HomeMy WebLinkAbout2015-09 CC Reso - Approving the UVMC Heliport Relocation Neg Dec and Relocation RESOLUTION NO. 2015-09
RESOLUTION OF THE CITY COUNCIL APPROVING THE UKIAH VALLEY MEDICAL CENTER
PERMANENT HELIPORT RELOCATION MITIGATED NEGATIVE DECLARATION AND TO APPROVE
THE RELOCATION OF THE PERMANENT HELIPORT
WHEREAS:
1. In 1996, the City Council adopted Resolution 97-37 permitting the Ukiah Valley Medical Center to
construct and operate a heliport at 275 Hospital Drive; and
2. The Ukiah Valley Medical Center has applied for Planning Commission approval of a Use Permit and
Site Development to allow 1) the relocation of an expansion of the Emergency Department, relocate the
ground level heliport to the roof of the expansion, new emergency vehicle route, parking and
landscaping, and associated improvements at 275 Hospital Drive; and
3. The Caltrans Division of Aeronautics and the FAA require City Council approval of the relocated
permanent heliport in the form of a Resolution; and
4. The Mendocino County Airport Land Use Commission (ALUC) reviewed the relocation of the permanent
heliport on September 8, 2014, and voted unanimously (5-0) to find the Ukiah Valley Medical Center
heliport consistent with the Mendocino County Airport Comprehensive Land Use Plan (ACLUP),
provided the owner/operator complies fully with the conditions required by the FAA, Caltrans Division of
Aeronautics, and the operational parameters submitted to the ALUC and City of Ukiah; and
5. The City of Ukiah as lead agency prepared an Initial Environmental Study and a Mitigated Negative
Declaration dated January, 2015 for the Ukiah Valley Medical Center Use Permit and Site Development
Permit which included the relocation of the permanent heliport to the roof of the ED expansion; and
6. The Initial Environmental Study was submitted to the State Clearinghouse and circulated to appropriate
responsible agencies and no comments have been received from these agencies; and
7. The Initial Environmental Study identified the potential for air quality, biological resources, cultural
resources, noise, and traffic/circulation impacts related to the permanent heliport; and
8. Mitigation measures were identified that would reduce the impacts related to the permanent heliport to
less than significant levels and the mitigation measures have been agreed to by the Ukiah Valley
Medical Center; and
9. The Planning Commission held a public hparing on February 25, 2015 to review the Mitigated Negative
Declaration, Use Permit and Site Development Permit, including the relocated permanent heliport; and
10. At the February 25, 2015 meeting, the Planning Commission voted unanimously (5-0) to adopt the
Mitigated Negative Declaration, voted unanimously (5-0) to approve the Use Permit and Site
Development Permit, and voted unanimously (5-0) to recommend City Council approve the relocated
permanent heliport; and
11. The Initial Environmental Study and Mitigated Negative Declaration, Planning Commission Reports,
Project application, and record of procee�dings of the decision for Ukiah Valley Medical Center Use
Permit and Site Development Permit arp available for public review at the City of Ukiah Planning
Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
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NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah approved the relocated
permanent heliport based on the findings and subject to the conditions of approval below:
FINDINGS:
1. The Project conforms to all applicable General Plan goals and policies, and with the use an
development standards that are applicable to the development and operation of a heliport in th
C-2 District, including permitted uses, building areas, yard areas and setbacks;
2. The Project causes no significant adverse environmental impacts that would not be mitigated to
a level of insignificance with the adoption of the Mitigation Measures included in the Mitigated
Negative Declaration for the Project which have been agreed to by the Ukiah Valley Medical
Center and are also included as conditions of approval; and
3. This approval will not, as conditioned, materially affect the health, safety, or general welfare of
persons residing in the neighborhood or be detrimental to property or improvements on or
around the site or be harmful to the general welfare of the City since the development of the
relocated permanent heliport would provide for a more efficient and safer level of emergency
flight service than the existing ground level heliport based on the following:
A. UVMC has an existing ground level heliport which would be relocated to the roof of the
Emergency Department 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 is anticipated to have the same number of operations and distribution
of flights as the existing permanent heliport.
B. The relocated heliport would be in a similar distance from nearby residential areas as the
existing heliport and, therefore, would not increase noise exposure for residents in thos
areas.
C. The relocated heliport would remove the heliport from potential conflicts with pedestrians and
vehicles since it would relocate the heliport from the lawn in front of the existing emergency
department that is in close proximity to driveways and the public sidewalk to a more isolated
location along the east side of the hospital campus.
CONDITIONS OF APPROVAL: The following Planning Commission imposed conditions of Project
approval were made a permanent part of the Project Use Permit/Site Development Permit file no. Munis
46, shall remain in force regardless of property ownership, and shall be implemented in order for the
approval of the relocated permanent heliport to remain valid.
1. Approval is granted to allow the construction of the Emergency Department/ICU Expansion, relocation of
the permanent heliport and emergency vehicle access, and construction of parking lot 7 and associated
site and landscaping improvements at 275 Hospital Drive as shown on the plans submitted to the
Planning Department date stamped January 13, 2015, the Project Description submitted to the Planning
Department via email on and dated January 6, 2015.
2. Prior to building permit final for the site improvements at 275 Hospital Drive, a deed notice shall be
recorded to advise persons that the property is located in proximity to the Ukiah Municipal Airport in the
B2 (extended approach/departure) infill compatibility zone, is subject to occasional aircraft overflight,
and may be subject to aircraft noise or related disturbances. Prior to recordation of the deed notice, the
draft language for the notice shall be provided to the Planning Department for review and approval.
3. Protective tree fencing shall be installed around trees to remain that are in proximity of constructio
activities. The location of the protective tree fencing shall be shown on plans submitted for building
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permit. Tree fencing shall be metal, a minimum of 5-feet in height and secured with in-ground posts.
Tree fencing is subject to Planning staff review and approval. The approved tree fencing shall be
installed prior to construction/grading activities and shall remain in place until construction has been
completed.
4. Plans submitted for building permit for the site improvements (including landscaping and irrigation) at
275 Hospital Drive and Lot 7 shall demonstrate compliance with the State Water Efficiency Landscape
Ordinance.
5. Prior to building permit final, a maintenance plan shall be established for the permanent employee
parking lot located at the northwest corner of Hospital Drive/Hamilton Street to ensure that the site kept
clean and free of debris and trash. The plan may include the installation of trash and recycling
receptacles, litter control, frequency of site cleanup and trash/recycling collection, etc. and is subject to
Planning Department staff review and approval.
6. Signs require application for and approval of a Sign Permit from the Planning and Community
Development Department.
7. Any future lighting for the permanent parking lot is subject to Planning Department review and approval
as part of the building permit required for the lighting. Any lighting shall comply with the following
requirements:
A. International Dark Sky Association approved fixture or equivalent;
B. Design compatible with the parking lot lighting on the UVMC campus at 275 Hospital Drive;
C. Downcast, full cutoff fixture(s);
D. Pole height similar to the height of other parking lot poles on the campus.
E. Photometric plan that demonstr�tes minimal or no spillover of light; and
F. No light impacts to residents on Clara Avenue.
8. The permanent relocated heliport is subject to City Council review approval. The permanent relocated
heliport is not approved unless and until the City Council adopts a resolution approving the permanent
relocated heliport. Upon approval of the permanent relocated heliport by the City Council, this Use
Permit and Site Development Permit shall be considered revised to include the permanent heliport use
and design as approved by City Council, including any and all conditions of approval and/or mitigation
measures applied to the permanent heliport by the City Council.
9. All mitigation measures included in the mitigated negative declaration are hereby included by reference
as conditions of approval.
10. On plans submitted for building permit, these conditions of approval and as well as all mitigation
measures shall be included as notes on the first sheet.
11. On plans submitted for building permit, the northwest corner of Hospital Drive/Hamilton Street (Lot 7)
shall demonstrate a minimum of approximately 48 parking spaces.
From the Public Works Department
12. Since the site (275 Hospital Drive anci Lot 7) to be disturbed are more than one acre, the
applicant/project proponent is required to c�btain a Storm Water Permit from the Regional Water Quality
Control Board prior to construction. Under the new Construction General Permit regulations, the
Stormwater Pollution Prevention Plan (SWI'PP) shall be prepared by a Qualified SWPPP Developer and
implemented by a Qualified SWPPP PractiYioner.
13. Prior to construction of the site improvements for the parking lot at the northwest corner of Hospital
Drive/Hamilton Street (Lot 7), a final grading and drainage plan and an erosion and sediment control
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plan, prepared by a Civil Engineer, shall be submitted for review and approval by the Department of
Public Works. A final drainage report shall be provided for to support the design of the proposed
drainage system.
From the Public Works Department— Standard Requirements
14. The applicant/project proponent shall upgrade the existing sidewalk along Hospital Drive to meet ADA
requirements, including at the existing driveway approaches and at the curb ramp at the crosswalk.
Public sidewalk improvements outside of the street right-of-way require a sidewalk easement dedicated
to the City. The required easement shall be reviewed by the Public Works Department and shall be
recorded prior to building permit final.
15. Any existing curb, gutter or sidewalk in disrepair that is adjacent to the subject property shall be
repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 102
or as directed by the City Engineer.
16. Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets within paved
areas.
17. Existing sewer laterals planned to be utilized as part of this Project shall be cleaned and tested in
accordance with City of Ukiah Ordinance No. 1105, and repaired or replaced if required. If an existing
lateral is to be abandoned, it shall be abandoned at the main to the satisfaction of the Public Works
Department.
18. All irrigation and fire services shall have approved backflow devices.
19. All work within the public right-of-way shall be performed by a licensed and properly insured contractor.
The contractor shall obtain an encroachment permit for work within this area or otherwise affecting thi
area. The encroachment permit fee shall be $45 plus 3% of estimated construction costs.
20. All applicable City of Ukiah sewer connection fees shall be paid at the time of building permit issuance.
21. Capital Improvement fees for water service are based on the water meter size. A fee schedule for water
service meter sizes is available upon request. Additionally, there is a cost for City crews to construct the
water main tap for the proposed water service to serve the Project.
From the Buildinq Official
22. Permits are required for the following:
■ grading and site improvements at 275 Hospital Drive;
■ grading and site improvements for the permanent parking lot (No. 7)
■ any monument signs;
■ all electrical associated with the monument signs, parking lot lighting, and any other equipment
of fixtures outside of the building footprint;
From the Electric Utilitv Department— Standard Requirements
23. There shall be no remote meter.
24. The contractor/developer shall be responsible for the purchasing of conduit and installation per City o
Ukiah specifications.
25. The contractor/developer shall be responsible for the installation of one (1) Junction Pedestal per City o
Ukiah specifications. The City will provide the Junction Pedestal.
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26. The contractor/developer shall purchase and install one (1) Primary Pull Box per City of Ukiah
specifications, if required.
27. The contractor/developer shall provide/install Transformer Pad (preformed or pour in place) per City of
Ukiah specifications.
28. Easements are required for all electric distribution facilities and shall cover the entire length of the
primary and secondary conductors/conduits and transformer equipment/pad locations. The required
easements shall be recorded prior to building permit final.
From the Mendocino Countv Air Qualitv Manaqement District
29. The Project is subject to District Regulation 1-430, Fugitive Dust Emission.
30. The Project is subject to the Asbestos NEHSAP (40CFR subpart 61). A full and complete asbestos
survey shall be completed and any asbestos abated prior to construction. The asbestos survey shall be
submitted to the Air District for review prior to commencement of construction.
31. Any new emergency generators require approval of a permit from the Air District prior to installation.
From Caltrans Division of Aeronautics
32. The Permanent (relocated) Heliport requires approval of a permit from the Caltrans Division of
Aeronautics.
33. The permanent (relocated) Heliport shall be designed in accordance with all applicable State standards
including, but not limited to (IAW) FAA AC 150/5390-26, Heliport Design, Chapter 4, Section 402 (c).
34. IAW FAA Part 77.23 operations must ensure no vehicles are in the approach/departure, primary, or
transitional surface and remain clear of the defined safety area during helicopter landing and departure
operations.
From the Reqional Water Qualitv Control Board — Standard Requirements
35. The Regional Water Quality Control Board requires the use of Low Impact Development (LID) and best
management practices (BMPs) that treat and retain (infiltrate, capture, evapotranspirate and store)
storm water runoff on the project site.
36. LID BMPs need to be sized to meet the starm water runoff from all pervious surfaces using the following
sizing criteria:
■ The volume of runoff produced from the 85th percentile of 24-hour rainfall event as
determined from the local historical rainfall record; or
■ The volume of runoff produced by the 85th percentile 24-hour rainfall event, determined using
the maximized capture storm water volume for the area, from the formula recommended in
Urban Runoff Quality Management, WEF Manual of Practice No. 23/ASCE Manual of
Practice No. 87, p. 179-178 (1998); or
■ The volume of annual runoff based on unit basin storage water quality volume, to achieve 80
percent or more volume treatment by the method recommended in California Water Best
Management Practices Handbook-Industrial Commercial (1993).
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From the Citv Fire Marshal
37. Work with the City Fire Marshal to assess the current gates and fences at the Perkins Stree
emergency vehicle access-way. Consider placing a right turn only sign to requiring exiting traffic t
turn right only.
38. A sign shall be placed at a point between parking lots 3 and 9 stating "emergency entrance only."
39. Work with the City Fire Marshal on the final design of the "drive around" at the entrance to the new
Emergency Department to ensure that full size fire engines can access this point.
40. Work with the City Fire Marshal to relocate fire hydrant(s) as required.
41. The soffit height of the Helipad shall not be less than 14-feet.
42. One lane pacing under the Helipad shall not be less than 20-feet unless approved by the City Fire
Marshal.
43. An appropriately sized standpipe, with 2 'h" outlets shall be installed on the east facing exterior wall
of the "penthouse" location along with one additional, 80-B:C rated fire extinguisher (extinguisher in
cabinet).
44. Due to the size of the facility, one "knox Box" shall be located on each side of the facility, with keys
and/or magnetic pass cards to allow emergency personnel access to all portions of the facility. The
Fire Marshall will assist the contractor with accurate locations as necessary, which may include the
main entrance at Hospital Drive, the entry at the OB on Hospital Drive, the north side of the new
addition, at the rear— ambulance vestibule or doors directly to the north, and the corridor doors we
of the walk in Emergency Department entrance.
Standard Conditions of Approval
45. Business operations shall not commence until all permits required for the approved use, including but
not limited to business license, tenant improvement building permit, sign permit, has been applied for
and issued/finaled.
46. No permit or entitlement shall be deemed effective unless and until all fees and charges applicable to
this application and these conditions of approval have been paid in full.
47. The property owner shall obtain and maintain any permit or approval required by law, regulation,
specification, or ordinance of the City of Ukiah and other Local, State, or Federal agency as applicable.
48. All construction activities shall comply with all fire, building, electric, plumbing, occupancy, and structural
laws, regulations, and ordinances in effect at the time the Building Permit is approved and issued.
49. A copy of this Permit and all conditions of approval shall be provided and be binding upon any future
purchaser, tenant, or other party of interest.
50. All conditions of approval that do not contain specific completion periods shall be completed prior to
building permit final.
51. This Permit may be revoked through the City's revocation process if the approved project related to thi
Permit is not being conducted in compliance with these stipulations and conditions of approval; or if th
project is not established within two years of the effective date of this approval; or if the established use
for which the permit was granted has ceased or has been suspended for 24 consecutive months.
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52. Except as otherwise specifically noted, this Permit shall be granted only for the specific purposes stated
in the action approving the Permit and sh<�II not be construed as eliminating or modifying any building,
use, or zone requirements except to such specific purposes.
53. All required landscaping shall be properly maintained to insure the long-term health and vitality of the
plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
according to the season, i. e., more water in summer, less in the winter.
B. Additional watering shall occur during long periods of severe heat and drying winds, and
reduced watering shall be used during extended periods of cool rainy weather.
C. Fertilizer shall only being used an trees during planting. Shrubs may receive periodic fertilizer
according to the recommendatians of a landscaping professional.
D. Weed killers shall not be used on or near trees.
E. The tree ties and stakes shall bE; checked every six months to ensure they do not constrict
the trunks and damage the tree:�.
F. Tree ties and stakes shall be rernoved after 1 to 3 years to ensure they do not damage the
trunk of the tree and its overall growth.
G. Any tree that dies or is unhealthy due to pests, disease or other factors, including vandalism,
shall be replaced with the same or similar tree species, or an alternative species approved by
the department of Planning and Community Development.
H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All pruning
shall follow standard industry methods and techniques to ensure the health and vitality of the
tree.
54. Failure to comply with the requirements listed above could result in revocation of the Use Permit/Site
Development Permit.
55. The project shall comply with the following requirements to reduce air quality impacts related to project
construction:
A. All grading shall comply with Mendocino County Air Quality Management District Rule 1-430,
Fugitive Dust Emissions.
B. All activities involving site prepai�ation, excavation, filling, grading, road construction, and
building construction institute a practice of routinely watering exposed soil to control dust,
particularly during windy days.
C. All inactive soil piles on the project site shall be completely covered at all times to control
fugitive dust.
D. All activities involving site prepai�ation, 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.
E. Low emission mobile constructic�n equipment, such as tractors, scrapers, and bulldozers shall
be used for earth moving operations.
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F. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous
gusts) exceed 25 miles per hour.
G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, poorly
covered truck loads, or other construction activities shall be cleaned each day prior to the
end of construction activities using methods approved by the Director of Public Works/City
Engineer.
This approval is contingent upon agreement of the applicant and property owner and their agents,
successors and heirs to defend, indemnify, release and hold harmless the City, its agents, officers,
attorneys, employees, boards and commissions from any claim, action or proceeding brought against
any of the foregoing individuals or entities, the purpose of which is to attack, set aside, void or annul the
approval of this application. This indemnification shall include, but not be limited to, damages, costs,
expenses, attorney fees or expert witness fees that may be asserted by any person or entity, including
the applicant, arising out of or in connection with the City's action on this application, whether or not
there is concurrent passive or active negligence on the part of the City. If, for any reason any portion of
this indemnification agreement is held to be void or unenforceable by a court of competent jurisdiction,
the remainder of the agreement shall remain in full force and effect.
Passed and adopted this 18th day of March, 2015 by the following roll call vote:
AYES: Councilmembers Mulher.en, Doble, Brown, and Vice Mayor Scalmanini
NOES: None
ABSENT: Mayor Crax�e
ABSTAIN: None
,�j� ; � - � ._�
Stephen Scalmanini, Vice Mayor
ATTEST:
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Kristine Lawler, City Clerk
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