections to the Project site are
32 North State Street/Ford Street and Orchard Avenue/Ford Street. These intersections currently
33 operate at acceptable levels of services and the Project would not generate enough trips to result
34 in a change in the level of service. Therefore, change in the level of service of intersections in
35 the Project area and existing capacity would not be affected. The Project includes the
36 construction of frontage improvements, including sidewalks, which will improve pedestrian
37 facilities in the neighborhood.
38
39 S. The Project would not result in climate change or greenhouse gas impacts. The Project does not
40 violate any plans or policies adopted to address climate change/GHG. The Project was referred
41 to and reviewed by the Mendocino County Air Quality Management District and the District did
42 not identify any impacts related to climate change or GHG.
43
44 T. Reasonable and feasible mitigation measures have been identified that would eliminate or reduce
45 significant impacts to levels of insignificance.
46
47 4. The Initial Environmental Study examined areas of potential impacts that may result from the
48 implementation of the Project. Based on the conclusions reached in the Initial Environmental Study, it
49 has been determined that the proposed Project has the potential to have significant environmental
50 impacts on aesthetics, air quality, biological resources, cultural resources, geology/soils, hydrology
51 and water quality, land use and planning, and noise without the implementation of mitigation
52 measures. The analysis and conclusion reached in the Initial Environmental Study identified
53 mitigation measures that would reduce the potential impacts on aesthetics, air quality, biological
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 12
1 resources, cultural resources, geology/soils, hydrology and water quality, land use and planning, and
2 noise to less than significant levels based on the following:
3
4 A. Aesthetics
5
6 1) Potential Impact: Lighting for the Project could result in a new source of light and glare.
7
8 Mitigation Measure:
9
10 a) All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light
11 trespassing over property lines and avoid directing light towards motorists and
12 pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International
13 Dark Sky Association (IDA) approved or equivalent. Prior to installation of the exterior
14 lighting, the applicant shall prepare a photometric plan for review and approval by the
15 Planning Department that demonstrates that the lighting will not spillover onto adjacent
16 properties and that all lighting is shielded and downcast.
17
18 The inclusion of mitigation measure above will reduce any potential impacts to Aesthetics to less
19 than significant levels.
20
21 B. Air Quality
22
23 1) Potential Impact: Construction of the Project would result in a temporary increase in increase
24 PM-10 levels.
25
26 Mitiqation Measures:
27
28 a) All activities involving site preparation, excavation, filling, grading, road construction, and
29 building construction shall institute a practice of routinely watering exposed soil to control
30 dust, particularly during windy days.
31
32 b) All activities involving site preparation, excavation, filling, grading, and actual construction
33 shall include a program of washing off trucks leaving the construction site to control the
34 transport of mud and dust onto public streets.
35
36 c) All inactive soil piles on the project site shall be completely covered at all times to control
37 fugitive dust.
38
39 d) All earth moving and grading activities shall be suspended if wind speeds (as
40 instantaneous gusts)exceed 25 miles per hour.
41
42 e) The burning of construction debris is prohibited. Any disposal of vegetation removed as
43 a result of site preparation shall be lawfully disposed of, preferably by chipping and
44 composting, or as authorized by the Mendocino County Air Quality Management District.
45
46 The inclusion of mitigation measure above will reduce any potential impacts to Air Quality to less
47 than significant levels.
48
49 C. Bioloqical Resources
50
51 1) Potential Impact: Construction and operation of the Project has the potential to impact Orrs
52 Creek which provides habitat for steelhead trout, a species listed as threatened on pursuant
53 to the Federal Endangered Species Act.
54
55 Mitiqation Measures:
56
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 13
1 a) Prior to construction of site improvements, a final grading and drainage plan and an
2 erosion and sediment control plan, prepared by a Civil Engineer shall be submitted for
3 review and approval by the Department of Public Works. The plan shall specify all
4 measures necessary to protect Orrs Creek from sediment, including the permanent
5 restoration or protection of all disturbed areas to prevent future erosion. The sediment
6 and erosion control plan shall utilize only native or non-invasive non-native plant
7 materials to protect disturbed areas. Erosion and sediment control products utilizing
8 netting, such as straw wattles, shall be bio-degradable, and designed to not entrap or
9 harm wildlife, wherever such options are available. Erosion and sediment control
10 measures shall be maintained and re-applied as necessary by the applicant until
11 undisturbed areas as fully stabilized.
12
13 b) Plans submitted for building permit shall be revised to extend the drainage swale located
14 at the rear(south) boundary of the Project to the east(rear of Lot 4)to discharge into a
15 new drain inlet designed to maximize storm water treatment and infiltration into the swale.
16
17 c) Plans submitted for building permit shall include revised drainage swales, a typical
18 section, and proposed landscaping/ground cover for the swale. The revised swales shall
19 provide infiltration and treatment of stormwater runoff.
20
21 d) Plans submitted for building permit shall demonstrate that roof drains are designed to
22 maximize infiltration into landscaped areas and not discharge directly into storm drains or
23 into the street.
24
25 e) Plans submitted for building permit shall how bare soil/exposed dirt in the rear yards of
26 each home will be covered until such time as the home buyers landscape the rear yard.
27
28 f) The Planned Development Zoning regulations for the Project shall prohibit the planting of
29 known invasive species and species identified in the California lnvasive Plant Council's
30 data base (http://www.cal-ipc.orq/paf/).
31
32 g) Plans submitted for building permit shall show the fence on Lot 1 /123 Ford Street
33 setback 5-feet from the Orrs Creek top of bank. The fencing shall be an open style
34 design with no barbs. The openings in the fencing shall allow for small animals to pass
35 through the fencing.
36
37 h) The Project Proponent shall verify whether a Stream Bed Alteration Permit from the
38 California Department of Fish and Wildlife is required for the Project. If a Stream Bed
39 Alteration Permit is required, the Project Proponent shall be obtained the permit prior to
40 the commencement of any grading or construction activities on the Project site and a
41 copy of the permit shall be provided to the Planning and Community Development
42 Department.
43
44 2) Potential Impact: Construction and operation of the Project have the potential to impact native
45 trees on the site that are located proximate to Orrs Creek.
46
47 Mitiqation Measures:
48
49 a) The healthy native trees identified as#A, B, C, E, F, G, and H on the Criss Arborist
50 Report dated August 13, 2014 shall be preserved and protected.
51
52 b) In order to protect the trees to be preserved on Lot 1, the following shall be included on
53 plans submitted for building permit and are subject to staff review and approval:
54
55 ■ Location of tree protection fencing and protective buffer(Trees#A, B, C, E, and
56 F)consistent with the locations recommended in the Criss Arborist Report dated
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 14
1 August 13, 2014. The arborist report states that trees#G and H would not be
2 impacted by construction; therefore, protective fencing is not needed.
3
4 ■ Name and contact information of the Project arborist(Criss)on the title page of
5 the plans.
6
7 ■ Notes on the plans that state that state"Construction materials, vehicles and
8 equipment, and the cleaning of equipment or materials is prohibited within the
9 area of the protective fencing and under the driplines of the trees to be protected
10 and preserved.
11
12 ■ A detail of the protective fencing and protective buffer recommended in the
13 arborist report. The fencing shall be 5 to 6 feet in height, metal and secured with
14 in-ground posts.
15
16 • Tree/riparian vegetation protection notes:
17
18 ➢ Care shall be taken when digging under ground near the base of the trees to
19 be protected and preserved.
20 ➢ All digging within 6-feet of the base of the trees shall be done by hand.
21 ➢ Any holes dug for construction (such as foundations, fence posts, utilities)
22 shall avoid roots 4 inches or greater by relocating these holes to an area
23 where roots do not exceed 4 inches.
24 ➢ Care shall be taken when removing the garage in order to prevent
25 mechanical damage to and soil compaction under trees#E and F.
26 ➢ Dumping of chemical, washing equipment, and/or stacking of loose debris on
27 or near root zones and near the creek is prohibited.
28 ➢ Any work near the creek shall be performed consistent with industry and
29 environmental standards in order to prevent damage to vegetation on the
30 creek bank. These standards include, but are not limited to, prohibiting the
31 dumping of chemicals, washing of equipment, and/or sacking of loose debris
32 on or near the root zones or near the top of bank of the creek.
33
34 c) An on-site preconstruction meeting shall he held with the head contractor, Project arborist
35 (Criss), and planning staff.
36
37 d) The Project arborist(Criss)shall provide general supervision over construction of the
38 Project that is proximate to the trees to be protected and preserved. This supervision
39 may include unscheduled visits to the site by the Project arborist.
40
41 e) The Planned Development regulations for the Orrs Creek Homes PD shall include the
42 following in order to ensure the protection of Orrs Creek and the threatened steelhead
43 trout and the ensure the preservation and protection of the trees identified for protection
44 and preservation in the arborist report prepared by Criss and dated August 13, 2014.
45
46 f) Trees identified as#A, B, C, E, F, G, and H in the arborist shall be protected and
47 preserved. Removal of these trees is prohibited.
48
49 g) Any future development on the site shall be located outside of the dripline/canopy of the
50 protected trees (Criss Arborist Report dated August 13, 2014, #A, B, C, E, F, G, and H).
51
52 3) Potential Impact: Operation of the Project has the potential to impact wildlife corridors along
53 Orrs Creek.
54
55 Mitiqation Measure:
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 15
1
2 a) Plans submitted for building permit shall show the fence on Lot 1 /123 Ford Street
3 setback 5-feet from the Orrs Creek top of bank. The fencing shall be an open style
4 design with no barbs. The openings in the fencing shall allow for small animals to pass
5 through the fencing.
6
7 4) Potential Impact: Construction of the Project has the potential to impact nesting birds due to
8 tree removal.
9 Mitigation Measure:
10
11 a) If site preparation and tree removal/trimming include the spring bird nesting season
12 (February through July), a preconstruction survey shall be conducted by a qualified
13 professional within two weeks prior to removing/trimming any trees. If active nests (with
14 eggs or living young)are found, no activity shall be permitted that might disturb or remove
15 the active nests until the young birds are able to leave the nest and forage on their own.
16 Empty nests may be removed. If eggs or young are present,the nests shall be left until the
17 young birds leave. Setback buffers for the nests will vary depending on the species affected
18 and the location of the nest. Buffer zones shall be determined on a case by case basis in
19 consultation with a California Department of Fish and Wildlife biologist.
20
21 The inclusion of mitigation measure above will reduce any potential impacts to Biological
22 Resources to less than significant levels.
23
24 D. Cultural Resources
25
26 1) Potential Impact: Construction of and grading for the Project could result in the discovery of
27 unknown historic, prehistoric, or cultural resources or the discovery of unknown human
28 remains.
29
30 Mitigation Measures:
31
32 a) If, during site preparation or construction activities, any historic or prehistoric cultural
33 resources are unearthed and discovered, all work shall immediately be halted, and the
34 City shall be notified of the discovery. The applicant shall be required to fund the hiring of
35 a qualified professional archaeologist to perform a field reconnaissance and to develop a
36 precise mitigation program if deemed necessary.
37
38 b) If human remains are encountered during construction excavation and grading activities,
39 State Health and Safety Code Section 7050.5 requires that no further disturbance shall
40 occur until the County Coroner has made the necessary findings as to the origin and
41 disposition pursuant to PRC Section 5097.98. If the remains are determined to be of
42 Native American Descent, the coroner has 24 hours to notify the Native American
43 Heritage Commission (NAHC). The NAHC will then identify the person(s)thought to be
44 the Most Likely Descendent, who will help determine what course of action should be
45 taken in dealing with the remains.
46
47 The inclusion of mitigation measure above will reduce any potential impacts to Cultural
48 Resources to less than significant levels.
49
50 E. Geoloqv and Soils
51
52 1) Potential Impact: Construction of the Project could result in erosion and/or the loss of top
53 soil.
54
55 Mitiqation Measures:
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 16
1
2 a) All activities involving site preparation, excavation, filling, grading, road construction, and
3 building construction shall institute a practice of routinely watering exposed soil to control
4 dust, particularly during windy days.
5
6 b) All activities involving site preparation, excavation, filling, grading, and actual construction
7 shall include a program of washing off trucks leaving the construction site to control the
8 transport of mud and dust onto public streets.
9 c) All inactive soil piles on the project site shall be completely covered at all times to control
10 fugitive dust.
11
12 d) All earth moving and grading activities shall be suspended if wind speeds (as
13 instantaneous gusts) exceed 25 miles per hour.
14
15 The inclusion of mitigation measure above will reduce any potential impacts to Geology and Soils
16 to less than significant levels.
17
18 F. Hydroloqy and Water Quality
19
20 1) Potential Impacts: Construction of the Project has the potential to modify drainage patterns in
21 a manner that could result in erosion and/or siltation which could impact Orrs Creek and to
22 increase the amount and rate of runoff.
23
24 Mitiqation Measures:
25
26 a) Prior to construction of site improvements, a final grading and drainage plan and an
27 erosion and sediment control plan, prepared by a Civil Engineer shall be submitted for
28 review and approval by the Department of Public Works. The plan shall specify all
29 measures necessary to protect Orrs Creek from sediment, including the permanent
30 restoration or protection of all disturbed areas to prevent future erosion. The sediment
31 and erosion control plan shall utilize only native or non-invasive non-native plant
32 materials to protect disturbed areas. Erosion and sediment control products utilizing
33 netting, such as straw wattles, shall be bio-degradable, and designed to not entrap or
34 harm wildlife, wherever such options are available. Erosion and sediment control
35 measures shall be maintained and re-applied as necessary by the applicant until
36 undisturbed areas as fully stabilized.
37
38 b) Plans submitted for building permit shall be revised to extend the drainage swale located
39 at the rear(south) boundary of the Project to the east(rear of Lot 4)to discharge into a
40 new drain inlet designed to maximize storm water treatment and infiltration into the swale.
41
42 c) Plans submitted for building permit shall include revised drainage swales, a typical
43 section, and proposed landscaping/ground cover for the swale. The revised swales shall
44 provide infiltration and treatment of stormwater runoff.
45
46 d) Plans submitted for building permit shall demonstrate that roof drains are designed to
47 maximize infiltration into landscaped areas and not discharge directly into storm drains or
48 into the street.
49
50 e) Plans submitted for building permit shall how bare soil/exposed dirt in the rear yards of
51 each home will be covered until such time as the home buyers landscape the rear yard.
52
53 The inclusion of mitigation measure above will reduce any potential impacts to Hydrology and
54 Water Quality to less than significant levels.
55
56 G. Land Use and Planninq
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 17
1
2 1) Potential Impacts: The Project has the potential to be inconsistent with General Plan goals
3 and policies related to the health and viability of tributaries to the Russian River, the
4 conservation of valley oaks, and the maintenance and enhancement of the urban forest and
5 shade tree canopies.
6
7 Mitigation Measures:
8
9 a) The healthy native trees identified as#A, B, C, E, F, G, and H on the Criss Arborist
10 Report dated August 13, 2014 shall be preserved and protected.
11
12 b) In order to protect the trees to be preserved on Lot 1, the following shall be included on
13 plans submitted for building permit and are subject to staff review and approval:
14
15 ■ Location of tree protection fencing and protective buffer(Trees#A, B, C, E, and F)
16 consistent with the locations recommended in the Criss Arborist Report dated August
17 13, 2014. The arborist report states that trees#G and H would not be impacted by
18 construction; therefore, protective fencing is not needed.
19
20 ■ Name and contact information of the Project arborist(Criss) on the title page of the
21 plans.
22
23 ■ Notes on the plans that state that state"Construction materials, vehicles and
24 equipment, and the cleaning of equipment or materials is prohibited within the area of
25 the protective fencing and under the driplines of the trees to be protected and
26 preserved.
27
28 • A detail of the protective fencing and protective buffer recommended in the arborist
29 report. The fencing shall be 5 to 6 feet in height, metal and secured with in-ground
30 posts.
31
32 ■ Tree/riparian vegetation protection notes:
33
34 o Care shall be taken when digging under ground near the base of the trees to be
35 protected and preserved.
36 o All digging within 6-feet of the base of the trees shall be done by hand.
37 o Any holes dug for construction (such as foundations, fence posts, utilities)shall
38 avoid roots 4 inches or greater by relocating these holes to an area where roots
39 do not exceed 4 inches.
40 o Care shall be taken when removing the garage in order to prevent mechanical
41 damage to and soil compaction under trees#E and F.
42 o Dumping of chemical, washing equipment, and/or stacking of loose debris on or
43 near root zones and near the creek is prohibited.
44 o Any work near the creek shall be performed consistent with industry and
45 environmental standards in order to prevent damage to vegetation on the creek
46 bank. These standards include, but are not limited to, prohibiting the dumping of
47 chemicals, washing of equipment, and/or stacking of loose debris on or near the
48 root zones or near the top of bank of the creek.
49
50 a) An on-site preconstruction meeting shall he held with the head contractor, Project arborist
51 (Criss), and planning staff.
52
53 b) The Project arborist(Criss)shall provide general supervision over construction of the
54 Project that is proximate to the trees to be protected and preserved. This supervision
55 may include unscheduled visits to the site by the Project arborist.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 18
1
2 c) The Planned Development regulations for the Orrs Creek Homes PD shall include the
3 following in order to ensure the protection of Orrs Creek and the threatened steelhead
4 trout and the ensure the preservation and protection of the trees identified for protection
5 and preservation in the arborist report prepared by Criss and dated August 13, 2014.
6
7 d) Trees identified as#A, B, C, E, F, G, and H in the arborist shall be protected and
8 preserved. Removal of these trees is prohibited.
9
10 e) Any future development on the site shall be located outside of the dripline/canopy of the
11 protected trees (Criss Arborist Report dated August 13, 2014, #A, B, C, E, F, G, and H).
12
13 The inclusion of mitigation measure above will reduce any potential impacts to Land Use and
14 Planning to less than significant levels.
15
16
17 H. Noise
18
19 1) Potential Impact: Construction of the Project would result in a short-term and temporary
20 increase in noise levels in the area that may affect sensitive receptors in the vicinity of the
21 Project and on the Project site.
22
23 Mitiqation Measures:
24
25 a) Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and
26 Saturday from 9:00 a.m. to 4 p.m. Construction hours are prohibited on Sunday and all
27 holidays recognized by the City of Ukiah. Interior work that generates negligible or no
28 noise at the property line is allowed outside of the construction hours noted above.
29
30 b) Approval of additional construction hours may be requested in writing from the Planning
31 and Community Development Director and Public Works Director for extenuating
32 circumstances. The written request must be submitted a minimum of 14 days prior to the
33 date for which the change in construction hours/days is being requested and shall explain
34 the need for the extended construction hours, describe the extenuating circumstances,
35 and identify the additional construction hours requested, including the duration.
36
37 c) Signs shall be posted at the Project site prior to commencement of construction of the
38 proposed Project for the purpose of informing all contractors/subcontractors, their
39 employees, agents, material haulers, and all other persons at the construction site(s)of
40 the basic requirements of mitigation measures for Noise.
41
42 d) Signs shall be posted at the construction site that include the permitted construction days
43 and hours, and day and evening contact name and phone number for the onsite
44 complaint and enforcement manager(see#4 below)to allow people to contact the
45 complaint and enforcement in the event of noise concerns related to the Project.
46
47 e) An onsite complaint and enforcement manager shall be designated for the Project and
48 shall respond to and track complaints and questions related to noise. The name and
49 contact information for the designated onsite complaint and enforcement manager shall
50 be included on the title sheet of the plans submitted for building permit.
51
52 f) Equipment and trucks used for proposed Project construction shall use the best available
53 noise control techniques (e.g. improved mufflers, use of intake silencers, ducts, engine
54 enclosures, and acoustically-attenuated shields or shrouds, wherever feasible).
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 19
1
2 g) Impact tools (e.g.jack hammers, pavement breakers, and rock drills) if used for Project
3 construction shall be hydraulically or electrically powered wherever possible to avoid
4 noise associated with compressed air exhaust from pneumatically powered tools.
5
6 h) Stationary construction noise sources shall be located as far from sensitive receptors as
7 possible and they shall be muffled.
8 i) No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during
9 Project construction.
10
11 The inclusion of mitigation measure above will reduce any potential impacts to Noise to less than
12 significant levels.
13
14 5. There is no substantial evidence in light of the whole record before the City of Ukiah that the Project,
15 as mitigated, would have a significant effect on the environment.
16
17 6. The Initial Environmental Study was prepared and demonstrated there is no substantial evidence that
18 supports a fair argument that the Project, as mitigated, would have a significant effect on the
19 environment.
20
21 7. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
22 Project, as mitigated, does not have the potential to degrade the quality of the local or regional
23 environment.
24
25 8. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
26 Project, as mitigated, will not result in short-term impacts that will create a disadvantage to long-term
27 environmental goals.
28
29 9. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
30 Project, as mitigated, will not result in impacts that are individually limited, but cumulative
31 considerable.
32
33 10. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
34 Project, as mitigated, will not result in impacts that will cause substantial adverse effects on human
35 beings, either directly or indirectly.
36
37 11. The Initial Environmental Study(IS) and Mitigated Negative Declaration (MND)were sent to the State
38 Clearinghouse for State Agency review and comment and publicly noticed and made available for
39 public review and written comment from September 15 through October 14, 2014. No comments
40 were received during the review and comment period for the IS and MND.
41
42 12. A Notice of Intent to adopt the Mitigated Negative Declaration was made available in the following
43 manner: posted with the State Clearinghouse on September 10, 2014; posted at the Mendocino
44 County Clerk on September 10, 2014; mailed to property owners within 300 feet of the parcels
45 included in the Project on September 10, 2014, 2014; published in the Ukiah Daily Journal on
46 September 14, 2014; and posted on the Project site on September 10, 2014.
47
48 13. A Mitigation Monitoring Reporting Program (MMRP) has been prepared to ensure compliance with
49 the adopted mitigation measures and the project proponent has agreed to the mitigation measures
50 included in the MMRP.
51
52 14. The Initial Environmental Study and Mitigated Negative Declaration and record of proceedings of the
53 decision on the Project are available for public review at the City of Ukiah Planning Department,
54 Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
55
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 20
1 15. On October 22, 2014, the Planning Commission voted to make a recommendation to the City
2 Council to adopt the Mitigated Negative Declaration for the Orrs Creek Homes Planned Development
3 Rezoning and Precise Development Plan.
4
5 16. On November 5, 2014, the City Council voted to adopt the mitigated negative declaration for
6 the Orrs Creek Homes Rezoning and Precise Development Plan.
7
8 FINDINGS FOR THE
9 ORRS CREEK HOMES
10 PLANNED DEVELOPMENT REZONING WITH PRECISE DEVELOPMENT PLAN AND PLANNED
11 DEVELOPMENT ZONING REGULATIONS
12 123, 125, 127, AND 129 FORD STREET
13 FILE NO.: 258
14
15 The following Findings of Fact are supported by and based on information contained in this staff report,
16 the application materials and documentation, Planning Commission review, and the public record.
17
18 FINDINGS
19
20 1. The proposed Planned Development Combing Zone with Precise Development Plan and PD Zoning
21 Regulations, as conditioned, is consistent with the findings required for adoption of an ordinance to
22 establish a Planned Development Combining zone required by zoning ordinance section 9168(C) as
23 described in the Table 4 of the staff report and below:
24
25 A. General Plan: The Project is consistent with general plan as described in the General Plan
26 section of the staff report, including Table 1.
27
28 B. Purpose and Intent of the Planned Development Combing Zone District: The previous PD
29 approved in 2007 included a precise development plan for the development of each of the four
30 parcels with one townhome with second unit and garage. This application would amend the
31 previous PD with a new precise development plan and PD zoning regulations specific to the
32 development. The proposed Project would increase the supply of housing in Ukiah by
33 constructing four(4) new single-family homes. The Project is required to construct frontage
34 improvements, including curb, gutter, sidewalk, and street trees which provide an amenity to the
35 neighborhood. The Project through the precise development plan and PD zoning regulations
36 includes the preservation and protection of healthy, native trees located on Lot 1 and protection of
37 Orrs Creek which provides habitat for the threatened steelhead trout; thereby preserving the
38 natural environment. In addition, mitigation measures and conditions of approval were developed
39 in consultation with CDFW and Public Works in order to ensure protection of these resources.
40 The Project utilizes each parcel efficiently by constructing new 3-bedroom, 2 '/2- bath homes with
41 usable yard space, storage space in the garage, and onsite parking on smaller parcels. The
42 reduction in the front yard, side yard, and garage setbacks and use of tandem parking and use of
43 two-stories provides a reasonable house size and the smaller lots and may reduce the overall
44 cost to home buyers due to the smaller land area. Prior to the submittal of this application for the
45 establishment of a new precise development plan for the four vacant parcels, several parties had
46 contacted the planning department to determine the process and fees associated with
47 development of the precise development plan approved in 2007. None of these parties moved
48 forward with the 2007 precise development plan. The applicant for this project has determined
49 that the most marketable project for the parcels is development of the parcels with single-family
50 homes as shown in the proposed precise development plan and has estimated the sales price of
51 the homes at$285,000 to $300,000. Given that the 2007 approved precise development plan has
52 not been constructed in the 7 years since its approval, the proposed precise development plan
53 would allow economic use of the land by creating a new precise development plan for the land
54 that responds better to current market demand. The Project is consistent with the criteria for
55 evaluating the consistency of precise development plans with the purpose and intent of the
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 21
1 Planned Development combining district identified in zoning ordinance section 9167(F)as
2 described in #2 below.
3
4 C. Complements and Compatible with Existing and Potential Development: The Project would
5 develop four(4) single-family homes on existing parcels. Single-family and multi-family homes
6 are located in the immediate neighborhood on Ford Street and single-family homes are located to
7 the south on Clara Avenue. The Ford Street ProjecUBuddy Eller Center is located directly east of
8 the Project site and provides transitional housing in apartment buildings. The proposed PD
9 Regulations identify the uses and development standards for the parcels included in the PD. The
10 PD regulations are based on the uses and development standards of the R3 zoning district and
11 modified to address the specific parcels and use (single-family residential) included in the Project
12 and the environmental constraints of Lot 1 (Orrs Creek, steelhead trout, and native trees). The
13 size and design of the homes, density, and use are compatible with and complementary to other
14 development in the area. The Project was reviewed by the Design Review Board who found the
15 Project compatible with and complementary to other development in the area and appropriate for
16 the individual parcels on which the homes would be constructed.
17
18 2. The Orrs Creek Homes Precise Development Plan, as conditioned, is consistent with the criteria for
19 evaluating the consistency of precise development plans with the purpose and intent of the Planned
20 Development combining district identified in zoning ordinance section 9167(F) as described in the
21 Table 3 of the staff report and below:
22
23 A. Circulation Needs and Impacts: The Project would result in four(4)single-family homes. Each
24 residence would be accessed from a driveway with access to a public street, Ford Street. There
25 are existing easements on lot 4 for access to the apartments that are part of the Buddy Eller
26 Center and the residence at 131 Ford Street. The access easements related to access the
27 Buddy Eller apartments do not require modification. There are easements on the parcels for the
28 benefit of the parcel to the south (131 Ford Street). The owner of this parcel has provided a letter
29 that states he is aware of the project and that the modifications to the existing easements would
30 be necessary and the he is amenable to these modifications. Modifications to the easements are
31 included as a condition of approval. The Project would construct curb, gutter, and sidewalk and a
32 minimum of 2 on-street parking spaces would be available. The construction of the sidewalk
33 improves pedestrian circulation in the neighborhood. The Project was reviewed by the Public
34 Works Department. Public Works did not identify any traffic related issues related to construction
35 or operation of the Project.
36
37 B. Parking and Traffic Needs and Impacts: Two (2) onsite parking spaces would be provided for
38 each residence as required by the City Code. The parking would be provided in a tandem
39 configuration with one parking space in the driveway and one parking space behind in the
40 garage. Since the parking is for a single-family home, the residents have the ability to control the
41 parking and move vehicles as needed.
42
43 C. Utilities and Public Services Needs and Impacts: City services are available to serve the
44 Project. The City has enacted mandatory water conservation measures and the residents of the
45 Project would be required to comply with any water conservation measures in place. The Project
46 includes drought tolerant landscaping and water conserving irrigation. The Project has been
47 reviewed by Public Works Department, Electric Utility, Fire Marshal, and Building Official and
48 there are adequate services and utilities to serve the Project.
49
50 D. Noise Needs and Impacts: The proposed Project would be similar in use, intensity, and density
51 to the surrounding neighborhood. The City's noise ordinance would apply to this Project both
52 during construction and after occupancy. Mitigation measures and conditions of approval have
53 been applied to the Project to address construction related noise impacts.
54
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 22
1 E. Odor Needs and Impacts: The Project is a residential Planned Development; typically odors are
2 not associated with residential uses.
3
4 F. Private and Common Space Needs and Impacts: The Project does not include any common
5 space since it is a small single-family home development. Each parcel includes a front yard,
6 front porch, and rear yard which provide the private open space for each residence. The
7 subdivision of the property required the payment of the City's Parks Fee as discussed above
8 under General Plan, Recreation. The purpose of this fee is to mitigate impacts to parks and
9 recreational facilities and to provide funds for the construction of new facilities.
10 G. Trash Collection Needs and Impacts: The precise development plan identifies a location for the
11 trash/recycling containers in the side yard. Each resident would be responsible for placing
12 containers at and removing containers from the curb for trash and recycling collection.
13
14 H. Security and Crime Deterrence Needs and Impacts: Exterior lighting is proposed for each of
15 the homes. Each parcel includes fencing which will define the private space/parcel from the
16 public right-of-way; and in the case of Lot 1, will provide a barrier between Orrs Creek (which can
17 use as a pathway) and the usable backyard space for the parcel, which can be used as a
18 pathway for pedestrians. Development of the site as proposed could reduce the incidents of
19 loitering in the area since there would be fewer locations for loitering and more"eyes on the
20 street."The Project was reviewed by the Police Department and no concerns related to security
21 and crimes were identified.
22
23 I. Energy Consumption Needs and Impacts: The Project is subject to the requirements of the
24 California Green Building Code Standards which includes specific requirements (materials and
25 light fixtures)to reduce energy consumption.
26
27 J. Design Needs and Impacts: The Project would use one house plan for all four(4) parcels and
28 would vary the house plan by using different colors for each home, different garage doors, and
29 varied roofs. The design of the house plan is based in part on the historic homes located on Ford
30 Street and Clara Avenue. The Project was reviewed by the DRB who found the design of the
31 Project compatible with the neighborhood and made recommendations to differentiate the house
32 plan on each parcel. Some of the recommendations from the DRB have been incorporated into
33 the design of the house plan modified for each parcel.
34
35 K. Relationship to Physical Features: The Project includes four(4) parcels. Parcels 2, 3, and 4
36 include no trees, significant landscaping or other natural features. Parcel 1 includes a section of
37 Orrs Creek which includes native trees within and along the creek bank. The native trees that are
38 closest to construction areas were evaluated by a certified arborist. The arborist provided
39 recommendations for tree protection during construction. The recommendations were included
40 as mitigation measures and conditions of approval for the Project. Preservation and protection of
41 these trees has also been included in the proposed Orrs Creek Homes PD Regulations. A group
42 of valley oaks (Arborist Report, Group D)are located along the west property line of Lot 1 and
43 proposed for removal as part of the Project. The arborist report prepared for the Project identified
44 these trees as being unhealthy and having structural deficiencies and stated there was no value
45 in retaining these trees. The Project site is relatively flat and slopes generally away from Orrs
46 Creek. Minor grading would be required to provide adequate site drainage. The Project includes
47 LID improvements that would reduce the impacts related to drainage and help to infiltrate water
48 prior to release to Orrs Creek.
49
50 L. Consistency of Architectural Features: The Project would use one house plan for all four(4)
51 parcels and would vary the house plan by using different colors for each home, different garage
52 doors, and varied roofs. The Project was reviewed by the DRB who found the design of the
53 Project compatible with the neighborhood and made recommendations to differentiate the house
54 plan on each parcel. Some of the recommendations from the DRB have been incorporated into
55 the design of the house plan modified for each parcel.
56
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 23
1 M. Balance and Integration with Neighborhood: The proposed Project includes four(4) 1,536 sf
2 homes with one-story and two-story elements. The size and height of the homes is consistent
3 with other homes in the neighborhood; however, the lot sizes are smaller than other parcels on
4 Ford Street and Clara Avenue. The Project includes both front and rear yards, similar to other
5 homes in the neighborhood. The design of the house plan was based in part on the design of
6 historic homes on Ford Street and Clara Avenue. The Project was reviewed by the Design
7 Review Board who found the Project to be consistent and compatible with other residential
8 development in the neighborhood and appropriate for the individual parcels included in the
9 Project.
10 N. Building Design: The house plan for the Project includes one-story and two-story elements,
11 gable and hips roofs, front porches, and single-wide garages which minimizes the prominence of
12 the garage. The house plan for each parcel would be varied through the use of different colors,
13 garage doors, and roofs. The house plans also include a mix of materials. These features
14 provide articulation and variety in the building design.
15
16 O. Density: The parcels included in the Project have already been created and range in size from
17 2,911 sf to 7,084 sf. The underlying zoning district High Density Residential (R3) requires a
18 minimum lot area of 6,000 sf for"each building or group of buildings." Based on a minimum lot
19 size of 6,000 sf, the maximum density for the R3 zoning district would be 7.28 units per acre. The
20 density of the proposed Project is 9.73 units per acre due to the smaller lot size. The Project was
21 reviewed by the DRB who found the design and density of the Project compatible with the
22 neighborhood and appropriate for the parcels.
23
24 3. An Initial Environmental Study (IS) was prepared in order to evaluate the potential impacts that could
25 result from construction and implementation of the Orrs Creek Homes Planned Development
26 Rezoning, Precise Development Plan and PD Zoning Regulations. The IS identified potential impacts
27 to aesthetics, air quality, biological resources, cultural resources, geology/soils, hydrology and water
28 quality, land use and planning, and noise. As part of the IS, mitigation measures were identified that
29 would reduce the impacts to less than significant levels. A Mitigation Monitoring Reporting Program
30 has been prepared for the Project and the project proponent has agreed to the mitigation measures.
31
32 4. On October 22, 2014, the Planning Commission conducted a duly noticed public hearing and after
33 receiving public testimony and conducting due deliberations, voted to recommend the City
34 Council: 1)adopt the Mitigated Negative Declaration for the Orrs Creek Homes Planned Development
35 Rezoning and Precise Development Plan; and 2) introduce an ordinance to establish the Orrs Creek
36 Homes Planned Development with Precise Development Plan and Planned Development Zoning
37 Regulations.
38
39 5. On November 5, 2014, the City Council conducted a duly noticed public hearing and after receiving
40 public testimony and conducting due deliberations, voted to: 1) adopt the Mitigated Negative
41 Declaration for the Orrs Creek Homes Planned Development Rezoning and Precise Development
42 Plan; and 2) introduce an ordinance to establish the Orrs Creek Homes Planned Development with
43 Precise Development Plan and Planned Development Zoning Regulations.
44
45 6. The Notice of Intent(NOI)to adopt a mitigated declaration and public notice for the Project was made
46 available in the following manner:
47
48 • posted at the State Clearinghouse for distribution to state agencies and departments on
49 September 10, 2014;
50 ■ posted at the County Clerk on September 10, 2014;
51 ■ mailed to the California Department of Fish and Wildlife and Mendocino County Water
52 Agency with a copy of the IS and MND on September 9, 2014;
53 ■ mailed to property owners within 300 feet of the parcels included in the Project on September
54 10, 2014;
55 ■ published in the Ukiah Daily Journal on September 14, 2014;
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 24
1 ■ posted on the Project site on September 10, 2014; and
2 ■ posted at the Civic Center(glass case)on September 11, 2014.
3
4 No comments on the mitigated negative declaration, initial environmental study, or Project were
5 received in response to the notice.
6
7 7. The NOI described in #6 above also included a notice of public hearing for Planning Commission
8 consideration and possible recommendation to the City Council on the Project and for City Council
9 consideration and possible action on the Project. The notice of public hearing for the Project was
10 provided as described above. No comments on the Project were received in response to the notice.
11
12 PLANNING COMMISSION CONDITIONS OF APPROVAL FOR THE
13 ORRS CREEK HOMES
14 PLANNED DEVELOPMENT REZONING WITH PRECISE DEVELOPMENT PLAN AND PLANNED
15 DEVELOPMENT ZONING REGULATIONS
16 123, 125, 127, AND 129 FORD STREET
17 FILE NO.: 258
18
19 1. Approval is granted for the Orrs Creek Homes Project as shown on the approved Precise
20 Development Plan (sheets A01 and A02 date stamped October 9, 2014, sheets A1.2 for 127 and 129
21 Ford Street date stamped October 9, 2014, sheet C1 date stamped November 5, 2014, Lot 1
22 landscaping plan date stamped November 3, 2014, and the remaining architectural and civil plans
23 included in the plan set date stamped September 25, 2014) and for the approved Orrs Creek Homes
24 Planned Development Zoning Regulations dated October 14, 2014, except as modified by the
25 following conditions of approval.
26
27 2. 137 Ford Street is not a part of the Orrs Creek Homes Planned Development and is not subject to the
28 mitigation measures or conditions approval for the Orrs Creek Homes Rezoning and Precise
29 Development Plan.
30
31 3. For the parcels included in this project, the approved Orrs Creek Homes Precise Development Plan
32 and associated Orrs Creek Homes Planned Development Zoning Regulations shall supersede
33 Ordinance 1092 which approved a precise development plan for the parcels included in this project.
34 Ordinance 1092 and the applicable conditions of approval shall remain in full force and effect for 137
35 Ford Street (APN 002-121-24) which was part of the rezoning to Planned Development approved by
36 Ordinance 1092.
37
38 4. Development and operation of the Project shall comply with the approved Orrs Creek Homes Precise
39 Development Plan and associated Orrs Creek Homes Planned Development Zoning Regulations.
40 Any items not addressed by the approved precise development plan and zoning regulations shall
41 default to the zoning ordinance and city code.
42
43 5. The mitigation measures included in the Orrs Creek Homes Rezoning and Precise Development Plan
44 Mitigation Monitoring Reporting Plan have been agreed to by the project proponent and are hereby
45 included by reference as conditions of approval. The mitigation measures also are provided below.
46
47 6. Plans submitted for building permit shall include the following and are subject to staff review and
48 approval:
49
50 A. Revised civil plan that addresses the comments from the Project Arborist date stamped
51 November 4, 2014 regarding the need to avoid compaction, grade changes and standing water in
52 the root protection zone of tree#A.
53
54 B. Revised landscaping plan that shows the location of the planting of two oak trees
55 (Valley Oak, Black Oak, and/or Coastal Live Oak). The minimum size shall be#15
56 and the minimum planting area shall be 4-feet by 4-feet. The location of the tree planting shall be
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 25
1 recommended by the project arborist in consultation with the project proponent and civil engineer
2 in order to ensure the long-term health of the trees.
3
4 C. Location of tree protection fencing and protective buffer(Trees#A, B, C, E, and F) consistent with
5 the locations recommended in the Criss Arborist Report dated August 13, 2014. The arborist
6 report states that trees#G and H would not be impacted by construction; therefore, protective
7 fencing is not needed.
8 D. Detail for the protective tree fencing. The fencing shall be metal with in-ground posts and a
9 minimum of 5 feet in height.
10
11 E. Name and contact information of the Project arborist(Criss)on the title page of the plans.
12
13 F. Notes on the plans that state that state"Construction materials, vehicles and equipment, and the
14 cleaning of equipment or materials is prohibited within the area of the protective fencing and
15 under the driplines of the trees to be protected and preserved.
16
17 G. A detail of the protective fencing and protective buffer recommended in the arborist report. The
18 fencing shall be 5 to 6 feet in height, metal and secured with in-ground posts.
19
20 H. Tree/riparian vegetation protection notes:
21
22 ■ Care shall be taken when digging under ground near the base of the trees to be
23 protected and preserved.
24 ■ All digging within 6-feet of the base of the trees shall be done by hand.
25 ■ Any holes dug for construction (such as foundations, fence posts, utilities)shall avoid
26 roots 4 inches or greater by relocating these holes to an area where roots do not exceed
27 4 inches.
28 • Care shall be taken when removing the garage in order to prevent mechanical damage to
29 and soil compaction under trees#E and F. The garage shall be removed manually; the
30 use of inechanical equipment is prohibited.
31 ■ Dumping of chemical, washing equipment, and/or stacking of loose debris on or near root
32 zones and near the creek is prohibited.
33 ■ Any work near the creek shall be performed consistent with industry and environmental
34 standards in order to prevent damage to vegetation on the creek bank. These standards
35 include, but are not limited to, prohibiting the dumping of chemicals, washing of
36 equipment, and/or sacking of loose debris on or near the root zones or near the top of
37 bank of the creek.
38
39 I. Fence location and detail for the fence on lot 1 along Orrs Creek. The fencing shall be setback 5
40 feet from the Orrs Creek top of bank and shall be an open style design with no barbs. The
41 openings in the fencing shall allow for small animals to pass through the fencing.
42
43 J. Extension of the drainage swale located at the rear(south) boundary of the Project to the east
44 (rear of Lot 4)to discharge into a new drain inlet designed to maximize storm water treatment and
45 infiltration into the swale.
46
47 K. Revised drainage swales, a typical section, and proposed landscaping/ground cover for the
48 swale. The revised swales shall provide infiltration and treatment of stormwater runoff.
49
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 26
1 L. Roof drains are designed to maximize infiltration into landscaped areas and not discharge directly
2 into storm drains or into the street.
3
4 M. Exhibit and notes that demonstrate how the bare soil/exposed dirt in the rear yards of each home
5 will be covered until such time as the home buyers landscape the rear yard.
6
7 N. Location and detail of the signs required by the mitigation measures for noise. The detail shall
8 include the proposed language and required contact information.
9 7. The protective tree fencing required by condition #6 above shall be installed and approved by
10 Planning Department staff prior to commencement of grading or construction activities and shall
11 remain in place until the completion of Project construction.
12
13 8. Prior to commencement of construction activities or site grading, an on-site preconstruction meeting
14 shall be held with the head contractor, Project arborist (Criss), and Planning Department staff.
15
16 9. Prior to issuance of a building permit, the regulations for the Orrs Creek Homes PD shall be
17 submitted to the Planning Department and shall include the following in order to ensure the protection
18 of Orrs Creek and the threatened steelhead trout and the ensure the preservation and protection of
19 the trees identified for protection and preservation in the arborist report prepared by Criss and dated
20 August 13, 2014.
21
22 A. Trees identified as#A, B, C, E, F, G, and H in the arborist shall be protected and preserved.
23 Removal of these trees is prohibited.
24
25 B. Any future development on the site shall be located outside of the dripline/canopy of the protected
26 trees (Criss Arborist Report dated August 13, 2014, #A, B, C, E, F, G, and H).
27
28 C. Rear yard fencing along Orrs Creek shall be located 5-feet from the top of the bank. The fencing
29 shall be a maximum of 6-feet in height, open style, designed to allow movement of wildlife and to
30 prevent wildlife entanglement, and shall not include barbs.
31
32 D. Prohibition of the planting of known invasive species and species identified in the California
33 Invasive Plant Council's data base (http://www.cal-ipc.org/paf/).
34
35 10. For the first year after construction of lot 1, trees identified as #A, E, and F in the arborist report shall
36 receive watering as described in the response to comments from the Project arborist date stamped
37 November 4, 2014.
38
39 11. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and Saturday
40 from 9:00 a.m. to 4 p.m. Construction hours are prohibited on Sunday and all holidays recognized by
41 the City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed
42 outside of the construction hours noted above.
43
44 12. On plans submitted for building permit, all mitigation measures and conditions of approval shall be
45 included as notes on the first sheet of the plans.
46
47 From the Planninq Commission
48
49 13. The Parks Fees required by condition of approval #19 below shall be retained in a Parks Fee account
50 to be used for the purchase of land for and development of a park in the Wagenseller Neighborhood
51 as indicated in the General Plan.
52
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 27
1 14. Plans submitted for building permit shall include the following and are subject to staff review and
2 approval:
3
4 A. Relocation of the rear yard fences for lots 2 and 3 to the south side of the swale located adjacent
5 to the south (rear) property line.
6
7 B. In order to provide more independently accessible parking in the driveway, the driveways on all
8 four lots shall be widened. The remaining landscaped area at the back of the sidewalk shall be a
9 minimum depth of 6 feet and minimum size of 25 square feet in order to provide a viable planting
10 area for street trees and landscaping.
11
12 From the Public Works Department(Ben Kagevama 707.463.6284)
13 15. Landscaping and irrigation shall be provided for all bio-swale areas located outside of the fenced lot
14 yards. A final landscape plan shall be prepared and approved the Planning Department and Public
15 Works Department. Plants shall be selected for qualities of drought tolerance, minimal maintenance
16 requirements, erosion protection of the swale, and must not impede surface drainage when grown to
17 maturity.
18 16. The project engineer shall provide oversight and inspection during project construction, with special
19 attention to: site grading; bio-swale installation and landscaping; downspout drainage; and the
20 installation of erosion control measures. Upon completion of the work, a report shall be submitted by
21 the project engineer to the Department of Public Works stating that the improvements have been
22 completed in accordance with the approved plans and conditions of approval, and all areas have
23 been permanently stabilized to prevent sediment and erosion.
24 17. The rear fence for Lot 1 shall have a minimum setback of 5 feet from the top of bank.
25 18. Roof drains shall be designed to maximize infiltration into landscaped areas, and not discharge
26 directly into storm drains or into the street.
27 19. Prior to project completion and sign-off of the building permit, applicant shall create and modify
28 easements affecting the subject property and adjoining parcels, including those for access, drainage
29 and utilities, as necessary for the proposed development, and to the satisfaction of the City Engineer.
30 20. Park fees are due and payable to the City of Ukiah. The proposed reduction of single family units will
31 result in a reduction to the park fee. The amount due is $1,699.49 for each of four parcels, for a total
32 of$6,797.97 and must be fully paid prior to issuance of the building permit.
33 From the Buildinq Official (707.467.57181
34
35 21. Fire sprinklers are required for all buildings.
36
37 22. Provide 1 hour fire resistive wall and parapet construction at the garages where walls are parallel to
38 the property line and less than 5 feet from the exterior wall to the property line or provide that the
39 garages are sprinklered per NFPA 13D or the 2013 CRC Section R313.
40
41 23. If the building is sprinklered, then it is allowed to have exterior projections up to 3 feet from the
42 property line. If the projections have sheetrock on the underside, they can extend to within 2 feet of
43 the property line.
44
45 24. The California Green Building Standards Code applies to the buildings included in the Project.
46
47 25. The new 2013 California Energy requirements become effective July 1, 2014 and are applicable to
48 the Project.
49
50 From the Fire Marshal (Kevin Jenninqs 707.463.6271)
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 28
1
2 26. Each residence is required to provide a residential sprinkler system.
3
4 27. New and existing buildings shall have approved addresses and numbers placed in a position to be
5 plainly legible from the street or road fronting the property. CFC Section 505.1
6
7 28. It is recommended that each residence be supplied with one 2-A rated fire extinguisher.
8
9 STANDARD CONDITIONS OF APPROVAL
10 1. All required landscaping shall be properly maintained to insure the long-term health and vitality of the
11 plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
12
13 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate according
14 to the season, i. e., more water in summer, less in the winter.
15
16 B. Additional watering shall occur during long periods of severe heat and drying winds, and reduced
17 watering shall be used during extended periods of cool rainy weather.
18
19 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic fertilizer
20 according to the recommendations of a landscaping professional.
21
22 D. Weed killers shall not be used on or near trees.
23
24 E. The tree ties and stakes shall be checked every six months to ensure they do not constrict the
25 trunks and damage the trees.
26
27 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage the trunk
28 of the tree and its overall growth.
29
30 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including vandalism, shall
31 be replaced with the same or similar tree species, or an alternative species approved by the
32 department of Planning and Community Development.
33
34 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All pruning shall
35 follow standard industry methods and techniques to ensure the health and vitality of the tree.
36
37 2. All conditions of approval that do not contain specific completion periods shall be completed prior to
38 building permit final.
39
40 3. All construction activities shall comply with all fire, building, electric, plumbing, occupancy, and
41 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved and
42 issued.
43
44 4. The property owner shall obtain and maintain any permit or approval required by law, regulation,
45 specification, or ordinance of the City of Ukiah and other Local, State, or Federal agency as
46 applicable.
47
48 5. No permit or entitlement shall be deemed effective unless and until all fees and charges applicable to
49 this application and these conditions of approval have been paid in full.
50
51 6. The project shall comply with the following requirements to reduce air quality impacts related to
52 project construction:
53
54 A. All grading shall comply with Mendocino County Air Quality Management District Rule 1-430,
55 Fugitive Dust Emissions.
56
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 29
1 B. All activities involving site preparation, excavation, filling, grading, road construction, and building
2 construction institute a practice of routinely watering exposed soil to control dust, particularly
3 during windy days.
4
5 C. All inactive soil piles on the project site shall be completely covered at all times to control fugitive
6 dust.
7
8 D. All activities involving site preparation, excavation, filling, grading, and actual construction shall
9 include a program of washing off trucks leaving the construction site to control the transport of
10 mud and dust onto public streets.
11
12 E. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be
13 used for earth moving operations.
14
15 F. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous
16 gusts) exceed 25 miles per hour.
17
18 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, poorly covered
19 truck loads, or other construction activities shall be cleaned each day prior to the end of
20 construction activities using methods approved by the Director of Public Works/City Engineer.
21
22 7. This approval is contingent upon agreement of the applicant and property owner and their agents,
23 successors and heirs to defend, indemnify, release and hold harmless the City, its agents, officers,
24 attorneys, employees, boards and commissions from any claim, action or proceeding brought against
25 any of the foregoing individuals or entities, the purpose of which is to attack, set aside, void or annul
26 the approval of this application. This indemnification shall include, but not be limited to, damages,
27 costs, expenses, attorney fees or expert witness fees that may be asserted by any person or entity,
28 including the applicant, arising out of or in connection with the City's action on this application,
29 whether or not there is concurrent passive or active negligence on the part of the City. If, for any
30 reason any portion of this indemnification agreement is held to be void or unenforceable by a court of
31 competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
32
33 STANDARD REQUIREMENTS
34
35 From the Public Works Department(Ben Kaqevama 707.463.6284)
36
37 1. Street frontage improvements along Ford Street shall be constructed in accordance with improvement
38 plans prepared by a Registered Civil Engineer and approved by the City Engineer. These
39 improvements shall include, but are not limited to, curb, gutter, ADA compliant sidewalk, street trees,
40 and additional improvements as needed to conform to existing conditions. The applicant shall be
41 responsible for the relocation or replacement of utilities as necessary to accommodate the
42 construction of the street frontage improvements.
43
44 2. Prior to construction of site improvements, a final grading and drainage plan, and an erosion and
45 sediment control plan, prepared by a Civil Engineer, shall be submitted for review and approval by the
46 Department of Public Works. The plan shall specify all measures necessary to protect Orr Creek
47 from sediment, including the permanent restoration or protection of all disturbed areas to prevent
48 future erosion.
49
50 3. Standard street tree requirements include street trees spaced approximately every 30 feet along the
51 public street, within tree wells where feasible, otherwise within 5 feet of the back of sidewalk. Street
52 trees shall be in accordance with Standard Detail 602 — tree types to be approved by the City
53 Engineer.
54
55 4. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other alternative
56 surfacing, subject to approval by the City Engineer. If heavy truck traffic is anticipated from the solid
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 30
1 waste company, delivery trucks, or other heavy vehicles, the pavement section should be calculated
2 appropriately to ensure that it can withstand the loading.
3
4 5. All work within the public right-of-way shall be performed by a licensed and properly insured
5 contractor. The contractor shall obtain an encroachment permit for work within this area or otherwise
6 affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated construction costs.
7
8 6. The proposed development is located within the City of Ukiah sanitary sewer service area and subject
9 to applicable sewer connection fees.
10
11 7. Capital improvement fees for water services are based on the water meter size. A fee schedule for
12 water meter sizes is available upon request. Additional charges for water service construction are
13 also applicable.
14
IS MITIGATION MEASURES
16
17 AESTHETICS
Ig
19 1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light
20 trespassing over property lines and avoid directing light towards motorists and pedestrians.
21 Fixtures shall be full cutoff and nighttime friendly and shall be International Dark Sky
22 Association (IDA) approved or equivalent. Prior to installation of the exterior lighting, the
23 applicant shall prepare a photometric plan for review and approval by the Planning Department
24 that demonstrates that the lighting will not spillover onto adjacent properties and that all lighting
25 is shielded and downcast.
26
Z7 AIR QUALITY
2g
29 1. All activities involving site preparation, excavation, filling, grading, road construction, and building
30 construction shall institute a practice of routinely watering exposed soil to control dust,
31 particularly during windy days.
32
33 2. All activities involving site preparation, excavation, filling, grading, and actual construction shall
34 include a program of washing off trucks leaving the construction site to control the transport of
35 mud and dust onto public streets.
36
37 3. All inactive soil piles on the project site shall be completely covered at all times to control fugitive
38 dust.
39
40 4. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous
41 gusts)exceed 25 miles per hour.
42
43 5. The burning of construction debris is prohibited. Any disposal of vegetation removed as a result
44 of site preparation shall be lawfully disposed of, preferably by chipping and composting, or as
45 authorized by the Mendocino County Air Quality Management District.
46
4� BIOLOGICAL RESOURCES
48
49 1. The following measures shall be taken to protect and preserve Orrs Creek and steelhead trout:
50
51 A. Prior to construction of site improvements, a final grading and drainage plan and an erosion
52 and sediment control plan, prepared by a Civil Engineer shall be submitted for review and
53 approval by the Department of Public Works. The plan shall specify all measures necessary
54 to protect Orrs Creek from sediment, including the permanent restoration or protection of all
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 31
1 disturbed areas to prevent future erosion. The sediment and erosion control plan shall
2 utilize only native or non-invasive non-native plant materials to protect disturbed areas.
3 Erosion and sediment control products utilizing netting, such as straw wattles, shall be bio-
4 degradable, and designed to not entrap or harm wildlife, wherever such options are
5 available. Erosion and sediment control measures shall be maintained and re-applied as
6 necessary by the applicant until undisturbed areas as fully stabilized.
7
8 B. Plans submitted for building permit shall be revised to extend the drainage swale located at
9 the rear(south) boundary of the Project to the east (rear of Lot 4)to discharge into a new
10 drain inlet designed to maximize storm water treatment and infiltration into the swale. Also a
11 � Hydrology and Water mitigation measure.
12
13 C. Plans submitted for building permit shall include revised drainage swales, a typical section,
14 and proposed landscaping/ground cover for the swale. The revised swales shall provide
15 infiltration and treatment of stormwater runoff. Also a Hydrology and Water mitigation
16 measure.
17
18 D. Plans submitted for building permit shall demonstrate that roof drains are designed to
19 maximize infiltration into landscaped areas and not discharge directly into storm drains or
20 into the street. Also a Hydrology and Water mitigation measure.
21
22 E. Plans submitted for building permit shall show bare soil/exposed dirt in the rear yards of
23 each home will be covered until such time as the home buyers landscape the rear yard.
24 Also a Hydrology and Water mitigation measure.
25
26 F. Plans submitted for building permit shall show the fence on Lot 1 /123 Ford Street setback 5-
27 feet from the Orrs Creek top of bank. The fencing shall be an open style design with no
28 barbs. The openings in the fencing shall allow for small animals to pass through the fencing.
29
30 G. The Planned Development Zoning regulations for the Project shall prohibit the planting of
31 known invasive species and species identified in the California lnvasive Plant Council's data
32 base (http://www.cal-ipc.org/paf/).
33
34 H. The Project Proponent shall verify whether a Stream Bed Alteration Permit from the
35 California Department of Fish and Wildlife is required for the Project. If a Stream Bed
36 Alteration Permit is required, the Project Proponent shall be obtained the permit prior to the
37 commencement of any grading or construction activities on the Project site and a copy of the
38 permit shall be provided to the Planning and Community Development Department.
39
40 2. The following mitigation measure shall be implemented in order to protect any nesting birds.
41
42 A. If site preparation and tree removal/trimming include the spring bird nesting season (February
43 through July), a preconstruction survey shall be conducted by a qualified professional within
44 two weeks prior to removing/trimming any trees. If active nests(with eggs or living young)are
45 found, no activity shall be permitted that might disturb or remove the active nests until the
46 young birds are able to leave the nest and forage on their own. Empty nests may be removed.
47 If eggs or young are present,the nests shall be left until the young birds leave. Setback buffers
48 for the nests will vary depending on the species affected and the location of the nest. Buffer
49 zones shall be determined on a case by case basis in consultation with a California
50 Department of Fish and Wildlife biologist.
51
52 3. The healthy native trees identified as#A, B, C, E, F, G, and H on the Criss Arborist Report dated
53 August 13, 2014 shall be preserved and protected.
54
55 4. In order to protect the trees to be preserved on Lot 1, the following shall be included on plans
56 submitted for building permit and are subject to staff review and approval:
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 32
1
2 O. Location of tree protection fencing and protective buffer(Trees#A, B, C, E, and F)
3 consistent with the locations recommended in the Criss Arborist Report dated August 13,
4 2014. The arborist report states that trees#G and H would not be impacted by construction;
5 therefore, protective fencing is not needed.
6
7 P. Name and contact information of the Project arborist(Criss) on the title page of the plans.
8
9 Q. Notes on the plans that state that state"Construction materials, vehicles and equipment, and
10 the cleaning of equipment or materials is prohibited within the area of the protective fencing
11 and under the driplines of the trees to be protected and preserved.
12
13 R. A detail of the protective fencing and protective buffer recommended in the arborist report.
14 The fencing shall be 5 to 6 feet in height, metal and secured with in-ground posts.
15
16 S. Tree/riparian vegetation protection notes:
17
18 • Care shall be taken when digging under ground near the base of the trees to be
19 protected and preserved.
20 • All digging within 6-feet of the base of the trees shall be done by hand.
21 ■ Any holes dug for construction (such as foundations, fence posts, utilities) shall
22 avoid roots 4 inches or greater by relocating these holes to an area where roots do
23 not exceed 4 inches.
24 ■ Care shall be taken when removing the garage in order to prevent mechanical
25 damage to and soil compaction under trees#E and F.
26 ■ Dumping of chemical, washing equipment, and/or stacking of loose debris on or
27 near root zones and near the creek is prohibited.
28 ■ Any work near the creek shall be performed consistent with industry and
29 environmental standards in order to prevent damage to vegetation on the creek
30 bank. These standards include, but are not limited to, prohibiting the dumping of
31 chemicals, washing of equipment, and/or sacking of loose debris on or near the root
32 zones or near the top of bank of the creek.
33
34 5. An on-site preconstruction meeting shall be held with the head contractor, Project arborist
35 (Criss), and planning staff.
36
37 6. The Project arborist(Criss)shall provide general supervision over construction of the Project that
38 is proximate to the trees to be protected and preserved. This supervision may include
39 unscheduled visits to the site by the Project arborist.
40
41 7. The Planned Development regulations for the Orrs Creek Homes PD shall include the following
42 in order to ensure the protection of Orrs Creek and the threatened steelhead trout and the
43 ensure the preservation and protection of the trees identified for protection and preservation in
44 the arborist report prepared by Criss and dated August 13, 2014.
45
46 E. Trees identified as#A, B, C, E, F, G, and H in the arborist shall be protected and preserved.
47 Removal of these trees is prohibited.
48
49 F. Any future development on the site shall be located outside of the dripline/canopy of the
50 protected trees (Criss Arborist Report dated August 13, 2014, #A, B, C, E, F, G, and H).
51
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 33
1 G. Rear yard fencing along Orrs Creek shall be located 5-feet from the top of the bank. The
2 fencing shall be a maximum of 6-feet in height, open style, designed to allow movement of
3 wildlife and to prevent wildlife entanglement, and shall not include barbs.
4
5 H. Prohibition of the planting of known invasive species and species identified in the California
6 Invasive Plant Council's data base (http://www.cal-ipc.orq/paf/).
7
g CULTURAL RESOURCES
9
10 1. If, during site preparation or construction activities, any historic or prehistoric cultural resources
11 are unearthed and discovered, all work shall immediately be halted, and the City shall be notified
12 of the discovery. The applicant shall be required to fund the hiring of a qualified professional
13 archaeologist to perform a field reconnaissance and to develop a precise mitigation program if
14 deemed necessary.
15
16 2. If human remains are encountered during construction excavation and grading activities, State
17 Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the
18 County Coroner has made the necessary findings as to the origin and disposition pursuant to
19 PRC Section 5097.98. If the remains are determined to be of Native American Descent, the
20 coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC
21 will then identify the person(s)thought to be the Most Likely descendent, who will help determine
22 what course of action should be taken in dealing with the remains.
23
Z4 GEOLOGY AND SOILS
25
26 In order to reduce the potential for the Project to result in erosion or the loss of top soil, the following
27 mitigation measures shall be applied to the Project:
28
29 1. Air Quality mitigation measures 1, 2, 3, and 4.
30
31 2. Biological Resources mitigation measure#1A.
32
33 HYDROLOGY AND WATER QUALITY
34
35 Biological Resources mitigation measures 1A through E.
36
3� LAND USE AND PLANNING
38
39 Biological Resources mitigation measures#3, 4, 5, 6, and 7 A and B.
40
41 Noise
42
43 1. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and
44 Saturday from 9:00 a.m. to 4 p.m. Construction hours are prohibited on Sunday and all holidays
45 recognized by the City of Ukiah. Interior work that generates negligible or no noise at the
46 property line is allowed outside of the construction hours noted above.
47
48 Approval of additional construction hours may be requested in writing from the Planning and
49 Community Development Director and Public Works Director for extenuating circumstances.
50 The written request must be submitted a minimum of 14 days prior to the date for which the
51 change in construction hours/days is being requested and shall explain the need for the
52 extended construction hours, describe the extenuating circumstances, and identify the additional
53 construction hours requested, including the duration.
54
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 34
1 2. Signs shall be posted at the Project site prior to commencement of construction of the proposed
2 Project for the purpose of informing all contractors/subcontractors, their employees, agents,
3 material haulers, and all other persons at the construction site(s)of the basic requirements of
4 mitigation measures for Noise.
5
6 3. Signs shall be posted at the construction site that include the permitted construction days and
7 hours, and day and evening contact name and phone number for the onsite complaint and
8 enforcement manager(see#4 below)to allow people to contact the complaint and enforcement
9 in the event of noise concerns related to the Project.
10
11 4. An onsite complaint and enforcement manager shall be designated for the Project and shall
12 respond to and track complaints and questions related to noise. The name and contact
13 information for the designated onsite complaint and enforcement manager shall be included on
14 the title sheet of the plans submitted for building permit.
15
16 5. Equipment and trucks used for proposed Project construction shall use the best available noise
17 control techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures,
18 and acoustically-attenuated shields or shrouds, wherever feasible).
19
20 6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) if used for Project
21 construction shall be hydraulically or electrically powered wherever possible to avoid noise
22 associated with compressed air exhaust from pneumatically powered tools.
23
24 7. Stationary construction noise sources shall be located as far from sensitive receptors as possible
25 and they shall be muffled.
26
27 8. No outside amplified sources (e.g. stereo"boom boxes") shall be used on site during Project
28 construction.
29
30 10. NEW BUSINESS
31 10A. Mendocino R/C Raceway Use Permit and Site Development Permit, 1147 North State Street
32 (File No.: 163). Consideration and possible action on a request for approval of a Use Permit and
33 Site Development Permit to allow a raceway for electric radio controlled cars on the rear of the
34 property located at 1147 North State Street, APN 001-360-24.
35
36 Principal Planner Jordan reported the applicant has withdrawn the use permit and site development
37 permit application.
38
39 10B. Burger King Renovation Site Development Permit, 711 East Perkins Street (File No.: 433):
40 Consideration and possible action on a request for approval of a Site Development Permit to allow
41 renovation of the building facade, modifications and new signage, parking lot maintenance, new
42 landscaping, and replacement of parking lot lighting with LED fixtures at the Burger King restaurant at 711
43 East Perkins Street, APNs 179-061-04. The application also includes a request for approval of
44 modifications to the landscaping requirements.
45
46 Assistant Planner Johnson gave a staff report:
47
48 Commissioner Christensen:
49 • Referred to attachment 2, condition of approval #1 and noted the condition reads, `Approval is
50 granted to allow construction of a new restaurant building ........'. The restaurant is not a new
51 building.
52
53 Assistant Planner Johnson noted the language will be modified to reflect the project involves new
54 improvements to the facade and/or other new improvements such as the new prepay window as provided
55 for on page 1 of the staff report and attachment 3 of the same relevant to the project description.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 35
1 Principal Planner Jordan:
2 • Revise condition of approval #1 to read: `Approval is granted to allow facade modification to an
3 existing restaurant building with drive-thru and associated site improvements ..........'
4
5 Commissioner Pruden:
6 • Asked if staff has the conditions of approval for the original site development permit for Burger
7 King?Would like to know what the requirements were for landscaping and maintenance.
8 • Sees condition of approval #18 in attachment 2 of the staff report addresses the landscaping
9 requirements for the Project.
10 • Requested clarification most of the reduction to parking concerns the parking spaces in the far
11 west-end of the parking lot. Would like clarification if the intent was to `crack' the asphalt and
12 open this area back to soil because of the addition of new trees. Could not distinguish this aspect
13 on the landscaping plan.
14 • It may be more landscaping could be added at the far west end of the parking lot.
15
16 Commissioner poble:
17 • Referred to page 3 of the staff report and asked about lines 1 and 2 that state: `Based on the
18 revisions to the landscaping plan & sign program, the Project is consistent with the
19 recommendation & conditions of approval from the DRB' and he did not see any conditions of
20 approval from the DRB.
21 • Asked about whether the landscaping strip proposed for the middle of the westerly parking lot
22 was `waived' by the DRB or is this another exception request?
23 • Referred to a letter from the applicant dated October 23, 2014 (attachment 5) saying Burger King
24 complied with all of the DRB's recommendations with the exception of the planter strip in the
25 middle of the second parcel and questioned where this is addressed in the staff report.
26 Questioned that the staff report indicates we are not modifying what the DRB recommended, but
27 we actually are?
28
29 Assistant Planner Johnson:
30 • Related to the initial site development project, finds there were no requirements related to
31 landscaping and maintenance. All that was included in the Project conditions was the parking
32 plan.
33 • The striped parking spaces at the far west end of the parking lot were not approved as part of the
34 original site development permit. Part of the conditions of approval is to remove the existing
35 parking spaces located along the west property line. These parking spaces do not comply with
36 the City's requirements for parking stall size and backup space thus creating a hazardous
37 condition. Confirmed just the striping will be removed and not the asphalt.
38 • Requested clarification the most significant factor concerning the landscaping requirements was
39 shade.
40
41 Principal Planner Jordan:
42 • The DRB included conditions that the landscaping plan be revised to be more consistent with the
43 City's landscaping requirements and that the height of the logo signs be reduced to not exceed
44 the height of the main roof prior to Planning Commission consideration. Based on the comments
45 from the DRB the applicant revised the Sign Program to make certain the logo signs do not
46 exceed the height of the main roof as well as the landscaping plan to comply as much as is
47 possible with City landscaping code requirements.
48 • The DRB said it would be nice to have a landscaping strip where the RVs and large vehicles
49 park. The DRB understood why the applicant wants to retain this parking area and encouraged
50 the applicant to find a way to meet the shade requirements for the parking lot and 20°/o
51 landscaping coverage requirements and essentially do a better job with the landscaping but did
52 not require the applicant to meet these requirements in any specific way. The intent of the DRB
53 was to encourage the applicant to do a betterjob with the landscaping, but did not specify how.
54 • Shade and more landscaping coverage were the most significant factors cited by the DRB.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 36
1 • Noted the applicant is not requesting modification to anything the DRB asked for. They are
2 requesting modification to the zoning ordinance requirement related to providing a landscape
3 planter every four parking spaces. When looking at the landscaping plan and in order for Burger
4 King to keep that RV and large vehicle parking and circulation scenario having to provide one
5 planter every four parking spaces would not work for all areas of the parking lot. The DRB was
6 okay with this.
7
8 Commissioner poble:
9 • Related to the issue of shade referred to the shade and landscaping calculations plan. Requested
10 clarification the shade requirement pertains to the parking area and not the two parcels. Referred
11 to the Shade and Landscape Calculations (Sheet 12) in the site plans and noted an area adjacent
12 to the drive-thru is shown in the shade calculations and is not certain whether this is a parking lot
13 because the whole drive-thru that wraps around the building was not included in this calculation.
14 Questions whether the drive-thru is considered parking or is it `just drive-thru' and should not be
15 included in the shade calculations?
16 • Related to Sheet 12 of the site plans sees Burger King excludes the drive-thru in the shade
17 calculations. Sees from the drawings there are several trees in the drive-thru area that are
18 included in the calculations. Again, should the drive-thru area be included or not in the shade
19 calculations?
20 • There is a footnote on Sheet 12 at the bottom of the shade calculations table that states: `All
21 existing trees assumed to be the same type and have an estimated 35' diameter dripline or
22 provide 962 SF of shade. This is conservative # as it appears there are at least three existing
23 trees larger than that,' and is of the opinion after visiting the site this statement is not accurate
24 with regard to the 35 feet calculation. Noted the existing tree on the westerly parcel line to the
25 north has about a 10-foot diameter dripline. As such, is not convinced the Project meets the
26 shade requirements.
27
28 Principal Planner Jordan:
29 • City code requires that shade be provided for all paved areas so this would include the drive-thru.
30 However, we are not using the City's shade requirements of having to achieve the necessary
31 shade percentage at 10 years but rather requirements from the City of Davis that uses a 15-year
32 tree canopy when calculating shade coverage. Accordingly, the City of Davis standards does
33 provide that all paved parking areas must be shaded. Related to sheet 12 concerning the Shade
34 & Landscaping Calculations, this is the reason all the drives isles and circulation and parking
35 spaces are included in the shade calculations, but specifically excludes the drive-thru.
36 • Looking at Sheet 12 the drive-thru is not shown as being highlighted and is not included in the
37 calculations. Clarified the City is using the City of Davis shade coverage standards and not the
38 City's shade standards so the drive-thru should not be included in the calculations.
39
40 Assistant Planner Johnson:
41 • Referred to the applicanYs request for modification dated October 23, 2014 and confirmed this is
42 the most recent project modification request.
43 • The applicant submitted three site plans with suggestions. Based upon the landscaping
44 recommendation given to the applicant formulated by staff and DRB members, the modification
45 request of October 23, 2014 was based on these suggestions.
46 • Confirmed the shade requirement pertains to the parking lot.
47
48 Commissioner Sanders:
49 • Related to Commissioner poble's observation concerning the shade calculations for the Project
50 asked if he did his own calculations?
51
52 Commissioner poble:
53 • Went to the field and estimated the average tree has a 24-foot diameter as opposed to the 35-
54 foot diameter indicated on sheet 12. This discrepancy would affect the shade coverage
55 calculations. With this information, he scaled from the plans and determined the diameter for the
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 37
1 average existing tree on the site was 26 feet. This brings the total shade coverage of existing
2 trees down to 2700 sq. ft. rather than 4300 sq. ft. as calculated by Burger King. There may be a
3 solution to this discrepancy by adding more trees to the west. One solution would be to replace
4 some of the existing trees with species having a larger canopy.
5
6 Principal Planner Jordan:
7 • Staff agrees with Commissioner poble's assessment regarding the shade calculations.
8
9 Commissioner Pruden:
10 • Acknowledged tree species do affect the shade calculations. For example, a Liquid Amber puts
11 out virtually no shade as opposed to other tree types with a large canopy.
12 • Could add some tree species that provide more shade and/or add more trees to make the
13 necessary shade calculations.
14
15 Commissioner poble:
16 • Is not convinced the shade calculations shown on the plans as certified by the landscape
17 architect are accurate. Does not know how we can get the point of reassurance in this regard.
18 • His intent is to make certain it is clear to everyone what he has observed and understands.
19
20 Principal Planner Jordan:
21 • Recommends the Commission speak to the applicant about project constraints and limitations on
22 the site. Staff's opinion is that for this particular project given retention of the large parking area
23 and circulation type would not be feasible to add more trees to the interior of the site. Related to
24 shade and shade calculations, this may be a function of replacing trees with trees that provide
25 more appropriate canopy and would grow better. We did not want to create a situation where
26 trees were being planted for the sake of planting trees to make numbers only to have vehicles run
27 into the trees and damage them. Her point is that the Commission should be less concerned with
28 the overall shade percentage but rather how to create a functional landscaping plan that provides
29 shade and let go of the number in this particular situation because the proposed Project is much
30 better than what is existing in terms of landscaping.
31
32 Commissioner Sanders:
33 • The plan for the landscaping is definitely an improvement.
34 • Questioned whether or not the landscape architect that did the shade calculations was ever
35 actually on the site.
36
37 PUBLIC HEARING OPENED: 7:45 p.m.
38
39 Scott Disharoon, Applicant:
40 • Confirmed that a full length of asphalt in the parking to a radius of four feet will be removed on the
41 south westerly edge of the property line that will increase the total landscaping for the Project by
42 approximately 1900 sq. ft. and showed the location as well as the location of the planters on the
43 site plan. Has concerns about having any planter areas in the middle of the parking lot because
44 they will be `blown ouY by vehicles/buses. There is also a very important light fixture located in the
45 center of the parking lot that would not be feasible to relocate. Indicated on the site plans planter
46 areas where one tree will be planted every four parking stalls.
47 • The project site is comprised of two separate parcels in which complying with the 20%
48 landscaping coverage requirement would not work for the site and is not feasible given the site
49 constraints and limitations. However, with the existing and new landscaping proposed the total
50 landscaping for the both parcels combined would calculate overall to 20.4°/o, which exceeds the
51 20% requirement. As such, the intent was to add to the trees that are already existing.
52 Understands some of the existing trees have not grown well.
53 • Complied with the suggestions made by the DRB, but is open to more except for providing
54 landscaping in the middle of the parking lot.
55
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 38
1 Commissioner poble:
2 • His problem is that the landscaping plan being explained is not the one he was looking at.
3 • Likes the idea of widening the landscaping strip such that more trees can be planted.
4 • There is a shade calculation that is incorrect and asked how this can be resolved?
5 • In assessing the shade calculations, finds the shade calculations for the proposed new trees fine
6 on the landscape plans, but finds the existing trees that were used to calculate the existing shade
7 to be incorrect.
8
9 Scott Disharoon:
10 • Would not be able to answer the aforementioned question because the landscape architect is not
11 present.
12 • It is his understanding the 4-foot strip was taken into consideration because the intent was to
13 meet the 20% landscaping coverage requirements.
14
15 Chair Whetzel:
16 • Related to the shade calculation discrepancy, it may be the 4-foot strip that is to be removed is
17 shown but not taken into consideration.
18
19 Commissioner Pruden:
20 • Then the shade calculation discrepancy is essentially related to the shade calculations
21 concerning the Shade & Landscaping Calculations for the proposed new landscaping and the
22 Existing Conditions concerning the Shade & Landscape Calculations as shown on two different
23 sheets of the site plans. However, looking at the two sheets, the proposed new landscaping plan
24 is a definite improvement over the existing.
25
26 Principal Planner Jordan:
27 • Referred to sheet C1 of the site plan and noted one of the construction notes concerning the west
28 property line states: `construct new 6" high concrete curb planter for new landscaping, (See
29 Landscape Plan).'
30
31 Commissioner poble:
32 • It appears the landscape plan that is being reviewed is in fact reflective of what landscaping is
33 being proposed but does not meet the shade calculation requirements. The Commission has to
34 decide whether or not this is acceptable considering the fact the proposed landscaping plan is a
35 substantial improvement.
36
37 Chair Whetzel:
38 • Is of the opinion while accuracy concerning the shade calculations is important the fact Burger
39 King is highly improving the site more than compensates for the discrepancy. It is likely the shade
40 calculation figures are close.
41
42 Commissioner Pruden:
43 • Regardless, the shade calculation numbers need to be checked.
44 • Asked about the north side of the property and placement of one tree for every four parking space
45 and whether there are plans to curb the spaces or allow water to flow into the planting wells?
46 Recommends no restrictive curbing other than to protect the vegetation.
47 • Asked who does the landscaping maintenance for Burger King and whether or not the applicant
48 was happy with the work? Preference would be to find a professional landscaping company to
49 make certain trees are not trimmed too much, etc., since Burger King is spending a lot of money
50 on landscaping for the remodel improvements.
51
52 Chair Whetzel:
53 • It appears curbing is proposed on the site plans. If drainage cuts are made to the curb, this
54 technique should work fine.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 39
1 • Asked if the Commission was fine with the proposed facade improvement design, materials and
2 color?
3 • Asked if cars and/or pedestrians have ever been hit in the parking lot?
4
5 Commissioner Pruden:
6 • Noted the proposed paint scheme was used on the Burger King in Willits. Is of the opinion the
7 color scheme looks out of context with the agricultural venue across the street. Finds the
8 proposed color scheme 'dark and moody.' Understands corporate headquarters dictate color,
9 materials and design for Burger King franchise buildings. The proposed color scheme does not fit
10 well in the neighborhood. While she does not favor the color scheme would not turn down the
11 Project because of this.
12
13 Commissioner Sanders:
14 • Has no issue with the design or color scheme.
15 • Is pleased Burger King wants to retain the existing landscaping and reduce the number of parking
16 spaces and asphalt.
17 • Only comment is that the Plum trees are not likely the best species to plant on Perkins Street.
18
19 Commissioner Christensen:
20 • Is fine with the design of the building. It is a contemporary design.
21 • The proposed renovations to the building are an improvement over the current design.
22 • Appreciates the effort the applicant has made to improve the landscaping and provide shade in
23 the parking lot.
24 • Preference would be to dispose of the large mass of asphalt in the middle of the parking lot where
25 the big vehicles park. Has no knowledge how many of these vehicles park in this area at any
26 given one time, but has observed only one or two large vehicle parked in this area at a time. It
27 may be that something can be done to improve the aesthetics by way of landscaping for this
28 portion of the parking lot and still allow for adequate circulation.
29 • Would like to see a pedestrian pathway for the Project and recommends considering creating a
30 pathway that extends from the westernmost part of the parking area through to the front entry of
31 the building for safety purposes.
32
33 Scott Disharoon:
34 • Is not familiar with the techniques used for effectively allowing runoff from the parking lot to drain
35 into the landscaping planters, but preference would be to make sure runoff from the parking lot
36 does drain into the planter wells.
37 • Is fine with the landscaping maintenance company Burger King has been using, but because of
38 the remodel has not regularly done landscaping maintenance.
39 • Related to the shade calculation issue, the challenge with regard to the large vehicle parking area
40 and the potential to provide landscaping does not work because of the layout of the parking lot
41 and how these vehicles park and the existing light pole that cannot be relocated.
42 • Related to providing adequate shade of the parking lot Burger King has somewhat complied with
43 the shade requirement of providing one tree for every four parking spaces where feasible so a
44 modification to this requirement is being requested.
45 • Related to installing a pathway, because of the layout of the parking lot finds it difficult how to
46 provide some type of raised pedestrian walkway and this is the reason for requesting an
47 exception. Explained how the site limitations make providing for a pedestrian pathway infeasible.
48 • Acknowledged there are car accidents that occur in the parking lot. Has no knowledge about
49 whether or not a pedestrian has ever been hit in the parking lot.
50
51 Commissioner poble:
52 • It appears there is a striped pedestrian walkway on the north end of the large vehicle parking
53 area and will this be retained? If this is not the intended function, it could be.
54
55 Chair Whetzel:
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 40
1 • Could just change the striping to function as a pedestrian walkway. Essentially a pathway can be
2 created with paint.
3
4 Commissioner Pruden:
5 • The pedestrian pathway does not need to be raised.
6 • Related to the need to have a pedestrian walkway, noted people in the neighborhood typically
7 cut through the adjacent church parking lot to come to Burger King.
8
9 Commissioner Christensen:
10 • Supports providing for some type of striped pedestrian pathway. Having a designated pathway
11 also is a way to alert drivers.
12
13 Scott Disharoon:
14 • Referred to the existing conditions on the site plans and confirmed the striped area is not a
15 pedestrian walkway.
16 • While providing for a pedestrian pathway was not a consideration for the Project would be open
17 to having a pedestrian pathway.
18
19 There was discussion about an appropriate location for a pedestrian pathway.
20
21 Commissioner poble:
22 • Referred to attachment 5 of the staff report (Letter from Burger King regarding Request for
23 Modification to Planter and Pedestrian Walkways for the existing Burger King Restaurant, dated
24 October 23, 2014) and requested clarification about the large vehicle parking element
25 representing 20% of the dine-in business and that there is no theoretical data to substantiate this
26 number. However, what the applicant observed for the Willits Burger King is when the parking lot
27 was closed for repairs 20% of the dine-in sales were lost such that those were reduced by 20%
28 and questions whether this essentially represents 4% of business rather than 20% of business?
29 As such, the issue about possibly eliminating one of the large vehicle spaces if the loss is 4°/o
30 rather than 20% could be a reality.
31 • The proposed project is much better than what is existing. Has a problem with the inaccuracies
32 made with regard to the shade calculations of the site plan documents. While the Commission
33 understands what is being proposed is better the public may not know this and this why it is
34 important and for good decision making purposes that the information regarding the description of
35 the project seeking approval be accurate.
36 • Referred to attachment 3 of the staff report, revise finding #3 to read: 'The propose Project, as
37 conditioned, is consistent with the requirements of the zoning ordinance as described in the staff
38 report, including Table 2, and with the approval of the requested modifications to the landscaping
39 requirement for landscape coverage, one tree between every 4 parking spaces, and providing a
40 pedestrian pathway through the parking lot.
41
42 Commissioner Pruden:
43 • A 4% loss may or may not be a true representation.
44 • Is of the opinion the Burger King parking lot is designed appropriately to handle large vehicles
45 whereas the JC Penney parking lot is not. The JC Penney parking lot is not a legal bus
46 designation area.
47 • The selection of tree species appears to be appropriate for the site. Has reservation about the
48 Red Plum tree on Perkins Street because such trees need to be properly staked. Red Plum trees
49 are particularly susceptible to leaning with the wind so they need to be properly staked early on.
50 • Can condition project to have shade calculations reexamined.
51
52 Chair Whetzel:
53 • Having dealt with large vehicles and buses, Burger King needs the large parking area for parking
54 and safe maneuvering.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 41
1 • Does not have a problem with Burger King keeping the large parking area particularly with
2 improvements being made and that the addition of new landscaping is sufficient.
3 • Without having the landscape architect present it is not possible to clarify the discrepancy with
4 regard to the shade calculations.
5
6 Commission consensus:
7 • Is fine with staff's analysis of the Project as provided for in Tables 1, 2, 3 and 4 of the staff report
8 and the landscaping modification requests except for removal of parking spaces#7 and 8 that are
9 not approved parking spaces as addressed below.
10 • Add Conditions of Approval:
11 ■ Reduce curbing between the parking area and landscaped areas to allow runoff to enter
12 the landscaping areas in order to provide opportunities for infiltration of runoff.
13 ■ Project proponent considers the use of a street tree other than Flowering Plum. Any
14 replacements tree shall be selected from the City's Required Street Tree List. A more
15 suitable street tree would be the Flowering Pear. Tree substitutions shall be shown on the
16 landscaping plan for review and approval by staff.
17 ■ Provide for a pedestrian pathway that extends from the westernmost part of the RV/bus
18 parking area through the parking lot to the front (west) entry of the building. This pathway
19 may be defined using paint or similar material and shall be reflective.
20 • Related to parking and striping, recommends conditioning the Project:
21 ■ The existing parking stalls located along the west property line shall be removed as
22 shown on the site plan. These parking spaces do not comply with the City's requirements
23 for parking stall size and backup and create a hazardous condition.
24 ■ The RV/bus parking spaces along the southern property line (spaces#7 and 8 on the site
25 plan) are not approved spaces and shall be removed in order to ensure adequate and
26 safe maneuvering for large vehicles and to prevent damage to landscaping and trees.
27 • Revise language for Finding#3 in attachment 1 of the staff report.
28 • Revise language for Condition of Approval #1 in attachment 2 of the staff report.
29
30 PUBLIC HEARING CLOSED: 8:17 p.m.
31
32 M/S Doble/Pruden to approve Burger King Renovation Site Development Permit, 711 East Perkins
33 Street (File No.: 422) with Findings in attachment 1 of the staff report and Conditions of Approval in
34 attachment 2 of the staff report for this project, as amended in the discussion above for Finding #3 and
35 Condition of Approval #1 and the new and recommended conditions of approval made by the
36 Commission, as discussed above. Motion carried (5-0).
37
38 � SITE DEVELOPMENT PERMIT FINDINGS
39
40 BURGER KING FAC�ADE RENOVATION, LANDSCAPE AND
41 PARKING LOT MODIFICATIONS AND NEW SIGNAGE
42 711 EAST PERKINS STREET, APN 179-061-34& 179-061-24
43 CITY FILE NUMBER: 422
44
45 The following findings are supported by and based on information contained in this staff report, the
46 application materials and documentation, and the public record.
47
48 1. The proposed Project, as conditioned, is consistent with the goals and policies of the General Plan as
49 described in the staff report, including Table 1.
50
51
52 2. The proposed Project, as conditioned, is consistent with the Airport Compatibility requirements for the
53 C1 compatibility zone as described in the staff report.
54
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 42
1 3. The proposed Project, as conditioned, is consistent with the requirements of the zoning ordinance as
2 described in the staff report, including Table 2, and with the approval of the requested modifications
3 to the landscaping requirements for landscape coverage, one tree between every 4 parking space,
4 and providing 50% shade coverage of all paved parking areas within 15 years of planting (City of
5 Davis standard). The conditions of approval from the Planning Commission require the Project to
6 provide a pedestrian pathway through the parking lot; and the project proponent and Planning
7 Commission discussed possible locations for the pedestrian pathway at the public hearing.
8
9 4. Approval of the modifications to the landscaping requirements is based on the following:
10
11 A. Landscape Coverage: The project site is comprised of 2 separate parcels. The total square
12 feet for parcel 1 is 28,792. The proposed landscaping would provide 6,856 square feet a total
13 area of(23.8%)of landscaping coverage which exceeds the required 20 %. The total square feet
14 for parcel 2 is 23,973. The proposed landscaping would provide 3,920 square feet a total area of
15 (16.4%)of landscaping coverage which does not meet the required 20 %. The total square feet
16 for the total site (parcel 1 and parcel 2) is 52,765 the required 20% landscaping coverage would
17 be 10,553 square feet. The total proposed landscaping would provide 10,776 square feet (20.4%)
18 of landscaping coverage which exceeds the required 20%. Overall, the Project increases the
19 amount of landscape coverage for the Project site.
20
21 B. One Tree Every 4 Parking Stalls: The landscaping plan includes landscape islands every 2
22 parking spaces along the Perkins Street frontage, 2 landscape islands with a tree on the ends of
23 the 8 spaces proposed in front of the building, 2 landscape planters with 2 new trees around the
24 trash enclosure and 1 landscape planter at the menu boards. The increase in landscaping, trees,
25 and shade coverage is consistent with the condition approval from the DRB. Due to the location
26 of the RV/bus parking and the need to provide safe circulation that does not damage trees,
27 landscaping, or landscape planters, installing additional landscape planters with trees in the
28 interior of the site is not feasible. The Project provides 20% landscape overage of the Project
29 site, 50% shade coverage of paved parking areas in 15 years, and increases the amount of
30 landscaping and number of trees on the site. All of which are a substantial improvement over the
31 existing development condition.
32
33 C. 50% Shade Coverage: The Project would retrofit an existing parking lot with no interior
34 landscaping with new landscaping. The project proponent has stated that the large vehicle
35 parking comprises an important part of the revenue for the business and, therefore, needs to
36 retain the parking for RVs, buses, and semi-trucks in the parking lot. Due to the maneuvering
37 room and turn radius required for these vehicles, it is not feasible to include landscaping islands
38 in the parking lot with trees. The planting of these trees would increase the percentage of shade
39 provided by the Project. The Project does include the planting of additional perimeter trees,
40 street trees, and landscape planters between every two parking spaces in the row of 90-degree
41 parking spaces located along the north property line, in the area of the trash enclosure, and at the
42 ends of the 90-degree parking stalls at the front of the building. Overall, the landscaping included
43 is a substantial improvement over the existing landscaping; and the Project would result in an
44 increase in shade coverage, landscape coverage, and trees within and around the perimeter of
45 the parking lot.
46
47 5. The proposed Project, as conditioned, is consistent with the requirements of the Sign Ordinance as
48 described in the staff report.
49
50 6. The proposed Project, as conditioned, is consistent with the findings required by Zoning Ordinance
51 Section 9263(E)for approval of a Site Development Permit as described in Table 4 of the staff report.
52
53 7. The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines Section
54 15302(b) Class 2, Replacement or Reconstruction of Existing Structures and Class 15303 Class 1(c),
55 New Construction based on the following:
56
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 43
1 A. The Project is consistent with the Commercial general plan designation and all applicable general
2 plan policies as well as with the Community Commercial zoning designation and regulations
3 based on the analysis in the staff report.
4
5 B. The Project consists of the renovation of a commercial (restaurant building with drive-thru) square
6 footage of the building would increase by 68 square feet. The use would be continued with the
7 renovation of the building.
8
9 C. Approval of the project would not result in any significant effects in relations to traffic, noise, air
10 quality, or water quality because the project site located within a developed urban area that
11 contains existing similar type uses. The Project was referred to Public Works for review and
12 comment. Public Works did not have any comments on the Project and did not request a traffic
13 study.
14
15 D. Based on review of the project by Public Works, the Electric Department, Police Department and
16 Fire Marshal, the site can be adequately served by all required utilities and public services.
17
18 8. Notice of the proposed Project was provided in the following manner as required by the Zoning
19 Ordinance:
20
21 A. posted in three places on the project site on October 30, 2014;
22 B. mailed to property owners within 300 feet of the project site on October 30, 2014; and
23 C. published in the Ukiah Daily Journal on November 2, 2014.
24
25 � CONDITIONS OF APPROVAL— USE PERMIT AND SITE DEVELOPMENT PERMIT
26
27 BURGER KING FAC�ADE RENOVATION, LANDSCAPE AND
28 PARKING LOT MODIFICATIONS AND NEW SIGNAGE
29 711 EAST PERKINS STREET, APN 179-061-34& 179-061-24
30 CITY FILE NUMBER: 422
31
32 1. Approval is granted to allow the modification of the fa�ade and small addition to an existing
33 restaurant building with drive-thru and associated site improvements as shown on the plans date
34 stamped October 24, 2014 and as described in the project description submitted to the Planning
35 and Community Development Department and date stamped August 11, 2014.
36
37 2. The existing parking stalls located along the west property line shall be removed as shown on the
38 approved site plan. These parking spaces do not comply with the City's requirements for parking
39 stall size and backup and, therefore, create a hazardous condition.
40
41 3. The RV/bus parking spaces shown along the south property line (identified as spaces #7 and #8
42 on the site plan) are not approve and shall be removed in order to ensure adequate and safe
43 maneuvering for large vehicles and to prevent damage to landscaping and trees.
44
45 4. Plans submitted for building permit shall include the following and are subject to staff review and
46 approval:
47
48 A. Removal of the existing parking spaces located along the west property line (see#2 above).
49 B. Removal of RV/bus parking spaces along the south property line identified as spaces#7 and
50 8 on the site plan (see#3 above).
51 C. Exterior lighting that is hooded and/or shielded to force light downward and to prevent
52 emission of light or glare beyond the property line. Fixtures shall be International Dark Sky
53 Association approved or equivalent.
54 D. Location of inverted "U" bike rack with four bike parking spaces located near the main
55 entrance on the west building face.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 44
1 E. Landscaping and irrigation plans and documentation that demonstrate compliance with the
2 State Model Water Efficiency Landscape Ordinance and Cal Green requirements for
3 landscaping and irrigation.
4 F. Plans that show the location of all rooftop equipment and demonstrate that the equipment is
5 screened from view from the public way(s). Compliance may require submittal of sight lines,
6 building sections, and/or similar plans/exhibits to demonstrate compliance.
7
8 5. Prior to Building Permit Final, a "Trash Disposal Plan" shall be prepared by the applicant and
9 submitted to the Planning Director for review and approval. The Plan shall address litter control,
10 trash collection, on-site storage, and pick-up on a regular basis. The Plan shall include proof of a
11 contract with the City disposal contractor, and specify that such a contract shall be maintained as
12 a requirement for the issuance and retention of the Site Development Permit.
13
14 6. New signs and refacing/modification/replacement of existing signs require application for and
15 approval of a Sign Permit from the Planning and Community Development Department. The
16 required Sign Permit shall include all new and refacing/modification/replacement of existing signs,
17 including but not limited to building mounted signs and menu/confirmation boards.
18
19 7. Construction hours 7:00 a.m. to 7:00 p.m. Monday through Friday. Saturday 9:00 a.m. to 4:00
20 p.m. Construction is prohibited on Sundays and holidays recognized by the City of Ukiah.
21 Interior construction is exempt from these hours provided that construction noise is not audible at
22 the project property lines.
23
24 8. On plans submitted for building permit these conditions of approval shall be included as notes on
25 the first sheet.
26
27 From the Planninq Commission
28
29 9. Plans submitted for building permit shall include the following and are subject to staff review and
30 approval:
31
32 A. A pedestrian pathway extending from the westernmost part of the RV/bus parking area
33 through the parking lot to the front (west)entry of the building and are subject to staff review
34 and approval. The pathway may be defined using paint or similar material and shall be
35 reflective.
36
37 B. Reduced curbing between the parking area and landscaped areas to allow runoff to enter the
38 landscaped areas in order to provide opportunities for infiltration of runoff.
39
40 10. The project proponent may consider the use of a street other than the Flowering Plum identified
41 on the landscaping plan as the street tree for the Project. Any replacement tree shall be selected
42 from the City's Required Street Tree List. A more suitable street tree for the Project site would be
43 the Flowering Pear (Pyrus calleryana). If the project proponent chooses to substitute a different
44 species for the Flowering Plum, the substitution shall be shown on the landscaping plan
45 submitted for building permit and is subject to staff review and approval.
46
47 From the Public Works Department
48
49 11. If the building permit value of work exceeds $113,206 or the proposed improvements create the
50 net addition of two or more plumbing fixture units to the building, the existing sanitary sewer
51 lateral shall be tested in accordance with City of Ukiah Ordinance No. 1105, and repaired or
52 replaced if needed.
53
54 12. If the building permit value is equal to or greater than one-third of the value of the existing
55 structure, the construction, repair, or upgrade of curb, gutter, and sidewalk and the addition of
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 45
1 street trees, along the subject property street frontage, may be required pursuant to section 9181
2 of the Ukiah City Code.
3
4 Standard Conditions
5 13. Business operations shall not commence until all permits required for the approved use, including
6 but not limited to business license, tenant improvement building permit, have been applied for
7 and issued/finaled.
8
9 14. No permit or entitlement shall be deemed effective unless and until all fees and charges
10 applicable to this application and these conditions of approval have been paid in full.
11
12 15. The property owner shall obtain and maintain any permit or approval required by law,
13 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
14 agencies as applicable. All construction shall comply with all fire, building, electric, plumbing,
15 occupancy, and structural laws, regulations, and ordinances in effect at the time the Building
16 Permit is approved and issued.
17
18 16. A copy of all conditions of this Site Development Permit shall be provided to and be binding upon
19 any future purchaser, tenant, or other party of interest.
20
21 17. All conditions of approval that do not contain specific completion periods shall be completed prior
22 to building permit final.
23
24 18. This Site Development Permit may be revoked through the City's revocation process if the
25 approved project related to this Permit is not being conducted in compliance with these
26 stipulations and conditions of approval; or if the project is not established within two years of the
27 effective date of this approval; or if the established use for which the permit was granted has
28 ceased or has been suspended for 24 consecutive months.
29
30 19. Except as otherwise specifically noted, the Site Development Permit shall be granted only for the
31 specific purposes stated in the action approving the Site Development Permit and shall not be
32 construed as eliminating or modifying any building, use, or zone requirements except to such
33 specific purposes.
34
35 20. All required landscaping shall be properly maintained to insure the long-term health and vitality of
36 the plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
37
38 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
39 according to the season, i. e., more water in summer, less in the winter.
40
41 B. Additional watering shall occur during long periods of severe heat and drying winds, and
42 reduced watering shall be used during extended periods of cool rainy weather.
43
44 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic fertilizer
45 according to the recommendations of a landscaping professional.
46
47 D. Weed killers shall not be used on or near trees.
48
49 E. The tree ties and stakes shall be checked every six months to ensure they do not constrict
50 the trunks and damage the trees.
51
52 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage the
53 trunk of the tree and its overall growth.
54
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 46
1 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including vandalism,
2 shall be replaced with the same or similar tree species, or an alternative species approved by
3 the department of Planning and Community Development.
4
5 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All pruning
6 shall follow standard industry methods and techniques to ensure the health and vitality of the
7 tree.
8
9 Failure to comply with the requirements listed above could result in revocation of the Use
10 Permit/Site Development Permit.
11
12 21. The project shall comply with the following requirements to reduce air quality impacts related to
13 project construction:
14
15 A. All grading shall comply with Mendocino County Air Quality Management District Rule 1-430,
16 Fugitive Dust Emissions.
17
18 B. All activities involving site preparation, excavation, filling, grading, road construction, and
19 building construction institute a practice of routinely watering exposed soil to control dust,
20 particularly during windy days.
21
22 C. All inactive soil piles on the project site shall be completely covered at all times to control
23 fugitive dust.
24
25 D. All activities involving site preparation, excavation, filling, grading, and actual construction
26 shall include a program of washing off trucks leaving the construction site to control the
27 transport of mud and dust onto public streets.
28
29 E. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall
30 be used for earth moving operations.
31
32 F. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous
33 gusts)exceed 25 miles per hour.
34
35 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, poorly
36 covered truck loads, or other construction activities shall be cleaned each day prior to the end
37 of construction activities using methods approved by the Director of Public Works/City
38 Engineer.
39
40 22. This approval is contingent upon agreement of the applicant and property owner and their agents,
41 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
42 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
43 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
44 aside, void or annul the approval of this application. This indemnification shall include, but not be
45 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
46 by any person or entity, including the applicant, arising out of or in connection with the City's
47 action on this application, whether or not there is concurrent passive or active negligence on the
48 part of the City. If, for any reason any portion of this indemnification agreement is held to be void
49 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
50 remain in full force and effect.
51
52 11. PLANNING DIRECTOR'S REPORT
53 • Staff will be delivering Planning Commission package because the mail delivery is uncertain.
54 • Planning Commission moving forward will now see LID Manual applicability documentation for all
55 projects.
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 47
1 • The Orrs Creek Homes Project will be reviewed for approval by Council at the regular December
2 3 meeting.
3 • Is not certain whether or not at this point if there are any projects ready for discretionary review.
4
5 12. PLANNING COMMISSIONERS' REPORT
6 Commissioner Pruden attended the Perkins Street gateway improvement workshop that addressed only
7 the conceptual aspects of the Project and found it informative.
8
9 13. ADJOURNMENT
10 There being no further business, the meeting adjourned at 9:03 p.m.
11
12
13 Cathy Elawadly, Recording Secretary
14
15
MINUTES OF THE PLANNING COMMISSION November 12, 2014
Page 48
1 ITEM NO. 9A
2
Planning and Community Development Department
e�ty � ukah 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707) 463-6203
3
4 DATE: February 25, 2015
5
6 TO: Planning Commission
7
8 FROM: Charley Stump, Director of Planning and Community Development
9
10 SUBJECT: Request for Approval of a Site Development Permit to create an outdoor Nature
11 Education Project on the Grace Hudson Museum property and Approval of a Use
12 Permit to allow a section of fence to reach a height of 8-feet. 431 South Main
13 Street; APN 002-281-26 & 31
14 File Number: Munis File#569-SDP/UP-PC
15
16
17 INTRODUCTION
18
19 The City Community Services Department is proposing to develop a, outdoor Nature Education
20 Center on the Grace Hudson Museum/Sun House property. The comprehensive planning,
21 design, and review team has involved Staff from various Departments, professional consultants,
22 the Museum Guild, Tree Advisory Group, Design Review Board, and members of the public.
23 The Ukiah City Code requires a Site Development Permit for the project, as well as a Use
24 Permit for a section of fencing reaching a height of eight-feet, where six-feet is allowed. The Site
25 Development Permit includes two minor modifications/exceptions from the parking lot design
26 requirements. The Planning Commission has review authority over the Site Development and
27 Use Permits.
28
29 RECOMMENDATION
30
31 Staff recommends that the Planning Commission approve the proposed project based on the
32 draft findings included in attachment 1 and subject to the draft conditions of approval included in
33 attachment 2. The project is consistent with the City of Ukiah General Plan and Zoning Code.
34
35 BACKGROUND AND PROJECT DESCRIPTION
36
37 In 2011, the Museum and the City applied for and were awarded a $3 million Nature Education
38 Grant from the State of California. This highly competitive grant program, part of the 2006 State
39 Proposition 84 Bond, was intended to address the impacts of climate change and population
40 growth on California's environmental resources. Targeted to fund institutions that educate and
41 inspire environmental stewardship, the Museum qualified under the subsection pertaining to
42 "institutions that provide collections and programs related to the relationship of Native American
43 cultures to the environment" and received one of the largest grants of the program.
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
1
1 The proposal involves the construction of the Grace Hudson Outdoor Nature Education project
2 on the Grace Hudson Museum site. The project will use the Museum's outdoor campus as a site
3 to explore the interrelationship between nature and culture, by laying out the co-evolution of
4 Ukiah Valley landscapes with Pomo Indian environmental practices that resulted in a biologically
5 rich and complex landscape.
6
7 The project involves 1) Renovated and enlarged parking lot - adding 11 new spaces and
8 installing a bio-swale with bio-treatment area and new trees and shrubs; 2) Creating a Ts'Wish
9 storm water treatment wetland area east of the parking lot; 3) Installing a nature based
10 education landscape, pathways and boardwalk that moves through a variety of habitat gardens;
11 4) Creating an outdoor classroom space; 5) Installation of a brush arbor and open walled
12 outdoor classroom with storage pods in rear; 6) Enhancing existing swale with riparian habitat
13 area north of the parking lot; 7) Installation of a 6' tall perimeter fence and block wall feature
14 along on the north and northwest property lines; 8) Installation of a living willow fence in front of
15 the existing chain link fence along the northeast property line; 9) Installation of an 8' tall cement
16 board fence along a portion of the east property line; 10) Installation of native plants throughout
17 the site; 11) Installation of a Pomo plant and gray water garden; 12) Site identification signs,
18 exhibit signs, plant identification signs, etc.; 13) Installation of low level decorative lighting; and
19 14) Installation of a variety of interpretive displays.
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21
22 The project will educate the public about Pomo Indian values, knowledge and hands-on
23 techniques that provided them the cultural foundation to successfully manage and maintain
24 these diverse and abundant ecosystems for thousands of years. In addition, the project will
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
2
1 model how to integrate modern environmental values and sustainable technologies in today's
2 residentiallandscapes.
3
4 Since Pomo Indians lived in what is best seen as a "garden" rather than a wilderness, the
5 Nature Education Project will utilize the 3.8 acre Museum campus to construct a series of new
6 and varied linked gardens that act as learning environments. Each of the garden areas
7 addresses important habitat types in the Ukiah Valley and presents a view of their historical
8 condition, introduces keystone plant and animal species and key ecological functions, and
9 encourages visitors to think through the challenges in improving these ecosystems given
10 present day conditions.
11
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13
14
15 The Nature Education garden area features exhibits that begin by exploring the tending and
16 harvesting of materials needed for superb Pomo Indian baskets which are featured inside the
17 Museum. Exhibits illustrate the scale of the effort to produce the number of baskets used by
18 each community, which indicates intensive and extensive management of sizeable wetland and
19 riparian habitat areas in the valley. These ideas are explored in the Basketry mosaic circle and
20 along the Boardwalk.
21
22 Rainwater harvesting cisterns are featured and interpreted on the boardwalk as well. The
23 Salmon Running exhibit illustrates Pomo practices centered on harvesting and sharing salmon
24 and steelhead (the major source of dietary protein) and insuring healthy runs for future
25 generations. The Water Feature (using recycled water from the rainwater cisterns) models the
26 elements of a healthy stream environment. Grassland, Oak, Chaparral and Fire exhibit areas
27 reveal the role of historic burning by Native Californians in shaping Valley habitats and the
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
3
1 important food and habitat resources generated by these ecosystems. This area of the garden
2 also features an Outdoor Classroom learning area for all ages. The Museum will use this area
3 for school groups and classes focused on hands-on learning of how to process locally harvested
4 materials (most of it harvested on-site)for food, baskets, cordage, and various other artifacts.
5
6 Two important cultural features round out the remaining main elements of the Nature Education
7 garden area. A Shade Structure, modeled after Pomo Indian brush arbors, provides a space for
8 cultural exhibits and events and faces onto a mow-able native grass lawn area. A smaller
9 Remembrance Circle art installation, set off the main path, provides a place to reflect on the
10 historic changes that have taken place in the Valley and honor new growth and resilience.
11
12 The other area of improvement to the Museum property is the renovated parking lot and the
13 Ts'Wish storm water treatment wetland. The redesign and enlargement of the existing parking
14 lot adds 13 spaces. The drive and parking aisles are re-oriented east/west to create room for
15 educational trails along the north and south property boundaries. In order to demonstrate Low
16 Impact Development principles, the parking lot features a central bioswale for storm water
17 pretreatment before it drains to the Ts'wish treatment wetland. New parking areas feature
18 permeable pavement types that will be interpreted for visitors. The ecological goals of the
19 Ts`Wish project —restore critical wetland habitat, retain storm flows and improve groundwater
20 infiltration, reduce water pollution, and increase summer flows in adjacent streams which flow
21 into the Russian River — will be interpreted in the site. Ts'Wish is the Northern Pomo name for
22 bulrush," a key Pomo basketry plant, and the intent is to provide harvestable amounts of this
23 and other native wetland plant materials, such as tule, horsetail rush, and dogbane, for hands-
24 on educational use.
25
26 STAFF ANALYSIS
27
28 Approvals Required: Based on the Project Description and Project Plans, and Section 9017 of
29 the Ukiah City Code, a Major Site Development Permit is required to construct structures and
30 significantly modify the landscaping and grounds of public facility lands. Additionally, a Minor
31 Use Permit is required by the City Code to permit a portion of the fence/wall to exceed 6-feet in
32 height (8-feet) in the P-F zoning district.
33
34 General Plan Consistency. The General Plan land use designation of the parcel is "P"
35 (Public). This land use designation identifies lands where public facility uses may locate.
36
37
Table 1: General Plan Analysis
General Plan Goal, Policy Implementation Staff Analysis
Goal HA-3: Maintain, protect, and enhance the The project clearly fulfills this goal because it
area's heritage, including and not limited to its maintains and protects the Grace Hudson Museum
cultural, historical, spiritual, social, economic, site and in fact, substantially enhances it as the
architectural, agricultural, archaeological, and most important cultural, historical, spiritual, social,
scenic heritage. economic, architectural, archaeological, and scenic
herita e site in the Cit of Ukiah.
Goal HA-4: Conserve the character and The project enhances the character and
architecture of neighborhoods. architecture of the project site by expanding the
museum offerin s.
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
4
Goal CF-10: Ensure adequate community meeting The project fulfills this goal by creating additional
facilities. community meeting spaces as part of the Grace
Hudson Museum experience. It will provide for
Policy CF-10.1: Develop or identify adequate and additional community meeting and cultural
appropriate community facilities available for public activities.
meetings and cultural activities.
Goal CD-10: Preserve and enhance neighborhood The project fulfills this goal because its design is
character. compatible with all the existing elements of the
Grace Hudson Museum site, and would blend and
Goal CD-11: Conserve the character and enhance the surrounding built environment.
architecture of its neighborhoods.
Goal ED-1: Support a strong local economy. The project would significantly enhance the Grace
Hudson Museum, which is already considered a
major local economic generator. The project will
increase the offerings of the Museum and therefore
potentially increase visits and use. The increase
would likely result in increase tourist spending
cit ide.
1
2 Zoning Consistency. The subject property is located within the boundaries of the P-F (Public
3 Facilities) Zoning District. The purpose of the district is to provide for public or quasi-public land
4 uses and to provide business opportunities for large public-serving land uses on public
5 properties. This zone is consistent with the "P" (Public) land use designation of the City General
6 Plan.
7
8 Table 2 below includes the applicable zoning requirements for the Project along with staff
9 analysis.
10
Table 2: Zoning Consistency Analysis
P-F (Public Facilities)Zoning District Staff Analysis
Allowed Uses Section 9070.1 of the City Code lists "historical sites and
monuments," as well as "parks and recreation facilities" as
allowed land uses in the P-F zoning District. The proposed
project improves and enhances an existing historical site and
park facility. The project is consistent with this section of the
code.
Building Height Limits The building height limit for City park buildings is thirty feet.
The proposed accessory structures do not exceed this height
and therefore the pro'ect is consistent with this requirement.
Required Yard Setbacks Section 9170.5 states that there are no specific yard setbacks
in the P-F zoning district and that the exact yard setbacks for
development projects shall be determined in the discretionary
review process. Based on review of the site plan and a
detailed site visit, staff is able to conclude that the proposed
yard setbacks for the small accessory structures are
appropriate and reasonable.
Required Parking The City Code requires 1 parking space for each 400 square
feet of museum floor area. The existing facility has 15,185
square feet, which requires 38 parking spaces. The existing
parkin lot contains 28 stalls and the proposal would result in
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
5
a total of 39 stalls. The project complies with the number of
parking stalls required by the City Code.
Landscaping A major component of the project is new landscaping and it,
along with existing landscaping far exceeds the 20%
coverage requirement.
The proposed parking lot redesign does not provide the
required 1 tree for every 4 parking spaces because the
Museum would like to emphasize storm-water treatment by
including a continuous bio-swale down the center of the
parking lot rather than dedicating this space to total tree
plantings. Staff supports this approach and request for a
modification from the requirement because the parking lot
has substantial shade from existing trees, and together with
the trees proposed, the lot will attain 60% shading in less
than 10 years. A finding is included in Attachment 1 to
support this modification.
Additionally, while the proposed parking lot redesign does
have pedestrian paths of travel on the north and south
boarders of the lot, it does not have one in the central bio-
swale area. The applicants are similarly seeking a
modification to this requirement. Staff is supportive of the
request because the bio-swale would provide a tremendous
amount of benefit in terms of storm-water runoff and the
parking lot is small and setback an ample distance from the
South Main Street. Staff concludes that the lack of a central
walkway in the parking lot will not create a safety issue
because the lot is small, cars move slowly, pedestrian
walkways will existing on the north and south potions of the
lot, and the lot is setback a significant distance from the
South Main Street public right-of-way. A finding is included in
Attachment 1 to support this modification.
1
2 Comments from Reviewing Departments. City Departments submitted the following
3 comments regarding the project.
4
Table 3: City Department Comments Received
Electric Utility The Electric Utility supports the project and had no
specific recommendations or special conditions of
approval. They indicated that the existing
transformer will be relocated and potentially
down raded in size.
Public Works The Department of Public Works indicated that the
project must comply with Low Impact Development
requirements. In response, the applicants
submitted a Hydrologic Assessment Report
prepared for the project by SHN Consulting
Engineers, dated August 22, 2014 concluded that
the post-development runoff volumes will be
mitigated by on-site design features (storm water
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
6
treatment wetlands, bio-swales) in accordance with
the City's drainage design criteria. Additionally, a
Standard Urban Stormwater Mitigation Plan,
prepared by SHN Consulting, has been submitted
for the project as required. It has been reviewed by
the Public Works Department and found
acceptable.
Building Official The Building Official indicated that some of the
improvements would require the review and
approval of a Building Permit.
Fire Department Fire Marshal Kevin Jennings reviewed the project
and asked for additional information to determine if
it complied with the Fire Code. On January 5,
2015, Mr. Jennings provided an email
Memorandum indicating his satisfaction that the
project met the minimum requirements as set forth
in the Fire Code. The applicants also committed to
additional items such as pruning up low hanging
tree limbs, keying the two new gates and placing
the keys in the existing Knox Box, and restricting
parkin alon the entr a .
Police Department The Police Department expressed support for the
project, but indicated that the project fencing will
help, but not necessarily completely protect the
property—and that access should be controlled.
The applicants understand these comments and
intend to address them in the final project.
1
2 Additional Issues: The following additional community issues were identified and analyzed
3 during review of the project.
4
Table 4: Additional Issues
Historic Structure Status and Use The Sun House is one of the few buildings within
the City limits that is listed on the National Register
of Historic Buildings. As such, it is afforded
protections and any proposal to alter or demolish
the structure must first undergo extensive review.
The proposed project does not include any
alterations or modifications to the Sun House
building. It does, however, propose alterations to
the grounds surrounding the structure, and Staff
expressed concern early on about potential impacts
to the historic status of the building. In response,
the applications engaged the services of
McCandless &Associates, an architectural firm
specializing in the appropriate treatment of historic
buildings and properties. In a letter dated January
20, 2015 (Attachment 6), firm owner Bill
McCandless concludes that the proposed project
would not negatively impact the historic Sun
House.
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
7
Neighborhood Compatibility As indicated above, the project has been designed
to be compatible with all the existing elements of
the Grace Hudson Museum site, and would blend
with and enhance the surrounding built
environment. The existing grounds surrounding the
museum property would be significantly improved
with various formal natural education elements.
Landscape (Trees) Removal As a result of the project, approximately 40 trees
would be removed from the site. The majority of
these trees are non-native and in decline; some are
dead or dying, and some conflict with proposed
improvements, such as the expansion of the
parking area (see plan sheets D1.01 and D1.02).
46 new native trees will be planted as a result of
the project(see plan sheet L4.02).
Site Circulation The onsite vehicular circulation will essentially
remain the same, but will be expand to the east.
The Fire Marshall and Department of Public Works
have reviewed the on-site circulation and have
found it acceptable, provided the project complies
with certain standards for road width, tree limb
pruning, etc. These standards are included as
conditions of approval for the project.
Pedestrian circulation around the site will be
enhanced and formalized as a result of the project.
ADA compliance will be achieved.
Site Protection The project includes new fencing and walls around
the perimeter of the site to help protect the
Museum grounds. The Police Department has
suggested that specific access rules be established
to complement the new fencing and walls and
enable them to better respond and protect the site.
The applicants agreed with this recommendation.
Fence Height(Minor Use Permit) Portions of the proposed block wall and cement
board fence would reach a height of 8-feet, where
6-feet is allowed by the City Code. However, the
City Code does allow an 8-foot wall/fence provided
a Use Permit is first secured.
The reason for seeking 8-feet for these elements of
the plan is for site protection. The wall/fences
would be placed on a portion of the eastern
property line facing private property. The
wall/fences would be decorative and design to
complement the structures and landscaping on the
site. Staff has not found any public detriment
associated with the proposed section of 8-foot tall
fencing.
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
8
Perimeter Fence/Wall (DRB comments) The DRB discussed the proposed perimeter fence
and wall in detail. While they unanimously
understood and supported the need for security of
the site, there was not total consensus regarding
the exact placement of these features, particularly
along the Main Street frontage. Some members
preferred that the fence be pulled back from the
property line, where others felt the proposed
location was fine.
Staff concludes that the proposed perimeter
fencing and wall locations are crucial for providing
the level of security that is needed for the project
and to pull the fencing back deep into the site
would lessen security for the entire site and conflict
with other important elements of the project.
Loss of Community Gardening Space The project will utilize the previous community
gardening space on the subject property for the
expanding parking lot and wetland storm-drainage
area. In anticipation of this loss, the local
gardeners who utilized the space have secured
gardening plots in the new community garden
nearby on East Gobbi Street.
1
2
3 Site Development Permit and Use Permit. The Ukiah City Code requires approval of a Site
4 Development Permit to significant modify exterior grounds of a site and construct small
5 structures. The Code also requires a Use Permit for fences to exceed 6-feet in height that are
6 intended to secure park and recreation facilities. The findings required for approval of a Site
7 Development Permit and Use Permit along with staff analysis is included in Table 5 below.
8
Table 5: Site Development Permit Analysis
The proposed project is consistent the goals and See Table 1 above
olicies of the Cit General Plan.
The proposed project is consistent with the See Table 2 above
provisions of the Cit Zonin Code.
The location, size, and intensity of the proposed The location, size and intensity of the project would
project will not create a hazardous or inconvenient not create hazards to vehicular or pedestrian traffic
vehicular or pedestrian traffic pattern. because no work would be performed in the public
right-of-way, the parking lot would be enlarged, and
pedestrian access would be enhanced as a result
of the project.
The accessibility of off-street parking areas and the The existing parking area and the proposed
relation of parking areas with respect to traffic on enlarged parking area are located away from Main
adjacent streets will not create a hazardous or Street and surrounding land uses and would not
inconvenient condition to adjacent or surrounding create hazardous or inconvenient conditions.
uses
Sufficient landscaped areas have been reserved for The primary component of the project is adding
purposes of separating or screening the proposed appropriate landscaping throughout the site to
structure(s) from the street and adjoining building separate, screen, and highlight buildings and
sites, and breakin up and screenin lar e important new educational components of the
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
9
expanses of paved areas. museum site. Additionally, significant new
landscaping would be introduced to the parking lot
area.
The proposed project will not restrict or cut out light The primary component of the project is
and air on the property, or on the property in the landscaping. The proposed small structures,
neighborhood; nor will it hinder the development or fences, walls and other features would not cut out
use of buildings in the neighborhood, or impair the light and air on the property, or on the property in
value thereof. the neighborhood; nor will it hinder the
development or use of buildings in the
neighborhood, or impair the value thereof, because
they are small and located on a large parcel away
from nearby development on adjacent parcels.
The improvement of any commercial or industrial The proposed project is located in a mixed
structure will not have a substantial detrimental commercial/heavy commercial area that also has
impact on the character or value of an adjacent some residential lands uses. The project will
residential zoning district. enhance these developments and land uses
because it will upgrade and beautify the subject
ro ert .
The proposed development will not excessively The project will add new landscaping and enhance
damage or destroy natural features, including trees, the existing landscaping on the site. The project
shrubs, creeks, and the natural grade of the site. will not destroy and natural land features or creeks
because none exist on the site. Some trees must
be removed, but it is largely due to their declining
or dead condition. New trees will be planted
throughout the site as a result of the project.
There is sufficient variety, creativity, and The proposed Nature Education Center will provide
articulation to the architecture and design of the creative and interesting features on the grounds
structure(s)and grounds to avoid monotony and/or and the small structures will provide unique and
a box-like uninteresting external appearance. unusual buildings that will not be box-like.
1
2
Table 6: Use Permit Analysis
The proposed land use is consistent with the See Table 1 above.
provisions of the Zoning Ordinance as well as the
oals and policies of the Cit General Plan.
The proposed land use is compatible with The project is compatible with surrounding land
surrounding land uses and shall not be detrimental uses and would not be detrimental to the public's
to the public's health, safety and general welfare. health, safety and general welfare because as a
result of the project, the grounds of the Grace
Hudson Museum/Sun House would be significantly
enhanced with landscaping and educational
components. The improvements, including the
parking lot expansion, would not be located within
any public right-of-way or generate excessive noise
or odors, or otherwise impact the public.
The applicants are proposing an 8-foot tall section
of fence along a portion of the east property line,
where 6-feet is allowed and are seeking Use Permit
approval for the 8-foot height. The 8-foot tall
section would run approximately 120-feet along the
northeast property line. The purpose of the 8-foot
tall fence is to increase security in this area, which
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
10
has been problematic in the past. The area is
heavily wooded and the adjacent property to the
east is used for heavy commercial purposes. Staff
is able to conclude that the proposed 8-foot tall
fence in this location is reasonable and appropriate
to provide needed security; would not impact the
adjacent property; and would not be highly viable
because it would not front on Clay Street and the
site is heavily wooded and screened from view. A
finding is included in Attachment 1 to support this
modification.
1
2 DESIGN REVIEW BOARD REVIEW AND RECOMMENDATIONS
3
4 The Design Review Board met on November 13, 2014 to discuss the proposed project. At the
5 conclusion of a lengthy discussion, the Board unanimously recommended approval of the
6 project. The Board asked that the Planning Commission consider its comments related to
7 signage and the perimeter fence/wall. The Boards perimeter/fence wall comments are
8 discussed in Table 4 above, and the minutes to the meeting are included as Attachment 5.
9
10 ENVIRONMENTAL (CEQA) REVIEW
11
12 The proposed project is exempt from the provisions of the California Environmental Quality Act
13 (CEQA) pursuant to Sections 15301, Class 1; 15303, Class 3; 15304, Class 4; 15307, Class 7;
14 and 15308, Class 8: Construction of a number of small structures, installation of new
15 landscaping, repair and enhancement of existing facilities, and creation of environmental
16 resources to protect and enhance the environment. This determination is supported by the
17 following technical information:
18
19 1. Technical Letter regarding historic resource compatibility, McCandless & Associates
2o Architects, Inc., dated January 20, 2015
21
22 2. Technical letters regarding site improvements, Ann Baker Landscape Architecture, dated
23 December 19, 2014 and January 2, 2015.
24
25 3. Arborist Report, John M. Phillips, dated October 20, 2014
26
27 4. Preliminary Hydrologic Assessment Report, SHN Consulting Engineers & Geologists,
28 Inc., dated August 22, 2014.
29
30 5. Preliminary Standard Urban Stormwater Mitigation Plan, SHN Consulting Engineers &
31 Geologists, Inc., dated December, 2014.
32
33 6. Preliminary Grading and Drainage Plan, SHN Consulting Engineers & Geologists, Inc.,
34 dated December, 2014.
35
36 7. TS'Wish Wetland Plan, Ann Baker Landscape Architecture, dated December 19, 2014.
37
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
11
1 8. Tree Removal and Protection Plan, Ann Baker Landscape Architecture, dated December
2 19, 2014.
3
4 CONCLUSION
5
6 The City has received a sizeable grant to transform the grounds of the grace Hudson
7 Museum/Sun House into a large and unique Nature Education Center. The Community
8 Services Department Staff assembled a team of community partners to help create a vision and
9 design an outdoor campus that will explore the interrelationship between nature and culture, by
10 laying out the co-evolution of Ukiah Valley landscapes with Pomo Indian environmental
11 practices that resulted in a biologically rich and complex landscape.
12
13 After review of the project plans and technical studies, and analyzing the project in terms of its
14 location and the surrounding land uses, Staff is able to conclude that the project is consistent
15 with the General Plan and zoning, would be compatible with the environment and surrounding
16 land uses, and would result in a dramatic one-of-a-kind museum/education public facility.
17
18 Additionally, staff is supportive and recommending approval of two modifications to the
19 landscaping requirements. Moreover, staff is supportive of the Use Permit request to install an
20 approximate 120-foot section of 8-foot tall fence where a maximum of 6-feet is normally
21 permitted. Findings are included in Attachment 1 justifying these modification requests.
22
23 PUBLIC NOTICE
24
25 A notice of public hearing was provided in the following manner:
26
27 ■ posted in three (3) places on the Project site on February 19, 2015;
28 ■ mailed to property owners within 300 feet of the project site on February 19, 2015; and
29 ■ published in the Ukiah Daily Journal on February 15, 2015.
30
31 As of the writing of this staff report, no correspondence has been received in response to the
32 notice.
33
34 DECISION TIMELINE
35
36 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The
37 PSA requires that a decision be made on the project within 60 days of the application being
38 deemed complete. This application was submitted to the Community Development and
39 Planning Department on November 3, 2014 and was deemed complete on January 14, 2014.
40 As such, a decision must be made on the project no later than March 14, 2014.
41
42 Attachments
43
44 1. Draft Site Development and Use Permit Findings
45 2. Draft Conditions of Approval
46 3. Project Description and project Plans (previously distributed)
47 4. Project History Statement
48 5. Design Review Board Minutes
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
12
1 6. McCandless Letter regarding historic significance
2 7. Arborist Report, John Phillips, October 20, 2014.
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Grace Hudson Museum Nature Education Project
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1 ATTACHMENT 1
2
3 DRAFT SITE DEVELOPMENT AND USE PERMIT FINDINGS
4
5 DRAFT SITE DEVELOPMENT AND USE PERMIT FINDINGS
6 TO ALLOW THE CONSTRUCTION OF AN OUTDOOR NATURE EDUCATION CENTER AT
7 THE GRACE HUDSON MUSEUM/SUN HOUSE PROPERTY
8 431 SOUTH MAIN STREET, UKIAH
9
10 The following findings are supported by and based on information contained in this staff report,
11 the application materials and documentation, and the public record.
12
13 1. The proposed project, as conditioned, is consistent with the goals and policies of the
14 General Plan as described in Table 1 of the staff report.
15
16 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as
17 described in Table 2 of the staff report.
18
19 3. The location, size and intensity of the project would not create hazards to vehicular or
20 pedestrian traffic because no work would be performed in the public right-of-way, the
21 parking lot would be enlarged, and pedestrian access would be enhanced as a result of
22 the project.
23
24 4. The existing parking area and the proposed enlarged parking area are located away
25 from Main Street and surrounding land uses and would not create hazardous or
26 inconvenient conditions.
27
28 5. The primary component of the project is adding appropriate landscaping throughout the
29 site to separate, screen, and highlight buildings and important components of the
3o museum site. Additionally, significant new landscaping would be introduced to the
31 parking lot area.
32
33 6. The proposed small structures, fences, walls and other features would not cut out light
34 and air on the property, or on the property in the neighborhood; nor will it hinder the
35 development or use of buildings in the neighborhood, or impair the value thereof,
36 because they are located in a large parcel over 100-feet from neighboring development.
37
38 7. The proposed project is located in a mixed commercial/heavy commercial area that also
39 has some residential lands uses. The project will enhance these developments and land
4o uses because it will upgrade and beautify the subject property.
41
42 8. The project will add new landscaping and enhance the existing landscaping on the site.
43 The project will not destroy and natural land features or creeks because none exist on
44 the site. Some trees must be removed, but it is largely due to their declining or dead
45 condition.
46
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
14
1 9. The proposed parking lot redesign does not provide the required 1 tree for every 4
2 parking spaces because the Museum would like to emphasize storm-water treatment by
3 including a continuous bio-swale down the center of the parking lot rather than
4 dedicating this space to total tree plantings. The City finds that this design is acceptable
5 because the parking lot has substantial shade from existing trees, and together with the
6 trees proposed, the lot will attain 60% shading in less than 10 years.
7
8 While the proposed parking lot redesign does have pedestrian paths of travel on the
9 north and south boarders of the lot, it does not have one in the central bio-swale area.
10 The applicants are seeking a modification to this requirement. The City finds the design
11 acceptable because the bio-swale would provide a tremendous amount of benefit in
12 terms of storm-water runoff and the parking lot is small and setback an ample distance
13 from the South Main Street. Additionally, the city finds that the lack of a central walkway
14 in the parking lot will not create a safety issue because the lot is small, cars move slowly,
15 pedestrian walkways will existing on the north and south potions of the lot, and the lot is
16 setback a significant distance from the South Main Street public right-of-way.
17
18 10. The proposed Nature Education Center will provide creative and interesting features on
19 the grounds and the small structures will provide unique and unusual buildings that will
20 not be box-like.
21
22 11. The project is compatible with surrounding land uses and would not be detrimental to the
23 public's health, safety and general welfare because as a result of the project, the
24 grounds of the Grace Hudson Museum/Sun House would be significantly enhanced with
25 landscaping and educational components. The improvements, including the parking lot
26 expansion, would not be located within any public right-of-way or generate excessive
27 noise or odors or create other impacts to surrounding properties or the public in general.
28
29 12. The project has been reviewed by all City Departments including the Police, Fire and
3o Public Works Departments, and none of these Departments have identified any potential
31 impacts to the public's health, safety or general welfare.
32
33 13. The proposed 8-foot tall fence is reasonable and appropriate to provide needed security,
34 would not impact the adjacent property or the general public, and would not be highly
35 viable because it would not front on Clay Street and the site is heavily wooded and
36 screened from view.
37
38 14. The proposed project is exempt from the provisions of the California Environmental
39 Quality Act (CEQA) pursuant to Sections 15301, Class 1; 15303, Class 3; 15304, Class
40 4; 15307, Class 7; and 15308, Class 8: Construction of a number of small structures,
41 installation of new landscaping, repair and enhancement of existing facilities, and
42 creation of environmental resources to protect and enhance the environment. This
43 determination is supported by the following technical information:
44
45 ➢ Technical Letter regarding historic resource compatibility, McCandless &
46 Associates Architects, Inc., dated January 20, 2015
47
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
15
1 ➢ Technical letters regarding site improvements, Ann Baker Landscape
2 Architecture, dated December 19, 2014 and January 2, 2015.
3
4 ➢ Arborist Report, John M. Phillips, dated October 20, 2014
5
6 ➢ Preliminary Hydrologic Assessment Report, SHN Consulting Engineers &
7 Geologists, Inc., dated August 22, 2014.
8
9 ➢ Preliminary Standard Urban Stormwater Mitigation Plan, SHN Consulting
10 Engineers & Geologists, Inc., dated December, 2014.
11
12 ➢ Preliminary Grading and Drainage Plan, SHN Consulting Engineers &
13 Geologists, Inc., dated December, 2014.
14
15 ➢ TS'Wish Wetland Plan, Ann Baker Landscape Architecture, dated December 19,
16 2014.
17
18 ➢ Tree Removal and Protection Plan, Ann Baker Landscape Architecture, dated
19 December 19, 2014.
20
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Grace Hudson Museum Nature Education Project
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1 ATTACHMENT 2
2
3
4 DRAFT CONDITIONS OF APPROVAL
5
6 DRAFT SITE DEVELOPMENT AND USE PERMIT CONDITIONS OF APPROVAL
7 TO ALLOW THE CONSTRUCTION OF AN OUTDOOR EDUCATION CENTER AT THE
8 GRACE HUDSON MUSEUM/SUN HOUSE PROEPRTY
9 431 SOUTH MAIN STREET, UKIAH
10
11 1. Approval is granted to allow construction of a new nature education component to the
12 Grace Hudson Museum property as shown on the plans date stamped December 19,
13 2014 and as described in the project description submitted to the Planning and
14 Community Development Department and date stamped November 3, 2014.
15
16 2. Plans submitted for building permit shall be in substantial conformance with the plans
17 conditionally approved by the Planning Commission.
18
19 3. Signs require application for and approval of a Sign Permit from the Planning and
20 Community Development Department.
21
22 4. Construction hours 7:00 a.m. to 7:00 p.m. Monday through Friday. Saturday 9:00 a.m.
23 to 4:00 p.m., unless specifically approved by the Public Works Director. Construction is
24 prohibited on Sundays and holidays recognized by the City of Ukiah, unless approved by
25 the Public Works Director. Interior construction is exempt from these hours provided
26 that construction noise is not audible at the project property lines.
27
28 5. On plans submitted for building permit these conditions of approval shall be included as
29 notes on the first sheet.
30
31 From the Building Official
32
33 6. Building permit is required for any structures or other improvements subject to the
34 requirements of the California Building Code.
35
36 From the Fire Marshal
37
38 7. No new roadways shall be constructed with smaller/tighter turning radius than is
39 currently on the site. The minimum radius shall be 18-20 feet.
40
41 8. Roadways with an 18-20 foot width will require posting of "No Parking" signs on each
42 side of the roadway. Roadways with a width of twenty-six (26) feet will require the
43 posting of"No Parking" signs on one side of the roadway.
44
45 9. Vegetation, specifically low hanging branches on trees shall be kept trimmed to a
46 minimum height of thirteen feet six inches (13' 6") for clear space above the roadways.
47
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
17
1 10. Roadway construction must be designed and built to support fully equipped fire
2 apparatus.
3
4 11. The new gates located on Main Street and Clay Street shall be keyed "alike" so that only
5 one (1) key is needed for any emergency access. A gate master key shall be placed
6 into the required Knox Box.
7
8 From the Public Works Department
9
10 12. Prior to construction of site improvements, a final grading and drainage plan, and an
11 erosion and sediment control plan, prepared by a Civil Engineer, shall be submitted for
12 review and approval by the Department of Public Works. The plan shall include the
13 detailed design of the proposed storm water best management practices (BMPs).
14 Drainage improvements shall be in compliance with the City of Ukiah's Phase I Storm
15 Water Permit and the Low Impact Development Technical Design Manual (LID Manual).
16 A final drainage report and Standard Urban Storm Water Mitigation Plan (SUSMP) shall
17 be provided to support the design of the proposed drainage system.
18
19 13. The project engineer shall provide direct oversight and inspection during project
20 construction, with special attention to implementation of best management practices for
21 sediment and erosion control, and the proper grading, installation, and landscaping of
22 the stormwater BMPs. Upon completion of the work, a report shall be submitted by the
23 project engineer to the Department of Public Works stating that the improvements have
24 been completed in accordance with the approved plans and conditions of approval, shall
25 function as intended, and all areas have been permanently stabilized to prevent
26 sediment and erosion.
27 14. Since the project area disturbs greater than one acre, the applicant must obtain a Storm
28 Water Permit from the Regional Water Quality Control Board, prior to construction. The
29 Storm Water Pollution Prevention Plan shall be prepared by a Qualified SWPPP
30 Developer, and implemented by a Qualified SWPPP Practitioner. Also, an Air Quality
31 Permit from the Mendocino County Air Quality Management District will be required.
32 15. Sidewalk and dnveway improvements within the street nght-of-way shall meet accessibility
33 requirements. Prior to construction, improvement plans shall be prepared by a Civil Engineer and
34 approved by the Department of Public Works for all improvements within the street rights-of-way.
35 16. Any existing curb,gutter and sidewalk in disrepair adjacent to the subject property shall be
36 repaired. Abandoned driveway approaches and curb openings shall be removed. All work shall
37 be done in conformance with the Ciry of Ukiah Standard Drawings 101 and 102 or as directed by
38 the City Engineer.
39 17. All work within the public right-of-way shall be performed by a licensed and properly
40 insured contractor. The contractor shall obtain an encroachment permit for work within
41 this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3%
42 of estimated construction costs.
43 18. All areas of circulation shall be paved with a minimum of 2" of AC on 6" of Base or other
44 suitable all-weather surface approved by the City Engineer. This includes the proposed
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
18
1 driveways and parking areas. If heavy truck traffic is anticipated from the solid waste
2 company, delivery trucks, or other heavy vehicles, the pavement section shall be
3 calculated appropriately to ensure that it can withstand the loading.
4 19. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
5 tested, and repaired or replaced if required. Sewer connection fees shall be paid at the
6 time of building permit issuance.
7 20. Capital Improvement fees for water service are based on the water meter size. A fee
8 schedule for water meter sizes is available upon request. Additionally, there is a cost for
9 City crews to construct the water main taps for the proposed water services to serve the
10 project.
11 21. Irrigation services shall have approved backflow devices.
12 From the Electric Utility
13
14 22. Prior to the issuance of a Building Permit, the applicants shall indicate the total number
15 of secondary conduits that will be feeding out of the new transformer location, and
16 provide all information requested by the City Electric Utility.
17
18 Standard Conditions
19
20 23. No permit or entitlement shall be deemed effective unless and until all fees and
21 charges applicable to this application and these conditions of approval have been paid in
22 full.
23
24 24. The property owner shall obtain and maintain any permit or approval required by law,
25 regulation, specification or ordinance of the City of Ukiah and other Local, State, or
26 Federal agencies as applicable. All construction shall comply with all fire, building,
27 electric, plumbing, occupancy, and structural laws, regulations, and ordinances in effect
28 at the time the Building Permit is approved and issued.
29
30 25. A copy of all conditions applicable to the Site Development Permit and Use Permit shall
31 be provided to and be binding upon any future purchaser, tenant, or other party of
32 interest.
33
34 26. All conditions of approval that do not contain specific completion periods shall be
35 completed prior to building permit final.
36
37 27. This Site Development Permit and Use Permit may be revoked through the City's
38 revocation process if the approved project related to this Permit is not being conducted
39 in compliance with these stipulations and conditions of approval; or if the project is not
40 established within two years of the effective date of this approval; or if the established
41 use for which the permits were granted has ceased or has been suspended for 24
42 consecutive months.
43
44 28. Except as otherwise specifically noted, the Site Development Permit and Use Permit
45 shall be granted only for the specific purposes stated in the action approving the Site
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
19
1 Development Permit and Use Permit and shall not be construed as eliminating or
2 modifying any building, use, or zone requirements except to such specific purposes.
3
4
5 29. All required landscaping shall be properly maintained to insure the long-term health and
6 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to
7 the following:
8
9 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
10 according to the season, i. e., more water in summer, less in the winter.
11
12 B. Additional watering shall occur during long periods of severe heat and drying winds,
13 and reduced watering shall be used during extended periods of cool rainy weather.
14
15 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic
16 fertilizer according to the recommendations of a landscaping professional.
17
18 D. Weed killers shall not be used on or near trees.
19
20 E. The tree ties and stakes shall be checked every six months to ensure they do not
21 constrict the trunks and damage the trees.
22
23 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
24 damage the trunk of the tree and its overall growth.
25
26 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
27 vandalism, shall be replaced with the same or similar tree species, or an alternative
28 species approved by the department of Planning and Community Development.
29
3o H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
31 pruning shall follow standard industry methods and techniques to ensure the health
32 and vitality of the tree.
33
34 Failure to comply with the requirements listed above could result in revocation of the Use
35 Permit/Site Development Permit.
36
37 30. The project shall comply with the following requirements to reduce air quality impacts
38 related to project construction:
39
40 A. All grading shall comply with Mendocino County Air Quality Management District
41 Rule 1-430, Fugitive Dust Emissions.
42
43 B. All activities involving site preparation, excavation, filling, grading, road construction,
44 and building construction institute a practice of routinely watering exposed soil to
45 control dust, particularly during windy days.
46
47 C. All inactive soil piles on the project site shall be completely covered at all times to
48 control fugitive dust.
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
20
1
2 D. All activities involving site preparation, excavation, filling, grading, and actual
3 construction shall include a program of washing off trucks leaving the construction
4 site to control the transport of mud and dust onto public streets.
5
6 E. Low emission mobile construction equipment, such as tractors, scrapers, and
7 bulldozers shall be used for earth moving operations.
8
9 F. All earth moving and grading activities shall be suspended if wind speeds (as
10 instantaneous gusts) exceed 25 miles per hour.
11
12 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires,
13 poorly covered truck loads, or other construction activities shall be cleaned each day
14 prior to the end of construction activities using methods approved by the Director of
15 Public Works/City Engineer.
16
17 31. Any future lighting for the property is subject to Planning Department review and
18 approval as part of the building permit required for the lighting. Any lighting shall comply
19 with the following requirements:
20
21 ➢ International Dark Sky Association approved fixture or equivalent;
22 ➢ Design compatible with the structures on the site.
23 ➢ Downcast, full cutoff fixture(s);
24 ➢ Pole height similar to any existing poles.
25 ➢ No light impacts or spill-over to adjacent properties.
26
27 32. This approval is contingent upon agreement of the applicant and property owner and
28 their agents, successors and heirs to defend, indemnify, release and hold harmless the
29 City, its agents, officers, attorneys, employees, boards and commissions from any claim,
30 action or proceeding brought against any of the foregoing individuals or entities, the
31 purpose of which is to attack, set aside, void or annul the approval of this application.
32 This indemnification shall include, but not be limited to, damages, costs, expenses,
33 attorney fees or expert witness fees that may be asserted by any person or entity,
34 including the applicant, arising out of or in connection with the City's action on this
35 application, whether or not there is concurrent passive or active negligence on the part
36 of the City. If, for any reason any portion of this indemnification agreement is held to be
37 void or unenforceable by a court of competent jurisdiction, the remainder of the
38 agreement shall remain in full force and effect.
39
Grace Hudson Museum Nature Education Project
Major Site Development Permit and Use Permit
21
Af�ac�hm��� � ;` �
jGrace Hudson Nature Education Facility
j Project History & Project Development
Reference materials attached : 2010 Grant Conceptual Plan
Site Backqround
The Grace Hudson Museum is named after nationaily admired artist Grace Carpenter Hudson ( 1865-
1937) and her husband , anthropologist John W. Hudson (1857- 1936), both of whom dedicated their
lives to chroriicling the .history and culture of Pomo Indian peoples. The Hudson Estate , including the
Sun House, their 1911 redwood Craftsman bungalow, the four acres of land on which it sits; and-the
diverse contents of the house — collections of Pomo Indian basketry and other artifacts , ethnographic
field notes and unpublished manuscripts, thousands of early historic photos, trunks of artwork, and
� much more — was acquired by the City of Ukiah in 1975 , with a deed stipulation that the property be
used for the purposes of an art and history museum .
1
Between 1975 and 1981 the Sun House was operated on a limited schedule as a historic home . In
! 1981 the City of Ukiah assumed full control of the property, house , and its collection of over 30 , 000
� artifacts. For approximately the next five years, the "Sun House Museum" operated out of the house
� proper, with a gift store located for a time in Dr. Hudson's old garage in back of the home. It was also
' during this time that Carpenter Hudson Park was developed and installed with support from the Sun
' House Guild and other Ukiah based service clubs.
In 1986, following the fundraising efforts of the Sun House Guild , and in partnership with the City of
Ukiah , an 8,400 square-foot museum was constructed in back of the Sun House . This new space,
christened the "Grace Hudson Museum, " allowed the Hudsons' enormous and varied collections to be
stored and displayed to greater advantage. A subsequent Guild fundraising campaign , in the spring of
2001 , facilitated the addition of 2,400 square feet of gallery space, in part to display the Museum's ever-
expanding collection of Grace Hudson paintings, and Indian basketry. At the same time , the existing
Museum was remodeled to make better use of staff work space, and to add a new art storage vault.
The 2001 expansion enabled the Museum to host four exhibit galleries. The. three permanent
collections feature Grade Hudson's art; the history of the Hudson Carpenter Family; and Pomo
basketry. The fourth gallery is for the display of changing exhibits with a rotating emphasis on art,
history, and anthropology all with a connecting theme of exploring the cultural geography of the West
Coast and Northern California in particularW. Changing exhibits generally are installed for three to four
months.
Following the 2001 expansion , the Museum and Sun House have continued to operate with great
success, however, the surrounding Park and grounds have experienced an increase of transients who
took shelter in the park and around the Sun House. StafF became increasingly concerned about the
safety of the Sun House with homeless people loitering on the porch at all hours and smoking
cigarettes . Over time the park area became an attractive location for homeless people to drink and
smoke during the day and night hours . The Museum could no longer invite groups of school children to
hold their picnics in the park. The park continued on a downward spiral , with incidents of violence , and
increasingly few visitors that weren 't transient spending their days in the park. Consequently, the City
began to look for ways to reclaim the park area for Museum programs and thereby continue in the '
vision and promise to utilize the property for the purposes of an art and history museum.
Grant Application
In 2009 , the Community Services Department staff ident�ed the Proposition 84 Statewide Nature
Education Facilities Grant Program as a possible source of funding for the renovation and
development of Carpenter Hudson Park in conjunction with the enhancement of Grace Hudson
Museum's existing educational programs. Specifically the Nature Education Facilities (NEF) program
includes a section of funding with a focus to "combine the study of natural science with preservation ,
demonstration and education programs . . . provide collections and programs related to the
relationship of Native American cultures to the environment".
In June 2010 the City Council adopted a resolution for the NEF grant application . The major
components of the grant pcoposal included fencing the park area to make- it- an extension- of #he
museum facility and installing outdoor exhibits focusing on such things as native plant material related
to basketry, food , medicinal and other local Native American uses . The existing native plants
courtyard would be improved with the installation of interpretive signage, a wooden boardwalk and
arbors. Likewise the parking areas would be improved to include permeable paving, a bioswale for
treating run-off ,and creating an area for teaching about storm water management. Overall the project
would reco nfigure ex isting m useum grounds to te ach v isitors abou t P omo Indian env ironmental
management and land use practices. These outdoor spaces would also provide areas to hold group
events, outdoor demonstrations, and other public programs.
The NEF grant program was a highly competitive grant process. Following the submittal of the grant
application , the City was contacted by the Office of Grants and Local Services to schedule a site visit,
and then a second site visit. During this process the grant office toured the grounds, interviewed staff
members, and requested supplemental information about educational programs, exhibits , museum
partnerships, operating budget, and staffing levels.
Tfie funding recipients for the Nature Education Facilities grant program were announoed in April
2011 with the City of Ukiah receiving an award of three million dollars. The grant program received
requests for funding from more than three hundred locations throughout the state of California with
requests totaling more than one billion dollars in funding . The program selected forty four locations to
award a total funding amount of ninety three million dollars. Funding awards ranged from twenty five
thousand dollars to seven million dollars per locafion . With a three million dollar grant award , Ukiah
was in top ten of large dollar awards given , along with such facilities as the Monterey Bay Aquarium ,
the Autry Museum of Western Heritage , San Diego Natural History Museum, Sacramento Museum of
History, Discovery Science Center of Orange County and the East Bay Zoological Society.
Partnerships
The Museum was constructed and then expanded with the dedicated work of community members who
formed the Sun House Guild and then laterthe Grace Hudson Museum Endowment. Both non-profits
have contributed tremendous resources toward the programming and operations of the Museum. This
public private partnership between the City, Guild , and Endowment has provided the framework for the
success of the Museum facilities and programs. Both groups advocated and supported the grant
proposal for the Nature Education Facility grant program and have participated in the design process
for the project.
Similarly, a number of partnerships have forged in the design of the project. The Mendoano Master
Gardeners have taken a very active role in efforts to remove exotic invasive species at the project
location . The Tree Advisory Group has similarly taken an advisory role by providing direct input on the
project design related to preservation of existing trees and new tree selection . The CA Native Plant
Society and the Audubon Society have provided input to the design professionals on growing and
sourcing native plant species that will improve habitat, and the Mendoano Community College
horticulture program has been contacted to grow a number of native plants for the project site. And
regional educators and tribal environmental specialists have helped guide and evaluate plans for
educational exhibits and interpretive elements.
,
� Ts' iwish Wetland Project & Communitv Garden Relocation
i
' The originai 2010 grant proposal called for a storm water garden near the northeast corner of the
j existing parking lot. The intention was to improve onsite related drainage throughout the project (which
had flooded in the past) with the creation of bioswales and native plants to help filter and treat storm
water. Upon receiving the grant award announcement in 2011 , the detailed design development
process commenced . At that time staff identified the potential to coordinate the Grace Hudson grant
project with a previously ident�ed Public Works Capital Improvement Project to improve the drainage
issues culminating in the Cleveland Lane area . Specifically, the Museum property that buffers the
Cleveland Lane Drainage ditch provides an excellent potential site for a larger storm water treatment
area and would also provide the_ space. for more extensive wetlands-habitat; more diverse-locat -speeies
of plants and animals, more opportunities to teach about this habitat and its characteristic species, and ,
potentially, large amounts of native plant material to use for various cultural workshops and classes.
This eastern Museum property area was not previously included in the Nature Education grant project
because it was envisioned to provide expanded parking needs or other Museum growth and expansion
in a future phase. Similarly, this area was currently in use by the Community Garden Project under a
temporary land lease agreement.
Staff provided advanced notice to the Cleveland Lane Community Garden group that the current
garden sight might be considered for development as an educational storm water garden area . The
City worked with the Garden group to secure finro additional garden locations in anticipation that the
Cleveland Lane Community Garden will be closing in May2015 .
The culmination of this design and planning work was that the parking lot would need to be reoriented
and expanded to the east and that it would be ideal to utilize the additional east Museum property to
capture existing runoff, detain and retain surface flows, and improve the overall capacity of the
Cleveland Lane area drainage in general . In August 2014 staff received direction from City Council to
begin the design for this conceptual storm water treatment and retention area also authoirzation to
utilize funding from the Cleveland Lane Drainage Special Project Reserve Fund to pay for the design
process.
Staff identified funding through the Habitat Conservation Fund (HCF) for wetland restoration that would
be a potential match funding source for the construction of the storm water infrastructure . In
September 2014 Council adopted a resolution for the HCF grant application and dedicated the
remaining funds from the Cleveland Lane Drainage Special Project Reserve Fund to pay for the
construction of the project.
Hence , the Grace Hudson Museum property that extends east beyond the current parking lot's eastern
fence to the railroad tracks has been appropriately named the Ts' iwish Wetland. Ts' iwish means
"Bulrush" in Northern Pomo, which is a key basketry plant, and the intent is to provide harvestable �
amount of this and other materials in the wetland project area . The drainage infrastructure and basic
planting pallet for this site will be constructed with funding from the Cleveland Lane Drainage Special
Project Reserve Fund. A potential grant from the Habitat Conservation Fund , will supplement the
project area with funding for a more robust landscaping plan and thereby create greater habitat for
native plants , birds and other wetland species.
x
�
�
i
Grant Proiect Timeline
The grant project wiil enter the construction phase in the summer of 2015. The instaliation of plant
materials and/or interpretive exhibit materials will likely continue during the spring and summer of 2016 .
All construction activities must be completed by the end of 2016 so that the City can file the appropriate
documents with the State in 2017 .
November 2014 75% Construction Documents, Plans & Specs
December 2014 90% Construction Documents, Plans & Specs
January 2015 100% Construction Documents, Plans & Specs, start Permit process
March 2015 Bidding Process
May 2015 Award_Construction Contract
June/July 2015 Begin Construction
Spring 2016 Complete phased plant installation and native plant establishment
Summery 2016 Complete phased exhibit installation & construction punch-list items
Fall 2016 Complete any outstanding construction , planting and exhibit installation tasks
January 2017 File project completion with State Grant Office
Neiahborina Proiects
The City is working on a number of projects that are adjacent to the Grace Hudson project site. Staff is
�
working to coordinate the design process with each of these projects.
• Cleveland Lane Senior Housing : The Redevelopment Agency previously assembled a number
of parcels to the south of the Grace Hudson site which is designated for senior housing . The
City is working with a developer on the design of the project. The Grace Hudson project will
share a connecting pathway and landscaped areas in an effort to integrate the housing as part
of the larger campus and provide a welcome pedestrian entry point.
• Clay Street Development: The City has completed the preliminary concept design to connect
Clay Street east of Main Street and across the railroad track onto Leslie Street. This preliminary
design and traffic study was conducted by the planning firm GHD. The City is now entering into
a contract with Rau and Associates to provide deign details for infrastructure and cost estimates
for the road way, drainage , curb , gutter and sidewalk. The design product from Rau and
Associates will include the block east of Main street that borders the Grace Hudson site. Staff is
working closely with Public Works in coordinating the Grace Hudson perimeter with the future
sidewalk and roadway.
• Future Courthouse at the Depot Site� The City has been working with the Associated Office of
the Courts (AOC) on site planning for a new Mendocino Courthouse at the existing Rail Depot
location . The preliminary planning phase was completed and an application in under review by
the CPUC, the California Public Utilities Commission , who has administrative authority for the
property which is owned by the NCRA, North Coast Rail Authority. The planning documents
that were prepared by GHD detail the proposed Clay Street rail-crossing and the development
of the Courthouse. This planning process is ongoing and staff is monitoring this work to
integrate this information in the planning for the Grace Hudson site. '
• Rail with Trail Proiect: The City assembled grant funding to plan and develop the Rail with Trai �
Project that is currently under construction befinreen Clara and Gobbi. This project boarders the
Grace Hudson site to the east. The Grace Hudson project intends to preserve a space for a
future connection to the Rail Trail . At this time the Rail with Trail project does not have
permission from NCRA to construct additional connection such as a path to Grace Hudson.
Staff is working with the representatives of the Rail with Trail project to allow for this work to
occur in a future phase.
i �::v'xY"-''Y'7�; ' �� '
� �i ��� ah (. ity of Ukiah , CA qff�chm�r ' . r' �
Design Review Board " "� �
1
2 MINUTES
3 .
4 Regular Meeting November 13, 2014
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1 . CALL TO ORDER: Vice Chair Liden called the Design Review Board meeting ,to order
8 at 3: 00 p. m. in Conference Room #3.
9 ////�
10 2. ROLL CALL Present: Vice Chair - �en , Nick Thayer,
11 Howie H Alan Nicholson
12 � /�////�j
13 Absent: C��j �. Hise, //////��/
14
15 Staff Present: � ordan , Principa� ner
16 � chelle Johnson , Assi -� Planner
17 ,� thy Elawadly, Recordin � �� - retary
18 ���//,, �j/�
19 Others present: An ,� er�� ///�
� Sherr �! erri
2° %/i���
22 3. CORRESPONDENCE : �j ��/////// /��/j/
23 ��%,, . j���%%,,.,, j���
24 4. APPROVAL OF MINUTES : Th��t nutes ���' ctober "��� �- 14 meeting are included for
,��iio��- '/j/ �/ //� ����/
25 review and a i � �
26 . ��/iii�////�/i . /j� ��///////// ,
� j�" % : � ,,�� eetin , as submitted . Motion
27 M/S Hawkes/Nic „ n a ro inutes fr� ber 9 , � 9
�i .. pp � � �/o
28 carried by all AYE v���ote of th� ' embers p ..��t (4-0) .
29 �///�,, . �ii, , . %/io,.
30 5. a - � - CE CO � � � � AGE ITEMS
31 � �����/��//o�,,. � ' �i
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32 6. � W BU . : �/////,,. . ��%/�
/ i�,,. �, . ,
33 6A. �Grace Hudso , �ure � � tion Pro��� Site Development Permit, 531 South Mam �
34 �� eet (File No.. , � � : R����� nd recommendation to Planning Commission on a Site
35 �� ;° � lopment Pe��"� - r the �• ,�,�� Hudson Nature Education Project, 531 South Main
36 St���PNs 002-28 � � and 0 81 -31 .
O% �,
38 Ann Baker, La ,� �ape Arc , t referred to the site plans for the construction of the Grace
39 Hudson Museum e Edu n Project and presented the Project:
40 • The Museu ���'� � �ements are designated according to area:
41 o Area 1 , � s to wild garden and everything except trees & garage.
42 o Area 2 is e Pomo Plants Courtyard to include entrance paths, boardwalk, kiosk
43 interpretive signage, pergolas, entry gate, wood and wrought iron fencing and
44 outdoor materials prep area.
45 o Area 3 is the entryway and parking lot to include high albedo paving , solar panel
46 shade structure, stormwater garden , bioswales, landscaping and irrigation , entry
47 path from Main Street and entry sign for Cultural Center.
48 o Area 4 pertains to Sun House landscape and security fence and gates.
49 • Sheet 0. 1 shows the entire museum campus that was gifted to the City for the purposes
50 of a museum giving particular attention to the Project elements as shown on the site
51 plans fhat include: entry court, community courtyard , waterworld , salmon run (See sheet
52 WF. 03, Salmon Run Plan) , graywater garden , pedestrian connection , parking lot,
Design Review Board November 13, 2014
Page 1
1 perimeter fencing , various garden and waterworks areas (see sheet WF. 01 , water feature
i 2 site plan) , swale/wet meadow area, classroom area that will host educational
; 3 workshops/seminars/programs and other elements listed on the `Major Site Elements' of
� 4 the site plans. Explained the classroom area is considered to be one of the more
� 5 progressive structures in that it has a butterfly roof and incorporates a strict graywater
6 landscape concerning drainage on the site as well as other aesthetically pleasing
� 7 features.
� 8 • Gave a project description and talked more about the ` major site elements' for the Project
' 9 as shown on site plan sheets 0. 1 & 0.2 as they relate to drainage and the City stormwater
; 10 system ; parking and/or other infrastructure/site improvements and features.
` 11 • Sheet 0. 3 specifically outlines the Museum Nature Education Project components and
� 12 location thereof.
' 13 • Recommended review of sheet L6. 00 that represents a 3D view of the site for purposes
' 14 of better understanding of the project components.
15 • Explained the managing consideration given the existing large Valley Oak tree on the site
16 that is in decline. There will be exhibits about the Oak tree that include information/art
17 exhibits/sculptures and about animals and birds that use oak trees.
18 • There will be exhibits about grasses, Chaparrel plant community, and fire exhibit area
19 and showed the location .
20 • The Brush Arbor area will be used for events and explained the design and materials
21 being used and noted this area overlaps onto mobile native sod area that can seat up to
: 22 200 people for larger events/seasonal festivals around harvest times. There will be
23 exhibits inside the area about the `cultural values and sustainability/the sharing of
24 resources' in terms of harvesting such that the seating is more than is necessary. This
25 area can be thought of as more of a cultural space.
26 • Talked other areas that will be used for exhibits that talk about the Ukiah Valley and
27 subsequent changes that have occurred over time.
28 • Talked about the 'basket circle' area and significance thereof that will include a famous
29 mosaic done by a local artist.
30 • Garden areas will provide information about the vegetation and corresponding animal
31 habitats.
32 • Explained about the `artistic gallery and/or sculpture gallery and function that will include
33 sculptures as featured in ` Pomo stories' and associated artifacts/artistic �lements.
34 • Consideration was given as to how best to protect the exhibit areas and Sun House
35 Museum from potential vandalism and/or other negative activities and referred to the
36 fencing for the site.
37 • Provided a material/colors sample board and explained the use/design and significance
38 thereof for the Project. (See sheet MS1 . 01 )
39 • Related to the illustration for the wall and fencing as provided for on sheet L7. 04 where
40 the intent is to have very permeable sections around the Sun House and referred to
41 sheet L7. 05 to illustrate the design concept. Explained how the fencing would work
42 with/embrace the existing historic split rail fence that is located in front of the Museum .
43 The fence details are shown on sheet L7 . 06. There is a taller cable wire fence behind the
44 pedestrian connection/split rail fence. The intent is to make the security fence as invisible
45 as possible. Did not want to put anything in front of the Sun House where the concern is
46 vandalism and/or the attraction/taking over by undesirable/transient persons frequenting
47 the area like what happened to the Museum park.
48 • Sheets L7. 01 through L7. 03 show the landscape details and plantings. Sheet D1 .02
49 represents the existing tree list.
, 50 • Sheet A2 . 02 represents the garden entry and conference room plans.
51
52 DRB:
53 • Asked about the museum and connection to the community garden area in terms of
54 access.
Design Review Board November 12, 2014
Page 2
�
1 Member Hawkes :
2 • What is the intent of a Brush Arbor?
3
4 Sherri Smith-Ferri:
5 • Related to the museum property, development of the Stormwater Garden is to essentially
6 address drainage which concerns the land behind the parking lot fence and is where the
7 community garden is currently located . Access to the community garden comes from
8 Cleveland Lane. People do not go through the museum property to access this garden .
9
10 Ann Baker:
11 • The Brush Arbor is a particular kind of structure that essentially consists of poles and
12 very similar to a ' round house' in shape only not as permanent (sheet A2. 01 , Brush Arbor
13 & Outdoor Shelter plans). The brush arbor is what provides shade and resembles a
14 `ramada' with open sides such that in the summer provides a cool area. The `brush '
15 component will actually feature a cloth fabric. The arbor will not have any plant/vegetation
16 growing on it. The concept is best displayed on sheet L6. 00. The permeable cable wire
17 fencing coming around the Sun House can be seen on this drawing . Behind the Brush
18 Arbor a section turns into part of the watershed block which gives way to the cable wire
19 fencing in the garden area . The intent is to make certain people can believe they are in a
20 natural space even though there may be other uses and activities occurring in the area
21 and a diversity concepts also occurring in the surrounding neighborhood that compete
22 with the natural environment. The Project was intended to create an environment having
23 an interest and promotes `quiet. ' Would like to see the park area that has for years been
24 neglected nicely developed and highly complementary to the other uses on the site.
25 • Referred to sheet L7. 04 and explained the two indentations in the wall section
26 accompanying the street trees that are out on the street. The street trees will not be
27 planted at the curb but rather next to the wall that will allow access to the greater
28 swale/wet meadow area behind .
29 • The fence/wall concept is an opportunity to include a story by putting including a basketry
30 pattern on the wall which is repetitive (sheet SI1 . 01 and SI1 . 02, signage & perimeter ,
31 fencing graphics) . Would like to propose a new sign at the corner of the driveway as well
32 as a sign for the Sun House. Would like to have permanent signs that announce the
33 exhibits. The Museum changes exhibits approximately quarterly.
34 • The focus was how to effectively work the new fence and gates with the split rail fence
35 that is not in the best condition . The Project objective is to strike a balance with what is
36 existing in terms of structures and landscaping and what is being proposed as part of the
37 grant project and to have them ha�monize nicely.
38 • Talked about the lighting concepts (sheet E2. 01 lighting plans) . Is required to light the
39 ADA path of travel in the parking lot to comply with Title 24 regulations. LED motion
40 detection high efficiency lights will be used .
41 • Sheet A2. 01 includes the Brush Arbor & outdoor shelter floor plans; A2. 02 includes the
42 garden entry & conference plans; A2 . 03 includes the Museum & public room floor plan .
43 Exterior elevations for some of the other components are also included in the plans.
44
45 Member Liden :
46 • Asked about alternative options on how to best utilize space.
47 • Asked pedestrian walkways/trails.
48 • Asked if the resident unit on the property adjacent to Museum will go away with the new
49 senior housing project?
50 • Would the meeting room size be reduced ?
51 • Asked about the space behind the Museum offices and whether this would be made
52 more accessible to the public or will it be retained as a ` private space' for staff purposes?
53 • The working circuit on the campus to get from one element and/or area to another is a
54 loop scenario?
Design Review Board � November 12, 2014
Page 3
1
2 Member Thayer:
3 • Related to effective use of space noted the historic landscaping designation and
4 corresponding components connected to the Sun House cannot be altered and must
5 remain consistent with the architecture even if this is not the best use of space.
6 • Acknowledged the intent is to construct a fence to protect the Sun House and Museum .
7 • Asked about the restroom configurations that changed the entrance experience at the
8 drive-court. Requested clarification regarding the intent of side-courtyard next to the
9 community room and noted this area to also be fenced .
10 • Referred to L6. 00 and asked about the ` bump-outs' on the back side of the fence in the
11 conference room area.
12 • Asked about access and pedestrian connection on the Museum campus.
13 • Asked if there were plans to purchase land that may be available behind the Museum
14 property.
15
16 Ann Baker:
17 • Any landscaping/design features added to the Sun House historic area has to be of a
18 different material so as to differentiate the designs. Want to be able to distinguish what is
19 historic and what is not. Related to the fencing the intent is to provide for some type of
20 security without disrupting the historic component of the Sun House. Sheet L7 . 04
21 represents the fence elevations.
22 • Referred to sheet L6. 00 and talked about the parking situation. The drive isles for the
23 parking lot have been reoriented for efficiency purposes and explained the design .
24 Everything new with regard to the parking lot is permeable. Demonstrated the use and
25 location of bioswales/landscaping and how the drainage and retention for the parking lot
26 work. '
27 • Sheet C1 . 05 represents the detail of the drainage as it concerns planter/swale/rain
28 garden/walking path areas. Sheet C1 . 02 represents the proposed grading and drainage
29 plan .
30 • Explained the area to the south of the site has been identified as a separate project,
31 which is called the 'South Community. ' Explained how the pathway connections would
32 work for the Museum Project. Addressed the museum parcels and the proposed senior
33 housing site to the south . Noted it would be difficult to put a trail entirely on the Grace
34 Hudson property due to the location of the redwood trees along the south property line.
35 Instead the plans show a pathway that meanders on and off both properties. The intent is
36 for the pathway to connect the Museum campus and senior housing project. In order to
37 do this, the fence between the properties would need to be taken down .
38 • Confirmed the existing residential house will be removed when the senior housing project '
39 comes to fruition . Signage in this area will be placed where appropriate.
40 • Referred to sheet L7. 05 and explained a separate entrance was created without having
41 to go through the Museum and this is what the gate on the right of the plans is about. The
42 gate on the left was originally construed as the main entrance into the garden area, but
43 the design has changed so that the entry into the garden area is directly from the interior
44 of the Museum area (sheet A2. 03) . Intent is to have a separate entrance/gateway into the
45 education garden, so people can flow easily from the parking into the garden directly,
46 particularly for special events without having to go through the Museum entrance.
47 • Confirmed the side courtyard fencing will be removed and is unnecessary since the main
48 entrance concept has been changed . Live plantings rather than a fence will provide the
49 separation to the side courtyard .
50 • Related to the bump-out question , the boardwalk area where one would walk out from
51 what is now the existing conference room has been enlarged . The intent is to provide
52 sufficient room for exhibits. A person would be able to come from the Museum and
53 conference hall where exhibits are displayed and onto a deck area and explained how
Qesign Review Board November 12, 2014
Page 4 �
1 this would work more effectively. This would also allow for a straight line shot into the
2 garden area . Would be able to see the garden area from the reception desk.
3 • Related to the main pWblic meeting room for the Museum , the City Conference Center
4 now takes care of all meeting room scheduling/renting for public facilities so from a
5 museum perspective the space can be used for events if the space is open on the
6 calendar and not rented . The conference room was space that was reserved for museum
7 use. We have asked the City if the Museum could be in control of its own scheduling for
8 use of the conference room rather than the City Conference Center so the Museum can
9 reserve the use of the facility for Museum board meetings, etc. However, noted for
� 10 purposes of the Museum renovation project and bec�use the conference room is a
11 triangular shape, it is possible part of this space can be designated for Museum use only
12 and could accommodate eight people. The City will make the final decision .
13 • Discussion about access to the restrooms and how this works with the renovation and
14 associated changes. The intent is to make certain the different project elements are
15 connected .
16 • What is envisioned in terms of access/pathways and pedestrian/vehicle circulation on the
17 Museum site is to not only provide the necessary connections but make it easier to
18 navigate on-site in a safe and effective manner and explained the process of how access
19 would work in the driveway area in front of the Museum .
20 • Related to classroom/office space, found if different groups are doing tours/
21 seminars/workshops when these groups are talking at the same time it is very distracting .
22 For this reason , designed the front area so it is possible for groups to start a tour in
23 different areas. One of the Project elements of particular importance is to create an
24 'environmental literacy' and/or nature education area along with the cultural education . A
25 component of the environmental literacy program is to increase the redwood tree
26 plantings on the site where there are other redwood trees. This will also feature a
27 pedestrian path . In this way, people can learn about Redwood trees, walk through the
28 wetlands and navigate back through the Pomo plant area. These areas will feature
29 exhibits. There are plans to develop the very narrow space behind the Museum and use
30 it in an interesting/interpretive way also having a pedestrian connection to the overall
31 Museum campus. The objective is to have a 'working circuiY of elements having a
32 connection throughout the campus.
33 • Confirmed the working circuit is essentially a loop having gates where the elements may
34 not be open to the public at all times and where these elements would close down when
35 the museum staff is gone.
36 • Acknowledged consideration has been given to possibly expanding the Museum site to
37 include land at the rear of the Museum, but this has not been workable at this juncture.
38
39 Sherri Smith-Ferri:
40 • With the proposed plans for the construction of the nature education project, it will be
41 more convenient having the Museum more accessible to the public for possibly longer
42 periods of time unlike how it has been functioning particularly with the negative activity
43 that has occurred in the Museum park for a very long time.
44
45 Member Nicholson :
46 • Provided the DRB with a copy of his recommendations for the project and comments
47 (attachment 1 ).
48 , • Sees the main issue with the Project is that the whole plan centers around the security
49 issue. Is of the opinion this is not the most community-based approach to take and is
50 concerned with urban boundary and the aesthetic meaning and/or symbolism expressed
51 in the surrounding fencing , walls and entries.
52 • Part of the appeal of the Hudson property throughout its history particularly when the
53 Hudsons were alive was that it was an � open , welcoming destination for Native
54 Americans, Europeans, and essentially for all ethnic groups with the wide-open entry
Design Review Board November 12 , 2014
Page 5
1 porch and welcoming totem pole and other such features on the house. The feeling he
2 gets now is `keep your hands off this property, don 't come in unless we grant you entry'
' 3 where there is a very strong perimeter definition that does not provide that welcoming
4 ambience. As designed, plans do not provide that procession from the urban streetscape
5 to the park and educational gardens. As for the Museum , it serves as a structure having
6 no real sense of identity being located to the rear of all the other elements. The�e is
7 currently an unmistakable lack of consideration for the public entrance. There is neither a
8 reference for pedestrians or vehicle traffic announcing a welcoming element in the entry
9 procession , but merely a hole in the perimeter fence for people to find their way to the
10 back door and Museum .
11 • Recommends moving the fence back and integrating it into the-landscape thus softening
12 the exterior perimeter of the security system and push some of the garden area out to the
13 sidewalk in order to better connect the urban streetscape with the Museum instead of the
14 surrounding security barrier that greets people at the entrance.
15 • Finds the Hudson house slightly ignored and sees this aspect as the identity of the whole
16 project. The Museum is secondary to the Hudson home. The Hudsons designed and
17 lived in their home in a way they felt comfortable and with expressing themselves to the
18 community. A very good effort was made on their part to uphold this expression . In
19 keeping with the greatly admired design vocabulary created by the Hudsons, recommend
20 creating an appropriate and welcoming entry through the use of trellises with a design
21 that exhibits the spirit of the existing arts and crafts expression or even something more
22 contemporary that has an inherent symbolism , which could include signage, lighting and
23 the mail box.
24 • Again , finds the function of the new perimeter fencing disrespectful. Would like to see
25 fencing that openly welcomes/translates some of the past symbolism of the house. If the
26 fence was brought almost half way back to create a front yard facing the street where the
27 fence somehow pulled back from the perimeter in order to allow the I,andscaping to
28 extend outward to the streetscape. Would like to make certain what is contained inside
29 the fence blends well with the other elements of the Project so as to provide for one
30 cohesive, welcoming community/campus that is in keeping with what the Hudsons were
31 doing .
32
33 Member Thayer:
34 • Is of the opinion the historic nature of the Sun House does not allow for stepping into the
35 space and creating a new purpose. The lawn area is historic as well as other existing
36 vegetation and trees in the area so to step into this historic space with something new is
37 not allowed because the Sun House is a national historical landmark and there are rules
38 related to historical landscapes.
39 • Noted the grant appropriations do not cover anything for the Sun House. It is a�ready on
40 its own 'track' for funding so you cannot move into that space. The grant funding for the
41 current project comes from the State.
42
43 Member Nicholson :
44 • Has worked on historical projects before where additions and invading of said space is
45 allowed .
46
47 Member Thayer:
48 • His point is if a particular space has a purpose , cannot invade the space with something
49 new otherwise it is no longer has a historic purpose.
50 • Acknowledged the fence does `have a different story-line' with a different purpose.
51
52 Member Liden :
53 • It may be the security fence could be pulled back with the split rail fence left in the front.
54 Has a problem with the split rail fence being located too close to the security fence.
55
Desigrr Review Board � November 12, 2014
Page 6
1 The DRB discussed the perimeter fence and how much space would be appropriate between the
2 new fence and the split rail fence.
3
4 Ann Baker:
5 • It is has been her experience there is less visual impact having both fences next to one
6 another. Preference would be to have no fence, but unfortunately there are security
7 threats to the building so something has to been done in this regard .
8 • With the security fence behind the split rail fence, you do not see the full six feet of the
9 new fence and only see what is above the split rail fence. Is of the opinion there is less
10 visual impact than when they are separate and there is no issue with what to do with
11 dead-space between the fences.
12 • An issue with regard to design is the site layout and the way the Museum is located
13 behind the Sun House. The way to get to the Sun House for tours is by way of the
14 Museum and not from the street.
15 • The intent is to make the security fence as invisible as possible.
16 • Over the years there have been problems with graffiti and other types of issues on the
17 part of the public causing problems to the Sun House. It has been questionable whether
18 or not the house can be saved and this is the reason for the perimeter fencing all around
19 the house. Finds the fence type interesting .
20
21 Member Liden :
22 • When thinking about historical private houses that have become museums particularly on
23 the east coast these structures are fenced and typically done in the architectural style of
24 the house that is being preserved . This is not the case with the Sun House Museum .
25
26 Ann Baker:
27 • Acknowledged the aforementioned comment and noted the problem is the existing fence
28 that is split rail and only three feet in height. This is the dilemma.
29
30 Member Nicholson :
31 • The problem is that the center of focus is the Museum and that the Sun House is
32 accessed via the Museum and finds this to be a problem because it is difficult for the
33 public to identify what is occurring because there is only a very small advisory sign . Is not
34 really supportive of the proposed new signage and is of the opinion the signage could be
35 improved upon immensely and more appropriately announces what is happening on the
36 site. If the signage is all happening at the street level , there is no potential for layering of
37 information about what is occurring on the site as one drives up the Museum driveway.
38 The sense one gets is like driving up to a service center. If the current situation regarding
39 the driveway is not part of the grant budget, make this a phase 2 or 3 project that shows
40 there are plans for improvement. As presented, the driveway element is not well thought
41 out. In fact the entire fenced perimeter area is not well thought out.
42
43 Ann Baker:
44 • Agrees with Member Nicholson regarding the design of the driveway and the sense of
45 like driving up to a service center and acknowledges there is room for improvement. The
46 current situation demonstrates an unmistakable lack of consideration for the public
47 entrance and noted this issue has not yet been resolved.
48
49 Member Thayer:
50 • Related to the driveway and` corresponding signage, the property is an institution and not
51 a commercial establishment so the regulations about parking , signage can differ.
52
53 Principal Planner Jordan :
Design Review Board November 12 , 2014
Page 7
1 • Will review whether or not this type of project requires a sign program and if so would be
2 reviewed as part of the site development permit.
3
4 Ann Baker:
5 • We are in the process of developing signage that works with the other elements of the
6 Project.
7 • Looked into the concept of installing trellises and/or other structure types at the driveway
8 entrance to aesthetically work with the Sun House Museum design features. Trellises
9 and/or possible other design concepts must be developed to handle trucks that use the
10 driveway. There are large exhibit trucks that access the driveway to the Museum.
11
12 Member Nicholson :
13 • The trellis could be an archway design and large enough for trucks to pass through .
14 • Asked about alternative plans with the potential extension of Clay Street, particularly with
15 regard to the public right-of-way and what would happen to the garden in this area?
16
17 Member Thayer:
18 • Is the perimeter fencing around the Sun House part of the grant appropriations?
19 • The perimeter fencing cannot really be done in phases because of the intent to provide
20 protection for the Sun House.
21 • Likes there are new trees around the front entrance and that there is a native iris garden . .
22 • Any thought given to chip-sealing of the existing asphalt? It is likely chipped stone is
23 more durable as a paving material than other types. Explained the process . using ` DG '
24 and concrete and how nice the finished product.
25 • Likes the design concepts for the proposed Project.
26 • Cautioned cannot introduce new landscaping concepts. Existing designated historical
27 landscaping features must remain separate and distinct.
28
29 Ann Baker:
30 • 1'he fence is a component of the grant because it serves to protect the outdoor exhibit
31 space. .
� 32 • Noted the Live Oaks do not need much irrigation so the intent with regard to the
33 surrounding garden was to use plants that require minimal water.
34 • Related to the front entrance/driveway and inner circular planter the intent is to create
35 more of a plaza-like space by removing the curb and feathering out the grade so that it
36 drains properly and provides expansive space for event purposes.
37 • There are plans to renovate the existing concrete but no formal decision has been made
38 whether or not to start completely over. It is likely the existing concrete will be replaced
39 and include a ` basketry pattern ' and other design features/patterns as shown on the
40 Landscape material plans, L1 .01 and L1 . 02 .
41
42 There was discussion about tree species that are appropriate under a sidewalk and the plan for
43 those existing root systems that are problematic. The Cottonwood trees will be retained and
44 noted there was once a stream that flowed through the area where the Cottonwood trees are
45 located .
46
47 Ann Baker:
48 • There are plans for cut-out planters with small trees in the front of the Museum that wi11
49 provide shade and offer some `softening effect' along the Museum wall that will arc out
50 and be visually interesting . �
51 • Related to sheet L6. 00 , the front area is to be designed such that the landscaping and
� 52 other design features will create a ' plaza feeling' and be much more welcoming .
53 Demonstrated the location of the pedestrian pathway from the parking lot into the front
54 entrance area.
Design Review Board November 12, 2014
Page 8
1 • Parking improvements will be permeable and/or aggregate system providing for a rustic
2 appearance. The parking lot wiil be no bigger than it is now.
3 • There will likely be some chip-sealing of asphalt giving an aggregate appearance and
4 showed the location . Explained the process and noted a more eco-friendly material is
5 used in place of asphalt that gives a rustic, aggregate look. Talked more about the
6 paving materials that will be used and their design effect.
7
8 Member Hawkes:
9 • Does not have a better solution for the perimeter fencing around the Sun House
10 Museum .
11
12 Ann Baker:
13 • Consideration is still being given to the perimeter fence concept. Would like to have a
14 fence that is beautiful from the street and within the site. The intent is to balance cost,
15 security and other issues related to the fencing. Prioritizing improvements and costs is
16 necessary because there is only so much grant funding . The primary focus has been on
17 external improvements and how best to balance the elements involved with aestheticafly
18 pleasing results the community can be proud of.
19 • Museum is aware of Clay Street possibly extending through to Peach Street and
20 improvements associated with the extension , curb, 'gutter, sidewalk, street trees. So
21 consideration is being given as to what constitutes the public right-of-way, and/or the
22 other potential issues involved with the frontage improvements along the Clay Street
23 project frontage. Related to potential loss of the garden area along Clay Street, noted
24 the property line for the Museum to be further out than where the fence is being shown .
25 The museum team has been talking with Public Works. It is like the `City talking to the
26 City' as to what makes sense about the Museum and the streetscape. The design
27 concept is for the Project to be a pedestrian friendly. Acknowledged there are some very
28 nice trees along Clay Street fhat we do not want damaged by new sidewalks and/or
29 frontage improvements. The City has just hired an engineering firm to develop a cross-
30 section for Clay, Street. The Museum Project team does not have complete survey
31 information for Clay Street. The large Valley Oak on the northern section of the property
32 needs to have a plan because it is an important tree. Talked about other trees in this
33 area of the property and needs to survive.
34
35 Member Hawkes :
36 • Inquired about the design team and who is PGA Design .
37
38 Ann Baker
39 • PGA Design is a landscape architecture firm and instrumental in doing the
40 plans/construction details. This firm drafted the 3D view of the landscape plan and has
41 an expertise in historical landscapes. Discussed the Project design team .
42
43 Member Liden :
44 • The perimeter fence is essential.
45 • Related to the Tea Garden in Golden Gate Park/De Young Museum in San Francisco,
46 noted the garden has a nice feeling and this is attributed to the fact a f.ence encloses the
47 site. People are aware the fence exists and personally does not find it 'a big deal. '
48 • Fences are a big deal in China, particularly in Beijing China. Sites are enclosed with
49 very large fences.
50 • The Museum has not had a fence so this will be new feeling . While there is no real
51 solution to the fencing issue, is of the opinion once the fence exists will present a nice
52 feeling .
Design Review Board November 12, 2014
Page 9
1 • Good job done in figuring out the fence issue. Only concern related to the fencing is that
2 the split rail fence is located so close to the perimeter fence. Understands the perimeter
3 fence is a necessity. Is of the opinion the fence issue will play itself out.
4 • The signage for the Project needs work.
5 • Understands the changes related to the conference room with the expansion of the
6 garden area.
�
8 Member Thayer:
9 • The Tea Garden fence in San Francisco is in keeping with the architecture of the interior,
10 which is not the case for the Museum Project.
11
12 Member Nicholson : �
13 • Signage should be integrated into th,e information architecture that takes people from the
14 street to the Museum and parking area. The signage could be some sort of totem/vertical
15 or multiple vertical element that could be integrated into the front porch of the Sun House.
16 If such a structure cannot invade the historical front lawn area, then it needs to invade the
17 space where the garage is located on the south side.
18 • Signage should be all about `information , architecture �nd information landscape'
19 expressing the message that needs to be communicated. If signage is well-orchestrated
20 it could be `radically contemporary' without having to exactly match the theme/vocabulary
21 of the Sun House. Signage does not have to be `redwood , ' could be stainless/ galvanized
22 steel, glass or masonry, Signage is about the aesthetic interpretation and integration of
23 the arts and crafts.
24
25 Senior Planner Jordan :
26 • Referred to sheet D1 . 01 related to the tree removal plan and asked the DRB to comment
27 on the proposed tree removal.
28 • Related to the perimeter fence, Member Nicholson has been very clear about his
29 concerns. Sounds like the other members are accepting of the fence/wall due to the
30 security concerns and need to protect the exhibits.
31 • It is likely the DRB would like to see a Sign Program for the Project if it is determined
32 signage is part of the Project and such a program developed .
33 ,
34 Member Thayer:
35 • Is fine with losing trees to gain better trees.
36 • Although the American Persimmon is not historic, it is native to the eastern US . Has no
37 problem removing some of the trees that are not historic knowing the new trees proposed
38 will be a better fit and in keeping with the Project goals.
39 • Trees are essentially an ` idea' and people plant trees in `bad places' that sometimes have
40 to be taken out and replaced with a better tree species that is a better fit for the area.
41 • The mindset and consenration thereof pertains to how the landscape was used and
42 moving forward to how we interpret those values today with the new landscape ideas as
43 they relate to rainwater harvesting/water infiltration , function of the wall/fence and the like.
44
45 Member Hawkes :
46 • Has no problem `losing a tree for a bigger idea. '
47
48 Member Liden :
49 • Was at the Museum today and standing outside the front door and noted a tree near that
50 area to be very beautiful and asked if this tree is going to be removed? Found the
51 experience of looking at the trees very nice.
52 • Noted the existing sculptures that were donated were damaged .
53 • Is fine with what he observed today and with retaining those trees in front of the Museum .
Design Review Board November 12, 2074
Page 10
# � .
i
1 • Understands there was a root problem at the front entrance that is professionally being
2 taken care by removing the tree creating the damage and is fine with this approach .
3 • Would like the Planning Commission to know the DRB talked extensively about the
4 perimeter fence and to make certain the Commission understands the value of the
5 Project and why the wall/fence proposed is necessary.
6
7 Ann Baker:
8 • The tree is a Valley 0ak. There are also Walnut trees in the area.
9 • The sculptures will be removed .
10
11 There was discussion about the trees in front of the museum and about the perimeter fence in
12 terms of placement and aesthetics.
13
14 Member Nicholson :
15 • Is fine with the tree removal plan. The removal and new planting proposal have been
16 done very responsively/professionally.
17 • The City will benefit greatly by the new landscape plan not only� with the addition of new
18 trees, but an entire garden to go with them . Is of the opinion the loss of certain trees is
19 actually `a gain . '
20 • Asked about the masonry material product that is being used for the Project.
21 • It may be that signage is not part of the Project at this time.
22
23 Ann Baker:
�4 • Referred to attachment 2 of the minutes and talked about the `Watershed Block' and its
25 use for projects.
26
27 M/S NicholsonIThayer to recommend Planning Commission approve the Grace Hudson Nature
28 Education Project Site Development Permit with : 1 ) consideration given to the DRB's comments
29 related to signage and the perimeter fence/wall; and 2) with the condition that the updated
30 signage/sign program return to the DRB for review and approval. Motion carried (4-0).
31
� 32 7. MATTERS FROM THE BOARD :
i 33
34 8. MATTERS FROM STAFF:
35
36 9. SET NEXT MEETING
37 The next regular meeting will be Thursday December 11 , 2014.
38
39 10. ADJOURNMENT
40 The meeting adjourned at 5 : 11p. m .
41
42
43 Cathy Elawadly, Recording Secretary
Design Reyiew Board November 12, 2014
Page 11
. f!. r '
l�.����hm�¢`� d .: ,
McCANDLESS &. ASSOCIATES ARGHITEGTS , IN �
Janua�y 20, 20l S
Charley Stump
City of U.kial�
300 Seminary �lvenue
t_Jkiah, CA 95482
RE: Grace Hudson Nature Education Project
Dear Charley,
I have been asked to comment on the improvements proposed for the Grace Hudson Nature
�ducation Project with regards to appropriate treatiirent of a�� l�istoric ��i•operty. l�y way of
introduction, I an1 an arcl�itect with 34 years of experience with a variety of project types, ma�iy
of them being historic in nature. I have been with the firm I now own for 32 yea��s over which
time I have earned 22 design ativards incluciing 11 for projects historic in nature. My :firm has
heen the lead in rehabilitating and retrofitting many projects included in the Nat.ional R.egister of
Historic Places (NRHP) . Some of our relevani experi�nce includes Community I�istoric
Surveys, Histo��ic 1'roperty Surveys, Historic Structures Reports, Plaiu�ing, Conshuction
Doeumentation, and Construction C�ntracf Adi.niilistration lor niany historic construction
projects.
In 20U2 my firm completed a�� Architectural Assessment of the Sun 1-Iouse for the Grace �-Iudson
A�Iusetun ancl the Sun IIousc Guild . The assissment described tl�e lzistory of the Sun Ilfluse and.
pro}�er preservation and restoration treatments. The following year, iny fi�•m pre�arecl a detailed
set of construction dra���ings documenting the sti•uctiire's existing col�ditions. These drawings
wcre to seive as "as-built" drawings to be used to reconstruct elements �f the h�use should it
ever sustain damages.
T'he project at hand whic.h 1 have been asked to comment on inclltdes v�uious site iniprovements
anci a perimeter fence . .1n n.ly c�pinion non.e of these improveme�lts ne�;atively inzpact th.e historic
resource tl�at is the Sun House. 'I'lle proposed improvcments and the perimete;r fence will clearly
be c�nteillportu•y eii}lancemeiits atid will n�t be h.istorically misl�acling to the public.
Sincerely,
�L�� j�� ���!.�'�--�..�----•-�-�
�
Bill McCaridless, A1�1
428 '/2 FIRST STREET, SUITE 204 WOODL.AND, CA 95695
LOCAL ( 530j 662-9146 FAX ( 530) bb2-3425
mccandlessarch.com infoamccandlessarch .com
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1 ITEM NO. 9B
Community Development and Planning Department
G�ity of Zl�ah 300 Seminary Avenue
Ukiah, CA 95482
planninq c(�.cityofukiah.com
(707)463-6203
2
3 DATE: February 25, 2015
4
5 TO: Planning Commission
6
7 FROM: Charley Stump, Director of Planning and Community Development
8
9 SUBJECT: Ukiah Valley Medical Center Project - Public Hearing for Consideration and
10 Possible Action to 1) Adopt a Mitigated Negative Declaration 2) Approve a Use
11 Permit and Site Development Permit for relocation of the Emergency Room/ICU
12 and Helipad, and Parking/Landscaping Improvements; and 3) Make a
13 recommendation to City Council regarding the relocation of the Heliport - 275
14 Hospital Drive - File No.: Munis 46-UP-SDP-PC-CC
15
16 RECOMMENDATION
17
18 Staff recommends Planning Commission conduct a public hearing and: 1) adopt the Mitigated
19 Negative Declaration for the Ukiah Valley Medical Center Project; 2) approve the Use Permit for
20 the Ukiah Valley Medical Center Project; 3) approve the Site Development Permit for the Ukiah
21 Valley Medical Center Project; and 4) make a formal recommendation to the City Council to
22 adopt a Resolution approving the relocation of the permanent heliport.
23
24 PROJECT DESCRIPTION
25
26 A Use Permit and Site Development Permit have been filed by the Ukiah Valley Medical Center
27 to make substantial improvements to the hospital campus located on Hospital Drive. The Use
28 permit is required to allow the expansion of a "permitted" use (Hospital/Professional Offices) in
29 the Heavy Commercial (C-2) zoning District. The Site Development Permit is required for the
30 site improvements which include the following:
31
32 Buildinq Expansion: The project involves the expansion of the main hospital building to the
33 east. This approximate 26,125 square foot addition will house the Emergency/Intensive Care
34 Unit. To accommodate this expansion, the two existing small buildings located east of the main
35 building will be removed (demolition approved with previous approved application). The Helipad
36 will be relocated to the roof of the addition, which will allow additional parking, landscaping and
37 lighting to be constructed in front of the main building where the previous helipad was located.
38
39 New Helipad Location: Based on the desire to locate the hospital helipad on top on a facility
40 building and away from the front entrance to the hospital, the applicants commissioned a
41 Helipad Design Report to determine the best location and flight path. The Report concluded
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
1
1 that the best location would be on top of the southern portion of the addition/expansion along
2 the east side of the hospital campus. The preferred approach flight path will come from the
3 southeast — and the preferred departure flight path would fly to the northeast (see Attachment
4 8). The Mendocino County Airport Land Use Commission discussed and agreed with, and
5 approved this location and design, as well as with the preferred Approach and Departure paths.
6
7 New Outdoor Areas: An outdoor patio/cafe dining area is proposed in the front central portion of
8 the campus just east of the new main entrance to the facility. This area will be covered with a
9 trellis-roof type structure and will be landscaped around its perimeter. An outdoor garden area
10 with similar roof covering will be added to the northeast side of the proposed building addition
11 adjacent to the Intensive Care Unit area. .
12 A new walk-in entrance will be constructed adjacent to the new Emergency Department on the
13 east side of the campus. The entrance will be highlighted by an exterior circular area
14 constructed with both hardscape and landscaping.
15
16 New Parkinq: The proposal also includes the development of Parking Lot 7 located adjacent to
17 Hospital Drive in the northwest portion of the hospital campus. This area is currently marginally
18 developed and used for overflow parking. The proposed improvements include 48 parking
19 spaces, landscaping and lighting consistent with City Code requirements. Fill will be added to
20 Lot 7 east of the new parking lot to prepare it for possible future development. There will also be
21 minor modifications to other existing parking lots, mainly to add additional landscaping or new
22 parking spaces.
23
24 The project includes the development of 20 additional bicycle parking spaces including 5 bike
25 lockers. These spaces will be located at various key points on the campus.
26
27 ADA Improvements: The proposal includes new ADA improvements for parking and access to
28 the facility. These will include new pedestrian and wheelchair access areas through-out the
29 campus to meet local, state and federal requirements.
30
31 New Emerqencv Vehicle Access: The proposal also includes a new emergency vehicle access
32 from East Perkins Street past the existing Physical Therapy building to the proposed new
33 Emergency Department on the east side of the campus.
34
35 Landscapinq and Bio-Retention Areas: The proposal includes the removal of 23 trees and the
36 planting of 74 new trees on the site, both 24" box and 15-gallon sizes for a net gain of 51 trees.
37 New groundcovers, shrubs, and some sod would also be added to the site. There will be 15
38 new street trees along Hospital Drive. These Black Oaks will match the existing street trees in
39 the area. A number of"Green Walls" (Landscaped fencing) will also be added to the site.
40
41 Bio-retention areas intended to manage storm-water will be constructed in the area of expanded
42 parking at the front of the main building, as well as along the east side of the campus and in lot
43 7 northwest of the campus. These bio-retention areas will be planted with appropriate grasses
44 and shrubs and will manage storm-water from the parking lots and roof drains. While
45 approximately 7,000 square feet of new hardscape will be added to the campus, 10,570 square
46 feet of bio-retention areas (5,000 square feet required) will be added to the site.
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
2
1 As allowed by zoning ordinance section 9101 (CL), as part of the Use Permit and Site
2 Development Permit applications, the applicant is requesting approval of a modification to the
3 following Heavy Commercial landscaping requirements:
4
5 ■ Fifty-percent tree canopy coverage over all paved areas within 10 years of planting. The
6 Pavilion parking lot would attain 44.56% after 15 years and the new hospital entry
7 parking lot would attain 54.36% after 15 years.
8
9 The applicant is also seeking an exception to the number of bicycle parking spaces required —
10
11 ■ The project proposes 25 spaces (20 plus 5 lockers), where 32 are required.
12
13
14 BACKGROUND
15
16 In 2012, the Planning Commission conditionally approved a UVMC project to expand the
17 Emergency Department (ED) to the west towards Hospital Drive. In 2013, the Planning
18 Commission conditionally approved a new Hospital Support Building and ancillary
19 improvements on the Hospital site. In 2014, the UVMC decided not to pursue that 2012 ED
20 project and instead came forward with the current Emergency Room/IUC relocation project.
21 The 2013 approved Hospital Support Building project is currently on-hold.
22
23
24 SETTING
25
26 The Ukiah Valley Medical Center (UVMC) is located on east side of Hospital Drive north of
27 Perkins Street and south of Hamilton Street. The UVMC main campus at 275 Hospital Drive
28 includes the existing emergency department, ground level heliport, outpatient pavilion, birth
29 center, various support buildings, parking lots and landscaping. The campus is surrounded by
3o the following uses:
31
32 ■ North: Vacant parcels at the northeast and northwest corners of Hospital Drive zoned
33 Heavy Commercial (C2) and medium density residential neighborhood (Wagonseller
34 Neighborhood) zoned Medium Density Residential (R2);
35 ■ South: Various commercial uses on Perkins Street zoned Community Commercial (C1);
36 ■ East: Various retail commercial uses at the Pear Tree Center zoned Community
37 Commercial (C1) and Home Depot zoned Heavy Commercial (C2); and
38 ■ West: Professional and medical office uses on the west side of Hospital Drive on
39 parcels zoned Heavy Commercial (C2).
40
41 STAFF ANALYSIS
42
43 General Plan. The general plan land use designation of the parcels included in the Project is
44 Commercial (C). This land use designation is intended for a variety of commercial uses and
45 identifies areas where commerce and business may occur. The exact uses allowed are
46 determined by the zoning of the parcel. The general plan includes goals, policies and
47 implementation measures that apply to the proposed Project. The applicable goals and policies
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
3
1 were included in the General Plan Table in the initial environmental study prepared for the
2 Project. This table has been included below and constitutes the general plan consistency
3 analysis for the Project.
4
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
O en S ace and Conservation
Goal OC-16: Design parking facilities to reduce 275 Hospital Drive. The proposed plans include curbcuts to
runoff and surface water contamination. allow surface water to infiltrate landscaped areas and the
project includes a number of storm-water bio-retention areas.
Policy OC-16.1: Protect surface water supplies
from water generated in parking lots. Lot 7.The new parking lot includes a bio-retention component
to help manage storm-water runoff.
Goal OC-23: Native plant landscaping shall be The landscape plan for the Project includes native species. The
encouraged. C2 zoning district requirements encourage the use of native
Policy OC-23.1: Define standards that include species.
native plant landscaping.
Goal OC-25: Maintain and enhance the City's 275 Hospital Drive. The project would substantially increase
canopy of shade trees. the shading on the site by planting trees., including trees that
would shade the east side of the Hospital Drive sidewalk.
Policy OC-25.1: Protect existing healthy mature
trees to maintain shade and area Lot 7. The project includes full improvements to Lot 7
attractiveness. (previous unimproved parking lot), including the full planting of
shade trees.
Goal OC-29: Maintain and enhance the"urban 275 Hospital Drive. The Project landscape plan includes new
forests"which create a sense of urban space. trees on the UVMC hospital campus to the extent feasible
based on safety requirements for the rooftop heliport.
Policy OC-29.1:The development review
process shall incorporate measures to maintain Lot 7. The project includes full improvements to Lot 7
and enhance the urban tree canopy. (previous unimproved parking lot), including the full planting of
shade trees.
Goal OC-34:Coordinate project review with the
Air Quality Management District. The Project was routed to the MCAQMD for review and
comment.The MCAQMD........
Policy OC-34.1:Submit all discretionary
applications to the MCAQMD for review and
comment.
Noise
Policy NZ-2.2: Ensure adequate analysis of A Noise Study was prepared for the Project to evaluate the
noise impacts when reviewing project permits. noise impacts associated with the temporary heliport and the
relocated permanent heliport. The Noise Study concluded
that the relocated helipad would not increase noise levels to
nearby residential land uses.
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
4
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
Policy NZ-2.4: Protect existing residential areas UVMC currently operates a heliport for emergency medical and
from future noise impacts. transport flights. The Project would relocate to the east side of
the site and approximately the same distance from residential
land use on Clara Avenue as the existing helipad. The number
of flights would not change as a result of the Project. The
rooftop location may reduce the noise level compared to the
existing ground level location based on the Noise Study
prepare by Mead and Hunt.
Safe
Goal SF-1: Regulate new development in fault The Project site is not located in Alquist-Priolo Earthquake
zones. Fault Zones.
Policy SF-1.1: Avoid urban-scale development
within Alquist-Priolo Earthquake Fault Zones.
Goal SF-2: Regulate development across or The Project is required to comply with Building Code
near earthquake faults outside the Alquist- requirements which will be applied through the OSHPD review
Priolo Earthquake Zone. of the building permit for the ED expansion.
Policy SF-2.1: Provide development guidelines
for building outside Alquist-Priolo Earthquake The parcels included in the Project are relatively flat and no
Fault Zones. new slopes would be created on any of the parcels as a result
Policy SF-2.2: Protect people and property of the Project.
from landslide danger.
Goal:SF-3: Protect new development from None of the parcels included in the Project is located within a
flooding. 100 or 500 year flood plain. The parcels are identified as being
in zone"C"(Areas of Minimum Flooding)as identified on
FEMA's Flood Insurance Rate Map(FIRM) Panel#060186 001E
dated August 5, 1985.
Goal SF-4:Strive for a flood-safe community. None of the parcels included in the Project is located within a
100 or 500 year flood plain. The parcels are identified as being
Policy SF-4.1:Avoid critical public facilities in in zone"C" (Areas of Minimum Flooding)as identified on
areas subject to flooding. FEMA's Flood Insurance Rate Map(FIRM) Panel#060186 001E
dated August 5, 1985.The hospital campus at 275 Hospital
Drive is also outside of the inundation identified in the event of
a failure of the Coyote Dam at Lake Mendocino(see Hydrology
and Water Quality discussion above).
Ener
Goal EG-4: Maximize on-site solar energy use, The Project does not include rooftop solar panels or solar
especially in new developments. tubes/skylights as part of the ED addition. Given the proposed
rooftop uses, including the helipad and other building
Policy EG-4.1: Incorporate solar energy infrastructure, roof top solar panels are infeasible.
considerations into the design, review and The existing hospital campus and the ED expansion do not
approval of all development. include many trees and the location and height of the trees is
based on the approach and departure zone of the helicopters.
Additional trees are proposed to meet landscaping
requirements and they are carefully planned for areas that do
not conflict with the helipad function and do not create saftty
issues. These safety constraints limit opportunities for the use
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
5
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
of passive solar techniques.
Goal EG-5: Site design shall incorporate shade 275 Hospital Drive. The landscaping plan for the project
trees for energy conservation. includes a number of London Plane and Western Redbud trees
planted along the south and west elevations of the main
entrance and new outdoor patio area. Based on the height of
these trees at maturity,as well as their location,they will
Policy EG-5.1: Encourage minimum canopy provide some shading of the building that could result in
coverage of all paved area on a lot. energy savings.
The Project also includes the planting of trees along the
Hospital Drive property line. These trees serve primarily as
street trees and should also provide some shading of the
parking lots. The Project also includes new trees wells in the
parking lots to the west and south on the main entrance(Lots 4
and 5),which would provide shade in these parking lots.
Given the limitations related to tree planting due to the
heliport,the Project is consistent with this policy to the degree
allowed by safety requirements.
Lot 7. The permanent parking lot includes trees(London
Plane)along the perimeter of the site as well as the interior.
These trees provide shading of the parking lot and will provide
a large tree canopy over the parking lot.
The C2 zoning district includes landscaping requirements. As
allowed by the C2 zoning district regulations,the applicant may
request a modification to the landscaping requirements. The
applicant has requested a modification to some landscaping
requirements based on constraints related to the Project.
Should the Planning Commission choose to approve the
modification,the Project would be consistent with this goal
and policy.
Goal EG-6: Promote energy efficiency features OSHPD has review and permitting authority over the ED
in the design of all new structures and in the expansion. OSHPD energy efficiency requirements for the
retrofitting of existing structures. building expansion will be applied to the Project through
OSHPDs plan review process. The City of Ukiah does not have
Policy EG-6.1: Design new buildings with the review authority over the building plans for the ED expansion.
maximum feasible energy efficiency. Due to the location of the heliport,the location and height of
trees is regulated to ensure safe helicopter operations.
Landscaping adjacent to the building is limited due to the
recommendations included in the geotechnical report that
recommend limiting water adjacent to building foundations.
Circulation and Trans ortation
Goal CT-3: Design new development and 275 Hospital Drive. There are sidewalks on the east and south
redevelopment projects to be as accessible by sections of Hospital Drive that are adjacent to the site
foot, bicycle,and transit as they are by auto. providing access to the site by foot. There are 12 existing bike
parking spaces on the UVMC hospital campus,and the project
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
6
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
Policy CT-3.1: New development and proposes an additional 8 spaces and 5 bicycle lockers. Based
redevelopment projects shall specifically on current demand,the applicants believe this number of
include plans for pedestrian facilities, bike spaces is adequate.
lanes, bike racks,and transit stops.
Goal CT-13: Design attractive parking facilities. 275 Hospital Drive. Relocated parking lot 5 will include 12 new
trees between the sidewalk and the new parking spaces. In
parking lot 4, 24 additional trees will be planted within and
around the perimeter of the lot. These will include Black Oaks
and London Plane trees.
Policy CT-13.1: Utilize landscaping and other The landscaping plans improve the appearance of the parking
amenities to improve the appearance and areas by providing green space,including trees within the
traffic patterns of onsite parking facilities. parking areas and the landscaping helps to define and identify
parking areas and drive aisles.
Goal CT-16: Development shall be permitted 275 Hospital Drive. The primary access to Hospital Drive is
within road capacities. from Perkins Street. This is a signal controlled T-intersection.
The EIR for the Courthouse project indicated that this
Policy CT-16.1: Level of service shall be the intersection operates at level of service A(delay of 6.3
standard to judge whether a road has seconds). The minimum level of service adopted by the City for
adequate remaining capacity to service the intersection LOS is D.
The applicants have indicated that as a result of the project the
traffic generated by a proposed project. number of employees would not increase,therefore the
number of vehicles trips generated by employees would not
increase.
The expansion of the ED and relocation of the heliport is not
anticipated to result in an increase in capacity but rather is
intended to improve efficiency and to provide additional
services.
Lot 7. This lot has been used for temporary parking in the past.
The project proposed to improve this lot with paving,curbs,
landscaping,and drainage improvements. Developing this lot
into a permanent rather than a temporary lot will not increase
the number of vehicles trips generated by employees or
patients.
Policy CT-16.4: Balance the need for new The Project would not result in a change in the level of service
development with methods of accommodating (LOS)or the carrying capacity of the roadways serving the
increasing traffic. Project.
Communi Desi n
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
7
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
Policy CD-4.2: Encourage planting of native 275 Hospital Drive and Lot 8. The C2 zoning district requires
trees and plants. the planting of landscaping that is known to grow well in
Ukiah's climate and encourages the planting of native species.
The landscaping plan includes trees from the City's recently
adopted Master Tree Lists. Planning Commission will review
the landscaping plan and determine if the Project should plant
additional native species.
Policy CD-4.3: Require landscaping that will 275 Hospital Drive. Since the site includes a heliport,the
result in the creation of new street canopies. ability to plant trees is limited and any trees planted are
required to comply with safety standards for height and
location. The landscaping plan includes the planting of new
trees on the site and along Hospital Drive. Due to height
limitations,the trees are limited in height and will result in a
smaller canopy than may be desired; however,the planting of
these trees will result in new sidewalk and/or tree canopy over
time.
Goal CD-10: Preserve and enhance 275 Hospital Drive. This site is developed with the main
neighborhood character. hospital, birth center,and outpatient pavilion.All of which
were built at different times and, have differing architectural
Policy CD-10.1: Ensure that new construction styles. The ED expansion attempts to use design elements and
in established neighborhoods maintains or colors from the outpatient pavilion in its design in order to
enhances existing neighborhood character. create a cohesive design theme and maintaining the existing
character of the hospital campus.
Goal CD-17: Require commercial and industrial 275 Hospital Drive. Parking lot 5 would be relocated to the
parking lots to be designed and sited so as to front of the ED addition and would front onto Hospital Drive.
increase the attractiveness of the areas in This parking lot includes 38 parking spaces. Although the
which they are located. parking is located in front of the building,the ample tree and
shrub planting will reduce the appearance of this parking lot.
The location of this parking lot in front of the ED is similar to
the location of parking lot 6 which is located in front of the
birth center. Trees and landscaping would be planted
between the sidewalk and this parking lot reducing the
appearance of this lot. Parking lot 4 would be retrofitted to
include 16 new tree wells with trees.
Lot 7.The parking lot on the NW corner of Hospital Drive and
Hamilton Street would be improved and made a permanent
parking facility. This area has been used as temporary parking
and is in close proximity to the Campus buildings. It will be
improved with pavement and landscaping,which will increase
its attractiveness.
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
8
Table 1: General Plan Consisten Anal sis
Goal/Policy# Consistency Analysis
Goal/Polic Text
275 Hospital Drive. Given the existing development on the
site,the most feasible location for the ED expansion is to the
east of the existing main building as proposed in the Project.
The existing development pattern on the site and the
expansion of the ED to the east does not allow for any of the
existing parking to be relocated at the rear of the site. The rear
Policy CD-17.1:Site commercial and industrial of the site is also developed with ancillary buildings, parking,
parking lots to be designed subservient to the and drives aisles making additional parking in this area
structure it serves. infeasible. Additionally,the emergency vehicle access will be
relocated to the rear of the Campus.
Lot 7. This was an informal parking lot, but will now be
improved as a permanent parking facility with 48 spaces. It is
in close proximity to the Campus buildings,and therefore is
subservient to them.
1
2
3 Design Review Board Comments/Recommendations: The Design Review Board reviewed
4 and considered the project on May 8, 2014. At the conclusion of its discussion, the Board voted
5 unanimously to recommend approval of the project. The DRB had the following comments:
6
7 1. Concerns expressed regarding the emergency access at 404 E. Perkins Street in terms
8 of pedestrian safety.
9
10 2. The new Project plans appear to be thorough, well-orchestrated/thought-out and able to
11 meet community needs.
12
13 3. The existing front entry has never been well-defined and is confusing. It appears from
14 the plans that this will no longer be as problematic, particularly with good signage.
15 Looking at the site plan, the front entry to the hospital is better defined. Still needs a
16 primary front door from a visual standpoint when driving through and dropping off.
17
18 4. Likes how parking is situated across the street that allows for a more uniform use and
19 landscaping.
20
21 5. Likes that new architecture complements the existing building like that of the Pavilion
22 Building, including the roof.
23
24 6. Likes the landscaping, particularly the tree species selection that will provide adequate
25 shade.
26
27 7. Talked about on-site pedestrian and vehicle circulation on the hospital campus.
28
29 8. Related to the matter of the trellises that formerly were designed for the Hospital Support
30 Building would like to see this design feature continued on buildings where appropriate.
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
9
1 9. Important to maintain good site lines with regard to landscaping for pedestrian and traffic
2 safety purposes, particularly in and around the Pavilion Building.
3
4 10. Likes that there are open space areas designated on the plans that can be used for
5 special events and community gatherings.
6
7 11. Complimented Architect Ackerley on his professional ability to understand hospital
8 campus design and how to make certain the hospital campus functions in the best and
9 highest manner for the good of the community.
10
11 12. Is pleased with the plans and is confident the Project will work really well for the
12 community.
13
14 13. Important to keep ground surfaces level and pedestrian friendly. To accomplish this, it
15 may be the bio-retention area shown on sheet L1.1 may have to be `moved down' some
16 so as to create more usable space.
17
18
19 Ukiah Municipal Airport Master Plan & Mendocino County Airport Comprehensive Land
20 Use Plan (CLUP). Most of the Ukiah Valley Medical Center at 275 Hospital Drive is located
21 within the boundaries of the Ukiah Municipal Airport Master Plan & Mendocino County Airport
22 Comprehensive Land Use Plan (CLUP) and Ukiah Municipal Airport Master Plan. The parcels
23 at the northeast and northwest corners of Hospital Drive and Hamilton Street are north and
24 outside of the boundaries of these Plans and therefore not subject to their requirements. The
25 emergency department expansion, relocated heliport, and associated site improvements are
26 located in the compatibility zone B2 infill (approach and departure zone) and subject to the infill
27 policies of the B2 infill zone.
28
29 Infill policy 2.1.6 allows new development of a similar intensity to that of surrounding, already
3o existing uses and places limits of future development in the B2 zone. The analysis included in
31 Table 2 below is based in part on the analysis included in the initial environmental study.
32
Table 2: Summary of B2 In-Fill Policy and Compatibility Criteria
B2 Compatibility Criteria Staff Analysis
Uses 275 Hospital Dive. The infill policy specifically allows the expansion of
Low intensity retail and office uses are existing hospitals provided that the building(s)are one-story. The Project
normally acceptable uses in the B2 includes the construction of a one-story addition with a penthouse for
compatibility zone. mechanical equipment and rooftop heliport.The penthouse is not
habitable and is not considered a "story." The Project is consistent with
this requirement.
Deed Notice 275 Hospital Dive. The requirement for recording a deed notice has been
Recording of a Deed Notice is included as a recommended condition of approval.
considered an acceptable alternative
to dedication of an avigation or
overflight easement in the B2 zone.
Maximum Density 275 Hospital Dive. The infill policy limits the density for hospitals to 60
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
10
Table 2: Summa of B2 In-Fill Polic and Com atibili Criteria
B2 Compatibility Criteria Staff Analysis
The maximum density is 60 people persons per acre. Based on a parcel size of 8.8 acres,a maximum of 528
per acre for non-residential uses in people(8.8 x 60)would be allowed on the site at any time. The number
the B2 In-Fill area. of employees on the maximum shift is anticipated to be 325.The hospital
is licensed for 78 beds. Assuming all beds are occupied,403 employees
and patients would be on the site at one time. This would allow 124
additional people on the site which is adequate to account for patients of
the outpatient pavilion,visitors,and people waiting in the emergency
department.
Minimum Open Land 275 Hospital Dive. Based on 8.8 acres,2.64 acres are recommended to
Minimum 30%"Open Land" is be open land. Open land includes parking lots and landscape areas. The
recommended. construction of the ED expansion would result in 3.0 acres of buildings on
This is applied to the entire area with the 8.8 acre site resulting in 66%open land (3.0/8.8)which exceeds the
a B2 designation not just the project 30%recommendation.
site.
Storage of Highly Flammable 275 Hospital Dive. Based on one parcel, 2,000 gallons of materials
Materials classified as"highly flammable"would be allowed. The Project does not
Up to 2,000 gallons is allowed per include materials classified as"highly flammable."
parcel.
1
2 On September 8, 2014, the Mendocino County Airport Land Use Commission reviewed and
3 considered the project and unanimously found that it was compatible with the policies of the
4 Mendocino County Airports Comprehensive Land Use Plan and City Airport Master Plan, and
5 that the existing uses in the area were compatible with the proposed heliport. This
6 determination was predicated on 1) the owner/operator complying fully with the conditions
7 required by the FAA, Caltrans Division of Aeronautics and with the operational parameters
8 submitted to the ALUC and City of Ukiah; and 2) the City of Ukiah requiring an avigation
9 easement for any future development under the flight arrival path between East Perkins Street
10 and the helipad and under the flight departure path between the helipad and North Orchard
11 Avenue.
12
13 The Mendocino County Airport Land Use Commission found the helipad relocation site and
14 flight paths (see Attachment 8) to be consistent with the Mendocino County Airports
15 Comprehensive Land Use Plan and City Airport Master Plan.
16
17 Master Tree Lists. The proposed landscaping plan includes 42 London Plane trees; 15 Black
18 Oak trees; 8 Western Redbuds; 5 Flowering Pears; and 4 California Lilac trees. The primary
19 trees (London Plane, Black Oak, and Western Redbud) are included on the City's adopted
20 Master Tree list.
21
22 Zoning. The zoning of all three parcels included in the Project is Heavy Commercial (C2). The
23 purpose of the C2 district is to provide opportunities for commercial service, wholesale activities,
24 auto repair shops, agricultural supply stores, and other activities which are generally
25 inappropriate in areas developed with professional offices and retail stores. Public and quasi-
26 public uses are permitted uses (use permit required) in the C2 zoning district. Hospitals and
27 ancillary uses associated with a hospital are considered quasi-public uses requiring approval of
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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1 a use permit; therefore, the applicant has submitted an application for approval of the: 1)
2 expansion of the emergency department, relocation of the permanent heliport; and 2)
3 construction of a new permanent parking lot (Lot 7). The emergency department is considered
4 part of the primary use (hospital). The heliports and permanent parking lot are considered
5 ancillary uses to the hospital.
6
Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
Setbacks,height The Project complies with the building height and setback
requirements.
Vehicle Parkins Requirements Required Parking. Based on 78 permanent beds,234 parking
spaces are required for the main hospital, birth center,and
Main hospital,birth center,emergency emergency department and critical care.
department/critical care: three(3)spaces for Based on 16,300 square feet for the outpatient pavilion,82
each permanent bed parking spaces are required.
The total number of parking spaces required for the UVMC
Outpatient pavilion: One space for every 200 campus at 275 Hospital Drive is 316.
square feet
Existing Parking. The campus currently provides 278 parking
spaces in six different parking lots on the UVMC campus at 275
Hospital Drive. There is also an informal (unpermitted)
overflow parking lot at the northwest corner of Hospital
Drive/Hamilton Street.
In addition to onsite parking, public on street parking is also
available. However,this parking cannot be counted toward the
parking requirement. Based on several site visits at various
times of the day, most on street parking spaces on the east and
west sides of Hospital Drive are also filled.
Proposed Parking. The Project proposes to improve lot 7 with
48 spaces for permanent parking. Additional parking spaces
would also be constructed in front of the Pavilion and main
entry. With the additional proposed parking,the Project would
provide 401 parking spaces. The 401 parking spaces would
provide adequate parking for the 325 employees on the
maximum shift with the remaining spaces available for patients
and visitors. It is likely that some employees and visitors bike,
walk, rideshare,or take public transit. It is also likely that not
all beds are occupied at one time. Based on the above,the 401
proposed parking spaces would provide adequate parking to
serve the existing UVMC uses as well as the proposed Project,
and would meet the City Code requirements.
Bike Parking(Z.O.Section 9100(EJJ Based on 316 required vehicle parking spaces, 32 bicycle
Safe bicycle parking facilities shall be provided in parking spaces are required. The existing UVMC campus has
all new commercial developments where it is two bike racks each able to provide parking for six bikes,for a
determined that the use would attract bicyclists. total of 12 bike parking spaces. The project proposes 8
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
The number of bicycle parking spaces required additional bike parking spaces plus 5 bicycle lockers. In order to
shall not be less than ten percent(10%J of the provide the 32 required bike parking spaces,an additional 12
number of required off-street automobile bike parking spaces are required. However, based on current
parking spaces. Such safe bicycle parking shall use of the bike spaces,the applicants have determined that 20
be located convenient to the entrance(sJ to the spaces plus the bicycle lockers is ample to serve its customers
use. and employees. Accordingly,they are seeking an exception for
approval of 25 spaces(including 5 lockers)where 32 spaces are
Exception (Z.O.Section 9100(H) required. Staff agrees and has included a draft finding to
Relief from the parking requirements of the C-2 support the exception.
Zoning District may be approved through the
discretionary review,provided a finding is made
that there is a unique circumstance associated
with the use or property that results in a
demand for less parking than normally
expected.
Landscaping
Landscaping shall be proportional to building 275 Hospital Drive. Due to the location of the heliport at the
elevations.Z.O.Section 9101(C1aJ southwest corner of the ED expansion,the location and size of
trees is restricted. Western red buds and California Lilac are
shown as being used as shrub trees in some locations.
Based on the constraints associated with the location of the
heliport,the Project is consistent with this requirement.
Landscape plantings shall be those which grow 275 Hospital Drive and Lot 7. Stephen Wheeler, Landscape
well in Ukiah's climate without excessive Architect for the project has selected a palate of trees and
irrigation. Native species are strongly plants that perform well in the Ukiah climate.
encouraged. Z.O.Section 9101(C1b)
All landscape plantings shall be of sufficient size, 275 Hospital Drive and Lot 7. The landscape plan indicates the
health,and intensity so that a viable and mature trees will be#15 and 24-inch box,the shrubs five gallon,
appearance can be attained within a reasonable perennials one gallon,ground cover one or five gallon,and the
short amount of time. ZO.Section 9101(C1cJ vines five gallon. The plant size and spacing would achieve the
required result.
Deciduous trees shall constitute then majority 275 Hospital Drive—Lot 7. Due to the proposed location of the
of trees proposed along the south and west heliport along the eastern side of the site, no trees are planted
building exposures; non-deciduous tree species adjacent to new ED/ICU building. Western red buds and
shall be restricted to areas that do not inhibit California Lilac are planted as shrub trees in various locations
solar access. Z.O.Section 9101(C1dJ adjacent to buildings.
Based on the above,the Project is consistent with this
requirement.
Parking lots shall have a perimeter planting strip 275 Hospital Drive. The new parking area in front of the
with both trees and shrubs. Z.O.Section proposed new entry and in front of the Pavilion building include
9101(C1f) perimeter planting strips with trees and shrubs.
Lot 7. This parking lot has perimeter landscaping with trees and
shrubs.
Based on the above,the Project is consistent with this
requirement.
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
Parking lot trees shall primarily be deciduous The Zoning Ordinance requires a shade percentage to be
species,and shall be designed to provide a tree achieved at 10 years, however the code does not indicate how
canopy coverage of fifty percent over all paved the shade coverage should be calculated, provide the canopy
areas within 10 years of planting. Based on the size of various tree species at 10 years,or define the parking
design of the parking lot,a reduced number of area that is subject to this requirement.
trees may be approved through the Based on staff research,communities that have a shade
discretionary review process. ordinance most commonly use a 15 year tree canopy when
calculating shade coverage. In addition,tree canopy size can
double between 10 and 15 years. Staff was unable to find
Modification Request another community that used a 10 year canopy for the purpose
As allowed by Zoning Ordinance section 9101(I), of calculating shade coverage. Staff directed the applicant to
the applicant is requesting Planning Commission use the information provided by the City of Davis shade
approval of a modification to this landscaping ordinance to calculate the shade coverage.
requirement. 275 Hospital Drive—Front Parking Lot. This lot would be
planted with Black Oak and London Plane trees that would
provide 54.36%shading after ten years. The Project does
include the planting of street trees and the retrofitting if
parking lot 4 with tree wells and parking lot trees to provide
more shade. The shade would only reach 25%after ten years in
Lot 4 and the applicants are seeking relief from the 50%
requirement. Given the planting of trees in parking lot 4
(pavilion),as well as street trees,and trees planted in parking
lot 5 (Main Entry),the Project provides adequate shade
coverage given the constraints created by compliance with the
requirements that limit obstructions(tree location and height)
in the approach/departure zone for helicopters. Based on the
above,staff supports the applicants request for modification to
the requirement and staff has included a draft finding in
support of this modification.
Parking lots with 12 or more parking stalls shall 275 Hospital Drive—Lot 5(Main Entry). The Landscape Plan
have a tree placed between every 4 parking shows a planter between every four parking spaces consistent
stalls within a continuous planting strip, rather with code requirements.
than individual planting wells unless clearly
infeasible.
Parking lots with 12 or more parking stalls shall 275 Hospital Drive—Lot 5. Parking lot 5 would be relocated to
have defined pedestrian walkways or marked the front of the main building. This parking lot includes 38
pedestrian facilities within landscaped areas parking spaces. The Project includes one path from the
and/or separated from automobile travel lanes. Hospital Drive sidewalk located at the south end of this parking
Based upon the design of the parking lot and lot leading to the walkway in front of the building. This
the use it is serving, relief from this requirement pathway provides the accessible pathway required for the
may be approved as part of the discretionary Project.
review process.
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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Table 3: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
Street trees may be placed on the property The street trees on Hospital Drive are located on the property
instead of within the public right-of-way if the rather than in the right-of-way due to the limited width of the
location is approved by the City Engineer based right-of-way and the need to limit encroachment into the public
on safety and maintenance factors. sidewalk. This proposed location of street trees has been
reviewed and approved by the Public Works Department/City
Engineer.
All new developments shall include a 275 Hospital Drive. The existing site has 25%landscaping
landscaping coverage of 20%of the gross area coverage. The Project would reduce this to 21%,yet it would
of the parcel, unless based on the small size of still comply with the required 20%.
the parcel, it would be unreasonable and
illogical.
A minimum of 50%of the landscaped area shall 275 Hospital Drive. At least 50%of the landscaped area is live
be live plantings. plantings(trees,shrubs,groundcover).
Landscaping plans shall include an automatic 275 Hospital Drive.The plans include a lighting plan for the
irrigation plan and lighting plan. emergency department expansion and permanent heliport
The lighting includes parking lot lighting, building mounted
lighting and canopy lighting,and lighting required for the
permanent heliport. The parking lot light would be either 16-
feet or 20-feet measured from ground level to the top of the
fixture.
A condition of approval has been included that the plans
submitted for building permit include an irrigation plan and
comply with the State Water Efficiency Landscape Ordinance.
Lot 7. No lighting plan has been proposed for the permanent
parking lot. Staff has included a draft condition approval in the
event that lighting is proposed in the future.
All landscaping shall be adequately maintained The standard condition of approval for landscape maintenance
in a viable condition. has been applied to the Project.
1
2 Sign Ordinance. Sign Ordinance section 3225(J) requires signing for a project requiring a site
3 development or use permit to be reviewed by the Planning Commission as part of the
4 discretionary review process. A sign program was presented to and approved by the Planning
5 Commission for the previous Emergency Department expansion project. That approved Sign
6 Program included the following signs:
7
8 ■ one two-sided, internally illuminated, freestanding monument sign (49 square feet),
9 measuring 10 feet, 8inches in height measured from the base to the top of the
10 monument;
11 ■ one internally illuminated emergency entry sign (11.5 square feet);
12 ■ one halo-lit, building mounted identification sign (87.2 square feet);
13 ■ two non-illuminated, building mounted donor identification signs (2 x 24 = 48 square
14 feet); and
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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1 ■ one internally illuminated canopy mounted ambulance entry sign (25.8 square feet).
2
3 The applicants are considering modifications to that approved Sign Program, but have not yet
4 determined if a modification request will be proposed.
5 Design Guidelines. The City has adopted design guidelines for commercial projects. The
6 Project is a quasi-public (hospital) development project and, therefore, is not subject to the
7 guidelines. The Project is subject to the findings required for approval of a Site Development
8 Permit discussed below.
9
10 Use Permit. The UVMC currently operates under several different use permits. The proposed
11 Project requires a new use permit to allow 1) the emergency department expansion, permanent
12 heliport, and associated site improvements at 275 Hospital Drive.
13
14 In order to approve a Use Permit, zoning ordinance section 6262 (E) requires specific findings
15 to be made. Table 4 below includes the findings required for approval of a use permit along
16 with staffs consistency analysis.
17
Table 4: Use Permit Anal sis
Use Permit Findin s Staff Anal sis
The proposed land use is consistent The Project is consistent with the General Plan and Zoning Ordinance as
with the provisions of this Title as well described above in Tables 1 and 3 respectively.
as the goals and policies of the City
General Plan.
The proposed land use is compatible The Project,as conditioned, is compatible with surrounding land uses
with surrounding land uses. based on the following:
The Project provides adequate parking for the completed Project.
The Project would infill the UVMC hospital campus by expanding and
relocating the existing Emergency Department. The site is located along
the east side of the current building in an area paved and improved. The
use is consistent with the existing use of the site and surrounding uses on
the west side of Hospital Drive.
UVMC has an existing ground level heliport which would be relocated to
the roof of the ED expansion. The relocation of the heliport does not
create a new noise source and may reduce the noise level in the area by
moving the heliport to the roof.
The relocated heliport would be a similar distance to the existing
residential land uses along Clara Avenue,therefore,would not increase
noise exposure for residents on Clara Avenue.
The Project would not result in a new noise source.
The Mendocino County Airport Land Use Commission reviewed the
project and found the proposed helipad location,as well as the Approach
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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and Departure paths to be consistent with the Mendocino County
Airports Comprehensive Land Use Plan and City Airport Master Plan
Based on the above,the Project is consistent with this requirement.
The proposed land use shall not be The Project,as conditioned, would not be detrimental to the public's
detrimental to the public's health, health,safety,and welfare based on the following:
safety and general welfare.
The modifications to the circulation and access to 275 Hospital Drive
would improve access to and circulation through the site;eliminate
potential conflicts with vehicles and pedestrians and aircraft by relocating
the heliport to the roof of the expansion;and reduce confusion related to
site circulation by removing the one-way access drives. The proposed
emergency access along the east side of the site off of East Perkins Street
would eliminate current conflicts with traffic on Hospital Drive.
A photometric plan is required as a condition of approval. It is
anticipated that very little light would spill over the property line and that
the light level would be very low.
No lighting has been proposed for the new parking lot(Lot 7). A
condition of approval has been included that requires Planning
Department review and approval of any future exterior lighting and for
the lighting to comply with the standard lighting conditions of approval
for development projects.
The Project would relocate the existing ground level heliport to the roof
of the ED expansion which may reduce the aircraft related noise.
The number of emergency medical flights is not anticipated to increase as
a result of the Project. The Project is intended to more efficiency utilize
the site and provide additional services to the community and more
efficient operations for patients and staff. Frank R. Howard Memorial
Hospital in Willits is in the process of adding a heliport for emergency
medical flights to the facility.
The Project would create a new parking lot at the northwest corner of
Hospital Drive/Hamilton Street(Lot 7)to replace the unpermitted parking
lot in this location. This new parking lot would provide adequate parking
for the employees, patients,and visitors to the UVMC campus; provide
attractive landscaping,and trees/shrubs.
The Project has been reviewed by the Police, Fire,and Public Works
Department and Building Official. The departments support the revised
access and circulation for 275 Hospital Drive and the project in general.
Based on the above,Staff is able to conclude that the project would not
be detrimental to the public's health,safety and general welfare.
1
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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1
2 Site Development Permit. Zoning Ordinance section 9101(A) requires a site development
3 permit for all development projects in the C2 zoning district. In order to approve a Site
4 Development Permit, zoning ordinance section 6263 (E) requires specific findings to be made.
5 Table 5 provides consistency analysis for 275 Hospital Drive and Lot 7.
6
Table 5: Summa of Pro'ect Consisten with Site Develo ment Permit Findin s
Zoning Code Site Development Permit Staff Analysis
Findin s
The proposal is consistent with the goals, The Project is consistent with the General Plan as described above
objectives,and policies of the City General in Table 1.
Plan.
The location,size,and intensity of the 275 Hospital Drive. The Project would not modify Hospital Drive
proposed project will not create a hazardous or Hamilton Street. The Project would reduce the number of
or inconvenient vehicular or pedestrian traffic access driveways to the main hospital campus on the west side of
pattern. Hospital Drive from six(6)to four(4),would eliminate the one-
way access drives,and would relocate the emergency vehicle
access away from Hospital Drive.This would improve access to
and circulation within the site.
The revised circulation has been reviewed by Public Works,the
Fire Marshal and Police Department.
Based on the above,the Project is consistent with this finding.
The accessibility of off-street parking areas 275 Hospital Drive. The front parking Lot would be accessed
and the relation of parking areas with respect from two different two-way driveways from Hospital Drive,one at
to traffic on adjacent streets will not create a the north and the other on the south end. This is an
hazardous or inconvenient condition to improvement to the current access since this removes the one-
adjacent or surrounding uses. way driveways. The removal of the one-way driveways and
reduction in the number of driveways would not create a
hazardous or inconvenient condition to adjacent or surrounding
uses and may improve the traffic condition on Hospital Drive and
in the parking areas by eliminating the confusion that may arise
from one-way ingress/egress driveways.
Based on the above,the Project is consistent with this finding.
Sufficient landscaped areas have been 275 Hospital Drive. The landscaping plan includes landscaping in
reserved for purposes of separating or front and south of the main building and along the front property
screening the proposed structure(s)from the line,as well as in Lot 7. The landscaping plan includes ground
street and adjoining building sites,and cover,shrubs and trees. The landscaping screens the Project
breaking up and screening large expanses of from the south and west.The existing hospital building and
paved areas. existing landscaping provides screening from the north.
Based on the above,the Project is consistent with this finding.
The proposed development will not restrict or 275 Hospital Drive. The ED expansion is located in the center of
cut out light and air on the property,or on the site and is setback from the front property line,so it would
the property in the neighborhood; nor will it not restrict or cutout light or air on property in the neighborhood.
hinder the development or use of buildings in The site still provides adequate setbacks from property lines,
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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the neighborhood,or impair the value separations between buildings, and outdoor areas with
thereof. landscaping which allow for adequate light and air for the UVMC
campus. The Project would improve the fa4ade of the ED,
retrofit parking lots with trees and landscaping, plant street trees,
and provide perimeter landscaping.
Based on the above,the Project is consistent with this finding.
The improvement of any commercial or 275 Hospital Drive. N/A—There is no residential zoning district
industrial structure will not have a substantial adjacent to the proposed improvements at 275 Hospital Drive.
detrimental impact on the character or value
of an adjacent residential zoning district. Based on the above the Project is consistent with this finding.
The proposed development will not 275 Hospital Drive. There are no creeks on the site. This site has
excessively damage or destroy natural already been disturbed due to development of the UVMC
features,including trees,shrubs,creeks,and campus. Therefore,there are no natural features remaining on
the natural grade of the site. the site. The landscaping on the site, including trees,was planted
as part of development of the UVMC campus. The site is
relatively flat.Grading would occur in order to construct the
Project and comply with geotechnical recommendations;
however,the grading would not be excessive.
Based on the above,the Project is consistent with this finding.
There is sufficient variety,creativity,and 275 Hospital Drive.
articulation to the architecture and design of The ED relocation will be situated behind the main building along
the structure(s)and grounds to avoid the east side of the Campus. The main entry to the new ED
monotony and/or a box-like uninteresting building will be facing south and will be articulated accordingly. A
external appearance. new outdoor patio area will be constructed southeast of the main
entry to the hospital that will include a trellis roof design. The
project uses three earth tone colors for the exterior. Windows
and varied paint colors help breakup the elevations and avoid an
expanse of long blank wall which avoids monotony and an
uninteresting box-like appearance.
Based on the above,the project is consistent with this finding.
1
2
3
ENVIRONMENTAL REVIEW
4
5 Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the
6 potential impacts that could result from the Project. The IS identified potential impacts to
7 aesthetics, air quality, biological resources, cultural resources, geology/soils, noise, and
8 traffic/circulation (see attachment 5, IS, pages 6-9). As part of the IS, mitigation measures were
9 identified that would reduce the impacts to less than significant levels; therefore, a mitigated
10 negative declaration was prepared for the Project (see attachment 5, MND).
11
12 The Project requires approval of a permit from a State Agency (Caltrans Division of
13 Aeronautics); therefore, the notice period for the notice of intent (NOI) to adopt a mitigated
14 negative declaration (MND) was 30 days (rather than 20 days) and the NOI was required to be
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Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
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1 sent to the State Clearinghouse for distribution to State Agencies. The NOI was made
2 available in the following manner:
3
4 ■ sent to the State Clearinghouse on January 12, 2015;
5 ■ posted at the Mendocino County Clerk on January 12, 2015;
6 ■ mailed to property owners within 300 feet of the parcels included in the Project on
7 January 12, 2015; and
8 ■ published in the Ukiah Daily Journal on January 13, 2015.
9
10 The comment period for the NOI was January 13 through February 12, 2015. No comments
11 were received from State Agencies or the public in response to the notice of intent.
12
13 PUBLIC NOTICE AND COMMENT
14
15 Public Notice of the Project was provided in the following manner:
16
17 ■ mailed to property owners within 300 feet on January 12, 2015 (with the NOI); and
18 February 12, 2015; and
19 ■ published in the Ukiah Daily Journal on January 9, 2015 (with the NOI) ; and February
20 15, 2015; and
21 ■ posted on the project parcels on February 12, 2015.
22
23 As of the writing of this staff report, no correspondence has been received in response to the
24 notice.
25
26 DECISION TIMELINE
27
28 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). This
29 application was submitted to the Planning and Community Development Department on August
30 10, 2011 and the most recent updated project description was submitted on January 6,
31 2015.The project was subsequently deemed complete on January 6, 2015. The mitigated
32 negative declaration is required to be adopted by the Agency within 180 days of the application
33 being deemed complete. The PSA requires that a decision be made on the project within 60
34 days of the adoption of the Mitigated Negative declaration. As such, the MND must be adopted
35 no later than July 6, 2015 and a decision must be made on this Project within 60 days of the
36 date the MND is adopted. The applicant may request a one time 90-day extension of the
37 decision timeline.
38
39 CONCLUSION
40
41 The proposed Emergency Department/ICU relocation, helipad and emergency vehicle access
42 relocation, and parking/landscaping improvement project is large and complex. After review of
43 the proposed plans and submitted technical studies, Staff is able to conclude that the project is
44 an improvement from the previously approved Emergency Department expansion project
45 approved by the Planning Commission in 2012. This is due to placing the ED component on
46 the east side of the campus and establishing a true "front" entryway to the hospital; relocating
47 the emergency vehicles away from the general traffic on Hospital Drive; and relocating the
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Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
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1 helipad away from the front entry and Hospital Drive. In addition, parking and landscaping on
2 the campus would be greatly improved as a result of the project.
3
4
5
6 Staff recommends Planning Commission:
7
8 1. Adopt the Mitigated Negative Declaration based on the findings included in attachment
9 1;
10 2. Approve the Use Permit based on the findings included in attachment 2 and subject to
11 the conditions of approval included in attachment 3;
12 3. Approve the Site Development Permit based on the findings included in attachment 2
13 and subject to the conditions of approval included in attachment 3; and
14 4. Recommend City Council adopt the Resolution approving relocated heliport included as
15 Attachment 4.
16
17 Should Planning Commission choose to adopt the MND and approve the Use Permit and Site
18 Development Permit, the City Council would conduct a public hearing for consideration and
19 possible action on the Resolution for the permanent relocated heliport.
20
21
22 ATTACHMENTS
23
24 1. Draft Findings for Adoption of Mitigated Negative Declaration
25 2. Draft Use Permit and Site Development Permit Findings
26 3. Draft Use Permit and Site Development Permit Conditions of Approval
27 4. Draft City Council Resolution for Approval of the Permanent Heliport
28 5. Initial Environmental Study and Mitigated Negative Declaration
29 6. Design Review Board Minutes Excerpt from May 8, 2014
30 7. Project Plans and Description date stamped January 15, 2015 (previously distributed)
31 8. Helipad Study (Excerpt), Mead & Hunt dated September 2014
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
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Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
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1 ATTACHMENT 1
2
3
4 DRAFT FINDINGS FOR ADOPTION OF A MITIGATED NEGATIVE DECLARATION
5 FOR THE UKIAH VALLEY MEDICAL CENTER EMERGENCY DEPARTMENT AND
6 ICU EXPANSION, RELOCATED HELIPORT AND EMERGENCY VEHICLE ACCESS,
� AND PERMANENT PARKING LOT/LANDSCAPING IMPROVEMENTS
g PURSUANT TO THE REQUIREMENTS OF THE
9 CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA")
10
11
12 1. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a
13 Mitigated Negative Declaration dated January 9, 2015 to evaluate the potential
14 environmental impacts of the Ukiah Valley Medical Center Emergency Department/ICU
15 expansion, heliport and emergency vehicle access relocation, and Permanent Parking Lot
16 and landscaping improvements ("Project"); and
17
18 2. The Project will approve a Use Permit and Site Development to allow the construction of an
19 expansion of the emergency department/ICU , relocation of the permanent heliport at 275
20 Hospital Drive; ancillary improvements to the Campus; the construction of a permanent
21 parking lot at the northwest corner of Hospital Drive/Hamilton Street; and the establishment
22 of a new route for ambulance vehicles.
23
24 3. On September 8, 2014, the Mendocino County Airport Land Use Commission (ALUC)
25 reviewed the Project, including the helipad relocation and voted unanimously to find the
26 Project consistent with the Mendocino County Airport Comprehensive Land Use Plan
27 (ACLUP), provided that the owner/operator complies fully with the conditions required by the
28 FAA, Caltrans Division of Aeronautics, and the operational parameters submitted to the
29 ALUC and the City of Ukiah; and
30
31 4. The Initial Environmental Study found that the Project has the potential to have a significant
32 impact on aesthetics, air quality, biological resources, cultural resources, geology/soils,
33 noise, and traffic/circulation and that the impacts identified could be reduced to a less than
34 significant level with the incorporation of mitigation measures as identified in the Initial
35 Environmental Study and the project proponent has agreed to the mitigation measures; and
36
37 5. The Initial Environmental Study was prepared and demonstrated that there is no substantial
38 evidence that supports a fair argument that the Project, as mitigated, would have a
39 significant effect on the environment; and
40
41 6. The Initial Environmental Study and Mitigated Negative Declaration were sent to the State
42 Clearinghouse for State Agency review and comment and publicly noticed and made
43 available for public review and written comment from January 12, 2015 through February
44 10, 2015. No comments were received during the review and comment period for the
45 Mitigated Negative Declaration; and
46
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
22
1 7. Notice of Intent to adopt the Mitigated Negative Declaration was made available in the
2 following manner: sent to the State Clearinghouse on January 12, 2015; posted at the
3 Mendocino County Clerk on January 12, 2015; mailed to property owners within 300 feet of
4 the parcels included in the Project on January 12, 2015; and published in the Ukiah Daily
5 Journal on January 13, 2015. No comments were received.
6
7 8. A Mitigation Monitoring Program has been prepared to ensure compliance with the adopted
8 mitigation measures; and
9
10 9. The Initial Environmental Study and Mitigated Negative Declaration and record of
11 proceedings of the decision on the Project are available for public review at the City of Ukiah
12 Planning Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
13
14 Based on the above, the Planning Commission finds as follows:
15
16 1. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
17 Study, the Project, as mitigated, does not have the potential to degrade the quality of the
18 local or regional environment;
19
20 2. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
21 Study, the Project, as mitigated, will not result in short-term impacts that will create a
22 disadvantage to long-term environmental goals;
23
24 3. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
25 Study, the Project, as mitigated, will not result in impacts that are individually limited, but
26 cumulative considerable; and
27
28 4. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
29 Study, the Project, as mitigated, will not result in impacts that will cause substantial adverse
3o effects on human beings, either directly or indirectly.
31
32 5. The Initial Environmental Study examined areas of potential impacts that may result from the
33 implementation of the Project. Based on the conclusions reached in the Initial
34 Environmental Study, it has been determined that the proposed Project has the potential to
35 have significant environmental impacts on aesthetics, air quality, biological resources,
36 cultural resources, geology/soils, noise, and traffic/circulation without the implementation of
37 mitigation measures. The analysis and conclusion reached in the Initial Environmental
38 Study identified mitigation measures that would reduce the potential impacts on aesthetics,
39 air quality, biological resources, cultural resources, geology/soils, noise, and
40 traffic/circulation to less than significant levels based on the following:
41
42 Aesthetics
43
44 Potential Impact: The Project could result in impacts related to new sources of light or glare.
45
46 Mitiqation Measure:
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
23
1 1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light
2 trespassing over property lines and avoid directing light towards motorists and
3 pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International
4 Dark Sky Association (IDA) approved or equivalent.
5
6 2. Prior to installation of the exterior lighting, the applicant shall prepare a photometric plan
7 for review and approval by the Planning Department that demonstrates that the lighting
8 will not spillover onto adjacent properties and that all lighting is shielded and downcast.
9
10 The inclusion of mitigation measure above will reduce any potential impacts to aesthetics to
11 less than significant levels.
12
13 Air Qualitv
14
15 Potential Impact: Construction activities could expose sensitive receptors short-term
16 production of particulate matter(PM-10).
17
18 Mitiqation Measures:
19
20 1. Construction activities shall be conducted with adequate dust suppression methods,
21 including watering during grading and construction activities to limit the generation of
22 fugitive dust or other methods approved by the Mendocino County Air Quality
23 Management District. Prior to initiating soil removing activities for construction
24 purposes, the applicant shall pre-wet affected areas with at least 0.5 gallons of water
25 per square yard of ground area to control dust.
26
27 2. The burning of construction debris is prohibited. Any disposal of vegetation removed
28 as a result of site preparation shall be lawfully disposed of, preferably by chipping and
29 composting, or as authorized by the Mendocino County Air Quality Management
30 District.
31
32 3. During construction activities, the applicant/owner/contractor shall remove daily
33 accumulation of mud and dirt on paved access lanes that serve the project site.
34
35 4. Any stationary on-site internal combustion engines over 50 horsepower (i.e.
36 generators) may require a permit from the MCAQMD depending upon fuel source and
37 level of operation. It is the responsibility of the City to contact the District regarding this
38 matter and to secure any required permits prior to site preparation and construction
39 activities.
40
41 5. All activities involving site preparation, excavation, filling, and construction of the
42 Project shall institute a practice of routinely watering exposed soil to control dust,
43 particularly during windy days.
44
45 6. All inactive soil piles on the project site shall be completely covered at all times to
46 control fugitive dust.
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
24
1 7. All activities involving site preparation, excavation, filling, grading, and actual
2 construction shall include a program of washing off trucks leaving the construction site
3 to control the transport of mud and dust onto public streets.
4
5 8. Low emission mobile construction equipment, such as tractors, scrapers, and
6 bulldozers shall be used for earth moving operations.
7
8 The inclusion of these mitigation measures will reduce any potential impacts to air quality to
9 less than significant levels.
10
11 Bioloqical Resources
12
13 Potential Impact: Tree removal and/or pruning could result in the disturbance of migratory
14 birds nesting birds in proximity to the trees to be removed/pruned.
15
16 Mitigation Measure:
17
18 1. If site preparation and tree removal/trimming include the spring bird nesting season
19 (February through July), a preconstruction survey shall be conducted by a qualified
20 professional within two weeks prior to removing/trimming any trees. If active nests (with
21 eggs or living young) are found, no activity shall be permitted that might disturb or remove
22 the active nests until the young birds are able to leave the nest and forage on their own.
23 Empty nests may be removed. If eggs or young are present, the nests shall be left until the
24 young birds leave. Setback buffers for the nests will vary depending on the species
25 affected and the location of the nest. Buffer zones shall be determined on a case by case
26 basis in consultation with a California Department of Fish and Game biologist.
27
28 The Project will not substantially degrade biological resources with the inclusion of the
29 mitigation measure that require:
30
31 The inclusion of this mitigation measure will reduce any potential impacts to biological
32 resource to less than significant levels.
33
34 Cultural Resources
35
36 Potential Impact: Construction activities could result in the discovery and disturbance of
37 previously unknown archeological resources. Future construction activities could disturb
38 prehistoric or historic resources.
39
40 Mitiqation Measure:
41
42 1. If, during site preparation or construction activities, any historic or prehistoric cultural
43 resources are unearthed and discovered, all work shall immediately be halted, and the
44 City shall be notified of the discovery. The applicant shall be required to fund the hiring
45 of a qualified professional archaeologist to perform a field reconnaissance and to
46 develop a precise mitigation program if deemed necessary.
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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1 Potential Impact: Construction activities could result in the discovery and disturbance of
2 human remains
3
4 Mitiqation Measure:
5
6 2. If human remains are encountered during construction excavation and grading activities,
7 State Health and Safety Code Section 7050.5 requires that no further disturbance shall
8 occur until the County Coroner has made the necessary findings as to the origin and
9 disposition pursuant to PRC Section 5097.98. If the remains are to be of Native
10 American descent, the coroner has 24 hours to notify the Native American Heritage
11 Commission (NAHC). The NAHC will then identify the person(s) thought to be the Most
12 Likely Descendent, who will help determine what course of action should be taken in
13 dealing with the remains.
14
15 The Project will not substantially degrade cultural resources with the inclusion of the
16 mitigation measures above.
17
18 The inclusion of these mitigation measures will reduce any potential impacts to cultural
19 resource to less than significant levels.
20
21 Geoloqy/Soils
22
23 Potential Impact: The Project could be located on expansive soil resulting in substantial risks
24 to property or life.
25
26 Mitigation Measures:
27
28 1. In order to avoid moisture accumulation or watering adjacent to foundations, no
29 landscaping is allowed against the structure unless moisture accumulation is considered.
3o Only drought tolerant species are allowed proximate to the foundation of the Emergency
31 Department expansion. If landscaping is allowed adjacent to the structure, landscaping
32 and irrigation plans for this landscaping shall be designed to direct water away from the
33 foundation.
34
35 2. Planning Commission review of the landscaping plan for the Project shall include review
36 of the species adjacent to the Emergency Department expansion and recommendations
37 for appropriate drought tolerant species and/or the removal of landscaping in this area
38 based on the recommendation included in the geotechnical report.
39
40 3. The landscaping plan and irrigation plan submitted as part of the building permit plans
41 are subject to staff review and approval and shall demonstrate compliance with the
42 landscaping plan approved by Planning Commission. The landscaping plan and
43 irrigation plans shall clearly demonstrate the water will be directed away from the
44 foundation.
45
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
26
1 4. The recommendations contained in the December 2013 geotechnical Report prepared
2 by Chandler Koehn Consulting beginning on page 9 shall be implemented with the
3 project.
4
5 The inclusion of this mitigation measure will reduce any potential impacts to geology/soils to
6 less than significant levels.
7
8 Noise
9
10 Potential Impact: Construction of the Project could result in the short-term exposure of
11 persons to groundborne vibration or groundborne noise and a substantial periodic increase
12 in ambient noise levels in the vicinity of the Project over levels existing without the Project. .
13
14 Mitiqation Measures:
15
16 1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and
17 from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited on Sunday and
18 all holidays recognized by the City of Ukiah. Interior work that generates negligible or no
19 noise at the property line is allowed outside of the construction hours noted above.
20
21 Approval of additional construction hours may be requested in writing from the
22 Community Development Director and Public Works Director for extenuating
23 circumstances. The written request must be submitted a minimum of 14 days prior to
24 the date for which the change in construction hours/days is being requested and shall
25 explain the need for the extended construction hours, describe the extenuating
26 circumstances, and identify the additional construction hours requested, including the
27 duration.
28
29 2. Signs shall be posted at the Project site prior to commencement of construction of the
30 proposed Project for the purpose of informing all contractors/subcontractors, their
31 employees, agents, material haulers, and all other persons at the construction site(s) of
32 the basic requirements of mitigation measures for Noise.
33
34 3. Signs shall be posted at the construction sites that include the permitted construction
35 days and hours, day and evening contact number for the job site, and a contact number
36 in the event of problems.
37
38 4. An onsite complaint and enforcement manager shall respond to and track complaints
39 and questions related to noise.
40
41 5. Equipment and trucks used for proposed Project construction shall use the best
42 available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts,
43 engine enclosures, and acoustically-attenuated shields or shrouds, wherever feasible).
44
45 6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for Project
46 construction shall be hydraulically or electrically powered wherever possible to avoid
47 noise associated with compressed air exhaust from pneumatically powered tools.
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
27
1
2 7. Stationary construction noise sources shall be located as far from sensitive receptors as
3 possible and they shall be muffled.
4
5 8. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during
6 Project construction.
7
8 The inclusion of these mitigation measures will reduce any potential impacts to noise to less
9 than significant levels.
10
11 Traffic
12
13 Potential Impact: Ambulance access from East Perkins Street could create conflicts with
14 Parking and Traffic.
15
16 Mitigation Measures:
17
18 1. Remove the four parking spaces in Lot 9 closets to East Perkins Street.
19
20 2. The easternmost parking spaces facing the east property line in Lots 3 and 9 shall be
21 designated for"Employee Parking."
22
23 3. Ambulance drivers shall be instructed to turn on lights and sirens when entering the East
24 Perkins Street driveway.
25
26 The inclusion of this mitigation measure will reduce any potential impacts to traffic/circulation
27 to less than significant levels.
28
29 3. The revisions made to the Project before the adoption of the mitigated negative declaration
3o and initial environmental study would avoid the effects or mitigate the effects to a point
31 where clearly no significant effect on the environment would occur.
32
33 4. There is no substantial evidence in light of the whole record before the City of Ukiah that the
34 Project, as mitigated, would have a significant effect on the environment.
35
36
37
38
39
40
41
42
43
44
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
28
1 ATTACHMENT 2
2
3 USE PERMIT AND SITE DEVELOPMENT FINDINGS
4
5
6 DRAFT FINDINGS FOR APPROVAL OF THE
7 USE PERMIT AND SITE DEVELOPMENT PERMIT FOR THE
8 UKIAH VALLEY MEDICAL CENTER EMERGENCY DEPARTMENT EXPANSION, NEW
9 EMERGENCY VEHCILE ACCESS, RELOCATED HELIPORT, AND PARKING LOT AND
10 LANDSCAPING IMPROVEMENTS
11
12 The following findings are supported by and based on information contained in this staff report,
13 the application materials and documentation, and the public record.
14
15 1. The proposed Project, as conditioned, is consistent with the goals and policies of the
16 General Plan as described in Table 1 of the staff report.
17
18 2. The proposed Project, as conditioned is consistent with the applicable requirements of the
19 Zoning Ordinance as described in Table 3 of the staff report.
20
21 3. The proposed Project, as conditioned, is consistent with the Airport Compatibility
22 requirements as described in Table 2 of the staff report.
23
24 4. The proposed Project, as conditioned, is consistent with the findings required for approval of
25 a Use Permit based on the analysis included in Table 4 of the staff report.
26
27 5. The proposed Project, as conditioned, is consistent with the findings required for approval of
28 a Site Development Permit based on the analysis included in Table 5 of the staff report.
29
30 6. The granting of the Modification to the Landscaping Requirement to provide 50% shade
31 coverage of all paved areas within 10 years of planting is based on the following:
32
33 A. Lot 5 and Lot 7
34 ■ The Zoning Ordinance requires a shade percentage to be achieved at 10 years,
35 however the code does not indicate how the shade coverage should be calculated,
36 provide the canopy size of various tree species at 10 years, or define the parking
37 area that is subject to this requirement.
38 ■ Based on staff research, communities that have a shade ordinance most commonly
39 use a 15 year tree canopy when calculating shade coverage.
40 ■ Tree canopy size can double between 10 and 15 years. Staff was unable to find
41 another community that used a 10 year canopy for the purpose of calculating shade
42 coverage and City staff directed the applicant to calculate shade coverage using the
43 City of Davis method.
44
45
46
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
29
1 B. Lot 5
2 ■ Due to the location of the heliport, the location and size of trees are restricted in
3 order to comply with FAA requirements implemented for safety reasons. This limits
4 the ability to plant enough trees and trees of adequate size to comply with this
5 requirement.
6 ■ The Project includes the planting of street trees and the retrofitting of parking lots 4
7 and with tree wells and parking lot trees to provide more shade.
8
9 7. Based on 316 required vehicle parking spaces, 32 bicycle parking spaces are required.
10 The existing UVMC campus has two bike racks each able to provide parking for six
11 bikes, for a total of 12 bike parking spaces. The project proposes 8 additional bike
12 parking spaces plus 5 bicycle lockers. In order to provide the 32 required bike parking
13 spaces, an additional 12 bike parking spaces are required. However, based on current
14 use of the existing bike spaces, the 20 spaces plus the bicycle lockers is ample to serve
15 its customers and employees. Accordingly, it is found that 20 bicycle spaces are
16 reasonable and appropriate.
17
18 8. The location of the new Helipad is reasonable and appropriate, and would be safer than the
19 existing location because it would be away from the front entrance to the hospital, away
20 from the general circulation of people and vehicles, elevated above the ground, in a location
21 that would not cause significant noise impacts to residential land uses, and in a location that
22 would result in safer flight paths, as determined by the Mendocino County Airport Land Use
23 Commission.
24
25 9. An Initial Environmental Study (IS) was prepared for the Project which identified potential
26 impacts to aesthetics, air quality, biological resources, cultural resources, geology/soils,
27 noise, and traffic/circulation. Mitigation measures were identified that would reduce the
28 impacts to less than significant levels. A Mitigation Monitoring and Reporting Program has
29 been prepared for the Project and the applicant has agreed to the mitigation measures.
3o Accordingly, it is concluded that a Mitigated Negative declaration is appropriate for the
31 project.
32
33 10. Notice of the proposed Project was provided in the following manner:
34
35 ■ mailed to property owners within 300 feet on January 12, 2015 (with the NOI); and
36 February 12, 2015.
37 ■ published in the Ukiah Daily Journal on January 13, 2015 (with the NOI) ; and February
38 12, 2015
39 ■ posted on the project parcels on January 12, 2015.
40
41
42
43
44
45
46
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
30
1 ATTACHMENT 3
2
3 USE PERMIT AND SITE DEVELOPMENT CONDITIONS OF APPROVAL
4
5
6 UKIAH VALLEY MEDICAL CENTER EMERGENCY DEPARTMENT EXPANSION, NEW
7 EMERGENCY VEHCILE ACCESS, RELOCATED HELIPORT, AND PARKING LOT AND
8 LANDSCAPING IMPROVEMENTS
9 275 HOSPITAL DRIVE,
10 File No.: Munis 46-UP-SDP-PC-CC
11
12 1. Approval is granted to allow the construction of the Emergency Department/ICU Expansion,
13 relocation of the permanent heliport and emergency vehicle access, and construction of
14 parking lot 7 and associated site and landscaping improvements at 275 Hospital Drive as
15 shown on the plans submitted to the Planning Department date stamped January 13, 2015,
16 the Project Description submitted to the Planning Department via email on and dated
17 January 6, 2015.
18
19 2. Prior to building permit final for the site improvements at 275 Hospital Drive, a deed notice
20 shall be recorded to advise persons that the property is located in proximity to the Ukiah
21 Municipal Airport in the B2 (extended approach/departure) infill compatibility zone, is subject
22 to occasional aircraft overflight, and may be subject to aircraft noise or related disturbances.
23 Prior to recordation of the deed notice, the draft language for the notice shall be provided to
24 the Planning Department for review and approval.
25
26 3. Protective tree fencing shall be installed around trees to remain that are in proximity of
27 construction activities. The location of the protective tree fencing shall be shown on plans
28 submitted for building permit. Tree fencing shall be metal, a minimum of 5-feet in height and
29 secured with in-ground posts. Tree fencing is subject to Planning staff review and approval.
3o The approved tree fencing shall be installed prior to construction/grading activities and shall
31 remain in place until construction has been completed.
32
33 4. Plans submitted for building permit for the site improvements (including landscaping and
34 irrigation) at 275 Hospital Drive and Lot 7 shall demonstrate compliance with the State
35 Water Efficiency Landscape Ordinance.
36
37 5. Prior to building permit final, a maintenance plan shall be established for the permanent
38 employee parking lot located at the northwest corner of Hospital Drive/Hamilton Street to
39 ensure that the site kept clean and free of debris and trash. The plan may include the
40 installation of trash and recycling receptacles, litter control, frequency of site cleanup and
41 trash/recycling collection, etc. and is subject to Planning Department staff review and
42 approval.
43
44 6. Signs require application for and approval of a Sign Permit from the Planning and
45 Community Development Department.
46
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
31
1 7. Any future lighting for the permanent parking lot is subject to Planning Department review
2 and approval as part of the building permit required for the lighting. Any lighting shall
3 comply with the following requirements:
4
5 A. International Dark Sky Association approved fixture or equivalent;
6 B. Design compatible with the parking lot lighting on the UVMC campus at 275
7 Hospital Drive;
8 C. Downcast, full cutoff fixture(s);
9 D. Pole height similar to the height of other parking lot poles on the campus.
10 E. Photometric plan that demonstrates minimal or no spillover of light; and
11 F. No light impacts to residents on Clara Avenue.
12
13 8. The permanent relocated heliport is subject to City Council review approval. The permanent
14 relocated heliport is not approved unless and until the City Council adopts a resolution
15 approving the permanent relocated heliport. Upon approval of the permanent relocated
16 heliport by the City Council, this Use Permit and Site Development Permit shall be
17 considered revised to include the permanent heliport use and design as approved by City
18 Council, including any and all conditions of approval and/or mitigation measures applied to
19 the permanent heliport by the City Council.
20
21 9. All mitigation measures included in the mitigated negative declaration are hereby included
22 by reference as conditions of approval.
23
24 10. On plans submitted for building permit, these conditions of approval and as well as all
25 mitigation measures shall be included as notes on the first sheet.
26
27 11. On plans submitted for building permit, the northwest corner of Hospital Drive/Hamilton
28 Street (Lot 7) shall demonstrate a minimum of approximately 48 parking spaces.
29
30 From the Public Works Department
31
32
33 12. Since the site (275 Hospital Drive and Lot 7) to be disturbed are more than one acre, the
34 applicant/project proponent is required to obtain a Storm Water Permit from the Regional
35 Water Quality Control Board prior to construction. Under the new Construction General
36 Permit regulations, the Stormwater Pollution Prevention Plan (SWPPP) shall be prepared by
37 a Qualified SWPPP Developer and implemented by a Qualified SWPPP Practitioner.
38
39 13. Prior to construction of the site improvements for the parking lot at the northwest corner of
4o Hospital Drive/Hamilton Street (Lot 7), a final grading and drainage plan and an erosion and
41 sediment control plan, prepared by a Civil Engineer, shall be submitted for review and
42 approval by the Department of Public Works. A final drainage report shall be provided for to
43 support the design of the proposed drainage system.
44
45
46
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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1 From the Public Works Department— Standard Requirements
2
3 14. The applicant/project proponent shall upgrade the existing sidewalk along Hospital Drive to
4 meet ADA requirements, including at the existing driveway approaches and at the curb ramp
5 at the crosswalk. Public sidewalk improvements outside of the street right-of-way require a
6 sidewalk easement dedicated to the City. The required easement shall be reviewed by the
7 Public Works Department and shall be recorded prior to building permit final.
8
9 15. Any existing curb, gutter or sidewalk in disrepair that is adjacent to the subject property shall
10 be repaired. All work shall be done in conformance with the City of Ukiah Standard
11 Drawings 101 and 102 or as directed by the City Engineer.
12
13 16. Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets
14 within paved areas.
15
16 17. Existing sewer laterals planned to be utilized as part of this Project shall be cleaned and
17 tested in accordance with City of Ukiah Ordinance No. 1105, and repaired or replaced if
18 required. If an existing lateral is to be abandoned, it shall be abandoned at the main to the
19 satisfaction of the Public Works Department.
20
21 18. All irrigation and fire services shall have approved backflow devices.
22
23 19. All work within the public right-of-way shall be perFormed by a licensed and properly insured
24 contractor. The contractor shall obtain an encroachment permit for work within this area or
25 otherwise affecting this area. The encroachment permit fee shall be $45 plus 3% of
26 estimated construction costs.
27
28 20. All applicable City of Ukiah sewer connection fees shall be paid at the time of building permit
29 issuance.
30
31 21. Capital Improvement fees for water service are based on the water meter size. A fee
32 schedule for water service meter sizes is available upon request. Additionally, there is a
33 cost for City crews to construct the water main tap for the proposed water service to serve
34 the Project.
35
36 From the Buildinq Official
37
38 22. Permits are required for the following:
39
40 ■ grading and site improvements at 275 Hospital Drive;
41 ■ grading and site improvements for the permanent parking lot (No. 7)
42 ■ any monument signs;
43 • all electrical associated with the monument signs, parking lot lighting, and any other
44 equipment of fixtures outside of the building footprint;
45
46
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
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1 From the Electric Utilitv Department— Standard Requirements
2
3 23. There shall be no remote meter.
4
5 24. The contractor/developer shall be responsible for the purchasing of conduit and installation
6 per City of Ukiah specifications.
7
8 25. The contractor/developer shall be responsible for the installation of one (1) Junction
9 Pedestal per City of Ukiah specifications. The City will provide the Junction Pedestal.
10
11 26. The contractor/developer shall purchase and install one (1) Primary Pull Box per City of
12 Ukiah specifications, if required.
13
14 27. The contractor/developer shall provide/install Transformer Pad (preformed or pour in place)
15 per City of Ukiah specifications.
16
17 28. Easements are required for all electric distribution facilities and shall cover the entire length
18 of the primary and secondary conductors/conduits and transformer equipment/pad locations.
19 The required easements shall be recorded prior to building permit final.
20
21 From the Mendocino Countv Air Qualitv Manaqement District
22
23 29. The Project is subject to District Regulation 1-430, Fugitive Dust Emission.
24
25 30. The Project is subject to the Asbestos NEHSAP (40CFR subpart 61). A full and complete
26 asbestos survey shall be completed and any asbestos abated prior to construction. The
27 asbestos survey shall be submitted to the Air District for review prior to commencement of
28 construction.
29
30 31. Any new emergency generators require approval of a permit from the Air District prior to
31 installation.
32
33 From Caltrans Division of Aeronautics
34
35 32. The Permanent (relocated) Heliport requires approval of a permit from the Caltrans Division
36 of Aeronautics.
37
38 33. The permanent (relocated) Heliport shall be designed in accordance with all applicable State
39 standards including, but not limited to (IAW) FAA AC 150/5390-2B, Heliport Design, Chapter
40 4, Section 402 (c).
41
42 34. IAW FAA Part 77.23 operations must ensure no vehicles are in the approach/departure,
43 primary, or transitional surface and remain clear of the defined safety area during helicopter
44 landing and departure operations.
45
46
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
Use Permit and Site Development Permit
File No:Munis 46-UP-SDP-PC-CC
34
1 From the Reqional Water Qualitv Control Board — Standard Requirements
2
3 35. The Regional Water Quality Control Board requires the use of Low Impact Development
4 (LID) and best management practices (BMPs) that treat and retain (infiltrate, capture,
5 evapotranspirate and store) storm water runoff on the project site.
6
7 36. LID BMPs need to be sized to meet the storm water runoff from all pervious surfaces using
8 the following sizing criteria:
9
10 ■ The volume of runoff produced from the 85t" percentile of 24-hour rainfall event
11 as determined from the local historical rainfall record; or
12
13 ■ The volume of runoff produced by the 85t" percentile 24-hour rainfall event,
14 determined using the maximized capture storm water volume for the area, from
15 the formula recommended in Urban Runoff Quality Management, WEF Manual of
16 Practice No. 23/ASCE Manual of Practice No. 87, p. 179-178 (1998); or
17
18 ■ The volume of annual runoff based on unit basin storage water quality volume, to
19 achieve 80 percent or more volume treatment by the method recommended in
20 California Water Best Management Practices Handbook-Industrial Commercial
21 (1993).
22
23 Standard Conditions of Approval
24
25 37. Business operations shall not commence until all permits required for the approved use,
26 including but not limited to business license, tenant improvement building permit, sign
27 permit, has been applied for and issued/finaled.
28
29 38. No permit or entitlement shall be deemed effective unless and until all fees and charges
3o applicable to this application and these conditions of approval have been paid in full.
31
32 39. The property owner shall obtain and maintain any permit or approval required by law,
33 regulation, specification, or ordinance of the City of Ukiah and other Local, State, or Federal
34 agency as applicable.
35
36 40. All construction activities shall comply with all fire, building, electric, plumbing, occupancy,
37 and structural laws, regulations, and ordinances in effect at the time the Building Permit is
38 approved and issued.
39
40 41. A copy of this Permit and all conditions of approval shall be provided and be binding upon
41 any future purchaser, tenant, or other party of interest.
42
43 42. All conditions of approval that do not contain specific completion periods shall be completed
44 prior to building permit final.
45
46 43. This Permit may be revoked through the City's revocation process if the approved project
47 related to this Permit is not being conducted in compliance with these stipulations and
Ukiah Valley Medical Center
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1 conditions of approval; or if the project is not established within two years of the effective
2 date of this approval; or if the established use for which the permit was granted has ceased
3 or has been suspended for 24 consecutive months.
4
5 44. Except as otherwise specifically noted, this Permit shall be granted only for the specific
6 purposes stated in the action approving the Permit and shall not be construed as eliminating
7 or modifying any building, use, or zone requirements except to such specific purposes.
8
9 45. All required landscaping shall be properly maintained to insure the long-term health and
10 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to the
11 following:
12
13 A. Regular slow, deep watering when feasible. The amount of water used shall
14 fluctuate according to the season, i. e., more water in summer, less in the winter.
15
16 B. Additional watering shall occur during long periods of severe heat and drying
17 winds, and reduced watering shall be used during extended periods of cool rainy
18 weather.
19
20 C. Fertilizer shall only being used on trees during planting. Shrubs may receive
21 periodic fertilizer according to the recommendations of a landscaping
22 professional.
23
24 D. Weed killers shall not be used on or near trees.
25
26 E. The tree ties and stakes shall be checked every six months to ensure they do not
27 constrict the trunks and damage the trees.
28
29 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
3o damage the trunk of the tree and its overall growth.
31
32 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
33 vandalism, shall be replaced with the same or similar tree species, or an
34 alternative species approved by the department of Planning and Community
35 Development.
36
37 H. All trees shall be properly pruned as appropriate. No topping cuts shall be
38 made. All pruning shall follow standard industry methods and techniques to
39 ensure the health and vitality of the tree.
40
41 46. Failure to comply with the requirements listed above could result in revocation of the Use
42 Permit/Site Development Permit.
43
44 47. The project shall comply with the following requirements to reduce air quality impacts related
45 to project construction:
46
Ukiah Valley Medical Center
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1 A. All grading shall comply with Mendocino County Air Quality Management District
2 Rule 1-430, Fugitive Dust Emissions.
3
4 B. All activities involving site preparation, excavation, filling, grading, road
5 construction, and building construction institute a practice of routinely watering
6 exposed soil to control dust, particularly during windy days.
7
8 C. All inactive soil piles on the project site shall be completely covered at all times to
9 control fugitive dust.
10
11 D. All activities involving site preparation, excavation, filling, grading, and actual
12 construction shall include a program of washing off trucks leaving the
13 construction site to control the transport of mud and dust onto public streets.
14
15 E. Low emission mobile construction equipment, such as tractors, scrapers, and
16 bulldozers shall be used for earth moving operations.
17
18 F. All earth moving and grading activities shall be suspended if wind speeds (as
19 instantaneous gusts) exceed 25 miles per hour.
20
21 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires,
22 poorly covered truck loads, or other construction activities shall be cleaned each
23 day prior to the end of construction activities using methods approved by the
24 Director of Public Works/City Engineer.
25
26 48. This approval is contingent upon agreement of the applicant and property owner and their
27 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
28 agents, officers, attorneys, employees, boards and commissions from any claim, action or
29 proceeding brought against any of the foregoing individuals or entities, the purpose of which
3o is to attack, set aside, void or annul the approval of this application. This indemnification
31 shall include, but not be limited to, damages, costs, expenses, attorney fees or expert
32 witness fees that may be asserted by any person or entity, including the applicant, arising
33 out of or in connection with the City's action on this application, whether or not there is
34 concurrent passive or active negligence on the part of the City. If, for any reason any portion
35 of this indemnification agreement is held to be void or unenforceable by a court of
36 competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
37
38
39
40
41
42
43
44
45
46
47
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
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1 ATTACHMENT 4
2
3 RESOLUTION OF THE CITY COUNCIL APPROVING THE RELOCATION OF THE
4 PERMANENT HELIPORT AT 275 HOSPITAL DRIVE FOR THE
5 UKIAH VALLEY MEDICAL CENTER
6
7
8 WHEREAS:
9
10 1. The City Council adopted a Mitigated Negative Declaration and approved a Use Permit
11 (Resolution 97-37) to allow the Ukiah Valley Medical Center to construct and operate a
12 heliport at 275 Hospital Drive; and
13
14 2. The Ukiah Valley Medical Center has applied for Planning Commission approval of a
15 Use Permit and Site Development Permit to allow 1) the construction of an expansion to
16 the Emergency Department/ICU, relocate the ground level heliport to the roof of the
17 expansion, relocation of the emergency vehicle access to the site, parking and
18 landscaping improvements, and associated improvements at 275 Hospital Drive.
19
20 3. The Caltrans Division of Aeronautics and the FAA require City Council approval of the
21 relocated permanent heliport in the form of a resolution; and
22
23 4. The Mendocino County Airport Land Use Commission (ALUC) reviewed the relocation of
24 the permanent heliport on September 8, 2014 and voted unanimously (5-0) to find the
25 Ukiah Valley Medical Center heliport consistent with the Mendocino County Airport
26 Comprehensive Land Use Plan (ACLUP), provided the owner/operator complies fully
27 with the conditions required by the FAA, Caltrans Division of Aeronautics, and the
28 operational parameters submitted to the ALUC and City of Ukiah.
29
30 5. The City of Ukiah as lead agency prepared an Initial Environmental Study and a
31 Mitigated Negative Declaration dated January 9, 2015 for the Ukiah Valley Medical
32 Center Use Permit and Site Development Permit which included the relocation of the
33 permanent heliport to the roof of the expansion; and
34
35 6. The Initial Environmental Study identified the potential for air quality, biological
36 resources, cultural resources, noise, geology/soils, and traffic/circulation impacts related
37 to the project (permanent Heliport); and
38
39 7. Mitigation measures were identified that would reduce the impacts related to the
4o permanent Heliport to less than significant levels and the mitigation measures have been
41 agreed to by the Ukiah Valley Medical Center; and
42
43 8. The Planning Commission held a public hearing on February 25, 2015 to review the
44 Mitigated Negative Declaration, Use Permit and Site Development Permit, including the
45 relocated permanent heliport;
46
Ukiah Valley Medical Center
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1 9. At the February 25, 2015 meeting, the Planning Commission voted to adopt the
2 Mitigated Negative Declaration and voted _ to approve the Use Permit and Site
3 Development Permit, and voted to recommend the City Council approve the
4 relocated permanent heliport;
5
6 10. The Initial Environmental Study and Mitigated Negative Declaration, Planning
7 Commission Reports, Project application, and record of proceedings of the decision for
8 Ukiah Valley Medical Center Use Permit and Site Development Permit are available for
9 public review at the City of Ukiah Planning Department, Ukiah Civic Center, 300
10 Seminary Avenue, Ukiah, CA.
11
12
13 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah approved the
14 relocated permanent heliport based on the findings and subject to the conditions of approval
15 below:
16
17 FINDINGS:
18
19 1. The Project conforms to all applicable General Plan goals and policies, and with the
20 use and development standards that are applicable to the development and
21 operation of a heliport in the C-2 District, including permitted uses, building areas,
22 yard areas and setbacks;
23
24 2. The Project causes no significant adverse environmental impacts that would not be
25 mitigated to a level of insignificance with the adoption of the Mitigation Measures
26 included in the Mitigated Negative Declaration for the Project which have been
27 agreed to by the Ukiah Valley Medical Center and are also included as conditions of
28 approval; and
29
30 3. This approval will not, as conditioned, materially affect the health, safety, or general
31 welfare of persons residing in the neighborhood or be detrimental to property or
32 improvements on or around the site or be harmful to the general welfare of the City
33 since the development of the relocated permanent heliport would provide for a more
34 efficient and safer level of emergency flight service than the existing ground level
35 heliport based on the following:
36
37 A. UVMC has an existing ground level heliport which would be relocated to the roof
38 of the Emergency Department expansion. The relocation of the heliport does not
39 create a new noise source and may reduce the noise level in the area by moving
4o the heliport to the roof. The relocated heliport is anticipated to have the same
41 number of operations and distribution of flights as the existing permanent
42 heliport.
43
44 B. The relocated heliport would be in a similar distance from the residences on
45 Clara Avenue and, therefore, would not increase noise exposure for residents on
46 Clara Avenue.
47
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Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
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1 C. The relocated heliport would remove the heliport from potential conflicts with
2 pedestrians and vehicles since it would relocate the heliport from the lawn in front
3 of the emergency department that is in proximity to driveways and the public
4 sidewalk.
5
6 CONDITIONS OF APPROVAL: The following conditions of Project approval shall be made
7 a permanent part of the Project, shall remain in force regardless of property ownership, and
8 shall be implemented in order for the approval of the relocated permanent heliport to remain
9 valid.
10
11 1. All applicable conditions of approval from Resolution City Council 97-37 (attached as
12 Exhibit A).
13
14 2. Prior to building permit final for the site improvements at 275 Hospital Drive, a deed
15 notice shall be recorded to advise persons that the property is located in proximity to the
16 Ukiah Municipal Airport in the B2 (extended approach/departure) infill compatibility zone,
17 is subject to occasional aircraft overflight, and may be subject to aircraft noise or related
18 disturbances. Prior to recordation of the deed notice, the draft language for the notice
19 shall be provided to the Planning Department for review and approval.
20
21 3. All improvements required by the Caltrans Division of Aeronautics and/or FAA shall be
22 completed prior to commencement of operations of the permanent heliport and written
23 documentation of the authorization shall be provided to the Planning Department.
24
25 4. The applicant shall obtain all required permits and approvals (including those required
26 from the Caltrans Division of Aeronautics and the FAA). Prior to operation of the
27 permanent heliport, the applicant shall provide a copy of all required
28 permit(s)/approval(s) to the City of Ukiah Planning Department.
29
30 5. If site preparation and tree removal/trimming include the spring bird nesting season
31 (February through July), a preconstruction survey shall be conducted by a qualified
32 professional within two weeks prior to removing/trimming any trees. If active nests (with
33 eggs or living young) are found, no activity shall be permitted that might disturb or remove
34 the active nests until the young birds are able to leave the nest and forage on their own.
35 Empty nests may be removed. If eggs or young are present, the nests shall be left until the
36 young birds leave. Setback buffers for the nests will vary depending on the species
37 affected and the location of the nest. Buffer zones shall be determined on a case by case
38 basis in consultation with a California Department of Fish and Game biologist. Mitigation
39 Measure
40
41 6. If, during site preparation or construction activities, any historic or prehistoric cultural
42 resources are unearthed and discovered, all work shall immediately be halted, and the
43 City shall be notified of the discovery. The applicant shall be required to fund the hiring
44 of a qualified professional archaeologist to perform a field reconnaissance and to
45 develop a precise mitigation program if deemed necessary. Mitigation Measure
46
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1 7. If human remains are encountered during construction excavation and grading activities,
2 State Health and Safety Code Section 7050.5 requires that no further disturbance shall
3 occur until the County Coroner has made the necessary findings as to the origin and
4 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 Native American
6 Heritage Commission (NAHC). The NAHC will then identify the person(s) thought to be
7 the Most Likely descendent, who will help determine what course of action should be
8 taken in dealing with the remains. Mitigation Measure
9
10 8. Construction activities shall be conducted with adequate dust suppression methods,
11 including watering during grading and construction activities to limit the generation of
12 fugitive dust or other methods approved by the Mendocino County Air Quality
13 Management District. Prior to initiating soil removing activities for construction purposes,
14 the applicant shall pre-wet affected areas with at least 0.5 gallons of water per square
15 yard of ground area to control dust. Mitigation Measure
16
17 9. The burning of construction debris is prohibited. Any disposal of vegetation removed as
18 a result of site preparation shall be lawfully disposed of, preferably by chipping and
19 composting, or as authorized by the Mendocino County Air Quality Management District.
20 Mitigation Measure
21
22 10. During construction activities, the applicant/owner/contractor shall remove daily
23 accumulation of mud and dirt on paved access lanes that serve the project site.
24 Mitigation Measure
25
26 11. Any stationary on-site internal combustion engines over 50 horsepower (i.e. generators)
27 may require a permit from the MCAQMD depending upon fuel source and level of
28 operation. It is the responsibility of the applicant/contractor to contact the District
29 regarding this matter and to secure any required permits prior to site preparation and
30 construction activities. Mitigation Measure
31
32 12. All activities involving site preparation, excavation, filling, and construction of the Project
33 shall institute a practice of routinely watering exposed soil to control dust, particularly
34 during windy days. Mitigation Measure
35
36 13. All inactive soil piles on the project site shall be completely covered at all times to control
37 fugitive dust. Mitigation Measure
38
39 14. All activities involving site preparation, excavation, filling, grading, and actual
40 construction shall include a program of washing off trucks leaving the construction site to
41 control the transport of mud and dust onto public streets. Mitigation Measure
42
43 15. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers
44 shall be used for earth moving operations. Mitigation Measure
45
46 16. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and
47 from 9:00 a.m. to 4 p.m. on Saturday. Construction hours are prohibited on Sunday and
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
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File No:Munis 46-UP-SDP-PC-CC
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1 all holidays recognized by the City of Ukiah. Interior work that generates negligible or no
2 noise at the property line is allowed outside of the construction hours noted above.
3 Mitigation Measure
4
5 17. Signs shall be posted at the Project site prior to commencement of construction of the
6 proposed Project for the purpose of informing all contractors/subcontractors, their
7 employees, agents, material haulers, and all other persons at the construction site(s) of
8 the basic requirements of mitigation measures for Noise. Mitigation Measure
9
10 18. Signs shall be posted at the construction sites that include the permitted construction
11 days and hours, day and evening contact number for the job site, and a contact number
12 in the event of problems. Mitigation Measure
13
14 19. An onsite complaint and enforcement manager shall respond to and track complaints
15 and questions related to noise. Mitigation Measure
16
17 20. Equipment and trucks used for proposed Project construction shall use the best
18 available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts,
19 engine enclosures, and acoustically-attenuated shields or shrouds, wherever feasible).
20 Mitigation Measure
21
22 21. Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for Project
23 construction shall be hydraulically or electrically powered wherever possible to avoid
24 noise associated with compressed air exhaust from pneumatically powered tools.
25 Mitigation Measure
26
27 22. Stationary construction noise sources shall be located as far from sensitive receptors as
28 possible and they shall be muffled. Mitigation Measure
29
30 23. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during
31 Project construction. Mitigation Measure
32
33
34 Passed and adopted this by the following roll call vote:
35
36 AYES:
37 NOES:
38 ABSENT:
39 ABSTAIN:
40
41
42
43 Douglas F. Crane, Mayor
44 ATTEST:
45
46
47 Kristine Lawler, City Clerk
Ukiah Valley Medical Center
Emergency Department/ICU Expansion,Heliport Relocation,Permanent Parking Lot
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File No:Munis 46-UP-SDP-PC-CC
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INITIAL ENVIRONMENTAL STUDY
INITIAL ENVIRONMENTAL STUDY
� Ukiah Valley Medical Center
Emergency Department and Intensive Care Unit
Expansion Project
Ci o Ukiah
Project Title: Ukiah Valley Medical Center Hospital ED/ICU Expansion Project
Lead Agency Name and Address: City of Ukiah
Planning&Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Project Location: 275 Hospital Drive, Ukiah, CA 95482
APNs 002-193-23, 002-160-08, 002-160-10,002-160-13
Project Applicant Name and Charles Ackerley,Architect
Address: 576 Sacramento Street, 5`" Floor
San Francisco, CA 95411
GENERAL INFORMATION:
General Plan Designation: Commercial (C)
Zoning: Heavy Commercial (C2)
Contact Person: Charley Stump, Community Development Director
Phone Number/Email: (707)463-6219/cstump@cityofukiah.com
Date of Document Preparation:
Airport Compatibility Zone: B2 (Extended Approach/Departure Zone) Infill—portion of project area
Flood Zone: Zone X (Areas determined to be outside of the 0.2% annual chance
floodplain) Map#06045C1514F June 2, 2011
USGS Quadrangle Map 39°9' 11.9" north and 123° 12' 11.35" west
STATE AGENCY REVIEW: The project would not affect any natural resources. The Project involves the
disturbance of more than one acre. Therefore, the Regional Water Control Board and Mendocino County Air
Quality Management District have permitting authority over the Project as Responsible Agencies. No other State
Agencies have been identified as Responsible or Trustee Agencies.
PUBLIC REVIEW AND COMMENT PERIOD: January 13 through February 12, 2015
PROJECT DESCRIPTION:
Buildinq Expansion: The project involves the expansion of the main hospital building to the east. This
approximate 26,125 square foot addition will house the Emergency/Intensive Care Unit. To
accommodate this expansion, the two existing small buildings located east of the main building will be
removed (demolition approved with previous approved application). The Helipad will be relocated to
the roof of the addition, which will allow additional parking, landscaping and lighting to be constructed
in front of the main building where the previous helipad was located.
Ukiah Valley Medical Center ED/ICU Expansion �
Initial Study of Environmental Impacts
January 2015
INITIAL ENVIRONMENTAL STUDY
New Helipad Location: Based on the desire to locate the hospital helipad on top on a facility building
and away from the front entrance to the hospital, the applicants commissioned a Helipad Design
Report to determine the best location and flight path. The Report concluded that the best location
would be on top of the southern portion of the addition/expansion. The preferred approach flight path
was to come from the southeast — and the preferred departure flight path was to fly to the northeast.
The Mendocino County Airport Land Use Commission discussed and agreed with this location and
design.
New Outdoor Areas: An outdoor patio/cafe dining area is proposed in the front central portion of the
campus just east of the new main entrance to the facility. This area will be covered with a trellis-roof
type structure and will be landscaped around its perimeter. An outdoor garden area with similar roof
covering will be added to the northeast side of the proposed building addition adjacent to the Intensive
Care Unit area. .
A new walk-in entrance will be constructed adjacent to the new Emergency Department on the east
side of the campus. The entrance will be highlighted by an exterior circular area constructed with both
hardscape and landscaping.
New Parkinq: The proposal also includes the development of Parking Lot 7 located adjacent to
Hospital Drive in the northwest portion of the hospital campus. This area is currently marginally
developed and used for overflow parking. The proposed improvements include 48 parking spaces,
landscaping and lighting consistent with City Code requirements. Fill will be added to Lot 7 east of the
new parking lot to prepare it for possible future development. There will also be minor modifications to
other existing parking lots, mainly to add additional landscaping or new parking spaces.
The project includes the development of 20 additional bicycle parking spaces including 5 bike lockers.
These spaces will be located at various key points on the campus.
ADA Improvements: The proposal includes new ADA improvements for parking and access to the
facility. These will include new pedestrian and wheelchair access areas through-out the campus to
meet local, state and federal requirements.
New Emerqencv Vehicle Access: The proposal also includes a new emergency vehicle access from
East Perkins Street past the existing Physical Therapy building to the proposed new Emergency
Department on the east side of the campus.
Landscapinq and Bio-Retention Areas: The proposal includes the removal of 23 trees and the
planting of 74 new trees on the site, both 24" box and 15-gallon sizes for a net gain of 51 trees. New
groundcovers, shrubs, and some sod would also be added to the site. There will be 15 new street
trees along Hospital Drive. These Black Oaks will match the existing street trees in the area. A
number of"Green Walls" (Landscaped fencing) will also be added to the site.
Bio-retention areas intended to manage storm-water will be constructed in the area of expanded
parking at the front of the main building, as well as along the east side of the campus and in lot 7
northwest of the campus. These bio-retention areas will be planted with appropriate grasses and
shrubs and will manage storm-water from the parking lots and roof drains. While approximately 7,000
square feet of new hardscape will be added to the campus, 10,570 square feet of bio-retention areas
(5,000 square feet required) will be added to the site.
Ukiah Valley Medical Center ED/ICU Expansion 2
Initial Study of Environmental Impacts
January 2015
INITIAL ENVIRONMENTAL STUDY
Architecture
The design of the ED/ICU Expansion is a study in architectural simplicity. The proposed expansion
connects the end of the existing ICU department (from the north) to the radiology department (south)
creating a "service spine" relieving congestion from the hospital main corridor. The stucco and metal
exterior has a subtle sloping roof that peaks at the helipad landing and elevator penthouse.
Emergency Departments by definition look inward to create calm, healing environments. The patient
walk-in entrance is mostly glass facing south with a deep overhang for covered patient drop-off.
Skylights over the nurse's station provide natural light into the center of the building over the nurse's
stations. The ambulance and trauma entrance is on the opposite end of the patient walk-in and the
helipad sits atop the ambulance drop off placing these services with direct access to the ED Trauma
Rooms.
The ICU requires a strong connection to the emergency department and the existing patient beds. A
green wall, water feature, landscape and trellis outside the patient beds provide for a quite healing
space. Skylights over the nurse's stations bring natural light into the center of the unit.
There is approximately 2,000 sq. ft. of shell space at the very north end of this expansion. This gives
the facility flexibility for support service functions with easy access to the service corridor.
Interior Renovations
Once the ED/ICU Building is complete the vacated Emergency Department will be renovated for a
new cafeteria. Located at the front of the hospital, the new cafeteria will have windows and access to
an outside dining area and landscape. Coordinated with a renovated main entrance this will
completely change and open the hospital to the community. The existing ICU and Cafeteria, when
vacated, is currently unassigned.
SURROUNDING LAND USES AND ZONING:
The following land uses surround the Ukiah Valley Medical Center parcel:
■ North: Vacant and undeveloped parcels located on the northwest (lot#7) and northeast (lot
#8) corners of Hospital Drive and Hamilton Street zoned Heavy Commercial (C2) and medium
density residential housing zoned Medium Density Residential (R2) on Clara Avenue;
■ South: Various commercial uses on Perkins Street on parcels zoned Urban Center(UC);
■ East: Various retail commercial uses at the Pear Tree shopping center on parcels zoned
Community Commercial (C1), Urban Center (UC), and Home Depot zoned Heavy Commercial
(C2); and
■ West: Professional and medical office uses on the west side of Hospital Drive on parcels
zoned Heavy Commercial (C2).
Ukiah Valley Medical Center ED/ICU Expansion 3
Initial Study of Environmental Impacts
January 2015
INITIAL ENVIRONMENTAL STUDY
ENVIRONMENTAL SETTING: The environmental setting is comprised of the section of Hospital
Drive north of Perkins Street, Hamilton Street south of Clara Avenue, properties west of the
Northwestern Pacific railroad tracks, and the Pear Tree Shopping Center and Home Depot located to
the east. The area is east of downtown and characterized by urban scale development. Much of this
area is developed with the Ukiah Valley Medical Center (UVMC) campus located at 275 Hospital
Drive, other UVMC medical offices located on the west side of Hospital Drive, or vacant parcels
owned by UVMC. The west side of Hospital Drive also includes medical and professional office uses.
Continuing west from Hospital Drive is a mix of commercial uses, including retail stores and offices.
Medium density residential uses are located to the north of the two vacant parcels on Hospital Drive
(lots #7 and #8).
The primary access to the UVMC hospital campus is provided via Hospital Drive from East Perkins
Street, an east-west arterial, with access to Highway 101 to the east and State Street to the west, a
north-south arterial through the City of Ukiah. Access to the site is also provided from Hamilton Street
to Hospital Drive which provides access from Clara Avenue, a residential street with access to State
Street to the west and Orchard Avenue to the east.
No creeks or water courses flow through any of the parcels included in the Project. Existing
landscaping and trees located at 275 Hospital Drive were planted as part of past development of the
site with the UVMC hospital campus.
PERMITS REQUIRED: The Project requires the following approvals and/or permits:
North Coast Regional Water Quality Control Board
■ Stormwater Pollution Prevention Plan (SWPPP)
■ Coverage under General Construction Permit
Mendocino County Air Quality Management District
■ Large Grading Project Permit (construction is over 1 acre)
■ Asbestos Demolition-Renovation Notification and Release Form (for demolition of existing
support buildings— previously approved with earlier project)
■ Replacement of generators (approved with earlier project)
City of Ukiah Planning Commission
■ Use Permit
■ Site Development Permit
City of Ukiah Planning and Community Development Department
■ Building and Grading Permit
City of Ukiah Public Works Department
■ Encroachment Permit
Proiect Plans and Technical Documents:
■ The electronic transmittal includes a file entitled "CEQA Resources," which includes the project
plan sets and all technical documents submitted for the project.
■ All project plan sets and technical documents are available at the City of Ukiah Department of
Planning and Community Development, 300 Seminary Avenue, Ukiah, CA.
Ukiah Valley Medical Center ED/ICU Expansion 4
Initial Study of Environmental Impacts
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INITIAL ENVIRONMENTAL STUDY
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, as indicated by
the checklist and corresponding discussion on the following pages.
X Aesthetics Agricultural Resources X Air Quality
X Biological Resources X Cultural Resources X Geology/Soils
Hazards & Hazardous Hydrology/Water Quality Land Use/ Planning
Materials
Mineral Resources X Noise Population/ Housing
Public Services Recreation X Transportation/Traffic
Utilities/Service Systems Climate Change Mandatory Findings of
Significance
DETERMINATION:
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
X I find that although the proposed project could have a significant effect on the environment there will not
be a significant effect in this case because revisions in the project have been made by or agreed to by
the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impacY' or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in
an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
Charley Stump, Director
Planning and Community Development
January 9, 2015
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SUMMARY OF FINDINGS:
The proposed Project is situated on land developed with the Ukiah Valley Medical Center hospital
campus. The Project would: The project involves the expansion of the main hospital building to the
east. This approximate 26,125 square foot addition will house the Emergency/Intensive Care Unit.
To accommodate this expansion, the two existing small buildings located east of the main building will
be removed (demolition approved with previous approved application). The Helipad will be relocated
to the roof of the addition, which will allow additional parking, landscaping and lighting to be
constructed in front of the main building where the previous helipad was located. It would also
increase safety on the site by separating it from the main entrance area of the facility. Additional more
minor improvements are also proposed (see Project description).
There are no streams or water courses on the Project site. Twenty-three trees planted as part of past
development of the UVMC campus would be removed in order to construct the Project and 74 trees
would be planted.
Based on the review of the proposed Project, resources maintained by the Department of Planning
and Community Development, discussions with City and outside agency Staff, and visits to the project
site and surrounding area, potential impacts have been identified and effective mitigation measures
recommended for Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology/Soils,
Traffic and Noise. Accordingly, it has been determined that a Mitigated Negative Declaration is
appropriate for the project.
RECOMMENDED MITIGATION MEASURES:
Impact Mitigation Measure
Aesthetics 1. All outdoor light fixtures shall be located,aimed,and shielded so as to minimize
Lighting for the Project could light trespassing over property lines and avoid directing light towards motorists and
result in a new source of light pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be
and glare. International Dark Sky Association (IDA)approved or equivalent. Prior to
installation of the exterior lighting,the applicant shall prepare a photometric plan
for review and approval by the Planning Department that demonstrates that the
lighting will not spillover onto adjacent properties and that all lighting is shielded
and downcast.
2. Plans submitted for building permit shall include a photometric plan that
demonstrates that the lighting will not spillover onto adjacent properties and that
the lighting levels will not produce excessive light or glare. The lighting plan is
subject to staff review and approval. The lighting plan shall utilize fixtures that are
consistent with Aesthetics mitigation measure#1 above.
Air Quality 1. Construction activities shall be conducted with adequate dust suppression methods,
The use of a temporary including watering during grading and construction activities to limit the generation
parking area for employees of fugitive dust or other methods approved by the Mendocino County Air Quality
and construction of the Management District. Prior to initiating soil removing activities for construction
Project would result in a purposes,the applicant shall pre-wet affected areas with at least 0.5 gallons of
temporary increase in water per square yard of ground area to control dust.
increase PM-10 levels.
2. The burning of construction debris is prohibited. Any disposal of vegetation
removed as a result of site preparation shall be lawfully disposed of, preferably by
chipping and composting,or as authorized by the Mendocino County Air Quality
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Impact Mitigation Measure
Management District.
3. During construction activities,the applicant/owner/contractor shall remove daily
accumulation of mud and dirt on paved access lanes that serve the project site.
4. Any stationary on-site internal combustion engines over 50 horsepower(i.e.
generators) may require a permit from the MCAQMD depending upon fuel source
and level of operation. It is the responsibility of the City to contact the District
regarding this matter and to secure any required permits prior to site preparation
and construction activities.
5. All activities involving site preparation,excavation,filling,and construction of the
Project shall institute a practice of routinely watering exposed soil to control dust,
particularly during windy days.
6. All inactive soil piles on the project site shall be completely covered at all times to
control fugitive dust.
7. All activities involving site preparation,excavation,filling,grading,and actual
construction shall include a program of washing off trucks leaving the construction
site to control the transport of mud and dust onto public streets.
8. Low emission mobile construction equipment,such as tractors,scrapers,and
bulldozers shall be used for earth moving operations.
Biological Resources 1. If site preparation and tree removal/trimming include the spring bird nesting season
Removal of the trees (February through July),a preconstruction survey shall be conducted by a qualified
necessary for Project professional within two weeks prior to removing/trimming any trees. If active nests
construction could affect (with eggs or living young)are found,no activity shall be permitted that might disturb
nesting birds. or remove the active nests until the young birds are able to leave the nest and forage
on their own. Empty nests may be removed.If eggs or young are present,the nests
shall be left until the young birds leave.Setback buffers for the nests will vary
depending on the species affected and the location of the nest. Buffer zones shall be
determined on a case by case basis in consultation with a California Department of Fish
and Game biologist.
Cultural ResourCes 1. If,during site preparation or construction activities,any historic or prehistoric
Construction of and grading cultural resources are unearthed and discovered,all work shall immediately be
for the Project could result in halted,and the City shall be notified of the discovery. The applicant shall be required
the discovery of unknown to fund the hiring of a qualified professional archaeologist to perform a field
historic, prehistoric,or reconnaissance and to develop a precise mitigation program if deemed necessary.
cultural resources or the
discovery of unknown human 2• If human remains are encountered during construction excavation and grading
remains. activities,State Health and Safety Code Section 7050.5 requires that no further
disturbance shall occur until the County Coroner has made the necessary findings as
to the origin and disposition pursuant to PRC Section 5097.98. If the remains are
determined to be of Native American Descent,the coroner has 24 hours to notify the
Native American Heritage Commission (NAHC). The NAHC will then identify the
person(s)thought to be the most likely descendent,who will help determine what
course of action should be taken in dealing with the remains.
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Impact Mitigation Measure
Geology and Soils 1. In order to avoid moisture accumulation or watering adjacent to foundations, no
The installation of landscaping is allowed against the structure unless moisture accumulation is
landscaping and irrigation considered. Only drought tolerant species are allowed proximate to the foundation
adjacent to building of the ED expansion. If landscaping is allowed adjacent to the structure, landscaping
foundations could and irrigation plans for this landscaping shall be designed to direct water away from
compromise the foundation. the foundation.
2. Planning Commission review of the landscaping plan for the Project shall include
review of the species adjacent to the ED expansion and recommendations for
appropriate drought tolerant species and/or the removal of landscaping in this area
based on the recommendation included in the geotechnical report.
3. The landscaping plan and irrigation plan submitted as part of the building permit
plans are subject to staff review and approval and shall demonstrate compliance
with the landscaping plan approved by Planning Commission. The landscaping plan
and irrigation plans shall clearly demonstrate the water will be directed away from
the foundation.
4. The recommendations contained in the December 2013 Geotechnical Report
prepared by Chandler Koehn Consulting beginning on page 9 shall be implemented
with the project.
Noise 1. Construction hours are limited to Monday through Friday from 7:00 a.m.to 6:00 p.m.
Construction of the Project and from 9:00 a.m.to 4 p.m.on Saturday. Construction hours are prohibited on
would result in a short-term Sunday and all holidays recognized by the City of Ukiah. Interior work that generates
and temporary increase in negligible or no noise at the property line is allowed outside of the construction
noise levels in the area that hours noted above.
may affect sensitive Approval of additional construction hours may be requested in writing from the
receptors in the vicinity of Community Development Director and Public Works Director for extenuating
the Project and on the circumstances. The written request must be submitted a minimum of 14 days prior
Project site. to the date for which the change in construction hours/days is being requested and
shall explain the need for the extended construction hours, describe the extenuating
circumstances,and identify the additional construction hours requested, including
the duration.
2. Signs shall be posted at the Project site prior to commencement of construction of
the proposed Project for the purpose of informing all contractors/subcontractors,
their employees,agents, material haulers,and all other persons at the construction
site(s)of the basic requirements of mitigation measures for Noise.
3. Signs shall be posted at the construction sites that include the permitted
construction days and hours,day and evening contact number for the job site,and a
contact number in the event of problems.
4. An onsite complaint and enforcement manager shall respond to and track complaints
and questions related to noise.
5. Equipment and trucks used for proposed Project construction shall use the best
available noise control techniques(e.g. improved mufflers, use of intake silencers,
ducts,engine enclosures,and acoustically-attenuated shields or shrouds,wherever
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Impact Mitigation Measure
feasible).
6. Impact tools(e.g.jack hammers, pavement breakers,and rock drills) used for Project
construction shall be hydraulically or electrically powered wherever possible to avoid
noise associated with compressed air exhaust from pneumatically powered tools.
7. Stationary construction noise sources shall be located as far from sensitive receptors
as possible and they shall be muffled.
8. No outside amplified sources(e.g.stereo"boom boxes")shall be used on site during
Project construction.
TraffiC 1. Remove the four parking spaces in Lot 9 closest to East Perkins Street.
Ambulance Access from East 2. The easternmost parking spaces facing the east property line in lots 3 and 9 shall
Perkins Street could create be designated for"Employee Parking."
conflicts with parking and 3. Ambulance drivers shall be instructed to turn on lights and sirens when entering
traffic the East Perkins Street driveway.
PURPOSE OF THIS INITIAL STUDY
This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the
project, as proposed, may have a significant effect upon the environment. Based upon the findings contained
within the following analysis, the Initial Study will be used in support of the preparation of a Mitigated Negative
Declaration.
ANAYLSIS OF POTENTIAL IMPACTS
I. AESTHETICS �ess Than
Potentially Significant With Less Than No
Significant Significant
Im act Mitigation Im act Impact
Would the project: p Incorporated p
a) Have a substantial adverse effect on a scenic vista? X
b) Substantially damage scenic resources, including, but
not limited to,trees, rock outcroppings,and historic X
buildings within a state scenic highway?
c) Substantially degrade the existing visual character or X
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the X
area?
Significance Criteria: Aesthetic impacts would be significant if the project resulted in the obstruction of any
scenic view or vista from the public right-of-way, damage to significant scenic resources within a designated
State scenic highway, creation of an aesthetically offensive site from the public right-of-way, substantial
degradation to the existing visual character or quality of the site and its surroundings, or new sources of light or
glare that would adversely affect day or nighttime views in the area, including that which would directly illuminate
or reflect upon adjacent property or could be directly seen by motorists or persons residing, working or
otherwise situated within sight of the project.
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Discussion:
a. The Project is located in a commercial area developed primarily with the hospital campus and medical and
professional office uses to the west and commercial uses to the east and south. Residential uses are located
to the north of vacant lots#7 and #8. The Project is consistent with other development in the immediate
area.
The Project site is not located on or visible from a City gateway. There are no scenic vistas within or
adjacent to the parcels included in the Project; therefore, the Project would have no impact on a scenic vista.
b. The Project site is not located within a state scenic highway; therefore, there is no impact.
c. City Code requires the Design Review Board (DRB)to review the Project and make a recommendation on the
Project to the Planning Commission. The Planning Commission is the decision making body for the required
Use Permit and Site Development Permit. The Design Review Board reviewed the Project and made a
recommendation to the Planning Commission. The DRB recommended approval of the Project and indicated
that the design would be an enhancement to the site and that the removal of the accessory buildings and
consolidation into one building would improve the appearance and function of the site as well as hospital
operations. The DRB made recommendations regarding the Project, some of which have been incorporated
into the Project by the applicant, and others have been included as conditions of approval.
The Project includes construction of 6-foot high CMU wall along the east property line and CMU enclosures
for the central yard and other utilities/support functions (boiler, oxygen tank, etc.). Some sections of these
CMU enclosures will exceed 6-feet in height which is allowed with approval of a Use Permit.Wall height in
excess of 6-feet is proposed in order to provide noise attenuation and/or to comply with Fire, Building or
other code requirements. The Project includes the design of the CMU enclosures and the wall and
enclosures will be located at the rear of the site in areas that are not visible from the public right-of-way and
are not in areas frequented by the public. Planning Commission will review height and design of the walls to
determine if the design and height are appropriate for the use and location. This review will ensure that the
approved enclosure would result in a less than significant impact.
Based on the above factors, the Project would have a less than significant impacts on the existing visual
character or quality of the site and its surroundings.
d. The Project includes: 1) column style lighting for the pedestrian pathway; and 2) parking lot lighting. No
exterior lighting for the building is proposed as part of this application. The existing parking lot lighting in
parking lot#1 would be removed. New parking lot lighting would be installed in the modified and smaller
parking lot#1. Due to the smaller size of the parking lot, less lighting is required and fewer light poles would
be installed. The reduction in lighting and the type of lighting proposed may reduce the amount of light and
glare in the area of the Project.
In order to ensure that the proposed lighting would not create a substantial light or glare, the standard
mitigation measure for exterior lighting has been applied to the Project, which would reduce any impact
related to light and/or glare to less than significant.
Mitigation Measures:
1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light trespassing over
property lines and avoid directing light towards motorists and pedestrians. Fixtures shall be full cutoff
and nighttime friendly and shall be International Dark Sky Association (IDA) approved or equivalent.
Prior to installation of the exterior lighting, the applicant shall prepare a photometric plan for review and
approval by the Planning Department that demonstrates that the lighting will not spillover onto adjacent
properties and that all lighting is shielded and downcast.
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2. Plans submitted for building permit shall include a photometric plan that demonstrates that the lighting
will not spillover onto adjacent properties and that the lighting levels will not produce excessive light or
glare. The lighting plan is subject to staff review and approval. The lighting plan shall utilize fixtures
that are consistent with Aesthetics mitigation measure#1.
Impact Significance After Mitigation: Less than Significant
2. AGRICULTURAL RESOURCES
Potentially Less Than Less Than
Significant Significant With Significant No
Mitigation Impact
Would the project: impa`t Incorporated Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the X
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?
b) Conflict with existing zoning for agricultural use, or X
a Williamson Act contract?
c) Involve other changes in the existing environment
which, due to their location or nature, could result X
in conversion of Farmland, to non-agricultural
use?
Significance Criteria: Significant impacts would occur to agricultural resources if the proposed project would
hamper existing agricultural operations or convert agricultural land to urban uses.
Discussion:
a. The Project site is designated Urban and Built Up Land on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California Resources Agency (website:
ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf/statewide/2008/fmmp2008 08 11.pdf).
b. APNs 002-193-23/002-160-08 (hospital campus) are zoned Heavy Commercial (C2)and are not under a
Williamson Act contract.
c. The Ukiah Valley Medical Center hospital campus is zoned Heavy Commercial. There are no agricultural
uses or parcels zoned Agricultural in the area, and Agricultural uses are not allowed or permitted in the C2
zoning district. Based on the above discussion, the Project would have no impact on agricultural resources.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
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3. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations.
Potentially Less Than Less Than
Significant Significant Significant No Impact
Impact With Mitigation Impact
Would the project: in�orporated
a) Conflict with or obstruct implementation of the X
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality X
violation?
c) Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is
non-attainment under an applicable federal or state X
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
d) Expose sensitive receptors to substantial pollutant X
concentrations?
e) Create objectionable odors affecting a substantial X
number of people?
Significance Criteria: Air Quality Impacts would be significant if the project results in any of the following:
■ Conflicts with or obstructs implementation of any applicable Air Quality Plan;
■ Violates any air quality standard or contributes substantially to an existing or project air quality violation,
including a cumulatively considerable net increase of any criteria for which the region is in
nonattainment as defined by Federal or State regulations. For the Mendocino County Air Quality
Management District, the applicable daily thresholds for criteria pollutants would be significant if they
exceed any of the following:
■ Reactive organic gases (ROG) 220 Ibs.
■ Nitrogen oxides (Nox) 220 Ibs.
■ Sulfer oxides (Sox) 220 Ibs.
■ Particulates (PM10) 80 Ibs.
■ If carbon monoxide (CO) exceeds 550 Ibs./day, dispersion modeling is recommended to determine the
significance of the impact upon Federal or State standards.
■ Exposes sensitive receptors to substantial pollutant concentrations; or
■ Creates objectionable odors affecting a substantial number of people.
Discussion: The concentration of a given pollutant in the atmosphere is determined by the amount of pollutant
released and the atmosphere's ability to transport and dilute the pollutant. The major determinants of transport
and dilution are wind, atmospheric stability, terrain, and sunshine. In Ukiah, the combined effects of moderate
winds, clear skies, frequent atmospheric inversions that restrict vertical dilution, and terrain that restricts
horizontal dilution, result in a relatively high potential for air pollution.
The City of Ukiah is situated in the flat and narrow Ukiah Valley. The presence of the mountains on both the
west and east sides of the valley create the terrain that tends to restrict the horizontal east-west movement of
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pollutants. The dominant wind direction in the Ukiah Valley is from the northwest to the southeast. Wind
speeds in the central portion of the community are moderate, with wind speeds of 4 mph or less occurring over
60 percent of the time. While the potential for air pollution is high in the Ukiah Valley, the actual pollutant levels
are relatively low due to the lack of upwind sources and the relatively low level of development in the local air
basin.
Mendocino County Air Quality Management District(MCAQMD). The Project was referred to the MCAQMD
for review and comment. The Project is required to comply with MCAQMD Rule 1-430 (Fugitive Dust
Emissions)which includes the following requirements to prevent particulate matter from becoming airborne:
■ Covering open bodied trucks when used for transporting materials likely to give rise to airborne dust.
■ Installation and use of hoods, fans and fabric filters to enclose and vent the handling of dusty materials.
■ The screening of all open-outdoor sandblasting and similar operations.
■ The use of water or chemicals for the control of dust during the demolition of existing buildings and
structures.
Rule 1-430 also requires compliance with the following airborne dust control measures during all construction
operation, the grading of roads, or the clearing of land:
■ All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust emissions.
■ All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall have a posted
speed limit of 10 miles per hour.
■ Earth or other material that has been transported by trucking or earth moving equipment, erosion by
water, or other means onto paved streets shall be promptly removed.
■ Asphalt, oil, water or suitable chemical shall be applied on material stockpiles, and other surfaces that
can give rise to airborne dusts.
■ All earthmoving activities shall cease when wind exceeds 15 miles per hour.
■ The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles onto the
site during non-working hours.
■ The operator shall keep a daily log of activities to control fugitive dust.
Construction projects that exceed one (1) acre in size require a permit from the MCAQMD to ensure compliance
with air quality standards. The construction of the Expansion and associated parking lot and site improvements
exceed one acre; and, therefore, require construction permits from MCAQMD. The MCAQMD, through its
permit process, will apply any necessary measures to the project to ensure compliance with air quality
standards.
a —c) The City of Ukiah is situated in the flat and narrow Ukiah Valley and the presence of the mountains on
both the west and east sides of the valley tends to restrict the horizontal east-west movement of
pollutants. While the potential for air pollution is high in the Ukiah Valley, measurements provided by
the Mendocino County Air Quality Management District (MCAQMD) indicate that actual pollutant levels
are relatively low due to the lack of upwind sources and the relatively low level of development in the
local air basin. The staff of the Mendocino County Air Quality Management District (MCAQMD)
operates a monitoring site in Ukiah for particulate matter (PM-10) and a multi-pollutant monitoring site in
Ukiah for gaseous pollutants, which measures ozone, carbon monoxide, nitrogen dioxide and sulfur
dioxide.
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Air quality in Ukiah meets all Federal and State air quality standards with the exception of the State 24-hour
PM-10 standard.
PM-10: Sources of PM-10 include field burning, dust from unpaved roads and grading operations,
combustion, and automobiles. Fifty-four of the fifty-eight counties in California exceed the permitted 24-hour
concentration and are designated non-attainment for PM-10 by the State Air Resources Board (ARB),
although the ARB does not require Attainment Plans forjurisdictions with PM-10 standard violations.
The primary odor/dusUemissions receptors of concern are the occupants of the residences on Clara Avenue,
businesses located in the immediate vicinity of the Project site, and UVMC employees, patients, and visitors.
The operation of the proposed Project would not result in air quality impacts.
The Mendocino County Air Quality Management District (MCAQMD) routinely recommends and the routinely
City adopts mitigation measures to control fugitive dust. The Project was referred to MCAQMD for review
and comment. MCAQMD provided comments related to dust control that have been included as mitigation
measures and conditions of approval.
d) The construction activities associated with project development are expected to generate typical short-term
air quality impacts for PM-10/dust as a result of site preparation and grading activities during the construction
phases.
Construction. During the construction phase of the project, heavy equipment will be used for grading,
excavation and for installation of backfill materials, construction of the building and parking lot. These
activities could expose sensitive receptors such as Day Care facilities, Hospitals, Schools, Assisted Care
Facilities and other similar types of facilities sensitive to dust and exhaust emissions. The Project is required
to comply with MCAQMD Rule 1-430 and the standard mitigations for construction related impacts have
been applied to the Project (see below). Implementation of Rule 1-430 and the standard construction
mitigation measures would make this impact less than significant.
The standard mitigation measures related to Project construction and dust control as well as the specific
requirements from MCAQMD have been included as mitigation measures which would reduce any impacts
to less than significant.
e) The operation of the project would not result in objectionable odors. Objectionable odors are not typically
associated with the operation of hospitals and no objectionable odors are known to be associated with the
existing hospital facility. Construction of the facility would utilize common construction practices that are not
known to create objectionable odors. Therefore, no impact related to objectionable odors affecting
substantial numbers of people would result from the operation or construction of the Project.
Mitigation Measures:
1. Construction activities shall be conducted with adequate dust suppression methods, including watering
during grading and construction activities to limit the generation of fugitive dust or other methods
approved by the Mendocino County Air Quality Management District. Prior to initiating soil removing
activities for construction purposes, the applicant shall pre-wet affected areas with at least 0.5 gallons
of water per square yard of ground area to control dust.
2. The burning of construction debris is prohibited. Any disposal of vegetation removed as a result of site
preparation shall be lawfully disposed of, preferably by chipping and composting, or as authorized by
the Mendocino County Air Quality Management District.
3. During construction activities, the applicant/owner/contractor shall remove daily accumulation of mud
and dirt on paved access lanes that serve the project site.
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4. Any stationary on-site internal combustion engines over 50 horsepower(i.e. generators) may require a
permit from the MCAQMD depending upon fuel source and level of operation. It is the responsibility of
the City to contact the District regarding this matter and to secure any required permits prior to site
preparation and construction activities.
5. All activities involving site preparation, excavation, filling, and construction of the Project shall institute
a practice of routinely watering exposed soil to control dust, particularly during windy days.
6. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust.
7. All activities involving site preparation, excavation, filling, grading, and actual construction shall include
a program of washing off trucks leaving the construction site to control the transport of mud and dust
onto public streets.
8. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used
for earth moving operations.
Impact Significance After Mitigation: Less than Significant
4. BIOLOGICAL RESOURCES potentially �essThan �essThan
Significant Significant Significant No Impact
Would the project: impa�t With Mitigation Impact
Incorporated
a) Have a substantial adverse effect,either directly or
through habitat modifications,on any species identified
as a candidate,sensitive,or special status species in X
local or regional plans, policies,or regulations,or by the
California Department of Fish and Game or U.S. Fish and
Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local
or regional plans, policies,or regulations or by the X
California Department of Fish and Game or US Fish and
Wildlife Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water
Act(including, but not limited to, marsh,vernal pool, X
coastal,etc.)through direct removal,filling, hydrological
interruption,or other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife X
corridors,or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances protecting
biological resources,such as a tree preservation policy X
orordinance?
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4. BIOLOGICAL RESOURCES Potentially �essThan �essThan
Significant Significant Significant No Impact
Would the project: impa�t �Nith Mitigation Impact
Incorporated
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation X
Plan,or other approved local, regional,or state habitat
conservation plan?
Significance Criteria: Project impacts upon biological resources would be significant if any of the following
resulted:
• Substantial direct or indirect effect on any species identified as a candidate, sensitive, or special status
species in local/regional plans, policies, or regulations, or by the California Department of Fish and Game or
U.S. Fish and Wildlife Service or any species protected under provisions of the Migratory Bird treaty Act;
• Substantial effect upon sensitive natural communities identified in local/regional plans, policies, or
regulations or by the agencies listed above;
• Substantial effect (e.g., fill, removal, hydrologic interruption) upon Federally protected wetlands under
Section 404 of the Clean Water Act;
■ Substantially interfere with movement of native resident or migratory wildlife species or with established
native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites;
■ Conflict with any local policies/ordinances that protect biological resources (e.g., tree preservation policy or
ordinance).
Discussion:
Gibson Creek is located to the south of the Project site. Orrs Creek is located to the north of the site. Gibson
Creek is a tributary of Doolin Creek which is a tributary of the Russian River which flows through the Ukiah
Valley east of the City. Doolin Creek is located approximately 2 miles south of the Project. The entire Russian
River watershed is impaired for sediment and temperature.
The Ukiah Courthouse EIR provides the following information on candidate species and habitat:
■ Central California Coast Coho Salmon. Gibson Creek is within the historic range of three federally-
listed salmonids. Coho salmon currently utilize tributary streams of the Russian River well downstream
of both the Library Site and the Railroad Depot Site for spawning and/or rearing, although the species is
presumed to have historically utilized larger tributary streams of the Russian River throughout the
watershed.
Gibson Creek is federally designated as critical habitat for the Central California coast coho salmon.
Although Gibson Creek is not within the species' current range, the stream is within the species' historic
range, and there are no known downstream barriers to fish passage on either of the potential project
sites.
■ Central California Coast Steelhead. The National Marine Fisheries Service also designated critical
habitat for the species on September 2, 2005, to aid in habitat protection and species recovery. Critical
habitat is not designated for the Central California coast steelhead in Gibson Creek; the nearest
designated critical habitat for the Central California coast steelhead occurs approximately 1.5 miles
downstream of both the Library Site and the Railroad Depot Site, in the Russian River.
■ California Coastal Chinook Salmon. Given the historic habitat conditions and flows of the Russian
River, the river presumably once supported a run of Chinook salmon. Due to declining numbers across
the species range, the California coastal Chinook salmon was designated as federally Threatened by
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the NMFS on June 28, 2005. The NMFS also designated critical habitat for the species on September 2,
2005, to aid in habitat protection and species recovery. Critical habitat is not designated for the
California coastal Chinook salmon in Gibson Creek; the nearest designated critical habitat for the
California coastal Chinook salmon occurs approximately 1.5 miles downstream of both the Library Site
and the Railroad Depot Site, in the Russian River.
a. The parcels included in this Project are surrounded by existing dense urban development on all sides. The
parcels are not known to have any species or habitat for any species identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service.
The Project would be located on an existing parking lot with no existing low impact development
improvements. Landscaping in and around the parking lot is comprised of a several trees with little pervious
surface. The Project includes the construction of a new building addition/expansion of the main hospital
building. While the Project will remove some parking lot trees and groundcover, the Project includes the
installation of trees and landscaping throughout the site. The civil plans include bioretention areas various
locations on the hospital campus.
The Project requires approval of the North Coast Regional Water Quality Control Board. Compliance with
these requirements and the City of Ukiah requirements included in the Storm Water Management Plan and
Ukiah City Code requirements for erosion and sedimentation control and stormwater management would
ensure that the Project does have an impact on the offsite listed wildlife species and habitat.
Based on the above, the Project would have no impact on candidate, sensitive, or special status species.
See also discussion below in Hydrology and Water Quality
b. There are no riparian areas or areas of habitat on the parcels included in this Project.
Expansion. The UVMC campus is developed with primary and support buildings, landscaping, parking lots
and utility facilities (emergency generators, transformers, diesel tank, etc.); as such the entire site has
already been disturbed and developed with dense urban scale development.
Lot 7.A portion of this parcel will be developed into a parking lot meeting City Code requirements.
The Project requires approval of the North Coast Regional Water Quality Control Board. Compliance with
NCRWQB requirements and the City of Ukiah requirements included in the Storm Water Management Plan
and Ukiah City Code requirements for erosion and sediment control and stormwater management would
ensure that the Project does have an impact on the offsite listed wildlife species and habitat. See also
discussion below in Hydrology and Water Quality
The parcels included in the Project do not include riparian habitat or other sensitive natural community
identified in local or regional plans, policies, or regulations or by the California Department of Fish and
Game or US Fish and Wildlife Service are located on or in the immediate vicinity of the Project. Therefore,
the Project would have no impact on these resources.
c. There are no wetlands, marshes, vernal pools, or other water courses on the parcels included in the Project.
Therefore, the Project would have no impact on these resources.
d. No migratory path for wildlife species, no connection with any wildlife habitat, no water courses are located
on the parcels included in this Project.
Expansion. The Project includes the removal of 23 trees, located in the parking lot, along the project
frontage, along the east property line, and within the Project area (see sheet L-0, landscape demolition
plan). The species proposed for removal include:
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Fraxinus angustifolia: 7 trees.
Liquidamber stryaciflua: 4 trees, ranging in trunk diameter from 11-inches to 18-inches;
Pyrus calleryana: 3 trees, ranging in trunk diameter from 3-inches to 4-inches
Lagerstroemia varieties: 3 trees, ranging in trunk diameter from 3/4-inch to 3-inches;
Cornus x `Aurora': 2 trees, 1-inch in trunk diameter
Prunus cerasifera: 1 tree, 7-inch trunk diameter
Quercus Agrifolia: 2 trees, 12-inches and 14-inches in trunk diameter; and
Quercus Lobata: 1 tree, 12-inch trunk diameter
The removal of these trees could disturb migratory birds or any birds nesting in or in proximity to the trees
being removed. In order to prevent any impact to nesting or migratory birds, a standard mitigation measure
has been applied to the Project. Implementation of the mitigation measure for tree trimming/removal would
reduce this impact to less than significant.
e. The City does not have a tree preservation ordinance that applies to this Project. The Open Space and
Conservation Element of the General Plan includes the following goals, policies and implementation
measures that apply to trees:
General Plan Tree Goals and Policies
Goal OC-22:Conserve and replenish valley oaks in the The Project would remove one valley oak tree which
Valley. would be inconsistent with Goal OC-22. The Project
Policy OC-22.1: Maintain and protect stands of Valley plans include the location and size of the valley oaks on
Oaks. the site as required. The valley oak to be removed is
Implementation Measure OC-22.1(a): When reviewing located in the parking area. The Project includes
proposals for development, require that all valley oaks planting 74 trees; however none of the trees to be
on the project area be identified, and ensure that all planted are valley oaks. The Planning Commission will
reasonable efforts have been undertaken to protect the review the Project and determine as part of the Use
trees. Permit and Site Development Permit process if"all
reasonable efforts have been undertaken to protect the
trees."
Goal OC-24:Replace aging trees with new trees. Project construction would require the removal of 23
Policy OC-24.1: Develop a program to ensure continued trees. Seventy-four trees would be planted as part of
healthy tree propagation. the Project for a net gain of 51 trees. No program has
Implementation Measure OC-24.1(a�: Implement the been developed related to this goal. The zoning
program to replace aging trees giving preference to ordinance does encourage the planting of native
native species. species. The trees to be planted as part of the Project
includes planting nine(9)California black oaks as street
trees which are native to California and on the City's
Required Street Tree List. The valley oak is not included
on the City's Required Street Tree List or Required
Parking Lot Tree List.
Goal OC-25:Maintain and enhance the City's canopy of The Project would remove 23 trees and plant 74 trees.
shade trees. The trees planted would be 24-inch box and 15-gallon.
Policy OC-25.1:Protect existing healthy mature trees to In the short-term,the removal of the trees would reduce
maintain shade and area attractiveness. the tree canopy. The location of the new trees provides
Implementation Measure OC-25.1(a):During the short- a better canopy for the shading of the sidewalk,street,
term planning period, utilize the Land Development Code parking lot and pathways. The City has not enacted
or enact an ordinance identifying important shade tree implementation measures OC-25.1(a)and (b). The
areas and providing for their long-term management Planning Commission will review the Project and
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and health. determine as part of the Use Permit and Site
Implementation Measure OC-25.1(b): Establish a Development Permit process if the Project is consistent
requirement for public notice and hearing when trees with this goal and policy.
are to be removed from undeveloped public, private,
and redeveloped property—except for recreational
purposes or in relation to agriculture—as part of the
design review program.
Goal OC-29:Maintain and enhance the "urban forests" The trees that would be removed are in the location of
which create a sense of urban space. proposed project construction. The trees being
Policy OC-29.1: The development review process shall removed were planted as part of previous development
incorporate measures to maintain and enhance the projects on the UVMC campus. Three of the trees being
urban tree canopy. removed are oaks trees(valley oak and live oak). The
Implementation Measure OC-29.1(a): The Land Project includes the planting of 24-inch box and 15-
Development Code shall incorporate measures to gallon trees for a net gain of 51 trees. The size of the
maintain and enhance the urban tree canopy. trees to be removed ranges in size from 3/-inch to 18-
Implementation Measure OC-29.1(b): Review inch trunk diameter. The tree canopy would temporarily
construction and landscaping site plan to ensure that be reduced in size since older trees would be replaced
healthy trees are not removed unnecessarily. with new trees.Over time,the tree canopy on the site
would be replaced and enhanced.
The Project would result in a net gain of 51 trees on the Hospital site. While the Project would remove two
valley oaks, nine California black oaks would be planted. The Planning Commission has the authority to
require the planting of additional trees and/or the planting of valley oaks as part of its review of the Use
Permit and Site Development Permit. Based on this, the Project is generally consistent with the tree goals,
policies, and implementation measures included in the General Plan.
f. The parcels included in the project are not subject to an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.
Mitigation Measures:
1. If site preparation and tree removal/trimming include the spring bird nesting season (February through July),
a preconstruction survey shall be conducted by a qualified professional within two weeks prior to
removing/trimming any trees. If active nests (with eggs or living young) are found, no activity shall be
permitted that might disturb or remove the active nests until the young birds are able to leave the nest and
forage on their own. Empty nests may be removed. If eggs or young are present, the nests shall be left until
the young birds leave. Setback buffers for the nests will vary depending on the species affected and the
location of the nest. Buffer zones shall be determined on a case by case basis in consultation with a California
Department of Fish and Game biologist.
Impact Significance After Mitigation: Less than significant
5. CULTURAL RESOURCES �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Would the project: impa`t Incorporated Impact
a) Cause a substantial adverse change in the significance X
of a historical resource as defined in 15064.5?
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5. CULTURAL RESOURCES �essrhan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: �ncorporated
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to 15064.5? X
c) Directly or indirectly destroy a unique paleontological X
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred X
outside of formal cemeteries?
Significance Criteria: A significant impact to historic and cultural resources would occur if implementation of
the project would:
■ Cause a substantial change in the significance of a historical or cultural resource;
■ Result in the removal or substantial exterior alteration of a building or structure or district that may be eligible
for listing in the National Register or California Register;
■ Result in the removal or substantial exterior alteration of a building or structure so that it results in the loss of
a designated county landmark in the City of Ukiah;
■ Result in the destruction of a unique paleontological resource, site or unique geological feature, or disturbs
any human remains.
Discussion:
a. The buildings on the hospital campus (275 Hospital Drive) are less than 40 years old and do not meet the
definition of historical resources defined by 15064.5. Lot 7 (APN 002-160-13) and Lot 8 (002-160-10)
contain no buildings or structures. The Project would have no impact on historical resources as defined by
15064.5.
b. The parcels included in the Project are not located in an area of "High" archeological sensitivity as identified
on Figure V.3-DD: Areas of High Archeological Sensitivity in the City of Ukiah General Plan. The hospital
campus site (275 Hospital Drive) has been previously disturbed due to development of the site. It is highly
unlikely that any cultural resources exist on the site due to the high level of disturbance that has resulted due
to past construction activities. No grading activities or permanent improvements are planned for Lots 7 or 8.
Although the discovery of archeological resources is unlikely, a standard mitigation measure has been
applied to the Project in order to ensure that any potential resources are not significantly impacted.
c. The parcels included in the Project site are not known to include any unique paleontological resource or
unique geologic feature. A geotechnical Investigation was prepared by Chandler Koehn Consulting in
December, 2013 (see attached CEQA Resources) for the ED/ICU expansion project. No unique
paleontological or geological features were identified in the geotechnical report. As such, the project would
have no impact on unique paleontological or unique geologic features.
d. The parcels included in the Project are not known to include any human remains. The UVMC hospital
campus has been previously disturbed due to development of the site, and it is highly unlikely that any
human remains exist on the site due to the high level of disturbance that has resulted due to past
construction activities. Lot 7 and Lot 8 are vacant and undeveloped. No grading activities or permanent
improvements are planned for Lots 7 or 8, so disturbance of this parcel would not occur as a result of the
Project.
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Although it is highly unlikely that human remains, including Native American remains, would be discovered
on the parcels included in the Project, due to the sensitive nature of this type of discovery, a mitigation
measure has been applied to the Project. Implementation of this mitigation measure would reduce any
potential impact to less than significant.
Mitigation Measures:
1. If, during site preparation or construction activities, any historic or prehistoric cultural resources are
unearthed and discovered, all work shall immediately be halted, and the City shall be notified of the
discovery. The applicant shall be required to fund the hiring of a qualified professional archaeologist to
perform a field reconnaissance and to develop a precise mitigation program if deemed necessary.
2. If human remains are encountered during construction excavation and grading activities, State Health
and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County
Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section
5097.98. If the remains are to be of Native American descent, the coroner has 24 hours to notify the
Native American Heritage Commission (NAHC). The NAHC will then identify the person(s) thought to
be the Most Likely Descendent, who will help determine what course of action should be taken in
dealing with the remains.
Impact Significance After Mitigation: Less than significant
6. GEOLOGYANDSOILS �essThan
Potentially Significant With Less Than
Significant Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury,or X
death involving:
i) Rupture of a known earthquake fault,as delineated
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the X
area or based on other substantial evidence of a
known fault? Refer to Division of Mines and
Geology Special Publication 42.
ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure, including X
liquefaction?
iv) Landslides? X
b) Result in substantial soil erosion or the loss of topsoil? X
c) Be located on a geologic unit or soil that is unstable,or
that would become unstable as a result of the project, X
and potentially result in on-or off-site landslide, lateral
spreading,subsidence, liquefaction or collapse?
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6. GEOLOGY AND SOILS �essrhan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: �ncorporated
d) Be located on expansive soil, as defined in the California
Building Code,creating substantial risks to life or X
property?
e) Have soils incapable of adequately supporting the use
of septic tanks or alternative wastewater disposal X
systems where sewers are not available for the disposal
of wastewater?
Significance Criteria: A significant geologic impact would occur if a project exposed people or structures to
major geologic features that pose a substantial hazard to property and/or human life, or hazards such as
earthquake damage (rupture, groundshaking, ground failure, or landslides), slope and/or foundation instability,
erosion, soil instability, or other problems of a geologic nature that cannot be mitigated through the use of
standard engineering design and seismic safety design techniques.
Discussion: The Ukiah Valley is part of an active seismic region that contains the Maacama Fault, which
traverses the valley to the east and north of the City. According to resource materials maintained by the Ukiah
Planning Department, the projected maximum credible earthquake along this fault would be approximately 7.4
magnitude on the Richter scale.
A Geotechnical Investigation dated December 2013 was prepared by Chandler Koehn Consulting for the
proposed project. The report includes recommendations for Site Preparation and Grading, Foundations, Slabs-
on-Grade, Vehicle Pavement Sections, and Drainage and Erosion.
The December 2013 Geotechnical Report included the following information:
Subsurface explorations were performed at the beginning of the winter season and encountered
groundwater at depths of 17.5 to 23 feet below existing grade. Water levels can be expected to vary
during different periods of the year in response to the seasons, storm events, and other factors. This
may result in groundwater levels that may be significantly higher or lower than those observed.
Surficial soils on the site are fill comprised of moist soft to stiff, dark brown sandy clay to very moist,
medium dense, reddish brown clayey and sandy gravel. Native alluvial sediment was encountered in
the subsurface exploration at depths of 1 to 5 feet below existing grade and predominantly consisted of
moist to saturated, loose to very dense olive brown to yellowish/reddish brown stratified clayey silty
sands and gravels of varying proportions.
The City of Ukiah Building Division has permit review, approval, and inspection authority over the Project. The
Project is required to incorporate and comply with all recommendations included in the December, 2013
Geotechnical Report.
a. Fault Rupture. According to the December 2013 Geotechnical Report, the Project lies west of the Alquist-
Priolo Fault zone which parallels the Maacama fault. No known active fault zones cross the Project parcels
based on official fault maps. The Macaama fault zone is located approximately 1.25 miles east of the UVMC
hospital campus and Lots 7 and 8. Fault rupture hazard is considered low since research has shown that the
Maacama Fault is confined to a limited zone with little or no splaying. Impacts related to fault rupture are less
than significant.
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Seismic. The Project is required to comply with the seismic design standards included in the California
Building Code. Compliance with these requirements and any recommendations included in the geotechnical
report would reduce impacts resulting from strong seismic ground shaking to less than significant.
Liquefaction. Liquefaction is described as the sudden loss of soil shear strength due to a rapid increase of
soil pore water pressure caused by cyclic loading from a seismic event. Liquefied soil behaves similar to a
viscous fluid during and in the immediate aftermath of a seismic event. In order for liquefaction to occur, the
following are required: granular soils (sand, silty sand, sandy silt, and some gravels); high groundwater table;
and low density granular soils (usually associate with young geologic age). The geotechnical report states
all three requirements are present on the 275 Hospital Drive site within some of the upper soils. The Division
of Mines "Geologic Map of California, Ukiah SheeY' identifies the subsurface soil at the site as Holocene and
recent Quaternary alluvial material and as Holocene Alluvium by the U.S. Geological Survey "Groundwater
Resources Investigations Report 85-42-58." Implementation of recommendations included in the
geotechnical report would reduce impacts to less than significant. As noted above, a geotechnical report
specific to the HSB project is required as part of the building permit submittal documents. Compliance with
the recommendations included in the geotechnical report would reduce any impacts related to liquefaction to
less than significant.
Landslides. The Project parcels and surrounding area are relatively flat and no new slopes would be
created as a result of the Project; therefore, there are no impacts related to landslides related to seismic
activity.
b. The December, 2013 Geotechnical Report recommends removal of the top layers of soil in order to remove
unstable soil. The top layers of soil are comprised of fill placed on the site as part of previous site
development. Five feet or more of this soil would be removed since these soils are expansive and potentially
subject to liquefaction and subsidence. The geotechnical report includes recommendations that would
reduce impacts to erosion to less than significant levels. Since the original topsoil on the site has been
removed and replaced with fill as part of previous development of site and the recommendations included in
the geotechnical report will be implemented through the permitting process, on and off-site impacts related to
erosion will be less than significant. Compliance with the recommendations included in the December, 2013
Geotechnical Report would reduce any impacts related to soil erosion or loss of topsoil to less than
significant.
The Project is required to comply with Division 9, Chapter 7, Sediment and Erosion Control of the Ukiah City
Code which includes requirements intended to reduce erosion and sedimentation. Please see Hydrology for
a discussion of these requirements. Implementation of these requirements through the building permit
process would reduce impacts to less than significant.
c. The Project would not result in on- or off-site landslide since the Project area as well as the surrounding area
is relatively flat and the Project would not create any new slopes. The geotechnical report concludes that
lateral spreading and lurching risks are negligible due to the relatively flat nature of the site.
The geotechnical report indicates subsidence could occur as a result of liquefaction from seismic activity.
The geotechnical report estimates the subsidence could range from 0.75 to 1.25 feet. The risk of settlement
due to liquefaction is estimated as low to moderate. The report includes recommendations to address the
impacts related to liquefaction and subsidence. As part of the building permit process, the Project applicant
is required to a geotechnical report specific to the HSB Project and to comply with the recommendations
included in the report. Compliance with these recommendations which would be implemented through the
building permit process would reduce impacts related to liquefaction and subsidence to less than significant.
The Expansion Project area is relatively flat. The grading required for the Project would not create any new
slopes that would create the potential for landslides. No grading or permanent improvements are proposed
for lots#7 and #8 and the sites are relatively flat; therefore, there are no impacts related to landslides.
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d. Subsurface explorations encountered near surface clayey soils strata. The geotechnical report states "risk
of distress to improvements from near surface expansive soils is moderate" and recommends that landscape
designs avoid landscape watering immediately adjacent to perimeter foundations. This would reduce the risk
of excessive moisture being introduced into the soils alongside the perimeter foundations and shrink-swell
behavior in the site's anticipated moderately plastic soils. Since it is likely that this soil condition also exists
in the ED/ICU Expansion area, this recommendation has been included as a mitigation measure and would
be implemented by the City of Ukiah Community and Development Department through Planning
Commission review of the landscaping plan and through review of the landscaping and irrigation plan as part
of building permit process. Implementation of the migration measures would reduce potential impacts to less
than significant.
The December, 2013 Geotechnical Report also indicates that weak soils were encountered in subsurface
explorations and recommended removing old fill and near surface clayey soils with an estimated removal
depth of 5 feet and the placement of engineered fill. This recommendation would be implemented as part of
the City of Ukiah Community and Development Department Building Division's building permit process. The
geotechnical report included recommendations for vehicle pavement sections. The site improvements for
275 Hospital Drive, including the parking lots and drive aisles also require a building permit from the City of
Ukiah. The geotechnical recommendations would be implemented through the building permit process and
would reduce impacts to less than significant.
e. The Project does not include any septic tanks or alternative wastewater disposal systems; therefore, there is
no impact.
Mitigation Measures:
1. In order to avoid moisture accumulation or watering adjacent to foundations, no landscaping is allowed
against the structure unless moisture accumulation is considered. Only drought tolerant species are
allowed proximate to the foundation of the ED expansion. If landscaping is allowed adjacent to the
structure, landscaping and irrigation plans for this landscaping shall be designed to direct water away
from the foundation.
2. Planning Commission review of the landscaping plan for the Project shall include review of the species
adjacent to the ED expansion and recommendations for appropriate drought tolerant species and/or the
removal of landscaping in this area based on the recommendation included in the geotechnical report.
3. The landscaping plan and irrigation plan submitted as part of the building permit plans are subject to
staff review and approval and shall demonstrate compliance with the landscaping plan approved by
Planning Commission. The landscaping plan and irrigation plans shall clearly demonstrate the water
will be directed away from the foundation.
4. The recommendations contained in the December 2013 Geotechnical Report prepared by Chandler
Koehn Consulting beginning on page 9 shall be implemented with the project.
Impact Significance After Mitigation: Less than Significant
7. HAZARDS 8c HAZARDOUS MATERIALS �ess Than
Potentially Less Than
Significant With
Significant Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use,or X
disposal of hazardous materials?
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7. HAZARDS 8� HAZARDOUS MATERIALS �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: �ncorporated
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and X
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials,substances,or waste X
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and,as a result, X
would it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted,within two
miles of a public airport or public use airport,would the X
project result in a safety hazard for people residing or
working in the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people X
residing or working in the project area?
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency X
evacuation plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where X
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
Significance Criteria: A significant impact to the environment and the public associated with hazards and
hazardous materials would result from a project if any of the following occurred:
■ Creation of a significant hazard to the public or environment by routine transport, use or disposal of
hazardous materials or from foreseeable upset and accident conditions;
■ Emission and/or handling of hazardous, acutely hazardous materials, substances, or waste within '/
mile of an existing or proposed school;
■ Location of a project on a listed hazardous materials site compiled pursuant to Government Code
Section 65962.5;
■ Be located within an adopted Airport Land Use Plan and expose people to a safety hazard;
■ Be located within the vicinity of a private airstrip and expose people to a safety hazard;
■ ImpairmenUinterference with adopted emergency response plan or emergency evacuation plan; or
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• Be located in or near a wildland area and expose people to risk due to wildland fire.
Discussion:
a. Due to the nature of the use, the support functions included in the Expansion Project will involve the use and
disposal of materials classified as hazardous materials. As required by State and federal regulations, the
hospital has policies in place for the handling and disposal of hazardous material waste, hazardous
chemicals, as well as radiation safety. As required, the hospital also has policies and procedures in place for
Emergency Preparedness, Safety, Security, and Life Safety. Due to the federal and state requirements the
existing hospital HSB are required to comply with, the Project would have a less than significant impact
related to the routine transport, use, or disposal of hazardous materials.
b. As required by State and federal regulations, the UVMC has policies and procedures in place for Emergency
Preparedness, Safety, Security, Life Safety, and Radiation Safety. Compliance with these policies and
procedures would reduce any impact related to a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the
environment to a less than significant level.
c. There are no existing or proposed schools within '/4 mile of the Project site. The closest school is Yokayo
School which is 2,760 feet southwest of the heliport. The flight path does not fly over this land use.
d. The parcels included in the Project are not located on a list(Cortese List) of hazardous materials sites
compiled pursuant to Government Code Section 65962.5.
e. A portion of the Project area is located within the boundaries of the Mendocino County Airport
Comprehensive Land Use Plan (CLUP)and the Ukiah Municipal Airport Master Plan (Master Plan) (see
Project Plans, sheets A-1, A-2, and A-3). The remainder of the Project area, including lot#7 is located north
of and outside of the AirporYs Comprehensive Land Use Plan Ukiah Municipal Airport Master Plan
boundaries and not subject to the requirements of the CLUP and Master Plan.
The southwestern-most portion of the Project is located in compatibility zone B2 (Extended
Approach/Departure Zone). Since the site is located north of the airport, development is subject to the B2
infill policy. The following are the applicable compatibility for the B2 zone or B2 infill policy:
■ Normally Acceptable Uses: Normally acceptable uses in the B2 zone include: low intensity office, retail,
and similar uses; low intensity manufacturing; single-story offices; and low intensity manufacturing. The
uses included in the HSB are consistent with the normally acceptable uses allowed in the B2 zone.
■ Intensity: The B2 infill policy allows new development of a similar intensity to that of surrounding,
already, existing uses. The support uses that would be relocated to the HSB already exist on the
UVMC campus. The intensity of the relocated uses would not change since there would be no increase
in the number of employees or patients.
■ Density. The maximum density allowed for hospitals in the B2 infill zone is 60 people per acre. Based
on a parcel size of 8.8 acres, a maximum of 528 people (8.8 x 60)would be allowed on the site at any
time. The number of employees on the maximum shift is anticipated to be 325. The hospital is licensed
for a maximum of 78 beds. Assuming all beds are occupied this would add 78 people for a total of 403
people. However, this does not account for outpatient pavilion patients, people waiting to be seen in the
ED, or visitors. The maximum number of people allowed on the site (528) minus the number of persons
noted above (403)would allow 127 additional people on the site. The Project would not increase the
number density requirement for the B2 infill zone.
■ Number of Stories. In the B2 infill zone, existing hospitals are allowed to expand provided the
expansion in one-story in height. Although the HSB provides support functions for the hospital, the use
of the building is for laundry, maintenance, materials management, IT, and administration. For this type
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of use, the B2 infill policy states routinely occupied portions of buildings shall not exceed two stories in
height(equipment rooms, etc. are exempt). The portion of the building located in the B2 infill zone is
one-story in height and, therefore, consistent with the height requirement for hospitals and for non-
hospital uses. The two-story portion of the building is not located within the CLUP or Master Plan; and,
therefore, is not subject to this requirement.
• Open Land. The B2 zone recommends the site include 30% open land. Based on an 8.8 acre site,
2.64 acres are recommended to be open land. Open land includes parking lots and landscaped areas.
The Project would not decrease the amount of open land since the existing buildings that house the
support functions would be demolished after construction and relocation of these uses to the HSB. The
construction of the emergency department addition (previously approved project)would result in a total
of 3.0 acres of buildings on the 8.8 acre site, resulting in 66% open land (3.0/8.8). The previously
approved project and the HSB project would provide more than the 30% open land recommended for
the B2 compatibility zone.
■ Highly Flammable Materials. The hospital campus (275 Hospital Drive)does not include the storage
of highly flammable materials. The site currently includes the following diesel fuel tanks: one 1,000
gallon above ground fuel tank located behind the north wing of the hospital; a second 1,000 gallon
above ground tank near the center of the site at the rear of the main hospital building; and a 356 gallon
tank beneath the emergency generator outside the Outpatient Pavilion. The central yard along the east
property line includes the installation of a diesel fuel tank. Diesel fuel is classified as "combustible"
rather than "highly flammable" by the National Fire Protection Association (NFPA). Therefore, the
Project is consistent with this requirement.
On September 8, 2014, the Mendocino County Airport Land Use Commission conducted a public hearing to
determine if the proposed project was consistent with the Mendocino County Airport Comprehensive Land
Use Plan. After the conduct of the hearing, the Commission determined that the proposed project was
consistent with the purpose and provisions of the Comprehensive Land Use Plan.
Based on the above, the Project is consistent with the requirements of the CLUP and Master Plan and would
result in no impact.
f. The parcels included in the Project are not located within the vicinity of a private airstrip. UVMC operates a
heliport for emergency medical flights, and, therefore, controls the use of the heliport. The HSB building is
located outside of the helicopter flight path; therefore, the existing flight pattern would not change as result of
this Project.
Based on the above, there is no impact related to a private airstrip.
g. The City does not have an adopted emergency response plan or evacuation plan. The Project has been
reviewed by the Police Department and Fire Marshal and no comments were received related to emergency
response or evacuation. Prior to issuance of a building permit, the applicant is required to apply for and
receive the assignment of an address from the Planning and Community Development Department to ensure
that emergency responders and the public can locate the building.
Based on the above, the Project would have no impact on and would not interfere with an adopted
emergency response plan or evacuation plan.
h. The Project site is located in the center of an urbanized area (City of Ukiah)and is surrounded by urban
development. The Project site is not located in or adjacent to a wild land area. Therefore, the Project would
have no impact related to exposing structures or people to risks related to wild land fires.
Mitigation Measures: None Required.
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Impact Significance After Mitigation: N/A
8. HYDROLOGY AND WATER QUALITY �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
a) Violate any water quality standards or waste discharge X
requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table X
level (e.g.,the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which permits
have been granted)?
c) Substantially alter the existing drainage pattern of the
site or area,including through the alteration of the X
course of a stream or river,in a manner which would
result in substantial erosion or siltation on-or off-site?
d) Substantially alter the existing drainage pattern of the
site or area,including through the alteration of the
course of a stream or river,or substantially increase X
the rate or amount of surface runoff in a manner
which would result in flooding on-or off-site?
e) Create or contribute runoff water which would exceed
the capacity of existing or planned stormwater X
drainage systems or provide substantial additional
sources of polluted runoff?
f) Otherwise substantially degrade water quality? X
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood X
Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 100-year flood hazard area structures X
which would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as X
a result of the failure of a levee or dam?
j) Inundation by seiche,tsunami,or mudflow? X
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Significance Criteria: Significant impacts associated with hydrology and water quality would result from a
project if water quality standards or waste discharge requirements were violated; groundwater and surface water
quality and quantity were substantially altered; drainage patterns were substantially altered that would increase
erosion/siltation and increase surface runoff; increase runoff that would exceed capacity of existing or planned
drainage systems or add a substantial source of pollution; located on a 100-year floodplain; or expose people to
hydrological hazards such as flooding or inundation by seiche, tsunami, or mudflow.
Discussion:
Gibson Creek is located to the south and west of the Project site. Orrs Creek is located to the north of the site.
Gibson Creek is a tributary of Doolin Creek which is a tributary of the Russian River which flows through the
Ukiah Valley at the eastern edge of the City. Doolin Creek is located approximately 2 miles south of the Project.
The entire Russian River watershed is impaired for sediment and temperature.
Construction of the Project could include the onsite storage of various materials that could be potential water
quality pollutants, including construction related fuels, oils, paint, and other construction related items.
Accidental release of these potential water quality pollutants could occur during the construction process.
Releases could result in the contamination of stormwater, which could in turn pollute receiving waters of the site
downstream.
The proposed Project construction area would be more than one acre; therefore, the Project would be required
to apply for and receive coverage under the General Construction Permit from the North Coast Regional Water
Quality Control Board. Construction under the General Permit General requires implementation of BMPs to
protect water quality, and requires preparation of a storm water pollution prevention plan (SWPPP). A Storm
Water Permit from the NCRWQB is required prior to construction. The Stormwater Pollution Plan Prevention
Plan (SWPPP) is required to be prepared by a Qualified SWPPP Developer and implemented by a Qualified
SWPPP Practitioner.
The Project would be subject to compliance with the requirements of the City's Storm Water Management Plan
(SWMP)which includes the following requirements:
Illicit Discharqe Detection and Elimination.
■ Train staff in the proper handling, storage, and disposal of hazardous materials and hazardous wastes
and then train all current and new staff.
■ In case a spill occurs, contact Ukiah Fire Department. Contact Redwood Empire Hazardous Incident
Team (REHIT) as needed for cleanup oversight.
Construction Site Stormwater Runoff Control
■ Prepare and implement erosion and sediment control plans for construction in accordance with the
Erosion and Sediment Control Field Manual issued by the San Francisco Bay RWQCB and
implemented by the City.
Post-Construction Stormwater Manaqement
■ Post-construction controls for sediment, oil, and grease.
■ Install storm drain inlet filters for construction of new development.
The Project is also required to comply with the requirements of the Ukiah City Code (UCC). Division 9, Chapter
7, Erosion and Sediment Control regulates grading on public and private property in order to control erosion and
sedimentation, protect water quality, and safeguard health, safety and the public welfare. The requirements of
this chapter require Projects subject to a grading permit to include specific design standards as part of the plans
including requirements for: general site and good housekeeping; erosion control; sediment control; waterway
and watercourse protection; and construction site access (section 9703). This Chapter also requires the holder
of the grading permit to establish and implement construction site management practices that prevent toxic
materials and other debris from entering the storm drain and waterway systems (section 9704).
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a. As noted in the above, the Project and associated improvements are required to obtain permits from the
North Coast Regional Water Quality Control Board. Building permits from the City of Ukiah are also
required. The permits require compliance with specific standards designed to comply with water quality
standards and to avoid illicit discharge. Compliance with these requirements would result in no impact from
the Project.
b. The Project lies in the Ukiah Valley groundwater basin. This groundwater basin is 22 miles long and 3 miles
wide with an approximately 60 square miles underlying area.
Construction of the Project and associated site improvements would not impact groundwater. As part of the
Project, existing landscaping would be removed and new landscaping would be planted, resulting in a net
increase in landscaping (pervious surface) of 10,570 square feet. In addition, bio-retention areas are
included in the landscaped areas in the parking lot and in front of the main building along Hospital Drive
which would provide an opportunity for groundwater infiltration.
Based on the above, the Project would have no impact on groundwater.
c and d. The parcels included in the Project do not include any rivers, streams, or water courses.
The Project would alter the existing drainage pattern of a portion of the site. As part of the Project, existing
landscaping would be removed and new landscaping would be planted in and around the site. The
modifications to the landscaping would result in an increase of 10,570 sf of pervious surface. The civil plan
shows drainage being directed to new bio-retention areas in the landscaped areas in the parking lot and to
new storm drain sections and storm drain drop inlets located in the parking areas. The new storm drain and
drop inlets would then connect to the existing storm drain.
Based on the above and compliance with the requirements from the Regional Water Quality Control Board
and City, the Project would result in a less than significant impact to on-and off-site drainage and runoff.
e. Construction of the Project would increase the amount of pervious surface on the UVMC campus by 10,570
square feet due to the construction of bio-retention areas and the planting of new landscaping. The North
Coast Regional Water Quality Control Board requires the Project to include low impact development
improvements in the project design.
The Project was reviewed by Public Works and the existing stormwater system has adequate capacity to
serve the Project.
Based on the above, the Project would have a less than significant impact on the capacity of stormwater
drainage systems and would not result in a substantial increase in polluted runoff.
f. The Project would not otherwise degrade water quality. As noted above, the Project is subject to compliance
with requirements of the NCRWQCB and the Ukiah City Code and low impact development features are
included as part of the Project design. These requirements are intended to protect water quality.
Compliance with these requirements would result in no degradation of water quality.
g. The Project does not include any housing.
h. The Project is not located within a 100 year flood zone. The Project is located within Zone X (areas
determined to be outside of the 0.2% annual chance floodplain) on FEMA Flood Insurance Rate Map
#06045C1514F, Panel #1514 of 2100, dated June 2, 2011.
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i. The Project is not located within a flood zone. Portions of the Ukiah Valley would be subject to inundation
due to the failure of Coyote Dam at Lake Mendocino. In the highly unlikely event of a dam failure, inundation
is predicted to occur within most creek channels from the river nearly to the base of the foothills on the west
side of the valley. The main channel of flooding is expected to follow State Street or US 101, whichever is
furthest west. The General Plan states that the UVMC is outside of the boundaries of the inundation area;
however, the inundation area is at the northern edge of the hospital campus (275 Hospital Drive). The
temporary heliport and permanent parking lot may be within the inundation area; however, inundation of this
area would not result in a significant risk related to the exposure of people or structures since the parcel
would not be developed with structures and no people are on the site for an extended period of time.
j. The Project is located inland and therefore would not be subject to inundation by seiche, tsunami, or
mudflow.
Mitigation Measure: None Required
Impact Significance After Mitigation: N/A
9. LAND USE AND PLANNING �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
a) Physically divide an established community? X
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the
project (including, but not limited to the general plan, X
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan X
or natural community conservation plan?
Significance Criteria: Significant land use impacts would occur if the project substantially conflicted with
established uses, disrupted or divided an established community, or resulted in a substantial alteration to
present or planned land uses. Proposed project consistency with the Ukiah General Plan and zoning and any
other applicable environmental plans and policies is also evaluated in making a determination about potential
land use impacts.
Discussion:
a. The Project would construct a new addition on the east side of the UVMC campus. The Project would result
in infill development of the existing hospital campus by constructing the addition/expansion to the main
building on the existing hospital campus.
Based on the above, the Project would infill the UVMC campus in an area developed with medical and
professional office uses. Therefore, the Project would not physically divide an established community.
b. The Project site is not located within a specific plan and is not subject to a coastal plan.
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All parcels included in the Project have a Heavy Commercial (C2) zoning designation. Pursuant to zoning
ordinance section 9097 of the C2 zoning district, public and quasi-public buildings, structures, and uses are
permitted uses (use permit required). The UVMC campus at 275 Hospital Drive is considered a quasi-public
use and currently operates under a use permit. The Project is considered an extension of the quasi-public
use of the site since they are integral to and support the operation of the hospital.
Zoning ordinance section 9101(A) requires a site development permit for all development in the C2 zoning
district. The Project is consistent with the C2 requirements with the exception of the following landscaping
requirements for parking lots included in section 9101(C1):
■ Parking lot trees shall provide a tree canopy coverage of fifty percent(50%)over all paved areas within
ten (10) years of planting. Based upon the design of the parking lot, a reduced number of trees may be
approved through the discretionary review process. (modified parking lot#1)
■ Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked
pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based
upon the design of the parking lot, and the use that it is serving, relief from this requirement may be
approved through the discretionary review process. (modified parking lot#1)
Zoning Ordinance section 9101(I) allows the applicant to request modifications to the C2 landscaping
requirements depending on upon the size, scale intensity, and location of the development project. The
applicant has requested Planning Commission approval of modifications to the above landscaping
requirements.
Planning Commission will consider the applicant's request as part of its review and consideration of the Use
Permit and Site Development required for the Project. Should the Planning Commission approve the
requested modification(s), the Project would be consistent with landscaping requirements for the C2 zoning
district.
All parcels included in the Project have a Commercial (C) General Plan land use designation. The table below
analyzes the ProjecYs consistency with applicable General Plan goals and policies.
Goal/Policy# Consistency Determination
Goal/Poli Text
O en S ace and Conservation
Goal OC-16:Design parking facilities to reduce Consistent
runoff and surface water contamination. Expansion. The expansion project includes new bio-retention facilities in a
Policy OC-16.1:Protect surface water supplies number of locations on the site intended to manage storm-water run-off
from water generated in parking lots. from the parking lots and roof drains.
Lot 7.A portion of this lot would be fully improved as part of the project. A
bio-retention feature is proposed to accept storm-water run-off from the
parking lot.
See also Hydrology and Water Quality discussion above.
Goal OC-22: Conserve and replenish valley oaks in To Be Determined by Planning Commission
the Valley.
Policy OC-22.1: Maintain and protect stands of See Biological Resources(4eJ discussion above.
Valley Oaks.
Implementation Measure OC-22.1(a): When
reviewing proposals for development,require that
all valley oaks on the project area be identified,
and ensure that all reasonable efforts have been
undertaken to protect the trees.
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Goal/Policy# Consistency Determination
Goal/Poli Text
Goal OC-23:Native plant landscaping shall be Consistent
encouraged. The landscape plan for the Project includes native species. The C2 zoning
Policy OC-23.1:Define standards that include district requirements encourage the use of native species. The Planning
native plant landscaping. Commission will review the landscaping plan as part of its review of the
Project and has the authority to require additional native plant
landscaping.
Goal OC-24:Replace aging trees with new trees. Consistent
Policy OC-24.1: Develop a program to ensure
continued healthy tree propagation.
Implementation Measure OC-24.1(a): Implement See Biological Resources(4e)discussion above.
the program to replace aging trees giving
preference to native species.
Goal OC-25: Maintain and enhance the City's Consistent
canopy of shade trees.
Policy OC-25.1:Protect existing healthy mature See Biological Resources(4e)discussion above.
trees to maintain shade and area attractiveness.
Goal OC-29: Maintain and enhance the"urban Consistent
forests°which create a sense of urban space.
Policy OC-29.1: The development review process See also Biological Resources(4e)discussion above.
shall incorporate measures to maintain and
enhance the urban tree canopy.
Goal OC-34: Consistent
Coordinate project review with the Air Quality The Project was routed to the MCAQMD for review and comment.The
Management District. MCAQMD provided requirements which have been included as conditions
Policy OC-34.1: of approval and mitigation measures for Project approval.
Submit all discretionary applications to the See Air Quality distussion above.
MCAQMD for review and comment.
Noise
Policy NZ-2.2: Ensure adequate analysis of noise Consistent
impacts when reviewing project permits. The previous project approval relocated the transformers for the HSB and
OB wing of the hospital,the emergency generator,fuel tank,electrical
room,oxygen tank,and boiler. The transformers for the HSB and OB
emergency generator,fuel tank,electrical room were approved for
relocation to the central yard. The central yard is located adjacent to the
east property line and would be enclosed with cmu walls and a gate. This
location and the cmu wall would result in the noise from these facilities
being reduced.The boiler would be relocated to the existing service yard.
No noise complaints have been received regarding these facilities. The
locations and enclosures would reduce noise related to the operation of
these facilities. The proposed project includes these components.
Additionally,it should be noted that the proposed new helipad location
would not cause a difference in noise from the existing condition because
it would still be located on the subject property and the approach and
departure flight paths are similar. Moreover,the project would not cause
an increase in flights.
See Noise discussion below.
Policy NZ-2.4: Protect existing residential areas Consistent
from future noise impacts. The relocation of the items noted above in NZ-2.2 would move most of
these items closer to the residential areas on Clara Avenue. Most of these
facilities are not surrounded by a CMU enclosure. The Project includes
relocating many of these facilities to a central yard which would be
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Goal/Policy# Consistency Determination
Goal/Poli Text
enclosed with a cmu wall which would greatly reduce the noise level. In
addition,the Project includes the replacement of an existing emergency
generator. The new generation of generators is quieter than the generator
being replaced. This would result in a decrease in the noise level.
As noted above,the proposed new helipad location would not cause a
difference in noise from the existing condition because it would still be
located on the subject property and the approach and departure flight
paths are similar—both fly over the residential are to the north. It is
important to note that the project would not cause an increase in flights.
See also Noise discussion below.
Safe
Goal SF-1: Regulate new development in fault Consistent
zones. The Project site is not located in Alquist-Priolo Earthquake Fault Zones.
Policy SF-1.1:Avoid urban-scale development See discussion in Geology and Soils above.
within Alquist-Priolo Earthquake Fault Zones
Goal SF-2:Regulate development across or near Consistent
earthquake faults outside the Alquist-Priolo
Earthquake Zone.
Policy SF-2.1:Provide development guidelines for See discussion in Geology and Soils above.
building outside Alquist-Priolo Earthquake Fault
Zones.
Policy SF-2.2:Protect people and property from
landslide danger.
Goal:SF-3: Protect new development from Consistent
flooding. The Project is located within Zone X(areas determined to be outside of the
Goal SF-4: Strive for a flood-safe community. 0.2%annual chance floodplain)on FEMA Flood Insurance Rate Map
Policy SF-4.1:Avoid critical public facilities in areas #06045C1514F,Panel#1514 of 2100,dated June 2,2011.
subject to flooding. The hospital campus at 275 Hospital Drive is also outside of the inundation
identified in the event of a failure of the Coyote Dam at Lake Mendocino
(see Hydrology and Water Quality discussion above).
See Hydrology and Water Quality above
Ener
Goal EG-4: Maximize on-site solar energy use, Inconsistent
especially in new developments. The Project does not include rooftop solar panels or solar tubes/skylights.
Policy EG-4.1:Incorporate solar energy As part of its review of the Project,Planning Commission could require the
considerations into the design,review and applicant to install solar panels. The Project is subject to the California
approval of all development. Green Building Code and will be more energy efficient than the existing
buildings that it will replace.
Goal EG-5:Site design shall incorporate shade Consistent
trees for energy conservation. The location of the trees provides shading of the building. Additionally,the
Policy EG-5.1:Encourage minimum canopy design of the building addresses this issue.
coverage of all paved area on a lot.
Consistent
Shading of the parking lot would reach 50%in 15 years. The existing
parking lot has only 4 parking lot trees and very little shaded pavement.
Goal EG-6:Promote energy efficiency features in Consistent
the design of all new structures and in the The Project is required to comply with the requirements of the California
retrofitting of existing structures. Green Building Code. The north elevation is designed with windows on the
Policy EG-6.1:Design new buildings with the first and second floors to serve the office space,work areas,and employee
maximum feasible energy efficiency. lounge. The only window on the west elevation is for the stairway. There
are no windows on the east elevation. There are windows on the second
floor of the south elevation which also includes a covered outdoor deck
which allows the south wall of the second floor to be shaded by the
overhangforthe deck.
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Goal/Policy# Consistency Determination
Goal/Poli Text
The above will result in a more energy efficient building than the buildings
being replaced.
Circulation and Trans ortation
Goal CT-3:Design new development and Consistent
redevelopment projects to be as accessible by There are sidewalks on the east and south sections of Hospital Drive that
foot,bicycle,and transit as they are by auto. are adjacent to the site providing access to the site by foot. The Project
Policy CT3.1:New development and includes crosswalks and curb ramps on the northeast and northwest
redevelopment projects shall specifically include corners of Hospital Drive/Hamilton Street as required by Public Works in
plans for pedestrian facilities,bike lanes,bike order to provide adequate ADA and pedestrian access(see plans).
racks,and transit stops. There are 12 existing bike parking spaces on the UVMC hospital campus(in
front of the birth center and at support building#2). The Project includes
the installation of new bike racks to accommodate 20 bikes in the new
parking lot,for a total of 32 bike parking spaces. Five Bike lockers are also
proposed.As part of Planning Commission's review of the use permit and
site development permit,the Commission will determine if additional
parking spaces should be provided.
The Project was referred to Mendocino Transit Authority for review and
comment.No comment was received from MTA.
See also Transportation/Traffic discussion below.
Goal CT-13: Design attractive parking facilities. Consistent
Policy CT-13.1: Utilize landscaping and other Existing parking lot#1 has four tree wells and minimal perimeter
amenities to improve the appearance and traffic landscaping(lawn on the south perimeter of the parking lot). The new
patterns of onsite parking facilities. parking lot would be reduced to 31 parking spaces. The new parking lot
includes landscape islands with landscaping and trees,perimeter
landscaping,and a greenwall along the west edge of the parking lot. There
are trees on both side of the new access driveway to the loading area and
the new entry driveway to the parking lot to help define the area. These
modifications substantially improve the appearance of the parking lot and
the northern portion of the UVMC campus.
Goal CT-16:Development shall be permitted Consistent
within road capacities. The Project would not result in an increase in the number of employees,
Policy CT-16.1:Level of service shall be the patients,or visitors to the site. There would be a temporary increase in
standard to judge whether a road has adequate the number of trips to the site during Project construction. Given the size
remaining capacity to service the traffic generated of the Project,the additional trips would not be significant and there is
by a proposed project. existing capacity to serve these temporary trips. The temporary increase
in trips would not affect level of service standards.
See also Transportation/Traffic discussion below.
Policy CT-16.4: Consistent
Balance the need for new development with Since the Project would not result in an increase in the number of
methods of accommodating increasing traffic. employees,patients,or visitors,there would be no increase in traffic as a
result of the Project. There may be a temporary increase in traffic during
project construction which would be short-term and temporary.
See Circulation and Traffic below
Communi Desi n
Policy CD-4.2: Consistent
Encourage planting of native trees and plants. The C2 zoning district requires the planting of landscaping that is known to
grow well in Ukiah's climate and encourages the planting of native species.
The landscaping plan includes trees from the City's recently adopted
Master Tree Lists,some of which are native. The trees on the master Tree
Lists were selected since for the lists since they are known to grow well in
Ukiah's climate. As required,the Project including the landscaping plan
was reviewed by the Design Review Board.
In addition,the Planning Commission will review the landscaping plan as
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Goal/Policy# Consistency Determination
Goal/Poli Text
part of its review of the Use Permit and Site Development Permit and will
determine as part of its review if the Project should plant additional native
species.
Policy CD-4.3: Partially Consistent
Require landscaping that will result in the creation The Project would remove 24 trees located in the area of project
of new street canopies. construction. Seventy-four new trees would be planted for a net gain of 51
trees. The removal of the existing trees would result in a temporary
reduction in tree canopy. The new trees would be 24-inch box and over
time the new trees would provide the same and greater canopy. The new
location of the new trees would provide a better canopy over the sidewalk,
street,parking area,and pathways.
Goal CD-10: Consistent
Preserve and enhance neighborhood character. This site is developed with the main hospital,birth center,and outpatient
Policy CD-10.1: pavilion.All of which were built at different times with differing
Ensure that new construction in established architectural styles. The Project attempts to establish a new design
neighborhoods maintains or enhances existing aesthetic to enhance the UVMC Campus. As required,the Project was
neighborhood character. reviewed by the Design Review Board. The DRB was very supportive of the
Project and the design,considering it superior to the design of the existing
development on the UVMC campus,and a good addition to the UVMC
campus and the neighborhood.
Goal CD-17:Require commercial and industrial Consistent
parking lots to be designed and sited so as to The addition/expansion along the east side of the existing main building.
increase the attractiveness of the areas in which Various improvements to the parking area would be accomplished. The
they are located. proposed landscaping effectively screens the parking areas along Hospital
Policy CD-17.1:Site commercial and industrial Drive, making the Project more consistent with this goal and policy than
parking lots to be designed subservient to the the existing development on the site.
structure it serves.
c. No habitat conservation plan or natural community conservation plan has been adopted for the parcels
included in the Project. Therefore the Project would have no impact on a habitat conservation plan or
natural community conservation plan.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
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10. NATURAL and MINERAL RESOURCES �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
a) Result in the loss of availability of a known natural or mineral
resource that would be of value to the region and the X
residents of the state?
b) Result in the loss of availability of a locally important natural
or mineral resource recovery site delineated on a local X
general plan,specific plan or other land use plan?
Significance Criteria: Impacts to Mineral and Natural resources would be substantial if the proposed project
resulted in the loss of significant or locally important materials such as minerals, gravel, sand, and heritage
trees.
Discussion:
a. The parcels included in the Project are located in an urbanized area and surrounded by existing urban
development, including medical and professional office uses on the west side of Hospital Drive, commercial
uses on Perkins Street, medium density residential development to the north on Clara Avenue, and
commercial development to the east. There are no known natural or mineral resources on the site.
b. The parcels included in the Project are not delineated as an important natural or mineral resource recovery
site on the City's General Plan Map or on any specific plan or other land use plan.
Based on the above, the Project would have no impact on natural or mineral resources.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
11. NOISE �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the pro'ect result in: i"�°rp°rated
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general X
plan or noise ordinance,or applicable standards of
other agencies?
b) Exposure of persons to or generation of excessive X
groundborne vibration or groundborne noise levels?
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing X
without the project?
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11. NOISE �ess rhan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project result in: incorporated
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels X
existing without the project?
e) For a project located within an airport land use plan
or,where such a plan has not been adopted,within
two miles of a public airport or public use airport, X
would the project expose people residing or working
in the project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working X
in the project area to excessive noise levels?
Significance Criteria: A project will typically have a significant noise impact if it meets any of the following
criteria:
■ Exposes people to or generate noise levels in excess of standards established in the local General Plan or
Noise Ordinance.
• Causes a substantial permanent increase in ambient noise levels in the project vicinity above levels existing
without the project.
■ Expose people to excessive ground borne vibration or noise levels.
• Causes a substantial temporary or periodic increase in ambient noise levels in the project vicinity above
levels without the project.
■ If located within an airport land use plan or within 2 miles of a public airport, expose people to excessive
noise levels.
■ If located within the vicinity of a private strip, expose people to excessive noise levels.
Discussion:
A primary noise source contributing to the ambient noise environmental is traffic related noise. Since the Project
would not result in an increase in employees, patients, or visitors, no increase in traffic related noise would
occur. Due to the nature of the facility, onsite noise is created by ambulance and helicopter activities,
mechanical equipment, and emergency generators. The new central yard would be enclosed with a CMU wall
and would house a new emergency generator which would replace two existing and noisier emergency
generators.
Earth moving activities could reach a maximum noise level of 90dBA. This noise level would be short-term in
duration and only during earth moving activities. Construction activities would exceed the ambient noise levels
established by the table included in section 6048 below, but would not be as loud as the earth moving activities.
In order to relocate and construct the necessary electrical improvements, installation of two temporary
generators (one for power plus one back-up) is required. Only one generator would be operational at a time.
Rental generators are typically louder than permanent generators and normally operate at 72-76 dBA at 7
meters. The temporary generators would be needed for approximately 60 days while the new electrical
improvements were being constructed and installed.
Based on the Noise Study prepared by Mead and Hunt for the Emergency Department Project, the UVMC
campus currently complies with the ambient noise levels included in the table below. There are periodic and
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short-term noise events that occur on the UVMC campus due to the emergency nature of the use (e.g.
ambulances and emergency vehicles and helicopters)that exceed the ambient noise levels included in the table
below.
Sensitive receptors in the Project area include UVMC patients and residents on Clara Avenue. Temporary uses
(employee parking, contractor trailer and parking, and construction staging) necessary for Project construction
would be located on lots #7 and #8 immediately south of the residences on Clara Avenue. As part of review of
the Project, various departments were contacted to determine if noise complaints have been received related to
hospital operations. No City department reported receiving noise complaints related to UVMC.
The Ukiah City Code includes the following noise regulations that apply to the Project:
Section 6048: Ambient Noise Level: Where the ambient noise level is less than designated in this Section the
respective noise level in this Section shall govern.
Sound Level A, decibels
Zone Time Ambient Noise Level
R1 and R2 10 p.m.to 7 a.m. 40 decibels
R1 and R2 7 p.m.to 10 p.m. 45 decibels
R1 and R2 7 a.m.to 7 p.m. 50 decibels
R3 10 p.m.to 7 a.m. 45 decibels
R3 7 a.m.to 10 p.m. 50 decibels
Commercial 10 p.m.to 7 a.m. 60 decibels
Commercial 7 a.m.to 10 p.m. 65 decibels
Industrial Anytime 70 decibels
Section 6053: Machinery, Equipment, Fans and Air Conditioning: It shall be unlawful for any person to
operate any machinery, equipment, pump, fan, air conditioning apparatus, or similar mechanical device in any
manner so as to create any noise which would cause the noise level at the property line of any property to
exceed the ambient base noise level by more than five (5) decibels between seven o'clock (7:00) P.M. and
seven o'clock (7:00)A.M. (Ord. 748, Article 1, adopted 1980)
Section 6054: Construction of Buildings and Projects: It shall be unlawful for any person within a residential
zone, or within a radius of five hundred feet (500') therefrom, to operate equipment or perform any outside
construction or repair work on buildings, structures or projects or to operate any pile driver, power shovel,
pneumatic hammer, derrick, power hoist or any other construction type device (between the hours of 7:00 P.M.
of one day and 7:00 A.M. of the next day) in such a manner that a reasonable person of normal sensitiveness
residing in the area is caused discomfort or annoyance unless beforehand a permit therefore has been duly
obtained from the Director of Public works. No permit shall be required to perform emergency work as defined in
§6046 of this Article. (Ord. 748, Article 1, adopted 1980)
a and c. The Project would relocate the Emergency Department, Intensive Care Unit and Helipad functions to a
modern building away from Hospital Drive. The type of building and newer construction methods may result
in a decrease in noise levels associated with these support functions. No increase in the number of
employees or patients would result from the Project. No noise complaints have been received related to
existing hospital operations, including the helipad. The relocation of the helipad would not cause an increase
in flights and therefore would not increase noise beyond the existing condition. The Mendocino County
Airport Land Use Commission has found the helipad component consistent with the Airport Comprehensive
Land Use Plan, which considers safety and noise. Based on the above, no increase in ambient noise levels
would result and the project would not exceed the standards included in the general plan or zoning
ordinance.
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The Project would construct a central yard with a CMU enclosure and replace two existing aging generators
with a new generator which would be located in the central yard. The new generator and its location would
reduce the noise level from this use. The relocation of other support facilities to the central yard also has
the potential to decrease any noise generated by these functions since they are not currently located in a
CMU enclosure.
Based on the above, any increase in noise from the Project would be less than significant and consistent
with the City's Noise Ordinance and General Plan.
b. Ground-borne vibrations can be a concern for nearby neighbors. The Project would include the use of
earthmoving equipment for the purpose for removing existing soil in order to replace the soil with engineered
fill which could result in ground-borne vibrations.
Based on the information provided by the applicant regarding the type of construction equipment and
construction activities involved in the Project, construction activities may create short-term ground-borne
vibrations. The earth moving activities would be short-term in nature and would be limited to specific hours
of the day based on the mitigations required for temporary noise impacts (see below). Limiting construction
hours along with the limited duration of the work that could result in ground-borne vibrations would reduce
this impact to less than significant.
d. The Project would result in periodic and temporary increases in noise as a result of Project construction,
demolition, and the use of temporary generators, which is anticipated to take up to 9 months. Since the
Project is within 500 feet of the Medium Density Residential (R2)zoning district located on Clara Avenue, the
Project is required to comply with section 6054 above. In order to reduce construction related noise impacts,
especially impacts to sensitive receptors, to a less than significant level, the City's standard mitigation
measure limiting construction hours has been applied to the Project which would reduce this impact to less
than significant.
e. The Hospital parcel located on the northwest portion of the campus (Lot 7) is located outside of the
boundaries of the Mendocino County Airport Comprehensive Land Use Plan (CLUP)and the Ukiah
Municipal Airport Master Plan (Master Plan). The northernmost portion of the hospital campus (275 Hospital
Drive) is also located outside of the boundaries of the CLUP and Master Plan. A portion of the proposed
ED/ICU building is located within the boundaries of the CLUP and Master Plan (see site plan).
Operation of the Project would likely reduce the exposure of people working in the ED/ICU Departments to
noise since the building is required to comply with current building code standards which are more stringent
than the codes in existence at the time the existing support buildings were constructed. In addition, the
relocation of generators, transformers and similar uses to a central yard enclosed with a CMU wall would
reduce the noise generated by these functions and the exposure of residents and UVMC employees,
patients, and visitors to the this noise source.
As discussed above, the Project would not introduce a new source of noise to the area. The ED/ICU
Expansion would not increase the exposure of employees or residents in the area to additional noise nor
would it increase the exposure of employees or patients of the hospital to additional noise. Therefore, there
would be no impact related to the Project.
f. None of the parcels included in the Project is located within the vicinity of a private airstrip. The UVMC does
include a heliport for emergency transport of trauma patients. The new HSB would reduce the noise people
working are the building are exposed to since the new building is subject to more stringent requirements than
the buildings these employees work in. Based on the above, there would be no impact as a result of the
Project.
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Mitigation Measures:
1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and from 9:00 a.m.
to 4 p.m. on Saturday Construction hours are prohibited on Sunday and all holidays recognized by the
City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed outside
of the construction hours noted above.
Approval of additional construction hours may be requested in writing from the Planning and Community
Development Director and Public Works Director for extenuating circumstances. The written request
must be submitted a minimum of 14 days prior to the date for which the change in construction
hours/days is being requested and shall explain the need for the extended construction hours, describe
the extenuating circumstances, and identify the additional construction hours requested, including the
duration.
2. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project
for the purpose of informing all contractors/subcontractors, their employees, agents, material haulers,
and all other persons at the construction site(s) of the basic requirements of mitigation measures for
Noise.
3. Signs shall be posted at the construction sites that include the permitted construction days and hours,
day and evening contact number for the job site, and a contact number in the event of problems.
4. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to
and track complaints and questions related to noise.
5. Equipment and trucks used for proposed Project construction shall use the best available noise control
techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically-
attenuated shields or shrouds, wherever feasible).
6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for Project construction shall
be hydraulically or electrically powered wherever possible to avoid noise associated with compressed
air exhaust from pneumatically powered tools.
7. Stationary construction noise sources shall be located as far from sensitive receptors as possible and
they shall be muffled.
8. No outside amplified sources (e.g. stereo "boom boxes")shall be used on site during Project
construction.
Impact Significance After Mitigation: Less than Significant
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12. POPULATION AND HOUSING �essrhan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: �ncorporated
a) Induce substantial population growth in an area,
either directly(for example, by proposing new homes
and businesses)or indirectly(for example,through X
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing X
elsewhere?
c) Displace substantial numbers of people, necessitating X
the construction of replacement housing elsewhere?
Significance Criteria: Population and housing impacts would be significant if the project induced substantial
direct or indirect (e.g., road extensions) population growth in an area and/or displaced substantial numbers of
existing houses and/or substantial numbers of people, thus requiring replacement housing elsewhere.
Discussion:
a-c)The Project does not include the construction or removal of any housing or roads. No increase in
employees or patients would result from this Project. The Project would have no impacts related to Population
and Housing.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
13. PUBLIC SERVICES �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Would the project result in: �`"pa`t Incorporated Impact
Substantial adverse physical impacts associated with the
provision of new or physically altered governmental
facilities, need for new or physically altered governmental
facilities,the construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services:
a) Fire protection? X
b) Police protection? X
c) Schools? X
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13. PUBLIC SERVICES �ess rhan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project result in: incorporated
d) Parks? X
e) Other public facilities? X
Significance Criteria: Impacts to public services would be significant if the project resulted in adverse physical
impacts upon capacity that would lead to construction of new public facilities or substantial alteration to existing
governmental facilities to maintain acceptable service levels or performance levels.
Discussion:
a-e)The Project would not result in an increase in the number of employees, visitors, or patients. The Project
has been reviewed by Public Works, the Police Department, Fire Marshal, and Electric Utility. The Project
would not require the need to new city facilities or services. Based on the above, the Project would have no
impact on public services.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
14. RECREATION �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
a) Increase the use of existing neighborhood and regional
parks or other recreational facilities such that X
substantial physical deterioration of the facility would
occur or be accelerated?
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities X
which might have an adverse physical effect on the
environment?
Significance Criteria: Impacts to recreation would be significant if the project resulted in an impact upon the
quality or quantity of existing recreational opportunities or required the creation of new recreational facilities.
Discussion:
a. The Project would not result in an increase in the number of employees, visitors, or patients; therefore, there
would be no impact to on parking and recreational facilities.
b. The Project does not include any recreational facilities. The Project does include outdoor areas for
employee use. The Project would not result in an increase in the number of employees or patients;
therefore, the Project would not require the expansion of recreational facilities.
Mitigation Measures: None Required
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Impact Significance After Mitigation: N/A
15. TRANSPORTATION/TRAFFIC �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
a) Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in X
either the number of vehicle trips,the volume to
capacity ratio on roads,or congestion at intersections)?
b) Exceed,either individually or cumulatively,a level of
service standard established by the county congestion X
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that X
result in substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or X
incompatible uses(e.g.,farm equipment)?
e) Result in inadequate emergency access? X
f) Conflict with adopted policies, plans,or programs
supporting alternative transportation (e.g., bus X
turnouts, bicycle racks)?
Significance Criteria: According to the Ukiah General Plan Circulation Element, the minimum acceptable level
of service (LOS) on City commercial streets/intersections is LOS "D." Other criteria include whether the project
would have substantial effects upon air traffic patterns; whether the project would increase traffic hazards due to
design features; whether the project has inadequate emergency access; and whether the project would create
conflicts with adopted policies, programs and plans for alternative transportation.
Discussion: Perkins Street is an east-west arterial street that provides direct access to Hospital Drive.
Hospital Drive is a two-lane, north-south roadway that intersects Perkins Street to the east and provides access
to the Ukiah Valley Medical Center, including Lot 7.
A number of minor access driveways would be modified, but no primary access driveways would be modified as
a result of this Project. The existing driveway on East Perkins Street serving the Physical Therapy building and
rear of the main campus would be used for emergency vehicle access to the new Emergency DepartmenUlCU.
A Traffic Circulation Assessment Report, prepared by TJKM Transportation Consultants, dated December 2,
2014 revealed a number of potential issues associated with the ambulance access off of East Perkins Street.
These included potential conflicts with pedestrians and motorists in parking lots 3 and 9. A number of mitigation
measures were recommended and have been included for adoption.
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The traffic and circulation chapter of the Draft EIR for the New Ukiah Courthouse includes level of service
standards for intersections for the existing a.m. peak period. All of the intersections included in the table below
are in the vicinity of the proposed Project.
Existing A.M. peak hour intersection operations
Intersection Control Delay(seconds) LOS
US-101 NB ramps/Perkins Side Street Stop(Caltrans) 51.6 F
Street
US-101 SB Ramps/Perkins Side Street Stop(Caltrans) 11.9 B(E-Side Street)
Street
Orchard Ave/Perkins St Signal 21.1 C
Hospital Dr/Perkins St Signal 6.3 A
Mason SUPerkins St Side-Street Stop 0.6 A
Main SUPerkins St All-Way Stop 12.1 B
State St/Perkins St Signal 24.6 C
State St/Standley St Signal 27.6 C
Leslie SUPerkins St Side-Street Stop 2.7 A
Source: Draft EIR New Ukiah Courthouse,page 4.10.4,October,2011
a-b. The Project would not result in an increase in the number of employees, visitors, or patients; therefore,
there would be no effect on the level of service or road capacity.
In the Courthouse EIR, US-101 NB ramps/Perkins Street is identified as operating at LOS F under existing
conditions. Due to construction of the Project, there may be a short-term increase in traffic; however, this
would be minimal and short-term in nature since most construction workers would either be local or would
reside locally(e.g. hotels)during construction of the Project.
C. The UVMC includes a heliport for emergency transport of trauma patients The existing flight pattern for the
helipad would not change significantly as a result of this Project — flights would continue to arrive from the
south and depart to the north. The project would not increase the number of flights, but would separate the
helipad from the busy main entrance to the facility, thereby increasing safety.
d. The Project would not modify the design of Hospital Drive or Hamilton Street or introduce any new curves or
intersections. The Project includes a new driveway curbcut to provide access to modified parking lot #1.
The alignment of this driveway has been reviewed by Public Works staff and the applicant has revised the
location to align adequately with the intersection of Hospital Drive/ Hamilton Street.
No new curbcuts or other improvements are proposed for Lot 7. Users of this parking lot would continue to
use the existing access to the site.
Based on the above, the Project would have no impact.
e. The Project would modify the existing emergency vehicle access to the UVMC by removing it from the front
of the building on Hospital Drive to the rear of the building off of East Perkins Street. The Project was
reviewed by Public Works, the Fire Marshal, and the Police Department and no concern related to
emergency access was identified. Additionally, the applicants commissioned a Traffic Study, prepared by
TJKM Transportation Consultants, dated December 2, 2014, which concluded that the project, including the
use of the Physical Therapy building driveway off of East Perkins Street would not cause significant traffic
impacts. In fact, it concluded that by using this driveway access to the new Emergency department, it would
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improve traffic safety because it would be separated from the volumes of traffic using the main entrances to
the hospital. Therefore, there is no impact to emergency access.
g. Section 9100(E) of the Heavy Commercial (C2)zoning district requires the following related to bicycle
parking spaces:
Safe bicycle parking facilities shall be provided in all new commercial developments where it is
determined that the use would attract bicyclists. The number of bicycle parking spaces required shall be
not less than ten percent(10%) of the number of required off-street automobile parking spaces. Such
safe bicycle parking shall be located convenient to the entrance(s) to the use.
Based on the number of hospital beds and square footage of the Outpatient Pavilion, UVMC is required to
provide 286 vehicle parking spaces. Ten-percent would equate to 29 bicycle parking spaces. UVMC
currently provides 12 bicycle parking spaces in two racks located in front of the Birth Center and Support
Building #2. The Project includes the installation of 20 additional bike parking spaces plus 5 bike lockers for
a total of 32 bike parking spaces (plus 5 bike lockers). The project complies with the requirements for bicycle
parking.
MTA's Local route#9 has stops in the vicinity of the Project. One at the Pear Tree Center located to the east
of the hospital and one at the Ukiah Library at Main Street and Standley Street to the west of the hospital.
MTA does not stop at UVMC. MTA does provide dial a ride service to the site which costs $5 per rise or half
the regular rate for seniors and the disabled. MTA has indicated providing a stop at the hospital would
require MTA to stop service at another site; and at this time, their ridership is better served with the stops as
currently designated.
Based on the above, the Project will not result in an impact related to a conflict with adopted policies, plans,
or programs supporting alternative transportation.
Mitigation Measures:
1. Remove the four parking spaces in Lot 9 closest to East Perkins Street.
2. The easternmost parking spaces facing the east property line in lots 3 and 9 shall be designated for
"Employee Parking."
3. Ambulance drivers shall be instructed to turn on lights and sirens when entering the East Perkins Street
driveway.
Impact Significance After Mitigation: N/A
Less Than
16. UTILITIES AND SERVICE SYSTEMS Potentially �essThan
Significant Significant With Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
a) Exceed wastewater treatment requirements of the X
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing X
facilities,the construction of which could cause
significant environmental effects?
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16. UTILITIES AND SERVICE SYSTEMS Potentially �ess Than �ess Than
Significant Significant With Significant No Impact
Mitigation
Impact Incorporated Impact
Would the project:
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing X
facilities,the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources,or are X
new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it
has adequate capacity to serve the project's projected X
demand in addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient permitted capacity
to accommodate the project's solid waste disposal X
needs?
g) Comply with federal,state,and local statutes and
regulations related to solid waste? X
Significance Criteria: Impacts to utilities and service systems would be significant if the proposed project
results in a physical need to develop new systems or causes a substantial physical alteration to existing
facilities.
Discussion:
a-g) The Project would not result in an increase in the number of employees or patients; therefore, there
would be no change in water use, generation of wastewater, or solid waste. The new building is subject to
the new Green Building Code which could result in a more efficient building than the buildings that it will
replace. This could result in a reduction in water use and generation of waste water. The landscaping is
required to comply with the State's Water Efficiency Ordinance which may also result in a reduction of water
use.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
16. GLOBAL CLIMATE CHANGE/GHG �essThan
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
WOUId th@ pfOJ@Ct: Incorporated
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16. GLOBAL CLIMATE CHANGE/GHG �essThan
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: in�orporated
a) Generate greenhouse gas emissions,either directly
or indirectly,that may have a significant impact on X
the environment?
b) Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions X
of greenhouse gases?
Significance Criteria: GHG impacts would be significant if the Project would:
• generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on
the environment; and/or
• conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions
of GHGs.
Setting: Certain gases in the earth's atmosphere, classified as Greenhouse Gas Emissions (GHGs), play a
critical role in determining the earth's surface temperature. Solar radiation enters the earth's atmosphere from
space. A portion of the radiation is absorbed by the earth's surface, and a smaller portion of this radiation is
reflected back toward space. This absorbed radiation is then emitted from the earth as low-frequency infrared
radiation. The frequencies at which bodies emit radiation are proportional to temperature. The earth has a much
lower temperature than the sun; therefore, the earth emits lower frequency radiation. Most solar radiation
passes through GHGs; however, infrared radiation is absorbed by these gases. As a result, radiation that
otherwise would have escaped back into space is instead "trapped," resulting in a warming of the atmosphere.
This phenomenon, known as the greenhouse effect, is responsible for maintaining a habitable climate on Earth.
Without the greenhouse effect, Earth would not be able to support life as we know it. Prominent GHGs
contributing to the greenhouse effect include:
1) Carbon Dioxide (CO2) is an odorless, colorless gas that is emitted by mobile and stationary sources as a
result of incomplete combustion of hydrocarbons or other carbon-based fuels. CO2 is the most widely
emitted GHG; fossil fuel combustion in stationary and mobile sources is the primary source of anthropogenic
(human-made) emissions. Due to the emergence of industrial facilities and mobile sources in the past 250
years, the concentration of carbon dioxide in the atmosphere has increased significantly
2) Methane (CH4) emissions come from biogenic sources, incomplete combustion in forest fires, landfills,
manure management, and leaks in natural gas pipelines. In the United States, the top three sources of CH4
are landfills, natural gas systems, and enteric fermentation. CH4 is the primary component of natural gas,
which is used for space and water heating, steam production, and power generation;
3) Nitrous oxide (N20) production sources include natural and human-related sources. Primary human-related
sources include agricultural soil management, animal manure management, sewage treatment, mobile and
stationary combustion of fossil fuel, adipic acid production, and nitric acid production.
4) Hydrofluorocarbons (HFCs) are typically used as refrigerants for both stationary refrigeration and mobile air
conditioning. The use of HFCs for cooling and foam blowing is growing, as the continued phase out of
chlorofluorocarbons (CFCs)and hydrochlorofluorocarbons (HCFCs)gains momentum.
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5) Perfluorocarbons (PFCs) are compounds consisting of carbon and fluorine. They are primarily created as a
by-product of aluminum production and semi-conductor manufacturing. PFCs are potent GHGs with a GWP
several thousand times that of CO2, depending on the specific PFC. Another area of concern regarding
PFCs is their long atmospheric lifetime (up to 50,000 years) range from 5,700 to 11,900.
6) Sulfur hexafluoride (SF6) is a colorless, odorless, nontoxic, nonflammable gas. It is most commonly used as
an electrical insulator in high voltage equipment that transmits and distributes electricity. SF6 is the most
potent GHG that has been evaluated by the Intergovernmental Panel on Climate Change (IPCC)with a GWP
of 23,900; however, its global warming contribution is not as high as the GWP indicates due to its low mixing
ratio compared to CO2 (4 parts per trillion (ppt) in 1990 versus 365 parts per million (ppm)). Human-caused
emissions of these GHGs in excess of natural ambient concentrations are responsible for intensifying the
greenhouse effect and have led to a trend of unnatural warming of the earth's climate, known as global
climate change or global warming. It is extremely unlikely that global climate change of the past 50 years can
be explained without including the contribution from human activities.
Climate change is a global problem. GHGs are global pollutants, unlike criteria air pollutants and toxic air
contaminants, which are pollutants of regional and local concern. Whereas pollutants with localized air quality
effects have relatively short atmospheric lifetimes (about 1 day), GHGs have long atmospheric lifetimes (1 year
to several thousand years). GHGs persist in the atmosphere for long enough time periods to be dispersed
around the globe. Although the exact lifetime of any particular GHG molecule is dependent on multiple variables
and cannot be pinpointed, it is understood that more CO2 is emitted into the atmosphere than is sequestered by
ocean uptake, vegetation, and other forms of sequestration. Of the total annual human-caused CO2 emissions,
approximately 54 percent is sequestered through ocean uptake, uptake by northern hemisphere forest regrowth,
and other terrestrial sinks within a year, whereas the remaining 46 percent of human-caused CO2 emissions
remains stored in the atmosphere.
Global Warming Potential (GWP) - Water vapor is also a GHG, and is naturally occurring and unregulated. The
most abundant GHGs are water vapor and CO2. Many other trace gases have greater ability to absorb and re-
radiate long wave radiation; however, these gases are not as plentiful. For this reason, and to gauge the
potency of GHGs, scientists have established a GWP for each GHG based on its ability to absorb and re-radiate
long wave radiation and uses CO2 as the reference gas with a GWP of one.
Similarly, impacts of GHGs are borne globally, as opposed to localized air quality effects of criteria air pollutants
and toxic air contaminants. The quantity of GHGs that it takes to ultimately result in climate change is not
precisely known. The quantity is enormous, and no single project alone would measurably contribute to a
noticeable incremental change in the global average temperature, or to global, local, or micro climate. From the
standpoint of CEQA, GHG impacts related to global climate change are inherently cumulative.
Attributinq Climate Chanqe Greenhouse Gas Emission Sources: Emissions of GHGs contributing to global
climate change are attributable in large part to human activities associated with the transportation,
industrial/manufacturing, utility, residential, commercial and agricultural emissions sectors (California Air
Resources Board (ARB), 2008). In California, the transportation sector is the largest emitter of GHGs, followed
by electricity generation (ARB, 2010). Emissions of CO2 are byproducts of fossil fuel combustion. CH4, a highly
potent GHG, resulting from off-gassing is largely associated with agricultural practices and landfills. N20 is also
largely attributable to agricultural practices and soil management.
CO2 sinks, or reservoirs, include vegetation and the ocean, which absorb CO2 through sequestration and
dissolution, respectively, two of the most common processes of CO2 sequestration.
State Greenhouse Gas Emissions Inventorv: According to different ranking systems, California is the 12th to 16tn
largest emitter of CO2 in the world (California Energy Commission (CEC), 2006). California produced 484
million metric tons (MMT) of CO2 equivalent (CO2e) in 2004 at its peak over the inventory period, and produced
478 MMT in 2008 (ARB, 2010). CO2e is a measurement used to account for the fact that different GHGs have
different potential to retain infrared radiation in the atmosphere and contribute to the greenhouse effect. This
potential, known as the GWP of a GHG, is dependent on the lifetime, or persistence, of the gas molecule in the
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atmosphere. For example, as described in Appendix C, "Calculation References," of the General Reporting
Protocol of the California Climate Action Registry (CCAR, 2009), one ton of CH4 has the same contribution to
the greenhouse effect as approximately 21 tons of CO2. Therefore, CH4 is a much more potent GHG than
CO2. Expressing emissions in CO2e takes the contributions of all GHG emissions to the greenhouse effect and
converts them to a single unit equivalent to the effect that would occur if only CO2 were being emitted.
Combustion of fossil fuel in the transportation sector was the single largest source of California's GHG
emissions in 2008, accounting for 37 percent of total GHG emissions in the state (ARB, 2010). This sector was
followed by the electric power sector (including both in-state and out-of-state sources; 24 percent) and the
industrial sector(19 percent).
Local Inventory: Both the City and the County of Mendocino are currently preparing Greenhouse Gas Emission
Inventories and Climate Action Plans. To date, these plans have not been adopted and neither the City nor the
County have GHG emission inventories.
Potential Impacts: California is the 12th to 16th largest producer of GHGs in the world, producing 478 MMT in
2008. This is a fraction of the GHGs generated throughout the world, and an individual project cannot generate
enough GHG emissions on its own to significantly influence global climate change. A project participates in this
potential impact to the extent its incremental contribution, combined with the cumulative contributions of all other
sources of GHGs, when taken together, is considerable in its contribution to global climate change impacts.
Although a numeric threshold is typically the best measure for determining significance in CEQA analyses, no
agency with jurisdiction over the proposed project, or the area in which the project is located, has adopted a
quantitative threshold. However, on June 3rd, 2010 the Mendocino County Air Quality Management District
(MCAQMD) Air Pollution Control Officer issued new CEQA guidance for the MCAQMD which requested that
planning agencies and consultants use the Bay Area Air Quality Management District (BAAQMD) CEQA
Thresholds adopted on May 28th, 2010 (updated May 2011) to evaluate new projects. The BAAQMD's
approach to developing a threshold of significance for GHG emissions is to identify the emissions level for which
a project would not be expected to substantially conflict with existing California legislation adopted to reduce
statewide GHG emissions needed to move us towards climate stabilization. If a project would generate GHG
emissions above the threshold level, it would be considered to contribute substantially to a cumulative impact,
and would be considered significant.
a) The proposed Project would not result in a considerable contribution to cumulative GHG emissions. The
operation of the Project would not result in an increase in the number of employees or patients. The
temporary parking lot (Lot 7) would no longer be used after completion of construction of the Project. The
Project was referred to the MCAQMD for review and comment. No comments were received regarding GHG
emissions and no additional information or studies regarding GHGs were requested by the MCAQMD.
Based on this, the Project would not substantially increase GHG emissions directly or indirectly.
b) The City of Ukiah does not have an adopted climate action plan. The City of Ukiah does have General Plan
goals and policies that address energy use which may reduce or minimize GHG emissions. The Project
would not conflict with any plan, policy, or regulation adopted for the purpose of reducing the emissions of
GHGs.
These same factors suggest the proposed project would not result in inefficient, wasteful or unnecessary
consumption of energy, and per the criteria described in Appendix F of the CEQA Guidelines.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
(Source of Information for this Section: Final EIR— New Ukiah Courthouse Proiect,judicial Council of California,
Administrative Office of the Courts, April, 2012)
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MANDATORY FINDINGS OF SIGNIFICANCE
Potentially Less Than Less Than No Impact
Significant Significant With Significant
Impact Mitigation Impact
Does the project: �ncorporated
a) Have the potential to degrade the quality of the
environment,substantially reduce the habitat of a fish
or wildlife species,cause a fish or wildlife population
to drop below self-sustaining levels,threaten to X
eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered
plant or animal or eliminate important examples of
the major periods of California history or prehistory?
b) Have impacts that are individually limited, but
cumulatively considerable?("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection X
with the effects of past projects,the effects of other
current projects,and the effects of probable future
projects)?
c) Have environmental effects which will cause
substantial adverse effects on human beings,either X
directly or indirectly?
a. The Project would not have an impact on habitat, plant or animal communities. The Project does not include
any habitat, fish or wildlife population, and is not known to include any cultural resources and the Project
location is not identified as an area of High significance in the City's General Plan. In the unlikely event,
cultural resources are discovered as a result of construction of the Project, a mitigation measure has been
included to reduce this impact to a less than significant level.
b. The Ukiah Courthouse Project which has two possible locations (Depot site and Library site) in the vicinity of
the Project is the only reasonably foreseeable Project in the vicinity of the Project. The Courthouse EIR
identified cumulative impacts. The cumulative impacts identified as less than significant would continue to be
less than significant when added to the impacts that would result from the proposed Project.
Circulation and Traffic. In the Courthouse EIR, US-101 NB ramps/Perkins Street is identified as operating
at LOS F under existing conditions. The Project would not result in an increase in the number of employees;
therefore, the Project would not affect this intersection.
The Courthouse EIR assumes that for the cumulative scenario (year 2030), the intersection of US-
101/Perkins Street is signalized. This signalization results in a LOS that is consistent with City standards
(LOS D or better). As noted above, the Project would not result in an increase in the number of employees
or patients; therefore, there would be no cumulative impact.
Cultural Resources. The Courthouse EIR identified cumulative impacts to cultural resources for the
Railroad Depot site and the Library site that were significant and unavoidable. These sites are removed from
the proposed Project, and mitigation measures have been applied to the Project to avoid or minimize any
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impacts related to cultural resources. Therefore, the proposed Project with the Courthouse Project would not
result in a cumulative impact since the impact(s)specific to the proposed Project would be mitigated.
Air Quality and GHG/Climate Change. The cumulative Projects for Air Quality and GHG/Climate Change
are the Ukiah Courthouse Relocation and Costco. The Courthouse EIR indicates that the Railroad site
would result in a cumulative impact to GHG since operational emissions would exceed the 1,100 MT
CO2e/year threshold of significance due to the vehicle trips associated with this site. The Draft EIR for the
Costco Project indicates that the Costco Project would result in significant and unavoidable impacts to Air
Quality and GHG.
The proposed Project would only be cumulatively considerable if its construction and/or operation exceeded
the 1,100 MT CO2e/year threshold of significance due to the vehicle trips associated with this site. The
Project would not result in an increase in employees or patients; therefore, this threshold would not be
reached. Construction of the Project would result in a short-term increase in result in GHG emissions and an
increase in PM-10. The standards mitigations necessary to reduce PM-10 to a less than significant level
have been applied to the Project. Given the size of the Project and short duration of construction, GHG
emissions would not exceed the threshold established by MCAQMD. Construction and operation of the HSB
is not substantial enough to exceed the thresholds established by MCAQMD. The Project was reviewed by
MCAQMD. MCAQMD did not request any additional information or reports on GHG emissions or Air Quality.
When the potential impacts of the reasonably foreseeable Project are considered with the impacts of the
proposed Project, the impacts would not be cumulatively considerable.
c. The Project would not have environmental effects which will cause substantial adverse effects on human
beings, either directly or indirectly
Charley Stump, Director
Planning and Community Development
City of Ukiah
MITIGATION MONITORING AND REPORTING: AB 3180 requires all public agencies to adopt a monitoring
and reporting program whenever they adopt an EIR or "Mitigated Negative Declaration." The Mitigation
Monitoring and Reporting Program for this Mitigated Negative Declaration require the applicants to incorporate
or comply with the Mitigation Measures listed in the document. The Mitigation Monitoring Reporting Program will
be included with the proposed Mitigated Negative Declaration when presented to the Planning Commission.
Project Proponent/Applicant Agreement to Comply with Mitigation Measures
I, , the project proponent, have reviewed this Initial
Study and Mitigated Negative Declaration, and hereby agree to comply with the mitigation measures and to
incorporate the mitigation measures and monitoring programs identified herein into the project.
Signature of Project Sponsor Date
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Attachments
1. Project Plans
2. Technical Studies(Electronic Submittal)
All Technical Studies submitted with the project are available for review on the City's website and/or at the
City of Ukiah Department of Planning and Community Development, 300 Seminary Avenue, Ukiah, CA.
Resources Used To Prepare Initial Environmental Study
1. City of Ukiah General Plan
2. Ukiah City Code
3. City of Ukiah Zoning Ordinance
4. City of Ukiah Noise Ordinance
5. Ukiah Valley Medical Center Emergency Department Expansion, Permanent Heliport Relocation, and
Temporary Heliport Initial Study and Mitigated Negative Declaration (SCH#2012072001)
6. Noise Study prepared for the Ukiah Valley Medical Center Emergency Department Expansion, Permanent
Heliport Relocation, and Temporary Heliport by Mead and Hunt
7. Preliminary Helistop Desi�n Report, Mead & Hunt, September, 2014.
8. Geotechnical Report dated April 2009 prepared by Chandler Koehn Consulting with Update Letters
9. Draft EIR — New Ukiah Courthouse Prolect, Judicial Council of California, Administrative Office of the
Courts, October, 2011.
10. Final EIR—New Ukiah Courthouse Prolect,judicial Council of California, Administrative Office of the Courts,
April, 2012.
11. Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996
12. Hazardous Waste and Substance Sites List from California Department of Toxic Substances
13. Discussions with the following City staff and Agency representatives:
14. Traffic Circulation Assessment,TJKM Transportation Engineers, December 2, 2014
15. Technical Memorandum: Generator Emissions Health Risk Assessment, Laco Associates,June 15, 2012
16. Response to MCAQMD Correspondence Dated Mav 1, 2012, Laco Associates, May 25, 2012
17. Arborist Report,John Phillips, December 23, 2014
City Staff Consulted:
A. Kevin Jennings, Fire Marshal
B. David Willoughby, Building Official
C. Ben Kageyama, Senior Civil Engineer, Public Works
D. Jimmy Lozano, Electric Utility Department
E. Trent Taylor,Administrative Captain, Police Department
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CITY OF UKIAH
300 Seminary Avenue
Ukiah,CA 95482
CEQA MITIGATED NEGATIVE DECLARATION
Ukiah Valley Medical Center
ED/ICU Expansion
DATE: January 9, 2015
PROJECT: Ukiah Valley Medical Center ED/ICU Expansion, helipad relocation, outside facility
improvements (File No. 13-09-UP-SDP-PC).
PROPONENT: Ukiah Valley Medical Center
LOCATION: 275 Hospital Drive (APNs 002-160-08 and 002-193-32), northeast corner for Hospital Drive and
Hamilton Street (APN 002-160-13), and the northwest corner of Hospital Drive and Hamilton Street (APN 002-
160-10)
PROJECT DESCRIPTION:
Buildinq Expansion: The project involves the expansion of the main hospital building to the east. This
approximate 26,125 square foot addition will house the Emergency/Intensive Care Unit. To accommodate this
expansion, the two existing small buildings located east of the main building will be removed (demolition
approved with previous approved application). The Helipad will be relocated to the roof of the addition, which will
allow additional parking, landscaping and lighting to be constructed in front of the main building where the
previous helipad was located.
New Outdoor Areas: An outdoor patio/cafe dining area is proposed in the front central portion of the campus
just east of the new main entrance to the facility. This area will be covered with a trellis-roof type structure and
will be landscaped around its perimeter. An outdoor garden area with similar roof covering will be added to the
northeast side of the proposed building addition adjacent to the Intensive Care Unit area. .
A new walk-in entrance will be constructed adjacent to the new Emergency Department on the east side of the
campus. The entrance will be highlighted by an exterior circular area constructed with both hardscape and
landscaping.
New Parkinq: The proposal also includes the development of Parking Lot 7 located adjacent to Hospital Drive
northwest of the hospital campus. This area is currently marginally developed and used for overflow parking.
The proposed improvements include 48 parking spaces, landscaping and lighting consistent with City Code
requirements. Fill will be added to Lot 7 east of the new parking lot to prepare it for possible future
development. There will also be minor modifications to other existing parking lots, mainly to add additional
landscaping or new parking spaces.
The project includes the development of 20 additional bicycle parking spaces including 5 bike lockers. These
spaces will be located at various key points on the campus.
ADA Improvements: The proposal includes new ADA improvements for parking and access to the facility.
These will include new pedestrian and wheelchair access areas through-out the campus to meet local, state and
federal requirements.
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New Emerqencv Vehicle Access: The proposal also includes a new emergency vehicle access from East
Perkins Street past the existing Physical Therapy building to the proposed new Emergency Department on the
east side of the campus.
Landscaping and Bio-Retention Areas: The proposal includes the removal of 24 trees and the planting of 74
new trees on the site, both 24" box and 15-gallon sizes. New groundcovers, shrubs, and a sod would also be
added to the site. There will be 15 new street trees along Hospital Drive. These Black Oaks will match the
existing street trees in the area. A number of"Green Walls" (Landscaped fencing)will also be added to the site.
Bio-retention areas intended to manage storm-water will be constructed in the area of expanded parking at the
front of the main building, as well as along the east side of the campus and in lot 7 northwest of the campus.
These bio-retention areas will be planted with appropriate grasses and shrubs and will manage storm-water
from the parking lots and roof drains. While approximately 7,000 square feet of new hardscape will be added to
the campus, 10,570 square feet of bio-retention areas (5,000 square feet required)will be added to the site.
Architecture
The design of the ED/ICU Expansion is a study in architectural simplicity. The proposed expansion connects the
end of the existing ICU department (from the north) to the radiology department (south) creating a "service
spine" relieving congestion from the hospital main corridor. The stucco and metal exterior has a subtle sloping
roof that peaks at the helipad landing and elevator penthouse.
Emergency Departments by definition look inward to create calm, healing environments. The patient walk-in
entrance is mostly glass facing south with a deep overhang for covered patient drop-off. Skylights over the
nurse's station provide natural light into the center of the building over the nurse's stations. The ambulance and
trauma entrance is on the opposite end of the patient walk-in and the helipad sits atop the ambulance drop off
placing these services with direct access to the ED Trauma Rooms.
The ICU requires a strong connection to the emergency department and the existing patient beds. A green wall,
water feature, landscape and trellis outside the patient beds provide for a quite healing space. Skylights over the
nurse's stations bring natural light into the center of the unit.
There is approximately 2,000 sq. ft. of shell space at the very north end of this expansion. This gives the facility
flexibility for support service functions with easy access to the service corridor.
Interior Renovations
Once the ED/ICU Building is complete the vacated Emergency Department will be renovated for a new
cafeteria. Located at the front of the hospital, the new cafeteria will have windows and access to an outside
dining area and landscape. Coordinated with a renovated main entrance this will completely change and open
the hospital to the community. The existing ICU and Cafeteria, when vacated, is currently unassigned.
ENVIRONMENTAL SETTING: The environmental setting is comprised of the section of Hospital Drive north of
Perkins Street, Hamilton Street south of Clara Avenue, properties west of the Northwestern Pacific railroad
tracks, and the Pear tree Center and Home Depot located to the east. The area is east of downtown and
characterized by urban scale development. Much of this area is developed with the Ukiah Valley Medical Center
(UVMC) campus located at 275 Hospital Drive, other UVMC medical offices located on the west side of Hospital
Drive, or vacant parcels owned by UVMC. The west side of Hospital Drive also includes medical and
professional office uses. Continuing west from Hospital Drive is a mix of commercial uses, including retail
stores and offices. Medium density residential uses are located to the north of the two vacant parcels on
Hospital Drive (APNs 002-160-10 and 002-160-13).
The primary access to the UVMC hospital campus is provided from Perkins Street, an east-west arterial, with
access to Highway 101 to the east and State Street to the west, a north-south arterial through the City of Ukiah.
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Access to the site is also provided from Hamilton Street to Hospital Drive which provides access from Clara
Avenue, a residential street with access to State Street to the west and Orchard Avenue to the east.
No creeks or water courses flow through any of the parcels included in the Project. Existing landscaping located
at 275 Hospital Drive was planted as part of past development of the site with the UVMC hospital campus; more
recently a meditation garden was planted.
FINDINGS SUPPORTING A MITIGATED NEGATIVE DECLARATION:
1. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the Project, as
mitigated, does not have the potential to degrade the quality of the local or regional environment;
2. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the Project, as
mitigated,will not result in short-term impacts that will create a disadvantage to long-term environmental goals;
3. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as
mitigated,will not result in impacts that are individually limited, but cumulatively considerable; and
4. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the Project, as
mitigated, will not result in environmental impacts that will cause substantial adverse effects on human beings,
either directly or indirectly.
5. The Initial Environmental Study examined areas of potential impacts and based on the conclusions reached
in the Initial Environmental Study, it has been determined that the proposed project, as mitigated, would not
have significant adverse impacts on the environment for the following reasons:
A. A mitigation measure has been included to reduce any impacts related to light and glare to less than
significant. Impacts to visual quality were determined to be less than significant or no impact.
B. Construction of the Project would result in an increase in PM10. Mitigation measures for construction of
the Project have been applied to the Project. The Project is also required to obtain a Permit from the
Mendocino County Air Quality Management District(MCAQMD)which will apply any necessary
conditions to Project construction necessary to ensure compliance with air quality standards.
C. In order to construct the Project, 23 trees within the construction area would be removed. The
landscaping plan includes the planting of 74 new trees for a net gain of 51 trees. A mitigation measure
has been included to protect any birds that may be nesting in trees that would be removed or that are
proximate to the trees to be removed. This would reduce any impacts to biological resources to less
than significant. Since the trees that would be removed were planted as part of previous development
on the UVMC campus and would be more than replaced, the impact related to trees is less than
significant.
There are no streams, creeks, or water courses on the parcels included in the Project. Gibson Creek is
located west and south of the Project site and is a tributary of the Russian River which has been
designated as impaired for temperature and sedimentation. Orrs Creek is located north of the site and is
also a tributary to the Russian River. The Project is required to obtain a permit from the North Coast
Regional Water Quality Control Board (NCRWQCB)and to comply with the City of Ukiah's Storm Water
Management Plan as well as the Ukiah City Code requirements for erosion and sediment control and
storm water. Compliance with the requirements imposed by the NCRWQCB and City of Ukiah would
ensure that the Project does not impact local creeks or the Russian River.
D. The Project area is not identified on the Area of High Archeological Sensitivity included in the City of
Ukiah General Plan. It is highly unlikely that there are archeological resources or human remains on the
parcels included in the Project. In the unlikely event that cultural resources or human remains are
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discovered during grading operations for the Project, mitigation measures have been included to reduce
the impact to less than significant.
E. The Project is required to comply with the recommendations included in the December, 2013
Geotechnical Report required for the Project, which would be applied through the building permit review
process. The recommendations included in this Geotechnical Report have been applied to this Project
and a suggested mitigation measure requires compliance with all its recommendations.
F. The Project is required to obtain a permit from the Regional Water Quality Control Board, comply with
the City of Ukiah' Storm Water Management Plan, and the Ukiah City Code which includes
requirements for storm water systems, and erosion and sediment control. Compliance with these
requirements as well as the low impact development improvements included as part of the Project result
in less than significant impacts to Hydrology and Water Quality.
G. The Project is not located within a 100-year flood hazard area. The Project parcels are designated as
Zone X, areas determined to be outside the 0.2% annual chance floodplain, on FEMA Flood Insurance
Rate Map, Map#06045C1514F, Panel#1514 of 2100, effective date June 2, 2011.
H. A portion of the Project is located in the B2 airport compatibility zone. Since the Project is located north
of the Ukiah Municipal Airport, this portion of the Project is required to comply with the requirements of
the B2 infill policy. The remainder of the Project is located outside of the boundaries of the Mendocino
County Comprehensive Land Use Plan and the Ukiah Municipal Airport Master Plan; and, therefore, not
subject to the compatibility requirements. On September 8, 2014, The Mendocino County Airport Land
Use Commission determined that the project was consistent with the Airport Comprehensive Land Use
Plan. Based on the analysis included in the Initial Study, the Project is consistent with the requirements
of the B2 infill policy.
I. The Project is infill development located in an area primarily developed with the existing Ukiah Valley
Medical Center hospital campus and other medical and professional office uses. The Project is
consistent with the applicable goals and policies of the City of Ukiah General Plan.
J. No mineral resources or agricultural lands are located within or in close proximity to the project area.
K. Construction of the Project would result in a temporary increase in noise levels in the Project area.
Residential uses are located to the north of the Project. Mitigation measures have been included to limit
the hours of construction and reduce noise from construction equipment. These mitigation measures
would reduce construction noise impacts to less than significant.
L. The Project would not result in an increase in the number of employees; therefore, the Project would not
result in an increase in the need for housing or in population growth. The Project does not include or
eliminate any housing.
M. There are adequate public services and utilities to serve future development in the project area.
N. The Project would not result in an increase in the number of employees, patients, or visitors; therefore,
there would be no change in the level of service of intersections in the Project area and existing
capacity would not be affected.
O. The Project would not result in climate change or greenhouse gas impacts. The Project does not violate
any plans or policies adopted to address climate change/GHG. The Project does not meet the impact
threshold used by the local air district for determining a significant impact. The Project was referred to
and reviewed by the Mendocino County Air Quality Management District and the District did not identify
any impacts related to climate change or GHG.
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P. Reasonable and feasible mitigation measures have been identified that would eliminate or reduce
significant impacts to levels of insignificance.
STATEMENT OF DECLARATION: After appraisal of the possible impacts of this project, the City of Ukiah has
determined that the project, as mitigated, will not have a significant effect on the environment, and further, that this
Mitigated Negative Declaration constitutes compliance with the requirements for environmental review and analysis
required by the California Environmental Quality Act.
The Initial Environmental Study and all resources information used to perform the Initial Environmental
Study/Analysis may be reviewed at the City of Ukiah Department of Planning and Community Development, Ukiah
Civic Center, 300 Seminary Avenue, Ukiah, California.
January 9, 2015
Charley Stump, Director Date
Planning and Community Development Department
City of Ukiah
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City of Ukiah, California
�ity of Zikah Planning and Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Project Name: Ukiah Valley Medical Center Expansion - Emergency Department Relocation, Helipad Relocation, Parking lot
Improvements, Relocated Emergency Vehicle Access, and other improvements. City Council Resolution to
relocate Helipad.
File Numbers: Munis 46-UP-SDP-PC-CC
Address/Location: 275 Hospital Drive (APNs 002-193-23/002-160-08)
Northwest corner of Hospital Drive and Hamilton Street (APNs 002-160-13)
Mitigation Monitoring Program Report
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
Aesthetics(li�ht and�larel:Miti�ation Measures
Planning and Applicant Building Permit 1. All outdoor light fixtures shall be located,aimed,and shielded so
Community Plan Submittal and as to minimize light trespassing over property lines and avoid
Development installation prior to directing light towards motorists and pedestrians. Fixtures shall
Department C of O. be full cutoff and nighttime friendly and shall be International
Dark Sky Association (IDA)approved or equivalent. Prior to
installation of the exterior lighting,the applicant shall prepare a
photometric plan for review and approval by the Planning
Department that demonstrates that the lighting will not spillover
onto adjacent properties and that all lighting is shielded and
downcast.
2. Plans submitted for building permit shall include a photometric
plan that demonstrates that the lighting will not spillover onto
Ukiah Valley Medical Center ED/ICU Expansion and Relocation
Helipad Relocation,Emergency Vehicle Access Relocation
Mitigation Monitoring Program Report
275 Hospital Drive
File No.:Munis 46-UP-SDP-PC-CC
1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
adjacent properties and that the lighting levels will not produce
excessive light or glare. The lighting plan is subject to staff
review and approval. The lighting plan shall utilize fixtures that
are consistent with Aesthetics mitigation measure#1 above.
Air Qualitv:Miti�ation Measures
Planning and Applicant Project grading 1. Construction activities shall be conducted with adequate dust
Community and construction. suppression methods, including watering during grading and
Development construction activities to limit the generation of fugitive dust or
Department other methods approved by the Mendocino County Air Quality
Management District. Prior to initiating soil removing activities
Public Works for construction purposes,the applicant shall pre-wet affected
Department areas with at least 0.5 gallons of water per square yard of ground
area to control dust.
Mendocino Air
Quality 2. The burning of construction debris is prohibited. Any disposal of
Management vegetation removed as a result of site preparation shall be
District lawfully disposed of, preferably by chipping and composting,or
as authorized by the Mendocino County Air Quality Management
District.
3. During construction activities,the applicant/owner/contractor
shall remove daily accumulation of mud and dirt on paved access
lanes that serve the project site.
4. Any stationary on-site internal combustion engines over 50
horsepower(i.e.generators) may require a permit from the
MCAQMD depending upon fuel source and level of operation. It
is the responsibility of the City to contact the District regarding
this matter and to secure any required permits prior to site
preparation and construction activities.
Ukiah Valley Medical Center ED/ICU Expansion and Relocation
Helipad Relocation,Emergency Vehicle Access Relocation
Mitigation Monitoring Program Report
275 Hospital Drive
File No.:Munis 46-UP-SDP-PC-CC
2
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
5. All activities involving site preparation,excavation,filling,and
construction of the Project shall institute a practice of routinely
watering exposed soil to control dust, particularly during windy
days.
6. All inactive soil piles on the project site shall be completely
covered at all times to control fugitive dust.
7. All activities involving site preparation,excavation,filling,
grading,and actual construction shall include a program of
washing off trucks leaving the construction site to control the
transport of mud and dust onto public streets.
8. Low emission mobile construction equipment,such as tractors,
scrapers,and bulldozers shall be used for earth moving
operations.
Biolo�ical Resources:Miti�ation Measures
Planning and Applicant Prior to issuance of 1. If site preparation and tree removal/trimming include the spring
Community grading or building bird nesting season(February through July),a preconstruction
Development permits. survey shall be conducted by a qualified professional within two
Department weeks prior to removing/trimming any trees. If active nests(with
eggs or living young)are found,no activity shall be permitted that
might disturb or remove the active nests until the young birds are
able to leave the nest and forage on their own. Empty nests may
be removed. If eggs or young are present,the nests shall be left
until the young birds leave.Setback buffers for the nests will vary
depending on the species affected and the location of the nest.
Buffer zones shall be determined on a case by case basis in
consultation with a California Department of Fish and Game
biologist.
Ukiah Valley Medical Center ED/ICU Expansion and Relocation
Helipad Relocation,Emergency Vehicle Access Relocation
Mitigation Monitoring Program Report
275 Hospital Drive
File No.:Munis 46-UP-SDP-PC-CC
3
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
Cultural Resources:Miti�ation Measures
Planning and Applicant Project grading 1. If,during site preparation or construction activities,any historic
Community and construction. or prehistoric cultural resources are unearthed and discovered,
Development all work shall immediately be halted,and the City shall be
Department notified of the discovery. The applicant shall be required to fund
the hiring of a qualified professional archaeologist to perform a
Public Works field reconnaissance and to develop a precise mitigation program
Department if deemed necessary.
2. If human remains are encountered during construction
excavation and grading activities,State Health and Safety Code
Section 7050.5 requires that no further disturbance shall occur
until the County Coroner has made the necessary findings as to
the origin and disposition pursuant to PRC Section 5097.98. If
the remains are determined to be of Native American Descent,
the coroner has 24 hours to notify the Native American Heritage
Commission (NAHC). The NAHC will then identify the person(s)
thought to be the Most Likely descendent,who will help
determine what course of action should be taken in dealing with
the remains.
Geolo�v and Soils:Miti�ation Measures
Planning and Applicant Planning Commission 1. In order to avoid moisture accumulation or watering adjacent to
Community review of Use Permit foundations, no landscaping is allowed against the structure
Development and Site unless moisture accumulation is considered. Only drought
Department&Public Development Permit tolerant species are allowed proximate to the foundation of the
Works staff ED expansion. If landscaping is allowed adjacent to the structure,
Review of building
permit plans. landscaping and irrigation plans for this landscaping shall be
designed to direct water away from the foundation.
Ukiah Valley Medical Center ED/ICU Expansion and Relocation
Helipad Relocation,Emergency Vehicle Access Relocation
Mitigation Monitoring Program Report
275 Hospital Drive
File No.:Munis 46-UP-SDP-PC-CC
4
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
2. The landscaping plan and irrigation plan submitted as part of the
building permit plans are subject to staff review and approval
and shall demonstrate compliance with the landscaping plan
approved by Planning Commission. The landscaping plan and
irrigation plans shall clearly demonstrate the water will be
directed away from the foundation.
3. The recommendations contained in the December 2013
Geotechnical Report prepared by Chandler Koehn Consulting
beginning on page 9 shall be implemented with the project.
Noise: Mitigation Measures
Planning and Applicant For the duration of 1. Construction hours are limited to Monday through Friday from
Community site preparation and 7:00 a.m.to 6:00 p.m.and from 9:00 a.m.to 4 p.m.on Saturday.
Development project construction Construction hours are prohibited on Sunday and all holidays
Department&Public recognized by the City of Ukiah. Interior work that generates
Works staff negligible or no noise at the property line is allowed outside of
the construction hours noted above.
Approval of additional construction hours may be requested in
writing from the Community Development Director and Public
Works Director for extenuating circumstances. The written
request must be submitted a minimum of 14 days prior to the
date for which the change in construction hours/days is being
requested and shall explain the need for the extended
construction hours,describe the extenuating circumstances,and
identify the additional construction hours requested,including
the duration.
2. Signs shall be posted at the Project site prior to commencement
of construction of the proposed Project for the purpose of
informing all contractors/subcontractors,their employees,
Ukiah Valley Medical Center ED/ICU Expansion and Relocation
Helipad Relocation,Emergency Vehicle Access Relocation
Mitigation Monitoring Program Report
275 Hospital Drive
File No.:Munis 46-UP-SDP-PC-CC
5
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
agents, material haulers,and all other persons at the
construction site(s)of the basic requirements of mitigation
measures for Noise.
3. Signs shall be posted at the construction sites that include the
permitted construction days and hours,day and evening contact
number for the job site,and a contact number in the event of
problems.
4. An onsite complaint and enforcement manager shall respond to
and track complaints and questions related to noise.
5. Equipment and trucks used for proposed Project construction
shall use the best available noise control techniques(e.g.
improved mufflers, use of intake silencers,ducts,engine
enclosures,and acoustically-attenuated shields or shrouds,
wherever feasible).
6. Impact tools(e.g.jack hammers, pavement breakers,and rock
drills) used for Project construction shall be hydraulically or
electrically powered wherever possible to avoid noise associated
with compressed air exhaust from pneumatically powered tools.
7. Stationary construction noise sources shall be located as far from
sensitive receptors as possible and they shall be muffled.
8. No outside amplified sources(e.g.stereo"boom boxes")shall be
used on site during Project construction.
Planning and Applicant Prior to operations 9. Remove the existing four parking spaces in Lot 9 closest to East
Community and ongoing. Perkins Street.
Development
Department&Public
Ukiah Valley Medical Center ED/ICU Expansion and Relocation
Helipad Relocation,Emergency Vehicle Access Relocation
Mitigation Monitoring Program Report
275 Hospital Drive
File No.:Munis 46-UP-SDP-PC-CC
6
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
works staff 10. The easternmost parking spaces facing the east property line in
Lots 3 and 9 shall be designated for"Employee Parking."
11. Ambulance drivers shall be instructed to turn on lights and sirens
when entering the East Perkins Street driveway.
Ukiah Valley Medical Center ED/ICU Expansion and Relocation
Helipad Relocation,Emergency Vehicle Access Relocation
Mitigation Monitoring Program Report
275 Hospital Drive
File No.:Munis 46-UP-SDP-PC-CC
7
� A_____Y!
r�s.'��'�;��: �f��'9'1��£"a � •::`
1 Staff:
2 • The parking lot has to be re-striped . The City standard for a parking space is 9 ft. x 18 ft.
3
4 M/S Nicholson/ Hawkes to recommend approval of a site. development permit application for
5 World Gym subject to the project conditions and recommendations referenced above. Motion
6 carried unanimously (4-0) .
7
8 Matt Bogner: Is fine with the Project conditions formulated by the DRB .
9
10 66. Ukiah Valley Medical Center Emergency Department and ICU Expansion Use
11 Permit and Site Development Permit, 275 Hospital Drive, 280 Hospital Drive, and
12 404 East Perkins Street ( File No. 46). Review and recommendation to the Planning
13 Commission on a request for approval of a Site Development Permit to allow: 1 )
14 expansion of the Ukiah Valley Medical Center emergency department and ICU , relocation
15 of the helipad to the roof of the expansion , construction of new parking in the location of
16 the existing helipad , modification of existing parking areas , installation of new parking lot
17 landscaping and street trees , and relocation of the emergency vehicle entrance to the
18 Ukiah Valley Medical Center located at 275 Hospital Drive ; 2) construction of a new
19 offsite parking lot on the parcel on the northwest corner of Hospital Drive/Hamilton Street; '
20 3) use of parking located offsite at 404 East Perkins Street (physical therapy building) ; '
21 and 4) relocation of the emergency vehicle access to the emergency department/hospital ,
22 to Perkins Street via the two-way driveway at 404 East Perkins Street.
23
24 Member Liden participated in the UVMC emergency department and ICU expansion use permit '
25 and site development permit discussion . '
26
27 Charles Ackerely, UVMC Project Architect:
28 • Gave a project description related to the ED/ICU buildings/architecture , interior
29 renovations , exterior upgrades, circulation , parking , landscaping , project phases, and
30 current studies being done for the purpose of providing for a more architecturally pleasing
31 connecting/cohesive/functioning people/patient friendly hospital campus .
32 • The approved ED/ ICU project designed by HBE has been withdrawn .
33 • Parking Lot 7 will be developed for 48 additional parking spaces with lighting ,
34 landscaping and a walkway. �
35 • Hospital Support Building (HBS) is currently on hold . The related element of electrical •
36 infrastructure upgrade , utility make-ready work new emergency and the removal of the
37 existing hospital support buildings are moving forward .
38 • UVMC proposes to construct an addition that will house the emergency room and ICU .
39 As part of this addition , a new helistop will be constructed on the roof of the new
40 structure .
41 • Construction of a new parking lot in front of the hospital building is planned in the location
42 of the existing helipad .
43 • Relocation of the emergency vehicle access from Hospital Drive to Perkins Street
44 through the existing two-way driveway at 404 East Perkins Street (physical therapy
45 building) is included in the development plans .
46 • Referred to the site plan that explains the expansion project and calls out the individual
47 project components .
48
49 Staff:
50 • As this time the DRB is looking at all the site planning and design aspects.
51 • Recommends the DRB provide direction to staff related to site layout and pedestrian ,
52 bike , and vehicular connections between the various uses and sites .
53 • This project proposal also includes 404 E . Perkins Street being used as a new ,
54 emergency access . ',
Design Review Board May 8, 2014
Page 7
1 • Lot 7 will become permanent parking lot. UVMC is currently under-parked .
2 • Requests the DRB comment on the project design , phasing , site layout, architecture ,
3 vehicle/pedestrian circulation . The Project is more comprehensive with the different
4 phasing and the connections between the different parcels that make up the hospital
5 campus located at 275 Hospital Drive . To clarify, 275 Hospital Drive is one legal parcel
6 with finro parcel numbers.
7 • Related to parking , there is unpermitted parking occurring on Lot 7 . The hospital is
8 required to provide permanent legal parking . The recently approved use permits for the
9 Hospital Support Building and HBE ED/ICU expansion approved the use of Lot 7 for
10 temporary parking during project construction .
11 • The hospital is not proposing parking on Lot 8 .
12 • What staff currently envisions is that the application would be a Master Use Permit that
13 would cover the previous approvals and/or what UVMC desires to carry forward from
14 these approvals, Lot 7 , the expansion of the ED/ICU and the new access from 404
15 Perkins Street.
16 • Clarified access to 404 E . Perkins Street is for use by emergency vehicles and not the
17 public. Staff is concerned about this project proposal as it relates to pedestrian safety. As
18 such , a focused traffic study is being conducted .
19
20 DRB comments/recommendations :
21 • Concerns expressed regarding the emergency access at 404 E. Perkins Street in terms
22 of pedestrian safety.
23 • The new Project plans appear to be thorough , well-orchestrated/thought-out and able to
24 meet community needs.
25 • Commented on the previously approved Hospital Support Building that is currently on-
26 hold and if this will eventually come to fruition .
27 • The existing front entry has never been well-defined and is confusing . It appears from the
28 plans that this will no longer be as problematic, particularly with good signage. Looking at
29 the site plan , the front entry to the hospital is better defined . Still needs a primary front
30 door from a visual standpoint when driving through and dropping off.
31 • Likes how parking is situated across the street that allows for a more uniform use and
32 landscaping .
33 • Finds the signage approved as part of the HBE project under-designed .
34 • Likes that new architecture complements the existing building like that of the Pavilion
35 Building , including the roof.
36 • Likes the landscaping , particularly the tree species selection that will provide adequate
37 shade .
38 • Talked about on-site pedestrian and vehicle circulation on the hospital campus.
39 • Related to the matter of the trellises that formerly were designed for the Hospital Support
40 Building would like to see this design feature continued on buildings where appropriate .
41 • Asked about plans for solar panels.
42 • Important to maintain good site lines with regard to landscaping for pedestrian and traffic
43 safety purposes, particularly in and around the Pavilion Building . It may be that some of
44 the landscaping will have to be changed and/or removed to accomplish this .
45 • Likes that there are open space areas designated on the plans that can be used for
46 special events and community gatherings .
' 47 • Complimented Architect Ackerley on his professional ability to understand hospital
48 campus design and how to make certain the hospital campus functions in the best and
49 highest manner for the good of the community.
50 • Is pleased with the plans and is confident the Project will work really well for the
51 community.
52 • Important to keep ground surfaces level and pedestrian friendly. To accomplish this , it
53 may be the bio-retention area shown on sheet L1 . 1 may have to be `moved down' some
54 so as to create more usable space .
Design Review Board May 8, 2014
Page 8
1 • Referred to plan , L1 . 1 and would like to see that interior open space areas have a
2 pedestrian connection , have adequate space and pointed out an area on the plan that
3 has too many trees that may interfere with the pedestrian connection/open space
4 objective. It may be that some changes are necessary and/or some reconfiguring of
5 landscaping and/or change in tree species to accomplish this and allow for a better
6 organized space.
7
8 Charles Ackerely :
9 • Commented on pedestrian circulation and connection of buildings and how this works for
10 the better with the proposed new development and expansion project.
11 • Confirmed the previous signage proposed for the Project is 'somewhat weak' and is
12 being reviewed .
13 • Metal trellises are an excellent concept and function effectively as screening devices.
14 • Application/use of solar/photovoltaic systems is a consideration for the master plan of
15 the hospitaL
16
17 Staff: Related to the area that may be problematic regarding the trees , asked the DRB to
18 recommend some alternative tree species that may be more effective .
19 �
20 Member Thayer will provide staff with alternative tree species for the area talked about on the
21 site plans .
22
23 Staff: Confirmed the DRB has made design recommendations regarding the hospital project but
24 specified no project conditions.
25
26 M/S Liden/Thayer to recommend approval of the Site Development Permit to allow the UVMC
27 Emergency Department Expansion, Helipad Relocation , Emergency Vehicle Access Relocation ,
28 modified parking and off-site parking project move forward in the process with the
29 recommendations made by the DRB , as referenced above . Motion carried (5-0) .
30
31 Member Nicholson asked with the proposed new design for the hospital asked about how the
32 hospital plans to compensate for lost parking should the Hospital Support Building project
33 happen .
34
35 Paul Kelsey, UVMC :
36 • Commented on the hospital project from a design standpoint where the purpose and
37 intent was to provide for a much more efficient, cohesive hospital campus that will better
38 serve the public and employees .
39 • At this point, administrative support-related functions will be spread out in areas that are
40 currently unassigned and/or situated in modular buildings . .
41 • Talked more about the design and location of specific uses .
42
43 Staff: From a planning perspective, staff has to look at the development plan as not being a true
44 master plan since the hospital support building (HSB) is not presently included in part of the
45 phasing plans . If and when the hospital decides to construct the HSB , they will have to find the
46 parking for it.
47
48 Charles Ackerely: Related to compliance with future parking requirements , advised the UVMC
49 has purchased vacant property on East Perkins Street that can be used for parking .
50
51 7. MATTERS FROM THE BOARD :
52 Member Nicholson :
53 • Has come to his attention in review of the World Gym project, there is a conflict of giving
54 all historic buildings the same `balance of power and/or creditability. ' During the 1960s
55 when lumber was an available commodity this was really the last time money was really
Design Review Board May 8, 2014
Page 9
1 put into buildings with the use of lumber and lumber money. As a result, Ukiah has many
2 buildings that are now really sub-standard and/or poor examples of good architecture
3 compared to present design standards and yet these buildings fall under the purview of
4 historical building standards due to their age . Proposes to investigate a realistic way to
5 somehow integrate historic buildings , codes , and the new Downtown zoning code
6 standards .
7
8 Staff:
9 • The aforementioned would require an amendment to the DZC .
10 • The reason the . requirements are written as they are with a 50 year threshold is that this
11 is the age typically used for environmental review required by the California
12 Environmental Quality Act (CEQA) . The intent of the requirements was to encourage
13 modifications to existing buildings to be consistent with the original design which for many
14 buildings in the DZC have been significantly modified in inappropriate ways that removed
15 much of the historical architectural features and character. Compliance with the DZC
16 ' requirements also makes the project consistent with CEQA requirements. The
17 alternative wouid be to have applicants have a historical evaluation of the building in
18 order to determine if the building is historic. Most would not to do this and there would
19 likely be push back to requiring this .
20
21 8. MATTERS FROM STAFF :
22 Despite public comments about the new Outdoor Dining Program , participants pay a monthly fee
23 for the use of the parking space , and application processing fee, and a renewal processing fee .
24
25 9. SET NEXT MEETING
26 The next regular meeting will be Thursday, June 12 , 2014 .
27
28 10. ADJOURNMENT �
29 The meeting adjourned at 5 : 19 p . m .
30
31
32 Cathy Elawadly, Recording Secretary
33
,
Design Review Board May 8, 2014
Page 10
A�tt�rt�m�r� � .". �
Facility Planning for Proposed New Rooftop Helistop
Ukiah Valley Medical Center
Ukiah, California
Preliminary Helistop Design Report
Prepared for Ukiah Valley Medical Center
by
Mead & Hunt, Inc.
September 2014
1 . OVERVIEW
This Helistop Design Report examines the proposed location , site design , and use of a helistop on the
new Ukiah Valley Medical Center (UVMC) building. This report will help guide the design of the helistop
and should be viewed as a companion to the Helistop Plan.
Design parameters in this report may be discussed with project architects, engineers, and permitting
agencies, and altered for the final Helistop Plan . The design specifications detailed within are
recommendations based on current design standards of the California Department of Transportation —
Aeronautics Division (Caltrans) and the Federal Aviation Administration ( FAA).
This report should be viewed as a working document, which may be updated and revised as needed .
The final Helistop Plan and Helistop Design Report will then be submitted to Caltrans and local permitting
agencies for helistop approval.
2 . PROJECT DESCRIPTION
The UVMC campus is located north of Perkins Street and west of Hospital Drive in Ukiah , California.
UVMC is proposing to construct a new hospital building that will house the emergency room and
additional beds. As part of this addition , a new helistop will be constructed on the roof of the new
structure. The helistop will be located on the canopy over the emergency room driveway and entrance.
The existing ground-based helistop near Hospital Drive will be decommissioned and removed once the
proposed rooftop helistop is operational.
Preliminary discussions with architects and project managers indicated a rooftop facility will best serve the
hospital . This is primarily due to the lack of hospital property available after building expansion and
additional automobile parking required for UVMC employees. A rooftop based helistop provides direct
access to the emergency room , does not eliminate space that could be utilized for auto parking, and is
more likely to provide clear approach paths, which would reduce the potential of tree clearing, object
removal , and obstruction lighting .
A. GENERAL NOTE
The interrelated terms "heliport" and "helistop" are both used in this report. " Heliport" is a broad
category that includes all types of helicopter landing facilities, including helistops. " Helistop" is a
functional term that applies to a limited type of heliport where: 1 ) the landing area and the
helicopter parking area are usually the same; 2) helicopters generally remain on the ground only for
Page 1 ot 26 MEAD 8� HUNT, Inc.
as long as it takes to load or unioad patients; and 3) no fueling or maintenance are conducted
(except under emergency circumstances if needed for flight safety). The helicopter facility
proposed for UVMC is a helistop.
In this report, "helistop" is used when the reference is to the proposed facility . The more
encompassing term "heliport" is used when referring to FAA and other generic design standards.
Also, the operating permit that will need to be issued by Caltrans for the UVMC helicopter facility
will be called a " Heliport Permit, " as that is the state permit type for all helicopter landing facilities,
including helistops.
B. SUMMARY OF PROPOSED DESIGN
As further detailed in this report, major features of the helistop are proposed to include the
following:
• A rooftop level helistop located on top of the new hospital emergency room canopy. The new
building will be constructed behind the existing structures. The rooftop helistop will be located
approximately 400 feet east-northeast of the existing ground-based helistop.
• The helistop will be 43 feet square to accommodate the design helicopter — the Agusta A109.
• 7he elevation of the helistop will be approximately 26 feet above ground and 639 feet above
mean sea level .
• The approach and departure paths are proposed to follow similar headings to the established
approach and departure paths to the existing helistop. This is subject to change upon
obstruction analysis and conversations with aeromedical staff. Two alternative approach paths
are proposed.
3 . HELISTOP USAGE
A. ANTICIPATED ACTIVITY LEVELS
The primary users of the existing UVMC helistop are Redwood Empire Air Care Helicopter
(REACH) and CALSTAR. UVMC has historically averaged about 21 flights per month . A busy day
may see three flights, and sometimes the hospital can go up to four days without a flight — usually
due to poor weather conditions. No change in this activity level is anticipated
Three helicopter models use UVMC on a regular basis. According to UVMC staff, the estimated
operation breakdown today is: MD 902 Explorer (70% of operations), Agusta A109 ( 15%) , and the
Bell Ranger 206L ( 15%). REACH and CALSTAR operate other helicopters throughout Northern
California, however these three helicopters are utilized more frequently in Mendocino County and
at UVMC.
B. DESIGN HELICOPTER
A primary variable in the design of heliports, especially hospital heliports, is the size of the
helicopters that are to be accommodated. The dimensions of several key components of a heliport
depend directly upon the size of the largest helicopter that operates there. The listed design
helicopter on the Caltrans permit for the existing ground-based helistop is the Agusta 109.
Although the MD 902 operates more frequently at UVMC, the Agusta A109 is a slightly larger
helicopter (rotor diameter and length) . Exhibit 1 lists the characteristics of common aeromedical
helicopters used by REACH and CALSTAR along with other Northern California agencies.
Page 2 of 26 MEAD 8� HUNT, Inc.
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LEGEND (�} Tree to be Removed or Trimmed
0 75 � �__.._. UVMG Property Line
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EX�'I�bit 6
Helistop - Rejected Approach
Ukiah Valiey Med�cal Center Helistop