HomeMy WebLinkAbout07262017 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
July 26, 2017
6:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
a. The Minutes of June 14, 2017.
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
party may appeal only if he or she appeared and stated his or her position during the
hearing on the decision from which the appeal is taken. For items on this agenda, the
appeal must be received by August 7, 2017 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
a. Costco Warehouse and Fueling Station- Request for approval of a Site
Development Permit to allow construction of the 141,138 square foot Costco
Warehouse and 20 pump fueling station. Airport Park Blvd. (APNs 180-110-08, 09,
10 and 180-080-57, 58, 59, 62, 63, 64, 65, 66, 67).
b. Redwood Community Services Community Center and Winter Homeless
Shelter- Request for approval of a Site Development Permit and Major Use Permit to
establish of a Community Center that provides services for homeless people and the
establishment of a permanent location for the winter homeless shelter at 1045 S.
State Street.
10. COMMUNITY DEVELOPMENT AND PLANNING DIRECTOR[� REPORT
11. 3❑C11 ,1 ❑�200 ,66,21 ❑56� ❑3257
Page 1 of 2
12. ADJOURNMENT
ADA ACCOMODATION: If you plan on attending the public hearing and need a special
accommodation because of a sensory or mobility impairment/disability, or have a need for an
interpreter, please call Cathy Elawadly at the City of Ukiah at (707) 463-6752 to arrange for
those accommodations to be made.
Page 2 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
June 14, 2017
6:00 p.m.
COMMISSIONERS PRESENT COMMISSIONERS ABSENT
Mike Whetzel, Chair Mark Hilliker
Christopher Watt
Laura Christensen
Linda Sanders
STAFF PRESENT OTHERS PRESENT
Craig Schlatter, Community Development None
and Planning Director
Darcy Vaughn, Assistant City Attorney
Cathy Elawadly, Recording Secretary
1. CALL TO ORDER
The regular meeting of the City of Ukiah Planning Commission was called to order by
Chair Whetzel at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300
Seminary Avenue, Ukiah, California.
CHAIR WHETZEL PRESIDING.
2. ROLL CALL
Roll call was taken with attendance as listed above.
3. PLEDGE OF ALLEGIANCE
Everyone recited.
4. APPROVAL OF MINUTES
Motion/Second to approve the Minutes of May 24, 2017 and May 31, 2017, as submitted.
Motion carried by the following roll call vote: AYES: Sanders, Watt, Christensen, and
Whetzel. NOES: None. ABSENT: Hilliker ABSTAIN: None.
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
6. APPEAL PROCESS
Note: For matters heard at this meeting the final date to appeal is June 26, 2017, at 5:00
p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
Page 1 of 2
Minutes of the Planning Commission, June 14, 2017, Continued:
a. Continued discussion of Accessory Dwelling Unit Ordinance regulations in relation to
AB2299, SB 1069, and AB 2406 and possible recommendation of approval to the City
Council.
Presenters: Craig Schlatter, Community Development and Planning Director and Darcy
Vaughn, Assistant City Attorney.
Note: No public members were present.
Darcy Vaughn, Assistance City Attorney and the Planning Commission reviewed the redline
version of the draft City Ordinance Regulating Accessory Dwelling Units (ADUs) and discussed
some sections that were revised to include:
• Page 6, Section 4, §9016 Allowed Uses, item T;
• Page 2, Section 2, §3731A Sewer Connection Charges, Item D (1)(2)(3);
• Page 6, Section 4, §9016 Allowed Uses, item Q;
• Page 6, Section 4, §9016 Allowed Uses, item F.
Darcy Vaughn, Assistant City Attorney referenced section §3731A Sewer Connection
Charges, Item D and noted a fee schedule will be included as subparagraph 4 to address the
sewer connection fees/ESSU for ADUs prior to presentation of the draft ordinance for review by
City Council.
Commission Consensus: No changes to the draft Ordinance, as presented, and with the
additional modifications suggested by Staff.
Motion/Second: Watt/Christensen to recommend City Council approve City Ordinance
Regulating Accessory Dwelling Units. Motion carried by the following roll call votes: AYES:
Sanders, Watt, Christensen and Whetzel. NOES: None. ABSENT: Hilliker. ABSTAIN: None.
10. 3/ ❑1 1 ,1 ❑�,5❑�72 5[$[� ❑32 57
Presenter: Community Development and Planning Director Craig Schlatter.
11. 3/ ❑1 1 ,1 ❑�2 0 0 ,66,2 1 �56�❑32 57
12. ADJOURNMENT
There being no further business, the meeting adjourned at 6:32 p.m.
Cathy Elawadly, Recording Secretary
Page 2 of 2
1
_ - � Community Development and Planning
. Department
300 Seminary Avenue
' � Ukiah, CA 95482
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ITEM N0.9.A
DATE: July 26, 2017
TO: Planning Commission
FROM: Kevin Thompson, Planning Manager
SUBJECT: Consideration of the Costco Warehouse and Fueling Station Major Site
Development Permit
Location: Eastside, south end of Airport Park Boulevard (address not yet assigned)
File Nos.: 11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
Recommendation: Staff recommends the Planning Commission conduct a public hearing and
take the following actions:
1. Make a motion and vote to use the Costco Wholesale Project EIR certified by the City
Council on June 7, 2017 (Resolution 2017-24) as an adequate environmental review
document for the Project Site Development Permit;
2. Make a motion and vote to rely on the CEQA findings and a Statement of Overriding
Considerations adopted by the City Council in Resolution 2017-24; and
3. Make a motion and vote to approve the Costco Warehouse and Fueling Station Project
Site Development Permit based on the findings included in Attachment 1 and subject to
the conditions of approval included in Attachment 2.
Background: This item is the next step in the re-approval of the Costco project as prescribed
by the Court of Appeals Writ of Mandate. On June 15, 2016, the State Court of Appeals issued
its decision on the Ukiah Costco case. The decision ruled in favor of the City of Ukiah and
upheld the Superior Court decision in its entirety, except for one item regarding an addendum to
the Environmental Impact Report (EIR) that addresses 1�P�-I�l9�l'b9Fl�energy use. This addendum
was prepared and approved after the EIR had originally been certified. The Court of Appeals
ruled the energy analysis must be included in the EIR before the EIR was certified and the
Project approved by City Council.
71�4-I�RCW�I�SS �D�-I�DFf�L�P�-I[� F�cino County Superior Court who
directed the City to set aside the certification of the EIR and the approval of the Costco Project
before considering the energy analysis. To correct this procedural error, as directed in the Writ
of Mandate issued by the Mendocino County Superior Court, the City Council on November 16,
2016 adopted a resolution setting aside all previous project approvals including: Environmental
Impact Report and Addendum, the Site Development Permit, and the ordinance amendment to
Costco Warehouse and Fueling Station Project Station Site Development Permit
File Nos.: 11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
z
the Airport Industrial Park Planned Development Ordinance (AIP PD). Subsequently, staff
recirculated the Energy Analysis for the required 45-day review period under State CEQA
Guidelines Section 15088.5 (c) and (f). A total of four comment letters were received and
addressed in the Final Environmental Impact Report (FEIR). On May 24, 2017 the Planning
Commission conducted a public hearing and recommended by a 4-1 vote that the City Council
certify the FEIR and Statement of Overriding Considerations. They further recommended
unanimously the approval of the Airport Industrial Park Planned Development Ordinance
Amendment. On June 7, 2017, DF1�Q1J��G3�(�J�RP P L�RQIl�IFFR'P P F-I(�C�Q the City
Council voted to certify the FEIR and introduced an Ordinance amending the Airport Industrial
Park Planned Development Ordinance. A Notice of Determination was posted June 8, 2017,
and no legal challenge to the EIR was filed within the 30-day notice period. On July 21, 2017 the
City Council adopted the Ordinance amending the Airport Industrial Park Planned Development
Ordinance, which becomes effective July 21, 2017.
Previous Site Development: On January 22, 2014 the Planning Commission approved a Site
Development Permit for the Costco project. As directed by the State Court of Appeals and
formalized on November 16, 2016 with City Council Resolution, 2016-62, the Site Development
Permit approval was set aside. Since the original approval in 2014, the Sl�l`b�FV��.JQ�
description have not changed with the exception of compliance with the 2017 California Energy
Code. This has not resulted in any physical changes to the design of the project, except that
the parking lot lights are now LED and in conformance with the 2017 Energy Code.
After the 2014 approval of the Site Development Permit by the Planning Commission, and
based on the findings in the Buffer Enhancement Plan, changes to the site plan occurred. The
Buffer Enhancement Plan was created to mitigate for any potential indirect impacts to the
adjacent unnamed creek. The plan made recommendations on how to enhance the parking
lot/fueling facility and the wetland as summarized below:
The changes are summarized below:
1. The size of the store was reduced from 148,000 square feet to 141,138.
2. The parking lot was reduced from 607 to 579 stalls.
3. The buffer between the fueling station and wetland was increased to 50 feet.
4. To enhance the habitat between the parking lot/facility and the wetlands, the fuel
pumps were reoriented.
5. California native plants are required in landscape strip nearest to wetland area.
6. Modified tree layout to conform to new bio-swales within the parking lot and
behind the building.
At the time these amendments were proposed, it was determined by the Community
Development and Planning Director that the project was still in substantial compliance with the
initial approval and it did not require further discretionary review.
Current Site Development Permit: This item is the re-approval of the Site Development
31-�L1�Q�-I[�RCF�dRCl�l�PAJ-I��C�J�RP P L�.RC�rLI�IF�FH��R�16R=tle-approval as
outlined in the Writ of Mandate.
Costco Warehouse and Fueling Station Project Station Site Development Permit
File Nos.: 11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
3
The following summarizes the Costco Site Development permit as shown in Attachment 4
Project Plans:
Project Description: The store size will not exceed 142,000 sq. ft., and will contain a fueling
facility with 16 pumps (with the capacity to expand to 20 pumps in the future). Contained within
the store will be: a bakery, pharmacy, optical center, hearing aid testing center, food court,
photo center, and tire center. Store hours are anticipated to be 10:00 a.m. to 8:30 p.m. Monday
through Friday, 9:30 a.m. to 6:00 p.m. on Saturday, and 10:00 a.m. to 6:00 p.m. on Sunday.
Fueling facility hours are proposed to be: Monday through Friday, 6:00 a.m. to 9:30 p.m.,
Saturday and Sunday from 6:00 a.m. to 7:00 p.m. Delivery hours will generally occur between
4:00 a.m. and 2:30 p.m.
Site Design and Layout: The store would be located on the northwest corner of the site,
separated from the street by a sidewalk and landscaping. The fueling station would be located
in the southeast corner of the site, with the primary access provided via the southernmost
driveway on Airport Park Boulevard. The fueling station is configured in four rows of two pump
islands, each arranged north to south. Two 40-foot wide driveways would provide access from
Airport Park Boulevard.
Building Design: The building is a large rectangular warehouse constructed with a mix of
concrete masonry unit (CMU), pre-constructed metal panels and horizontal metal siding. The
west elevation is the longest at 448 feet. The east elevation is 402 feet long and contains the
loading dock with four truck loading platforms. The north elevation is 250 feet long and contains
a 77 feet long loading birth that is set back from the main north elevation. The south elevation is
279 feet. The building entry is at a 45-degree angle between the east and south elevations and
includes a metal canopy supported by CMU columns and metal supports attached to the
building wall. Parapet height varies from 28 feet to 34 feet.
Landscaping: The Project includes the planting of trees, shrubs, grasses, and groundcovers as
shown on the attached landscape plan. The plans also include bioswales located throughout the
parking lot and site.
Pedestrian, Bicycle, and Transit Amenities: The proposed pedestrian facilities include the
installation of sidewalks on Airport Park Boulevard and along the north property line. The
sidewalk along Airport Park Boulevard would connect to a sidewalk along the southern frontage
of the store which is connected to the building entry. A pedestrian pathway separated from the
drive aisles is provided from the fueling station to the building entry within the main parking
area.
Transit- An on-street bus stop would be located on the north side of the site. A bus pad and
shelter would be provided adjacent to the sidewalk.
Bike- The project includes a Class III on-street bike route along the Airport Park Boulevard
street frontage, 10 bike parking spaces for employees on the north side of the building, and an
additional 10 bike parking spaces at the front of the building for customers.
Costco Warehouse and Fueling Station Project Station Site Development Permit
File Nos.: 11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
4
Signage- The project establishes a sign program that describes all the signage proposed for the
project, including location, materials, size, color and method of illumination. Signage is
proposed for all four elevations for both the store and fueling station. Total square footage of
signage is:
• 1,253 store,
• 78 fueling station
This is consistent with the AIP PD standards for signage.
Exterior Lighting- The project includes parking lot lighting, building mounted lighting, sign
lighting, and under-canopy fuel station lighting. All lighting is Dark Sky Compliant.
Exceptions Requested:
The applicant is requesting two exceptions from the Airport Industrial Park Planned
Development Standards:
Standard 1: Parking lots with 12 or more parking stalls shall have a tree placed between
every four parking stalls within a continuous linear planting strip rather than in individual
tree wells, unless clearly infeasible. AIP PD Ordinance, section 1(1)j
Analysis: The landscaping plan does not provide one tree between every four parking
spaces within a continuous linear planting strip (Project plans, sheet 19). The
landscaping plan provides a total of 384 parking lot trees with 229 located in linear
S�Po�IL�AIIS�I-N1�H�DlJf�IQJ�SDFH�L�EF�i�1�Bl[���PoII�N�AJ-I[�iQO�RI[�DID�IQI❑
rows, and along the perimeter of the parking lot. The number of trees planted in the
parking lot exceeds the number of trees required to be planted in planter islands.
Based on 579 parking spaces and the configuration, 106 parking lot trees would be
required to meet this standard. The landscaping plan includes 177 parking lot trees
planted within and along the perimeter of the parking lot.
The Project has 14 more parking spaces than required by the AIP PD. These additional
parking spaces provide an opportunity to install additional landscape planters between
parking stalls and still comply with the parking requirement.
Staff supports the approval of the modification since the landscape plan exceeds the
number of required parking lot trees and the landscape plan provides 50% shade
coverage within 15 years of planting as opposed to 10 years as required by the Airport
Industrial Park Planned Development Ordinance. .
Standard 2: Parking lot trees shall be primarily deciduous species, and shall be
designed to provide a tree canopy coverage of 50% over all paved areas within 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. AIP PD Ordinance, section 1(1)j
Analysis: The AIP PD ordinance requires a shade percentage to be achieved at 10
years, but the code does not indicate how the shade coverage should be calculated.
Costco Warehouse and Fueling Station Project Station Site Development Permit
File Nos.: 11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
5
C�l1Ni-I�DCC�ZS�vill typically double in size between 10 years and 15 years, making
the 15 year standard a more reasonable standard for calculating shade coverage.
Past projects subject to this shade requirement have not resulted in 50% shade
coverage within the 10 year time frame, but have been able to provide the 50%
shade coverage within 15 years of planting or at maturity. ,1�9dI�P SRl9�EG2��tC�,fbl�
C❑C❑C�PQFiC C R❑C�L�DC�S�DQ�2 143GDGFH❑DP HQQQI❑�-I❑❑L1�C F�i���❑
requirements to allow 50°/o coverage after 15 years of growth in other areas of the
City. However, the Airport Industrial Park Planned Development Ordinance did not
get amended and remains a 10 year 50% coverage requirement.
General Plan: The General Plan land use designation of the site is Master Plan Area (MPA).
This MPA is comprised of the areas commonly known as Airport Industrial Park (AIP) and
Redwood Business Park (RBP). The MPA land use designation is intended to meet precise
planning requirements and provides a variety of land uses in larger areas and/or areas with
parcels under multiple ownerships. In this case, the MPA designation applies to a planned
development (PD)- the Airport Industrial Park PD. The allowed land uses and development
standards are determined by standards contained in the Airport Industrial Park Planned
Development zoning designation. Staff reviewed the General Plan goals and policies and
determined the project was consistent with the General Plan (see Attachment 4, Table 1, for a
General Plan Consistency Analysis).
Airport Industrial Park Planned Development Ordinance. The AIP PD ordinance includes
several different zoning (land use) designations. This application included a rezoning to change
the zoning designation of the Costco Project site from Industrial/Automotive Commercial and
Light Manufacturing/Mixed Use to Retail Commercial. On June 7, 2017, the City Council
introduced an ordinance to amend the AIP PD to change the land use designation of the Costco
Project as described above. The Project was found to be consistent with the Retail Commercial
requirements included in the AIP PD ordinance (See Attachment 4, Table 2 for an analysis).
Attachments:
1. City Council Resolution of CEQA Findings for EIR and Statement of Overriding
Considerations
2. Project Findings
3. Project Conditions of Approval
4. General Plan, Airport Landuse Plan and Airport Industrial Park Planned
Development Consistency Analysis Tables
5. Project Plans Dated: July 12, 2017
Costco Warehouse and Fueling Station Project Station Site Development Permit
File Nos.: 11-01-REZ-SDP-CC-PC and 11-16-EIR-CC
RESOLUTION NO. 2017-24
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH (1) MAKING FINDINGS
PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA") GUIDELINES
SECTION 15090 IN CONNECTION WITH THE CERTIFICATION OF THE COSTCO WHOLESALE
REVISED PROJECT ENVIRONMENTAL IMPACT REPORT AND (2) ADOPTING FINDINGS TO
ADDRESS SIGNIFICANT ENVIRONMENTAL IMPACTS IN ACCORDANCE WITH PUBLIC
RESOURCES CODE ("PRC") SECTION 21081 AND CEQA GUIDELINES SECTIONS 15091
AND A STATEMENT OF OVERRIDING CONSIDERATIONS IN ACCORDANCE WITH PRC
§21081(b) AND CEQA GUIDELINES §15093.
WHEREAS:
1. On June 21, 2016, the California Court of Appeal in Citizens for Safety First v. City of Ukiah
et.al., Case No. A145581, held that under the California Environmental Quality Act (CEQA)
the City could not add as an Addendum to the environmental impact report (EIR) for the
Costco Wholesale Project an Energy Analysis after the EIR had been certified by the City
Council. Except for this procedural error, the court of appeals found that the EIR fully
complied with CEQA. Accordingly, it remanded the case to the Mendocino County Superior
Court with instructions to issue a writ of mandate compelling the City to set aside its
certification of the Costco EIR and its approval of the C�stco Project and to circulate a draft
Energy Analysis section in the EIR for public comment and consider the Energy Analysis
before recertifying a FEIR for and approving the Costco Project; and
2. On September 23, 2016, the Mendocino County Superior Court issued a peremptory writ of
mandate which directed the City to set aside its certification of the EIR by Resolution No.
2013-34, dated December 18, 2013 and its Findings and Statement of Overriding
Considerations by Resolution 2013-35, dated December 18, 2013, its Findings of Fact for
an adoption of the Addendum to the EIR by Resolution No. 2014-47, and its amendment to
the land use designation for the Costco Project site from Industrial/Automotive Commercial
to Retail Commercial, adopted on January 14, 2014; and
3. On November 16, 2016, in Resolution No. 2016-62, the City Council set aside the approvals
described in Recital No. 2, above; and
4. On December 2, 2016, the City filed its return to the peremptory writ of mandate showing its
compliance with its commands; and
5. On February 12, 2017, in order to solicit review and public comment, the City gave Notice
of Recirculation to responsible agencies, organizations and interested parties of a portion of
the Draft Environmental Impact Report for the Costco Project, consisting of Section 3.15
Recirculated Partial Draft Environmental Impact Report ("RPDEIR"), containing an energy
analysis of the project in compliance with Appendix F of the CEQA Guidelines and California
C/ean Energy Committee v. City of Woodland(2014) 225 Cal. App. 4th 173. Pursuant to 14
California Code of Regulations ("CCR") §15088, subsections (c) and (f) of the CEQA
Guidelines, the City limited public comment to the RPDEIR; and
6. On March 27, 2017, the 45-day public comment period ended; and
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7. The City has prepared a Final RPEIR for inclusion in the Final EIR ("FEIR") for the Costco
Project, which includes the responses to comments on the RPEIR which were submitted
during the 45-day public comment period. The final RPEIR supplements the Final EIR
approved by Resolution No. 2013-34, which resolution is attached hereto as Exhibit A and
incorporated herein by this reference; and
8. By this Resolution, the City Council (1) makes findings in support of its decision and certifies
the Final EIR forthe Costco Project, including a mitigation monitoring and reporting program
for the Costco Wholesale Project, which is comprised of: (a) the Draft EIR, dated January
2013; (b) the Final EIR, dated November 2013 as approved by the City Council on
December 18, 2013 ("2013 EIR"), through the adoption of Exhibit A (Resolution No. 2013-
34),; (c) the RPDEIR, dated February 2017, and the Final RPEIR, dated April 2017 which is
adopted by this Resolution and (2) readopts the Findings Pursuant to Public Resources
Code ("PRC") Section 21081 and CEQA Guidelines Section 15091 and a Statement of
Overriding Considerations as set forth in Resolution No. 2013-35, attached hereto as
Exhibit B, and incorporated herein, as required by PRC Section 21081(b) and CEQA
Guidelines Section 15093; and
9. Based on the certification of the FEIR for the Costco Project and the findings herein, the
Planning Commission has recommended and the City Council has determined to introduce
and adopt an ordinance re-designating the Costco Site with a Retail Commercial land use
classification;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah finds as follows:
1. The EIR for the Costco Project was prepared and made available for public review and
comment in full compliance with the procedures set forth in CEQA and the CEQA Guidelines.
2. The revised EIR with the Energy Analysis was considered by the Planning Commission at a
public meeting on May 24, 2017 and the Planning Commission voted 4-1 to recommend that
the City Council certify the revised FEIR for the Costco Project, which was considered by the
City Council at a public meeting on June 7, 2017.
3. The City Council has considered all documents submitted during the public comment period
for the revised EIR with the Energy Analysis and all testimony presented during its meetings
as well as the revised FEIR, the Staff Reports, dated February 13, 2017 to March 29, 2017,
the Costco Warehouse and Fueling Station project files, and the minutes or recording of the
May 24, 2017 Planning Commission meeting. The Staff Reports are incorporated herein by
reference. The City Council has independently reviewed and analyzed this resolution and the
revised FEIR for the Costco Project and they accurately reflect the Council's independent
judgment and analysis.
4. The findings in Exhibit A (Resolution No. 2013-34) are incorporated herein by reference as
though set forth in full.
5. The findings in Exhibit B (Resolution No. 2013-35) are incorporated herein by reference as
though set forth in full.
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6. The Statement of Overriding Considerations as set forth in Exhibit B are incorporated herein
by reference as though set forth in full.
7. Based on the Energy Analysis in Section 3.15.4 of the revised FEIR and the mitigations
described in Section 3.15.5, the Costco Project will not have a significant adverse
environmental impact. The Project would have a significant adverse impact on the environment
from its use of energy, if the energy use by the Project would (1) result in wasteful, inefficient,
or unnecessary consumption of energy, (2) conflict with existing energy standards and
regulations, or (3) adversely affect local and regional energy resources or require additional
capacity.
8. The City Council finds that energy use by the Costco Project will not have any of the significant
adverse environmental impacts described in No. 7, above.
9. The Costco Project will not result in the inefficient, unnecessary, or wasteful consumption
of energy per Public Resources Code Section 21100(b)(3):
a. Operational Energy Use: Site and Structures
i. Energy Use During Construction:
1. The building system uses pre-engineered, metal components. The
metal building system contains 80% recycled content and is itself
100% recyclable. This results in the consumption of less fossil fuels
during transportation, as compared to conventional masonry, due to
the need for less material for the project.
2. Locally extracted and manufactured building materials will be
utilized where feasible. Pre-manufactured building components,
including structural framing and metal panels, are designed to
minimize waste during construction.
ii. Operational Energy Usage: Site and Structures
1. The Project building and site design contain the following energy
conserving features that the City Council finds will avoid inefficient,
unnecessary, or wasteful consumption of energy:
a. Parking lot light standards are designed to provide even light
distribution and use 20% less energy compared to a greater
number of fixtures at lower heights.
b. Pre-manufactured building components, including structural
framing and metal panels, are designed to minimize waste
during construction. Pre-manufactured metal wall panels
with insulation are designed to conserve energy by
increasing R-value and solar reflectivity. Building heat
absorption is reduced by a decrease in the thermal mass of
3
the metal wali when compared to a typical masonry block
wall.
c. Pre-manufactured building components, including structural
framing and metal panels, are designed to minimize waste
during construction. Pre-manufactured metal wall panels
with insulation are designed to conserve energy by
increasing R-value and solar reflectivity. Building heat
absorption is reduced by a decrease in the thermal mass of
the metal wall when compared to a typical masonry block
wall.
d. Reflective roof material will meet the requirements for the
USEPA's Energy Star energy efficiency program. Reflective
roofs produce lower heat absorption and thereby lower
energy usage during the summer months.
e. Triple glazed skylights are used on the roof to reduce the
need for interior lighting. A "daylight harvesting" system
monitors and adjusts the mechanical and lighting systems in
order to conserve energy. The system includes the skylights,
light monitors, energy efficient lighting fixtures, and
associated control systems. On a typical sunny day, fewer
than one third of the interior lights are needed.
f. Tree plantings are planned to reduce summer heat gain
within the parking field.
g. Proposed planting incorporates a substantial amount of
drought tolerant species.
h. The proposed irrigation system incorporates the use of deep
root watering bubblers for parking lot shade trees to
minimize water usage and ensure that water goes directly to
the intended planting areas.
iii. Ongoing Energy and Water Use:
a. The ProjecYs energy performance would be 12% more
efficient than the Title 24 performance standards.
b. Project includes high efficiency restroom water fixtures,
which result in a water savings of 40% beyond the building
standard.
c. The Project incorporates drought resistant landscaping and
water-efficient irrigation reduced demand for water.
4
b. Operational Energy Use: Transportation
i. Mitigation Measures addressed in the FEIR sections 3.2.2b, 3.10.2a,
3.10.2b, and 3.10.2c. result in an estimated 8.97% savings in transportation
energy, which does not include the likely �nergy savings from current
Costco customers in the market area of the Project not driving to the
Costco store in Sonoma County.
10. The Project will not conflict with energy standards and regulations.
a. The proposed warehouse building will not exceed applicable state standards,
because it will be 12% more efficient than the Title 24 perFormance standards.
11. The Project will not have an adverse impact on local an� r�gional energy resources
and will not require additional energy production capac;ty.
a. The City of Ukiah has adequate capacity to serve the project from existing
distribution facilities.
b. The City of Ukiah derives 49% of its electrical energy from renewable energy
sources such as small hydroelectric energy and geothermal energy. It derives
another 25% of its electrical energy from large hyr�roelectric generating facilities.
c. Onsite renewable energy could come from solar energy panels. The project
includes pre-wiring and an engineered roof to accommodate solar panels, which
Costco will evaluate after the warehouse store is in operation based on cost of the
solar system, tax incentives, the quantity of solar energy producible, and the cost
of energy from Ukiah's Electric Utility.
Adopted on June 7, 2017, by the following roll call vote:
AYES: Councilmembers Crane, Mulheren, Doble, and Mayor Brown
NOES: Councilmember Scalmanini
ABSENT: None
ABSTAIN: None
�\
' \,; 3 '
�I'" ;f�i� (,t !�
Jir� . Brown, Mayor
;
i
ATTEST:
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,
� ::y�.. � lq� � ,t, j �
Kristine Lawler, City Clerk
5
EXHIBIT A
�
2 RESOLUTION NO. 2013-34
3
4 RESOLUTION OF THE CITY OF UKIAH MAKING FINDINGS
5 PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY
6 ACT ("CEQA") GUIDELINES SECTION 15090 IN CONNECTION
7 WITH THE CERTIFICATION OF THE COSTCO WHOLESALE
8 PROJECT ENVIRONMENTAL IMPACT REPORT
9
10 _ _
11
12 WHEREAS:
13
i4 1. The Ciry of Ukiah ("City'� as Lead Agency has conducted an environmental review for
i5 the proposed Costco Wholesale Project that included the Environmental Impact Report
16 (EIR) scoping period, the Draft EIR, public review of the Draft EIR, and the Final EIR;
�� and
18
i9 2. The Fnal EIR consists of the Draft EIR, as revised, plus the Final EIR, plus the responses
20 to late comments received on the Final EIR included in the Addition to the Final EIR. The
21 Flnal QR includes all written comments received regarding the Draft QR, all responses
22 to comments, and the Mitfgation Monitoring and Reporting Program (MMRP).
23
za 3. The implementation of the EIR scoping and review process is described in Section 1.2 of
25 the Final QR (pp. 1-2 and 1-3). The following is a summary of the Cty's environmental
26 review for this project.
27
28 A. The�ty issued a Nofice of Preparation (NOP) for a 30-day comment period between
z9 November 6 and December 6, 2011. The NOP was distributed to govemmental
3o agencies, organizations, and persons interested in the proposed project. The City
31 sent the NOP to agencies with statutory responsibilities in connectlon with the
3Z proposed project with the request for their input on the scope and content of the
33 envlronmental information that should be addressed in the EIR. The City Planning
34 and Community Development Department held a Scoping Meeting on November 21,
35 2011 to take comments regarding the scope of the EIR in response to the NOP. The
36 environmental issues raised during the scoping process were considered in the Draft
37 EIR.
38
39 B, The Draft QR was released on January 30, 2013. The Notice of Availability was
4o publlshed in the Ukiah Daily ]oumal on January 27, 2013. The Notice of Completion
ai was delivered to the State Clearinghouse on January 30, 2013 (State Clearinghouse
42 # 2011112025). The review period closed on March 15, 2013 at 5;00 p.m. The
a3 Planning Commission of the City of Ukiah held a public hearing to receive comment
4a on the Draft EIR on February 27, 2013. Seventy-three (73) written comment letters
as were received during the review period, in addition to comments made at the
46 Planning Commission hearing on February 27�'. These comments are included in
47 their entirety in Chapter 2 of the Final EIR.
a8
49 C. The Final EIR was released on November 1, 2013, 21 days prior to the Planning
so Commission public hearing regarding EIR certification and project consideration.
i
1
2 D. On November 21, 2013, the Planning Commission conducted a pubiic hearing on the
3 certification of the EIR and voted (3-1) to recommend the City Council certify the
4 EIR.
5
6 E. On December 4, 2013, the City Council conducted a public hearing on the
� certification of the EIR, received public comment on the EIR, closed the public
8 hearing on the EIR, and continued its consideration of the EIR to the December 18,
9 2013 meeting.
10
ii F. On December 18, 2013, the City Council completed its consideration of the EIR.
i2
i3 4. The custodian of the Project record is the Ciry of Ukiah Planning and Community
�4 Development Department. The documents and other materials, which constitute the
i5 record of proceed(ngs for the City's certlficati�n of the EIR and potential approval of the
16 Project, including, but not limited to the items described in Public Resources Code
17 Section 21167.6(e), are located at the Planning and Community Development
is Oepartment, 300 Seminary Ave., Ukiah, CA 95482, and are available for review during
19 normal City business hours.
zo
21 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah finds as
22 follows:
23
2a 1. Pursuant to CEQA Guidelines Secfion 15090 (Title 14 of the California Code of
25 Regulations, Section 15090) the City Council certifies that the Final EIR has been
26 completed in compliance with the California Environmental Quality Act ("CEQA'� and the
27 State CEQA Guidelines. The City Council makes the following findings:
28
29 A. The Final EIR has been completed in compliance with CEQA.
30
31 B. The City retained ESA of San Francisco, California, to prepare the Draft and Fnal
3Z EIR documents for the proposed Project. The EIR was prepared under the
33 supervision and direction of the City Planning and Community Development
34 Department staff and presented to the City Council and Planning Commission.
35 The EIR was presented to the Planning Commission on November 21, 2013 for
36 review and consideration of the information contained in the Final EIR. The
37 Planning Commission recommended certification of the EIR. The EIR was
38 presented to the City Council on December 4, and December 18, 2013 for review
39 and consideratian of the informa�on contained in the Fnal EIR. The Ciry
4o Council has reviewed and considered the information contained in the Final EIR.
ai
42 C. The Fnal EIR reflects the City's independent judgment exercised in accordance
43 with CEQA Section 21082.1 (c) by reviewing, analyzing and revising material
44 prepared by the consultant; circulating the Draft QR as a City document and
45 certifying that the Final EIR reflects the independent judgment of the lead
46 agency.
47
2
i D. The Ciry may reject testimony that it believes is false, not supported by
2 evidence, or not as well supported as the evidence underlying the testimony and
3 analysis of its own experts, as "evidence that is not credible" does not qualify as
4 "substantial evidence" under CEQA. (CEQA Guidelines §15064 subd, (�(5).
5 Accordingly, the City Council finds that public comments suggesting that the
6 aesthetic, biological, energy, noise, traffic, and urban decay-causing impacts of
7 the Project are greater than those disclosed in the EIR, even with mitigation, are
s based on assump�ons and analysis that are erroneous in light of the expert
9 testimony from the City's consultants and experts and other evidence in the
10 record regarding the ultimate significance (including after implementation of
ii mitigatlon) of these impacts of the Projed.
iz
i3 2. The proposed Project has the potential to result in significant impacts on the
�a environment. Pursuant to the CEQA Guidelines, an EIR is the required environmental
15 documentation for the City's considera�on of the Projed.
16
i7 Adopted on December 18, 2013 by the following roil call vote:
18
19 AYES: Councilmembers Crane, Thomas, Landis, and Mayor Baldwin
20 NOES: None
21 ABSENT: None
22 ABSTAIN: None
23
24 � ,
25
26 ilip E. Baldwin, Mayor
27
28
29
30 ATfEST:
31
32 � s:`. -- _�.
33 Kristine Lawler, City Clerk
34
3
EXHIBIT 6
RESOLUTION NO. 2013-35
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH MAKING FINDINGS
PURSUANT TO PUBLIC RESOURCES CODE ("PRC") SECTION 21081 AND CALIFORNIA
ENVIRONMENTAL QUALITY ACT ("CEQA") GUIDELINES SECTION 15091 AND A
STATEMENT OF OVERRIDING CONSIDERATION IN ACCORDANCE 1MTH PRC g21081(b)
AND GUIDEUNES§15093 IN CONNECTION WITH THE DECISION TO CERTIFY THE COSTCO
WHOLESALE PROJECT ENVIRONMENTAL IMPACT REPORT AND APPROVE THE COSTCO
WAREHOUSE STORE AND FUELING STATION PROJECT
WHEREAS:
1 The City Council has ce�tified as adequate and complete an Environmerrtal Impact Report
("EIR")fo�the Costco Wholesale Project. The EIR consists of a Draft Environmental Impact
Report, dated January 2013, ("DEIR'�, and a Final Environmental Impact Report, including
responses to comments on the DEIR, dated November 2013, and additional responses to
late comments, dated December 2013, ("FEIR"); and a Mitigation Monitoring and Reporting
Program; and
2. The Pro�ect mcludes a Rezoning to amend the Airport Industrial Park Planned Development
to change the Land Use Designation of the Costco Project site to Retail Commeraal f�om
IndustriaUAuto Commercial and Light IndustriaUMixed Use and a Site Development Perm�t in
order to allow the construetion of a 148,000 square foot membership-based retail store and
20-pump fueling station on a 15.33 acre site on the east side of Airport Park Boulevard
between Ken Fowler Auto Center and the southem terminus of Airport Park Boulevarcl; and
3. The EIR has identfied significarit environmerital impacts af the Project; and
4. The EIR has deteRnined that not all of the project specific adverse environmental impacts
can be mitigated to less than significarrt levels; and
5. The Final EIR has found that ce�tain Air Quality, Transportation and Traffic, and Global
Climate Change impacts cannot be mitigated to a level considered less than sign�cant, and
6. As stated below, the City Council has made the findings and the statement of overnding
considerations required under CEQA, where, as here, a project has one or more adverse
environmental impacts that cannot be mitigated to a level of insignificance; and
7. The Project Proponent hereby undertakes a legally binding commitment to comply with the
mitigation measures under the Project ProponenYs control, which are incorporated into the
Project andlor included as conditions of project approval; and
8. The City Council has determined to approve the Project; and
9. The Ciry Council has based its decision on the whole of the record, which includes those
items ident�ed in Public Resources Code Section 21167.6(e), including, but not limited to,
the EIR, including the appendices to the EIR and the staff reports; and
10. The record of proceedings upon which this decision is based, including the Costco
Warehouse EIR and Costco Warehouse and Fueling Station project fl�e,is maintained in the
office of the Planning and Community Development Department, Civic Center, 300
Seminary Avenue, Ukiah, CA 95482, as the custodians of the record, and is available for
publlc inspedion upon request of the Director of Planning and Community Development or
his designee;and
1
11. PRC section 21081 and CEQA Guidelines section 15091 provide that the City shali not
approve or carry out a project for which an EIR has been completed which identifies one or
more significant environmental impacts, unless it makes specified findings; and
12 PRC section 21081(b) and CEOA Guidefines section 15093 require a Statement of
Overriding Considerations to approve a project that will have any unmitigated adverse
environmental impacts.
NOW,THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah finds as follows
1. The EIR was prepared and made available for public review and comment in full compliance
with the procedures set forth in CEQA and the CEQA Guidelines.
2 The EIR was considered by the Planning Commission at a public meeting on November 21,
2013 and the Planning Commission voted 3-1 to recommend the City Council ceRify the EIR;
and the EIR was considered by the City Council at public meetings on December 4 and
December 18, 2013.
3. The City Council has considered all documents submitted during the public comment period
for the EIR and all testimony presented during its meetings as well as the EIR, the Staff
Reports, dated November 21, 2013, December 4,2013,and December 18,2013,the Costco
Warehouse and Fueling Station project files, and the minutes or recording of the November
21, 2013, Planning Commission meeting. The Staff Reports are incorporated herein by
reference. The Ciry Council has independently reviewed and analyzed this resolution and
the EIR and they accurately reflect the Council's judgment.
4. The Project is described in the EIR, including the DEIR at pp.2-1 to 2-14, and FEIR pp 4-1 to
4-5 This descnption is incorporated herein by reference.
5. The EIR evaluated the impacts of the Project itself, as well as its impacts in combination with
impacts from past, present and probable future projects. Those impacts, both individual and
cumulative, along with recommended mitigabon measures and suggested conditions, are
summarized in Table ES-1: Summary of Impacts and Mitigatlon Measures, FEIR pp. ES-3 to
ES-14.
6. Measures designed to avoid or substantially lessen the sign(ficant environmental effects of
the Project as identified in the EIR are set forth in the Mitigation Monitoring and Reporting
Plan ("Plan"), attached hereto as Exhibit A and incorporated herein by reference. The
measures constitute binding commitments of the Project Proponent, �f the Project is
approved by responsible agencies upon acceptable conditions and undertaken by the
Project Proponent, and those measures shall be incorporated into the Project and monitored
in accordance with the Plan
a. Aesthetics:
Proiect Specific Impacts (Llqht and Glarel: The EIR concluded irnplementation of the
Project may create a new source of substantial light or glare which could adversely affect
daytime or nighttime views of the area. (DEIR, pp. 3.1-10 to 3 1-11) The EIR ident�ed
mitigation measures that would reduce this impact to a less than significant level. (FEIR,
pp Aesthetics mitigation measure 3.1.2) The mitigation measures include: locat�ng,
aiming, or shielding light fixtures to minimize light trespass over property lines; use of full
cut-off and night-time frlendly fixtures; preparation of a photometric plan that complies
with spec�c quantified light levels; and turning off all or 50°� of parking lot lighting one
hour after store closure.
The Project Proponent commits to these mitigation measures as conditions of approval
.,
L
for the rezornng and site development permit. (That commitment and all Project
Proponent commitmerrts referenced in these flndings will be made conditivns of the S�te
Development Pertnit required for the pro�ect which is the mechanism for enforcing the ,
Project Proponent's commitment.�The City Council,therefore,finds that these mitrgatlon
measures constitute changes or afterations which have been required in, or inco�rated
into, the project which will mit�gate or avoid or reduce to insignificance the adverse
environmental aesthetic effect of potenbal fight and glare.
b. Geology and Soils:
Proiect Spec'�fic Imeads(Seismic Ground Shakina): The EIR concludes that the Project
could expose people to injury or structu�es to damage from potentia!rupture of a known
earthquake fault, strong ground shaking, seismic-�elated ground failure, or landslides.
(DEIR, pp. 3.4-10 to 3.413) The EIR inGudes mitigation measures that would reduoe
the seismic ground-shakmg impacts to a less than significant level. (Geology and Soils
mitigatio� measures 3.4 1 a) The mitigation measures include: preparation of a
site-specfic design level geotechnlcal repo�t prepared by a registered geotechnical
engineer to be submitted to the Building Inspection Division as part of the building permit
submittal �equired for construction of the Project; incorporation of the recammendations
included in the geotechnical report into the foundation design, earthwork, and site
preparation Project plans; and that the Project structural engineer review site specific
investigations, provide any additional mitigations necessary to meet Building Code
requirements, and incorporation of all applicable mitigation measures from the
investigation into the structural design and ensure that all structural plans meet current
Building Code requirements; City review of all Project plans and other releva�t
construction permits for compliance with the applicable geotechnical investigation and
Code requirements.
Proiect Sqecific Im�acts (L.iauefaction and Earth�uake Induced Settlemerrt): The EIR
concludes the Project could expose people to injury or structures to damage from
potential liquefaction and earthquake induced settlement. (DEIR, pp. 3.410 to 3.413)
The EIR includes mitigation measures that would reduce the liquefaction and earthquake
induced settlement impacts to a less than signficant level. (Geology and Soils mitigation
measure 3.4.1 b) The mitigation measures include: submittal of a site-specfic, design
level geotechnical investigation prepared by a registered geotechnical engineer that
complies with all state and local code requirements, includes site specific mitigations for
mitigation of liquefiable soils; ident�ed mitigations reviewed for compliance with CGS
Geology Guidelines related to protection of public safety from liquefaction; incorporation
of all mitigations in the site specific mitigations into the Project plans ior foundation
design, earthwoiic and site preparation; review of the site speafic recomme�datio�s by
the Pro�ect structural engineer and the inclusion of recommendations from the Project
structural engineer into the structural design plans and compliance of all stn.ictural plans
with current Building Code requirements; registered City geotechnical engineer or third
party engineer retained to review the geotechnical report and site-specfic geotechnical
investigation, approve the final repo�t, and require compliance with all geotechnical
mitigations; and City review of Project plans for grading foundations, structural,
infrastructure, and all other relevant oonstruction permits to ensure compliance with the
geotechnical investigation and Code requirements
Profect Spe�c Im�acts(FIII Sorls) The EIR concluded that the Pro�ect could be located
on fill soils that are potentially unstable, or that could become unstable as a rosult of the
Project, end potentlally result in on- or off-site landslide, lateral spreadmg, subafdence,
Ifquefaction or collapse. (DEIR p. 3.4 14 to 3.4 15)The EIR Includes mitlgatbn measures
that would reduce this impact to a less than significant level (Geology and Soils
mitigation measures 3.4.1 a and 3 4.1 b} The mitigations mclude all of the mitigatfons for
3
seismic ground-shaking, liquefaction, and earthquake induced settlement identified
above.
The Project Proponent commits to these mitigation measures for the above-described
effects on geology and soils as condit�ons af approval for the rezoning and site
development permit. The City Council, therefore, finds that these mitigation measures
constitute changes or alterations which have been required in, or incorporated into, the
project which will mitigate or avoid or reduce to insignificance the adverse environmental
effects relating to geology and soi�s.
c. Hazards and Hazardous Materials:
Proiect Soec�c Impacts: The EfR concluded that during constn.iction, the Project could
create a hazard to the public or environment through upset or accident conditions
involving the use or release of hazardous materials or the release of haza�dous wastes
to the environment �esultmg from contaminated soil and/or groundwater. (DEIR, p.
3.5-14)Although the available studies suggest no contaminated soil and/or groundwater
would be found on site, mitigation has been included in the unlikely event contamination
is encountered. (Hazards and Hazardous Materials mitigation measure 3.5 2} The
mitlgation measures would reduce this impact to a less than signficant level. The
mitigation measure includes:the hafting of work if contaminated soil and/or groundwater
is suspected or discovered during Project construction activities; identification of the type
and extent of the contamination in coordination with overseeing authorities; development
of an appropriate method to remediate the contaminat►on; and determinat�on of the
appropriate disposal method
The Pro�ect Proponent comm�ts to these mitigation measures for the above-descnbed
impacts relating to hazards and hazardous materials as conditions of approval for the
rezoning and site development permtt The City Council, therefore, finds that these
mitigation measures constitute changes or alterations which have been required in, or
incorporated into: the project which will m�tigate or avoid or reduce to insign�cance the
adverse environmental effect relating to haza�ds and hazardous materials.
d. Hydrology and Water Quality:
Proiect Snec�c Imaacts (Dewaterinp and Discharqe): The EIR concluded that
subsurface excavation dunng Pro�ect construction could require dewatenng which may
result in a discharge that could adversely affect water quality (DEIR,p. 3.6-16 to 3 6-17)
The EIR includes mit�gation measures that would reduce thfs impact to a less than
sign�cant level (Hydro►ogy and Water Quality mitigation measure 3.6.2)The mitigation
measures include: coordination with the City rega�ding dewatering activities and
comp{iance with provisions of the dewatering permit; applicant Submittal of a Report of
Wastewater Discharge and Application for NPDES Pennit along with a feasibilfty study
for the reuse of the groundwater to RWQCB;and discharge flows only upon receipt of the
Discharge Authorization Letter from the RWQCB (Hydrology and Water Qualfty
mifigation measure 3 6.2)
Project Specific Imqacts (Impervious Surtaces and Runoff): The EIR concluded that the
installation of new impervious surfaces associated with the Costco buiidmg and parking
lot would increase the impervious surFaces on the site which could decrease stormwater
infiltration and increase stormwater flows, causing downstream flooding, erosion, or
sedimentation. (DEIR, pp. 3.6-17 to 3.6.19) The EIR includes mitigation measures that
would reduce this impact to a level considered less than significant. (Hydrology and
Water Quality mitigation measure 3.6 4) These mitigations include: preparation and
submittal of a Final Drainage Plan by the Applicant to the City Engineer and North Coast
4
Regional Water Quality Control Board fo�the final desigNplan of the Project that includes
the proposed stomn drainage system, vegetated swales, and wate� quality features,
stortn water system designed,implemented,and maintained such that there would be no
�et increase in Project condition downstream runoff; Finai Drainage Plan based on
modeled runoff volumes and flow rates specific to the with-Project conditions;design and
implementation by the Applicant of volume-andio�flow- based Treatmerrt Control Best
Management Practices(BMPs)as defined in attachmerrt 4 of the State Wate�Resources
Control Board small municipal separate storm sewe� systems (MS4s) Genefal Permit,
and submittal of design drawings and any related documents or speafications to the City
of Ukiah and Nath Coast Regional Wate�Quality Control Board prior to implementat�on
(implementation of Hydrology and Water Quallty mitigation measure 3.6.4).
Cumulative Imaacts: The EIR concludes implementation of the Projed, in conjunction
with other foreseeable development in the City, could resuft in cumulative hydrology and
water quality impacts, (DEIR, p. 3.6-21 and 3.6-22) The EiR includes mitigation
measures that would reduce this impact to a level that is considered less than sign�cant.
(Hydrology and Water Quality mitigation measure 3.6.4) The mitigations include all of
the mitigatians for impervious surfaces and runoff as described above (Hydrology and
Water Quality mitigatian measure 3.6.4).
The Project Proponent commits to these mitigation measures for the above-descnbed
impacts relating to hydrology and water quality as conditions of approval for the rezoning
and site development permit. The City Councit, therefore, finds that these mftigation
rneasures constitute changes or alterations which have been required in,or incorporated
into, the project which will mitigate or avoid or reduce to insignificance the adverse
environmental effects relating to hydrology and water quality.
e. Biological Reaources:
P�oiect Soecfic Imcacts (Special Status Sr�ecies): The EIR concluded
construction-related activities could afFect special status species (nesting birds) (DEIR,
pp. 3.12-12 to 3.12-13) The EIR includes mfigation measures that would reduoe th�s
impact to a level considered less than sign�cant. (Biological Resources mitigation
measure 3.12.1)The mitigatian measures include: preconstrudion suroey by a qualfied
biologist of all potential habitats within 30 days of the start of grading or other
construction-related activities if construction will occur during bird nesting season
(February 15 through August 31); in the event an active nest is found, a no-work buffer
zone is required or as required by the Department of Fish and Game;and no mitigation is
required if the preconstruction survey indicates nests are inactive or potential habitat is
unoccupied. (Biological Resources mitigation measure 3.12.1)
The Project Proponent commits to these mitlgation measures for the above-described
impads on biological resaurces(special status species)as conditions of approval for the
rezoning and site development permit. The City Council, therefore, finds that these
mitigation measures constitute changes or alterations which have been required in, or
incorporated into, the project which will mitigate or avoid or reduce to insigniflcance the
adverse environmental effects on biological resources.
f. Cultural Resources:
Proiect Scecific Imaacts (Archeoloaical and Paleontoloaical Resources): The EIR
determined that ground disturbing activities associated with implementation of the
Project could result in a substantial adverse change to previously u�known archeolog�cal
or paleontological resources and ident�ed mitigations to reduce this impact to a level
considered less than sign�cant. (DEIR, pp 3.14-10 to 3.14-11) These mitigation
5
measures include:ceasing activity in the vicinity of the find until the find is evaluated by a
qualified archeologist and a Native Amencan representative; notifying the City of Ukiah in
the event the find may be significant; development of a treatment plan for resources
determined to be sign�cant; and consultation with Native American representatives in
determining the appropriate treatment for prehistonc or Native Amencan cultural
resources. (Cultural Resources mitigation measure 3.14.2)
Project Specific Impacts (Discoverv of Human Rem�ins) The EIR also determined that
ground disturbing construction activities associated with implementation of the Project
could result in damage to previously unknown human remains and ident�ed mitigation
measures to reduce this impact to a level considered less than significant. (DEIR, p
3.14-11)These mitigation measures include: compliance with Health and Safety Code
Se�tion 7050.5 which requires no further disturbance until the County Coroner has made
the necessary findings as to ongin and disposition pursuant to PRC Section 5097.98;
coroner notification of the Native American Hentage Commission (NAHC) in the event
the remains are determined to be of Native American descent; and NAHC determination
of the Most Likely Descendent, who will assist in determining disposition of the remains
(Cuftural Resources mitigation measure 3.14.3)
The Project Proponent commits to these mitigatfon measures for the above-described
cultural resources impacts as conditions of approval for the rezoning and sfte
development permit. The City Council, therefore, finds that these mitigation measures
constitute changes or alteratlons which have been required in, or incorporated into, the
project which will mitigate or avoid or reduce to insignificance the adverse environmental
effects on cultural resources.
g. Transportation and Traffic(Public Transit, Pedestrian, and Bicycle Facilities):
Pro�ect Specific Impacts The EIR determined that implementation of the Project would
conflict vuith adopted policies, plans, or programs regarding public transit, pedestrian, or
bicycle facilities or otherwise decrease the performance or safety of such facilities. (DEIR,
p. 310-28) The EIR ident�ed mitigati�n measures that would reduce this impact to a
less than sign�cant level (FEIR, Transportation and Traffic mit�gation measures 3 10.2a,
3.10.2b, 3.10 2c) These mitigatlon measures include: providing a location for a bus
shelter on the Project site and construction of a concrete pad for a bus shelter;
construction of sidewalks as shown on the Project plans; installation of high visibility
crosswalks across dnveway entrances to the site and installation of ADA compliant curb
ramps; installation of pedestrian connections from the Project frontage and main parking
area to the store entrance; installation of a Class III bike route on Airport Park Boulevard,
and instaflation of bike parking as required by Airport Industnal Park Planned
Development Ordinance 1098.
The Project Proponent commits to these mitigation measures for the above-described
impacts relating to public transit, pedestrian, and bicycle facilities as conditions of
approval for the rezonfng and site development permit.The City Councll,therefore,finds
that these mitigation measures constitute changes or afterations which have been
required in, or incorporated into, the project which wiA mitigate or avoid or reduce to
insignificance the adverse environmental effects relating to public transit, pedestnan, and
bicycle facilities.
h. Transportation and Traffic(Traffic Volume and Queuing):
1. Project Specific Impacts {Existina Plus Project Conditions)• The EIR concludes the
Project would increase traffic volumes on area roadways under Existing Plus Project
Conditions The analysis in the EIR indicates the level of service (LOS) at the
5
intersection of Airpo�t Park 8oulevard/Talmage Road would not meet the acceptable '
LOS established by the General Plan. General Plan Circulation and Transportatton �
implementation measure CT-16.4(e) establishes the acceptable LOS for signai�zed
intersection and four-way stops as LOS D. Under Existing Pius Projed Conditions, '
the intersedion of Airpo�t Park Boulevard/Talmage Road would operate at LOS E In �
addfion, queuing would exceed available storage in two locations: 1) westbound
Talmage Road/Airport Park Boulevard left tum; and 2) southbound Talmage
Road/US 101 Ramp right tum. The EIR traffic study indicates that under existing
conditions (without the Project) both intersections also have queues that exceed
available storage. (DEIR,Appendix E, pp 10-11)
The EIR includes mitigation measures that would reduce this impact to a level
considered less than significant. The mitigation includes the construction of Talmage
Road Interchange improvements with the provision of two left-tum lanes on the
westbound Talmage Road approach to Airport Park Boulevard(FEIR,Transportation
and Traffic mitigation measure 3.10.1).
2. Cumulative Imoacts(Future 2030 Plus Proiect Level of Senrice):The EIR concludes
that the Project would increase traffic volumes on area roadways under Future
(2030) Plus Project Conditions. The analysis in the EIR indicates the level of service
(LOS) at three intersections wou{d not meet the acceptable LOS established by the
General Plan (DEIR, pp. 310-33 to 310-35) General Plan Circulation and
Transportation implementation measure CT-16.4(e)establishes the acceptable LOS
as LOS D or better. Under Future(2030)Plus Project Conditions,the intersect(on of
Airport Paiic BoulevardrTafmage Road would operate at LOS F; the intersection of
Talmage Road/US 101 Southbound Off-Ramp would operate at �OS E; and the
intersection of South State Street would operate at LOS E.
The EIR includes mitigation measures that would reduce this impact to a level
considered less than significant(FEIR,Transportation and Traffic mitigation measure
3 101 and 310 4) The miitigatlon measures include:installation of a left-tum lane on
the eastbound approach of South State Street/Hasting Avenue and the construction
of Talmage Road Interchange improvements with the provision of two left-tum lanes
on the westbound Talmage Road approach to Airport Park Boulevard (FEIR,
Transportation and Tra�c mitigation measure 3.10.1).
3. Proiect Saecific Imaacts (Near-Term Plus Proiect): The EIR concludes that the
Project would increase traffic volumes on area roadways under Near-Term
(Baseline) Plus ProJect Conditions. The analysis in the EIR indicates the level of
service (LOS) at two intersections would not meet the acceptable LOS established
by the General Plan. General Plan Circulation and Transportation implementation
measure CT-16 4(e) establishes the acceptable LOS as LOS D or better. Unde�
Near-Term Plus Project Conditions, the intarsection of Airport Pa�lc
Boulevard�T'almage Road would operate at LOS E, and the intersedion of Talmage
Road/US 101 Southbound Off-Ramp would operate at LOS F. In addition, queuing
would exceed available storage in two locations: 1) westbound Talmage
Road/Airport Park Boulevard leR tum; and 2) southbound Talmage Road/US 101
Ramp right tum. The EIR traffic study �ndicates that under near-term condftions
(without the Project), both intersections also have queues that exceed available
storage. (DEIR, Appendix E, pp. 22-23)
The EIR inGudes mitigation measures that would reduce this impact to a level
considered less than significant (Transportation and Traffic mitigation measure
3.10 3 requires implementation of mitigation measu�e 3.10.1). The mitigation
includes the construction of Talmage Road Interchange improvements wtth the
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provision of two left-turn lanes on the westbound Talmage Road approach to Airpo�t
Park Boulevard.
4. Cumulative Imaacts (Future 2030 Queuinq): The EIR concludes that under Future
(203o) Plus Project Conditions, the Project would contribute to an existing
inadequate queuing storage condition. The analysis in the EIR indicates queuing
storage would exceed maximum queues at westbound Airport Park
Boulevard/Talmage Road left turn and Talmage Road/US 101 Southbound
Off-Ramp right tum. The EIR traffic study indicates that under Future conditions
(without the Project), both intersections also would have queues that exceed
available storage. (DEIR, Appendix E, pp. 27-28) The EIR inctudes mitigation
measures that would reduce this impact to a level considered less than sign�cant
(Implementation of Transportation and Traffic mitigation measure 3.10.1) The
long-planned mitigation includes the construction of Talmage Road Interchange
improvements with the provision of two left-turn lanes on the westbound Talmage
Road approach to Airport Park Boulevard.
With respect to 14, A-D, above, the improvements which will reduce the adverse
traffic impacts to a level of insignificance are called the "Talmage Road Interchange
Improvements." 7he City of Ukiah is pursuing the Talmage Road Interchange
Improvernents as a separate City-sponsored project, because those improvements
are required for the build-out of the Redwood Business Park, with or without the
Project. Costco is subject to an off-site traffic mitigation fee imposed on parcels in the
Airport Industrial Park pursuant to Government Code Section 66000 et seq These
fees were imposed to help fund a portion of the Talmage Road Interchange
Improvements and will be used for this purpose. As of the preparation of the EIR,
funding sources for the full cost of theTalmage Road Interchange Improvements
have been identified but full funding has not yet been secured However,
T�ansportation and Traffic mitigation measure 3.10.1 requires that the Project
funding must be obligated prior to the issuance of a building permit for the Project
and the interchange improvements substantially completed prior to issuance of the
cert�cate of occupancy for the Project (FEIR, p.4�12�; thus assuring that no
Pro�ect-related traffic wfll be allowed to occur before these City-sponsored trafflc
mitigations are funded and substantially completed
A portion of the Talmage Road Interchange Improvements (Southbound Hwy 101
off-ramp and Talmage intersection reconstruction, 'Cal Trans Improvements°) is
within the California Department of Transportation (''Cal Trans") right of way and
subject to its jurisdiction The remaining improvements at Airport Park Boulevard and
Talmage Road ("City Improvements") are within the City's rights of way and subject
to its jurisdlction. The City can design and construct the City Improvements but the
design and construction of the Cal Trans Improvements are within Cal Trans'
jurisdiction and are its responsibility. If funding were not secured for the Cal Trans
Improvements or Cal Trans does not approve the timely construction of those
improvements, the City Council finds that the above-described traffic impacts would
be significant and unavoidable because specific economic, legal, social,
technological, or ather considerations (lack of funding or timely approval by Cal
Trans), make infeasible any further mitigation of them.
i. Air Quality:
Proiect Spec�c Impacts {OQerational Emissions)� The EIR concluded that ope�ation of
the Project would generate significant emissions of criteria air pollutants that could
contribute to existing nonattainment conditions far nitrous oxide(NOX), PM 10, and PM
2.5 and degrade air quality_ The EIR analysis indicates that vehicle tnps a�e the pnmary
8
source of these emissions. (DEIR, pp. 3.2-13 and 3.2-14, and table 3.2-5) The EIR
includes mitigation measures that would reduce the level of this impad. (FEIR, pp.4-6 to
4-8,Air Quality mitigation measures 3.2.2a, 3 2.2b and 3.2.2c)The mitigation measures
include: incorporating building and site design features that achieve a building energy
efficiency rating greater than the Title 24 requirement; incorporating sustainabflity
featu�es into the project, including the use of locally extracted bui�ling materials where
feasible, pre-manufactured building components to reduce construction waste,
pre-manufactured wall panels with insulation designed to conserve energy by increasmg
R-value and solar reflectiv'ity, ref}ective roof material that complies with requirements for
USEPA's Enet�gy Star energy efficiency program, skylights as part of a daylight
harvesting system, tree planting to reduce summer heat gain in the parking lot, plent
palette that includes a substantial amount of drought tolerant species, and an irrigation
system that minimizes water use and ensures water goes directly tv the intended
planting area; implementation of ineasures to reduce motor vehicle trips and operational
emissions, including promoting the use of alterative fueled vehicles and equipment and
providing incentives for employees to use altemative transportaaon, such as
carpooWanpool,transit, bicycling, or walking, and use of low VOC coatings.
The Project Proponent commits to these m�tigation measures relating to operatlonal
emissions as conditions of approval for the rezoning and site development permit The
EIR conGudes, however, that the implementation of these mitigation measures would
not�educe the impad to a less than significant level and,therefore,the City Council finds
that the impact would be sign�cant and unavoidable because spec�c economic, legal,
social, technological, or other considerations, make i�easible any further mitigaGon of
operational emissions to a level considered less than signficant.
Cumulative Impad (Oaerational Emissions): The EIR concluded that construction and
operation of the Project would result in cumulatively considereble increases in critena
pollutant emissions. (DEIR, pp.3.2-16 and 3.2-17)The EIR identifies the same mitigation
measures for cumulative emission impacts as for operational emissions impacts
(implementation of Air Quality mitigation measures 3.2.2a through 3.2.2c).
The Project Proponent commits to these mitigation measures relating to the cumulative
impact of operational emissions as conditions of approval for the rezoning and site
development permit. The EIR concludes, however, that the implementaC�on of these
mitigation measures would not reduce the impact to a less than sign�cant level and,
therefore, the City Council finds that the impact would be significant and unavoidable
because spec�c economic, legal, social, technologicai, or other considerations, make
infeasible any further mitigation of operational emissions to a level considered less than
sign�cant.
j. Global Climate Change:
Proiect Scec�c Impacts lOperational Emissions): The EIR concfudes the Project could
generate greenhouse gas emissions that may have a signficant impact on the
environment. (DEIR, pp. 3.11-16 to 3.11-18 and table 3.11-3) The EIR includes
mitigation measures that would reduce this impact (implementation of Air Quality
mitigation measures 3.2.2a through 3.2.2c). The mitigation measures include:
incorporating building and site design features that achieve a buitding energy efficiency
rating greater than the Title 24 requiroment; incorporating sustainabitity features iMo the
pro�ect, including the uae of locally extracted building materials where feasible,
pre-manufactured building components to reduce constn.�ction waste, pre-manufactured
wall panels with Insulation designed to co�serve energy by increasing R-value and solar
reflectivity, reflective roof material that complies with requirements for USEPA's Energy
Star energy e�ciency program, skylights as part of a daylight harvesting system, tree
9
planting to reduce summer heat gain in the parking lot, plant palette that includes a
substantial amount of drought tolerant species, and an irrigation system that minimizes
water use and ensures water goes directly to the intended planting area; implementation
of ineasures to reduce motor vehicle trips and operational emissions, including
promoting the use of alterative fueled vehicles and equipment and providing incentives
for employees to use altemative transportation, such as carpool/vanpool, transit,
bicycling, or walking; and use of low VOC coatings. These are the same mitigation
measures included for Air Quality operational emissions The Project Proponent
commits to these mitigation measures relating to global climate change as conditions of
approval for the rezoning and site development permit. The EIR concludes that the
implementation of these mitigation measures would not reduce the impact to a less than
significant level and that this impact would remain signiflcant and unavoidable;therefore,
the City Council finds that the �mpact would be significant and unavoidable because
spec�c economic, legal, social, technological, or other considerations, make infeasible
any further mitigation of greenh�use gas emissions to a level considered less than
significant.
FINDINGS REGARDING UNMITIGATED ADVERSE IMPACTS:
The EIR has identified the following seven significant and unavoidable impacts that, as explafned
in the preceding sections, are subject to mitigation measures that will substantially lessen their
adverse envlronmental impacts, but those impacts cannot be successfully mitigated or avoided to
a level of insignificance.
1 Transportation and Tra�c Impact 3 10 1: Implementation of the Project would increase traffic
volumes on area roadways under Existing Plus Project conditions (Final EIR, p. ES-11).
2. Transportation and Traffic Impact 3 10 3• Implementation of the Pro�ect would mcrease traffic
volumes on area roadways Near-Term conditions (Final EIR, p ES-12).
3 Transportation and Traffic Impact 3.10 4: Implementation of Project would increase tra�c
volumes on area roadways under Future (2030) conditions (Final EIR, p ES-12).
4 T�anspo�tation and Traffic Impact 3 10 5 Under Future plus Project conditions,traffic associated
with the Project would contribute to inadequate queuing storage at Talmage Road/Airport Park
Boulevard and Talmage Road/US 101 Southbound Off-ramp(Final EIR, p, ES-12).
The EIR identifies improvements to the intersection of the Highway 101 southbound
intersection with Talmage Road that would mitigate the impacts identified above. These
improvements are currently being undertaken by the City of Ukiah as a separaie
City-sponsored("Talmage Interchange Improvement Project"). The purpose of this Project is
to remedy the existing and future queuing conditions described above and to make traffic and
circulation to serve future build-out of the Airport Industrial Par{c, as welf as the future
circulation needs in the immediate area and to accommadate population growth.
Improvements within Caltrans right-of-way will require Caltrans approval of design plans and
an encroachment permit. The City has been in consultation with Caltrans throughout the
design phase of the Talmage Interchange Improvements and Caltrans agrees that
improvements to the interchange are needed
Although the City has identified potential funding sources for these improvements, including a
possible grant under the Entitlement Communit�es Community De�elopment Block Grant
("CDBG") program; proceeds from the 2011 Series A Tax Allocation Bonds issued by the
City's former redevelopment agency and a loan from the California lnfrastructure and
Economic Development Bank ("iBank"}, as of the consideration of the EIR and proposed
Project. funding for these improvements has not been secured. However, Mitigation
lo
Measure3.10.1 requires that the Project funding must be obligated prior to the issuance of a
building permit for the Project and the interchange improvements substantially completed
prlor to issuance of the certificate of occupancy for the Project. Nevertheless, without funding
for the improvements necessary to mitigate the impacts identfied in the EIR, the impacts
remain signficant and unavoidable, if the Project is completed. While Transpo►tation and
Traffic mitigation measure 3.10.1 should prevent adverse traffic impacts from occumng, the
adverse air quality and greenhouse gas emission impacts associated with Project traffic
remain significant and unavoidable.
5. Air Quality Impact 3.2.2: Operation of the Project would generate signficant emissions of criteria
air pollutants that could contribute to existing nonattainment conditions and degrade air quality
(Final EIR, p. ES-3).
6. Air Quality Impact 3.2.5: Construction and operation of the Project would resuR in cumulatively
considerable increases in criteria pollutant emissions (Final EIR, p. ES-5).
7. Global Climate Change Impact 3.11.1: The Project could generate GHG emissions that may
have a signficarrt impad on the environment or co�lict with an applicable plan, policy or
regulation adopted to reduce GHG emissions(Final EIR, p. ES-12).
For the following reasons,the Ctty Council finds that spec�c economic, legal, social,
technological or other considerations make mfeasible the project alternatives identified in the
EIR.
The primary City objectives of the prop�sed Project, as explained in the DEIR, p. 2-5, are to:
locate regional retail development within the exlsting commercial areas; locate retail
development within existing commercial areas of the City; enhance the�etail opportunities within
the City of Ukiah;fulfill the City's role as a regional retail center and reduce the number of vehicle
trips to retail centers in Sonoma Courrty and thereby reduce regional air pollution and
greenhouse gas emissions; further develop the Airport Industrial Park in accordance v�nth the
City's general plan and Ordinance No. 1098: encourage developmerrt that generates enough
revenue for the City to pay for the City services received by the development; and encourage
urban design that enhances the US 101 corridor.
The primary Project Proponent's objectives, as explamed in the DEIR, p. 2-5, are to: provide a
Costco facility on a site with good access in a central loca�on within the trade area; provide a
Costco facility in a location that is convenient to emplayees to Vavel to work; increase the
number of employees and contribute to a jobs/tiousing balance; provide a Costco facility to
better serve Costco members within the greater Ukiah area; and enhance the area with an
economically viable development which is architecturally designed to be sensitive to the Ukiah
community and compatible with Costco's needs for a new warehouse.
The traffic, air quality and greenhouse gas emissions impacts that cannot be mitigated resuft
from the vehicle trips associated with the Project. Consideration of an aftemative location or a
raduced Project size would not reduce the level of trafflc, air quality, or greenhouse gas
emissions to less than sign�cant levels. Due to the nature of the Projed, which sells limfted
numbers of goods in bulk quantities, the Project relies on vehicles for the delivery of goods and
customer trips. In order to reduce the a1r quality and greenhouse gas emissfons impacts to a
less than signiflcant level, the number of vehicle trips would need to be reduced to two-percent
(29�0) of the number of trips estimated for the Project (see FIER, pp. 3-75 to 3-76, response to
comrnent 18). This reduction in vehicle tnps would make the Project financially infeasible for the
Project Proponent
FINDINGS REGARDING THE FEASIBILITY OF PROJECT ALTERNATIVES DISCUSSED IN
EIR:
11
The following social, economic, legal, technological, and other considerations make the three
alternatives identified and analyzed in the EIR infeasible. The three altematives are: 1) no project
alternative; 2)altemative location; and 3)reduced project altemative
1. No Project Alter�ative: Under the No Project Alternative,the Project would not be undertaken
and the site would not be developed This atternative would reduce most of the impacts
associated with the Project; however, this altemative would not achieve any of the Project
objectives (DEIR, p 2.5). Under this alternative, there are transportation and traffic impacts
under the following conditions: under existing conditions,the maximum queue exceeds available
storage for the Talmage Road/US 101 Southbound Off-Ramp right turn; under near-term
(baseline) conditions, the maximum queue exceeds available storage for the Talmage
Road/Airport Park Boule�ard westbound left turn and the storage for the Talmage Road/US 101
Southbound Off-Ramp right tum; and under Future (2030} conditions, the maximum queue
exceeds available storage for the Talmage Road/Airport Paric Boulevard westbound left turn and
the storage for the Talmage Road/US 101 Southbound Off-Ramp right tum.
The no project alternative is not feasible, because it would not achieve any of the proJect
objectives and does not eliminate existing tra�c congestion problems.
2. Alternative Location: Th(s alternative would locate the Project on the west side of Airport Park
Boulevard acr�ss from the currently proposed location on three separate parcels totaling 14.69
acres. Since the location of this alternative is simtlar to the proposed Project location, Urban
Decay. Geology and Soils, Hydrology and Water Qualiry, Land Use, Noise, Public Services and
Utilities, Cultural Resources,and Biological Resources impacts would be similar to the Proposed
Project. This altemative site is located in Airport Compatibility Zone B1 of the Mendocino
County Airport Comprehensive Land Use P/an, which is more restnctive than Zone C (the zone
in which the proposed Pro�ect is located). The purpose of the compatlbility criteria is to assure
compatibfUry with noise and safety criteria for uses and development located within the
boundaries of the CLUP. (Ukiah Municipal Airport Master Plan, p. 7-90) The Costco store is
considered an"intensive retail"use, a use considered"Not Normally Acceptable" in the 61 zone.
Development in this location within the 61 zone wou(d be subject to more restrictive
development conditions than development of the proposed site which is in zone C.
Although the Project may be allowed in this location if determined to be consistent with the
commercial uses allowed, it may exceed the allowed development density or be inconsistent
with other criteria established to the safety and compatibility of ensure uses located within the
CLUP. {f the density exceeded the density allowed in the B1, the impact would be equal or
greater than the proposed Project (DEIR, p. 5-9 and 5-10, Hazards and Hazardous Materials).
Denser development means more people per acre, which means mare people potentially
impacted by an aviation accident(plane crash)on the site The B 1 Compatibility zone is an area
of�substantial risk"as opposed to the currently proposed Costco site,which is located within the
C Zone. an area of "limited nsk" (Table 7A Ukiah Municipal Airport Master Plan Report. July
199&)
If the Project at this altemative location was found to be inconsistent with the Mendocino County
Airport Comprehensrve Land Use Plan as discussed above, the Project would be inconsistent
with applicable plans and regulations, resufting in a potentially significant Land Use and Planning
impact which does not exist at the proposed location for the Projed.
7he construction and opera�onal activities under this alternative would be similar to the
proposed Project since it is served by and would receive access from the same street network.
Therefore, this altemative would generate a similar number of vehicle trips as the proposed
Project. This similar number of vehicle trips would result in similar traffic, air quality, and
greenhouse gas emissions impacts as the proposed Project. The traffic, air quality and
greenhouse gas emissions impacts would remain significant and unavoidable under this
12
i
�
�
altemative (DEIR, pp. 5-8 to 5-11 and FEIR, p. 4-14).
Because the altemative location aftemative poses tr�e potential for increased impads in other
areas not posed by the proposed project(i.e., hazards and land use compatibility), and it wouid
not achieve substarrtiaily different w reduced impacts as compared to the proposed projed in
othe� areas, this altemative is considered less desirable from a policy standpoint by the City
Council and is therefore considered infeasible.
3. Reduced Project Size Altemative: This Reduced Project Size Aftemative (No Fuel Statbn)
would remove the fueling station from the Project, which would eliminate 492 p,m. peak hour
vehicle trips. The construction related impacts of this aftemative would be similar to the
proposed Project. The elimination of 492 vehicle trips would still not reduce the Existing plus
Project, Near-Term plus Project, or Future (2030) tra�c impacts to a less than significant level
and the impact would remain significant and unavoidable under this altemative (DEIR,pp 5-6 to
5-B, and 5-11, FEIR, p.4-14).
The remova! of the fueling station would reduce some emissions from mobile and area
sources by eliminating 492 p.m. peak hour vehicle trips and the need for fueling trucks.
This reduction in vehicle trips would reduce the area and mobile source emissions
associated with the Project; however, the reduction of vehicle trips would not be
substantial in comparison with the total vehicle trips f�om the Project.According to Sonia
Hennum Daleiden, PE PTOE, Principal Engineer for Costco, who tesffied at the
December 4, 2013, City Council hearing, based on intemalization data from other
Costco stores with a fueling station, the projected reduction of 492 p.m. peak hour
vehicle trips may overstate the reduction, because only members of Costco can
purchase gasoline and many members do not travel to the store only to buy gasoline.
The internalization data submitted by Ms. Daleiden show that befiiveen by 22°r6-44°r6 of
p.m. peak traffic going to the fueling station is linked to a trip to the Costco store which
would have occurned, with or without the fueling station. For this reason, the removal of
the fueling station would not substantially reduce traffic related impacts of the Project.
Moreover, the elimination of the fueling station would not reduce the traffic related
impacts of the Project to a less than significant level (FEIR, p. 3-45, response to
comment #3). The air quality impact and global climate change impacts, although
somewhat reduced, wou4d �emain significant and unavoidable under this altemative
(DEIR, pp. 5-6 to 5-8, and 5-11, FEIR, p. 4-14).
Based on the market data in the fiscal impact report and the Urban Decay Analysis, the Pro�ect
location produces substantially less revenue under this altemative. Costco representatives
have indicated that gasoline sales are an essential service they provide thelr
membership. Their current business model reliss on gasoline sales as part of the profitabiltty
for a warehouse. They have indicated further that gasoline sales are a very important
component to making the Ukiah warehouse profitable, particularly given the smaller
population base from which this warehouse would draw as compared to other Costco
locations. For these reasons, the Costco representatives have indicated further that a no
fueling station alternative would not meet their objectives for the project. (November 25, 2013
email, and December 4, 2013, oral testimony from Michael Okuma, Costco) Additionally.
because the reduced project size altemative would not achieve substarrtially rieduced impads as
compared to the proposed project and would not provide an addltlonal local fueling option for
City residents,this attemative is considered less desirable from a policy and practical standpo�M
by the City Council.For all of the foregoing reasons, and any of them individually, this altemative
is therefore determined to be infeasible.
STATEMENT OF OVERRIDING CONSIDERATIONS:
13
As set forth in the preceding sections, approving the proposed project wiil result in some
significant adverse environmental effects that cannot be avoided even with the adoption of all
feasible mitigation measures. As determined abo�e, however, there are no feasible alternatives
to the p�oject that would mitigate or substantially lessen the impacts. Despite these effects, the
City Council, in accordance with CEQA Guidelines section 15Q93, chooses to approve the project
because, in its judgment, the following economic, social, and other benefits that the project will
produce will render the significant effects acceptable
Any one of these reasons is sufficient to justify approval of the praject. Thus, even if a cou�t were
to conclude that not every reason is supported by substantial evidence,the City would stand by its
determination that each individual reason is sufficient on its own to justify approval of the project in
spite of its significant adverse environmental effects. The substantial evidence supporting the
various benefits can be found in the preceding findings,which are incorporated by reference into
this section, in the documents found in the Record of Proceedings, and in the information
referenced in the discussions below
1. The Project Would Further Develop the Airport Industrial Park Planned Development:
The Airport Industrial Park was approved in 1981 with most of the land area within the AIP
designated for�ndustnal uses,with o�ce/commercial and highway oriented commercial uses
allowed between Talmage Road and Commerce Drive (Use Permit 81-59). In 1991, the AIP
was amended to expand the locations where commercial uses were allowed to include part of
the area south Commerce Drive between US 101 and Airport Park Boulevard (Use Permit
91-4). In 1992 Ordinance 929 was approved in order to allow general commercial uses in
addition to Highway Oriented Commercial uses in the area bounded by Talmage Road,
Commerce Drive, US101, and Airport Park Boulevard (Ordinance 929).
In 1996, Ordinance 964 was adopted to make the following changes to the land use
designations� Industrfal/Commercial to Reta�l Commercial; Office/Commercial to Professional
O�ce; and Highway Oriented Commercial/General Comme�cial to Highway Oriented
Commercial, This amendment increased the amount of land that allowed commercial uses
and correspondingly decreased the amount of land designated for industrial uses In 1996,
Ordinances 979 and 991 further amended the AIP to change the designation af approximately
16 acres of land from Industrial to Industrial/Auto Commercial. In 1999, Ordinance 1024
amended the AIP PD to change the designation of the land bounded by Commerce Drive,
Airpo�t Road,Airport Park Boulevard and the railroad tracks from Industrial to Industrial/Mixed
Use. The purpose of the amendment was to provide flexibility in the types of allowed and
permrtted land uses fhat can occur in the designated area and to allow compatib/e uses that
can caexisf, supporf one anofher, and contribute to the goal of creating a se/f-sustaming
employment and commercial center within the A!P (Ordinance 1024). In 2000, Ordinance
1030 expanded the commercial uses allowed in the Professional Office designation to include
hotels and sit-down restaurants. In 2004, Ordinance 1051 changed the land designated
Industrial/Mixed Use to Light Industrial/Mixed Use. The purpose of this land use designation
was to provide for a compafible mix of light manufacturing activities, commercial land uses,
professiona!offrces, and limifed low-density residential uses(Ordinance 1051).
The proposed Project would amend the AIP to change the land use designation of 15.33 acres
from Industrial/Auto Commercial and Light Manufacturing/Mixed Use to Retail Commercial.
This is consistent with the amendments to the AIP that have accurred since the original
approval of the AIP. These amendments are a reflection of an increase in demand for land
that could be developed with commercial uses and a corresponding dec�ease in the demand
for industrial properties Approval of the amendment would allow development of land that
has remained undeveloped for more than 30 years. The shlft from i�dustrial development to
commercial develapment also reflects the lack of demand for industrial uses and Ukiah's
place as a regional as well as local destination for commercial goods and servlces. The
14
Project could also assist with the development of the �emaining vacant land within the AIP
since there is the potential for other businesses to locate near Costco. Costco provides an
opportunity for greater market visibdity of the AIP and may also act as a draw for other retaiters
(DEIR, p. 3.3-17)
2. The P�oject would Recapture Retail Sales Leakage: The City of Ukiah and Airport Park
Planned Development provide local and regional retail serving commercial areas. The
Project would expand the retail offerings in the A1P PD and City of Ukiah, thereby recapturing
sales lost through Isakage. Leakage represents the demands for goods by market area
residents that are not met within the market area. Therefore, these market area residents
shop in retail centers outside of the mar{cet area (such as Santa Rosa and Rohnert Park).
In 2011 the Project's market area, which includes the City of Ukiah, experienced $188.1
million in retail sales leakage annually in the categories af motor vehicle and parts dealers,
home fumishings and appliances, building materials and garden equipment, clothing and
clothing accessories, general merchandise stores, food services and drinking places, and
other retail (DEIR, p.3.3-14 and DEIR, Appendix F, Exhibit 16).
Given the broad range of products sold at Costco,all of the leakage categories are�elevant to
the Project. Recaptured sales leakage, not including sales recaptured from the Santa Rosa
and Rohnert Park Costco stores, is estimated to be$20.5 million (DEIR, p. 3.3-16, table 3 3-2
and pp. 3,3-14 to 3.3-17). In addition, the Project would recapture Costco sales made by
market area residents at the Santa Rosa a�d Rohnert Pa�lc Costco stores. This recaptured
leakage is estimated to be $20 million. Total recaptured leakage is estimated to be $40 5
million. (DEIR, p. 3.3-17)
The remaining retail sales leakage for the market area is estimated to be$363.8 million in the
categories of moto� vehicle and parts dealers, building materials and garden equipment,
clothing and clothing accessories, general merchandise stores, and food services and
drinking places.
Therefore, the demands of market area �esidents for products withi� these categories would
not be completely met with the Project, This p�ovides opportunities for new retail development
within the market area and for existing retailers to position their businesses to fill the unmet
demand for products in these categories. (DEIR, p 3 3-1�
3. The Project would Enhance the Retail Opportunities wlthin the City of Ukiah:The Ukiah
Costco store would include the sales of over 4,000 products in the categories of motor vehicle
and parts dealers, home furnishings and appliances, building materials, food and beverage,
clothing and accessories, general merchandise, food services and drinking places, and other
retail (DEIR, p. 3.3-13, table 3.3-1). As stated above, the market area currently experiences
leakage in the categories of motor vehicle and parts sales, home furnishings and appliances,
building materials and garden equipment, clothmg and clothing accessories, general
merchandise stores, food services and drinking places, and other retail. The Projed would
increase the retail offerings in categories that experience leakage which would expand the
retail opportunities within Ukiah and allow Ukiah and ma�lcet area residents to shop in Ukiah
(DEIR, pp. 3.3-14 to 3 3-17)
4. The Project would Locate Local and Regional Serving Retail Withln an Existing
Commercial Area in the City of Ukiah: Costco is a business that draws from a targe market
erea as demonstrated by the market area identfied for the Project(DEIR, pp, 3.3-2 and 3.3-5,
and figure 3.3-2) This is further exemplified by the number of Costco members that have
Ukiah addresses or that are located within the market area. In 2012, there were 18,288
Costco members with Ukiah addresses, not all within the incorporated City limits. These
15
members made 201,809 trips to the Santa Rosa and Rohnert Partc Costco stores in 2012. In
2011, there were 18,335 Costco members within the Project market area.
The Project would provide local and regional serving retail within the AIP which is an area that
has been developed with local and regional serving businesses. The AIP is an area that has
been designated by the City as an area appropriate for regional commercial development
based, in part, on its location adjacent to US 101. access to US 101, and ability to attract
commercial development. The demand for commercial development within the AIP has
increased over time as exemplffied by the amendments to the AIP that have expanded the
allowed and permitted commercial uses and increased the amount of land area that allows
commercial development.
5. The Project would Provide an Opportunity for Residents of the City of Ukiah and
Greater Ukiah Valley to Shop Locally: In 2012, there were 18,288 Costco members with
Ukiah addresses. These members made 201,809 trips to the Santa Rosa and Rohnert Park
Castco stores in 2012. In 2011, there were 18,335 Costco members within the Project market
area. In 2011, market area members spent$20.6 million at the Santa Rosa Costco, including
$3.3 million in gasoline sales, and $4.9 million at the Rohnert Park Costco, including gasoline
sales. It is reasonable to assume that with the construction of a Ukiah Costco store, a portion
of these trips would be recaptured and redirected to the Ukiah Costco store (DEIR, p 3.3-14).
6. The Projects would Help to Fulfill the City's Role as a Reg(onal Retail Center and Reduce
the Number of Vehicle Trips to Retall Centers in Sonoma County and Thereby Reduce
Regional Air Pollution and Greenhouse Gas Emissions:As stated above, in 2011 and 2012
there were more than 15,000 market area residents with Costco memberships In 2012, Costco
members wlth Ukiah addresses made 201,809 trips to the Santa Rosa and Rohnert Park Costco
stores Construction of a Ukiah Costco store would allow some of these trips to be redirected
to the Ukiah Costco store.
The EIR air quality and greenhouse gas emissions analysis indicated that the majo�ity of the
emissions generated by operation of the Project was the result of vehicle trips. (DEIR, pp.
3.2-13 to 3.2-15, and table 3.2-5; DEIR, pp. 3.11-16 to 3.11-18 and table 3.11-3) The Project
has the patentfal to reduce regional air pollution since at least some portion of the more than
200,000 annual trips made by Costco members wlth Ukiah addresses would be redirected to
the Ukiah Costco In order to be conservative In its analysis, the air quality and GHG analysis
in the EIR did not include a deduction for potentially redirected vehicle trips. This redirection
of trips to the Ukiah Costco store has the potential to reduce vehicle miles t�aveled in the
region and to correspondingly reduce vehicle emissions_ The reduction in vehicle emissions
could result in a reduction in regional air pollution and greenhouse gas emissions.
7. The Project would Create Employment Oppo�tunities Within the City: The Project would
create 175 to 200 new full and part-time jobs. Sixty-percent of the jobs would be full-time and
40%would be part-time. In January 2012,the unemployment rate in Ukiah was 10.2%. Ukiah
has a workforce of 7,160 people with 6,430 people employed, leaving 730 people potentially
available to fill the 175 to 200 jobs that would be created by the Project. The Project would
also create construction jobs. Based on the unemployment rate in Ukiah and the number of
people available for employment, some of the construction jobs would be filled by Ukiah
residents or people from Ukiah Valley. Construction jobs filled by workers from outside the
Ukiah area would benefit the City Qf Ukiah by increasing lodging, dining, and shopping in the
area while these employees work on construction of the Project.
8. The Project would Create Above Minimurn Wage Jobs with Benefits Within the City:
Information provided by the applicant provides a sampling of wages� Service Assistant
$11.50-$20.30 per hour; Service Clerk $12.00- $22.00 per hour; and Meat Cutters$12.00-
$23.50 per hour. (No�ember 14, 2013 email from Jeff Berberich) Entry level managers start
��
between$60,000 and$68,000 per year and senior level managers start between$68,000 and
$74,000. (Michael Okuma, Costco, November 21, 2013 Planning Commission public
comment)
Costco provides insurance benefits, includmg medical, dental, vision, pharmacy, mental
health, life insurance, disability, and long-term care. Costco pays 90°r6 of the cost of the
insurance and the employee pays 10°r6 of the cost Costco also provides an employee
assistance program, flexible spending accounts. employee stock purchase program, 11 paid
holidays, college student retention program, and 401(k). Costco provides a matching
contribution ta the 401(k) and makes an annual contribution. (Michael Okuma, Costco,
November 21, 2013 Planrnng Commission public comment) Full-time employees �eceive
benefits after 90 days Part-time emp�oyees working more than 23 hours per week receive
core medical, dental, and vacation benefits after 6 months and are guaranteed 24 hours pe�
week (Michael Okuma, Costco, public testimony, November 21, 2013 Planning Commission
meeting and November 14, 2013 email f�om Jeff Berberich)
Costco has an employee turnover rate of 5.8% after the �rst year. The industry average is
approximately 20% (Michael Okuma, Costco, Novembe� 21, 2013 Planning Commission
public comment)
9. The Project would Provide Certainty as to the Number and Types of Jobs Created with
the Development of the Project Site: Development of the site with the Costco Project would
provide the City certainty as to the number and types of jobs created, wages paid, and
benefits provided. The number and types of jobs provided, wages paid, and benefits provided
by the Costco Project have the potential to be jobs that provide better wages and benefits than
if the site were developed with several smaller scale retail and/or service developments that
could provide lesser wages and benefits.
10.The Project would Generate Tax Revenue for the City Allowing the City to Fund
Needed Services: The P�oject would generate additional revenue for the City's general fund
from sales tax,measure S sales tax. property tax,f�anchise tax, other taxes, licenses,permits,
and fees The gross general fund revenue generated by the Project is estimated to range
from $471,194 to $709,149. Measure S sales tax is estimated to range from $198,051 to
$308,856.The estimated cost of providing the City services for the Project is$57,477.The net
general fund revenue is estimated to range from $413,747 to$651,702, excluding Measure S
sales tax, and $611,798 to $960,557, including Measure S sales tax. (Ukiah Costco Fiscal
Impact Analysis dated July 2013, p.3, exhibit 1 )
11.The Project would Generate Additional Revenue for Mendoclno County, Local School
Dist�icts, and Other Special Districts: The Pro�ect would generate revenue for the County
of Mendoano and a variety of special districts due to an increase in property tax revenue and
special purpose sales tax, including the 1/8 cent library sales tax and the 1.25°� tax fundmg
county law enforcement, mentat health,and other Mendocino County services. (Fiscal Impact
Analysis, p. 10 and Appendix A, exhibit 4) The property tax revenue generated by the Project
is estimated to be: Mendocino County $65,001; Ukiah Un�ed School District $92,886;
Educational Augmentation Funds $42,510; Mendocino Community College $17,420; and
M�ndocino County Office of Education$11,180. In addition, $15,146 would be shared by the
library, Russian River Cemetery District, County water agencies, and others. (Ukiah Costco
F�scal Impact Analysis dated July 2013, pp. 4-5)The special purpose sales tax generated for
the County would exceed the City sales tax, excluding Measure S.
12.The Project would Contrlbute Funds to Nesded Infrastructure Improvements: In 1999,
the City Councll adopted the Redwood Business Park Capital Improvement Program and
associated fee schedule. The Project is required to pay the capital improvement fee which is
based on the size of the development. Based on a development area of 15.33 acres. the
17
capital improvement fee is estimated to be $152,640 based on the retai! and gas station uses
of the site and their respective acreages (memo from Ben Kageyama, Public Works dated
November 14, 2013)
13.The Project would Improve Pedestrian Circulation and Expand the Use of Public
Transit: The Project would provide the following pedestrian facilities: sidewalks along the
Airpo�t Park Boulevard frontage, sidewalks along the northern project frontage; a pedestrian
pathway through the parking lot that connects the fueling station to the front of the building, a
sidewalk from Airport Park Boulevard along the south elevation of the store to the store entry;
and a conc�ete pad for the installation of a new bus shelter adjacent to the �ew sidewalk
located along the northern project frontage (plans date stamped November 12, 2013)
The Project would provide a pad for a bus shelter as shown on the Project plans Mendocino
Transit Authonty would provide and install a bus shelter on the created pad and would extend
the aus route to serve the P�oJect s�te (FEIR, Append�x A, lette� from MTA dated May 21,
2013)
14 The Project includes energy conserving measures: The Project would �nclude
energy conservation features including: building envelopes insulated to meet or exceed
current energy code requirements, commissioning of inechanical systems;
installation of energy star rated skylights; reduction in the interior warehouse lighting by
from 100% to 66% to 33% to 0%, based on daylight contribution through the skyl�ghts,
Interior and exterior photo sensors to measure daylight and reduce the amount of
hghhng based accordingly; lighting controlled by the overalf pro�ect energy
management system; parking lot and exterior lights controlled by a photo sensor and
time clock; use of high-efficiency light source and ballasts (pulse start Ceramic Metal
Hal�de H1D) and b+-level switching for fluorescent f�xtures; Coal Roof designs designed
to reduce heat transfer through the roof: HVAC comfort systems controfled by a
computerized building management system to maximize efficiency, high efficiency,
direct ducted HVAC units; use of energy efficient Transformers; use of variable speed
motors on make-up air units and booster pumps; direct vent gas water heaters that are
94% efficiec►t or greater, use of reclamat�on tanks to capture heat released by
refrigeration equipment to heat domestic water in lieu of rejecting heat to the outside
use of pre-engineered metal building for efficiency and sustainable materiais when
compared to a full height masonry counterparts (results in the consumption of fewer
building materials in construction. burning of fewer fossil fuels in transportation since
steel contains over 80�o recycled cantent and is 100% recyclable). (Project DescriQtion
dated tVovember 13_ 2013}
The Project is sub�ect to the requirements of the California Green Bullding Code. Air Quality
mitlgation measure 3.2 2a requires the Project to incorporate sustalnability features inta the
building and site design to achieve a buildiRg ene�gy efficiency rating that is greater than the
Title 24 requirement in order to reduce energy consumption and associated GHG emissions
(FE1R, p ES-3 and ES-4, FEfR, pp. 5-3 sand 5-A)
Based on the foregoing findings,the benefds outweigh the unavoidable adverse air quality and
global climate change operational emissions impacts.and traffic and transportation level of senre
and queuing impacts. Moreover, Mitigation Measure 3.1Q.1 (requiring a commitment of funds
before a building permit can issue and substantial completion of traffic mitigation improvements
before a cert�cate of occupancy can be issued)and Costco's declared comm�tment not to open
a Ukiah store for business untd the traffic mftigations are complete assures that the Vaffic
mitigations will be completed before the Project generates traffic.
18
Adopted on December 18, 2013, by the following roll call vote:
AYES: Councilmembers Crane, Thomas, Landis, and Mayor Baldwin
NOES: None
ABSENT: None
ABSTAIN: Hone
� f�,
l`-J>��� - __ -
�• � �-
P ip E. Bal 'n, Mayor
ATTEST:
�� � � _ �.,
�,��,< <����,� -�� _� _ `_° ..
Knstine Lawler. Ciry Clerk
1G
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigadon M�esure MonRoriny Responsibflityr Tfming Slgn Off
Me�sure 9.1.�:All outdoo►IigM fixture.s shall be bcated,aimed or shielded so as to mkiimmize City of Ukiah Planning and Plan prepared and approved pr'�w to -
shay�t trespessing acxoss property boundar�es.Fixhues shall be fuN cut-otf and nighttime Community Development issuance of building permit
friendly,Cansistent with IFED goais and Green Glabes criteria tor iight pollutlrn reducdon. Department Monitoring ongoing during
The Pro]ect appNcant wtp be requtred Fo prepare a plw�orneUic plan dernonstraUng that lighting construction.
wl�r�sp�lover or�bo adjaceM Pmpe�ties-Furthermore,the Project will acN�ere to ali City
regulations relathg to s�gnage and tfie shielding of igM in ader to reduce any potentlal negative
eftects from new li�t sourGes(per BuNdfny C�ode Sections§3225,§3226�§32271.The revlsed light Plan
shall demonstrate an average�ight level ra greater than 4 iootcandle(fc)at grade(gro�mtl surtace),and
shai�na ezceed 10 fc In any�oca6«,.lig�,t trespass onto adjac�rn pnvate properry sna11 r,oc ex�eed os rc
(at a,e prapeny�ine).ugM vespass ornc ad�aosnt pubnc ri�,ts of,Nay or privaee roadway easements s�,all
not exceed 02 fc measured at ihe centerl�e of the r'�glrt of way.Pole-mounted parking lot figMing shaN be
tumed off one hour after ihe store cbses.Altematively,50%of pole-mouMed 6ghting may be turned off rf
the City or store operatar requesb addiConel security ighting.These standards shell be twluded in the
Project oondidans of approval as well as the mi6gation monitoring and►epor6np proyrarn.
Measure 3.2.2a:The ProJect will incorporate sustainability features in building and site design with City of Ukiah Planning and Plan prepared and approved prior to
the goal of reaching a building effidency rating that is greater than the Title 24 requirement,m order Community Devebpment issuance of building permit.
to reduce energy consumpUon and associated GHG emtsslons.As set forth in the'Project Department Monttoring ongoing during
Descriptlon,"the Pro�ect wHl mcorporate the following sustainability features: construction.
• Parking bt Ught standards are designed to provide even light distribution and use 20%less
energy compared to a greater number of flxtures at lower heights.The use ot metal halide
lamps provide a cdor corrected white IigM and a higher level of perceived briqhfiess with less
energy than ather lamps such as high presaure sodium.
• Localiy extracted and manufaciured building materials uNll be utiBzed where feasible.
• Pr�manufac[ured buildng components,Includl�g structural framing and metal panels,are
designed to minimize waste during consVuction.
• Pre-manufactured metal wall panels wtth insulation are designed to conserve energy by
increasing R-value and solar reflectivity.Building heat absorption is reducad by a decrease in
the thermal mass of the metal wall when cbmpared to a typical masonry block wall.
. Reflective roof material will meet the requirements tor the USEPA's Energy Star energy
efflciency program.Reflective roois produce bwer heat absorption and thereby bwer energy
usage during the surrxner months.
• Skylights a�e ueed on the roof to reduce the need for intehor Ilghting.A"daylight harvesting"
system monitors and adjusis lhe mechantcal and Iightfng systems in order to conserve energy.
The system includes the skytights,light monitors,energy eff'�cient Ifghting fixtures,and
asaociated control systems.On a typical sunny day,fewer than one third of the interior iights
are needed.
. Tree planUngs to reduce summer heat gain wtthin the parking fleld.
ary a uw�n cosrco wna�s.w aroiea 5-� es�a;2i�i�
FlnW EnHronrtrental knpaC fiaport November 2013
_ _ -
� - -
Exhibit A
TABLE 5-1
NNTIGATiON MONITORING AND REPORTING PROGRAM
Mitigetion Msesu►e Illlonitoring ReaponsibiHty Timing Sign O(f
• Planting to k►corporete a substential amount of drought tolerarx species.
. Irrigation system to incorporate the use ot deep root watering bubblers for perking bt shade
trees to mfnYnize water usage and ensure that watar goes directiy to the intended planting
ar�s.
Measure 9.22b:The appiicant shall Implement the foUowing measures,to the exient feasible and City of Ukiah Planning and Plan prepared and approved prior to
appropriate,to reduce motor vehlde trips and emissions associated wRh Project aperations: Commviity Development issuence ot buiiding permit.
� Pramote the use of aftemative fueled veh�les and equipment(f.e.,CNCa,electric,etc)for ���e^� Monitork►g ongoing during
Project operations.The applicant shall implement two or more oi the following measures: consUuc[ion.
o Warehouse equipment,includ'tng forklifts.will be elect�ic powered.
o Landscaping equipment will be electric powered.
o Preferred parking tor zero emission vehicles.
o Reteil fueUng station vvill include a CN(3 refueling statbn.
o Custamer pe�lcing will indude a minimum oi one(1)elecUic recharge statlon.
• Provide commute�►centives for employees to u6lize attemadve transportation,such es
��P�'�P��,hansit�cyc�in9�a vralkfng.A Costco carpool and aRemadve transportaUon
menager shall be designated to oversee the im�ementatlon of these TDM measures.Cos6co
will provide its empbyees the folbwing incentives:
o Four carpool parking spaces reserved for Costco employees;
o Bicycle parkln9 as requf�ed by City stendards:
o ERIPi0ye9 bdt@f�OOrt1S;
o Rideshare Program,including recognitian of rideshare partfdpaMs at moMhly statf
meetings and an annuai update of rideshare benefits and Incentives provided to
emPbYees:
o A Rideshare BuNetin Board to be located In the employee br�kroom,which will contain
intortnatbn about Me Rideshare Program,transit,bike routes,and Wher altemate
commute MformaUon;
o A Rideshare Newsletter to be published and posted on the Ridashare Bulletin Board on a
quaRerly bflsis;
o Cos�o employees commuting to wortc in a rideshare program will be eligible tor a
guarantesd ride home program in the event of an emengency or unexpected situation
(such as unscheduled overtime)on ihe days they rideshare.
o The applicant shall increase transR acxessibiltty.Such measures could inckide the
purchase of transft passes for employees.Also,knplement Mitigatlon Nleasure 3.10.2a.
• The appBcant�►all improve the pedestrian and bicycle network.Implement Mitigatto�Measure
3.10_2b end 2c.
c�d uw.�,cw�oo wna...i.r.q.a 5-2 esn�zi i�ee
Rnal Fi�anmenV Impsa Repon Nw�mbar ZOt3
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigatfon Me�ssure Monkoring ResponsibUfty 7lming Sign Off
M�cure 3.2.2c:Use low VOC architectural coatings. City ot Ukiah Planninfl and Pian prepared and approved prior to
Community Development issuance of building permit
Department Monftoring ongang during
construction.
Measuro 3.4.1e(For Sefarnfc Ground Shaking)- Prior to the issuance of a building pertnit for any City of Ukiah Planning and Plan prepared and approvetl prior to
portan of the Projact sRe,the Project sponsor shall: Community DevebpmeM issuance of building pertnR.
1. Submit to the C Buildin Servfces Division a site- ific,desi n level �Pa�ment,City Building
aY 9 spec 9 geotechn�cal Services Division
investigation prepared for each devebpment parcel by a registered geotechnical engineer.The
mvesfigation shall comply wfth all epplicable state and local code requirements and:
a. Include an analysls of the expected ground motions at the stte from known active fauNs
using accepted methodologles;
b. Detertnlne stn►ctural design requlrements as prescribed by the most current versron of the
Caiitomia Build'ng Code,inctuding applicable City amendments,to ensure that stnrctures
can withstend ground accelerations expected irom known active faults;
c. Detertnine the finai design parameters tor walls,foundatio�s,foundation slabs,ubhties,
roadways,parking!ots,sidewalks,and other surtnunding related hiprovemenis;
2. Pro�ect plans for foundation design,earthwork,and sRe preparation shall incorporate all of the
mttigatione in the site specific investigatbns.
3. The Project structurai engineer shall revlew the s�e spec'rfiC investlgattons,proWde any
addiUonal neceuary mitigatlon to meet Buildfng Code requirements,and incorporate all
appiicable mitiggaatbns from the Investlgation In the sVucturai design plans and shall ensure that
all structural plans for the Project meet current Building Code requirements.
4. A registered City geotechn�al engineer w thfrd-party registered engfneer retained to review the
geotechnical reports shall review each stte-specffic geotechnical investigation,approve the flnal
report,and requlre compliance with all geotechnical mitigations contained in the investiga6on in
the plans submitted for the grading,foundation,sWctural,infrastructure and all other relevant
construction perrnits.
5. The City shaA review aIl Project plans for grading,foundatlons,structural,irrfrastructure and all
other relevant oonstruction pertnits to ensure compliance with the applicable geotechnipl
investigatlon and other appGceble Code requirementr.
Messuro 3.0.1b(For Aqusfaction and earthquake induced settlement)—Prbr to Me Issuance of a CAy of Uklah Planning and Ptan prepared and approved prSor to
building permfl for any portlon of the Pro�ect stte,the Project sponsa shall: Community Development issuance of bullding pertnR.
1. Submitto the Cfty a sfte-specHic,design level geotechnical investlgation prepared for each ��e^t,City Buiiding
bulldinp stte or installed facflity bcatbn by a registered geotechnical engineer.The investigation Servk�s DiviSion
shall c�mmply wtth all applicable state and local code requirements and:
a. Provide site spec'rfic engineering requirements for mitigation of liquefiable soils;
cay a uioa�cosko wna.sr.�,oiea -- 5.g esn�2i„e9
Final ErnnarneNal YnOaG Report Nwember 2013
_ _ _
_ _ _
Exhibit A
TABLE 5-1
MITIGATION MONITORIN�AND REPORTING PROCiRAM
Midgation Measure Monitoring ResponsibiNty Timing SI�Otf
b. Specify Aquefaction mitigetions that sha11 use proven meU►ods.generalN accepted by
registe►ed engineers,to reduce the risk of Ifquefactlon to a less than signiflcant level such
as:
i. subsurtace soil improvernent,
ii. dcep foundaUons extending below the liquefiable layers,
iii. structurdl slabs designed to span across areas of non-support,
iv. sotl cover sutficiently thick over liquefaction soil to bridge liquefaction zones,
v. dynam�compadion,
vi. compacUon grouting.
vii. je[9rouUng,
viii. m'rtigatio�for liquefactlon hazards suggested�the Cal'domia dedogical Surveys
Geology(CGS)Guidelines for Evaluating and Mibgating Se'ismic Hazards(CGS
SpecFal Publkztion 117,199�mcluding edge conlalnment stnicWres(bertns,dlkes,
sea waps,retaining struchxes,campacted soil zones),removal or treatment of
Ilqueflable soils,modiRcation of site geornetry.bwering 1he groundwater table,in-situ
grarxl densification,deep foundatfons,reinforced shallow fou�datbns,and stn�ctural
design tltat can withstand predlcted dlsplxements.
2. The geotechnical investigatlon shap evaluate these mitigatlons and identify lhe mast eifecdve
and practicable mitlgatlon methods fw Inclusion in the Project plans.These identiffed
mitigations shap be reviewed to ensure compliance with the CGS Geobgy Gudeilnes related to
protection of the publb safety from Nquefacti�.
3. Project plans tor foundation deslgn,earthwork,and site preparaUon shall Yncorporate all of the
mitigations in the sfte spec'rf'ic invest(gatiorts.
4. The Project struciural engineer shaB review the site specific invesdgations.provide any
additional necessary mitigation to meet Building Code requiroments,and Inoorporate all
appYcable miUgatbns from 1he InvesUgation in the sUuctural design plans and shall ensure that
all stnictural plans for the Project meet current Bullding Code requiremeMs.
5. A registered City yr.wtechnical engineer or third-party registered engineer retained to review the
gaotednic:al reports shap revlew each ske-Specif'�c geotechnical investigatlon,approve the final
report,and require compltance wHh all ge�technical mitigations coniained in the investigatbn in
the plans submitted for the gradlny,foundation,structural,IMrast►ucture and aA other relevant
consfi�ction perrtlits.
6. The City shall revlew all Project plans tor grading,foundatbns,stnictural,nhashucture and all
otl�relevant oonstnictlon permits to ensure compliance with the applicable geotechnlcal
investlgatbn and other appllrable C•ode requfrements.
Mee�ure 3.5.2 Hazards FiemedfoHon.If contaminated soil and/or groundwater are encountered or C(ty of Ukiah Ptanning and During Project construction.
suspected contaminatfor►is en�tered during Project constructlon activlUes,work shall be hatted Comm�nity Developmerrt
ary a uiow�coaro wnd«w Rq.a 5-4 es�i z»iea
FMI 6wnarrnaMN Inpr1 Repoel Nowmbe�2073
Exhibit A
TABLE 5-1
MITICiAT10N MONITORING AND REPORTIN(�PROGRAM
Mkigadon Meesure Monkoring Responsibility Timing Sign Off
in the area, and the type and extent of the contamination shall be identlffed In accordance wfth Department
coordinaUon of the overseeing agenCy(RWQCB,DTSC,and/or MCEHD).A qualified professlonal,
in consultation with regulatory agencies (RWoCB, DTSC, arxllor AACEHD) shall then devebp an
appropriate method to remediate the contemination, and detertnine the appropriate disposal
method of any contaminated sofl and/or groundwater.At this tjme,the availabie studles suggest that
no contaminated soil or groundwater wNl be found on site. Nevertheless, thls mitfgaUon measure
would require remediation prxedures In the unlikely event that contamination is encountered.
Additionally, if required by an overseeing agency, a remediation plan shall be 1mplemeMed either
before or in conjunction with continued Projed construdion.
Measure 3.8.2:In the event that construction period dewatering Is required,The Pro)ect Applicant City of Ukiah Planning and Prior to Project constructlo�.
will coordinate wfth the City conceming dewatering activ�ies and compAance with the prov�sans in Community Devebpment
the pertnk,such as the etfluent limitatfons in the pertnk,prior Uo discharpe.The applicant wiil: Department
• Submit a Report ot Waste Discharge and ApplYcation for NPDES Permtt along with a feasibifity
study of reuse of the groundwater ta the RWQCB.
• Discharge flows only upon receipt of the Discharge Authorization Letter from the RWQCB.
_ _ - -- _.- - --- --- - - - ---
Me�uro 3.&4:The Applicant shall prepare and submft to the Clty engineer and the North Coast City of Ukiah Planning and Plan prepared and approved prior to
Regional Water�uality Control Board for approval a Final Drainage Plan.The Ffr►ai Dramage Plan Cammunity Devebpment issuance of bullding pertniL
shall include des�gNplan level depiction of the proposed stortnwater drainage facf�ties on site, Department Monftoring ongoing during
including the proposed storm drainage system,vegetated swales,and the water qualfty features.The constn�ction.
following measures shall be implemented wRhin the Flnal Dreinage Plan,based on modeled runoff
volumes and flow rates specific to with-Project conditions:
• The appl�ant shall design,impl�nent,and ma(nfain a stortnwater system such that there would
be no net increase in Project condttion downstream peak fbws;and/or,wrth respect to the
addRional impervious surface area proposed for the Project,the[applicant]shall design a�d
implement volume-and/or fbw-based Treatment Control Best Management Practices(BMPs)
as deflned in Attachment 4(pages 5-6)of the State Water Resources Control Board(SWRCB)
small municfpal separate stortn sewer systems(MS4s)Qeneral Permit(Small MS4 deneral
PertnH)(SWRCB Order 2003-0005-DWQ).
• The Final Drainage Pian is not required to include retention and/or retention features(f such
features are not necessary ro satisfy the above requirements.
• Prior to implementation,design draNnnps and any related documents w specificatlons with
respect to these required mltigatfon measures shall be submitted to the City of Ukiah a�d the
North Coast Regional Water Qualiry Control Board.
• Modfflcation of slortn drain faalities within the State right-of-vray(U.S.101),may require an
encroachment pertnit,and shall be submitted to the Calfiomia Departrnent oF Transportation.
Measure 3.10.1:The City shal!construct Taknage Road Interchange improvements,induding the City of Uklah Planning and The Project funding shall be �
City d uaeh castco wndesa�a vrqxs� 5-5 -
ESA/211189
Ffml EnwronrtwKal Impacl Rsport Nowmber 2p13
_ _ _
_ _ _
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROCiRAM
Mitigatfon M�sure Monitoring Respons�ility 7lming Sign Off
provisbn of rivo left-tum lanes on the westbound Talmage Road approach to Airport Park Blvd.The Commuraty Deveiopment obligaled prlor to the issuance of a
improvements include ihe foNowing components: DepartrneM(in coordination w8h builyding permk.The iMerChange
� Closure d ihe mdsting stop-controlled US 101 SaAhbound Off-Ramp right-tum to wesibound �e City o!Ukiah Public Works knprovements shall be SubstanUaly
Talmage Road Departrnent and Cali(omia completed p►ior to issuance of the
• Ail US 101 Southbamd Off-Ramp traffic would be redirected to access Taimage Road via a �����Transportation) Pert'd'icate of occupancy for the
new full access intersactio�where the current loop ramp connects with Taimage Road so that �
all off-ramp traffic would utNize the off-loop ramp.
. The existing US 101 Southbound Off-Ramp loop would be reconfigured to a more standard
90-degree angle.
• The intersection of the loop ramp with Talmage Road would be controlled by a new traffic
slgnal.
• Both the eastboiuid Talmage Road and northbound US 101 Southbound Otf-Ramp right-tum
lanes wdl have right-tum overlap phasag,while the westbourxl Talmage Road approach would
include protected le(t-tum phasing.
. The design would also provide for two left-tum lanes on the westbound Talmage Road
approach to Alrport Park Boulevartf,wh�h should extend the entlre distance to the adjacent
intersection.
• Since the left-tum lanes wa�id extend ali the way to the I�teBection,signs and markings on the
oif-ramp are provided to dhect drivers to the correct lane for their destination.
• Intersection markY�gs should be incorporated that provide guidance so as not to create a trap-
lane situation far drivers in the tar no�ihbound left Iane.
• Removal oF the exlstlny northbound right-tum overlap phasing at Akport Pa►k
BoWevarcYTaimage Road.
The City shall coordN�ate with the CaNfomia Departrnent of Transportation regard'mg amprovements
to state tacilities.The traffic mii8�gations shall be completed betore Cos�o is issued a certificate of
occupancy.The City shall estab8sh a tunding mecha�ism to pay for the cost oT the improvements.
Messwe 3.10.2a:Provide a concrete pad sultable for future bcation of bus shelter on the northem City oi Ukiah Planning and The concrete pad Iocallon will be
frontage of the Project sfte,adjacent to the proposed sidewalk. Communityr Development identitied on fhe approved building
DepartmeM and Mendocino plan,as detertnined through
Transit Authority coordinatbn between the Clty and
the Mendocino TransR Authorlty.
Moesure 3.10.2b:The Prvject Applicant shaN snplement the fdlowing measures to reduce potentlal City of Ukiah Planning and Complete prior to certlficate of
pedestrian impacts assoc{ated wAh ihe Projec,Y: Community Davelopment occupancy.
• Instap sidewelks alo�the Project frontage on Airport Park Boulevard as identified in the project ���
ske plan.
. install high visibility posswfl8c markings across driveway entrances to the Project includfng the
existing cul-de-sac on the norlh side of the pro�ect to increase visibilky of pedestriens.
cny a ukan cozco wnaaere a� 5-6 Esn i z>>>�
Fw�al EnvxonmerMal Mtq�ct p�port IVovemMr 2013
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigatlon Measure Monitoring Responsfbility Timing Sig►�Oft
• Instali ADA compliant curb ramps at driveway crossinps and transklon polnts abng the ProJect
froMage.Also,ensure that the ewsting curb ramps at the ez�stmg cul-de-sac intersecBon w�th
Airport Park Boulevard are compllant wfth cuRent ADA standards.
• Provide an adeguate pedestrian connection from tha street irontage and main parking area to
the retail store entrance(per Ordlnance 108B).
--- _ - —- - __ _w _ _.. __ -- - -
M�suro 3.10.2e:The Project Applicant shall implement the folbwing measures to reduce potenrial Ctty of Uklah Planning and Complete prior to ceRificate of
bicycl�impacls associated w�th the Project Community DevebpmeM occupancy.
• Install Class Iil bike lanes along the Pro]ect frontage on Alrport Park Boulevard. �ePartrnent
• The Pro�ect Applicant shall comply wtth Ordinance 1098,Alrport industnal Park Planned
Development,requirements to install the required number of bicycle parking spac:es(bng-term
spaces[bicycle lockers or covered parking spaces to reduce exposure to the elemenis and
vandalism]tor Pro�ect empbyees and short-tertn spaces for Project patrons and empbyees[at
a convenient bcation adjacent[o the store's prlmary entry polnts]).Bicycle racks should be an
appropriate destgn and�nstalled correcUy W ensure proper functfon.
----- --- -— ___ --- _ _._. _ _ ---
Measuro 8.10.4:In addRfon to the planned Clty-ConeUucted leit-tum lane on the westbaxid City of Uluah Planning and City shall incorporate improvements
approach of A'rcport Road,the CRy shall co�struct a le(t-tum lane on the eastbound Hastings Avenue Community Development into planned improvements at South
approach at South State StreeVHastings Avenue-Ai►port Road.knplementation of the recomm�ded Department StreeUHastings.To be completed
improvements at Talmage Road/Airport Park Boulevard would resuR in acceptable operahng within five years of Project operadon
conditions during both the a.m.and p.m.peak hours. (as measured irom certif�ate of
occuPa�Y)•
Measuro 3.11.1:Implement Mklgatlon Measures 3.2.2a through 3.22c. Cfry of Ukiah Planning and Pian prepared and approved prior to
Community Development issuance of building pertnft.
Department Monitor�g ongoing during
construction.
Meaaure 8.121:The following measures shall be implemented to reduce potentlal impacts on City of Ukiah Planniog and 30 days prior to construcGon IF
nesdng bi►ds: Communlry Development construcNon begms February 15
1. If conshuation-related activihes are to occurduring the nesting bird sea.san(February 15 throu� Department through August 31.
August 31),a qua{ified biologist shall conduct a preconstrix�lon survey of all potendal nesting If active nest is tound,monftoring
habitats vrttMn 30 days prbr b the start af activf0es(grubbing.dkt-mwing,mobiizatbn,or other schedule ta be detertnined try the
constn�ctlan-related ac6vitles)and wNfNn 500 fee4 oi constn�ction activkies.If groundtlleturbin9 qua(ffied balogist and the Callfomia
aCtivitles are delayed or suspended for more th�30 days aRer the preconekuctbn survey,the site Departrnent oi Fish and Game
shatl be resurveyed.The results of tl�ese surve�rs�hall be documer�ted In a technlcal memorandum
that shall be submitted to the Ceifomia Departrnent of Ftah and Ciame(if nesting birds are
daxxnented)and�e Cfty of Uklah.
2. If an ective nest is found during the preconstn�ction survey,a no•work bufter of 500 feet will
ba eslabUshed unless otherwise approved by the Califomia Departrnent of Fish and Game(DFG).
cxy ol uweh castoo wnaeeaie Prqea 5-7 Esn r 2,�,s9
�����Re� Nouern�et 20t3
_ _ _
_ _ _
Exhibit A
TABLE 5-1
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Messure IYlonkoring Reaponsibiltty Timing Sign Off
The queHfled bidogfat w�000rdinale wilh DFG to determine the app►oprlate nest avoidance,
monftortng,and protective measures appropriate ror the species and sfte condftbns.In adtltdon
to establishment of a no-work buffer,these me�asures may include daity or sp�-check
monitoring of the nesting activity es deemed appropriate by DFG.
3. If the preconstructlon survey indicates that nests are inactive or potential habitat is unoccupied
during the construction period,no further mitigation is required.Trees and shrubs that have
been determined to be unoccupied by birds or that are located more than 500 feet from active
nests may be removed(500 feet is the distance regularty recommended by DFG to prevent
'qnpacts to acGve avian nes1S).
Measure 3.14.2:If cultural resources are encountered,all acovity in the vicinity of the find shall
cease untll it can be evaluated by a quaRfied archaeologist and a Nat(ve Amerir.an representative.
PrehistoHc a�haeoiogical materials migM inchide obsidian and chert flaked-stone tools(e.g.,
projectlle points,knives.scrapers)or tookr�aking debris:culturaly darkened soil("midden'
containing heat-attected rocks,artffacts,or she9fi�h remains;and stone miHing equipment(e.g..
mortars,pestles,handstones,or milling slabs);and battered stone tools,such as hemmerstones and
pitted sta�es.Historic-perbd materials might indude stone,concrete,or adobe fooUn�and walls;
filled wells or privies;and deposits o1 metal,glass,and/w ceramic retuse.If the archaeologist and
Native American representative detertni�e that the resa��es may be significant,they wtll notity the
Cdy of Ukiah.An appropriate treabnerrt plan for the resources shouid be develo�ed.The
archaeologist shall consuU with Native American represe�taWes M detertnining approprfate
treatrnent for prehistoric or Native American cutturai resources.
in considering any suggested miUgatim proposed by the archaeologist and Native American
representative,the City wdi determine whett►er avoidance is necessary and feasib{e fn Ught of factors
such as the nature of the find,Project design,cosls,arid other considerations.If avoidance fs
inteasible,other appropriate measures(e.g.,data recovery)will be insYduted.Work may proceed in
ofher perts of the Projec:t area whNe midgation for cuftural resources is being caMed out.
__ -------- ----- ----- ------ -----— --- ---- _-- - ---- - _ _ _ _
Massure 3.14.3:If human remains are encaxitered imexpectedly during construction excavation
and grading activities.State Health and Safety Code Section 7050_5 requires that no turther
disturbance shaG occur until the County Coroner has made the necessary flndfngs as to origin and
disposkion pursuant to PRC Section 5097.98.Ii tt►e remains are detertnined Fo be of Native American
d�t,tfie coroner has 24 hours to notily the NAHC.The NAHC wip then identify ihe person(s)
thought to be the Most Likely Descendent,who wi0 help detertnine what course of action should be
taken in dealing wtth the remains.
Cly d Ulu�h Ca�tco WhqeWs Prqw �J-8 ESA/2t 1169
Fln�l Envirmmental Impact Repon
Novamber2013
1 ATTACHMENT 2
2
3 Site Development Permit Draft Findings of Fact
4 Ukiah Costco Warehouse and Fuel Station
5 Airport Park Boulevard ❑Airport Industrial Park
6 APNs: 180-110-08, 09, and 10; 180-080-57, 58, 59, and 62-67
7 File Nos.: 11-01-REZ-SDP-LLA-CC-PC-CE and 11-16-EIR-CC
8
9 The following findings of fact for the Costco Warehouse and Fueling Station Site Development
10 Permit are supported by and based on information contained in this staff report, the application
11 materials and documentation, the Costco Wholesale Project EIR, 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 Attachment 4 Table 1 of the Planning Commission Site
15 Development Permit staff report dated July 26, 2017.
16
17 2. The proposed Project, as conditioned, is consistent with the Airport Compatibility
18 requirements as described in Attachment 4 Table 2 of the Planning Commission Site
19 Development Permit staff report dated July 26, 2017.
20
21 3. The proposed Project, as conditioned, is consistent with the applicable requirements of the
22 Airport Industrial Park Ordinance (AIP PD) as described in the Airport Industrial Park
23 Attachment 4 of the staff report. As allowed by the AIP PD ordinance, the Planning
24 Commission grants modifications to two (2) landscaping requirements (see 3A and 3B
25 below). With approval of the two (2) landscaping modifications, the Project is consistent with
26 the requirements of the AIP PD ordinance.
27
28 A. The Modification to the Landscaping Requirement to provide a landscape planter
29 between every four parking spaces is granted based on the following:
30
31 Based on the configuration of the parking lot and the number of parking
32 spaces provided (579), approximately 94 planter islands with trees would be
33 required. The landscaping plan provides a total of 384 parking lot trees, 229
34 of which are located in linear planter strips between parking spaces, in
35 �L1A�R(�i�l planters, at the ends of parking rows, and along the perimeter
36 of the parking lot. The number of trees planted in the parking lot exceeds the
37 number of trees required to be planted in planter islands.
38
39 The location and number of parking lot trees planted will provide 50% of
40 shade coverage of parking areas within 15 years of planting using the City of
41 Davis method (the standard currently being used by the City to determine
42 adequate shade coverage of parking lots). The Project includes 52% shade
43 coverage.
44
45 The size of the planters proposed are sized appropriately for the trees to be
46 S��QO�-I�L�A�RC�I�A�I�DQ�lH2�l�R11H�5DFHm�P�-i[��1J C
47 of trees than individual tree planter islands.
48
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No: 11-11-UP-SDP-PC-CC
1
1 B. The Modification to the Landscaping Requirement to provide 50% shade coverage of all
2 paved areas within 10 years of planting is granted based on the following:
3
4 The AIP PD ordinance requires a shade percentage to be achieved at 10
5 years, but the code does not indicate how the shade coverage should be
6 calculated.
7
8 Based on staff research, communities that have a shade ordinance most
9 commonly use a 15-year tree canopy when calculating shade coverage. Staff
10 was unable to find another community that used a 10-year canopy for the
11 purpose of calculating shade coverage.
12
13 C�OFH�DCRS� �11�L�H[�I-M��FiG1�C�-DW�QQ�C�-DW�
14 making the 15-year standard a more reasonable standard for calculating
15 shade coverage. Past projects subject to this shade requirement have not
16 resulted in 50% shade coverage within the 10 year time frame, but have been
17 able to provide the 50% shade coverage within 15 years of planting or at
18 maturity. ,1�[[P SRW�I�❑�❑�PAJ-i77 llaGDGFH❑
19 DP F-K�QQI�-i�L1�RC�i�C�i�WTdld-P�Ilow 50°/o coverage after 15
20 years of growth within other areas of the City. However, the Airport Industrial
21 Park Planned Development Ordinance did not get amended and remains a 10
22 year 50% coverage requirement
23
24
25 4. The proposed Project, as conditioned, is consistent with the findings required for approval of
26 a Site Development Permit based on the following and as described in the Site
27 Development Permit Analysis (Attachment 4) included in the Planning Commission Site
28 Development Permit staff report dated July 26, 2017.
29
30 A. The location, size, and intensity of the proposed project will not create a hazardous or
31 inconvenient vehicular or pedestrian traffic pattern based on the following:
32
33 The building is located on the nRWPQ���-I�L1,IbI�L1,PQ�-I[�d�Ql���
34 located on the southeast corner of the building. Parking is located to the south and
3 5 F-GM�I�FW-i[�d�1G11�iQA�I�Iq-I��'W-i[�dS�GlJ F�1H❑
36 convenient and less hazardous vehicular and pedestrian traffic pattern. The
37 location of access driveways on Airport Park Boulevard and the parking to the
38 south of the store allow vehicles to enter the site and park in one of five rows of
39 parking. This reduces the interactions of vehicles and pedestrians at the entry to
40 the store, the area of the site with the heaviest pedestrian activity.
41
42 The location of the fueling station in the southeast portion of the site allows fueling
43 station vehicles to be separated from vehicles associated with the Costco store.
44 Vehicles using the fueling station are able to use the southernmost access
45 driveway and queuing for 40 vehicles in eight lanes are provided in addition to
46 vehicle parking at the 16 pump stations, for a total of 56 vehicle spaces. Vehicles
47 using the fueling station can then exit the fueling station and site or may park and
48 enter the store.
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No: 11-11-UP-SDP-PC-CC
2
1
2 Vehicles: See also finding 4B below.
3
4 The Project would retain the existing access road on the north side of the Project
5 site. Secondary access to the parking lot would be provided via the cul-de-sac at
6 the end of the access road. The City Council has approved improvements to the
7 medians and left-turn pockets along the Airport Park Boulevard Project frontage.
8 These improvements have been coordinated with and designed to accommodate
9 the traffic associated with the Project.
10
11 Pedestrians. The Project plans include a pedestrian circulation plan (Project
12 plans, sheet 8). Pedestrian circulation includes: a 6-foot wide sidewalk along the
13 Airport Park Boulevard frontage, a 6-foot wide sidewalk along the north side of the
14 site, sidewalks along the south and east sides of the building, a pedestrian
15 walkway from the fueling station to the building entry through the parking lot, and
16 accessible/pedestrian pathways from the accessible spaces to the south and east
17 of the building entry to the entry of the building.
18
19 No pedestrian connection is provided from the sidewalk on the north side of the
20 site to the sidewalk on the east side of the building. Providing a connection in this
21 location would encourage pedestrians to walk behind the loading dock, which
22 could create an unsafe condition. Public Works and Planning staff have discussed
23 this connection and do not support a pedestrian connection in this area since this
24 type of connection can make pedestrians feel safer and less aware of their
25 surroundings, assuming that drivers of delivery vehicles will be aware of their
26 presence since they are in a designated pedestrian connection/crossing.
27
28 The Costco Wholesale Project EIR analyzed the potential for the Project to result
29 in impacts to pedestrian facilities. The EIR identified mitigation measures that
30 would reduce these impacts to less than significant (see FEIR, 4-13). These
31 mitigation measures require: 1) installation of sidewalks along the project frontage
32 of Airport Park Boulevard as identified in the project site plan; 2) installation of high
33 visibility crosswalk markings across driveway entrances to the project including the
34 existing cul-de-sac on the north side of the Project to increase visibility of
35 pedestrians; 3) installation of ADA compliant curb ramps at driveway crossings
36 and transition points along the project frontage and ensuring the existing curb
37 ramps at the existing cul-de-sac intersection with Airport Park Boulevard are
38 compliant with current ADA standards; and 4) providing an adequate pedestrian
39 connection from the street frontage and main parking area to the retail store
40 entrance. These mitigation measures have been included as conditions of
41 approval.
42
43 The traffic engineer for the Costco Wholesale Project EIR and Public Works
44 reviewed the possibility of providing a crosswalk from the Project site to the west
45 side of Airport Park Boulevard. Such crossing was determined to be unsafe for
46 pedestrians since the parcels on the west side of Airport Park Boulevard are
47 undeveloped and such a crossing would not connect to any development or
48 pedestrian facilities on the west side of Airport Park Boulevard. It was
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No: 11-11-UP-SDP-PC-CC
3
1 recommended that provision of a crosswalk to connect the east and west sides of
2 Airport Park Boulevard be evaluated when development is proposed on the west
3 side of Airport Park Boulevard.
4
5 B. The accessibility of off-street parking areas and the relation of parking areas with respect
6 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
7 adjacent or surrounding uses based on the following:
8
9 The only adjacent use is Ken Fowler Auto Center located to the north of the
10 Project site. The parcels on the west side of Airport Park Boulevard and to the
11 south of the site are undeveloped. Caltrans�right-of-way, which includes a
12 drainage ditch and US 101, are located to the east of the Project site.
13
14 Primary member and employee access to the site would be provided via two 40-
15 foot wide driveways from Airport Park Boulevard. The southernmost driveway
16 would also provide access for fuel delivery trucks. The northernmost driveway
17 would provide access for tire center delivery vehicles. The Project plans include a
18 truck route and circulation plan that demonstrates there is adequate circulation for
19 trucks.
20
21 The City is undertaking improvements to Airport Park Boulevard. These
22 improvements include modifications to the medians and left-turn pockets. On June
23 7, 2017, City Council approved the Airport Park Boulevard improvements. The
24 design of the improvements, including the location of the medians and design of
25 the left-turn pockets, have been coordinated with the design of the Costco Project
26 to ensure adequate access to the site and parking areas from Airport Park
27 Boulevard.
28
29 The location of the driveway access and parking allows vehicles to enter the site
30 from two locations on Airport Park Boulevard and then to park in five different rows
31 of parking. This allows vehicles to enter the site and easily access parking so as
32 to prevent vehicles from backing onto Airport Park Boulevard during peak business
33 hours.
34
35 The Costco site includes an easement (road) on the north side of the site. Ken
36 Fowler Auto Center also includes an easement (road) on the south side of its site.
37 This easement will continue to provide access to Ken Fowler Auto Center and
38 would also provide access to the Costco site. The easement would provide
39 secondary access to the parking lot for members and employees and would
40 provide access to the loading dock at the rear of the building (east side) and to the
41 smaller loading area for bread trucks and recycling at the north side of the site.
42
43 C. Sufficient landscaped areas have been reserved for purposes of separating or screening
44 the proposed structure(s) from the street and adjoining building sites, and breaking up
45 and screening large expanses of paved areas based on the following:
46
47 As described in AIP PD Landscaping Requirements Attachment 4, the Project
48 includes landscaping between the Project site and US 101 which is aesthetic and
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No: 11-11-UP-SDP-PC-CC
4
1 helps to screen the site from US 101. The width of the landscape area varies from
2 60 feet at the north end of the parking lot to 25 feet at the south end of the parking
3 lot.
4
5 The Project also includes perimeter landscape planting, including trees along the
6 property lines of the Project. This planting includes two rows of trees along Airport
7 Park Boulevard. Trees would also be planted along the easement on the north
8 side of the site and trees along the east property (US 101) line. A total of 384
9 trees will be planted on-site.
10
11 The Project also complies with the AIP PD landscape requirement to provide a
12 minimum of 20% landscape coverage. The Project provides 25.7% landscape
13 coverage (Project plans, sheet 21).
14
15 D. The proposed development will not restrict or cut out light and air on the property, or on
16 the property in the neighborhood, or impair the value thereof based on the following:
17
18 The Costco building would be located in the northwest corner of the site on the
19 east side of Airport Park Boulevard. The north side of the building is across the
20 access easement and 185 feet from the Ken Fowler Auto Center building. The
21 small loading ald-D�-IC(q�lIPQ�-I[�I�-I[��QJ CD��]EDFN�I[�42dVH�W-D]�
22 across the access easement and 135 feet from the Ken Fowler Auto Center
23 building. This loading area is screened with a green screen and landscaping,
24 including trees. The area adjacent to and immediately south of the Costco Project
25 site is undeveloped and includes a wetlands and drainage area. Caltrans right-of-
26 way, including a drainage ditch and US 101, are located to the east of the site.
27 Airport Park Boulevard is immediately west of the Project. The parcels across from
28 the Project on the west side of Airport Park Boulevard are undeveloped and more
29 than 100 feet from the building and an even greater distance from the fueling
30 station. Based on the distances described above, the Project would not restrict or
31 cut out light or air on the property or on property in the neighborhood.
32
33 The fueling station would be located in the southeast portion of the site and
34 comprised of a fuel station canopy, pumps, and vehicle queuing area, all of which
35 are open and do not restrict or cut out light or air on the property or on property in
36 the neighborhood.
37
38 The Project would not impair the value of adjacent property since the development
39 of the site has the potential to increase the value of property located in the
40 immediate area of the Project site and would allow the site to be maintained and
41 occupied which could reduce incidents of trespassing and damage in the area due
42 to existing transients and the attractive nuisance that can be created by vacant
43 property.
44
45 E. The improvement of any commercial or industrial structure will not have a substantial
46 detrimental impact on the character or value of an adjacent residential zoning district
47 based on the following:
48
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No: 11-11-UP-SDP-PC-CC
5
1 This finding is not applicable since the site is not adjacent to a residential district.
2
3 F. The proposed development will not excessively damage or destroy natural features,
4 including trees, shrubs, creeks, and the natural grade of the site based on the following:
5
6 There are no trees, shrubs, creeks, wetlands or water courses on the Costco
7 Project site. There are trees located to the south and offsite of the Costco site in
8 the wetlands/drainage area and to the east of the Costco site in the ditch located in
9 the Caltrans right-of-way. The canopies of several trees within the Caltrans right-
10 of-way extend over the property line onto the Costco site.
11
12 The site is relatively flat and will be graded to provide the necessary site drainage.
13 Existing drainage to the outfalls to the Caltrans right-of-way to the east of the site
14 and to the wetlands/drainage area to the south of the site would be maintained.
15 The preliminary hydrology and hydraulics study for the Project indicates that the
16 Project would not significantly increase the amount of drainage to the existing
17 outfalls (see FEIR, Appendix C). The EIR for the Project describes the treatment
18 that would occur to site drainage and runoff prior to the runoff leaving the site (see
19 DEIR Section 3.6 Hydrology and Water Quality and FEIR, Master Response for
20 Drainage, pp. 3-14 to 3-18).
21
22 Sheet C2 of the plan includes a note that the work to the existing outfalls located in
23 the Caltrans right-of-way may affect two existing trees (which appear to be valley
24 oaks). Since these trees are located in the Caltrans right-of-way and Caltrans
25 permitting authority over work within its right-of-way, the City does not have control
26 over the disposition of these trees. Two of the trees that may be affected by work
27 to the existing outfalls are located adjacent to the Costco Project site. A portion of
28 the trees may extend over the property line. The drainage improvements in the
29 Caltrans right-of-way are subject to Caltrans approval. As part of its permitting
30 process for the improvements, Caltrans would determine the disposition of the two
31 trees. Drainage improvements located within the drainage/wetlands area to the
32 south of the site require approval of the Regional Water Quality Control Board and
33 may also require Fish and Wildlife approval. Effects to the trees located in the
34 wetlands area to the south of the Costco site would be reviewed by the Regional
35 Water Quality Control Board as part of the permitting process and may also be
36 subject to California Fish and Wildlife review.
37
38 There are no trees, shrubs, creeks, or wetlands on the Project site; therefore, the
39 Project would not damage or destroy any natural features of the site. Since the
40 offsite work to the drainage outfalls may require removal of one or more trees and
41 the City does not have permit authority over these improvements and it cannot be
42 known at this time if tree removal would be required, a condition of approval has
43 been applied to the Project requiring any tree needing removal as a result of the
44 offsite work to the drainage outfalls to be replaced on the Costco Project site at a
45 ratio of 1:1 (see Attachment 3, conditions of approval). Due to the proximity of
46 these trees to the Project site, the EIR includes mitigation measures in order to
47 protect nesting birds. Biological Resources mitigation measure 3.12.1 requires:
48 pre-construction surveys of potential nesting sites within 500-feet of construction
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No: 11-11-UP-SDP-PC-CC
6
1 activities if construction is to occur during bird nesting season (February 15
2 through August 31) and survey results to be documented and submitted to the
3 California Department of Fish and Wildlife and the City of Ukiah. If an active nest is
4 discovered, a 500-foot no-work buffer zone is required to be established unless an
5 alternative is approved by CDFW.
6
7 The site is relatively flat and would continue to use the outfalls located in the
8 Caltrans right-of-way and located to the south of the site for site drainage. The site
9 would be graded to create the drainage needed for the Project, including directing
10 runoff to the bioswales at the west side of the parking lot, east side of the parking
11 lot and within the interior of the parking lot. The modifications to the natural grade
12 of the site are not considered excessive.
13
14 The fueling station is located in the southeast corner of the site. The fueling
15 station area would be graded away from the wetlands located to the south of the
16 site and the fueling station would include the safety features identified on sheet 7.2
17 of the Project plans and in Attachment 5 of the July 26, 2017 Planning
18 Commission staff report. The fueling station requires approval from and/or is
19 subject to comply with requirements from the Mendocino County Department of
20 Public Health, Regional Water Quality Board, Fire Marshal, California Fire Code,
21 California Health and Safety Code, Environmental Protection Agency, National
22 Fire Protection Agency, California Air Resources Board, Local Certified Unified
23 Program Agency, and California Code of Regulations.
24
25 F. There is sufficient variety, creativity, and articulation to the architecture and design of the
26 structures(s) and grounds to avoid monotony and/or a box-like appearance based on the
27 following:
28
29 The Costco store would be an approximately 142,000 square foot warehouse style
30 store. As analyzed in AIP PD Building and Architectural Requirements Attachment
31 4 of the staff report dated July 26, 2017, varied parapet heights (28 feet to 34 feet
32 in height), a mixed earth tone building colors, mix of exterior materials (CMU and
33 metal panels), and angled building entry and canopy are used to break up the
34 length and mass of the building elevations in order to avoid monotony and a box-
35 like appearance. The fueling station canopy uses colors and materials compatible
36 with the building and is not enclosed. The open nature of a fuel station canopy
37 avoids a box-like appearance since there are no solid walls to enclose the facility.
38
39 As analyzed in the Ir41P PD Landscaping Requirements Attachment [CS1]4 of the
40 staff report and shown on the landscaping plan, the landscaping plan includes
41 trees and shrubs along the building elevations, the perimeter of the site and within
42 the parking lot. The landscaping breaks up the mass of the parking lot and
43 screens the site. A variety of trees and shrubs are planted creating variety and
44 interest in the landscaping and site. The fuel station canopy is a simple structure
45 with an earth tone roof canopy supported by earth tone CMU columns.
46
47 5. An environmental impact report (EIR), the Costco Wholesale Project EIR, was prepared
48 for the Project that analyzed the potential construction and operational impacts of the
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No: 11-11-UP-SDP-PC-CC
7
1 Project, including the rezoning, site development permit, and parcel consolidation and
2 reconfiguration. The EIR was certified by the City Council on June 7, 2017, City Council
3 Resolution 2017-24. Since the EIR was certified by the City Council, no substantial
4 changes have been made to the Project, no substantial changes have occurred with
5 respect to the circumstances under which the Project is being undertaken, and no new
6 information has been presented since the certification of the EIR which would indicate
7 that new or more severe impacts would result from the Project. Therefore, as required
8 by Public Resources Code §21166, no subsequent or supplemental EIR is necessary for
9 the site development permit. Therefore, the Costco Wholesale Project EIR continues to
10 be the adequate environmental review document for the site development permit.
11
12 6. On June 7, 2017, the City Council conducted a public hearing to consider the rezoning
13 required for the Project and the required CEQA findings for a Statement of Overriding
14 Considerations. As required by Public Resources Code §21081 and CEQA Guidelines
15 §15091, �he City Council made the findings required in order to approve the Costco
16 Project at the same time the EIR was certified. The EIR identified one or more significant
17 effects on the environment, for which a statement of overriding considerations and
18 findings were also adopted (City Council Resolution 2017-24). [CS2]Planning
19 Commission is relying on the findings and statement of overriding considerations made
20 by the City Council as stated in City Council Resolution 2017-24 as the findings and
21 statement of overriding considerations required by PRC §21081 and CEQA Guidelines
22 §15091 for approval of the Costco Wholesale and Fueling Station Site Development
23 Permit.
24
25 7. The public notice for the Costco Warehouse and Fueling Station Site Development
26 Permit scheduled for the July 26, 2017 Planning Commission meeting was provided in
27 the following manner:
28
29 0 posted on the City of Ukiah website on July 14, 2017;
30 0 published in the Ukiah Daily Journal on July 16, 2017;
31 � posted in five places on the project site on July 13, 2017;
32 � mailed and emailed to persons on the interested parties list on July 13, 2017 ;
33 0 mailed to property owners within 300 feet of the project site and property owners
34 within Airport Industrial Park Planned Development on July 13, 2017; and
35 � posted at the meeting place (glass case in front of the civic center) on July 14,
36 2017.
37
38
Costco Wholesale Store and Fuel Station
Draft Site Development Permit Findings of Fact
Airport Park Boulevard
File No: 11-11-UP-SDP-PC-CC
8
1 ATTACHMENT 3
2
3 Planning Commission Draft Site Development Permit Conditions of Approval
4 Ukiah Costco Warehouse and Fuel Station
5 Airport Park Boulevard ❑Airport Industrial Park
6 APNs: 180-110-08, 09, and10; 180-080-57, 58, 59, and 62-67
7 File Nos.: 11-01-REZ-SDP-LLA-CC-PC-CE and 11-16-EIR-CC
8
9 1. Approval is granted to allow the construction and operation of a Costco Wholesale building
10 of not to exceed 142,000 square feet with loading dock, 16-pump fueling station with
11 canopy, 579 vehicle parking spaces, landscaping, signage, and associated site
12 improvements on a 15.3 acre site on the east side of Airport Park Boulevard between Ken
13 Fowler Auto Center and the southern terminus of Airport Park Boulevard (all or portions of
14 APNs: 180-110-08, 09, and 10; 180-080-57, 58, 59, and 62-67) as shown in the plans
15 submitted to the Planning Department and date stamped July 12, 2017 and as described in
16 the Project Description and Details included in the staff report, except as modified by the
17 following conditions of approval.
18
19 2. Plans submitted for a building permit shall be in substantial conformance with the plans
20 approved by the City as described in the submitted project description, diagrams and
21 illustrations, as well as and plans contained in the Environmental Impact Report certified by
22 the City Council on June 7, 2017 and any modifications made to the project through the
23 discretionary review and approval process.
24
25 The warehouse includes the construction of a new Costco Wholesale warehouse, with a
26 maximum size of 142,000 square feet (SF), and a fueling facility on approximately 15.3
27 DF1�71�4-IC�C�/�/�P L1AP61Q�L1�PQC�RV1�6R�[��QJ CSI�L1�6S�1�/H�DII�KRdVI-I❑
28 of approximately 142,000 +/- SF, with a bakery, pharmacy, optical center, hearing aid
29 testing center, food court, photo center, and tire center, along with the sale of between
30 3,800 and 4,000 products. The tire center would be a 5,442 SF attached building with
31 member access through the inside of the main Costco building and would include retail tire
32 sales and a tire installation facility. The fueling facility is separate from the main building
33 site, and would include a 2,816 SF canopy and 16 fueling positions (expandable to 20
34 positions). The fueling facility occupies approximately 2.37 acres, located in the southeast
35 corner of the site adjacent to US 101.
36
37 3. Outside sales and/or display are not included as part of this permit. Outside sales and/or
38 display requires application for and approval of a Use Permit.
39
40 4. Plans submitted for building permit shall include the following and are subject to staff
41 review and approval:
42
43 A. Plans and/or other documentation demonstrating that the building is designed to
44 structurally support rooftop photovoltaic equipment. Information, including structural
45 analysis, may be required by staff as needed to verify that the building is constructed
46 to support the potential future installation of rooftop photovoltaic equipment.
47
48 B. Site Specific Landscape Maintenance Manual as described in the narrative
49 submitted to the Planning Department and dated July 14, 2017, included as part of
50 Attachment 4 of the staff report.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
1
1
2 C. An irrigation plan.
3
4 D. Landscaping and irrigation plans in compliance ZL1PQ�-I[�1�PoI�[D RC�ICICm �
5 Efficiency Landscape Ordinance.
6
7 E. Plant species for the bioswale.
8
9 F. Green screen for the screening of the outdoor area on the north side of the building,
10 with a maximum height of 6 feet.
11
12 G. 0 DC�IDF1�lll-�.�Y�15F-FLLLEC�Q/[� [�l1W�DlD�1Ql�ffdld�iC3C1F�.�W-i�l�l`b'Fl�d
13 �LLW[�DlD�1Q1 I-P EF�/C�-P �QrtC�YI-�VPoK� �
14 style rack is encouraged and preferred.
15
16 H. Bike parking for 22 bicycles: 10 at the stollH �Fi�l�i�
17 canopy, 10 at the north side of the building for use by employees, and 2 on the
18 concrete pad for the bus stop (see MTA conditions of approval below).
19
20 I. Location of the 10 covered bike parking spaces for employees and details of the
21 cover provided for the bike parking.
22
23 J. Location of the bike parking for visitors/members proximate to the store entry and
24 that allows the bike parking to be fully covered by the entry canopy.
25
26 K. Location of the four carpool spaces reserved for Costco employees (as required by
27 Air Quality mitigation measure 3.2.2b).
28
29 L. One bench outside of the shelter (MTA has indicated it will provide one shelter with a
30 bench), trash and recycling containers, shopping cart corral, and one bike rack that
31 accommodates two (2) bikes on the concrete pad for the bus shelter. The size of the
32 concrete pad for the bus stop shelter shall be increased as needed to accommodate
33 these items. The applicant/project proponent shall provide the trash and recycling
34 containers, shopping cart corral, and bike rack. Plans submitted for building permit
35 shall include the details/specifications for the Trash and recycling containers,
36 shopping cart corral, and one bike rack and are subject to staff review and approval.
37
38 M. Location of the protective tree fencing required for off-site trees that have the
39 potential to be affected by project construction. Such protective tree fencing shall be
40 located 5 feet outside of the dripline of the tree, 5 feet in height, and metal with in-
41 ground posts or per the recommendations of the arborist report for any trees that
42 may be impacted by Project construction.
43
44 N. Site specific maintenance and management information that includes information
45 such as the frequency of site sweeping/cleaning, cart collection, and security.
46
47 O. Location of the required Class I II bike route signage and detail of the signage
48 consistent with MUTCD Manual for Class III bike route signage.
49
50 P. Photometric plan showing the light level under the fuel station canopy and that the
51 light level at the edge of the fuel station canopy does not exceed 10fc.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
2
1
2 5. Based on the number of required vehicle parking spaces (579) and the number of
3 employees anticipated per shift (60), twenty-two (22) bike parking spaces are required for
4 the Project. Ten (10) bike parking spaces for members shall be provided in a convenient,
5 visible, and covered location near the store entry. 10 additional bike parking spaces shall
6 be provided for store employees. Two additional bike parking spaces shall be provided on
7 the concrete pad near the bus shelter and bench.
8
9 6. Prior to issuance of a building permit, the applicant/project proponent shall submit a
10 Transportation Demand Management (TDM) program for staff review and approval that
11 includes the items listed in Air Quality mitigation measure 3.2.2b (carpool parking spaces,
12 bike parking, employee locker room, rideshare program, rideshare bulletin board, rideshare
13 newsletter, guaranteed ride home, and increased transit accessibility) and that identifies the
14 designation onsite TDM Program Manager.
15
16 7. Prior to issuance of a building permit, the applicant/project proponent shall apply for and
17 receive an address assignment for the building from the Community Development and
18 Planning Department.
19
20 8. Prior to or as part of closing escrow on the purchase of the property, the parcel
21 consolidation and reconfiguration shall be completed and recorded and conformed copies
22 of the recorded documents shall be provided to the Community Development and Planning
23 Department.
24
25 9. Prior to any deliveries to the warehouse loading areas, the signage required by MCAQMD
26 (see below) to notify truck drivers of idling prohibitions shall be posted in the locations
27 required by MCAQMD.
28
29 10. Signs require application for and approval of a Sign Permit from the Community
30 Development and Planning Department.
31
32 11. The signs on the north and south fuel station canopy elevations shall be removed from the
33 sign program and a revised sign program submitted to the Community Development and
34 Planning Department for review and approval. The revised sign program shall be approved
35 by the Community Development and Planning Department prior to issuance of a sign
36 permit.
37
38
39 12. The delivery truck route leaving the project site shall be north on Airport Park Blvd., west on
40 Talmage Road, and south on South State Street to US 101. All trucks used by Costco shall
41 be California legal and shall comply with all local and state requirements. This restriction
42 shall be in place until such time as the intersection of Airport Park Boulevard/Talmage
43 Road is improved to accept delivery trucks.
44
45 13. In the event the offsite improvements to the drainage outfalls located to the south and east
46 of the site requires removal of any tree, any tree removed for said improvements shall be
47 replaced on the Costco site at a ratio of 1:1. A revised landscaping plan with the location,
48 size and species of the replacement tree(s) shall be submitted to the Planning Department
49 and the approved trees shall be planted as shown on the revised landscaping plan prior to
50 building permit final.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
3
1
2 14. Expansion of the fueling station requires application for and approval of an amendment to
3 this Site Development Permit. Expansion of the fueling station is limited to a maximum of
4 four (4) additional pumps, for a total of 20 pumps, as analyzed in the Costco Wholesale
5 Project EIR.
6
7 15. All required landscaping shall be properly maintained to insure the long-term health and
8 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to, the
9 following:
10
11 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
12 according to the season, i.e., more water in summer, less in the winter.
13
14 B. Additional watering shall occur during long periods of severe heat and drying winds,
15 and reduced watering shall be used during extended periods of cool rainy weather.
16
17 C. Fertilizer shall be allowed to establish plant growth and to ensure proper growth as
18 recommended in the Landscape Maintenance and Management Plan required for
19 the Project.
20
21 D. Weed killers shall not be used on or near trees.
22
23 E. The tree ties and stakes shall be checked every six months to ensure they do not
24 constrict the trunks and damage the trees.
25
26 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
27 damage the trunk of the tree and its overall growth.
28
29 G. Any tree that dies or is unhealthy due to pests, disease or other causes, including
30 vandalism, shall be replaced with the same or similar tree species, or an alternative
31 species approved by the Community Development and Planning Department.
32
33 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
34 pruning shall follow standard industry methods and techniques to ensure the health
35 and vitality of the tree.
36
37 I. Maintenance and replacement of plantings shall comply with the staff approved
38 Maintenance Manual for the Project (see condition 4B above).
39
40 From the Planninq Commission
41
42 16. The Project shall be revised to comply with the following:
43
44 A. Reduction of the width of the sidewalks on the north and west sides of the site from 8
45 feet to 5 feet.
46 B. Reduction of the height of the parking lot lighting to a maximum of 34 feet (not to exceed
47 the height of the building).
48 C. Removal of the Crape Myrtle on the north side of the site and continuation of the
49 October Glory Maple.
50 D. Removal of the Crape Myrtle on the west side of the site adjacent to the street and
51 continuation of the Aristocrat Flowering Pear.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
4
1 E. Replacement of the Pink Dawn Chitalpa along the south property line with Valley Oak.
2 F. Removal of the C�RVU6R� 14�ND�I�signs on the west and south elevations of the
3 building. The building signage may be revised to use the 7-I��s shown in the
4 Sign Program (sheet 14) of the Project plans dated July 12, 2017.
5 G. Removal of the signs on the north and south elevations of the fuel station canopy.
6 H. All newly constructed impervious surFaces shall drain through a storm water treatment
7 control BMP prior to discharging offsite.
8
9 17. The Project plans shall be revised by the applicant as required in conditions #16 A-E above
10 and a revised landscaping plan submitted to the Community Development and Planning
11 Department and Public Works Department for review and approval.
12
13 18. Plans submitted for building permit shall be revised as required in condition #17 above and
14 are subject to staff review and approval. Plans shall conform to the revised site plan
15 showing the location of the store, parking area and fueling stations, which was reviewed by
16 the City Council at its meeting on December 3, 2014.
17
18 19. A revised Sign Program that includes the removal of the signs required by conditions #11
19 and #17 above shall be prepared by the applicant and submitted to the Community
20 Development and Planning Department for review and approval. The size of the remaining
21 warehouse building signs may be revised to use the 7-I�&�h�ZQ�,P�-IC�IJC�
22 Program (sheet 14) of the Project plans dated July 12, 2017. The revised Sign Program
23 shall also include a recalculation of the Planning Commission approved signage for the
24 Project.
25
26 Standard Conditions of Approval
27
28 20. The project proponent/applicant shall obtain and maintain any permit or approval required
29 by law, regulation, specification or ordinance of the City of Ukiah and other Local, State, or
30 Federal agencies as applicable. This Project may require permits and/or approvals from the
31 Mendocino County Air Quality Management District, Mendocino County Environmental
32 Health, Regional Water Quality Control Board, California Department of Fish and Wildlife,
33 and US Army Corps of Engineers.
34
35 21. All construction shall comply with all fire, building, electric, plumbing, occupancy, and
36 structural laws, regulations, and ordinances in effect at the time the Building Permit is
37 approved and issued.
38
39 22. No permit or entitlement shall be deemed effective unless and until all fees and charges
40 applicable to this application and these conditions of approval have been paid in full.
41
42 23. A copy of all conditions of this Site Development Permit shall be provided to and be binding
43 upon any future purchaser, tenant, or other party of interest.
44
45 24. All conditions of approval that do not contain specific completion periods shall be
46 completed prior to building permit final.
47
48 25. 7 KLVC6 L�PoI� M'�I�'SP F-K�/�I-�L1�D�H K�P61FiC� 162FHW1L�Fi❑
49 approved project related to this Permit is not being conducted in compliance with these
50 stipulations and conditions of approval; or if the project is not established within two years
51 of the effective date of this approval; or if the established use for which the permit was
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
5
1 granted has ceased or has been suspended for 24 consecutive months (zoning ordinance,
2 §9263H).
3
4 26. This approval is contingent upon agreement of the applicant/project proponent and property
5 owner and their agents, successors and heirs to defend, indemnify, release and hold
6 harmless the City, its agents, officers, attorneys, employees, boards and commissions from
7 any claim, action or proceeding brought against any of the foregoing individuals or entities,
8 the purpose of which is to attack, set aside, void or annul the approval of this application.
9 This indemnification shall include, but not be limited to, damages, costs, expenses, attorney
10 fees or expert witness fees that may be asserted by any person or entity, including the
11 applicant/project proponent, arising out of or in connection with the City's action on this
12 application, whether or not there is concurrent passive or active negligence on the part of
13 the City. If, for any reason any portion of this indemnification agreement is held to be void
14 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
15 remain in full force and effect.
16
17 27. This approval is not effective until the 10-day appeal period applicable to this Site
18 Development Permit has expired without the filing of a timely appeal. If a timely appeal is
19 filed, the project is subject to the outcome of the appeal and shall be revised as necessary
20 to comply with any modifications, conditions, or requirements that were imposed as part of
21 the appeal.
22
23 28. All use, construction, or occupancy shall conform to the application approved by the Zoning
24 Administrator, City Engineer, Planning Commission or City Council as applicable, and to
25 any supporting documents submitted therewith or made part of the administrative record,
26 including staff reports, maps, sketches, renderings, building elevations, landscape plans,
27 and other submittals or documents.
28
29 29. Except as otherwise specifically noted, this Permit shall be granted only for the specific
30 purposes stated in the action approving the Permit and shall not be construed as
31 eliminating or modifying any building, use, zoning or other requirements except as to such
32 specific purposes.
33
34 30. This approval is not effective unless and until all other required discretionary entitlements
35 have been granted, issued or approved as applicable.
36
37 31. Any work, improvement, expenses or other encumbrance incurred by the applicant/project
38 proponent, owner or other party in reliance upon any entitlement, approval or permit which
39 has not been granted, issued or approved is at the risk of the permit applicant/project
40 proponent.
41
42 32. Applicant/project proponent shall be required to obtain and maintain any permit or approval,
43 which is required by law, regulation, or ordinance of any Local, State, or Federal agency.
44 Applicant/project proponent/property owner or other person in possession of the project site
45 shall grant permission to employees of the City of Ukiah and others authorized by the City
46 of the Ukiah to enter upon the subject property as necessary to inspect the property and
47 process the required entitlements.
48
49 33. All Conditions of Approval for this project shall be provided to all contractors and persons
50 working on the project. Conditions of Approval shall be prominently displayed on all sets of
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
6
1 plans for all ministerial permits required to develop the property, including building permits
2 and permits for grading or site preparation.
3
4 34. Any construction shall comply with the "Standard Specifications" for such type of
5 construction now existing or which may hereafter be promulgated by the Engineering
6 Department of the City of Ukiah; except where higher standards are imposed by law, rule,
7 or regulation or by action of the approving body.
8
9 35. In addition to any other condition imposed, any construction shall comply with all building,
10 fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect
11 at the time the Building Permit is approved and issued.
12
13 36. Prior to issuance of the Final Certificate of Occupancy, applicant/project proponent shall
14 submit to the Department of Planning and Community Development a completed
15 Mendocino County Air Quality Management Di�ll� CD�I-�L1�&1�4-FI�l�WT�
16 by district rules.
17
18 37. If, during site preparation or construction activities, any historic or prehistoric cultural
19 resources are unearthed and discovered, all work shall immediately be halted, and City
20 Community Development and Planning Department staff shall be notified immediately of
21 the discovery. The applicant/project proponent shall be required to fund the hiring of a
22 qualified professional archaeologist to perform a field reconnaissance and, if deemed
23 necessary, to develop a precise mitigation program approved by the City prior to the
24 continuation of any site work.
25
26 38. The use, site, improvements, landscaping, and all other elements shall be operated and
27 maintained consistent with the approved project and in good standing and repair for the life
28 of the project, notwithstanding any change in ownership.
29
30 From the Department of Public Works
31
32 39. Prior to construction of site improvements, a final grading and drainage plan, and an
33 erosion and sediment control plan, prepared by a Civil Engineer, shall be submitted for
34 review and approval by the Department of Public Works. The plan shall include the
35 detailed design of the proposed stormwater treatment planters, and if applicable, detention
3 6 basi n. Drai naJ HdP SL9ZYFP HQ�A/�EH�Q�RP S�GFH�L1,PQ�IC&L1�Po C�NDK�I�/H��
37 Storm Water Permit and the City of Santa Rosa & County of Sonoma Low Impact
38 Development Technical Design Manual (LID Manual). A final drainage report shall be
39 provided to support the design of the proposed drainage system.
40
41 40. The project engineer shall provide direct oversight and inspection during project
42 construction, with special attention to implementation of best management practices for
43 sediment and erosion control, and the proper grading, installation, and landscaping of the
44 stormwater treatment planter areas. Upon completion of the work, a report shall be
45 submitted by the project engineer to the Department of Public Works stating that the
46 improvements have been completed in accordance with the approved plans and conditions
47 of approval, shall function as intended, and all areas have been permanently stabilized to
48 prevent sediment and erosion.
49
50 41. Maintenance and inspection of all post-construction best management practices (BMPs)
51 are the responsibility of the property owner. In accordance with the LID Manual, a legally
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
7
1 binding, signed maintenance agreement approved by the City of Ukiah is required for the
2 proposed stormwater treatment planters and all post-construction BMPs, and shall be
3 recorded prior to building permit final.
4
5 42. Since the project area disturbs greater than one acre, the applicant/project proponent must
6 obtain a Storm Water Permit from the Regional Water Quality Control Board, prior to
7 construction. (Note that, under the new Construction General Permit regulations, the
8 Stormwater Pollution Prevention Plan shall be prepared by a Qualified SWPPP Developer,
9 and implemented by a Qualified SWPPP Practitioner.) Also, an Air Quality Permit from the
10 Mendocino County Air Quality Management District will be required.
11
12 43. An existing 18 and 24 inch storm drain bisecting the Costco building site is proposed to be
13 relocated to the north side of the building. A minimum 15 foot wide easement, or as
14 otherwise approved by the City Engineer, shall be provided for the relocated alignment, as
15 well as for any other public facilities crossing the subject property.
16
17 44. An access easement to the City of Ukiah may be required along the southerly property
18 boundary for maintenance of the adjacent wetland area.
19
20 45. Impacts to the drainage in the freeway right-of-way may require the project proponent to
21 obtain an encroachment permit from Caltrans. Evidence of approval from Caltrans shall be
22 provided prior to building permit issuance.
23
24 46. This project is subject to Airport Industrial Park Capital Improvement Fees as adopted by
25 the Ukiah City Council. Based on the proposed uses and site plan, the fee amount has
26 been determined to be $152,640.
27
28 47. Applicant/project proponent shall construct 5-foot wide sidewalks along the Airport Park
29 Boulevard frontage, and along the cul-de-sac frontage along the northerly project boundary.
30 Existing curb ramps on the east side of Airport Park Boulevard at the cul-de-sac along the
31 northerly project boundary shall be upgraded to meet current ADA requirements, and a
32 crosswalk provided. Driveway entrances to the subject property shall also include
33 crosswalks and ADA compliant curb ramps. Prior to construction, improvement plans shall
34 be prepared by a Civil Engineer and approved by the Department of Public Works. Public
35 sidewalk improvements outside of the street right-of-way will require a sidewalk easement
36 dedicated to the City.
37
38 48. A bus stop and covered bus shelter (shelter with bench to be provided by MTA) shall be
39 provided along the south side of the cul-de-sac as shown on the project site plan, to the
40 satisfaction of the City Engineer and the Mendocino Transit Authority. The bus stop shall
41 include a minimum 60 foot long by 10 foot wide reinforced concrete slab for the bus stop
42 pavement. The bus shelter concrete pad shall be a minimum of 8 foot wide by 20 foot long,
43 set behind the back of sidewalk. Design of the covered bus shelter shall be approved by
44 the Mendocino Transit Authority. Additionally, a shopping cart storage area shall be
45 provided adjacent to the shelter. A public sidewalk easement shall be provided for the bus
46 stop and appurtenant structures, including, but not limited to, the bus stop structure,
47 shopping cart storage, bike racks, benches, and concrete pad.
48
49 49. Any existing curb and gutter in disrepair that is adjacent to the subject property shall be
50 repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings
51 101 and 102 or as directed by the City Engineer.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
8
1
2 50. 6 H�,/SDFI-IG�6Sl9�[lP D�PoI�❑�.XB','GU C�LL�RIY�B DU►�'/�RC�IYDIlC'�
3 along the cul-de-sac along the northerly project boundary, within tree wells, a landscape
4 V1ALS�LLPQL(��ZI�PAJ-I[�DFN�I�D�L� H[�l1�DC�Kl�FFRIlmC�H�L1,PQ❑
5 City Standard Drawing No 601. Tree types shall as shown on the approved landscape
6 plan.
7
8 51. All areas of auto circulatlRQ�❑�HC�DYFK�L1,PQ�LpP � �I��I C�sphaltic concrete
9 (AC) RC��ICS/�Ivl-I �I�DFH�6Sl9�Y�K��iC�L1� Q1�iLThis indudes
10 the proposed driveways and parking areas. If heavy truck traffic is anticipated from the
11 solid waste company, delivery trucks, or other heavy vehicles, the pavement section shall
12 be calculated appropriately to ensure that it can withstand the loading.
13
14 52. All work within the public right-of-way shall be performed by a licensed and properly insured
15 contractor. The contractor shall obtain an encroachment permit for work within this area or
16 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated
17 construction costs.
18
19 53. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
20 tested and replaced if required. If an existing lateral is to be abandoned, it shall be
21 abandoned at the main to the satisfaction of the Public Works Department.
22
23 54. Applicable City of Ukiah sewer connection fees shall be paid at the time of building permit
24 issuance.
25
26 55. Grease interceptors shall be sized in accordance with the California Plumbing Code.
27
28 56. Capital Improvement fees for water service are based on the water meter size. A fee
29 schedule for water meter sizes is available upon request. Additionally, there is a cost for
30 City crews to construct the water main taps for the proposed water services to serve the
31 project.
32
33 57. All irrigation and fire services shall have approved backflow devices.
34
35 From the Citv Buildinq Official
36
37 58. Plans and other documents submitted for a building permit shall include three (3) sets of a
38 Geotechnical Report.
39
40 From the Ukiah Fire Department
41
42 59. Based on the information provided by the applicant, David Babcock and Associates, the
43 building is considered a type V-B. The proposed building is approximately 142,000 square
44 feet. The fire flow will be 8,000 g.p.m. (table BB 105.1) which requires nine hydrants (table
45 CC 105.1). Three (3) existing hydrants are located along Airport Park Blvd. and two (2)
46 existing hydrants are located in the cul-de-sac on the north side of the site. A minimum of
47 four (4) additional new hydrants shall be provided. One of the additional hydrants will be
48 required near the gas station. One new hydrant is recommended near the FDC at the new
49 Ed�QJ m�l'�/Cq1�FRP P�IC�C+IG��PAJ-I�CCQIDC�A/[�H�RSHQImfhe location of the existing
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
9
1 and new fire hydrants shall be shown on the plans submitted for building permit and are
2 subject to staff review and approval.
3
4
5
6
7 From the City Electric Utility Department
8
9 60. Any fees associated with the removal of any existing 12kv primary electrical facilities (pad
10 mount switches, primary vaults, junction pedestals and primary conductors) or the addition
11 of new 12kv electrical facilities (transformers, vaults, junction pedestals/boxes, primary and
12 secondary conductors) extended to the new proposed building site shall be the
13 responsibility of the applicant/project proponent.
14
15 61. City of Ukiah Electric Utility Department can/will only provide one (1) transformer with a
16 capacity up to 1500kVA 480Y/277V, 3-phase 4 wire configuration for the Costco store and
17 one (1) transformer with a capacity of 55-75Kva 208Y/120V, 3-phase 4 wire configuration
18 for the Costco fueling station. The applicant/project proponent shall provide load capacity
19 information and the size of service panel/s for the COSTCO Warehouse Store & Gas
20 Pumps as soon as convenient or practical, in order to size the individual transformers for
21 each location.
22
23 62. The switchboard, pull section, and CT cabinet shall be in accord with current EUSERC
24 standards. The applicant/contractor/developer/project proponent shall submit service
25 equipment specification sheets with appropriate EUSERC references for City approval prior
26 to purchase and installation.
27
28 From the Police Department
29
30 63. The text/details and location of the following signage shall be included on building permit
31 plans and are subject to Police Department review and approval:
32
33 A. Parking is for members and employees only and overnight parking is prohibited.
34
35 B. Panhandling and camping are prohibited pursuant to the Ukiah City Code (Ukiah City
36 Code, Division 7: Police Regulations, Chapter 1: Peace & Order, Article 9:
37 Panhandling and Article 8: Camping).
38
39 C. Other signage as required by the Police Department.
40
41 64. The Police Department approved signage shall be installed prior to building permit final.
42
43 From the Mendocino Countv Air Qualitv Manaqement District (MCAQMD)
44
45 65. Measure 3.2.2a proposes that tree planting is planned to reduce summer heat gain. The
46 District recommends that the planting be better defined to incorporate no less than 1 tree
47 per 4 parking spaces to provide a true beneficial reduction in heat gain.
48
49 66. Measure 3.2.2c calls for the implementation of Mitigation Measure 3.10.2a, providing a
50 concrete pad suitable for future location of a bus shelter adjacent to the proposed sidewalk.
51 The District recommends that Costco work in conjunction with the local Transit Authority
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
10
1 (MTA) to provide a shelter in addition to the concrete pad so that the benefits and
2 incentives to use mass transit would be immediately available rather than at an unspecified
3 future date.
4
5 67. To further mitigate impacts to local air quality, it is recommended that Costco encourage
6 the use of low emission vehicles by providing a minimum of 2 electric vehicle charging
7 stations. The type of electric vehicle charging stations installed for the Project are subject
8 to MCAQMD review and approval.
9
10 68. Any boilers or large combustion sources (over 500,000 BTU) requires an application and
11 review by the MCAQMD.
12
13 69. Any onsite operations which generate smoke many require a permit from MCAQMD. As of
14 2/15/2011, MCAQMD does not require permits for food preparation other than commercial
15 meat smoking.
16
17 70. MCAQMD has adopted a regulation requiring signage to be posted at loading areas
18 advising truck drivers of idling prohibitions. This required signage shall be posted on the
19 site.
20
21 71. Backup power sources require an application to be submitted to MCAQMD for review and
22 permit approval.
23
24 72. All products and equipment sold in store are subject to the Air Resources Board (ARB)
25 regulations regarding emissions and VOC content. MCAQMD advises all retailers to
26 ensure their supply system only allows ARB compliant products to be sold in California.
27
28 From Mendocino Countv Environmental Health
29
30 73. An installation permit, an annual operating permit, and implementation of a Hazardous
31 Materials Management Plan (HMMP) are required for the installation of the Underground
32 Storage Tank for the fueling station.
33
34 74. Hazardous materials used in the main store will also be included as part of the required
35 HMMP.
36
37 75. A permit from Environmental Health is required for the operation of a food facility.
38 Application for this permit requires submittal of an application to start a food business,
3 9 FRP S�I�IbI�[�RG2�AA�F1�C�_��D(�1�DF1�U-�.�YC�RrFKqFD(�15F-FLLLFCI�Q=�d1�1V�F4-F-NO/�F�
40 all food facility related equipment and payment of the major plan review fee.
41
42 From Mendocino Transit Aqencv
43
44 76. Provide a concrete pad for a bus shelter on the north side of the site east of Airport Park
45 Boulevard. The concrete pad for the bus shelter shall be a minimum of 8-feet by 20-feet
46 and able to accommodate the shelter (provided by MTA), bench, recycling/trash
47 receptacles, and parking for two bicycles and shall be ADA compliant. The project
48 proponent shall also provide a sidewalk to connect to the bus shelter pad if necessary to
49 connect the sidewalk on the north side of the site to the concrete pad for the bus
50 bench/shelter.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
11
1
2 77. If the bus stop is located on-street, a reinforced pad shall be provided on the street to
3 support the weight of the bus (see Public Works condition above).
4
5 78. The concrete pad for the shelter and the on-street concrete pad are shall be shown on
6 plans submitted for building permit and are subject to MTA review and approval.
7
8 Reqional Water Quality Control Board
9
10 79. The following permits may be required from the Regional Water Quality Control Board and
11 the project proponent/applicant shall apply for and receive approval of all required permits
12 prior to commencement of on-site activities:
13
14 A. Construction General Storm Water Permit (for land disturbance of more than one
15 acre). This permit requires the preparation and implementation of a Storm Water
16 Pollution Prevention Plan (SWPPP) that identifies BMPs to implement and maintain
17 to minimize pollutant discharge from the construction site. This permit also requires
18 the use of Low Impact Development (LID) to treat post-construction stormwater
19 runoff from impervious surfaces.
20
21 B. Waste Discharge Requirements (WDRs) or a Conditional Waiver of WDRs (required
22 for projects which discharge or threaten to discharge waste to waters of the state).
23
24 C. Industrial Storm Water Permit. This permit requires the development of a Storm
25 Water Pollution Prevention Plan (SWPPP) and a monitoring plan.
26
27 D. Water Quality Certification (permit issued for activities resulting in dredge or fill within
28 waters of the United States).
29
30 From Caltrans
31
32 80. Prior to the Costco Wholesale building or fueling station opening to the public/members, the
33 traffic mitigation measures in the FEIR shall be completed.
34
35 81. Any work within the State right-of-way requires application for and approval of an
36 encroachment permit.
37
38 EIR Mitiqation Measures/Conditions of Approval
39
40 82. Aesthetics: Measure 3.1.2: All outdoor light fixtures shall be located, aimed or shielded so
41 as to minimize stray light trespassing across property boundaries. Fixtures shall be full cut-off
42 and nighttime friendly, consistent with LEED goals and Green Globes criteria for light pollution
43 reduction. The project applicant/project proponent will be required to prepare a photometric
44 plan demonstrating that lighting will not spillover onto adjacent properties. Furthermore, the
45 Project will adhere to all City regulations relating to signage and the shielding of light in order to
46 reduce any potential negative effects from new light sources (per Building Code Sections
47 §3225, §3226, §3227). The revised light plan shall demonstrate an average light level no
48 greater than 4 footcandle (fc) at grade (ground surface), and shall not exceed 10 fc in any
49 location. Light trespass onto adjacent private property shall not exceed 0.2 fc (at the property
50 line). Light trespass onto adjacent public rights of way or private roadway easements shall not
51 exceed 0.2 fc measured at the centerline of the right of way. Pole-mounted parking lot lighting
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
12
1 shall be turned off one hour after the store closes. Alternatively, 50% of pole-mounted lighting
2 may be turned off if the City or store operator requests additional security lighting. These
3 standards shall be included in the Project conditions of approval as well as the mitigation
4 monitoring and reporting program. Timinq: Prior to final inspection and the grant of occupancy.
5
6 83. Air Quality: Measure 3.2.2a: The Project will incorporate sustainability features in building
7 and site design with the goal of reaching a building efficiency rating that is greater than the
8 Title 24 requirement, in order to reduce energy consumption and associated GHG
9 emissions. As set forth in the "Project Description," the project will incorporate the following
10 sustainability features:
11
12 • Parking lot light standards are designed to provide even light distribution and use 20%
13 less energy compared to a greater number of fixtures at lower heights. The use of inetal
14 halide lamps provide a color corrected white light and a higher level of perceived
15 brightness with less energy than other lamps such as high pressure sodium.
16 • Locally extracted and manufactured building materials will be utilized where feasible.
17 • Pre-manufactured building components, including structural framing and metal panels,
18 are designed to minimize waste during construction.
19 • Pre-manufactured metal wall panels with insulation are designed to conserve energy by
20 increasing R-value and solar reflectivity. Building heat absorption is reduced by a
21 decrease in the thermal mass of the metal wall when compared to a typical masonry
22 block wall.
23 • 5 H�F1�f1-I�RI�d�Po�JD�L(�H--M�1P�-��ff dlll-P HC�lO%CRl2VPQHC�6( 3$�I C��ll��l�-IC�1 m
24 efficiency program. Reflective roofs produce lower heat absorption and thereby lower
25 energy usage during the summer months.
26 • 6 I�CQ)1 KVO/�l�i�dVl-IG��Cl.9�Rl C1�6tGl.U-IG�I-I�PQFi❑C�i-IGJ Rl�uPoAl�I�QJI K1�J�❑C�-0CQ�1 K1�d
27 I�I�M�QlI�/C]v1,PoP [� [�I-Fhanical and lighting systems in order to
28 conserve energy. The system includes the skylights, light monitors, energy efficient
29 lighting fixtures, and associated control systems. On a typical sunny day, fewer than one
30 third of the interior lights are needed.
31 • Tree plantings to reduce summer heat gain within the parking field.
32 • Planting to incorporate a substantial amount of drought tolerant species.
33 • Irrigation system to incorporate the use of deep root watering bubblers for parking lot
34 shade trees to minimize water usage and ensure that water goes directly to the intended
35 planting areas.
36
37 Timin : Building Permit Plan Review. Plans submitted for a building permit shall include the
38 above features.
39
40 84. Air Quality Measure 3.2.2b: The applicant/project proponent shall implement the following
41 measures, to the extent feasible and appropriate, to reduce motor vehicle trips and
42 emissions associated with Project operations:
43 • Promote the use of alternative fueled vehicles and equipment (i.e., CNG, electric, etc.)
44 for Project operations. The applicant/project proponent shall implement two or more of
45 the following measures:
46 o Warehouse equipment, including forklifts, will be electric powered.
47 o Landscaping equipment will be electric powered.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
13
1 o Preferred parking for zero emission vehicles.
2 o Retail fueling station will include a CNG refueling station.
3 o Customer parking will include a minimum of one (1) electric recharge station.
4 • Provide commute incentives for employees to utilize alternative transportation, such as
5 carpool/vanpool, transit, cycling, or walking. A Costco carpool and alternative
6 transportation manager shall be designated to oversee the implementation of these TDM
7 measures. Costco will provide its employees the following incentives:
8 o Four carpool parking spaces reserved for Costco employees;
9 o Bicycle parking as required by City standards;
10 o Employee locker rooms;
11 o Rideshare Program, including recognition of rideshare participants at monthly
12 staff ineetings and an annual update of rideshare benefits and incentives
13 provided to employees;
14 o A Rideshare Bulletin Board to be located in the employee breakroom, which will
15 contain information about the Rideshare Program, transit, bike routes, and other
16 alternate commute information;
17 o A Rideshare Newsletter to be published and posted on the Rideshare Bulletin
18 Board on a quarterly basis;
19 o Costco employees commuting to work in a rideshare program will be eligible for a
20 guaranteed ride home program in the event of an emergency or unexpected
21 situation (such as unscheduled overtime) on the days they rideshare.
22 o The applicant/project proponent shall increase transit accessibility. Such
23 measures could include the purchase of transit passes for employees and
24 implementation of Mitigation Measure 3.10.2a.
25
26 • The applicant/project proponent shall improve the pedestrian and bicycle network by
27 implementing Mitigation Measures 3.10.2b and 2c.
28
29 Timin : Prior to final inspection and the grant of occupancy.
30
31 85. Air Quality Measure 3.2.2c: Use low VOC architectural coatings.
32
33 Timinq: Building Permit Plan Review.
34
35 86. Geology and Soils Measure 3.4.1a (For Seismic Ground Shaking) - Prior to the issuance
36 of a building permit for any portion of the Project site, the Project sponsor shall:
37
38 A. Submit to the City Building Services Division a site-specific, design level geotechnical
39 investigation prepared for each development parcel by a registered geotechnical
40 engineer. The investigation shall comply with all applicable state and local code
41 requirements and:
42
43 1) Include an analysis of the expected ground motions at the site from known active
44 faults using accepted methodologies;
45 2) Determine structural design requirements as prescribed by the most current
46 version of the California Building Code, including applicable City amendments, to
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
14
1 ensure that structures can withstand ground accelerations expected from known
2 active faults;
3 3) Determine the final design parameters for walls, foundations, foundation slabs,
4 utilities, roadways, parking lots, sidewalks, and other surrounding related
5 improvements;
6
7 B. Project plans for foundation design, earthwork, and site preparation shall incorporate all
8 of the mitigations in the site-specific investigations.
9
10 C. The Project structural engineer shall review the site-specific investigations, provide any
11 additional necessary mitigation to meet Building Code requirements, and incorporate all
12 applicable mitigations from the investigation in the structural design plans and shall
13 ensure that all structural plans for the Project meet current Building Code requirements.
14
15 D. A registered City geotechnical engineer or third-party registered engineer retained to
16 review the geotechnical reports shall review each site-specific geotechnical
17 investigation, approve the final report, and require compliance with all geotechnical
18 mitigations contained in the investigation in the plans submitted for the grading,
19 foundation, structural, infrastructure and all other relevant construction permits.
20
21 E. The City shall review all Project plans for grading, foundations, structural, infrastructure
22 and all other relevant construction permits to ensure compliance with the applicable
23 geotechnical investigation and other applicable Code requirements.
24
25 Timinq: Prior to the issuance of a Building Permit
26
27 87. Geology and Soils: Measure 3.4.1 b (For liquefaction and earthquake induced settlement)
28 Prior to the issuance of a building permit for any portion of the Project site, the Project
29 sponsor shall:
30 A. Submit to the City a site-specific, design level geotechnical investigation prepared for
31 each building site or installed facility location by a registered geotechnical engineer.
32 The investigation shall comply with all applicable state and local code requirements
33 and:
34 1) Provide site-specific engineering requirements for mitigation of liquefiable soils;
35 2) Specify liquefaction mitigations that shall use proven methods, generally
36 accepted by registered engineers, to reduce the risk of liquefaction to a less than
37 significant level such as:
38 a) subsurface soil improvement,
39 b) deep foundations extending below the liquefiable layers,
40 c) structural slabs designed to span across areas of non-support,
41 d) soil cover sufficiently thick over liquefaction soil to bridge liquefaction zones,
42 e) dynamic compaction,
43 f) compaction grouting,
44 g) jet grouting,
45 h) mitigation for liquefaction hazards suggested in the California Geological
46 Survey's Geology (CGS) Guidelines for Evaluating and Mitigating Seismic
47 Hazards (CGS Special Publication 117, 1997) including edge containment
48 structures (berms, dikes, sea walls, retaining structures, compacted soil
49 zones), removal or treatment of liquefiable soils, modification of site
50 geometry, lowering the groundwater table, in-situ ground densification, deep
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
15
1 foundations, reinforced shallow foundations, and structural design that can
2 withstand predicted displacements.
3
4 B. The geotechnical investigation shall evaluate these mitigations and identify the most
5 effective and practicable mitigation methods for inclusion in the Project plans. These
6 identified mitigations shall be reviewed to ensure compliance with the CGS Geology
7 Guidelines related to protection of the public safety from liquefaction.
8 C. Project plans for foundation design, earthwork, and site preparation shall incorporate
9 all of the mitigations in the site-specific investigations.
10
11 D. The Project structural engineer shall review the site-specific investigations, provide
12 any additional necessary mitigation to meet Building Code requirements, and
13 incorporate all applicable mitigations from the investigation in the structural design
14 plans and shall ensure that all structural plans for the Project meet current Building
15 Code requirements.
16
17 E. A registered City geotechnical engineer or third-party registered engineer retained to
18 review the geotechnical reports shall review each site-specific geotechnical
19 investigation, approve the final report, and require compliance with all geotechnical
20 mitigations contained in the investigation in the plans submitted for the grading,
21 foundation, structural, infrastructure and all other relevant construction permits.
22
23 F. The City shall review all Project plans for grading, foundations, structural,
24 infrastructure and all other relevant construction permits to ensure compliance with
25 the applicable geotechnical investigation and other applicable Code requirements.
26
27 Timinq: Prior to the issuance of a Building Permit.
28
29 88. Hazards and Hazardous materials: Measure 3.5.2: Hazards Remediation. If
30 contaminated soil and/or groundwater are encountered or suspected contamination is
31 encountered during Project construction activities, work shall be halted in the area, and
32 the type and extent of the contamination shall be identified in accordance with
33 coordination of the overseeing agency (RWQCB, DTSC, and/or MCEHD). A qualified
34 professional, in consultation with regulatory agencies (RWQCB, DTSC, and/or MCEHD) shall
35 then develop an appropriate method to remediate the contamination, and determine the
36 appropriate disposal method of any contaminated soil and/or groundwater. At this time, the
37 available studies suggest that no contaminated soil or groundwater will be found on site.
38 Nevertheless, this mitigation measure would require remediation procedures in the unlikely
39 event that contamination is encountered. Additionally, if required by an overseeing agency,
40 a remediation plan shall be implemented either before or in conjunction with continued
41 Project construction.
42
43 89. Hydrology and Water Quality: Measure 3.6.2: In the event that construction period
44 dewatering is required, the Project Applicant/Proponent will coordinate with the City
45 concerning dewatering activities and compliance with the provisions in the permit, such as
46 the effluent limitations in the permit, prior to discharge. The applicant/project proponent will:
47
48 • Submit a Report of Waste Discharge and Application for NPDES Permit along with a
49 feasibility study of reuse of the groundwater to the RWQCB.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
16
1 • Discharge flows only upon receipt of the Discharge Authorization Letter from the
2 RWQCB.
3
4 Timinq: During site preparation and all construction activities.
5
6 90. Hydrology and Water Quality: Measure 3.6.4: The applicant/project proponent shall
7 prepare and submit to the City engineer and the North Coast Regional Water Quality
8 Control Board for approval a Final Drainage Plan. The Final Drainage Plan shall include
9 design/plan level depiction of the proposed storm water drainage facilities on site, including
10 the proposed storm drainage system, vegetated swales, and the water quality features. The
11 following measures shall be implemented within the Final Drainage Plan, based on
12 modeled runoff volumes and flow rates specific to with-Project conditions:
13
14 • The applicant/project proponent shall design, implement, and maintain a storm water
15 system such that there will be no net increase in project condition downstream peak
16 flows; and/or, with respect to the additional impervious surface area proposed for the
17 project, the applicant/project proponent shall design and implement volume- and/or flow-
18 based Treatment Control Best Management Practices (BMPs) as defined in Attachment
19 4 (pages 5-6) of the State Water Resources Control Board (SWRCB) small municipal
20 separate storm sewer systems (MS4s) General Permit (Small MS4 General Permit)
21 (SWRCB Order 2003-0005-DWQ).
22 • The Final Drainage Plan is not required to include retention and/or retention features if
23 such features are not necessary to satisfy the above requirements.
24 • Prior to implementation, design drawings and any related documents or specifications
25 with respect to these required mitigation measures shall be submitted to the City of
26 Ukiah and the North Coast Regional Water Quality Control Board.
27 • Modification of storm drain facilities within the State right-of-way (U.S. 101), may require
28 an encroachment permit, and shall be submitted to the California Department of
29 Transportation.
30
31 Timinq: Prior to the issuance of a Building Permit.
32
33 91. Traffic and Circulation: Measure 3.10.1: The City shall construct Talmage Road
34 Interchange improvements, including the provision of two left-turn lanes on the westbound
35 Talmage Road approach to Airport Park Blvd. The improvements include the following
36 components:
37
38 • Closure of the existing stop-controlled US 101 Southbound Off-Ramp right-turn to
39 westbound Talmage Road.
40 • All US 101 Southbound Off-Ramp traffic will be redirected to access Talmage Road via a
41 new full access intersection where the current loop ramp connects with Talmage Road
42 so that all off-ramp traffic utilizes the off-loop ramp.
43 • The existing US 101 Southbound Off-Ramp loop will be reconfigured to a more
44 standard 90-degree angle.
45 • The intersection of the loop ramp with Talmage Road will be controlled by a new traffic
46 signal.
47 • Both the eastbound Talmage Road and northbound US 101 Southbound Off-Ramp right-
48 turn lanes will have right-turn overlap phasing, while the westbound Talmage Road
49 approach will include protected left-turn phasing.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
17
1 • The design will also provide for two left-turn lanes on the westbound Talmage Road
2 approach to Airport Park Boulevard, which should extend the entire distance to the
3 adjacent intersection.
4 • Since the left-turn lanes will extend all the way to the intersection, signs and markings on
5 the off-ramp are provided to direct drivers to the correct lane for their destination.
6 • Intersection markings should be incorporated that provide guidance so as not to create a
7 trap-lane situation for drivers in the far northbound left lane.
8 • Removal of the existing northbound right-turn overlap phasing at Airport Park
9 Boulevard/Talmage Road.
10
11 The City shall coordinate with the California Department of Transportation regarding
12 improvements to state facilities. The traffic mitigations shall be completed before Costco is
13 issued a certificate of occupancy. The City shall establish a funding mechanism to pay for
14 the cost of the improvements designed and installed by the City.
15
16 Timinq: Prior to the grant of an occupancy permit.
17
18 92. Traffic and Circulation: Measure 3.10.2a: Provide a concrete pad suitable for future
19 location of bus shelter on the northern frontage of the Project site, adjacent to the proposed
20 sidewalk in accordance with No. 50, above.
21
22 Timinq: Prior to the grant of occupancy.
23
24 93. Traffic and Circulation: Measure 3.10.2b: The Project Applicant/Project Proponent shall
25 implement the following measures to reduce potential pedestrian impacts associated with
26 the Project:
27 • Install sidewalks along the project frontage on Airport Park Boulevard as identified in the
28 project site plan.
29 • Install high visibility crosswalk markings across driveway entrances to the project
30 including the existing cul-de-sac on the north side of the project to increase visibility of
31 pedestrians.
32 • Install ADA compliant curb ramps at driveway crossings and transition points along the
33 project frontage. Also, ensure that the existing curb ramps at the existing cul-de-sac
34 intersection with Airport Park Boulevard are compliant with current ADA standards.
35 • Provide an adequate pedestrian connection from the street frontage and main parking
36 area to the retail store entrance (per Ordinance 1098).
37
38 Timin : Prior to the grant of occupancy.
39
40 94. Traffic and Circulation: Measure 3.10.2c: The Project Applicant/Project Proponent shall
41 implement the following measures to reduce potential bicycle impacts associated with the
42 Project:
43 • Install Class III bike lanes along the Project frontage on Airport Park Boulevard.
44 • The Project Applicant/Project Proponent shall comply with Ordinance 1178, Airport
45 Industrial Park Planned Development, requirements to install the required number of
46 bicycle parking spaces (long-term spaces [bicycle lockers or covered parking spaces to
47 reduce exposure to the elements and vandalism] for Project employees and short-term
48 spaces for Project patrons and employees [at a convenient location adjacent to the
49 VU6�lW�❑SIIP Dl.�l-�S�°/dF��l❑ImFM/❑�❑(�EHCDQ�D6Sl6ZSlll�Pol❑C+MJC�and
50 installed correctly to ensure proper function.
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
18
1
2 Timin : Prior to the grant of occupancy.
3
4 95. Traffic and Circulation: Measure 3.10.4: In addition to the planned city constructed left-
5 turn lane on the westbound approach of Airport Road, the city shall construct a left-turn
6 lane on the eastbound Hastings Avenue approach should be installed at South State
7 Street/Hastings Avenue-Airport Road. Implementation of the recommended improvements
8 at Talmage Road/Airport Park Boulevard would result in acceptable operating conditions
9 during both the a.m. and p.m. peak hours.
10
11 Timinq: Prior to the grant of occupancy.
12
13 96. Biological Resources: Measure 3.12.1: The following measures shall be implemented to
14 reduce potential impacts on nesting birds:
15
16 A. If construction-related activities are to occur during the nesting bird season (February 15
17 through August 31), a qualified biologist shall conduct a preconstruction survey of all
18 potential nesting habitats within 30 days prior to the start of activities (grubbing, dirt-
19 moving, mobilization, or other construction-related activities) and within 500 feet of
20 construction activities. If ground-disturbing activities are delayed or suspended for more
21 than 30 days after the pre-construction survey, the site shall be resurveyed. The results of
22 these surveys shall be documented in a technical memorandum that shall be submitted to
23 the California Department of Fish and Game (if nesting birds are documented)and the City
24 of Ukiah.
25
26 B. If an active nest is found during the preconstruction survey, a no-work buffer of 500
27 feet will be established unless otherwise approved by the California Department of Fish
28 and Game (DFG). The qualified biologist will coordinate with DFG to determine the
29 appropriate nest avoidance, monitoring, and protective measures appropriate for the
30 species and site conditions. In addition to establishment of a no-work buffer, these
31 measures may include daily or spot-check monitoring of the nesting activity as deemed
32 appropriate by DFG.
33
34 C. If the preconstruction survey indicates that nests are inactive or potential habitat is
35 unoccupied during the construction period, no further mitigation is required. Trees and
36 shrubs that have been determined to be unoccupied by birds or that are located more
37 than 500 feet from active nests may be removed (500 feet is the distance regularly
38 recommended by DFG to prevent impacts to active avian nests).
39
40 Timinq: Prior to the issuance of a Building Permit.
41
42 97. Cultural Resources: Measure 3.14.2: If cultural resources are encountered, all activity in
43 the vicinity of the find shall cease until it can be evaluated by a qualified archaeologist and
44 a Native American representative. Prehistoric archaeological materials might include
45 obsidian and chert flaked-stone tools (e.g., projectile points, knives, scrapers) or toolmaking
46 C�EII�/�LFC�I.�C�lU1J�IIC�VF�ID�LOC�K�FRQ�QJ❑14GP�iffected rocks, artifacts, or
47 shellfish remains; and stone milling equipment (e.g., mortars, pestles, handstones, or
48 milling slabs); and battered stone tools, such as hammerstones and pitted stones. Historic-
49 period materials might include stone, concrete, or adobe footings and walls; filled wells or
50 privies; and deposits of inetal, glass, and/or ceramic refuse. If the archaeologist and Native
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
19
1 American representative determine that the resources may be significant, they will notify
2 the City of Ukiah. An appropriate treatment plan for the resources should be developed.
3 The archaeologist shall consult with Native American representatives in determining
4 appropriate treatment for prehistoric or Native American cultural resources.
5
6 In considering any suggested mitigation proposed by the archaeologist and Native American
7 representative, the City will determine whether avoidance is necessary and feasible in light
8 of factors such as the nature of the find, project design, costs, and other considerations. If
9 avoidance is infeasible, other appropriate measures (e.g., data recovery) will be instituted.
10 Work may proceed in other parts of the project area while mitigation for cultural resources is
11 being carried out.
12
13 Timin : During site preparation and all construction activities.
14
15 98. Cultural Resources: Measure 3.14.3: If human remains are encountered unexpectedly
16 during construction excavation and grading activities, State Health and Safety Code
17 Section 7050.5 requires that no further disturbance shall occur until the County Coroner
18 has made the necessary findings as to origin and disposition pursuant to PRC Section
19 5097.98. If the remains are determined to be of Native American descent, the coroner has
20 24 hours to notify the 1 Ci�f�iiC$P F�IEDC��F�,�JHC�RP P�AR�IAHC�The NAHC will then
21 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
24 Timinq: During site preparation and all construction activities.
25
26 99. Global Climate Change: Measures 3.2.2a through 3.2.2d: The project shall implement
27 Mitigation Measures 3.2.2a and 3.2.2d. These measures include incorporation of
28 sustainability features in the building and site design in order to reduce energy consumption
29 and exceed the Title 24 building efficiency ratings (Measure 3.2.2a), implementation of a
30 carpool/vanpool program (measure 3.2.2b), increase transit accessibility (Measure 3.2.2c),
31 and improve the pedestrian network (Measure 3.2.2d).
32
33 Timinq: Prior to the issuance of a Building Permit.
34
35
Draft Conditions of Approval
Costco Warehouse and Fueling Station Site Development Permit
File No.: 11-01-SDP-CC-PC/11-16-EIR-CC-PC
20
ATTACHMENT
4
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Economic Development
ED-1 The Project would support a strong local economy in the following
ways:
Support a strong local economy.
� Further develop the Airport Industrial Park Planned
Development.
0 Recapture retail sales leakage.
� Enhance retail opportunities within the City of Ukiah.
� Locate local and regional serving retail within an existing
commercial area in the City of Ukiah.
0 Provide an opportunity for residents of the City of Ukiah
and greater Ukiah Valley to shop locally.
0 Create employment opportunities within the City.
0 Create above minimum wage jobs with benefits within the
City.
� Provide certainty as to the number and types of jobs
created with the development of the project site.
0 Generate tax revenue for the City allowing the City to fund
needed services.
� Generate additional revenue for Mendocino County, local
school districts, and other special districts.
Based on the above, the Project is consistent with this goal.
Overall General Plan Goals and Policies
GP-1 Based on the information included in the Urban Decay section of
Promote, attract or assist in the DEIR, the Project would recapture sales leakage that occurs
developing businesses, due to unmet demand for products that can be obtained, resulting
particularly those that add value in local residents purchasing these products outside of the City of
to resources already found or
processed in the Ukiah Valley. Ukiah or Mendocino County. Sales leakage will continue to occur
with project. This allows other businesses to fill that unmet/oca/
demand. The Project also has the potential to attract other
businesses to the area that otherwise would not have as noted in
the Urban Decay section of the EIR. Based on the above, the
Project is consistent with the goa/.
GP-2 The Project would promote business development by aftracting
new businesses to the area. The business has the potential to
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Promote business development, attract other businesses to the area that are known to prefer to
emphasizing local ownership of locate proximate to Costco.
businesses in order to keep
capital growth within the
com m u n ity.
GP-20.2 Program Level Goal/Policy
Protect water supplies from The proposed Project would implement construction and
adverse impacts. operational stormwater quality protection measures in compliance
Z L1�PQ�-I[��Z�R�11H11-��QC�P�-I�L1��
Stormwater Management Plan, including implementation of an
erosion and sediment control plan. Additional mitigation is
proposed to address water quality impacts during grading and
dewatering activities.
The Project is subject to the requirements of the California Green
Building Code. This includes adherence to business and
operating practices as described in the Project plans that reduce
water usage which would help to protect water supplies.
GP-20.3 As described in Section 3.2 of the EIR, Air Quality, the proposed
Maintain and enhance air quality. Project would exceed the applicable thresholds for criteria
pollutants including particulate matter and ozone precursors. At
the project level, the project is potentially inconsistent with this
goal, although regionally it may not be inconsistent (by diverting
trips that would otherwise go to more distant regional shopping
centers). Ultimately, consistency with this policy will be determined
by the decision making body.
6 LCFH�I���I�I�I���❑�❑�NDK��C�J❑
Commission and City Council have interpreted this goal to mean
carefully managing growth and development to balance the desire
to have clean air quality with the need for economic development.
Since the adoption of this goal as part of the 1995 General Plan,
there has been close to 1 million square feet of development in the
Airport Industrial Park. This past development, which generates
automobile trips and associated pollutants, has not substantially
eroded local air quality over the past 18 years since the General
Plan was adopted. According to the Mendocino County Air Quality
Management District, the area (District) is still, after substantial
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
development over the past 18 years, classified as an attainment
area for both State and Federal ozone standards.
The 1995 General Plan Open Space and Conservation element
includes policy OC-34.1 which requires consultation with
MCAQMD on development projects. As a result, all development
projects are referred to the MCAQMD to allow the MCAQMD to
review, comment, make recommendations, and provide conditions
of approval on development projects.
Consistent with Open Space and Conservation policy OC-34., the
Costco Project was referred to MCAQMD for review and comment.
MCAQMD provided the threshold of significance for determining
air quality impacts and the modeling method (CalEEmod) to be
used for modeling the potential air quality impacts that could result
from the Project (see MCAQMD comments dated February 15,
2011).
As part of its review of the rezoning, the City Council determined
the Project is consistent with this goal.
Previous EIRs prepared for the Airport Industrial Park and
Redwood Business Park analyzed the potential impacts
development of the AIP and RBP could have on Visual Quality
(now referred to as Aesthetics). The EIRs acknowledged that
development would change the character of the area and the
change may be offensive to some people. The EIRs further
indicated that the decision to develop the AIP and RBP was a
policy decision and recommended mitigation measures to reduce
impacts related to Visual Quality. These impacts focused primarily
on developing design requirements for projects located within the
AIP and RBP (both of which comprise the AIP PD) and to require
landscaping for projects. The AIP PD ordinance which regulates
development within the AIP PD incudes design and development
requirements, including requirements for landscaping. The EIRs
especially recommended landscaping along US 101.
Both EIRs were prepared in 1995, after the adoption of the 1994
General Plan. �V�DI�I�-i�L1�RC �-1�1 ,5
and subsequent approval of the amendments and projects
associated with the EIRs, the City Council at the time made the
decision to allow development of the area and to develop design
requirements, including landscaping requirements, to implement
the mitigation measures included in the EIRs.
GP-24 The project is located in an area designated for development, with
height restrictions and development standards to implement the
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Conserve and enhance the general plan. A detailed discussion of visual resources is found in
natural beauty of the Ukiah Valley Section 3.1, Aesthetics.
See detailed discussion of this topic in DEIR Section 3.1,
Aesthetics and FEIR Master Response #1, Aesthetics and Visual
Simulations. The Project is subject to the requirements of the AIP
PD ordinance which regulates development of projects within the
❑,3[�' �C�QW/��1�I[�l@�'b9F1��RP S�H�L1,PQ�-I❑
applicable requirements of the AIP PD ordinance is provided
below. Based on staff analysis, the Project is consistent with the
requirements of the AIP PD with the exception of two landscaping
requirements which are discussed below.
°/d�/FIQ�-I�EF�1M�L�PQ[��(�J�RP P L�MRCC�[ID6SlHZYD�I�
the site development permit, including the required modifications
to the landscaping requirements, the Project is consistent with this
goal.
GP-25 See detailed discussion of this topic in Section 3.1, Aesthetics.
See FEIR Master Response #1, Aesthetics and Visual
Ensure aesthetic qualities in the Simulations.
design and construction of the
community. The Project is subject to the requirements of the AIP PD ordinance
which regulates development of projects within the AIP PD. An
D��i�l�l`b'F1�RP S�H�L1,PQ�i�6SG�able
requirements of the AIP PD ordinance is provided below. Based
on staff analysis, the Project is consistent with the requirements of
the AIP PD with the exception of two landscaping requirements
which are discussed below. See detailed discussion of this topic
in DEIR Section 3.1, Aesthetics and FEIR Master Response #1,
Aesthetics and Visual Simulations.
°/�-I[DEFZYH�L1�P�[��C�J�RP P LWLE�C�CD6Sl6�YD�l�
the site development permit, including the required modifications
to the landscaping requirements, the Project is consistent with this
goal.
GP-25.2 The proposed Project does not include open space (as defined by
In areas to be developed or City ordinance) or common space. However, this policy does not
redeveloped, ensure usable open create a mandate for individual parcels or development projects.
space and common space.
The Project does include an area in the southeast corner of the
site that would be comprised of landscaping and bioswale. This
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Flll-CI�PoIVtDQIBZSFiQ�.Jl1FD�-I�A1Pol�]
Based on the above, the Project is consistent with this goal.
GP-26 For the project site, general plan landscaping goals are
implemented through Ordinance No. 1089. The proposed Project
Require that landscaping be a Will include landscaping as a requirement of new development
significant component of see the landsca in lans in the Pro ect Descri tion. Com liance
� p� Jp 1 p � p �
development and redevelopment. With the ordinance will be determined by the Planning Commission
as part of its review of the Site Development Permit. See FEIR
Master Response #1, Aesthetics and Visual Simulations.
For the project site, general plan landscaping goals are
implemented through the AIP PD Ordinance.
The proposed Project will include landscaping as a requirement of
new development. See detailed discussion of this topic in Section
3.1, Aesthetics and FEIR Master Response#1, Aesthetics and
Visual Simulations.
Landscaping plans are includes part of the site development
permit plans for the Project. The Site Development Permit is
subject to Planning Commission review and approval. The Project
includes landscaping of 25.7% of the site as shown on sheet 22 of
the plans, includes the planting of 303 trees, perimeter
landscaping around the parking lot, site and building, and along
US101.
°/�-I[DEFZYH�L1�P�[��C�J�RP P LWLE�C�CD6Sl6�YD�l�
the site development permit, including the required modifications
to the landscaping requirements, the Project is consistent with this
goal.
GP-27 See GP-24.
Maintain scenic viewsheds of the
Valley.
GP-28 Program Level Goal/Policy
Make Ukiah a leader in the This policy does not specify standards applicable to individual
development of responsible project. It is noted that the proposed Project includes multiple
resource-conserving ways of living sustainable design features designed to reduce consumption of
and doing business, giving the resources.
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
fullest consideration to the
impacts of our actions on future
generations.
GP-29.3 While the proposed use relies heavily on the automobile, the
Project is located in an existing retail area designated for such uses,
Promote public transportation, and mitigation measures will upgrade the transit, bicycle and
services within walking distance pedestrian infrastructure.
in neighborhoods, and any other
feasible means of preventing
needless vehicle use and
pollution.
Open Space and Conservation
OC-1.2 See GP-25.2.
New residential, commercial, and
industrial development shall
include open space as defined in
the Land Development Code.
OC-7.4 The project includes design features to reduce stormwater runoff.
See the discussion of this topic in Section 3.6, of the EIR
Take measures to lessen flooding Hydrology.
resulting from runoff.
OC-9.5 The project would not impact riparian areas. See the discussion of
this topic in Section 3.6 of the EIR Hydrology and 3.12, Biological
Establish water course protection Resources.
areas with construction limits to
provide protection for riparian
vegetation and stream banks.
OC-13.1 Program Level Goal/Policy
Maintain long-term sustained The project would not significantly impact groundwater. See
dN(�I�FAJ-I[�D�I�l�■❑QC��� detailed discussion of this topic in Section 3.6 of the EIR,
system shall be the standard for Hydrology.
evaluation for groundwater
protection programs.
OC-15.1 The proposed Project would implement construction and
operational stormwater qualit protection measures in
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Protect water quality from compliance with the Stormwater Pollution Prevention Plan and the
adverse impacts of urban and ���ZD�� DC�.1.11-PF-K��L�l�nplementation of an
agricultural runoff. erosion and sediment control plan. Additional mitigation is
proposed to address water quality impacts during grading and
dewaterin activities..
OC-16 The proposed Project would implement construction and
operational stormwater quality protection measures in compliance
Design parking facilities to reduce With the Stormwater Pollution 311�M�Q�Q��QCC�-1�7L�6d�❑
runoff and surface water Stormwater Management Plan, including implementation of an
contamination. erosion and sediment control plan.
OC-16.1 The proposed Project would implement construction and
Protect surface water supplies operational stormwater quality protection measures in compliance
from water generated in parking Z L1PQ�-I[��Z�R�ldiYHQ��QC1�-I�LL��
lots. Stormwater Management Plan, including implementation of an
erosion and sediment control plan.
OC-16.2 Program Level Goal/Policy
Manage stormwater flows to The proposed Project would implement construction and
reduce the hazard of flooding operational stormwater quality protection measures in compliance
from increased stormwater flows. with the Stormwater Pollution Prevention Plan DQO�IZ]LV�❑
Stormwater Management Plan. The Project design also includes
swales and detention areas to mitigate the increase in stormwater
flows.
OC-22 No native Valley oaks would be disturbed or otherwise affected by
the proposed project.
Conserve and replenish valley
oaks in the Valley.
OC-22.1 No native Valley oaks would be disturbed or otherwise affected by
the proposed project.
Maintain, protect, and replant
stands of Valley Oaks.
OC-23 The proposed Project incorporates some native plants and trees
that will survive in a commercial development environment.
Native plant landscaping shall be
encouraged.
OC-25 Trees and other vegetation will be planted as part of the proposed
Project (see Figure 2-5). No tree removals are proposed.
0 �-i�L1�
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
canopy of shade trees.
OC-25.1 No healthy mature trees would be removed either on or off site.
Trees and other vegetation will be planted as part of the proposed
Protect existing healthy mature Project (see Attachment 5, p 19.1).
trees to maintain shade and area
attractiveness.
OC-28.1 The proposed Project includes new landscaping adjacent to the
Highway 101 corridor and screening of all rooftop-mounted
Upgrade the visual appearance of equipment.
the corridor along Highway 101.
OC-29 Trees and other vegetation will be planted as part of the
Landscape Plan. No tree removals are proposed.
0 �-i�I.�DC�C
I Rl1�MAlCCZ 14FK[�IW�PoIm�A-K�MI[�I❑
urban space.
OC-29.1 While this policy refers to City procedures, it is noted that trees
and other vegetation will be planted as part of the proposed
The development review process Project.
shall incorporate measures to
maintain and enhance the urban
tree canopy.
OC-31.1 Program Level Goal/Policy
Concentrate development to The proposed Project is located in a concentrated commercial
encourage mass transit and limit area and is surrounded by similar land uses. While wholesale
automobile use. retail relies upon automobile use, the proposed Project would also
provide for the expansion of existing transit service in the vicinity.
OC-32.1 The EIR identifies several mitigation measures, including project
design features, to reduce emissions from the proposed Project.
The City and County shall require
all air quality mitigation measures
to be reasonable, effective,
feasible, measureable, and
implementable concurrent with
project development.
OC-34.1 The MCAQMD has been contacted, and has submitted a scoping
letter to the City. The City circulated the Draft EIR to the
Submit all discretionary
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
applications to the MCAQMD for MCAQMD.
review and comment.
OC-37.2 The proposed Project would implement construction air quality
mitigation measures to reduce emissions from construction
Work to reduce particulate sources in accordance with MCAQMD guidelines.
emissions from construction
activities.
OC-38.1 The proposed Project would include central HVAC, powered by
electricity and natural gas.
5 HTCLLW�
in new construction.
Noise
NZ-1 The proposed Project would not result in a significant impact to
residential areas regarding transportation noise. See detailed
Stabilize or reduce transportation discussion of this topic in EIR Section 3.8, Noise.
noise impacts on adjacent
residential.
NZ-1.6 The proposed Project is located beyond the noise contour line in
which impacts from airport operations would be expected.
Incorporate sound reducing
measures in new construction
around the airport.
NZ-2.2 ❑Q��PW-i[�19�1'b9F1�/C�L1M�P SDF�/�I-FK�RQG�1�PoIGJ
(see EIR Section 3.8, Noise). Mitigation measures are proposed to
Ensure adequate analysis of reduce construction and operational noise impacts on sensitive
noise impacts when reviewing receptors.
project permits.
N Z-2.3 714-I�L�/IL HC�iI�� R�M�1 �P �RQA�PoI�
with state guidance (the General Plan Guidelines) and apply to all
Land use designations shall development projects. See discussion of this topic in EIR Section
follow State of California noise 3.8, Noise.
and land use compatibility
guidelines.
NZ-2.4 Noise analysis demonstrates a less-than-significant effect on
existing sensitive receptors. See EIR Section 3.8, Noise.
Protect existing residential areas
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
from future noise impacts.
Safety
SF-1 See discussion of this topic in EIR Section 3.4, Geology and Soils.
Regulate new development in
fault zones.
SF-1.1 The proposed Project is not located within an Alquist-Priolo
Avoid urban-scale development Earthquake Fault Zone.
within Alquist-Priolo Earthquake
Fault Zones.
SF-2 See discussion of this topic in Section 3.4, Geology and Soils. The
Regulate development across or impact analysis identifies feasible mitigation measures that would
near earthquake faults outside reduce seismic risk to less than significant.
the Alquist-Priolo Earthquake
Zone.
SF-2.1 The proposed Project would comply with all applicable California
Provide development guidelines Building Standards Code requirements.
for building outside Alquist-Priolo
Earthquake Fault Zones.
SF-2.2 The Project site has a low probability of landslide hazard. See
Protect people and property from discussion of this topic in EIR Section 3.4, Geology and Soils.
landslide dan er.
SF-3.1 The Project site is not located within a 100-year flood zone.
Ensure adequate standards for
development within the One
Hundred Year Flood Plain.
Energy
EG-1 Program Level Goal/Policy
Create land use patterns which
facilitate the conservation of While this goal is more relevant to the general plan level (as opposed
energy. to individual projects), it is noted that the proposed Project is consistent
with established land use patterns.
EG-1.1 While this policy is more relevant to the general plan level, the
Locate shopping, employment proposed Project will include sidewalks and frontage bicycle
and recreation opportunities routes allowing access to the Project site. Bicycle racks will also
within walking or bicycling be required. The Project site is within an established retail area.
distance of proposed and existing
housin .
EG-4 The proposed Project would include energy-conserving features,
Maximize on-site energy use, including reflective roof materials, skylights, and LED lighting.
especially in new developments.
EG-4.1 The proposed Project would include energy-conserving features
Incorporate solar energy such as skylights, pre-wired photovoltaic roof, solar reflective
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
considerations into the design, building panels, white roofs, and appropriate tree plantings
review and approval of all (passive cooling), which have solar attributes.
development.
EG-5 Shade trees will be planted as part of the proposed Project.
Site design shall incorporate
shade trees for energy
conservation.
See Project plans (Attachment 5) sheets 19, 19.1, and 21,
Landscaping Plan and Comparative Shade Plan.
EG-5.1 Shade trees will be planted as part of the proposed Project
Encourage minimum canopy
coverage of all paved area on a See Project plans (Attachment 5) sheets 19, 19.1, and 21,
lot. Landscaping Plan and Comparative Shade Plan.
EG-6 The proposed Project would include energy-conserving features
Promote energy efficiency such as skylights, high R-value wall panels, and white roofs.
features in the design of all new
structures and in the retrofitting of
existin structures.
Policy EG-6.1 See Policy EG-6 discussion.
Design new buildings with the
maximum feasible energy
efficienc .
Parks and Recreation
Policy PR-13.3 The proposed Project will include bicycle routes (Class III) allowing
All new developments shall access to the Project site, per City plans. Bicycle racks will also be
incorporate safe bicycle lanes in included.
project street design.
The Project plans include a Class III bike route on the east and
west sides of Airport Park Boulevard along the Project frontage.
The EIR mitigation measures and the AIP PD ordinance require
Class I II bike routes to be provided along major streets (Airport
Park Boulevard). The Project plans, EIR mitigation measures, and
conditions of approval require bike racks to be provided.
Based on the above, the Project is consistent with this policy.
Historic and Archaeological Resources
Goal HA-3 The proposed Project consists of a new Costco Wholesale
Maintain, protect, and enhance Warehouse located in an urbanized area of the City of Ukiah that
the area's herita e, includin and
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
not limited to its cultural, is generally devoted to commercial and retail uses. The proposed
historical, spiritual, social, Project includes landscaping designed to be compatible with
economic, architectural, adjacent properties, and screening of rooftop mechanical equipment.
agricultural, archaeological, and Design and materials of the proposed Project would be consistent
scenic heritage.
with the project vicinity.
HA-4 The proposed Project consists of a new Costco Wholesale
Conserve the character and Warehouse located in an urbanized area of the City of Ukiah that
architecture of neighborhoods. is generally devoted to commercial and retail uses.
HA-4.1 The proposed Project consists of a new Costco Wholesale
Consider the visual character of Warehouse located in an urbanized area of the City of Ukiah that
surrounding developments when is generally devoted to commercial and retail uses. The proposed
reviewing discretionary project Project includes landscaping designed to be compatible with
approvals.
adjacent properties, and screening of rooftop mechanical equipment.
Mitigation Measure 3.1-3 would require the preparation of a
photometric plan demonstrating that lighting will not spillover onto
adjacent properties. All outdoor light fixtures would be directed
downwards. Design and materials of the proposed Project would be
consistent with the project vicinity.
The colors, design, and materials are consistent and compatible with
other large scale retail development located within the AIP PD. The
only development in the vicinity of the Project site is Ken Fowler Auto
Center, located immediately north of the site and Mendocino Brewing
Company located at the end of Airport Park Boulevard to the
southwest of the Project site.
Based on the above, the Project is consistent with this policy.
Community Facilities and Services
Goal CF-3 The proposed Project would incorporate drought resistant plants
Promote water conservation. and high-efficiency irrigation to conserve water.
The Project is also required to comply with the California Green
Building Code and conditions of approval require the landscaping
plan submitted as part of the building permit plans to comply with
1�PQH[��PoI�/CO RC�IC�1 D�Po�D(] I I LFLL��1 DC�C�/FD6HC� ISaGOCFH�
Based on the above, the Project is consistent with the goal.
Circulation
Policy CT-1.1 The roads providing primary access to the site consist of arterial
Land use entitlements shall be and collector streets. The proposed Project, in combination with
based on the classification and
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
capacity of the street or road current and proposed development, would contribute trips to some
providing primary access. intersections that are anticipated to operate below acceptable
standards. Necessary intersection improvements have been
identified, and the Project applicant is required to provide fair-
share payments to fund the improvements. Additionally, the
Project is located in an area designated for commercial
development, and will have satisfied its obligations by providing
fair share contributions to roadway improvements.
Policy CT-1.3 The proposed Project has been analyzed for its direct and
All proposed development shall cumulative transportation impacts. The proposed Project would
be reviewed for its immediate and contribute trips to intersections that cumulatively are anticipated to
cumulative transportation operate below acceptable standards. Necessary intersection
impacts.
improvements have been identified, and the Project applicant is
required to provide fair-share payments to fund the improvements.
Although the EIR conservatively finds that cumulative
transportation impacts are significant, due to uncertainty regarding
the funding and timing of necessary improvements, the Project will
have satisfied its obligations by providing fair share contributions to
improvements. The General Plan does not require the denial of a
proposed development that would cause transportation impacts.
Rather, it specifies that these impacts be considered in relation to
the need for new development (Policy CT-16.4) and provides
responses to these impacts in Implementation Measure CT-
16.4(d).
Goal CT-3 The proposed Project will include sidewalks and bicycle routes
Design new development and allowing access to the Project site. Bicycle racks will also be
redevelopment projects to be as included. Mitigation Measure 3.10.2a requires the Project
accessible by foot, bicycle, and applicant to construct a pad for the addition of an MTA transit stop.
transit, as they are by auto.
See Section 3.10, Transportation, for additional information.
Policy CT-3.1 See Policy CT-3 discussion.
New development and
Redevelopment projects shall
specifically include plans for
pedestrian facilities, bike lanes,
bike racks, and transit stops.
Goal CT-6 Program Level Goal/Policy
Increase the use of bicycle
transportation. The proposed Project will include bicycle lanes on the project
frontage. Bicycle racks will be installed at the Project site. See
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Section 3.10, Transportation, for additional information.
Policy CT-6.2 Program Level Goal/Policy
Promote the use of bicycles as a
viable and attractive alternative to See Policy CT-6 discussion.
cars.
Goal CT-6.3 See Policy CT-6 discussion.
Provide bicycle lanes or paths
alon ma'or streets.
Goal CT-7 The proposed Project will include sidewalks on adjacent streets
Develop pedestrian access. and within the Project site (parking lot). See Section 3.10,
Transportation, for additional information.
Policy CT-7.1 See Policy CT-7 discussion.
Treat pedestrian access as an
integral part of all road
improvements within the City and
within urbanized development
areas of the Count .
Goal CT-8 Program Level Goal/Policy
Encourage increased use of
public transportation. While this policy does not identify specific requirements for
development projects, the Project site will be served by a transit
stop.
The Project includes a bus stop with onsite concrete pad for a
shelter with bench (provided by MTA). MTA has indicated that
Route 9 would be extended to serve this site in the event the
Project is approved and constructed and that this new stop would
be well used. The conditions of approval require the onsite bus
stop to include trash and recycling receptacles, cart corral, and
parking for two bikes.
The mitigation measures and conditions of approval for the Project
require the implementation of a TDM program one component of
which is to encourage transit use.
Based on the above, the Project is consistent with this goal.
Policy CT-8.1 See Goal CT-8 discussion above.
Make it easier to utilize bus
service. Based on the above, the Project is consistent with this goal.
Goal CT-9 Program Level Goal/Policy
Maximize the use of public
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
transportation through efficient While this policy does not identify specific requirements for
land use patterns and supporting individual development projects, the Project site will be served by
incentive programs a transit stop. The Project is located in an area, adjacent to existing
development, designated for such uses.
See also Goal CT-8 discussion above.
Based on the above, the Project is consistent with this goal.
CT-9.1 See Goal CT-8 discussion above.
Include design features in new
commercial and residential areas Based on the above, the Project is consistent with this goal.
that make public transportation
convenient.
Goal CT-11 While this policy does not necessarily apply on a project by project
Encourage increased use of car- basis, Mitigation Measure 3.2.2b would encourage car or
or van-pooling. vanpooling.
Policy CT-11.1 Program Level Goal/Policy
Implement programs to increase
car-pooling. See Policy CT-11 discussion.
Policy CT-13.1 Proposed landscaping in the parking lot will include suitable shade
Utilize landscaping and other trees and perimeter landscaping.
amenities to improve the
appearance and traffic patterns of
onsite parking facilities.
Goal CT-16 The Project would contribute to a cumulative impact at the
Development shall be permitted Talmage Road/US 101 interchange. It should be noted that the
within road capacities. capacity of this interchange will be exceeded in the future (with or
without the proposed Project), and that the implementation of
future mitigation requires a joint effort between the City of Ukiah
and Caltrans. Implementation Measure CT-16.4(d) of the General
Plan provides a means for development projects to comply with
this goal by contributing to identified improvements (traffic
mitigation measures).
Policy CT-16.1 The study intersections were analyzed using methodologies
Level of service shall be the published in the Highway Capacity Manual. The Ukiah Valley
standard to judge whether a road General Plan and Growth Management Program establish the
has adequate remaining capacity criteria for acceptable operation. See Section 3.10 for a discussion
to service the traffic generated by
a proposed project. of LOS standards and analysis.
Policy CT-16.4 The proposed Project would contribute trips to intersections that
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Balance the need for new are anticipated to operate below acceptable standards. Necessary
development with methods of intersection improvements have been identified, and the Project
accommodating increasing traffic. applicant is required to provide fair-share payments to fund the
improvements. Although intersections may operate below
acceptable standards after the Project is operational because
improvements may not be in place, the Project will have satisfied
its obligations by providing fair share contributions to
improvements (consistent with General Plan Implementation
Measure CT-16.4(d).
Community Design
Policy CD-1.1 The proposed Project will include elevations broken up into a
Encourage appropriate scale, variety of heights and depths, earth tone colors, and a combination
materials, setbacks, and of natural and contemporary materials to provide contrasting
landscaping to enhance the colors and textures in order to break up building mass.
9 D�II�I-D��DC��istoric
fabric. Landscaping is also incorporated into the site plan.
Policy CD-2.1 The proposed Project, while utilitarian, includes design and
Encourage developers to landscaping elements to enhance the Project vicinity, which
construct new buildings and consists of commercial development.
settings of such quality that
8������� The proposed Project, while utilitarian, includes design and
protect them. landscaping elements to enhance the Project site and vicinity,
which consists of commercial development. The design, materials,
and colors proposed for the Project are consistent and compatible
with other development within the AIP PD, especially other larger
scale retail development located on the Airport Park Boulevard
between Airport Park Boulevard and US101.
Policy CD-2.2 The proposed Project is located in an area designated for large-
Ensure that developments relate scale commercial development. Ordinance 1178 includes
harmoniously with each other requirements for appropriate design, setbacks, and landscaping
within districts. which are intended to increase/ensure compatibility with
surrounding development.
The design, materials, and colors proposed for the Project are
consistent and compatible with other development within the AIP
PD, especially other larger scale retail development located on the
Airport Park Boulevard between Airport Park Boulevard and
US101.
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Goal CD-3 See Policy CD-2.1 and CD-2.2 discussions.
Provide an aesthetically pleasing
urbanscape.
Goal CD-4 Landscaping standards for the Project site are established by
Seek uniform, attractive Ordinance 1098. The Project must comply with these standards or
landscaping standards for non- request a modification to the standard. Planning Commission
single family residential determines consistency as part of its review of the Site
development throughout the
Valley. Development Permit. See the Landscaping Plan, Figure 2-5.
The landscaping plan for the Project complies with all but two of
the landscaping requirements. Planning Commission has the
authority to grant modifications to the landscaping requirements as
part of its review of the Site Development Permit. See the
Landscaping Plan, Project plans, sheets 19, 19.1 and 19.2.
°/�-I�EFZYH�L1�PQ[��QQQI�RP P LWLE�C�CD6Sl6�YD�l�
the site development permit, including the required modifications
to the landscaping requirements, the Project is consistent with this
goal.
Policy CD 4.1 See Goal CD-4 discussion.
Establish and enforce
landscaping standards in all non-
single family residential, multi-
family residential, commercial,
and industrial development and
all redevelo ment ro'ects.
Policy CD-4.2 The proposed Project incorporates some native plants and trees
Encourage planting of native that will survive in a commercial development environment. See
trees and plants. Figure 2-5.
The proposed Project incorporates some native plants and trees
that will survive in a commercial development environment. In
response to the public comment provided during the public
hearings on the EIR, the landscaping plans were revised to
include more native trees and other plants, the revised plans
include Valley Oak, Interior Live Oak and California Sycamore,
and Soquel Redwood.
Since there is no quantified requirement as to the number or
percentage of native landscaping in the general plan or AIP PD
ordinance and the Project includes the planting of native species,
the Project is consistent with this policy.
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
Policy CD-4.3 While the proposed Project includes perimeter landscaping, most
Require landscaping that will of the future shade trees are within the parking area.
result in the creation of new street
canopies. See Visual Simulations included in FEIR and Project plans.
A detailed discussion of Visual Simulations is found is included in
FEIR and Project plans.
The landscaping plan provides a total of 384 parking lot trees 229
are located in linear planter strips between parking spaces, in
mLVF�RC�I�lI�CBICS��-I[�iQO%RI C�DII�LQJ�Z V�'QJ❑
the perimeter of the parking lot. The number of trees planted in
the parking lot exceeds the number of trees required to be planted
in planter islands.
Goal CD-5 See Section 3.1, Aesthetics. The Project would incorporate
Preserve and enhance the scenic landscaping and building design compatible with the Project area.
setting of the Ukiah Valley.
The proposed Project would incorporate landscaping and building
design compatible with the Project area. As discussed above, the
mitigation measures adopted in previous EIRs for the AIP and
RBP
See detailed discussion of this topic in DEIR Section 3.1,
Aesthetics, FEIR, Visual Simulations, and Master Response.
Policy CD-5.1 The Project site is located in a designated urban commercial
Maintain areas without urban development area, and would not encroach on a community
scale development that provide separator.
visual separation between the
9 D�I�RP P �
Policy CD-5.3 The proposed Project will include new landscaping adjacent to the
Encourage an attractive U.S. 101 Highway 101 corridor and screening of all rooftop-mounted
viewshed. equipment. In addition, parking lot lighting would be directed
downwards away from the highway and the sky. The Project
footprint is oriented in such a way that combined with screening,
1�PAJ-I�DFN�I�i�dVFi�-Id�QJ���i[�l6�`bF1�d
would not be visible from Highway 101. See Visual Simulations
included Project plans p.15.
As discussed above, previous EIRs for RBP and AIP
acknowledged that development of the area would change the
character of the site and the AIP PD ordinance includes
development and design requirements, including landscaping
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
requirements to create an attractive view from US101.
CD-6 As discussed under Policy CD-5.1, the Project site is not located
Ensure community separation within an existing or potential community separator.
and identification.
CD-6.1 See Policy CD-5 and CD-5.1 discussions.
Enhance, protect and preserve
viewscapes and visually
important community separators.
CD-7 US 101 is identifies as a first level gateway in the General Plan.
Improve the appearance of area See Policy CD-5.3 discussion.
gateways.
CD-7.1 See Policy CD-7 discussion.
Establish public policy to enhance
and improve the appearance of
area gateways.
CD-8 Program Level Goal/Policy
Recognize that general area
appearance - especially of The Project site is a vacant parcel within an existing commercial
orchards and vistas - is a cultural development. The Project would not block views of scenic vistas
and visual resource. or orchards.
CD-8.1 The proposed Project would not block views of scenic vistas. The
Encourage the preservation of Project would incorporate perimeter landscaping on all street
scenic views, vistas, and sides, and along all property lines, including US 101, and is
streetscapes. designed to minimize the appearance of mass from the street
views.
CD-17 The implementation measures for the policy encourage, when
Require commercial and feasible, to locate parking facilities at the rear of the main
industrial parking lots to be structure. Proposed project is adjacent to Airport Park Blvd, with
designed and sited so as to parking at rear and side of building. The parking lot is screened by
increase the attractiveness of the
areas in which they are located. perimeter landscaping trees on all sides to reduce the prominence
of the parking lot and to screen it from surrounding uses, streets,
and US 101. See Visual Simulations included in FEIR and Project
plans.
The implementation measures for the policy encourage, when
feasible, to locate parking facilities at the rear of the main
structure. Proposed project is adjacent to Airport Park Blvd, with
parking at rear and side of building. The parking lot is screened by
perimeter landscaping trees on all sides to reduce the prominence
of the parking lot and to screen it from surrounding uses, streets,
and US 101. A detailed discussion of Visual Simulations is found
Table 1: Costco General Plan Consistency Analysis
Goal/Policy# and Text Consistency Analysis
is included in FEIR and Project plans.
CD-17.1 See Policy CD-17 discussion.
Require commercial and
industrial parking lots to be See Visual Simulations included in FEIR and Project plans.
designed subservient to the
structure it serves. The implementation measures for the policy encourage, when
feasible, to locate parking facilities at the rear of the main
structure. Proposed project is adjacent to Airport Park Blvd, with
parking at rear and side of building. The parking lot is screened by
perimeter landscaping trees on all sides to reduce the prominence
of the parking lot and to screen it from surrounding uses, streets,
and US 101. A detailed discussion of Visual Simulations is found
is included in FEIR and Project plans. A detailed discussion of
Visual Simulations is found is included in FEIR and Project plans.
Table 2 Airport Compatibility Criteria Analysis
Normally Acceptable Uses: The Project is considered an intensive retail use which is a
Normally Acceptable Use in compatibility zone C.
Intensive retail uses, intensive
manufacturing or food processing
uses, two-story motels, multi-
family residential, residential
subdivisions, parks/playgrounds
Maximum Non-Residential Based on a 15.3 acre site, a maximum of 2,995 people would be
Intensity: allowed on the site at any time. The Project includes 579 parking
spaces. Based on 1.5 persons per vehicle, 911 people would be
150 people per acre onsite at any one time. This 2,084 fewer people than the maximum
allowed on the site.
Open Land: Based on a building area (142,000 sf) and fuel station canopy
(2,816 sf), 144,816 sf would be developed with buildings and
15% Recommended. To be structures (approximately 21% of the site). This would result in
calculated over the entire zone 790�0 open land which exceeds the amount of open land
(for planning and zoning recommended in zone C.
purposes).
Table 3 Development Standards Airport Business Park Planned Development
Retail Commercial Store The applicant has submitted a Site Development Permit
application for Planning Commission review and consideration as
Site Development Permit required.
Approval Required
Costco is a membership based retail/wholesale store that sells a
variety of products, many of them in bulk quantities. The
categories of items sold include food and beverage, clothing and
accessories, home furnishings and appliances, motor vehicle and
parts, general merchandise, other retail (pharmacy, health and
personal care, gifts, art goods and novelties, sporting goods,
florists, photographic supplies, stationary and books, and office
and school supplies) and fuel (DEIR, p. 3.3-13, Table 3.3-1 and
FEIR, p. 3-19).
Based on the above, the Project is consistent with a retail
commercial store.
Minimum Lot Size The parcel is 15.3 acres which exceeds this minimum requirement.
The Project is therefore consistent with this requirement.
20,000 square feet
Maximum Lot Coverage Based on a 15.3 acre site, the maximum allowed lot coverage for
buildings and structures would be of 9.18 acres (399,880 sf). The
40% warehouse building (142,000 sf) with the gas station canopy (3,840
Applies to buildings and sf) would be 145,840 sf (27% lot coverage), which is less than the
structures, does not apply to maximum allowed.
parking and landscaping. Based on the above, the Project is consistent with the lot coverage
requirement.
Building Setbacks (minimum) Warehouse Buildinq Setbacks
Airport Park Boulevard: 25 feet Airport Park Boulevard: 38 feet
US 101 (east) property line): 162 feet to 210 feet
US 101 property line: 60 feet North side (to center line of easement): 84 feet
North side (to face of curb): 66 feet
Side setback: determined as South property line: minimum of 383 feet
part of the Site Development
Permit Fuelinq Station Canopv Setbacks
Airport Park Boulevard: N/A; gas station part of the parcel doses
not have frontage on Airport Park Boulevard
West property line: 155 feet to 218 feet
US 101 east propert line: 80 feet to 85 feet
Table 3 Development Standards Airport Business Park Planned Development
South (side) property line: 230 feet
North side (to center line of easement): 1090 feet
North side (to face of curb): 1045 feet
The Project is consistent with the minimum building setbacks
required from Airport Park Boulevard and US 101. There are no
minimum setbacks for the location of parking lots.
Planning Commission is required to determine the adequacy of the
side setbacks (north and south setbacks) as part of its review of
the Site Development Permit.
Building Height (maximum) Building height ranges from 28-feet to 34-feet, which are consistent
with this requirement (Project plans, sheet 12).
50 feet
The height of the fuel station canopy would be 17.5-feet (Project
plans, sheet 16).
Based on the above the Project is consistent with this requirement.
Screening (required for) The loading area located on the north side of the building would be
screened Z L1,PQ�C�]I C�Q�
Storage areas, loading docks sheet 19 of the plans. The applicant has provided information on
and ramps, and other the green screen that would be used to screen this area. The
appurtenance items of poor green screen is similar to an open style fence with landscaping.
visual quality.
Based on the screening shown on the Project plans and the
Screening Materials (required) information provided on the green screen, the Project is consistent
Masonry walls, landscaping, or With this requirement.
decorative fencing.
Bike Lanes Class III bike routes are shown on the project plans on the east
and west sides of Airport Park Boulevard along the Costco Project
Class III bike lanes are required street frontage. Class III routes are signed on-street routes where
on all primary streets. bicycle and vehicle lanes are not separated. Class III bike route
signage would be installed as part of the project. A condition of
approval has been included requiring the location of the required
bike route signage and the details of the signage to be shown on
the plans submitted for building permit.
Since the class III bike route is shown on the project plans and the
class III bike route signage would be installed as part of this
project, the project is consistent with this requirement.
Table 3 Development Standards Airport Business Park Planned Development
Access Driveways and The Project includes two access driveways from Airport Park
Deceleration Lanes Boulevard and would continue to use the existing access located
on the north side of the site (cul-de-sac). The City is separately
undertaking improvements to Airport Park Boulevard, including
along the Project frontage. The improvements include
modifications to the median and left turn areas. The Public Works
' HSDI�IB'�I(�P�-IC�DO�-ISDl�9�IC,�-I�L1�LL�F�DIUC
Boulevard improvements and has also reviewed the Project plans.
Public Works has indicated that the location of the access
driveways is acceptable DQC��AJ-177��101P Sl9Nl-P F-K�)O/❑
would be coordinated with the Project.
Based on the above, the Project is consistent with this
requirement.
Design Requirements
Building Orientation The building is located at the northwest corner of the site. The
Project includes sidewalks as described above in the Project
Building should include design Description and below in Sidewalk Requirements. The sidewalks
elements oriented to pedestrian provided connection all of the way around the building, except for
usage, such as linked walkways at the loading dock on the east side (rear) of the building due to
and sidewalks. safety concerns.
The location of the building entry reduces conflicts between
pedestrians and vehicles by locating the areas of heaviest vehicle
use (driveway entries to the site)farther away from the area of
heaviest pedestrian traffic (store entry). A pedestrian path
connects the southern part of the parking lot to the store entry.
Sidewalk Requirements The Project includes a 5-foot wide sidewalk on Airport Park
Boulevard within the required setback. The Project also includes a
Lots with frontages along the 5-foot wide sidewalk on the north side of the building that connects
primary street shall provide a 5- to the sidewalk on Airport Park Boulevard. Other pedestrian
foot curvilinear sidewalk located pathways include a walkway from the fueling station to the store
within the required front setback. entry, an accessible/pedestrian pathway to the store entry from the
Every effort shall be made to link accessible spaces located to the south and east of the store entry.
development with attractive and An additional connection is provided to the sidewalk along the east
accessible pedestrian facilities. building elevation from the center row of parking stalls located in
the east parking area.
As part of the Project plans, a pedestrian circulation plan was
submitted that includes the sidewalks and pathways described
Design Requirements
above as well as the pedestrian improvements required as
mitigation measures in the EIR and included as conditions of
approval for this site development permit (Project plans, sheet 8
and Transportation and Traffic mitigation measures 3.10.2b).
These improvements include ADA compliant crosswalks and ADA
compliant driveways.
Based on the improvements identified above, the improvements
included in the Project plans, and the mitigation measures and
conditions of approval related to pedestrian facilities, the Project is
consistent with this requirement.
Building Location There is little development at the south end of Airport Industrial
Park. The adjacent parcel to the north is developed with Ken
The location of buildings shall be Fowler Auto Center. The parcels on the west side of Airport Park
coordinated with other buildings goulevard are undeveloped and covered partially in concrete
and open space on adjacent debris. The adjacent parcels to the south are undeveloped and
lots. comprised partially of wetlands and drainage. Caltrans right-of-
way, which includes a drainage ditch and US 101, is located to the
east of the Costco Project site.
Given the lack of development on adjacent properties, there is no
established development pattern on adjacent properties. Planning
Commission review of past projects has indicated a preference for
buildings to be located close to the street with parking located to
tl4-I�DQC'��C6�I�PW-i[�dS�G2J�14-I[�d�GlJ��FC1�C�/❑
consistent with this preference. It is also consistent with the
general plan policy to reduce the prominence of parking area.
Building Location and The Project includes the installation of skylights. The skylights are
Orientation part of a comprehensive energy system intended to reduce energy
loss. The system allows interior lighting to be reduced based on
Buildings should be sited to the amount of light captured through the skylights.
preserve solar access
opportunities, and should The Project does not include photovoltaic. The applicant has
include passive and active solar indicated that building would be constructed to support future solar
design elements. installation, including structural and wiring considerations. Staff
has included a draft condition of approval that plans submitted for
Buildings should be oriented to building permit demonstrate that the building can support the future
minimize heating and cooling installation of photovoltaic. The applicant has also indicated that
costs. E�QJ��DC�FFRP P RC�,IbI�AJ-I�lights identified in the
Buildings should be creatively Project Description as well as the future installation of photovoltaic.
sited to provide open views of The building is located in the northwest corner of the site and the
Design Requirements
the site and surrounding fueling station is located at the south end of the site. This allows
environment. the remainder of the site to be developed with the required parking,
landscaping, and parking lot lighting. This site layout allows the
Buildings shall not be site in the �����H�S�IQ�f��;Z m��❑J K�-I�
middle of large parking lots. site, as shown in the visual simulations (Project plans, sheets 6,
12, 13, and 16).
The parking lot is located to rear and side of the building which is
consistent with this requirement.
Architectural Design The building is located at the northwest corner of the site, close to
the public street (Airport Park Boulevard). This is consistent with
Individual projects shall exhibit a the preference for building location expressed by the Planning
thoughtFul and creative Commission during review of past projects and allows the parking
approach to site planning and lot to be located to the rear and side of the building, rather than in
architecture. front of the building.
Projects shall be designed to The building is a large rectangular warehouse style building. The
avoid the accumulation of large West elevation is the longest elevation at 478 feet. The east
structures with similar building elevation is broken up with the primary elevation 350 feet long, the
elevations and facades. loading dock 55 feet long and setback from the main elevation.
Buildings shall be limited in The primary north elevation is 250 feet long and the side of the
height, bulk, and mass and shall loading berth 77 feet long and setback from the main elevation.
be designed to avoid a box-like The main south elevation is 279 feet. The building is at a 45-
appearance. degree angle between the east and south elevation.
In order to break up the length of the elevations into smaller
sections, different materials (metal panels and CMU), colors, and
heights are used. On the north elevation, building height varies
from 29-feet 10-inches to 34-feet. On the south elevation, the
height is 29-feet to 31-feet. On the east elevation, the height is 29-
feet 10-inches at the loading berth and 34-feet at the entry. On the
west elevation, the building height is 30 feet at the north and south
ends of the building and 34-feet at the metallic champagne metal
panel in the center of the elevation.
The entry which is on a 45-degree angle between the east and
south elevations is 34-feet in height. The entry includes a canopy
supported by CMU columns and metal supports.
On each elevation, the sand stone metal panel provides the lower
height and the metallic champagne provides the taller height metal
panel.
Design Requirements
The fuel station is comprised of a canopy that supported by
columns. The colors and materials for the fuel station canopy and
controller enclosure are compatible with the building. Since the
canopy is open (no walls) with an extended fascia, the structure is
not box like.
Based on the above, the building and fueling station canopy are
consistent with this requirement.
Building Exteriors The southern portion of the AIP PD is mostly undeveloped. Ken
Fowler Auto Center is located adjacent to and north of the Project
Colors and building materials site. Mendocino Brewing Company is located southwest of the site
shall be carefully selected, and at the south end of Airport Park Boulevard but is not adjacent to
must be compatible with the Project site. Since there is very little development at the south
surrounding developments, and end of the AIP PD and only one development adjacent to the
shall be finalized during the Site Project site, information on colors and materials within the AIP PD
Development Permit process. are discussed and a greater degree of latitude for design would be
permissible, subject to Planning Commission approval, since there
is no established design theme for the site due to the lack of
development surrounding the site.
AIP PD Development. Within the AIP PD, the primary exterior
materials are CMU and stucco. Siding is used very minimally.
Awning and canopy materials in the AIP PD are metal and canvas.
Metal is typically used on the canopies for the larger retail stores
and canvas is typically used for the smaller stores or for individual
�PoIC�JQ�/SDF��ERP P F�&lD�d�QIVI�IDFFHQJ'�C�Po�JDm'❑
include stone veneer and use of CMU for columns. The colors
used are primarily earth tone. The main exception to this is the
g reen used I Fd.�l llk-K�DQ�/�L RP H�P Sl9�P F�14FK�DlW�I�'AJ-i
branding for this particular business.
Building. The building is comprised primarily of vertically and
horizontally oriented metal panels, split face CMU and smooth face
CMU. The colors are brown and �
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the tire center, main entry, and loading berths are silver/grey in
FF�',I�I�Al4-I�DC��W�DIW[�Dinted to match the color of the
elevation on which the door is located, so the color of the door
varies based on location. The building also includes the Costco
horizontal red stripe on the sand stone metal panel on all of the
elevations. The red stripe LVCD��I�DC�I�DW�I�R�
Design Requirements
branding.
Fuel Station. The canopy is supported by CMU columns, the
material for the canopy would be metal panels, and the colors are
similar to and compatible with the colors used for the Costco
building. The colors and CMU columns and metal are consistent
with other colors and materials used in the AIP PD.
Based on the above, the colors and materials are compatible with
the colors and materials used in the AIP PD. Development within
the AIP PD has been used for this analysis since there is only one
development in the immediate area.
Design Amenities The Project includes an outdoor employee break area on the north
side of the building.
Fountains, kiosks, unique
landscape islands, outdoor The Project also includes a seat wall at the store entry as an
sitting area, and other quality outdoor sitting area (Project plans, sheets 6, 8, 13).
design amenities are
encouraged. Although providing these amenities are not required, the Project
has provided an outdoor employee break area and outdoor
seating.
Lighting
Lighting The Project applicant has submitted a photometric plan and
lighting cutsheets (Project Plans, sheets P1 and P2, and
All lighting plans shall Attachment 5).
emphasize security and safety
and shall minimize energy The lighting for the Project includes parking lot lighting, building
usage. mounted lighting, and sign lighting. The lighting is downcast,
shielded, and directed away from US 101, the Ukiah Municipal
Airport, and adjacent properties.
The type of lighting used and the pole height is proposed, in part,
to reduce the number of parking lot light fixtures required and,
thereby reduce energy use.
The light levels proposed are considered by the applicant what is
necessary to create a safe and secure site.
Based on the above, the Project is consistent with this
requirement.
Lighting for development shall All of the exterior lighting proposed for the Project is downcast to
include shielded, non-glare prevent light trespass and to force light down to the ground. As
types of lights. shown on sheet P1 of the plans, some of the parking lot lighting
would be shielded in order to prevent light trespass. As shown on
sheet 16, the fascia for the fueling station would extend 2-feet
below the face of the under-canopy mounted lighting for the fuel
station. The extended fascia provides a shield and forces the light
from the fixtures downward.
Based on the above and compliance with mitigation measure
3.1.2, the Project is consistent with this requirement.
Lighting shall not be directed The Project includes building, parking lot, and fuel station lighting.
towards Highway 101, the Ukiah The location of the building mounted lighting is shown on the
Municipal Airport, adjacent elevations and lighting plan (Project plans, sheets 12, 13, P1, and
properties, or upwards towards P2). The location of the fuel station lighting is shown on the lighting
the sky. plan and sheet 16. The lighting for the fueling station would be
downcast under canopy lighting. In order to minimize light
trespass, the fuel station canopy includes a fascia that extends 2-
feet below the face of the under canopy light fixture (Project plans,
sheets 16 and P1). The extended fascia provides a shield and
forces the light from the fixtures downward.
The location of the parking lot lighting is shown on the site plan
and lighting plan (sheets 6, P1 and P2). The lighting is 36-feet, 9-
inches in height, measured from grade to the top of the fixture. A
detail of the parking lot light is included on sheet P1. Shielding is
provided for some of the parking lot lights (Project plans, sheet P1,
site notes 1-6). As part of the EIR and entitlement project, several
members of the public have commented on the height of the
parking lot lighting and requested lower pole heights for the
project. The proposed pole height and fixture design is consistent
with other parking lot lighting located in the AIP PD, including
) 11kiC�DC�1�77 RP H�P SIHZY�P F-K� �QD D� IFKDI-I��
Furniture Design Center, Tractor Supply, and Walmart.
Based on the lighting details and cutsheets and the lighting plans
provided, the Project lighting is downcast, not directed to US101,
the Ukiah Municipal Airport or adjacent properties. The EIR
includes mitigation measure 3.1.2 which is required in order to
reduce any potential impacts to light and glare to less than less
significant.
Based on the above and compliance with mitigation measure
3.2.2, the Project is consistent with this requirement.
Parking Requirements
Parking (minimum required) Based on 141,200 sf of gross store space, 565 vehicle parking
spaces are required. The Project proposes 579 parking spaces
Generally provided according to Which exceeds the minimum parking required by 14 spaces.
UMC
Based on the above, the Project is consistent with this
Retail Store: 1 space per 250 sf requirement.
gross leasable floor area
Loading Spaces The Project includes four (4) loading berths for delivery trucks on
the eastside of the building. In addition to this loading area, a
A sufficient number of off-street �a����������
loading spaces shall be provided bread trucks on the north side of the building.
to meet the needs of the
approved use. Adequate apron The Project includes a circulation plan for delivery vehicles (Project
and dock space shall also be plans, sheet 10). The plans demonstrate that there is adequate
provided for truck maneuvering maneuvering on the parcel for the delivery trucks that would serve
on individual lots. the Project.
Based on the number of loading berths provided, delivery hours,
and number of deliveries per day and week, the number of loading
spaces required would be adequate to meet the needs of the use.
Based on the truck circulation plan provided, (Project plans, sheet
10), there is adequate apron and dock space for maneuvering on
the lot.
Based on the above, the Project is consistent with this
requirement.
Bicycle Parking Based on 592 required parking spaces (141,200 sf/ 250 sf), twelve
(12) bike parking spaces are required. Based on a maximum of
1 space for every 50 vehicle 200 employees for all shifts, an additional 20 parking spaces would
spaces plus 1 space for every be required. Based on an average of 60 employees on the
10 employees maximum shift, an additional 6 bike parking spaces would be
required. Therefore, 18 to 32 bike parking spaces would be
needed to meet the bike parking requirement.
Since not all 200 employees would be at the site at one time, staff
supports using an employee number based on the number of
Parking Requirements
employees per shift.
The Project plans include 10 employee bicycle parking spaces on
the north side of the building and 10 bicycle parking spaces for
members and visitors at the front of the building, for a total of 20
bike parking spaces (Project plans, sheets 6 and 9). In addition,
MTA has recommended that bike parking be provided at the bus
stop and a condition of approval requiring two bike parking spaces
at the bus stop has been included as a condition of approval.
Transportation and Traffic mitigation measure 3.10.2c requires
bicycle parking to be provided in compliance with the AIP PD
requirements.
Given the nature of the products sold at Costco (products in bulk
quantities), the 22 bike parking spaces (included in the Project
plans and required by the conditions of approval) would be
adequate to serve the demand for bike parking generated by the
Project.
Staff has included a condition of approval that 22 bike parking
spaces be provided for the Project- the 20 shown on the Project
plans plus the two at the bus stop.
Based on the above, the Project is consistent with the number of
bike parking spaces required.
AIP Landscaping Requirements
Retain existing trees whenever Not Applicable
possible.
There are no trees on the Costco Project site. There are trees
located in the wetland/drainage area to the south of the site and in
the Caltrans right-of-way located to the east of the site.
Sheet C2 of the plans indicate that 2 trees in the Caltrans right-of-
way may require removal in order to construct the required
drainage improvements. Sheet C2 also indicates that 1 tree on the
parcels to the south may also need to be removed in order to
construct the drainage improvements.
In order to ensure that construction of the Project would not impact
trees located adjacent to the Project boundaries, the standard draft
condition of approval related to tree protection has been included
AIP Landscaping Requirements
as a condition of approval.
The Project would modify drainage outfalls located to the east and
south of the site. Sheet C2 of the Project plans notes that the
outfall work may impact existing trees. The City does not have
review or permit authority over improvements to the outfalls. In the
event that the required improvements require removal of any
tree(s), a condition of approval has been included that requires any
tree removed as a result of the improvements to the outfalls to be
replaced on the Costco Project site at a 1:1 ratio.
Based on the above, no onsite trees exist and this requirement
does not apply to this site development permit. In the event that
offsite work required for the Project results in tree removal, the
conditions of approval would require any removed tree(s) to be
replaced.
Based on the above, the Project is consistent with this
requirement.
Use a variety of trees species The landscaping plan includes street trees, parking lot trees, and
that provide diversity in form, accent trees (Project plans, sheet 19, 19.1, and 19.2).
color and texture.
The Commission has the discretion to modify the plant palette to
EH�RQA�/�PoIC�L1�P��FW�tld�f dld-P��C�J Z]RP P L�❑
review and approval of the species allowed for the landscaping
plan, including any additions or deletions to the planting palette,
would ensure consistency with this requirement.
Maintain traffic visibility at The Project, including the landscaping plan, has been reviewed by
corners. Public Works and Planning. The planting plan provides adequate
site visibility at the corner of the Project.
Based on the above, the Project is consistent with this
requirement.
Coordinate street frontage Ken Fowler Auto Center located immediately north of the Project
landscaping to achieve a site is the only parcel in the immediate area that is developed. This
uniform appearance. site does not include street trees along the Airport Park Boulevard
street frontage. Instead vehicles for sale are displayed in a
AIP PD Ordinance, section 1(1)e landscaped planter comprised of boulders, grass, shrubs, and
groundcover. Further north on the east side of Airport Park
Boulevard, a landscape planter with street trees and lawn is
located along the Airport Park Boulevard street frontage. On the
west side of Airport Park Boulevard, where much of the
AIP Landscaping Requirements
development is more recent, there is also a landscape planter with
street trees along the Airport Park Boulevard street frontage.
However, on the west side the planters include street trees, ground
cover, shrubs, and very little lawn as the City began to encourage
little or no lawn as part of development projects.
The Project includes a planter strip along the Airport Boulevard
street frontage that includes street trees, landscape trees, accent
trees, shrubs and ground covers. The width of the planter strip,
planting of street trees, and the use of groundcovers and shrubs is
consistent and coordinated with the more recent developments
within the AIP PD.
Based on the above, the Project is consistent with this
requirement.
Provide landscaping The building elevations vary in height from 28 feet to 34 feet.
proportional to building
elevations. Sheet 19 of the Project plans notes the size of plantings. Based on
the height and spread of the trees planted along the building
AIP PD Ordinance, section 1(1)f elevations, the Project is consistent with this requirement. The
landscaping plan includes the planting of two rows of trees along
the north and west elevations, as well as planting one row of trees
on the east and south elevations. A variety of shrubs and
groundcovers would also be planted along the north and west
elevations.
Based on the above and the height, spread, width of the planting
area, and variety of plantings, the Project is consistent with this
requirement.
Landscape plantings shall be The species included in the landscaping plan were selected based
1,P�M�14EKd 19�Z�H�NDK�❑ on their suitability for a retail development setting, ease of
climate without extensive P DLQ�PoK�FH�/C116DEL�[�NDK��CtiPoI�
irrigation.
The Planning Commission has the discretion to require revisions to
AIP PD Ordinance, section 1(1)g the proposed landscape plantings.
3�QJ�RP P LVvIRQ�C�I-Ml��6Sl6�YD�&I�i�/SFfL�N�
allowed for the landscaping plan, including any additions,
deletions, or changes to the planting palette, would ensure
consistency with this requirement.
Based on the above, the Project would be consistent with this
AIP Landscaping Requirements
requirement.
All landscape plantings shall be The trees to be planted would be 24-inch box (Project plans, sheet
of sufficient size, health, and 19). Shrubs would be 1 gallon, 2 gallon, 5 gallon or 15 gallon
intensity so that a viable and depending on the species. Grasses and perennials would be 1
mature appearance can be gallon with the exception of the New Zealand Flax which would be
achieved in three years. 15 gallons. The size of the trees, shrubs, ground covers and
grasses meets or exceeds the size typically planted for
AIP PD Ordinance, section 1(1)h development projects in the City of Ukiah and based on experience
with past projects would result in a mature appearance within 3
years of planting.
Based on the above, the Project is consistent with this
requirement.
Deciduous trees shall constitute Acer rubrum is planted along the south and north elevations.
the majority of the trees Ulmus pavrifolia and Pyrus calleryana are planted along the west
proposed along the south and elevation. Lagerstroemia is planted along the north, west, and
west building exposures; non- east elevations. All of these species are deciduous.
deciduous tree species shall be
restricted to areas that do not Based on the above, the Project is consistent with this
inhibit solar access. requirement.
AIP PD Ordinance, section 1(1)i
Parking lots with 12 or more The landscaping plan includes parking lot trees. The landscaping
parking stalls shall have a tree plan does not provide one tree between every four parking spaces
placed between every four within a continuous linear planting strip (Project plans, sheet 19).
parking stalls within a All of the parking areas include planters between parking spaces
continuous linear planting strip or rows of parking spaces with the exception of the 23 parking
rather than in individual tree spaces located along the east side of the building. The landscape
wells, unless clearly infeasible. plan includes the tree planters between parking spaces and
mL1A�F�I�IC�Q0�FD6H I-I�H�1�R�9ZZ VC�1❑
AIP PD Ordinance, section 1(1)j front-in 90-degree parking spaces. For past projects, Planning
❑RP P H�/FNOB�J V�W-I�L1/F�F�i�
style planter is preferable since it provides a larger planter area for
Project requires Planning the trees.
Commission approval of a
modification to this Based on 579 parking spaces provided and the parking space
requirement. layout, 106 parking lot trees would be required to meet this
standard. The landscaping plan includes 177 parking lot trees
located within and along the perimeter of the parking lot.
The Project has 15 more parking spaces than required by the AIP
AIP Landscaping Requirements
PD Ordinance, and these additional parking spaces provide an
opportunity to install additional landscape planters between
parking stalls while still allowing the Project to be in compliance
with the parking requirement.
Staff supports the approval of the modification since the landscape
plan exceeds the number of trees required based on the number of
parking spaces provided and the configuration of the parking lot
and the landscape plan provides 50% shade coverage within 15
years of planting. Staff has included a draft finding in support of
this modification in Attachment 2.
Based on the above, the finding included in Attachment 2, and with
Planning Commission approval of a modification to this
requirement, the Project is consistent with the requirement to
provide landscape planters.
Parking lot trees shall be The landscaping plan for the Project includes October Glory
primarily deciduous species, and Maple, Pink Dawn Chitalpa, Dynasty Chinese Elm, and Village
shall be designed to provide a Green Japanese Zelkova as parking lot trees. All of these trees are
tree canopy coverage of 50% on the Required Parking Lot Tree List.
over all paved areas within 10
years of planting. All of these trees, with the exception of Chinese Elm are
deciduous. The Chinese Elm is identified as semi-deciduous on
Based upon the design of the the Required Parking Lot Tree List. Given the location along the
parking lot, a reduced number of east side of the site, some of these trees also function as
trees may be approved through screening trees.
the discretionary review process.
At the November 21, 2013 Planning Commission meeting, public
AIP PD Ordinance, section 1(1)j comment recommended the screening trees be evergreen to
ensure year-round screening of the site from US 101. Other public
comment recommended that oak trees and redwood trees be
Project requires Planning planted on the site since they are native to the area and are large
Commission approval of a trees that sequester carbon.
modification to this The AIP PD ordinance requires a shade percentage to be
requirement. achieved at 10 years, however the code does not indicate how
the shade coverage should be calculated. Based on staff
research, communities that have a shade ordinance most
commonly use a 15 year tree canopy when calculating shade
coverage. Staff was unable to find another community that
AIP Landscaping Requirements
used a 10 year canopy for the purpose of calculating shade
coverage.
❑�OU+i�DC�S� �Id�l.d-I[�I-N�I+IQ�❑�-DW❑
and 15 years, making the 15 year standard a more reasonable
standard for calculating shade coverage. Past projects
subject to this shade requirement have not resulted in 50°/o
shade coverage within the 10 year time frame, but have been
able to provide the 50% shade coverage within 15 years of
planting or at maturity.
Based on the above, the finding included in Attachment 2, and with
Planning Commission approval of a modification to this
requirement, the Project is consistent with the requirement to
provide 50% shade coverage.
Parking lots shall have a The Project includes perimeter landscaping around the parking lot.
perimeter planting strip with both On the west side of the parking lot, there is a minimum width of 23
trees and shrubs. feet, 10 inches between the easternmost edge of the sidewalk and
the beginning of the parking space (Project plans, sheet 6). This
AIP PD Ordinance, section 1(1)k area is planted with street trees, parking lot trees, shrubs and
groundcovers/grasses (Project plans, sheet 19).
On the east side of the parking lot, there is a landscaped area
ranging in width ranging from 24-feet on the south end to 60-feet
on the north end (Project plans, sheet 6). This area is planted with
parking lot trees, screening trees, shrubs, grasses and
groundcovers/grasses (Project plans, sheet 19).
The fueling station is located immediately south of the parking lot.
The south end of the parking lot includes trees islands planted with
parking lot trees (Village Green Japanese Zelkova and October
Glory Maple) and a mix of shrubs and groundcovers. The
landscape islands provide the perimeter landscaping required for
the Project while allowing site access and circulation through the
site.
On the north side of the site, there is a 56-foot wide landscape
area planted with October Glory Maple and Crape Myrtle, as well
as a variety of shrubs, groundcovers and grasses.
Based on the above, the Project provides the required perimeter
landscaping.
Parking lots with 12 or more The Project site includes a pedestrian pathway from the fueling
AIP Landscaping Requirements
parking stalls shall have defined station to the front of the store. There is also a path that connects
pedestrian sidewalks or marked the accessible parking spaces on the east side of the store to the
pedestrian facilities within store entry and the one pathway from the northern end of the
landscaped areas and/or parking row on the eastside of the building to the sidewalk on the
separated from automobile east side of the store.
travel lanes. Based upon the
design of the parking lot, and the No pathway has been extended from the sidewalk on the north
use that it is serving, relief from side of the site to connect to the sidewalk on the east side of the
this requirement may be building since a sidewalk in this located would require a person to
approved through the walk directly behind the loading dock. This has been reviewed by
discretionary review process. the Public Works Department and Community Development and
Planning Department and the preference was not to provide this
AIP PD Ordinance, section 1(1)1 connection and, thereby, encourage people to walk behind the
loading dock. Both Community Development and Planning and
Public Works were also concerned that providing a crosswalk in
this location could create a false sense of security to pedestrians.
As required, the Project does provide defined/marked pedestrian
connections through the parking lot and is therefore consistent with
this requirement.
Street trees may be placed on Street trees are shown on the landscaping plan along Airport Park
the property proposed for Boulevard and the access easement located along the north side
development instead of within of the property. The trees would be planted as shown on the
the public right-of-way if the plans. The plans have been reviewed by the Public Works
location is approved by the City Department. The Public Works Department is supportive of the
engineer, based upon safety proposed location.
and maintenance factors.
Aristocrat Flowering Pear and Crape Myrtle would be planted
AIP PD Ordinance, section 1(1)m along Airport Park Boulevard and October Glory Maple and Crape
Myrtle along the access easement on the north side of the site.
Required Street Tree List: Aristocrat Flowering Pear (Pyrus
Calleryana) and October Glory Maple (Acer Rubrum) are on the
Required Street Tree List.
Crape Myrtle is not. However, this species is planted on the north
side of the site along the easement (not a public street). The
Crape Myrtle was selected in part in order to address the access
concerns of the Fire Marshal and to provide site lines for building
signage. It is not uncommon for the incorrect tree species to be
planted and for the tree to later block sign visibility. In some cases
AIP Landscaping Requirements
when this occurs, business or property owners remove or top
trees. The Planning Commission has the authority to approve an
alternate tree species as part of its review of the Site Development
Permit.
Based on the location of the street trees and with Planning
Commission review, revision (if necessary), and approval of the
street tree species would ensure the Project is consistent with the
❑L1�d�C4d�f�.�iQ�A�hIC�N�QG�-I[�l9�'b9FU�R❑C�HCffRQ/LVUbIQ�L1�PQ❑
this requirement.
All new developments shall Sheet 22 of the Project plans shows the total area of the parcel
include a landscaping coverage and the area to be landscaped. The total parcel area is 667,774
of 20% of the gross area of the sf, which requires 133,543 sf of the parcel to be landscaped. The
parcel, unless because of the Project includes 171,474 sf of landscaping, 25.7% of the parcel
small size of the parcel, such (see Project plans, sheet 22).
coverage would be
unreasonable. Based on the above, the Project is consistent with this
requirement.
AIP PD Ordinance, section 1(1)n
A minimum of 50% of the The landscaping plan includes trees, shrubs, groundcovers and
landscaped area shall be grasses. The landscaped plan shows that more than 50% of the
dedicated to live plantings. area to be landscaped is covered in live plantings.
AIP PD Ordinance, section 1(1)n Based on the above, the Project is consistent with this
requirement.
Landscaping plans shall include The plans submitted for the Project do not include an irrigation
an automatic irrigation system. S�Q��C❑[�I�-I��C}I�ULW��/�PoP ❑
61�11rP FI�L��6DI I� C
AIP PD Ordinance, section 1(1)0 319�1'b9F1�P S@I�L1,PQ�-1�1,6'A�bI�CO RGeI Water Efficiency Landscape
Ordinance (MWELO) and that plans submitted for building permit
demonstrate compliance with the MWELO and that an irrigation
plan be submitted with the building permit plans.
Based on the above and compliance with the condition of approval,
the Project is consistent with this requirement.
All required landscaping for The applicant has indicated that it is standard practice for a
commercial development maintenance manual to be prepared for the landscaping. A
projects shall be maintained in a condition of approval has been included requiring the maintenance
viable condition. manual to be submitted to staff for review and approval (see
Attachment 2). A condition of approval for landscaping
AIP Landscaping Requirements
AIP PD Ordinance, section 1(1)p maintenance has also been included.
Based on the above and compliance with the conditions of
approval, the Project is consistent with this requirement.
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DAVID BABCOCK + ASSOCIATES
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. ,SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
0008. P. 144
JULY 12, 2017
EXISTING ZONING
EXHIBIT
UKIAH , CALIFORNIA
P R�J E�T DATA
c��ENT: cosTco wHa�.Esa�E
999 I.mAKE DRIVE
15SAQUAH, WA 98�27
PRaJ ECT AoaRE55: AI RPC]RT PARK BL.VD
UKIAH, CA 954�8
51TE DATA:
TDTAL 51TE A.REA: 15,33 ACRES �567,�77 S.F.}
INCLl1DES:
VIIAREHDUSE PAR�EL: ��.9� ACRES (5�4,3�3 5F}
FUEL FACILITY f
DETENTIDN PARCEL: �.37 ACRES (1�3,354 SF}
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k � �°� TaTAL BLJ I Lal NG FDaTPRINT AREA: 14� �38 SF
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C�NCEPT SITE
PLAN
UK [ AH , � ALIF � RNIA JULY � 2 , � � � 7
Edge of Wetlands
Enhanced wetland .
Plant local willow stakes
1 ' to 2' below Ordinary High Water
Mark (OHWM).
Established wetland to . - 4' Wall at Driveway
drain into creek with low , ` Entry
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rock bank above OHWM . � --
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Established Palustrine Emergent Wetlands. �1 __ - -
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wetland grass, Grey Rush . � .
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Three small islands 3' Wetland buffer. ` --
above wetland water Plant oaks, seed with native �
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elevation . Plant with local grasses (California Brome --=�
native grasses. and Pur le Needle Grass . ` �- �l .l . '
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Planting To Screen . � %� !�� .
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Fuel Facility and ' � -
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Warehouse � . �
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� 175' + From Fuel %�
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� . �
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� , _. � J U Lti 12, 2014 �
H I G H W A Y 1 0 1 �QNCEPT
GAS PLAN
U KIAH , CAL I F�RN IA
Ord i nar H i h Water Mark Pro ert Li ne •
y g p y Wetland Plantin :
g
Rush J u ncas and Wi I low
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Palustrine wetland drains �
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to ex� st� n wetl a n d w�th rock � ����
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NORTH
0 2' 4' 8' 16'
SCALE 1/8" = 1'-0"
____ AIRPORT PARK BLVD.
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HIGHWAY 101
DAVID BABCOCK + ASSOCIATES
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. ,SUITE 235
LAFAYETTE, CALIFORNIA 94549
K E Y M A P T: 925.283.5070
0008. P. 144
JULY 12, 2017
SITE SECTION
.
U KIAH , CALI FORN IA
Edge
. . . . .
of Wetlands
u e ac � � es � n e � u � e
.
a e on a � n men ea u res
.
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Grading has been designed so that storm water � -
�• - -
_ A� � � _..
. ,
flows to the north away from the wetlands and � • -
V`� • _ _ -
designed in accordance with the State of �j . _ - - .
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California Best Mana ement Practices. �� �
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All product piping slopes to the sumps at the '
r �
underground storage tanks. If a leak occurs, ' ..;- �-� •
gasoline will flow through the interstitial . �- ."--J ,
space back to the sump and an alarm will '�f ' - . � -
.. . .
sound. '` � -
r .
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The fueling facility is designed to meet or exceed - ` " ' � � (tie downs) to prevent possible buoyancy factors
. , . � �
requirements adopted by: . � ,.-1 , , � �� , . and resist buckling under hydrostatic pressure.
• The Californ�a F�re Code 1 �' � �fj f'� The tanks are to be backfilled with free flow media
f • O q� f/ ;/
• The California Health and Safety Code , ;� � : ��j 9' : ��� '��,/ �;�' - and piping is flexible to protect the system during
� ,
• The Environmental Protection Agency � � ,�/ ��������� ��� , , a seismic event.
/ _ �� � r/ I I � IIf f �
• The National Fire Protection Agency �; �� c� ,/,� �/ , i i/
• ■ � � f f� .� �f �,f f,���, I,/
The California Air Resources Board .
,J c�'s ;ff ;f, ���
• The Local Certified Unified Pro ram A encV � �'� • � �� , - f�' f`' `
g g J f � , f� f%� If f � /f
• The California Code of Regulations . ' � ;f� ' /f ,,!� ,/
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t
• �' ' O '= � � � The i in control units submersible
,; � . �f, p p g �
� � �/ , �� f,; pump variable speed controllers, and
I � � � f
.
,�' � ��q� r �' f � f� monitoring system console are housed
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,� �� �, � // f,; inside the controller enclosure.
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. �J �'�� , '�"� , �� � : ,
. . . .
, • . - �� , separators with rubberizer oil sorbent
. � _ ,�-
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_ . � � , p p g
.
. : ��
. • - � , : . ' .. '. . containments to the wetlands.
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'" ' � , supervise the facility during all hours of
• rJ .
Dra� na e � .
� , operation.
� Away From
. .
.
Wet�a n d S � , . � ^ . • Costco has defi ned emer enc res onse
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, � _ procedures and trained emergency response
- , � . � . � � personnel monitoring the facility.
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� � r r . � � 1 iI i II
� • � ' I I 1 I I I I I I I I I I I I � � � � � I I'... I I ......I' l i ......... I I I... II .........I I......... II I I ARCHITECTURE LANDSCAPE PLANNING
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� I � � LAFAYETTE, CALIFORNIA 94549
' � -� T: 925.283.5070
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0008.P. 144
H I G H W A Y 1 0 'I JULY 12, 20� 7
PLANTING
PALETTE
.
U KIAH , CALI FORN IA
DRIVEWAY IMPROVEMENTS PER
I � MITIGATION MEASURES
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,
AIRPORT PARK BLVD .
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Io o r � CLASS III
i i �� BIKE ROUTE—_ 939'-8" - - - - - -------------
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T�� i +� ACCESSIBLE � �
iil � ` � � � PATH r o m INFILTRATI N
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i � ��� � 449'-8" I
I i �� �'� 40 S 40' I • . •
' � i '�� � PROPOSED
i � �, ,,,---� � � U BUS STOP� - - P R O P O S E D
' i �� � � � INFILTRATION 28 SHELTER, . .
I �� I PLANTER N TRASH/ . �
� A DA P E D E ST R I�N , ,�.� �� , � � - RECYCLING - - I, B U S STO P &
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LENGTH
65'-0" FUEL TANKER TRUCK (MAxIMUM �ENGTH)
� 65'-0" TIRE CENTER DELIVERY TRUCK �MAxIMUM �ENGTH KING
PIN TO REAR AXLE) �
� 65'-O" RECEIVING TRUCK MAXIMUM LENGTH KING PIN TO REAR AXLE
� � 03-1130-01
, „ J U LY 12, 2017
� 3 5 -0 R E C Y C L I N G & B R E A D D O O R T R U C K O V E R A L L L E N G T H
� � TRUCK ROUTE
SITE PLAN
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U KIAH , CALI FORN IA J U LY 1 2 , 20 1 7
44a�-a��
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44'-$" 58'-0" 43'-9" 36'-0" 54'-0" 52'-10" 46'-4" 36'-3" 35'-0" 45�_g�� NET BUILDIIVG AREA 140,D08 SF
18'-0" 20'-0" 30'-0" 21'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 20'-Q" 30'-D" 3D'-D" 25'-0" 26'-0" 3D'-0" 23'-0" 24'-0" 26�_4° ENVELOPE 1 EXTER]OR WALL 1,13D SF
107'-8" 90'-0" 123'-4" 61'-4" 24�_g�� TOTAL BUILDING 341,138 SF
RACK COUNT:
I I � Rp�M#1 � � � GROCERY RACKS (15 ft) 193
�74 GROCERY PALLETS 453
CONSIJLT PROFES510NAL CENTER SECTION 16,602 SF
ROOM#2 SERVICES HARDLINE RACKS (15 ft) 119
� ��� �32 HARDLINE PALLETS 293
I I I I I I I I NOTES:
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-__ ____ ____ _ WAY 1 p �
-_ _ � : �
DAVID BABCOCK + ASSOCIATES
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. ,SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
0008. P. 144
JULY 12, 2017
LANDSCAPE
COVERAGE PLAN
UKIAH , CALIFORNIA
}
m
Z
�
LEG EN D �
2
CONCRETE CURB �
CONCRETE CURB & GUTTER N
�—500�� CONTOUR LINE Scale 1" = 50 ft �
DRIVEWAY
EDGE OF PAVEMENT
—E — ELECTRIC LINE
FENCE LINE
FS � FIRE SERVICE & VALVE
—c oa�gcM GAS LINE-VALVE & METER
�T JOINT TRENCH
LOT LINE
- O MONUMENT/MONUMENT LINE
oH OVERHEAD POWER LINE
� � � � PROPERTY LINE
—ss— �� SANITARY SEWER-MANHOLE & CLEANOUT
SIDEWALK
O
x S���a SPOT ELEVATION z
—s�— �❑ STORM DRAIN-MANHOLE & CATCH BASIN
T TELEPHONE LINE
W � WATER LINE & VALVE m Q
�--�� + ELECTROLIER �
� FIRE DEPARTMENT CONNECTION �
� FIRE HYDRANT �
r.r POWER POLE/JOINT POLE �
� � TRAFFIC SIGN ;
O TREE
� � UTILITY BOX
< ANGLE POINT
OCNTRL SURVEY CONTROL POINT N OTES
CTV CABLE TELEVISION BOX
J
�g CATCH BASIN a
� CONCRETE 1. THIS PLOT WAS PREPARED FROM INFORMATION FURNISHED IN A COMMITMENT FOR TITLE �
CL CENTER LINE INSURANCE, PREPARED BY FIRST AMERICAN TITLE COMPANY, DATED DECEMBER 4, 2009, NUMBER Z m
DWY DRIVEWAY NCS-422232-WA1, NO LIABILITY IS ASSUMED FOR MATTERS OF RECORD NOT STATED IN SAID p
Eg ELECTRIC BOX PRELIMINARY TITLE REPORT THAT MAY AFFECT THE T1TLE LINES, OR EXCEPTIONS, OR EASEMENTS v, �
EP EDGE OF PAVEMENT OF THE PROPERTY. w �
EV ELECTRIC VAULT 2. ALL DISTANCES SHOWN HEREON ARE IN FEET AND DECIMALS THEREOF. �
FC FACE OF CURB z
FD MON FOUND MONUMENT z
FH FIRE HYDRANT 3. THE TYPES, LOCATIONS, SIZES AND/OR DEPTHS OF EXISTING UNDERGROUND UTILITIES AS SHOWN Q
FL FLOW LINE ON THIS TOPOGRAPHIC SURVEY WERE OBTAINED FROM SOURCES OF VARYING RELIABILITY. THE �
FNC FENCE CONTRACTOR IS CAUTIONED THAT ONLY ACTUAL EXCAVATION WILL REVEAL THE TYPES, EXTENT,
IE INVERT ELEVATION SIZES, LOCATIONS AND DEPTHS OF SUCH UNDERGROUND UTILITIES. (A REASONABLE EFFORT HAS
LIP LIP OF GUTTER BEEN MADE TO LOCATE AND DELINEATE ALL KNOWN UNDERGROUND UTILITIES). HOWEVER, THE
(P) PER PLAN ENGINEER CAN ASSUME NO RESPONSIBILITY FOR THE COMPLETENESS OR ACCURACY OF ITS
PP POWER POLE DELINEATION OF SUCH UNDERGROUND UTILITIES WHICH MAY BE ENCOUNTERED, BUT WHICH ARE
PUE PUBLIC UTILITY EASEMENT NOT SHOWN ON THESE DRAWINGS.
RE RIM ELEVATION
SDMH STORM DRAIN MANHOLE 4. BENCHMARK: TOP OF FIRE HYDRANT AT THE SOUTHEAST CORNER OF TALMAGE ROAD AND STATE
SL STREET LIGHT STREET. ELEVATION 621.33 CITY OF UKIAH DATUM. z �
SLB STREET LIGHT BOX
SSE SANITARY SEWER EASEMENT 5. THE AERIAL MAPPING WAS PREPARED USING COMPUTER ASSISTED, PHOTOGRAMMETRIC METHODS
SSMH SANITARY SEWER MANHOLE BY HJW GEOSPATIAL, INC., IN OAKLAND CALIFORNIA. JOB NUMBER 09-114. IN AREAS OF DENSE oo �
TB TELEPHONE BOX VEGETATION, ACCURACY OF CONTOURS MAY DEVIATE FROM ACCEPTED ACCURACY STANDARDS. z � �
TC TOP OF CURB DATE OF PHOTOGRAPHY 12-23-2009, ORIGINAL COMPILED MAP SCALE 1" = 40, CONTOUR — , ,
TR TREE INTERVAL 1 FOOT. THE GRID IS BASED ON A GROUND CONTROL SURVEY PERFORMED BY KIER & "' "'
VG VALLEY GUTTER WRIGHT, PLEASANTON, CA. � N N
WB WATER BOX ,,, ,;,
WM WATER METER
N N
WV WATER VALVE � � �
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lN PLACE. HAVF ARBORIST 1 /� / 82•80 � / i i �, .
�� PRESENT DURING GRADING.\ � /� � � 9°�° � � � �,�i� � 1�`� / �, 822 ,L�.� ��d, � ,�0� ��,�5 ,`"��f ,� �� F L 8 2.3 '�,�� I d�A 2. C O N T R A C T O R S H A L L D E T E R M I N E H I S O W N E A R T H Q U A N T I T I E S A N D B A S E H I S B I D A C C O R D I N 6 L Y.
� N / � � � i i v / � 8.40"N O 0 s � 0 y % as IE 77.70 l� 0 �
� / � �ti11 � 82,j6 i o � �, i � i � o i �o �,rnN �� $2 5p �, / � 1� DS- RTEC EPA TOR � � 3. TOP OF CURB ELEVATION IS 0.5' ABOVE THE A.C. PAVING AND SPOT ELEVATIONS ARE TO FINISHED SURFACE �. ��
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/ RE 82.65 TPl � � � i DC i � p� � � � � � � � � � � � � _ Q
„ �' � � i �p i � i v 82.25 82 / � STORM DRAIN DESIGNATED AS "SD" SHALL BE CLASS III RCP SDR 35 PVC OR HDPE AS STATED BELOW. PVC AND
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C2�2 sp� �e' � \ o,pl o �5=0.0050� � / _ p % � / O � �j `���, 0�`' � HDPE PIPES SHALL ONLY BE USED WHEN MINIMUM COVER REQUIREMENTS ARE MET AS SPECIFIED IN THE PVC PIPE z
� i N yS � i 8210 / � � � I � ,�0 � � � � � BEDDING DETAIL AS SHOWN ON THESE PLANS. SUBST1TUTlONS FOR ANY PIPE WITH A PARTICULAR MATERIAL p�
� � 81.50 8"SD '� � � � i p o � o - � � �s 0
> �� �' � 1 IE 78.40 i i � - `�'s cP t � II � � � � � �? � � � � � 1 - - - SPECIFIED ON THIS PLAN SHALL ONLY BE MADE WI1H 1HE WRITTEN APPROVAL OF THE ENGINEER. O
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s� �� 0 \ � � , � � � �- ( `n g'� � MEETING ASTM F477. 12" DIAMElER TO BE SDR 35 PVC, CLASS III RCP OR BLUE SEAL HDPE AS MANUFACTURED
° �� >>�`9 ❑ \ N Q O D i� 9� S i C O 1`� - � o 'y �4 J d'� � � � BY HANCOR WITH WATER 11GHT JOINTS MEEIING ASTM F477 AND AS1M D3212. 15" 1HROUGH 24° DIAMETERS; U
�,s• / - � \ o �� � c� ?$ �� SD 0 �v. S' � �r � �>p I I .y0 PIPE TO BE CLASS III RCP OR BLUE SEAL HDPE AS SPECIFIED ABOVE. PIPES LARGER THAN 24" IN DIAMETER
❑ OIL STOP VE � � �!� o �
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� � 75 �sr >�. ° �\ �'S�° RE 82.23 B•>> � � •d, � � ``" IE 76.32 � � SHALL BE CLASS III RCP UNLESS OTHERWISE NOTED. NO MATERIAL SUBSTITUTION SHALL BE ALLOWED FOR
i � IE 78.10 IN / p i � 6'� SDJB P30 � �� , � SDCB 83 / � I DUCTILE IRON PIPE (DIP).
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� ��' I � � �,p . 0 � '��cn' `s IE 76.96 HYDRANTS, TELEPHONE AND ELECTRIC VAULTS, AND PULL BOXES, THAT LIE WIIHIN THE PUBLIC RIGHT-OF-WAY
I 6 CSD MEDIA INFILTRATION UNIT 1 � �'��� �� 55'�8"SD 92 �,�?� � ��o� � �s' � �`' � � 82� I I EASEMENTS OR AREAS AFFECTED BY WORK ON 1HIS PROJECT SHALL BE ADJUSTED TO GRADE BY 1HE
WITH 3 TALL CARTRID6ES � 1� o S=0.0050 �' � W n ��0 � 2 � CONTRACTOR OR 1HE RESPECIIVE U1ILITY COMPANY FOR WHICH THE CONIRACTOR IS RESPONSIBLE TO AFFECT 7
I � 76 \CDS g�• � � 8"SD = � k I�o • ��,`L� I � � �, �p`� `s �� �? �� � • COORDINATION. `
74 RE 81.12� � z IE 78.28 � �? '� '?•> °� � �� � � ' � I •o'� � O
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IE 77.60 8 SD � � ,' '� 1`�� � I 8�' � 6S 7. THE TYPES, LOCATIONS, SIZES AND/OR DEPTHS OF EXISTING UNDERGROUND UTILITIES AS SHOWN ON THESES �
�I 74 SD OUTFALL �E 76.00 8 SD � O9F� � �� / � � �� � a ❑-o-❑ c c c c I c I c IMPROVEMENT PLANS WERE OBTAINED FROM SOURCES OF VARYING RELIABILITY. THE CONTRACTOR IS CAUTIONED Q �
IE 75.50 • 'b z �e � � d' � � � THAT ONLY ACTUAL EXCAVATION WILL REVEAL THE TYPES EXTENT SIZES LOCATIONS AND DEPTHS OF SUCH
OIL TER SEPARATO � a ,' I 81. 80 60 � C C � � � � 0� �,S �0 � � � � � � � a�� cP � � � � �
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I " • • ' 1 � � � � ( . � $1•30 � � � � � � � � I I I UNDERGROUND UTILITIES. HOWEVER, THE ENGINEER CAN NOT ASSUME RESPONSIBILITY FOR THE COMPLETENESS OR �
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I �^ � �os � 83 1 HYDRANTS, TELEPHONE AND ELECTRIC VAULTS, AND PULL BOXES, THAT LIE WI1HIN THE PUBLIC RIGHT-OF-WAY
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LABEL CONDUIT "GAS STATION". CONTRACTOR TO VERIFY EXACT � CONDUIT RUN PER UKIAH ��, C7.o s�ce N � GEOTECHNICAL ENGINEER.
, T R E E P R O T E C 7 1 0 N �o M M � ELECIRICAL PLANS RE 83.7 0 � � 34'�10"SD Q
LOCATION W/ARCHITECT & GAS STATION PLAN. TRENCH : Z WIDE FENCE PE E/L-2.6 T� FL 835 �, � I S=G 2, CONTRACTOR TO VERIFY ALL EXISIING INVERT ELEVAl10NS FOR STORM DRAIN AND SANITARY SEWER a
W�Z4��(MIN) OF COVER OVER CONDUITS. SEE BARG�LANS (TYP) , � � � � � IE 77.70 0 � I CONSTRUCTION PRIOR TO ANY SITE WORK. ALL WORK FOR STORM DRAIN AND SANITARY SEWER
FOR MORE INFORMATION. 6 SDCB �",-o� I � �-0 65�15 SD � �-o � p f INSTALLAl10N SHALL BEGIN AT THE DOWNSTREAM CONNEC110N POINT. THIS WILL ALLOW FOR ANY
� C7.0 RE 81.95 ��, � � �"o F?,� S=0.0030 �"o F?,� " 4 PER p� I NECESSARY ADJUSTMENTS TO BE MADE PRIOR TO THE INSTALLATION OF THE ENTIRE LINE. IF THE
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0 � &�0 4" PERF. PIP� / I I +� 3. ALL WORK ON-SITE AND IN THE PUBLIC RIGHT OF WAY, SHALL CONFORM TO THE CITY OF UKIAH
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� � � � m lo FL 81.85 �� ,�1 &• I I 4. GENERAL CONTRACTOR SHALL COORDINATE ALL UNDERGROUND UTILITIES. PROVIDE 6" MINIMUM O
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f 7 � \ � � � I � RE 83.35 ir I �T � p� w � s �
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RE 81.f0 C7.0 C7.1 RE 81.35 � � � . � ��ERF. - - IE 78.36 � IE�81.50 O INTENDED TO BE AN INSTALLATION DRAWING. THIS DRAWING SHALL NOT BE USED AS A BASE SHEET FOR � V u ��
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SURVEYFD ORDINARY / g� � �� v��'' � � � - i INFORMATION REQUESTED BY SPECIFlCAl10NS, NFPA 13, 24 AND THE LOCAL FlRE MARSHAL. W o �
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l �, �, ti � . .2 �o"? / � SDCB P30 .2 �o� ' � I � � � 3. THE UNDERGROUND FIRE PROTECTION SYSTEM INSTALLER SHALL SUBMIT SHOP DRAWINGS TO THE LOCAL � U � �
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9 IE 78.50 ^ FH � 8"FS .50�' IE 76.90 24"SE RE 82.55 C7.1 & REPLACE W►TH 18 SD AS SHOWN I �8"FS � ARCHITECT, ALLOWING TIME FOR REVIEW AND ACCEPTANCE, PRIOR TO START OF WORK. REQUIREMENTS FOR
� ��'k IE �7.70 Q SHOP DRAWINGS SUBMITTAL ARE LISTED IN SPECIFICAl10NS.
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. g�Ng"SD S- .0050 � . . O� IE 78.01 (24) SUBMITTED BY THE UNDERGROUND FlRE PROTECTION SYSTEM INSTALLER, TO THE ARCHITECT, PRIOR TO �,��' �,�M' �A��q� �'y
� SDCO �� / e 7 � � REQUESTING FINAL APPROVAL AND PAYMENT. REQUIREMENTS FOR SHOP DRAWINGS SUBMITTAL ARE LISTED �; ,�'�� yo �
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C2.2 S=0.0050 15�N8"SD S= � �CO 7.0 � � �� c (TYP� �'� � � � � I I � 6. REFER TO SPECIFICATIONS FOR UNDERGROUND FIRE PROTECTION SYSTEM REQUIREMENTS. SPECIFICATIONS
u 8"SD • �E 78• / �`�� ARE PART OF THE CONTRACT DOCUMENTS AND APPLIES TO THE GENERAL CONTRACTOR AND THE FIRE �
❑ IE 78.40 � / �� � � PROTECTION SYSTEM INSTALLER.
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❑ g'Ng"SD S- .0050 / �o �,,ti�p5 PLANS AND SPECIFICATIONS PRIOR TO SUBMITTAL.
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� ❑ � � � 6 OIL STOP VALVE /� SDJB P30 ��,.� 5% I I 8. GENERAL CONTRACTOR SHALL NOT DIVIDE THE WORK SPECIFIED UNDER THIS SECTION BETWEEN Q
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C7.1 RE 82.23 �/'� IE 76.32 6 SDJB P30 � � � SUBCONTRACTORS. �
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IE 75.10 (SUMP) o • / oo�so FL 80.9 � RISER LOCATIONS ARE SHOWN ON ARCHITECTURAL DRAWINGS. �
�l \CSD MEDIA INFlLTRATION UNIT 1 �� 55��8°SD / ��50 �T�� 7 IE 76.96 I I J
���• WITH 3 TALL CARTRIDGES � S=0.0050 = -. � W / 6���0�` \ C7.0 � � 10. SEE ARCHITECTURAL FLOOR PLANS FOR DIMENSIONED AUTOMATIC SPRINKLER RISER (ASR) LOCATIONS. Q
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4 SD OUTFALL �E 76.00 8"SD � o �_ � L�J ' r ,'
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❑ �$' � 30'�8"SD�E 78'�6 Z�q.'N24"SD � � THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIF1fING THE LOCAT10N, DIMENSION, AND DEP1H OF ALL EXIST1NG
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❑ � � S=0.0051 g=0.0030 >��� Q��'� �. �,',o� � � UTILITIES WHEIHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UT1LI11ES AND SURVEYING 1HE HORIZONTAL �
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o ° � 0 SDCB 7RANSFORMER PER e� p� q �o
� � � 5��0 2st* 6 SDCB P30 � 1 � o� THEN POTHOLING ALL EXISIING U11LI11ES AT LOCATIONS OF NEW U1ILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER
❑ p � RE 81.92 UKIAH ELECTRICAL ��. N w I I �
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p A � IE 78.80 8 SD 7 FL 80.6 SDCB 4 SDMH
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� � � C7.0 �TYP� c�+o RE 80.45 FL 81.0 C 7.1 �E 7721 I I SHALL CONSULT KIER & WRIGHT CIVIL ENGINEERS & SURVEYORS, INC. TO RESOLVE ALL PROBLEMS PRIOR TO � �,�/
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RE 80.40 q�� �0 Q�,� 0 � �g.6� - � i COSTCO WAREHOUSE AND T1RE CENIER, ALL GRADING, CURBING, LANDSCAPING, SITE LIGHTING, ALL ASPHALT
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SMH SPRINT MANHOLE
��F R E y0� � ■ U1ILITY BOX DATE J u ly 10, 201 7
�. SM SPRINT MARKER
� O AD AREA DRAIN
v� � ARV AIR RELEASE VALVE SDMH STORM DRAIN MANHOLE SCALE 1�� = 30'
AVP AIR VALVE POST SL STREET LIGHT
SLB STREET LIGHT BOX
SA ASR AUTOMAl1C SPRINKLER RISER � TELEPHONE BOX DESIGNER DJA
G ��� � �-O❑ O-❑ ONCSITEWIGHIIN�NTION DEVICE
2 �, TSB TRAFFlC SIGNAL BOX
� � H TELEPHONE MANHOLE
� CANB C BWEFTELEVI ON BOX JOB NO. A09614-1
TSP TRAFFlC SIGNAL POLE
CA: 1 00 642-2444 CB CAT HABASBN X �"� WATER METER SHEET � A ■ O
L1
CALL TWO WORKING WV WATER VALVE
DAYS BEFORE YOU DIG
�
m
Z
�
AI RPO RT PARK BO U LEVARD �
z
CONNECT
3"�� 0 15 30 60 90
WAIFR TO
EXISIING 8'
WA7ER INSTALL NEW PRIMARY Scale 1" = 30 ft
MAIN CONDUIT RUN PER UKIAH
ELECTRICAL PLANS ADJUST EXISIING Z
CONNECT U1ILITY PEDESTAL �
8"FS TO EX. TO GRADE �
r
s�e'�R TREE LEG EN D �
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II3 / � � � � � � � � � � � � �
�� � � .�I / / - - - -- - - -- - - -- - - -- - - - - - - -- - - -- - - -- - - -- - - -- - � SYMBOL BOTANICAL NAME
�- � � �� �� • 248'�2a"s� s=o.002s � - I � OCTOBER GLORY MAPLE
�" 13'�f0°SD / / B B B B B B -- - - --� - -� - - �- - �-- -� - -� - � -� -- - �- - - -- - - - i •
� S=0.0822 � / p • • • �F.
PINK DAWN CHITALPA
� � �e��'�� • MUSKOGEE CRAPE MYRTLE
� 8 SD I
_ _ _ _ r / IE81.50 /
B �o � ~ �o"s� SDMH 4 SDMH � � I � � TUSCARORA CRAPE MYRTLE
' ' � e Q `�`�' / � IE 82.05 RE 84.48 C��1 RE 84.79 �j�a�I o �� NEW PRIMARY CONDUIT Z
8 BLE UP \� / � � � IE 80.20 EXp �8"s� IE 79.38 %�,� � o I RUN PER UKIAH � ARISTOCRAT ORNAMENTAL PEAR
RE 82.60 � � ♦ � � IE 80.10 24 SD I I "' I ELECIRICAL PLANS � �
IE 0.40 / �� DAYLIGHT ROOF DRAINS TO 3' WIDE PAD � I � 0 VALLEY OAK m a
� ,�,s/ � A - OF 3 SMOOTH COBBLES 15'STORM I I Z I� m ❑ I N T E R I O R L I V E O A K �
49�10 SD (DIP) COTG DRAIN EASEMENT I � I I~ �
9 euee�E uP � � s=o.o»2 IE 77.98 �� �I 0 ARROYO SALIX �
C7.1 RE 83.20 � � 50'�f0"SD (DIP) � 22�6"SS S=0.0554 � � �
IE 81.60 S=0.0090 �
� s ss
6 s�ce I I I� � pERF• ❑ UPLAND WILLOW �
��� (T�) � ~ IE 79.20 C7.0 RE 83.25 �� �� 1 a�'S�
FL 83.0 B DYNASTY CHINESE ELM
� ' `- I / IE 82.05 IE 79.13 24"s� I I C VILLAGE GREEN JAPANESE ZELKOVA
-• -a� - - a�� - Ia - � � PULL BOX FOR I I I� �
� � �F. '- PHONE WIRES DAYIJGHT ROOF DRAINS TO 3' WIDE PAD �I I I ~
i •Q 6`� PULL BOX FOR OF 3 SMOOTH COBBLES I z �
� \�� �`��,�1� � �` PARKING S11E LIGH11NG � �� � O �
� - 9 euee� uP �
UTILITY NOTES �' `^
� COM�I r �COMM �0"SD � • �T�� RE 83.20 I I I� w �
�; � � 41�6 SS �E 81.74 24�10 SD (DIP) S=0.0129 C7.0 �E 81.50 8"SD � �
; S=0.0f00 � , � I I I � FDC, PIV, DDCV FlRE 1. BACKFILLING AND COMPACTION FOR ALL TRENCHES SHALL BE INSPECTED AND APPROVED BY THE Z
"' � � 34'�10"SD (DIP) DAYLIGHT ROOF DRAINS TO 3X3 PAD I � F. ASSEMBLY PER CITY GEOTECHNICAL ENGINEER. Z
� � I S=0.0130 ��MAIN 1ELEPHONE OF 3 SMOOTH COBBLES �I I I Q��.�� S1U�S &REWIREMENTS J
o � o00 �-s 10 SD SVNTCH BOARD I I e� � 2. CONTRACTOR TO VERIFY ALL EXISTING INVERT ELEVATIONS FOR STORM DRAIN AND SANITARY SEWER a
I IE 82.05 � CONSTRUCTION PRIOR TO ANY SITE WORK. ALL WORK FOR STORM DRAIN AND SANITARY SEWER
� » pERF• I 10 � COTG 4'PERF. � , � INSTALLATION SHALL BEGIN AT THE DOWNSTREAM CONNECTION POINT. THIS WILL ALLOW FOR ANY
' ' �E 821oI I 'E 7757 10"R IE 81.8 � '� 17�8 SD CONNECT 8"FS TO EXIS7)NG NECESSARY ADJUSTMENTS TO BE MADE PRIOR TO THE INSTALLATION OF THE ENTIRE LINE. IF THE
IE 79.20 q R .I S=0.0116 8" WA7FR MAIN PER CITY CONTRACTOR FAILS TO BEGIN AT THE DOWNSTREAM CONNECTION POINT AND WORKS UPSTREAM, HE
_ � a _ _� � _� �_ PULL BOX FOR IRRIGA710N 6 5 SDCB ~ � ` t � S1US & REQUIREMENTS SHALL PROCEED AT HIS OWN RISK AND BE RESPONSIBLE FOR ANY ADJUSTMENTS NECESSARY.
�, � CONIROLLER W►RES RE 83.76 � ` ��
I I f Q�,� 0 E C7.0 C7.1 Q 3. ALL WORK ON-SITE AND IN THE PUBLIC RIGHT OF WAY, SHALL CONFORM TO THE CITY OF UKIAH
p� .�9 � IE 81.70 8 SD �
� I I \�0' o I E 7 8.7 0 I ' � p C STANDARDS AND REQUIREMENTS.
� n
� corc g � ♦
"�' I I o I E 7 6.8 C7.0 <T�) SPLASH DOWN SPOUTS TO PAVEMENT � I 4. GENERAL CONTRACTOR SHALL COORDINATE ALL UNDERGROUND UTILITIES. PROVIDE 6 MINIMUM O �
�. �; � � IE 80.98 F F 5 8 5 . 2 0 i ,9��s.ss w � Z
b � � BUBBLE UP � � f0 SD SAND SEPARATOR � BETWEEN PIPES CROSSING ELECTRICAL LINES HORIZONTALLY AND 12 MINIMUM BETWEEN PARALLEL
� � RE 83.30 � � IE 82.05 PA D 5 8 4. 2 0 SEE PLANS BY 1E1 � N I S=0.1436 � PIPES CROSSING ELECTRICAL LINES.
� �
� � IE 81.30 � � MAIN POWER o � COTG U � �
,� N� o > 5. FOR UTILITY MATERIALS AND TYPES, SEE THE PROJECT SPECIFICATIONS. � �
SWITCHBOARD. 3000A o � ii I RE 84.23 z � �
I I 31��10"SD (DIP) S=0.0026 » �480/277�, 30, 4W y �° I "' IE 76.00 � 6. WATER LINES SHALL BE 12" MINIMUM ABOVE SANITARY SEWER LINE AT ALL � �
• 6 CONCRETE OVER � I iE �s.00 � �
� � � �+ �� E��'20 6"CLASS ll A.B. ��ucHnNCR � � � � cRossiNcs. � � N
� I � �,_ � '�22�6"SS S=0.0100 U7)LITY TRANSFORMER 1 � � 0 7. MINIMUM COVER FOR WATER LINES IS 3.0 FEET. O N N
U )03 MIN� _ _ b a f0"SD PER UKIAH ELECiRICAL � � c%�> � a' °1
I I F IE 81.97 PLANS 8. MINIMUM COVER FOR FIRE SERVICE LINES IS 4.0 FEET. � � x
� � � COTG o �
W ( I �.
Q
k �ti� � o � I t �� CDS-VORTEC SEPARATOR 2 4 � s
9 BUBBLE UP � � ��' 0 9 SPLASH DOWN SPOUTS TO PAVEMENT I � / IE 75.00 RE 84.84 C7.2 9. SANITARY SEWER SHALL BE PVC SDR 35 EXCEPT WHERE DUCTILE IRON PIPE (DIP) IS NOTED. DUCTILE � a
� C�. RE 83.90 I � , � 6"SS , � � IE 78.61 IRON PIPE (DIP) SHALL BE CLASS 50. c�
IE 81.90 � � 26�10 SD (DIP) S=0.0026 4 SDMH �E 78.70 34�6'SS I INSTALL NEW PUBLIC FlRE � o�f
A / b c7.1 RE 84.51 � , ,s=o.o�oo HIDRANT ON EXISIING 8° U N DERG ROU N D FI RE PROTECTION SYSTEM = `�
w STORM �
W JT � � � f0 SD IE 78.58 24 SD 11�8 SD � p � �
t/') � � � M, IE 82.05 IE 78.60 8 SD � S=0.0047 10�24 SD wATER LAIFRAL PER CITY u � � �
41N S1RU TURE � 11 � I S=0.0030 S7U S& REQUIREMENTS w � �
z � �s" s� � e B� uP . � C 7.1 � ,°, �
O I EIg�50� 62�10 SD (DIP) 1. THE UNDERGROUND FIRE PROTECTION SYSTEM SHOWN ON THIS DRAWING IS SCHEMATIC AND IS NOT z � o
� S=0.0089 , I no INTENDED TO BE AN INSTALLATION DRAWING. THIS DRAWING SHALL NOT BE USED AS A BASE SHEET FOR � V U �
� f 0"S D 1 0 S D C B � I � S H O P D R A W I N G S W I T H O U T W R I T T E N A P P R O V A L O F T H E P R E P A R E R. � z � u
8
.
Q � � � � IE 81.35 C�.O RE 81.0 v"', W = ai
� �003 MIM�c_ _ � c� I c _ IE 79.22 � I � 2. THE UNDERGROUND FIRE PROTECTION SYSTEM INSTALLER SHALL PREPARE SHOP DRAWINGS SHOWING ALL � J o 0
z I I • I Q`�� o`' 11'�8 SD i � � INFORMATION REQUESTED BY SPECIFICATIONS, NFPA 13, 24 AND THE LOCAL FIRE MARSHAL. W � � �
� � � ��; . S=0.0064 I 3. THE UNDERGROUND FIRE PROTECTION SYSTEM INSTALLER SHALL SUBMIT SHOP DRAWINGS TO THE LOCAL � U � �
~ 30�18 SD � � S CDS � � �
z S=0.0039 � I C7.0 (�) RE 84.62 � FIRE MARSHAL/BUILDING OFFICIAL AND THE OWNER'S REVIEWING AGENT FOR PERMIT AND
� COTG
U V OF EXI TiNG 24" s� I IE 75.sa �o, IE 79.15 8"s � APPROVAL/ACCEPTANCE. ;
p I
� 18 SD AS SHOWN � � p ti�, IE 78.65 8 I � 4. THE UNDERGROUND FIRE PROTECTION SYSTEM INSTALLER SHALL SUBMIT SHOP DRAWINGS TO THE
� s Fs s�, 3 CSD MEDIA INFILTRATION UNIT � � ARCHITECT, ALLOWING TIME FOR REVIEW AND ACCEPTANCE, PRIOR TO START OF WORK. REQUIREMENTS FOR
� `s' T)P C7.2 �� 3 LOW DROP CARTRIDGE � I �COTG
� 'ARATOR 1 I I \`�o� b � ) 10"SD � I IE 72.76 SHOP DRAWINGS SUBMITTAL ARE LISTED IN SPECIFICATIONS.
I I �o f0 SD 10 SD SDCO 9 IE 81.15 � QRpFESS/ON
� �� IE 81.21 IE 81.50 � IE 83.3 C7.0 2 3 4 5 6 7 6"SS � v�� � 5. SHOP DRAWINGS, APPROVED BY THE LOCAL FIRE MARSHAL AND OWNER'S REVIEWING AGENT, SHALL BE �p M. �A� q�F
I I o o � IE 7s. o � :�� o SUBMITTED BY THE UNDERGROUND FIRE PROTECTION SYSTEM INSTALLER, TO THE ARCHITECT, PRIOR TO �,� �,� �q� y
I I 2 � - - LaL �o i°' REQUESTING FINAL APPROVAL AND PAYMENT. REQUIREMENTS FOR SHOP DRAWINGS SUBMITTAL ARE LISTED y~y� '1'o c
� b I � COTG �"' 19'�10 SD 8'�10 SD • • • • • • • • • �� • I �"'� I,Rn IN SPECIFICATIONS. W �
i I I \ 75.'L8 j^ 7 S-0.0029 S=0.0125 i� 6"SS / I ^ � No. 62732 �
� 6. REFER TO SPECIFICATIONS FOR UNDERGROUND FIRE PROTECTION SYSTEM REQUIREMENTS. SPECIFICATIONS
I I GREASE IN1ERCEPTOR � IE 78.20 �MH � /� '� ARE PART OF THE CONTRACT DOCUMENTS AND APPLIES TO THE GENERAL CONTRACTOR AND THE FIRE �
I I �� �r1��5 a 27'�f0 SD 10"SD 217%r6"SD S=0.01 SEE PLANS BY 1F1 � RE 82.80 / � PROTECTION SYSTEM INSTALLER. l C�
� 6's, g2�p 0�a S=0.0088 IE 81.40 43%��6"SS S'=0.fq�18�� IE 78.40 / / TF 0�
I I s, S� ' (�P� � / / 7. GENERAL CONTRACTOR IS RESPONSIBLE FOR VERIFICATION OF COMPLIANCE OF THE SHOP DRAWINGS TO �A��F
I I ��4 COTG g � / PLANS AND SPECIFICATIONS PRIOR TO SUBMITTAL.
o� COTG COTG M COTG /
� � �o IE 74.68 IE 81.16 COTG IE 727 C7.0 IE 73.24 24�6 SS �� ?,+.29 �
I I IE 73.70 S=0.2550 � 91'�6"SS S=G.0100_ 8. GENERAL CONTRACTOR SHALL NOT DIVIDE THE WORK SPECIFIED UNDER THIS SECTION BETWEEN Q
98�6"SS S=0.0100 98�6"SS S=0.0100 98�6"SS S=0.0100 45'�6"SS S=0.0100 / COTG SUBCONTRACTORS. z
� i i � � � Q 4 // / 3 o IE 70.38 9. GENERAL CONTRACTOR IS RESPONSIBLE FOR VERIFICATION OF ALL DIMENSIONS AND EQUIPMENT LOCATIONS. Q
I I IE 80.35 6 Q o / /� J I RISER LOCATIONS ARE SHOWN ON ARCHITECTURAL DRAWINGS. �
I I � �v � Ro o / � �I J
I I A4 • 2�;�, � /� / ^� 10. SEE ARCHITECTURAL FLOOR PLANS FOR DIMENSIONED AUTOMATIC SPRINKLER RISER (ASR) LOCATIONS. U
5^
i i , � . � �� �04��24"SDS=0.0019 �� UTILITY CONFLICT NOTE
❑-�-� i � i � � � ❑-�-� � �� � ❑-o-� � � � � ❑-�-� � � � � � �
' 1
� � o � � 5 I ,�/�/ �� RE 82.55 C7.1 � � CAUTION:
I I 'i o i / IE 78.20 SSMH 1 �
/ � THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIF`fING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING
I I '��°' / /, �Ty�� �E g?gp8 UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL �
I I a �T1P� 7 ,�� � 8"SD IE 69.90 � AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UNDERGROUND SERVICE ALERT AND O
� BUBBLE UP C7.0 � �p2 , IE 80.60 THEN POTHOLING ALL EXISTING U11LI11ES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER Z
� � RE 82.04 i ��• B �
4 SDMH I I =o IE 79.50 SDCB 6 /� p�"5�S � � ° � �T�� 8 I OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UT1LITlES AS SHOWN ON THESE PLANS ARE BASED UPON THE
C7.1 RE 82.6 Z RE 82.35 / arti /� 15�8 SD (DIP) �n? SDCB C7.0 o UNVERIFlED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CONFLICTS SHOULD OCCUR THE CONTRACTOR � �
IE 77.21 � � � � 82� C7.0 / �9 , S y 0.0767 0�, RE 81.25 0 '
� f0 SD o J+ SHALL CONSULT KIER & WRIGHT CIVIL ENGINEERS & SURVEYORS, INC. TO RESOLVE ALL PROBLEMS PRIOR TO �
� � IE 78.20 / �a FL 81.0 ��, ,�/
�jyp� , � ,/ IE 79.45 � p "' IE 78.50 � �„ PROCEEDING WITH CONSTRUCTION. � I..L
I I • � • � � "'o • �. /� �/ / � 30�10 SD (DIP� � � N N OT ES O
I I F�o F6',� F iOF /� ��' ,� S=0.0050 �\ B '�
.�, � �,� � `i
� � � �9,fl ' �� �� / _ a' EX. SSMH 1 �
-�- - I �I- - - � - - - �- - - �- - - - - - �- �- - - �- - - �- - - -� - - �_ _ O _ _ �O �� O O O O O O q.° PERF' O RE 8315 WORK INCLUDED UNDER THE COSTCO WAREHOUSE PERMIT SUBMITTAL: � �
E� I I 4"PERF PIPE �: - /� - =r� - - - - - - - - - - - - - - - - - - _ 1g.5� IE 67 97 - O O
�9.6� - i � k QF'�o,5 ,i /� i 4"PERF. PIPE � COSTCO WAREHOUSE AND T1RE CENTER, ALL GRADING, CURBING, LANDSCAPING, SITE LIGHTING, ALL ASPHALT
I ��� � �/ *Q�6� COTG PAVEMENT, PARKING LOT STRIPING, CONDUITS FROM GAS STAPON CONTROLLER ENCLOSURE TO MEMBERSHIP COUNTER � U �
� � � ���' b ^°�' IN WAREHOUSE REMOVAL/RELOCATION OF EXISTING UTILITIES, SIDEWALKS AND IMPROVEMENTS. � �
0 � /, %c�� IE 68.96 ��p�N6"SS S=0.0100 �
� � I REMOVE EX CB �� � V� W
CONSIRUCT SDMH ° ° I � o WORK INCLUDED UNDER THE COSTCO GAS STATION PERMIT SUBMITTAL:
� I ❑ 0 ❑ ❑ 26'�12"SD � SDMH � /�� Q �� � � O � J
� i S=0.0164 y BUBBLE U U 0 a
RE 83 78 THE NECESSARY PIPING AND ELECTRICAL FOR COSTCO GAS STATION, THE CANOPY AND CANOPY LIGHTING, TANK AND O
0 � I � � IE 77.78 24"SD � C�'1 IEE79.30 0 REPLACE EXIST)NG CURB AND CANOPY CONCRETE PAD, EQUIPMENT CONTROLLER ENCLOSURE, LANE STRIPING AND DIRECTIONAL ARROWS.
I I IE 77.78 12"SD / 1 � LANDSCAPING AS REQUIRED TO BE � T � �
TREE PROTECTION l �i � COORDINATED N7TH LAND OWNER ^/ y W
34���2ASo FENCE PE E/L-2.6 D RY UTI LITY N OTES �•� Q J
S=0.0102 ��) � � O
1. ELECTRICAL SERVICE COSTCO CONTRACTOR IS RESPONSIBLE MATERIALS AND PROPOSED IMPROVEMENTS AS � � �
SPECIFlED ON ELECTRICAL DESIGN DRAWINGS BY UKIAH ELECTRICAL.
2. COSTCO CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANY PRIOR TO ADJUSTING OR REPLACING �
L E G E N D EXISTING INFRASTRUCTURE. �
- O
BUILDING LINE COTG CLEANOUT TO GRADE � U
�-300�� CONTOUR LINE DS DOWN SPOUT TABLE FOR AREA DRAINS TABLE OF ELEVATIONS OF UTILITY CROSSINGS W �
U.S H I G H WAY � p � E ELECTRIC LINE � ELECTRIC BOX ^/
FENCE LINE FIRE HYDRANT KEY NOTE RIM INVERT KEY NOTE INVERT ELEVATION INVERT ELEVATION LL �
� FlRE SERVICE & VALVE
Fo FlBER OPTICS LINE F M I ER OPTICS MARKER 1� RE 85.0 IE 83.6 lO 77.86 6"SS 78.76 24"SD � O
� GAS LINE-VALVE & METER GLM GAS LINE MARKER 2� RE 85.0 IE 83.10 O 78.49 6'�SS 78.67 24'�SD U
°H OVERHEAD POWER LINE
�T GV GAS VALVE � RE 85.0 IE 82.80
PERF. PiP�� _ _ JOINT TRENCH LINE 3O 70.85 6"SS 78.31 24"SD
PERFORATED STORM DRAIN PIPE GA GUY ANCHOR 4� RE 85.0 IE 82.50
ss SANITARY SEWER-MANHOLE & CLEANOUT IE INVERT ELEVATION 4O 73.20 6'�SS 80.94 10"SD
SIDEWALK IB IRRIGATION BOX 5� RE 85.0 IE 81.90
SD S � STORM DRAIN-MANHOLE & CATCH BASIN �P JOINT POWER POLE 6� RE 85.0 IE 81.60 O 80.61 10'�SD 78.09 24'�SD
� THRU CURB DRAIN LT LIGHT
TELEPHONE LINE PBMH PAC BELL MANHOLE 7� RE 85.0 IE 81.30 6O 74.09 6"SS 80.69 10"SD
W WATER LINE & VALVE POC POINT OF CONNECTION
� BACKFLOW PREVENTION DEVICE PIV POST INDICATOR VALVE 7O 75.05 6'�SS 80.74 10'�SD
� * ELECTROLIER PP POWER POLE
RWL RAIN WATER LEADER 8O 76.31 6'�SS 81.80 10"SD =
� '!' FlRE HYDRANT a
� POST INDICATOR VALVE R� RELEASE VALVE POST 9O 76.75 6'�SS 81.97 10'�SD �
A' POWER POLE/JOINT POLE RE RIM ELEVATION
SSCO SANITARY SEWER CLEANOUT 10 77.62 6'�SS 81.77 10'�SD �
� � TRAFFIC SIGN SSMH SANITARY SEWER MANHOLE
CA: 1-800-642-2444 T TRANSFORMER
��F 0 R E y�� � ■ UTILITY BOX SMH SPRINT MANHOLE 11 77.95 6"SS 81.84 10"SD DATE J u ly 10, 201 7
� SM SPRINT MARKER
� O AD AREA DRAIN
V� � ARV AIR RELEASE VALVE SDMH STORM DRAIN MANHOLE 12 81.50 10'�SD 79.41 18'�SD SCALE 1" = 30�
AVP AIR VALVE POST SL STREET LIGHT
SLB STREET LIGHT BOX DESIGNER DJA
S A ASR AUTOMATIC SPRINKLER RISER � TELEPHONE BOX
BFPD BACKFLOW PREVENTION DEVICE
G,�111� � JOB NO. A09614-1
❑-O❑ O-❑ ON-SITE LIGHIING TELEPHONE MANHOLE
BOV BLOWOFF VALVE T�B TRAFFIC SIGNAL BOX
�\�' CANB CABLE TELEVISION BOX �P TRAFFIC SIGNAL POLE SHEET
ND� WB WATER BOX
CTB CALTRANS BOX
CA: 1-800-642-2444 ce CATCH BASIN � WATER VALVE � �
CALL TWO WORKING
DAYS BEFORE YOU DIG
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PH�T�METRI�
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U K IAH , CAL I F � RN IA J U LY � � , � � � 7
� J � � - ITEM N0.9.B
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�:(},�1.��14:�1�1��' I)I�.�`l�.[.(7�'�[I:�l' ryf1���1=.1i[�;�I��' ;�1'1�.�4;1�.
& �'] ;�\til�(� 1)]�.�':�f��1�11E'��l' L;I:Ir�E�. („� ������
1
2
3 DATE: July 26, 2017
4
5 TO: Planning Commission
6
7 FROM: Kevin Thompson, Planning Manager
8
9 SUBJECT: Review and consider the proposed (1) Community Center that specializes in
10 providing homeless services and (2) a permanent location for the Winter
11 Homeless Shelter. Both uses are proposed for 1045 South State Street.
12
13
14 RECOMMENDATION
15
16 The Planning Department recommends that the Planning Commission approve, based on the
17 findings in Attachment 1, the request for a Major Use Permit and Major Site Development Permit No.
18 2749 SDP UP-PC, as conditioned, based on 1�PQH[�19�1'b9Fl�onsistency with: the Ukiah General
19 Plan; the use and development standards of the C-2 Zoning District; Article 15.5 of the Ukiah
20 Municipal Code; and, the Homeless Shelter operating standards found in Resolution 2001-15.
21 (Attachment 1 Findings of Approval, Attachment 2 Conditions of Approval)
22
23 PROJECT DESCRIPTION
24
25 Redwood Community Services (RCS) proposes to remodel a portion of an existing ±7,000 sf
26 building at 1045 S. State Street for the establishment of(1) a Community Center that
27 specializes in providing daytime homeless services, and (2) a permanent location for the winter
28 homeless shelter. Both uses will be contained in the same facility. The proposed capacity is 60
29 guests.
30
31 The Project includes (Attachment 3 Plans):
32 0 The renovation of 4,600 sf. of the total 7,000 sf. contained in the existing building
33 0 An improved fa�ade along the north and eastern sides of the existing building. Comprising:
34 the addition of covered entryways, signage with exterior lighting, sitting area, and fencing
35 0 A parking lot containing 18 stalls, including 2 ADA accessible stalls
36 0 A community garden
37 � Landscaped areas including planters along the north elevation and parking lot trees
38 contained within the parking lot peninsulas located every 4 spaces
Staff Report
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
1
ITEM N0.9.B
1 0 Improved access via South State Street, and Thomas Street
2 0 Signage and exterior lighting
3 Figure 1. Aerial View:
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5
6 The use of the site consists of two main components: (1) the community center specializing in
7 homeless services (2) a permanent location for the homeless winter shelter. Both of which are
8 described in detail below:
9 Community Center: The community center will provide a safe place for homeless people to
10 receive services during business hours, 7 days a week, from 9:00 a.m. to 6:00 p.m. Services
11 include, but are not limited to: bathrooms, showers, laundry, counseling, education, internet
12 access, and a clothing donation area (see Attachment 4 Program Plan p. 14 for complete list of
13 services). Minimal food service will also be offered in the form of snacks and microwavable
14 foods. Kitchen amenities include a microwave, toaster, and sink for use by guests and staff.
15 The community center will also provide a place for partnering agencies such as Ukiah Valley
16 0 �K3FD���Street Medicine program, Mendocino County Aids and Viral Hepatitis Network
17 (MCAVHN) and the Ford Street Program to provide services.
18 The community center will be governed by a Community Council comprising facility staff,
19 community center guests, neighboring residents, business leaders, and partnering agencies
20 staff inembers. The Community Council will hold regular meetings to discuss the management
Staff Report
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
2
ITEM N0.9.B
1 of the facility, and address any issues that may arise both internally and/or within the
2 neighborhood.
3 Winter Shelter: Also, included in this proposal, is a permanent location for the winter homeless
4 shelter that typically operates on an annual basis, in various locations throughout the city. The
5 shelter will operate using the guidelines and standards found in the Program Plan (Attachment
6 4). After guests complete the intake process, as defined in the Program Plan, they will be
7 provided a cot and clean linen. Men and women will be provided with separate sleeping
8 quarters. The shelter will accommodate a maximum of 60 guests, similar to the shelter
9 approved at this site last winter. An observation room located between the two dorms ��
10 and ZRP FiC� will allow staff the ability to monitor guests. Staff will be awake, and is expected
11 to address any problems or behavioral issues that occur during regular sleeping hours. The
12 proposed hours of operation are: seven days a week, 6:00 p.m. to 9:00 a.m.
13 SITE CHARACTERISTICS AND SETTING
14
15 The 1.4 acre project site is located at 1045 S. State Street. The site is currently occupied by a
16 7,000 sf building containing a 2,400 sf motorcycle shop that will remain. The remaining 4,600 sf
17 will house the current proposal. The site is considered infill, and has several vacant parcels
18 surrounding it. The site contains no mature trees, and is partially paved.
19 Table 1. Surround Land Uses:
ZONE: USE:
NORTH Heavy Commercial (C2) Commercial
EAST Heav Commercial C2 Vacant/ Industrial
Y � )
SOUTH Heav Commercial C2 Vacant
Y � )
WEST Heav Commercial C2 Vacant/ Motel
Y � )
. .
20
21 Operational Standards: On August 16, 2000, the City Council adopted Resolution 2001-15
22 establishing Homeless Shelter Use and Development Guidelines. It requires applicants seeking
23 a Use Permit to operate a homeless shelter to be in compliance with the standards established
24 in the Resolution.
25
26 The following is an analysis of the proposed project as it relates to the standards contained in
27 Resolution 2001-15:
28
29 Management Plan Requirement:All homeless shelter facilities applicants are required to submit
30 a Shelter Management Plan as a component of their application for a Use Permit. The
31 Management Plan should address client transportation needs, supervision, food service (if
32 proposed), services, interior and exterior building improvements, pets, and measures that will
33 be taken to ensure compatibility with surrounding land uses. In this case, RCS has submitted
Staff Report
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
3
ITEM N0.9.B
1 the C�19�J lIDP ��(Attachment 4) that addresses among other things, the operation of the
2 shelter, including the intake process, guest code of conduct, guest responsibilities, and
3 establishes the Community Council for the governance of the facility. The Program Plan has
4 been reviewed and approved by the both Ukiah Police and Community Development and
5 Planning Departments. Staff believes the Program Plan meets the requirements of Resolution
6 2001-15.
7 Distance Requirements: Per Resolution 2001-15, a homeless facilities should be located a
8 �/CII�I(�HH� �DivLC+K��-id-I�'SP �QF[�DI.D�M-so as not to create
9 adverse impacts. In this case, the proposed facility abuts one residential property and is over
10 0.5 miles from a park or school (see map below). Victory Outreach Church which provides
11 daycare is located 0.2-miles and St MDID�School is .5-mile mile to the north, respectively. The
12 standards also require a minimum distance of 0.5 miles from other shelters, this site meets that
13 criteria.
14
15 Figure 2. Location Use Map:
16
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Staff Report
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
4
ITEM N0.9.B
1 Shelter Site and Facility Size/Capacity: The size of the shelter site should be commensurate
2 with the size of the proposed shelter structure and the activities attendant to its operation. This
3 includes a location with adequate shower/bath facilities, toilets, off-street parking, staff facilities,
4 food preparation facilities, a counseling center, health screening facilities, day care center, and
5 the like. The 4,600 sf IDFL��Q�B ❑�CID7�ilH�Vi�B�RP I�s, shower facilities,
6 consoling offices, a large area for the winter shelter, a kitchen, conference room, laundry, and other
7 necessary accommodations to adequately operate the facility as its intended purpose. The 1.4 acre
8 site is considered larger enough to accommodate the need of the facility.
9
10 Hours of Operation: Per Resolution 2001-15, temporary homeless shelters are restricted to
11 the hours of 6:00 p.m. to 8:00 a.m., a n d o p e ra t i o n during winter months, typically
12 November to March. Hours can vary depending on the severity and/or duration of the winter,
13 or any other unforeseen factors (e.g., natural disaster, etc.) which, individually or collectively,
14 warrant different hours of operation. Permanent homeless shelters are allowed to have
15 expanded hours of operation, depending upon the extent of in-residence services provided. The
16 applicant is requesting hours of operation from 6:00 p.m. to 9:00 a.m., and a winter season
17 extending from November 1, to April 30. This request exceeds the hours of operation outlined
18 in Resolution 2001-15 for temporary homeless shelters. Given this shelter is proposed as a
19 permanent location, with a high level of services to be provided, staff believes the applicant�/
20 request for extended hours and length of winter season should be supported.
21 Enclosed and Screened Facilities: Shelter activities should be enclosed within buildings,
22 except for outdoor waiting areas and play areas for shelters which accommodate families
23 with children. Outdoor areas associated with the shelter should be enclosed and appropriately
24 screened to ensure privacy and to provide comfortable waiting areas. The plans include the
25 construction of a fence parallel to the northern facade, creating a courtyard-like setting, and a
26 place for guests to gather while being admitted to the facility. Furthermore, it provides a visual
27 screen for privacy of the neighbors and guests.
28 Lighting: The plans include a lighting detail showing 21 wall mounted exterior lights along the
29 north and east elevations.
30
31 Access: Adequate pedestrian access should be provided between a homeless shelter,
32 transit facilities, and other services needed by the homeless. Mendocino County Transit
33 operates a covered bus shelter/stop directly in front of the proposed facility. Plowshares Peace
34 and Justice Center is within a short walking distance of the subject property and provides
35 guest with meal options. Also, many daily needs are located within a short walking distance of
36 the site. The site plan also includes bike parking.
37
38 ANALYSIS
39
40 General Plan. The site has a Commercial (C) General Plan designation. The project furthers
41 the following goals and policies found in the General Plan Housing Element:
42
43 Table 2:
Staff Report
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
5
ITEM N0.9.B
General Plan Goal / Policy: Staff Analysis:
HOUSING ELEMENT
_
Policy H-2.e: As Staff and resources allow, This project furthers the objectives Homeless
assist the Ukiah Homeless Services Planning Services Planning Group by providing a
Group in all ways possible. location for offering services, and a
permanent location for the winter homeless
shelter.
Goal H-3 alVe want to expand affordable The project will enhance homeless services
housing opportunities for persons with special by providing a safe place for individuals to go
housing needs such as the elderly, homeless, during the day to receive assistance.
mentally ill, physically disabled, households Services will include, but are not limited to,
laundry, bathroom facilities, limited medical,
with very low to moderate incomes, senior and a community garden. By providing a
citizens, Female heads of households with permanent location for the Winter Homeless
children under 18 years old, and first time Shelter, this project furthers Goal H-3.
14�P I-E❑d�`I/�
1
2 Zoning: The project site is zoned Heavy Commercial (C2). Homeless shelters and facilities are
3 allowed with a Use Permit in the C2 zoning designation. A Major Use Permit and Site
4 Development Permit are being considered concurrently with this application per Ukiah Municipal
5 Code §9262, which allows for the following: �rojects requiring a Use Permit for new
6 construction or exterior modifications need not have a separate Site Development Permit. Site
7 development review, criteria, and findings shall be incorporated into the use permit prRFHW�
8
9 The project has been evaluated for consistency with the requirements of the Zoning Ordinance,
10 and has been found to be in general compliance with the standards as set forth in Article 8,
11 Heavy Commercial (C2) and Article 15.5 Homeless Facilities.
12
13 Parking. The project proposes 18 parking stalls. The retail portion of the project (existing
14 motorcycle shop) requires 10 stalls due to its 2,400 sf of retail space, leaving 8 stalls for the
15 proposed facility. The City Code is silent on parking requirements for homeless facilities. Staff is
16 of the opinion the project is supplying adequate parking.
17
18
19
20
21
22 UKIAH AIRPORT MASTER PLAN CONSISTENCY
23
24 This project site is located in the B1 Approach/Departure Zone. This zone allows residential
25 uses with a density of up to 60 persons per acre, and uses consistent with existing uses in the
26 area. A summary of the Airport Master Plan requirement is below:
Staff Report
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
6
ITEM N0.9.B
1 Table 3: Airport Master Plan Compatibility
Summa of B1 Compatibilit Criteria
Compatibilit Criteria StaffAnal sis
Normally Acceptable Uses (B1 The proposed community center and winter shelter is
Zone): Single-story offices, single- similar in use to that of single-family residential
family homes on existing lots, low- and is consistent with the Normally
intensity retail, office, and low Acceptable Uses. Also, the project is single story.
Maximum Density (B1 Zone): 60 Based on a 1.40-acre parcel, 84 (1.40 *.06) people
people per acre. are allowed on the site at any time. The projected
density for the temporary community center and
winter shelter is 65 people (60 guests, 5 staff) a n d
the retail service portion of the building has a
density of 7 people (2,400/350=7). The combined
density of the two uses would be 72 people and this
does not exceed the maximum density allowed by
the Airport Master Plan.
Open Land (B1 Zone): 15°/o The footprint of the building is approximately 9% of
Recommended the parcels leaving 91% of the parcel as �pen IaQC�
which exceeds the minimum recommended for the
2 B1 zone.
3
4 DESIGN REVIEW BOARD REVIEW
5
6 The Design Review Board (DRB) reviewed the Project on July 20, 2017, after this staff report
7 was distributed. Staff will provide an update regarding the DRB comments during the public
8 hearing.
9
10 CITY STAFF/DEPARTMENT REVIEW
11
12 The project was routed to all appropriate City departments for comments and Conditions of
13 Approval. All conditions of approval have been incorporated into Attachment 2.
14
15 ENVIRONMENTAL REVIEW
16 The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines
17 §15303 Class 3 (c), New Construction or Conversion of Small Structures. The site is
18 characterized as densely urban with no significant plant or animal habitat value. The project
19 does not involve the use of hazardous substances. The parcels included in the Project are not
20 listed on a list of hazardous materials sites compiled pursuant to Government Code §65962.5.
21 .
22 Notice of the Public Hearing was provided in the following manner:
23 0 mailed to property owners within 300 feet of the parcels included in the Project
24 on July 14, 2017
25 � published in the Ukiah Daily Journal on July 16, 2017
26 0 posted on the Project site on July 14, 2017
Staff Report
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
7
ITEM N0.9.B
1 0 posted at the Civic Center (glass case) on July 14, 2017
2
3 CONCLUSION
4
5 The Project includes the remodel of a portion of a 7,000 sf existing building for use as a
6 community center for homeless services and the permanent location for the winter shelter. The
7 site served as the temporary winter shelter last year. Given the thoroughness of the Program
8 Plan, the level of review by City Departments, including the Police Department, Staff is
9 recommending approval of the project subject to the Conditions of Approval.
10
11 RECOMMENDATION
12
13 The Planning Department recommends that the Planning Commission approve Major Use Permit
14 and Major Site Development Permit No. 2749 SDP UP-PC, as conditioned, based on: its
15 consistency with the Ukiah General Plan, the use and development standards of the C-2
16 Zoning District, Article 15.5 of the Ukiah Municipal Code, and Resolution 2001-15; and, the
17 Emergency Winter Shelter Operations Plan submitted by the applicants.
18
19 Attachments:
20 1. Draft Findings
21 2. Draft Conditions of Approval
22 3. Project Exhibits and Plans, Dated July 18, 2017.
23 4. Program Plan and employee training materials
Staff Report
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
8
ATTACHMENT 1
FINDINGS TO ADOPT A USE PERMIT AND MAJOR SITE DEVELOPMENT PERMIT FOR
REDWOOD COMMUNITY SERVICES HOMELESS COMMUNITY CENTER AND WINTER
HOMELESS SHELTER
1045 S. STATE STREET
FILE NO.: 2748
Recommendation for the Approval of the Major Use Permit and Major Site Development
Permit: The Planning Department's recommendation for approval of Major Use Permit and
Major Site Development Permit No. 2748 to remodel an existing building to accommodate a
community center and winter homeless shelter. Project, including support services, and
associated improvements, is based, in part, on the following findings:
1. The proposed homeless community center and winter homeless shelter �lH�l'b9F1�7is
consistent with the goals, policies, and Siting Criteria of the Ukiah General Plan Housing
Element, in that it provides homeless services on an immediate need basis.
Furthermore, it contains a program to provide assistance to those in need of essential
services, including referrals to counseling and other programs.
2. The Project is consistent with the provisions of Article 15.5 of the Ukiah Municipal
Code because it provides all required submittal materials, including a Management
Plan that is consistent with the Operational Standards articulated in Resolution 2001-15.
Additionally, it is a permitted use in the Heavy Commercial (C-2) Zoning District.
3. The Project includes a detailed Program Plan that contains screening and management
approaches designed to limit impacts to surrounding residential and commercial land
uses.
4. The 31�1'b9F1�9m development will not be detrimental to the public's health, safety, or
general welfare since its development, as conditioned, will be consistent with the
requirements for construction in the City of Ukiah.
5. The granting of the Use Permit and Major Site Development Permit not will cause
significant adverse environmental impacts. The site does not contain any wetlands,
creeks, endangered species, or habitat.
6. City services are available to serve the Project. The City has enacted mandatory water
conservation measures and the residents of the Project would be required to comply
with any water conservation measures in place. The Project includes drought tolerant
landscaping and water conserving irrigation. The Project has been reviewed by Public
Works Department, Electric Utility, Fire Marshal, and Building Official, and there are
adequate services and utilities to serve the Project.
7. The proposed Project would be similar in use, and intensity, as the surrounding
neighborhooC3�d7 d-I��Id��D�H� �lH�l'4AF1�1�F�❑OJI�IDJ�
construction and after occupancy. Conditions of Approval have been applied to the
Project to address construction related noise impacts.
Findings for Use Permit and Major Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
8. The Project is subject to the requirements of the California Green Building Code
Standards which includes specific requirements (materials and light fixtures) to reduce
energy consumption.
9. The in-fill Project site is surrounded by existing residential development and commercial
uses. The Project site is not known to contain 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 and
therefore the Project would have no impact on candidate, sensitive, or special status
species.
10. There are no riparian areas or riparian habitat on the in-fill subject parcels, or other
sensitive natural community, identified in local or regional plans, policies, or regulations,
or by the California Department of Fish and Wildlife, or US Fish and Wildlife Service.
Therefore, the Project would have no impact on these resources.
11. The infill site is partially paved and contains 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.
12. The size and height of the Project is consistent with other structures in the
neighborhood. The Project was reviewed by the Design Review Board who found the
Project to be consistent and compatible with other residential development in the
neighborhood and appropriate for the individual parcels included in the Project.
13. 7 CHCSl9ZSRd-IQ�19�1`b9FV�iI�FC�2❑��❑height, and intensity are harmonious with the
existing neighborhood, including other existing uses located in the area.
Notice of the Public Hearing was provided in the following manner:
0 mailed to property owners within 300 feet of the parcels included in the Project
on July 14, 2017
� published in the Ukiah Daily Journal on July 16, 2017
0 posted on the Project site on July 14, 2017
� posted at the Civic Center (glass case) on July 14, 2017
Findings for Use Permit and Major Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
1 ATTACHMENT 2
2
3
4 DRAFT MAJOR USE PERMIT AND SITE DEVELOPMENT PERMIT
5 CONDITIONS OF APPROVAL
6 HOMELESS COMMUNITY CENTER AND WINTER HOMELESS SHELTER
7 1045 SOUTH STATE STREET
8 FILE NO: 2748
9
10 Standard Conditions:
11
12 1. All use, construction, or occupancy shall conform to the application approved by the
13 Planning Commission, and to any supporting documents submitted therewith, including
14 maps, sketches, renderings, building elevations, landscape plans, and alike.
15
16 2. $❑m FRdV�O�❑C VC�FRP S��L1�❑�i❑C�1�C�❑6 SI-FLLLF�/�I F�VCFC❑�H❑RI❑
17 construction now existing or which may hereafter be promulgated by the Engineering
18 Department of the City of Ukiah; except where higher standards are imposed by law, rule,
19 or regulation or by action of the Planning Commission.
20
21
22 Fire Department Conditions:
23
24 3. Applicant shall be required to obtain any permit or approval, which is required by law,
25 regulation, or ordinance, be it required by Local, State, or Federal agency. Specifically, the
26 following fire protection measures shall be completed by the applicant, and approved by the
27 Ukiah Fire Marshal, prior to the opening of the shelter facility:
28
29 A. One Class 2-A rated fire extinguisher for each building of project, dormitory,
30 showers, and general office space.
31 i. If no obstructions are present, an exterior extinguisher can service both the
32 showers and office spaces if located on the exterior landing. Exterior
33 extinguishers shall be securely mounted in a protective case.
34 ii. Dormitory extinguisher shall be located in the interior, in close proximity to the
35 exits. T19 Sec. 567 & 568.
36
37 B. Interior, internally illuminated exit signs with emergency lighting shall be located at
38 exits. This signage shall be hard wired with a battery backup capable of operation for
39 a period of not less than 90 minutes. CFC Sec. 1011.3 & 1011.6.3
40
41 C. All exit access, exits, and exit discharges shall be continuously maintained and free
42 from obstructions. CFC Sec. 1030.2
43
44 D. Any drapes, hangings, curtains, and other decorative material that would tend to
45 increase the fire and panic hazard shall be made from a nonflammable material, or
Conditions of Approval
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
1
1 shall be treated and maintained in a flame retardant condition with a flame-retardant
2 solution approved by the State Fire Marshal. T-19 Sec. 3.08
3
4 E. New and existing buildings shall have approved address numbers placed in a
5 position to be plainly legible from the street or road fronting the property. CFC Sec.
6 505.1.
7
8 F. Prior to receiving an occupancy certificate, the Fire Marshal shall provide an
9 inspection verifying that all conditions for life and safety have been met, and that
10 access to the exits are clearly open and unobstructed. All cots must be in place so
11 that the Fire Marshall can visually see the layout and egress.
12
13 Building Department Conditions:
14
15 4. The applicant shall obtain a Building Permit prior to occupancy, or any work requiring a
16 permit in the facility. The following items will be required upon submittal of the Building
17 Permit:
18
19 A. 1 building permit application
20 B. 3 copies of a plot plan showing the property lines, the parking lot, and any
21 structures on the parcel, as well as distances from these items to the property
22 line.
23 C. 3 sets of plans including the building data (building square footage, shelter
24 square footage, occupancy load, etc), a site plan, an existing floor plan, a
25 proposed floor plan, and any other plans or details needed to perform a plan
26 review for the change of use, change of occupancy, and/or remodel.
27
28 5. In addition to any particular condition, which might be imposed, any construction shall
29 comply with all building, fire, electric, plumbing, occupancy, and structural laws, regulations
30 and ordinances in effect at the time a Building Permit application was submitted.
31
32 Planning Department Conditions:
33
34 6. The operation of the winter homeless shelter shall be permitted during winter for a
35 duration of six (6) months commencing the first day of operation.
36
37 7. The approved Homeless Services Community Center Program Plan shall be strictly
38 followed and enforced by the applicants. Failure to do so may cause revocation of the Use
39 Permit.
40
41 8. Prior to opening the winter homeless shelter, City staff shall inspect the interior and
42 exterior portions of the facility to ensure that all pertinent components of the approved
43 Homeless Services Community Center Program Plan are in effect.
44
45 9. Shelter staff shall be diligent in disbursing shelter clients from the site, and away from
46 adjoining residences and businesses, a minimum of 1 hour before opening and 1 hour after
Conditions of Approval
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
2
1 closing. Loitering is prohibited.
2
3 10. An outdoor area shall be provided for guests that wish to leave the shelter to take breaks
4 from the close quartering of the shelter facility. Shelter staff shall monitor the use of this area
5 to ensure that guests do not cause excessive noise, littering, or other nuisance impacts.
6
7 11. The grounds around the shelter shall be routinely cleared of litter and debris, and the
8 site shall be kept in a neat and clean condition. Additionally, prior to commencing operation
9 of the shelter, the site shall be cleared of all existing debris including but not limited to: scrap
10 metal, inoperable vehicles, and boats.
11
12 12. Shelter staff shall meet with police and sheriff personnel to discuss proper police contact
13 procedures and law enforcement patrol schedules.
14
15 13. Shelter staff shall provide, if necessary, a regular weekly meeting time to meet with
16 neighbors of the shelter property and staff phone numbers for emergency contacts.
17
18 14. The shelter facility shall be limited to a maximum of 60 overnight guests. The hours of
19 operation are 6:00 p.m. to 9:00 a.m.
20
21
22 Public Works Condition:
23
24 15. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
25 tested, and repaired or replaced if required. Sewer connection fees shall be paid at the time
26 of building permit issuance.
27 16. Capital Improvement fees for water service are based on the water meter size. A fee
28 schedule for water meter sizes is available upon request.
29 17. If food preparation or other activities result in the discharge of fats, oils, or grease into
30 the sanitary sewer, a grease interceptor will be required.
31 18. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or
32 other alternative surfacing, subject to approval by the City Engineer.
33 19. All work within the public right-of-way shall be performed by a licensed and properly
34 insured contractor. The contractor shall obtain an encroachment permit for work within, or
35 otherwise affecting, this area. Encroachment permit fee shall be $45 plus 3% of estimated
36 construction costs.
37 20. If the building permit value is equal to or greater than one-third of the value of the
38 existing structure, the construction, repair or upgrade of curb, gutter, and sidewalk to meet
39 current ADA standards, and the addition of street trees along the subject property street
40 frontages, may be required pursuant to Section 9181 of the Ukiah Municipal Code and to
41 the satisfaction of the City Engineer.
Conditions of Approval
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
3
1
2 Electric Department:
3
4 21. The existing 100A Service Panel that feeds the proposed shelter (Building C) may be
5 suitable to serve the needs of the shelter, based on the information from the
6 Applicant/Owner. The City of Ukiah Electric Utility Department would normally recommend
7 that the Applicant/Owner determine estimated power demand load/kVA and load
8 calculation information for the proposed service panel/project.
9
10 a) Connected kVA and Load calculations ❑ will help to determine if the existing
11 transformer bank or overhead secondary service size is sufficient for the 100A
12 Service Panel that will feed Building C and the two (2) additional buildings at
13 1045 South State Street.
14
15 22. There is one (1) existing overhead secondary wire, which currently feeds all three (3)
16 buildings at 1045 South State Street and may or may not need to be upgraded in order to
17 fulfill the 319�`b�Fl�ervice panel requirements.
18
19 23. All future site improvements shall be submitted to the Electric Utility Department for
20 review and comment. At that time, specific service requirements, service voltage, and
21 developer costs and requirements will be determined.
22
23 24. Any fees associated with the addition or replacement of any existing or upgraded
24 electrical facilities (transformers, secondary conductors) to the proposed building site at
25 1045 South State Street will be the responsibility of the applicant/owner.
26
27
Conditions of Approval
Major Use Permit and Site Development Permit
RCS Community Center and Winter Homeless Shelter
1045 S. State Street
File No. 2748
4
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{E) PAVED AREA: 19,918 S.F.
(N) PAV�D AREA: 4568 S.F.
70TAL (N? PAVEMENT AREA: 24,486 S.F./2= l2,243 S.F. o
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4X AMERICAN HACKBERRY: 40' AVERAGE SPREAD: 1,257 S.F. X 4- 5,028 S.F. �
2X MAID�NHAIR TREE: 30' AVERAGE SPREAD: 707 S.F. X 4- 1,414 S.F.
��) 3X FRONTIER ELM TREE: G5' AVERAGE SPR�AD: 1590 S.F. X 4= 6,360 S.�. �
PAVEMENT TOTAL: 12,802 S.F.
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z WATER CLOSET COMPAR7MEN7 SHALL BE EQUIPPED WITH AN
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Homeless Services
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ommunit en r
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(Permanent program name to be determined)
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ro ram an
June 2017
REDwooD
COMMUNITY
SERVICES INc.
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V`iTWW.RCS4KIDS.ORG
f��CEIVED
JUN 3 0 2017
CITY OF UKIAH
BUILDING/PLANNING DEPARTMENT
Redwood Community Services, Inc.
Table of Contents
I. MEMBERS OF THE PROJECT PLANNING COMMITTEE...................................................................... 1
II. EXECUTIVE SUMMARY...................................................................................................................... 1
III. DEFINTIONS OF TERMS &ACRONYMS............................................................................................. 1
IV. OVERVIEW........................................................................................................................................ 3
a. Agency Overview ...................................................................................................................... 3
1. Agency Mission Statement................................................................................................. 4
b. Program Overview.................................................................................................................... 4
1. Program Mission Statement............................................................................................... 5
2. Program Vision Statement.................................................................................................. 5
3. Theory of Change................................................................................................................ 6
c. Mendocino County Homeless Services Continuum of Care..................................................... 7
V. NEEDS ANALYSIS............................................................................................................................... 8
a. Overview................................................................................................................................... 8
b. Existing Programs Serving Homeless Population in the Inland Ukiah Valley......................... 10
c. Potential for HSCC to Meet Local Needs ................................................................................ 13
d. Benefits to Mendocino County............................................................................................... 13
VI. FACILITY GOALS.............................................................................................................................. 13
a. Land Acquisition...................................................................................................................... 13
b. Property Frontage Improvements.......................................................................................... 14
c. Public Facility.......................................................................................................................... 14
VII. SERVICES OFFERED......................................................................................................................... 14
a. Rapid Re-Housing Program..................................................................................................... 15
VIII. FACILITY STRUCTURE & OPERATIONS............................................................................................ 15
a. Program Location & Description............................................................................................. 15
b. Hours of Operation................................................................................................................. 15
1. Day Resource Center......................................................................................................... 15
2. Winter or Standing Emergency Shelter............................................................................ 15
c. Target Population ................................................................................................................... 15
Redwood Community Services, Inc.
1. Day Resource Center......................................................................................................... 15
2. Winter or Standing Emergency Shelter............................................................................ 16
d. Program Environment............................................................................................................. 16
1. Day Resource Center......................................................................................................... 16
2. Winter or Standing Emergency Shelter............................................................................ 17
3. Outside Areas.................................................................................................................... 17
e. Health &Safety....................................................................................................................... 17
1. Physical Plant.................................................................................................................... 17
2. FacilitySafety.................................................................................................................... 18
3. Maintenance..................................................................................................................... 18
4. Heating &Cooling............................................................................................................. 19
5. Pest Control....................................................................................................................... 19
f. Building a Community............................................................................................................. 19
1. Community Council........................................................................................................... 19
2. Community Center Groups............................................................................................... 19
3. Being Good Neighbors...................................................................................................... 20
4. Key Community Partners.................................................................................................. 20
IX. ORGANIZATIONAL& MANAGEMENT PLAN ................................................................................... 21
a. RCS Board of Directors............................................................................................................ 21
1. 2017 Board of Directors.................................................................................................... 21
b. RCS Leadership Team.............................................................................................................. 21
c. RCS Administrative Departments ........................................................................................... 22
1. Human Resources Department......................................................................................... 22
2. Finance Department ......................................................................................................... 22
3. Quality Assurance Department......................................................................................... 22
4. Masntenance Department................................................................................................ 22
5. Information &Technology Department........................................................................... 22
d. Community Center Staffing .................................................................................................... 22
1. Day Resource Center......................................................................................................... 22
2. Winter or Standing Emergency Shelter............................................................................ 23
Redwood Community Services, Inc.
3. Staff Training..................................................................................................................... 23
e. Financial Plan .......................................................................................................................... 23
1. Fundraising & Outreach.................................................................................................... 23
2. Revenue Sources............................................................................................................... 23
X. Guest Code of Conduct................................................................................................................... 24
XI. Guest Responsibilities .................................................................................................................... 25
XII. Guest Personal Rights..................................................................................................................... 25
XIII. PROGRAM POLICIES ....................................................................................................................... 26
a. Collaboration with Law Enforcement..................................................................................... 26
b. Confidentiality......................................................................................................................... 26
1. Mandated Reporter.......................................................................................................... 27
c. Coordinated Entry................................................................................................................... 28
d. Discharge................................................................................................................................. 29
1. Involuntary Discharge....................................................................................................... 29
2. Appeal Process.................................................................................................................. 29
e. Emergency On-Call Services.................................................................................................... 30
f. Food ........................................................................................................................................ 30
g. Grievances............................................................................................................................... 30
h. Guest Aftercare & Follow-up.................................................................................................. 31
i. HMIS........................................................................................................................................ 31
j. Incident Reporting .................................................................................................................. 31
k. Laundry ................................................................................................................................... 31
I. Lockers &Storage................................................................................................................... 32
m. Medication.............................................................................................................................. 32
1. Guest Guidelines for Self-Administration......................................................................... 32
2. Staff Guidelines for Self-Administration........................................................................... 33
n. Non-Discrimination................................................................................................................. 33
1. Fair Housing Regulations .................................................................................................. 33
2. ReasonableAccommodation............................................................................................ 33
o. Parking Lot Use ....................................................................................................................... 34
Redwood Community Services, Inc.
p. Pets.......................................................................................................................................... 34
q. Progressive Engagement& Diversion..................................................................................... 34
r. Security &Safety..................................................................................................................... 35
s. Shelter Daily Entry& Exit........................................................................................................ 35
t. Shelter Guest Orientation....................................................................................................... 36
u. Shelter Screening& Intake ..................................................................................................... 36
v. Shelter Sleeping Area.............................................................................................................. 37
w. Showers & Restrooms............................................................................................................. 37
x. Substance Use......................................................................................................................... 38
1. Practicing Harm Reduction............................................................................................... 38
y. Telephones.............................................................................................................................. 39
z. Violations of the Rules............................................................................................................ 39
aa. Violent Behavior...................................................................................................................... 40
bb.Visitors at the Shelter............................................................................................................. 40
cc. Volunteers............................................................................................................................... 40
1. Community Service........................................................................................................... 40
dd.Weapons................................................................................................................................. 41
XIV. PROGRAM EVALUATION ................................................................................................................ 41
a. Evaluation Plan........................................................................................................................ 41
b. Goals, Objectives, &Outcomes .............................................................................................. 41
c. Tools........................................................................................................................................ 42
d. Reports.................................................................................................................................... 42
e. Ethical Considerations............................................................................................................. 42
XV. Appendices..................................................................................................................................... 43
Redwood Community Services, Inc.
"HOMELESS SERVICES COMMUNITY CENTER"
PROGRAM HANDBOOK
I. MEMBERS OF 'THE PROJECT PLANNING COMMITTEE
• Redwood Community Services, Inc. • City of Ukiah Planning& Building
• Mendocino County Planning& Building • Ruff&Associates, Inc.
IY. EXECUTIVE SUMMARY
The Homeless Services Community Center (HSCC) is a collaborative project between Mendocino
County, the City of Ukiah, and Redwood Community Services, Inc. (RCS). RCS proposes to address
homelessness in Mendocino County through a multi-faceted project designed to provide outreach, safe
shelter, and housing related services to people experiencing a housing crisis. This project will serve to
fill a gap in Mendocino County's Homeless Services Continuum of Care (MCHSCoC) by providing a
centralized location in the Ukiah valley for integrated homeless services and resources.
RCS was granted Community Development Block Grant (CDBG) funds in 2016. A portion of the funds
have been allocated for land acquisition and a portion allocated to development of a community
center to serve the vulnerable Mendocino County homeless population, providing space for a day
resource center and an emergency winter shelter.
Note: This project was originally named "The Tiny House Village Project" and has also been known as the "Housing First
Village". The planning committee is currently referring to the project as the "Homeless Services Community Center"
or, informally, as the 1045 Project.These names are temporary, as the intention is for the HSCC Community Council
to collaborate on the final name.
III. DEFINTIONS OF TERMS & ACRONYMS
Term Definition
MCHSCoC Mendocino County Homeless Services Continuum of Care
MCAVHN Mendocino County Aids and Viral Hepatitis Network
PSH Permanent Supportive Housing
RCS Redwood Community Services, Inc.
MCHC Mendocino Coast Hospitality Center
RCS-Homeless_Services_Community_Center_Program_Plan-Rev062917-SW 1 � P a g e
Redwood Community Services, Inc.
Term De�nition
Housing First An evidence based approach that prioritizes access to housing above all
other services,focusing on removing any and all barriers to housing
An individual or family who lacks a fixed, regular, and adequate
nighttime residence, meaning:
a. Has a primary nighttime residence that is a public or private place
not meant for human habitation;
b. Is living in a publicly or privately operated shelter designated to
Literally homeless provide temporary living arrangements (including congregate
shelters, transitional housing, and hotels or motels paid for by
charitable organizations or by federal, state, and local government
programs); or
c. Is exiting an institution where they have resided for 90 days or less
and who resided in an emergency shelter or place not meant for
human habitation immediately prior to entering that institution.
1. An individual or head of household who:
a. Has a disability(as defined in this section);
b. Lives in a place not meant for human habitation, a safe haven,
or in an emergency shelter; and
c. Has been homeless and living as described in item b
continuously for at least 12 months or on at least 4 separate
occasions in the last 3 years, as long as the combined occasions
equal at least 12 months and each break in homelessness
separating the occasions included at least 7 consecutive nights
of not living as described in item b. Stays in institutional care
facilities for fewer than 90 days will not constitute as a break in
homelessness, but rather such stays are included in the 12
Chronically homeless month total, as long as the individual was living or residing in a
place not meant for human habitation, safe haven, or an
emergency shelter immediately prior to entering the
institutional care facility;
2. An individual who has been residing in an institutional care facility,
including a jail, substance abuse or mental health treatment facility,
hospital, or other similar facility for fewer than 90 days and met all
of the criteria in paragraph 1 of this definition before entering that
facility; or
3. A family with an adult head of household (or if there is no adult in
the family, a minor head of household) who meets all of the criteria
in paragraphs 1 or 2 of this definition, including a family whose
composition has fluctuated while the head of household has been
homeless.
1. A condition that:
Disability a. Is expected to be long-continuing or of indefinite duration;
RCS-Homeless_Services_Community_Center_Program_Plan-Rev062917-SW 2 � P a g e
Redwood Community Services, Inc.
Term Definition
b. Substantially impedes the individual's ability to live
independently;
c. Could be improved by the provision of more suitable housing
conditions; and
d. Is a physical, mental, or emotional impairment, including an
impairment caused by alcohol or drug abuse, post-traumatic
stress disorder, or brain injury;
2. A developmental disability; or
3. The disease of acquired immunodeficiency syndrome (AIDS) or any
conditions arising from the etiologic agent for acquired
immunodeficiency syndrome, including infection with the human
immunodeficiency virus (HIV).
Low barrier housing involves placing a minimum number of
expectations on people who are accommodated in housing, or most
often, a shelter. By having few barriers, individuals are able to access
more services. It also gives non-judgmental support to individuals who
are already marginalized, enabling staff to assist the individual to
identify and plan their own goals, starting with small achievable first
steps that rebuild their confidence.
Low Barrier Shelter/Housing This minimal barrier approach ensures people make positive choices on
their own rather than forcing their compliance. The RCS community
center believes a minimal barrier approach is necessary because many
of our guests already face challenges beyond abject poverty, such as
addiction, mental, emotional and physical illness, financial hardships,
social skills, etc. Placing barriers to restrict access to shelters or housing
further restricts people from using much-needed services and achieving
eventual independence and housing stability.
A strategy that prevents homelessness by helping people experiencing
Diversion
a housing crisis and seeking shelter to preserve their current housing
situation or make immediate alternative arrangements without having
to enter shelter.
YV. OVERVIEW
a. Agency Overview
Redwood Community Services, Inc. (RCS) is a multi-service, private, non-profit agency 501c(3}
serving Lake, Mendocino, and Sonoma Counties. The organization began its community services in
1996 through foster care, residential care, and mental health for children, youth, and families.
Since then the agency has grown to offer therapeutic afterschool programs, youth resource
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centers, substance use treatment programs, crisis services, prenatal and parenting support
programs, transitional housing, and other services focusing on improving the community.
RCS has been a member of the Mendocino County Homeless Services Continuum of Care
(MCHSCoC) since 2010. In 2016, understanding the seriousness of the housing crisis and its effect
on mental health services, RCS joined our community partners and expanded services to include
the population of people experiencing homelessness.
RCS has been nationally accredited through the Council on Accreditation (COA) since 2014. All new
programs are evaluated to meet COA standards during the next evaluation for renewal.
1. Agency Mission Statement
To improve the lives of children, youth, and families by providing community support and
quality therapeutic services.
Agency Values
• RCS believes that through staff commitment and providing a sense of community we will
assist our children, youth, and families to develop healing relationships.
• RCS strives to help our children, youth, and families gain power in their lives, believe in
themselves, and ultimately trust others enough to give and receive love.
• RCS is committed to developing programs that ensure our children's, youth's, and families'
long term success.
b. Program Overview
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The RCS homeless services community center provides specialized support services for people
experiencing homelessness who may also be living with mental illness, addictions, and other
challenges. The center operates from a low barrier perspective—meaning that guests of the center
are not required to be sober, compliant with mental health or addiction treatment plans, or agree
to participate in programs to receive services and housing support. Instead, guests are welcomed
to the community center to find safety among people experiencing similar challenges and access
support that meets them where they are at.The goal is not simply to get people off the streets, but
to provide a comprehensive array of supports that assist people in achieving stability and moving
forward with their lives. By providing shelter, housing connections, and support in a person-
centered environment, the community center will engage guests to create an atmosphere of trust
where opportunities for change can be discovered.
The community center and emergency shelter will be overseen by a Community Council, which will
be comprised of the center staff, community center guests, neighboring residents and businesses,
partnering agencies and organizations, and other interested community members. Community
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center guests would be invited to contribute by volunteering time and energy toward activities,
such as work in the community garden.
RCS will work with the Mendocino County Board of Supervisors and City of Ukiah to identify and
acquire funding for the ongoing community center and emergency shelter operational costs.
Day Resource Center
The community day resource center will include restroom and shower facilities, minimal
laundry space with a washer and dryer, a resource room, non-commercial food preparation
area, office space, donation sorting and distribution space, a community garden, and a dog run
area. The center will be built and designed to reduce barriers to access for people with
disabilities throughout the whole building. Community and private office space will also be
available for partnering agencies and providers to utilize to provide services to guests of the
center, such as UVMC Street Medicine, MCAVHN, Ford Street Project, RCS' behavioral health
and crisis intervention services, among others. There is also potential for developing services to
treat those center visitors with co-occurring substance use and mental health disorders in this
portion of the facility. The intention is to have a day resource center which can provide
integrated services to those who are homeless, assisting them to build resiliency and break
barriers to housing.
Emergency Shelter
The City of Ukiah and Mendocino County have paid for a temporary winter shelter for three
years, between 2014 and 2017. Each year, a good portion of the funds raised for the shelter go
towards opening and closing costs, renting showers and porta-potties, and re-establishing the
infrastructure needed to operate a shelter. Opening the community center would be a cost
saving measure going forward, as the facility would be set up to provide a location for either an
emergency temporary shelter or an ongoing emergency shelter. This shelter space would also
provide a limited number of crisis-residential beds for crisis prevention and stabilization. There
is also an acute need for these services in our community. The purpose of this emergency
shelter is to provide a warm, dry, safe place for guests who have nowhere else to go with the
intent of minimal negative impact on the neighboring community.
1. Program Mission Statement
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2. Program Vision Statement
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3. Theory of Change
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i. Housing First Model l
Housing First is a homeless assistance approach that prioritizes providing permanent
housing to people experiencing homelessness, thus ending their homelessness and serving
as a platform from which they can pursue personal goals and improve their quality of life.
This approach is guided by the belief that people need basic necessities like food and a
place to live before attending to anything less critical, such as getting a job, budgeting
properly, or attending to substance use issues. Additionally, Housing First is based on the
theory that client choice is valuable in housing selection and supportive service
participation, and that exercising that choice is likely to make a client more successful in
remaining housed and improving their life.2 Housing First does not require people
experiencing homelessness to address all of their problems, including behavioral health
problems, or to graduate through a series of services and programs before they can access
housing. Housing First does not mandate participation in services before obtaining housing
or in order to retain housing. The Housing First approach views housing as the foundation
for life improvement and enables access to permanent housing without prerequisites or
conditions beyond those of a typical renter. Supportive services are offered to support
people with housing stability and individual well-being, but participation is not required, as
services have been found to be more effective when a person chooses to engage.3 Other
approaches do make such requirements in order for a person to obtain and retain housing.
A Housing First approach can benefit both homeless families and individuals with any
degree of service needs. The flexible and responsive nature of a Housing First approach
allows it to be tailored to help anyone. As such, a Housing First approach can be applied to
help end homelessness for a household who became homeless due to a temporary personal
or financial crisis and has limited service needs, only needing help accessing and securing
permanent housing. At the same time, Housing First has been found to be a particularly
� National Alliance to End Homelessness. (April 2016). Fact sheet: Housing First.
2 Tsemberis, S. & Eisenberg, R. (2000). Pathways to housing: Supported housing for street-dwelling
homeless individuals with psychiatric disabilities.
3 Einbinder, S. &Tull, T. (2007). The Housing First program for homeless families:Empirical evidence
of long-term efficacy to end and prevent family homelessness.
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effective approach to end homelessness for high need populations, such as chronically
homeless individuals.4
There is a large and growing evidence base demonstrating that Housing First is an effective
solution to homelessness. Consumers in a Housing First model access housing faster and are
more likely to remain stably housed.5 This is true for both permanent supportive housing
(PSH) and rapid re-housing (RRH) programs. PSH has a long-term housing retention rate of
up to 98%.6 Studies have shown that RRH helps people exit homelessness quickly — in one
study, within an average of two months� — and remain housed. A variety of studies have
shown that between 75% and 91% of households remain housed a year after being rapidly
re-housed.8
c. Mendocino County Homeless Services Continuum of Care
RCS is committed to working collaboratively with the Mendocino County Homeless Services
Continuum of Care (MCHSCoC) and aims to design programs targeting the homeless population
with the following in mind:
MCHSCoC Mission9: to create an effective continuum of housing and support services for the
homeless of Mendocino County.
MCHSCoC Goals10:
• Assist homeless persons to obtain affordable housing;
• Integrate the county's providers of service to the homeless and link them with providers of
housing, to create a comprehensive program to alleviate homelessness;
4 Gulcur, L., Stefancic, A., Shinn, M., Tsemberis, S., & Fishcer, S. (2003). Housing, hospitalization, and
cost outcomes for homeless individuals with psychiatric disabilities participating in Continuum of Care
and Housing First programmes.
5 Tsemberis, S. & Eisenberg, R. (2000). Pathways to housing: Supported housing for street-dwelling
homeless individuals with psychiatric disabilities.
b Montgomery, A. E., Hill, L., Kane, V., & Culhane, D. (2013). Housing chronically homeless veterans:
Evaluating the efficacy of a Housing First approach to HUD-VASH.
' U.S. Department of Housing and Urban Development. (2015). Family options study: Short-term
impacts.
8 Byrne, T., Treglia, D., Culhane, D., Kuhn, J., & Kane, V. (2015). Predictors of homelessness among
families and single adults after exit from homelessness prevention and rapid re-housing programs:
Evidence from the Department of Veterans Affairs Supportive Services for Veterans Program.
9 County Of Mendocino. (2011). Abbreviated Consolidated Plan: Continuum of Care for the Homeless.
lo County Of Mendocino. (2011).Abbreviated Consolidated Plan: Continuum of Care for the Homeless.
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• Increase the number of emergency shelter beds, particularly in geographically remote areas
of the county, and strengthen the emergency services system;
• Assist individuals and families facing eviction to retain housing;
• Strengthen the support services system for homeless families and individuals in transitional
and permanent supportive housing;
• Increase the number of decent, safe, sanitary, and affordable subsidized permanent housing
units, and decent, safe, sanitary, and affordable subsidized permanent units offering
support services, for the disabled homeless and those disabled persons at-risk of
homelessness without discrimination on the basis of race, color, religion, sex, national
origin,familial status, or disability;
• Preserve and retain the affordable housing stock; and
• Increase the supply of supportive housing, which includes structural features and services to
enable persons with special needs (including persons with HIV/AIDS) to live in dignity and
independence.
V. NEEDS ANALYSIS
a. Overview
Rural Mendocino County (pop. 88,378) lies on the Pacific coast about 100 miles north of San
Francisco, covering 3,506 square miles of mostly mountainous terrain. Geographically, Mendocino
County is equal in size to the states of Delaware and Rhode Island combined, but has a population
density of less than 25 persons/square mile. With a population of more than 40,000, the greater
Ukiah community includes almost half of the county population. Ethnically, Mendocino County is
25% Hispanic, with about 9% being speakers of Spanish only. Racially, the county is 86%White, 6%
Native American (primarily from local Pomo tribes), 2% Asian, 1% Black, and 5% of other or
multiple races. One of every five (20%) residents live in poverty and the median household income
of $42,980 is only 70% of the statewide median. The Cities of Ukiah (pop. 16,186) and Fort Bragg
(pop. 7,672) are the primary service centers for inland and coastal communities, respectively. The
area's depressed economy is highlighted by Ukiah's unemployment figures, which in February 2017
stood at 8.1%, compared with 5.2% statewide. The California Family Economic Self-Sufficiency
Standard quantifies the costs of basic needs for California's working families. As of 2014, the self-
sufficiency standard for a single Mendocino County adult was $22,212, equivalent to a full-time
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income at $10.52 per hour. However, 21% of county residents had incomes below the self-
sufficiency standard."
In spite of a relatively small population, Mendocino County has reported one of the highest rates of
homelessness in the nation. According to HUD, Mendocino County's homelessness rate in 2009 was
second only to that of the city of Detroit, with 161 people out of every 10,000 experiencing
homelessness.1z HHSA's January 2017 point-in-time homelessness count identified 1,309 homeless
individuals. This equates to a current homelessness rate of 67.1 homeless people per every 10,000,
more than double California's statewide rate of 29.8 and almost quadruple the nationwide rate of
17.7.13
The county suffers a lack of affordable housing, with a rental vacancy rate of 4.4% in 2013.14 Much
of the housing that does exist is unaffordable for many residents. The Community Development
Commission (CDC) reports that 28% of applicants pulled from the waiting list who receive a
Housing Choice Voucher are able to locate housing where they can use that voucher. These and
other available HUD-funded programs must utilize the Fair Market Rent rate which, in 90% of
available rental units, is below the asking rental rate. More than one-quarter (28%) of county
residents live in substandard housing�s and over half of renters (52%) pay more than one-third of
their income for rent.16
Given that people who are homeless experience encounters with the criminal justice system in
disproportionate numbers, it is worth noting that 60% of participants in the county's Adult Drug
Court and 53%of Behavioral Health Court participants are homeless at program entry. According to
the Mendocino County Probation Department, 80% of its caseload suffers from substance use
disorder, mental illness (ranging from mild to chronic and severe), or comorbidity. Of California's
58 counties, in 2015 Mendocino County had the 12th highest rate of felony drug offenses (20.5%
compared to 14.2%for the State) and a 3-year recidivism rate of 55.2%, compared to 44.6%for the
State.�� In 2016, the county's rate of substantiated child abuse was 17.7/1,000, more than double
the statewide rate of 7.8/1,000, and as of July 2016 the foster care rate of 13.9/1,000 was also
�� Insight Center for Community Economic Development. (2014).
lZ Homelessness Research Institute. (2009). Geography of Homelessness.
13 National Alliance to End Homelessness. (2016). The State of Homelessness in America.
la US Census. (2013).
ls Robert Wood Johnson Foundation. (2015). County Health Rankings.
16 Mendocino County HHSA. (2016). Community Health NeedsAssessment.
17 California Department of Corrections and Rehabilitation, Office of Research. (2015). 2015 Outcome
Evaluation Report.
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more than double the statewide rate of S.0/1,000.18 Youth who are transitioning out of the foster
care system are at high risk of experiencing homelessness.
Substance abuse is one of the most challenging problems in Mendocino County, which lies in the
heart of the rugged "Emerald Triangle" that has for decades provided a convenient cover for the
clandestine growth and harvest of marijuana. The resulting widespread culture of acceptance is
reflected in the growth of the local wine economy and the county having more than twice the per
capita number of alcohol outlets, compared with statewide rates.19
Physical, sexual, and emotional trauma are both causes and consequences of homelessness, and
Mendocino County's high rates of homelessness are linked to high rates of trauma. At 23%,
Mendocino County is fifth highest in the state for the percentage of children who have experienced
two or more adverse childhood experiences (ACE).20 Unabated stress hormones released in the
wake of traumatic events in childhood produce profound and long-lasting effects on children's
brains, which �ater manifest as disease, addiction, mental illness, violence, and criminal behaviors,
often beginning in adolescence.Z� National research consistently shows that mothers who are
homeless are more likely to have significant histories of traumatic stress, interpersonal violence,
mental health issues, and substance use problems when compared with their housed
counterparts.�� Numerous studies conducted during the past decade identify domestic violence as
a primary cause of homelessness in the United States.Z3
b. Existing Programs Serving Homeless Population in the Inland L7kiah Valley
Agency/Program/Group Services
Community Development Commission • PSH certificates (rental subsidy)
• HUD-VASH certificates (rental subsidy)
• Housing Choice vouchers
• Public housing
Consolidated Tribal Health • Medical services
Ford Street Project • Substance abuse treatment (inpatient and
18 UC Berkeley Center for Social Services Research (http://cssr.berkeley.edu/ucb_childwelfare).
19 Mendocino County HHSA. (2013).Alcohol Outlets and Our Community.
20 Child and Adolescent Health Measurement Initiative. (2017). Webinar: Integrating a Trauma-
Informed Approach into Proposition 47 Proposals.
21 Felitti et al. (1998) Relationship of Childhood Abuse and Household Dysfunction to Many of the
Leading Causes of Death in Adults.American Journal of Preventive Medicine,l4.
�� National Center on Family Homelessness. (2010). Service and Housing Interventions for Families in
Transition:SHIFT Study Final Report.
Z3 National Coalition for the Homeless. (1997). Fact sheet:Domestic Violence and Homelessness.
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Agency/Program/Group Services
outpatient)
• Community food bank
• Emergency shelter
• Transitional and permanent housing
• Case management
• Vocational training program
Homeless Services Action Group (HSAG) • Operated the 2016-17 emergency winter
shelter in Ukiah
Legal Services of Northern California • Housing rights and public benefits issues
Manzanita Services � Wellness center
• Mental health services for adults
• Transportation assistance
• Minimal shower access
• Support groups
• Referrals to housing and other resources
Mendocino Community Health Clinic • Medical services
• Obstetrics and gynecology
� Dental care
• Mental health care
• Substance abuse/opiate treatment services
• Some transportation services for the
homeless
Mendocino County Aids &Viral Hepatitis • Mental health services
Network (MCAVHN) • Case management
• Client advocacy
• Client loans and grants
• Client social and informational events
• Coordinated Entry access point
• Food vouchers
• Harm reduction information and products
� PSH case management
• Hepatitis C support groups
• HIV/HCV counseling and testing
� Housing assistance for rent, mortgage, and
utilities
• Overdose death prevention
• Syringe exchange
• Transportation assistance
Mendocino County Health & Human • Public benefits (general assistance, CalFresh,
Services Agency housing assistance, MediCal, CalWorks, etc.)
• Case management
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Agency/Program/Group Services
• Day treatment
• HIV/HVC testing, education, and counseling
• TB testing
• WIC clinic and immunizations
� Substance abuse prevention, intervention,
and treatment
• Prenata�treatment
• Drug court services
• Jail diversion services
Mendocino County Youth Project (MYCP) • Mental health services for youth, ages 0-24
and their families
• Transitional housing program for foster youth
• Street outreach
� Crisis intervention
• Clothing closet for youth, ages 16-24
Plowshares • Hot lunches
• Mail, phone messages, information, referrals
• Laundry and haircuts
Project Sanctuary • Battered women's shelter
• Support groups and counseling
• Para-legal assistance
• Violence prevention education
• Self-defense classes
• Motel vouchers
• Transitional housing
RCS—Arbor Youth Resource Center • Drop-in center for transition age youth (15-
24)
• Substance use treatment
• Workforce Investment & Opportunities Act
services
• Vocational training
• Support groups
• Coordinated Entry access point
• Clothing closet
RCS—Behavioral Health Services � Mental health services
RCS—Redwood Community Crisis Center • Crisis intervention, assessment, and
treatment
• Crisis drop-in center
RCS—Stepping Stones • Transitional housing for foster youth ages 18-
24 and homeless individuals/families with
severe mental illness (ages 18+)
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Agency/Program/Group Services
• Mental health services (18+)
• Case management
• Support groups
Rural Communities Housing Development • Sweat-equity housing for families
Corporation • Subsidized housing for seniors and families
• Permanent housing with support for people
with SMI
Ukiah Valley Medical Center—Street • Urgent health care services
Medicine Program • Street outreach
• Case management
c. Potential for HSCC to Meet Local Needs
This project will serve to fill a gap in our Homeless Services' Continuum of Care —providing people
without stable housing with a safe place to be during the day and access to resources and services,
as well as providing a location for emergency shelter.
d. Benefits to Mendocino County
The benefit provided to those without housing will be, first and foremost, a safe place to sleep. The
community center will produce tangible results in improving the lives of our residents experiencing
a housing crisis by providing options for shelter, a safe place during the day, services to assist with
acquiring housing and accessing resources, and linking them with additional services available
throughout the community.Through outreach, education, and extending invitations for community
collaboration, the center will also help raise public awareness about homelessness, create bridges
between members of the local community, and produce many other benefits to the community at
large. Additionally, through the creation of a Community Council to advise the operations of the
community center, it will empower local citizens to participate directly in an effective solution,
giving them a sense of accomplishment and knowledge that they are able to help.
VI. FACILITY GOALS
a. Land Acquisition
Upon being awarded the CDBG funds, RCS began searching for appropriate properties to house this
project.The identified needs for this project are a piece of property, ideally with a structure already
on it that could be utilized as a community center, within the City of Ukiah Shelter Overlay Zone,
and near to bus transportation and other services frequently accessed by those who would be
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visiting the community center. Initially, a property on Brush St. was identified and RCS entered
escrow to purchase in March of 2016. However, after many months spent acquiring the required
inspections and reports, the sellers of the property accepted another offer and RCS was back on
the search for suitable property for the project.
After several months of intensive searching, and with the City and County's assistance, RCS has
found a viable property for this project at 1045 South State Street in Ukiah. It is in an ideal location:
located within walking distance of a Federally Qualified Rural Health Clinic and Plowshares, a social
services organization that feeds up to 300 people per day. Center guests would have direct access
to a major bus transportation route, with a stop located immediately in front of the property. The
property has a large structure that was used through the end of April as a temporary winter shelter
operated by the Homeless Services Action Group (HSAG), as approved by the Ukiah Building and
Planning Commission. RCS entered into escrow for this property in February, 2017.
b. Property Frontage Improvements
There are a number of frontage improvements required by the City of Ukiah, such as improvement
of existing sidewalks and development of additional sidewalks, development of the parking lot, and
other improvements to the property. One of RCS' priorities is the construction of a fence that will
encompass the facility.
c. Public Facility
The property at 1045 S. State St. has a large building already constructed that will be rehabilitated
for the community center component of this project. Renovations on the interior and some
exterior improvements will begin as soon as escrow closes, with the target opening date for the
community center and shelter being November 1, 2017.
VII. SERVICES OFFERED
The community center will work to address to needs of those who are homekess by providing a wide
array of services and supports, including:
• Bathrooms • Educational Services • Lockers&Storage
• Resource Navigation (Case • Emergency Shelter • Mailing Address
Management) • Food(minimal) � Phone&Messaging Center,
• Clothing Closet • Internet Access including phone charging
• Connections to Housing • Job Listings&Services stations
• Coordinated Entry • Laundry Facilities • Rapid Re-Housing Program
• Counseling • Linkage to Medical Services • Showers
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• Support Groups • Transportation Assistance
a. Rapid Re-Housing Program
The community center is the location for the RCS Rapid Re-Housing (RRH) program, a housing
program in partnership with the MCHSCoC and funded with Emergency Solutions Grant (ESG) RRH
funds. Eligible participants, with heads of household of age 18 and older, can access rental
assistance and stabilization services to assist them with quickly acquiring and/or maintaining
permanent housing.
VIII. FACILITY STRUCTURE & OPERATIONS
a. Program Location & Description
1045 S. State St.
Ukiah, Ca 95482
This property consists of a large structure on nearly 2 acres of open flat land near the Talmage and
S. State street crossing. The area is primarily occupied by businesses, with a minimal number of
residences along the closest cross street,Thomas St.
b. Hours of Operation
1. Day Resource Center
The center will be open 7 days a week, from 9:OOam-6:OOpm.
2. Winter or Standing Emergency Shelter
The emergency winter shelter would be open 7 nights a week from November 15t to the end of
April, from 5:30pm-9:OOam. Though yet to be determined, if possible, the shelter will be open
year round.
c. Target Population
1. Day Resource Center
The target population of the day resource center would be those experiencing homelessness
and those at risk of homelessness. It is projected that those who access the center the most will
be those experiencing chronic homelessness.
ii. Capacity
The center would be able to host up to 60 guests.
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2. Winter or Standing Emergency Shelter
The emergency shelter would prioritize adults who fall within the definition of chronic
homelessness. The primary focus will be on individuals, with families being referred to the Ford
Street Project shelter for families. However, if possible, given availability, families will be
accommodated. A number of the beds (between two and five, depending on the level of need
on a particular night or season) would be reserved for law enforcement and Redwood
Community Crisis Center to access for clients in crisis or individuals the police want to divert to
the shelter rather than arrest.
Chronic homelessness has a high priority due to its particularly tragic and costly impact on the
individual, family and community. While the cohort who would be provided with shelter at this
facility is relatively small compared to the larger homeless population, those experiencing
chronic homelessness represent not only the neediest clients served by the wider service
system but also the most problematic in terms of resource utilization and associated costs as
these clients often have multiple health, co-occurring substance abuse and mental health
issues, histories of unemployment, hospitalization, criminal backgrounds, and legal issues. As a
whole, this segment of the homeless population historically tends to utilize a disproportionate
share of services and resources.
i. Capacity
The emergency winter shelter will have a capacity to serve 50-60 of the community's most
vulnerable homeless population.
d. Program Environment
1. Day Resource Center
The day center will be set up to be comfortable, welcoming, and informal. The main portion of
the space will be an open community space, with seating and some tables. The center will be
built and designed to reduce barriers to access for people with disabilities throughout the
whole building. There will be computers available for guests to search for housing, apply for
jobs, and access resources online.There will be a meeting room with an accordion style dividing
wall, which can close to make two separate spaces for private groups to meet. The bathrooms
will consist of five individual toilet stalls, with full locking doors, mu�tiple urinals in a private
space, and four individual shower units, with full locking doors and a dressing area in each unit.
Office space will be available for guests to meet with service providers, either RCS providers or
providers from partnering organizations, such as case managers or care coordinators.There will
be an exam room with a private bathroom which will be available for the UVMC Street
Medicine program to utilize. Laundry facilities and minimal food prep space will also be
_. . -- — _ � _—_ _. - - - -
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available.The showers, bathrooms, laundry, and food prep space are accessible to both the day
center and the shelter portions of the community center.
2. Winter or Standing Emergency Shelter
The shelter will consist of two open dorms, each with rows of cots. One dorm will be designated
for men and one for women, with guests being assigned to the side according to their gender
identity. There is potential for flexibility in the cot assignment, with attention paid to what is
needed to provide for the safety of each guest. There will be an office space or observation
room between the two sides, allowing for staff to monitor the shelter guests. The shower,
restroom, laundry, and food prep space will be accessible to the shelter, though the day center
portion of the facility will be locked.
3. Outside Areas
One of the projects the community center will work on with the guests is the development of a
community garden. They will also work to develop a dog run and/or kennels. There will be an
outside space arranged for people to gather, though it will be designed in a way to minimize
disruption to the surrounding residents and businesses.
e. Health & Safety
The community center will follow all federal, state, county regulations regarding Health and Safety
for our guests and the facility.
1. Physical Plant
i. The community center cannot exceed the maximum occupancy, for either the day center or
the emergency shelter, authorized by the City of Ukiah Fire Department, which is clearly
posted in the facility.
ii. Doors will not be blocked and floors will be free of tripping hazards and there will be 44
inches between objects in all walkways to the Exit areas.
iii. Exits will be clearly marked and Exit Plans will be posted in appropriate areas.
iv. A map designating the location of the gas main will be conspicuously posted and known to
the centers on-site emergency-response designee.
v. A gas shut-off tool must be attached near the gas main.
vi. Instructions for using the gas shut-off tool must be posted next to the tool.
vii. Staff will perform regular facility checks for neatness, cleanliness, and safety. The daily
facility inspection will specifically check that all outlets remain safe.
viii.The center will have a chore list and schedule, to ensure a safe, sanitary, clean, and
comfortable environment. Person(s) responsible for tasks indicated on the chore list will be
clearly identified and trained.
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ix. Trash inside the facility is contained in appropriate trash receptacles and adequate supplies
and equipment for housekeeping functions are available. A schedule is established and
posted for collecting and discarding trash. Trash receptacles will be emptied on a regular
basis into the trash bins kept outside on the side lot of the facility. The outside trash bins
will be locked to deter unauthorized dumping of trash.
x. Cleaning supplies are properly labeled and kept in a separate storage area out of the reach
of children.
xi. A Material Safety Data Sheet for Storage of Chemicals will be obtained from the Ukiah Fire
Department and maintained where chemicals are stored on site. An additional copy of the
sheet must be maintained in a location that can be accessed easily by staff and guests in the
event of emergency and will be available upon request.
xii. A first-aid kit will be kept on site at all times and staff will be trained in first-aid and CPR.
Urgent medical issues will be referred to the Emergency Room and other appropriate
medical care providers.
xiii.Fire drills will be regularly conducted and recorded.
2. Facility Safety
Safety issues will be brought to the attention of the Site Safety Officer and any corrections that
must be made will be clearly noted and addressed.
i. For facility maintenance issues that are a risk to safety and health, the staff on shift will
address it if they can safely do so. If additional repairs are needed, they will notify the Site
Safety Officer,who will submit a Maintenance Request.
3. Maintenance
The community center shall maintain a safe environment for guests and has a clearly identified
person to whom guests can report maintenance problems.
i. Facility maintenance issues will be reported to the Site Safety Officer, who will submit a
Maintenance Request.
ii. Maintenance Requests will be handled by the RCS Maintenance team, as designated in the
Maintenance Policy Protocol policy and procedure.
iii. The community center will have a facility maintenance plan that is maintained by the RCS
Maintenance team and Properties Manager.
iv. Routine maintenance is performed by qualified personnel, volunteers, or commercial
services, as needed.
v. All community center equipment and furnishings are maintained so they are clean, safe,
and appropriate for the intended function.
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4. Heating&Cooling
The community center will maintain a temperature of at least 65 degrees during the winter
months and will keep the facility sufficiently cool during the summer.
5. Pest Control
The community center will work to prevent pest infestation within the facility and to control or
eradicate pests as possible. Precautions, such as wiping up spills and crumbs frequently;
checking incoming boxes for insects and rodents, excluding guests' personal belongings; and
elevating garbage containers off the floor, will be taken. The community center will have pest-
control inspections when needed.
f. Building a Community
1. Community Council
The community center will be advised and led by a Community Council that is made up of the
following:
• Community Center guests (of both the day center and shelter)
• Neighboring residents
• Representatives from community partners
� Law enforcement representatives
• City and County staff/representatives
• RCS staff/representatives
• Other community members
The Community Council will meet at least monthly during the first year of center operations.
Meeting frequency will be reassessed after the first year and the requirement will be adjusted
as needed.The purpose of this council will be to review the effectiveness of the center, provide
a forum for feedback and discussion, make recommendations as to the operating policies,
develop center systems and processes, inform the culture of the center, and other items as
needed.
2. Community Center Groups
The community center will regularly host groups for the center guests. These will include
educational, vocational, substance use, socialization, and housing focused groups, as well as a
specific Check In group held at least twice a month to provide an opportunity for guests to give
feedback and input on the operations of the facility, as well as a space to mediate any
challenges and collaborate on solutions. The Check In group will designate the guest
representative(s) who will attend the Community Council.
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Additional committees could include a community garden committee, shelter committee, day
center committee, development committee,and others as needed.
3. Being Good Neighbors
RCS will develop relationships with the neighboring residents and businesses. There is concern
that guests of the RCS community center and shelter would be disruptive to the neighborhood
residents. RCS has worked to establish an open line of communication with the neighborhood
and will work diligently to mitigate known and future concerns. Neighboring residents, property
owners, and businesses will be invited to participate in the Community Council, where they can
learn about and give feedback on the program design, set up, and ongoing operations of the
community center and development of any future facilities and programs on the property. Each
neighbor within 300 feet of the community center will be provided with the facility's direct
phone number and will be encouraged to call with any concerns or challenges. Shelter staff will
work with neighboring businesses and law enforcement to prevent or address concerns.
4. Key Community Partners
RCS coordinates with other providers, including street outreach, medical services, food
resources, emergency shelters, and others, to ensure there is a collaborative approach to
addressing the needs of the individuals and families served. The community center will
maintain a resource list with contact information for providers, services, and agencies in the
community. Participants will be referred as needed to community resources, such as:
• RCS Arbor Youth Resource Center—The Arbor is a resource center for transition age youth
(TAY; ages 15-25), providing groups and classes, youth employment services, and other
activities. The Arbor is an access point for TAY interviews and intake in the Coordinated
Entry system.
• Ukiah Police Department (UPD) — RCS will work collaboratively and cooperatively with the
UPD. One of the goals of the community center, including the emergency shelter, is to
reduce the strain ptaced on the police department by those who are homeless.
• Ukiah Valley Medical Center Street Medicine Program — The Street Medicine Program
provides a vital service to the community, meeting those who are homeless where they are
to provide basic medical care, case management, and connection to more in depth
healthcare services. The RCS community center will include an exam room where Street
Medicine Program workers can meet with clients.
• Mendocino Coast Hospitality Center (MCHC) — RCS has partnered with MCHC to provide
many services for the county. MCHC operates a community center and the RRH program on
the coast. MCHC also operates the homeless shelter on the coast. RCS coordinates with
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them for both the RRH program and referring individuals and families in need of emergency
shelter on the coast.
• Mendocino County AIDS/Viral Hepatitis Network (MCAVHN) — street outreach and case
management for those with addiction and/or chronic illness and/or co-occurring disorders.
• Manzanita Services is an adult drop-in center and provides groups and classes, mental
health support services, crisis services, and case management.
• Ford Street Project — referrals for families with children to their shelter and housing
programs. Referrals for substance use treatment and support.
• Redwood Community Crisis Center(RC3)—for mental health crisis support services.
• RCS Behavioral Health Services (BHS)—for TAY in need of inental health services.
• Other community resources and services.
IX. ORGANIZATIONAL & MANAGEMENT PLAN
a. RCS Board of Directors
The Board of Directors provides oversight to the agency and all its programs, meeting every other
month to review changes, progress, incidents, and other elements central to operating under the
agency mission, vision, and goals. Each RCS program has a Director who acts as a point person and
meets with the Program Manager every other month to review the program's activities, utilization
of services, and plans.
1. 2017 Board of Directors
• Donna Moschetti, Chairperson • Camille Schraeder, RCS Executive
� Nancy Borecky, Vice Chairperson Director
• Cathy Ouellette, Secretary • Gia Dobson
• Donna Gradek,Treasurer • Brian C. Carter, Esq.
• Debbie Rensen
b. RCS Leadership Team
The Leadership Team is made up of the agency Executive Director, Clinical Director, Assistant
Clinical Director, Financial Director, Human Resources Director, Quality Assurance Director, and
Program Directors. The team meets weekly to review the operations of the agency, changes to
staffing, program updates, incidents, policy changes, and financial needs, among other items. The
community center will have a Program Director providing administrative support and supervision
to the program.
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c. RCS Administrative Departments
RCS has a developed their administrative infrastructure to provide extensive support to the
programs, staff, and clients served by the agency.
1. Human Resources Department
The Human Resources (HR) department is responsible for recruiting and hiring staff, initial and
ongoing training of employees, coordinating employee benefits, providing support to
supervisors and staff relating to discrimination, harassment, and discipline, and assisting with
the agency's public relations.
2. Finance Department
The Financial department is responsible for managing agency funds, accounts receivable and
payable, financial reporting on grants, employee payroll processing, and other accounting
responsibilities.
3. Quality Assurance Department
The Quality Assurance (QA) department is responsib�e for conducting internal audits of
program client files, monitoring adherence to regulations and policies, maintaining the agency's
accreditation, promoting quality improvement, and reviewing contracts and changes to agency
documentation.
4. Maintenance Department
The Maintenance department is responsible for the repairs and upkeep of the various facilities
maintained by the agency.
5. Information &Technology Department
The Information & Technology (IT) department is responsible for acquiring the technical
equipment needed for staff and programs, providing tech support to staff, and managing the
agency's electronic data storage systems.
d. Community Center Staffing
1. Day Resource Center
• Full-time program manager to oversee and facilitate the day resource center and shelter
operations
� One part-time to full-time Housing Specialist
• Three to five part-time or full-time peer support counselors
• Mental health service providers (clinicians, case managers, rehab specialists) and potentially
substance use treatment providers:to be determined
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• Volunteers will be utilized where and when possible to provide additional support
2. Winter or Standing Emergency Shelter
• Full-time program manager to oversee the day resource center and shelter
• Full-time shelter supervisor
• Estimated four full-time shelter staff and 4 part-time shelter staff
• Two to four on-call shelter staff
There will be a minimum of two staff on duty at all times to supervise the guests and maintain
safety, inside and outside. These staff will be "Wide-Awake" and expected to address any
problem conditions or behaviors during regular sleeping hours of shelter guests.
3. Staff Training
All staff on duty for any shift trained in Mental Health First Aid, Mandt crisis communication,
conflict management, and safety and security protocols. Each staff position has a training
packet detailing the trainings required initially and annually.
e. Financial Plan
1. Fundraising&Outreach
Outreach will be a core component of the work done by the community center. This outreach
strategy will have two primary goals. First, the community center will work with community
partners to provide education and raise awareness about homelessness in the community.
Utilizing methods such as educational materials, pamphlets, and flyers, attendance of
community events and forums, and hosting informational sessions, the community center aims
to work with the community to reduce the stigma associated with homelessness, as well as
collaborating to address the concerns of the whole community.
The second goal is to increase awareness of the community center's role in the community for
fundraising efforts. RCS has an established practice of community outreach and raising
awareness for fundraising and community support.The agency has over 20 years of experience
providing stable services in Mendocino County, with a history of financial stability and
successful programs. The community center will build on this foundation to develop visibility
and sustainability as a program within Mendocino County and will rely on many different
sources for funding to operate the community center and shelter and is committed to thinking
creatively to find solutions to funding needs.
2. Revenue Sources
i. Emergency Solutions Grant (ESG) Rapid Re-Housing (RRH) funds
ii. ESG Emergency Shelter funds
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iii. Other local, state, and federal grants
iv. Mendocino County Board of Supervisors
v. Mendocino County Health and Human Services Agency
vi. City of Ukiah
vii. Faith-based organizations' donations
viii.lndividual and private donations
ix. Contributions from community businesses
x. Fundraising events and activities
xi. In-Kind Contributions
• The community center will welcome the contribution of goods and/or services that address
the mission and values of RCS and the program. The center will maintain a list of items that
are needed and will post this list publically in the center and through RCS' social media
outreach. In-kind donations and contributions play a significant role in keeping the cost of
operations down.
�. Guest Code of Conduct
• RESPECTFUL — Guests will maintain respectful behavior towards all staff, volunteers, guests, and
the neighborhood.
• PEACEFUL — Guests will not participate in any physical or verbal violent or abusive behavior,
including the use of abusive language and/or threats towards others. Violent behavior that
threatens the safety of others is grounds for immediate removal from the community center.
• SUBSTANCE FREE FACILITY— No use, possession, and/or sale of alcohol/drugs is permitted on the
community center grounds. Smoking is allowed only in designated outside areas. While guests will
not be turned away for being intoxicated, they are expected to refrain from imbibing, ingesting,
injecting, or otherwise taking illicit substances while at the day center and shelter.The sale and/or
distribution of illicit substances while on community center grounds is grounds for immediate
removal from the center.
� CLEAN — Guests are expected to maintain an acceptable level of personal hygiene and clean up
after themselves.
• PERSONAL SPACE —Guests of the shefter are to keep their personal space free of clutter and beds
are to be made daily.
• SAFE & PRIVATE — Guests are entitled to reasonable privacy. No sexual contact of any kind. No
firearms will be permitted. Knives and other weapons must be locked in the secured locker by staff.
In the shelter area,guests are not allowed in other guest's sleeping areas.
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• NEIGHBORLY — Community center guests will respect the neighborhood by not littering, loitering,
or being otherwise disruptive. Quiet time is between 9pm and 8am and guests are expected to
minimize their time spent outside the shelter and keep their noise level down.
• COOPERATIVE — Community center guests will participate in daily chores and cooperate with
requests from staff.
XI. Guest Responsibilities
Guests of the community center are responsible for the following while visiting and utilizing the center:
• The responsibility to respect the rights of others to feel safe;
• The responsibility to respect the cultural backgrounds of others;
• The responsibility to respect the privacy of others;
• The responsibility to follow the expectations, rules, and Code of Conduct of the center and its
programs;
• The responsibility to let center staff know if unable to keep an appointment and need to
reschedule or if unable to return to the shelter by check-in time;
� The responsibility to inform staff if it is perceived that any staff member has breached
confidentiality, ethics, or treated anyone unfairly.
XII. Guest Personal Rights
The community center is committed to recognizing the individual personal rights of individuals, based
on basic human needs, laws, and other factors.
Guests have the right:
• To feel safe in the community center and associated programs.
• To be treated in a manner that respects dignity and individuality.
• To enjoy a safe and healthful living environment.
• To have reasonable accommodations under fair housing laws, when such accommodations
are necessary because of their disability.
• To progress through the center programs at their own level of comfort and according to
their own goals.
• To remain in the community center/shelter and not be involuntarily removed or terminated
without reasonable notice, good cause, and due process procedures followed.
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• To have access to fair, appropriate, and standardized procedures for determining eligibility,
admissions, sanctions, dismissals, and grievances.
• To be afforded reasonable privacy and confidential treatment of personal, social, financial,
medical, and behavior health records, except as necessary by law or by consent. This
includes the right to privacy regarding their personal belongings. Staff may request that
guests show them what is in their bag(s) and pockets.
• To voice concerns, opinions, and make suggestions regarding community center rules and
operations.
• To refuse medication and any treatment. Refusal of inedication, services, or treatment is
not, by itself, cause for exit from the center or shelter.
• To refuse to participate in "therapeutic treatment" or activities.
• Guests have the right to choose health care providers.
• To be informed of their human, legal, and civil rights, and to speak up when they feel they
have been violated.
• To be included in the decision making process and informed of decisions made about them
and their family.
• To confidentiality in accordance with the policy detailed in the Program Procedures section
of this document.
XIII. PR�GRAM POLICIES
a. Collaboration with Law Enforcement
The RCS community center is committed to collaborating with the Ukiah Police Department (UPD)
and other �aw enforcement entities to best serve the guests of the center, neighboring residents,
and community. Law enforcement representatives are invited to participate on the Community
Council, where they can directly provide feedback and influence the operations of the program. A
regular practice of communication between the center and law enforcement would provide the
opportunity to identify potential issues with guests and collaborate on ways to prevent, mitigate,
and de-escalate issues.
b. Conf'identiality
All information pertaining to guests is covered by RCS' confidentiality policy and procedure. The
center will not share information regarding guest history, progress, placement, health, or any other
information without their permission. When they enter the program they will be asked to sign a
release of information form allowing RCS to communicate with specific people and agencies, as
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needed and requested. Guest personal information will only be shared without their permission if
it is subpoenaed by a court of law or in the situations described in the policy detailed below
regarding mandated reporting.
Part of the role of the center's Community Council is to review the policies, practices, issues, and
changes that come up at the community center. Part of this review could include discussion of
specific incidents that relate to specific guests. All efforts will be made to generalize the details so
as to prevent revealing the identity of the guest(s) involved, while also providing the information
needed to effectively review the incident and any needed changes to policy, procedure, and
program operations.
1. Mandated Reporter
RCS employees are mandated reporters and are required by law to report specific incidents or
situations to the Police or Sheriff's Department, the Probation Department, or Health & Human
Services Agency (HHSA). Guests should be informed of RCS's Mandated Reporter policy.
Children and older adult mandated reporter requirements are regulated by California law,
under the Child Abuse and Neglect Reporting Act (CANRA) and the Welfare & Institutions Code
for Elder Adults. California law provides for mandatory reporting of physical abuse, neglect,
self-neglect, sexual abuse, mental suffering, financial abuse, isolation, abandonment or
abduction of a child, elder, or dependent adult.
Duty to Warn: The Tarasoff case in 1974 sparked legislation that covers when clinicians are
required to report risks of violence involving adults. While the center employs staff who are not
therapists or clinicians, RCS could require staff to follow the elements of this regulation. The
Duty to Warn law stipulates that when a clinician or therapist determines that their patient
presents a serious danger of violence to another, they incur an obligation to use reasonable
care to protect the intended victim against such danger. This may require the therapist to take
one or more various steps, depending on the nature of the situation. These steps may call for
them to warn the intended victim or others likely to apprise the victims of the danger, to notify
the police, or take whatever steps are reasonably necessary under the circumstances.
The appropriate reporting requirements must be followed when the mandated reporter
observes the incident, the victim reports abuse has occurred or has knowledge of abuse, and
when an injury or condition reasonably leads the mandated reporter to suspect abuse has
occurred. The law requires mandated reporters serving children and elder or dependent adults
to make a verbal report immediately or as soon as practical, followed by a written report to
HHSA on that agencies form. Failure of a mandated reporter to report suspected abuse and/or
neglect of a child, elder, or dependent adult is a misdemeanor. When the abuse results in death
or great bodily harm,the penalties for failing to report increase.
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The identity of people who report is kept confidential by the HHSA. Names of reporting parties
may only be revealed to other investigative agencies as specified by law. No person required to
report abuse will bear criminal liability for reporting suspected abuse. No supervisor or
administrator may impede or prohibit reporting. A victim of abuse may refuse or withdraw
consent to any investigation or provision of services, which are initiated as a result of the
report, unless a violation of the Penal Code has been alleged. While not required, participants
will be notified if a report will be or has been made, if possible.
c. Coordinated Entxy
As a member of the MCHSCoC, RCS participates in the Coordinated Entry (CE) process and follows
the CE Program Standard manual established by the MCHSCoC. The primary goal of the CE process
is for all MCHSCoC funded assistance to be allocated as effectively as possible and that it is easily
accessible, no matter where or how people present. CE prioritizes assistance based on vulnerability
and severity of service needs, as well as to match individuals with participating agency programs
designed for their level of need and support. People are not screened out for assistance because of
perceived barriers to housing or services. The process is Housing First oriented in order to house
people quickly without preconditions or service participation requirements. Emphasis is placed on
centering the participant and their choice, which can include location and type of housing, level of
services, and other options.
Every guest will be entered into the Coordinated Entry system and will be assessed using the
Vulnerability Index & Service Prioritization Decision Assistance Tool (VI-SPDAT), which helps
identify who should be referred to which housing and support intervention. Individuals and
households entered in the CE system are organized on a By Name List (BNL), which is the
MCHSCoC-wide waitlist for all participating housing programs.
The Vutnerability Index - Service Prioritization Decision Assistance Tool (VI-SPDAT) is a pre-
screening tool that is designed to be used by all providers within a community to quickly assess the
health and social needs of homeless persons and match them with the most appropriate support
and housing interventions that are available. The VI-SPDAT allows service providers to assess and
prioritize the universe of people who are homeless based on the acuity of their needs, The VI-
SPDAT assesses a broad range of protective and risk factors, such as support networks, deep
poverty, domestic violence, disability, and employment history. Using VI-SPDAT throughout the
community allows providers to move beyond assisting only those who present at their particular
agency and begin to work together to prioritize all homeless people in the community, and creates
a single database of people experiencing homelessness.
See also: Shelter Screening& Intake.
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d. Discharge
The community center ensures that when service to a guest is terminated, either voluntarily or
involuntarily, employees follow an orderly and respectful process. Discharge may occur when the
guest:
• Achieves their goals and is ready to discontinue services;
• No longer wants to stay at the shelter or access the center;
• Refuses to adhere to the policies of the shelter (e.g. violent behavior, weapons possession,
sale/distribution of illicit substances); or
� Has needs that exceed the resources and expertise of the center.
1. Involuntary Discharge
Guests who have repeated violations of the center's Code of Conduct could be subject to
termination and removal from the facility. Guests with violent behaviors or are engaging in
behavior that presents an immediate threat to the safety of others are subject to immediate
dismissal from the community center and could be banned from returning. The Program
Manager must sign off on the decision to ask a guest to leave the day center and the Shelter
Supervisor or Program Manager must sign off on the decision to ask a guest to leave the
shelter. Center employees should assist guests who are involuntarily discharged with linking to
other appropriate services. This may include, among other things, making referrals or providing
the guest with resources to self-refer. Staff should remain non-judgmental in their approach
and be honest with them about why they are being discharged. A guest may react angrily to
involuntary discharge and staff may be the target of that anger. If there are concerns this may
happen, staff should ensure they are not alone during the discharge process. All guests who are
involuntarily exited from the day center and/or shelter will be told if they are eligible for re-
entry, how much time must pass before re-entry, and what the process for re-entry is.
2. Appeal Process
If a guest who has been involuntarily discharged wishes to be considered for re-entry to the day
center or shelter, they may take the following steps:
• The guest should request a meeting with the Program Manager (and Shelter Supervisor, if
involuntarily discharged from the shelter) and discuss the matter fully with them. The
Program Manager will make a decision on any corrective action plan required within the
boundaries of their authority, calling on the Community Council for input if necessary and
appropriate. The corrective action plan will include details on what is required of the guest
in order for them to return, is there a waiting period before they can return, and what
should occur if they violate the plan, among other things.
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• If the guest is not satisfied with the outcome of ineeting with the Program Manager, they
may submit a grievance that will be reviewed by the Program Director. The Director will
take any corrective action required within 10 days and inform the guest of the resolution.
• Guests have the right to ask assistance of another person to speak on their behalf and/or to
help fill out a grievance form.
e. Emergency On-Call Services
Center staff and guests will be provided with a 24-hour agency on-call number. This number will
also be given to the Ukiah Policy Department in order to ensure there are clear lines of
communication and collaboration to address issues that may arise at the center. The center
manager, shelter supervisor, housing specialist, and care coordinators will rotate being on-call after
normal business hours and on weekends. Support for the guests will also be available for mental
health crisis through the county crisis line. If during the day center hours (Monday-Friday, 9am-
6pm), guests can call the center directly, rather than the on-call number. For critical emergencies
that require assistance from resources such as the Police/Sheriff, the fire department, or
immediate medical attention, guests and staff should call the appropriate emergency department,
911, or(800)222-1222 for Poison Control.
£ Food
The day resource center will have minimal snacks available as needed. There will be a microwave,
toaster, and sink available for guests to use. There will be no major food preparation conducted at
the center. Guests are responsible for cleaning up after themselves. There will be a small
refrigerator that is accessible to staff only. Food is not permitted to be prepared or eaten in the
shelter portion of the community center.
g. Grievances
Participants of RCS programs, neighbors, members of the community, and representatives from
other agencies, businesses, and organizations may make complaints regarding RCS, the community
center and its staff, and any component of RCS' services at any time. Those with complaints or
grievances should first attempt to resolve it informally by discussing the problem with program
staff. If a resolution cannot be agreed upon or if any party feels it is needed, a formal complaint or
grievance may be made by letter, on a complaint form, or reported directly to the Program
Manager/Supervisor and/or an RCS Director.
Complaint forms can be found at any RCS office, as well as on the RCS website (www.res4kids.or�).
Completed forms can be mailed to the community center or given directly to any staff person on
duty in any RCS office. If given to a staff member, that staff is responsible for ensuring the form is
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sealed in an envelope and given to the Program Manager or an RCS Director within 24 hours. The
community center will also have a locked box for guests to drop their grievance forms in, which will
be checked once a week. The Program Manager or Director will personally address, in a timely
manner, any complaint received. The complainant will be addressed, either in writing or verbally,
and steps will be taken to remedy the situation. RCS respects the right of individuals to make
complaints and there will be no retaliation against the complaining party.
h. Guest Aftercare & Follow-up
Guests may continue to utilize the day center after acquiring housing for up to a year, based on
level of need for support and assistance. RCS asks guests to maintain contact with the center for at
least a year after acquiring housing in order to track outcomes, specifically whether or not the
participant maintains permanent housing. Follow-up will occur in the form of a survey at 6 months
and 1 year after exit. HMIS has a follow-up assessment that may be used. RCS may provide gift
cards as incentives to participants for completing the follow-up surveys.
i. HMIS
RCS utilizes the Homeless Management Information System (HMIS) to collect information on the
guests of the community center. HMIS is managed and administered by the Mendocino County
Health & Human Services Agency (HHSA). It is used in Coordinated Entry and to collect and manage
data associated with assessments and referrals.
j. Incident Reporting
Incidents relating to the safety, security, health, and wellbeing of the community center guests,
staff, visitors, and facilities will be reported to the Program Manager, Program Director, Community
Council, and other necessary entities in a timely manner and in compliance with federal, state, and
local regulations. Incidents will be reviewed and those involved will be debriefed, with focus being
given on what can be done to prevent reoccurrence.
k. Laundry
• Clean bedding will be provided to each new guest and bedding will be washed every 7th day of
use or as needed.
� Guests have access to the on-site laundry facility and will be assigned a laundry day on admit.
Staff will monitor guests doing their laundry, but are not required to handle the guests' laundry.
• On the scheduled laundry day for their bed, the guest is to strip their bed and put soiled
bedding into dirty laundry receptacle in each dormitory. Staff will reissue clean bedding for the
guest to remake their bed each week.
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1. Lockers & Storage
The minimal locker and storage space will be made available to overnight shelter guests on a first
come first serve basis. However, priority access to storage space will be given to those who are
seeking a secure place to keep their medication and items related to their healthcare. Guests are
responsible for providing their own locks for their locker and must provide the community center
with the combination or the key to the lock. RCS is not responsible for any lost, stolen, or damaged
personal items that guests leave at the center, whether they are left in the lockers or elsewhere in
the community space.
Personal belongings left by guests of the community center will be considered abandoned after
seven days and disposed of. The community center is not responsible for the storage of any guest's
personal belongings, unless a special arrangement is made.
m. Medication
The center will provide a locked storage compartment, accessible only to staff, to store guest
medication. Medication must be labeled with the guesYs name and logged on the proper form.
Guests are responsible for taking their medication as prescribed, filling their prescriptions, and
properly disposing of their medication, if necessary. The community center is not responsible for
administering medication to the guests. Guests must adhere to the following relating to
medication:
• Medication stored by the center must be in either a bottle, vial, or dosette, properly labeled
with the guest's name, pharmacy, physician, the medication name, and dosage.
• Each guest's medication will be stored in an individual labeled container within a locked cabinet
in the staff office.
• Medications will be returned to the pharmacy and marked "for disposal" when a guest has not
returned to the center for their medications for a period of one week.
• Containers of mixed pills will be accepted for storage until the pharmacy can be contacted for
proper dispensing and packaging of inedications. If necessary, the mixed pills will be returned
to the pharmacy for proper disposal.
• Staff are not responsible for ensuring guests' adherence to their medication regimen. However,
good judgment should be used and the Program Manager/Shelter Supervisor notified if a guest
has not been taking their medication or taking too much or too little.
1. Guest Guidelines for Self-Administration
• The guest will administer the medication according to the time, route, and frequency of the
prescription or instructions.
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� The guest is entitled to take their medication out of the locked storage and take it with
them. Staff must sign the medication in and out.
2. Staff Guidelines for Self-Administration
• Staff will provide guests with any materials required to self-administer medications and, if
required, a private place to administer.
• Staff are expected to either add a pharmacy printed medication administration record
(MAR) to the medication binder when a guest enters the shelter/center or, if this is not
available, to create a MAR using the appropriate form.
• The MAR requests that staff ask guests their physician name, pharmacy, and allergies.
• Staff must record and initial on the appropriate log when medications have been taken.
• A signature sheet will be kept current with new staff who initial for medication.
n. Non-Discrimination
RCS is a culturally diverse agency that does not discriminate based on age, gender, sexual
orientation, religion, nationality, ethnicity, and disability. In fact, RCS embraces the cultural
differences that make each and every person unique. RCS is in the service of bringing people
together and healing relationships. By recognizing and embracing the diversity of the people we
serve, we create a community that is more aware and accepting of the differences in all of us. RCS
will provide each participant with the best available services regardless of race, ethnicity, gender,
age, socioeconomic status, geographic location, religion, sexual orientation, or language. Services
will be delivered with sensitivity, dignity, respect, professionalism, and appreciation, putting each
participant at the center of decision-making, with a focus on strengths and resources.
1. Fair Housing Regulations
The Fair Employment and Housing Act (FEHA — see www.dfeh.ca.�ov/) specifically provides
protection from harassment or discrimination in housing. FEHA prohibits discrimination and
harassment in all aspects of housing, including sales and rentals, evictions, terms and
conditions, mortgage loans and insurance, and land use and zoning. It requires housing
providers to make reasonable accommodations in rules and practices to permit persons with
disabilities to use and enjoy a dwelling and to allow persons with disabilities to make
reasonable modifications of the premises.
2. Reasonable Accommodation
• Center staff will not ask questions about a guest's disability, unless it is directly related to
the provision of service to the guest.
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• If a guest requests an exception to a policy or procedure as an accommodation of their
disability, the center will grant the accommodation when the accommodation is both
reasonable and necessary.
When a reasonable accommodation request is made, the community center manager may
obtain medical verification from the requestor that the accommodation is reasonable and
necessary. Admission to the center will not be denied because of disability.
o. Parking Lot Use
The parking lot is primarily for use by staff and visitors to the community center. There are a
minimal number of spots reserved for car camping. Those who wish to access those spots must go
through the regular shelter intake process. Those who are allowed to car camp will have access to
the restrooms, showers, and laundry facilities inside the shelter. Staff will walk through the parking
lot at regular intervals throughout the night.
p. Pets
Pets will be permitted if they are well behaved and not disruptive. Some limited kennel and crate
space is available inside and at night pets must be kept to their kennel or crate. Kennels and crate
are available on a first-come, first-serve basis, though priority will be given to guests with service
animals. Animals must have the ability to remain quiet throughout the night. Additional reasonable
accommodations will be made as needed for guests with service animals. The center will have
information available for guests regarding resources for pet vaccinations, spay and neutering
services, and other pet care needs. The center will work with guests and County Animal Control to
ensure pets are properly vaccinated and licensed with the county.
q. Progressive Engagement & Diversion
Progressive engagement recognizes that there is no way to accurately predict how much help
someone may need to end their homelessness and avoid a return to the streets or shelter. While
many people can successfully exit homelessness and avoid immediately returning with a small
amount of assistance, there are no dependable predictors to guide the amount of assistance
needed. In this approach, participants are initially offered "light-touch" assistance, including help
creating a reasonable housing placement and stabilization plan, housing information and search
assistance, and, as available, limited financial assistance for arrears, first month's rent, or security
deposit. The center staff will regularly re-assess housing barriers and seek to close cases as soon as
housing retention barriers are resolved. Assistance is provided on an "as-needed basis" to keep a
participant housed and, within funding constraints, RCS offers more intensive support, additional
rental assistance, or step-up referrals and help to access community-based assistance.
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Diversion is a strategy that prevents homelessness for people seeking shelter by helping them
identify immediate alternative housing arrangements and, if necessary, connecting them with
services and financial assistance to help them return to permanent housing. The main difference
between diversion and other permanent housing-focused interventions centers on the point at
which intervention occurs. Prevention targets people at risk of imminent homelessness; diversion
targets people as they are applying for entry into shelter; and rapid re-housing targets people who
are already homeless.
r. Security & Safety
There will be staff on site at the community center at all times. Staff are trained in first aid and CPR,
conflict management and de-escalation techniques, and on effective security protocols. There will
be an identified lead staff for each shift who will be the point person for security and safety issues.
Issues relating to security and safety will be first addressed by the staff on site. There will be
additional support available to address incidents as needed, which staff can access through the
emergency on-call system. Incidents that present a threat to immediate safety and well-being
and/or include law violations will be reported to the police department. Staff will be trained in the
agency policies and process for cooperating and collaborating with law enforcement, in order to
best promote effective response to incidents.
Additional security measures will include nighttime lighting and cameras overlooking the parking
lot and side yard, with monitoring screens inside the staff space on the shelter side of the
community center. Neighbors will be provided with the number for the center's direct line to
provide them with a method for reporting concerns, complaints, or problems as they arise.
Overnight shelter guests will be asked to declare if they have a weapon prior to entering the
shelter. No firearms will be allowed on the premises. Knives must be locked in the secured locker
accessible only to staff.
The community center will maintain a practice of patrolling a one mile radius around the facility at
least once per day, picking up litter, promoting cleanliness, engaging with neighbors, enhancing
safety in the immediate vicinity, preventing and controlling issues of loitering, unauthorized parking
of guest vehicles, abandoned property, shopping carts, and addressing other issues as needed.
These patrols will be documented on a log, with details recorded regarding incidents, time of
patrol, neighbors interacted with, etc.
s. Shelter Daily Entry & Exit
Shelter guests are required to check in daily, in person or by phone, between 4:OOpm and S:OOpm
to indicate that they will return to their bed that evening. Guests who have not checked in by
phone or in person by S:OOpm will lose their bed and must go through the intake process again.
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The shelter opens to guests at 6:OOpm. Guests must sign in when they arrive at the shelter each
evening. They must arrive by 8:OOpm or make prior arrangements for a late arrival. Guests who
have not arrived by 8:OOpm will lose their bed and must go through the intake process again.
Guests are not to leave after 8:OOpm. Guests leaving the property after 8:OOpm will be considered
self-discharged. Any exceptions will be made on a case-by-case basis by prior arrangement with
staff.
Guests can exit the shelter and lose their bed on a voluntary or in-voluntary basis. If a guest leaves
the shelter voluntarily, they may go through the regular screening process for re-entry. Guests who
are in-voluntarily terminated may be eligible for the Second Chance process, where re-entry could
be possible with a mediated resolution and contract, and all terminations can access the Grievance
Process for possible re-admittance.
Beds will not be held for guests who will be away from the shelter for a night. Reasonable
accommodation requests can be submitted in the case of a medical emergency or other situation
that may necessitate a short stay elsewhere.
t. Shelter Guest Orientation
• Each guest will be assigned a cot, linens, blanket, and pillow.
• Guests should be shown their bed,the bathroom facilities, smoking area, activities area, etc.
• Guests are given the Shelter Orientation to read. If a guest needs special accommodation,
shelter staff will read the Shelter Orientation to them and answer any questions.
• House rules and other policies will be reviewed and places where they are posted should be
pointed out.
• Fire exits will be pointed out.
• Returning guests should be re-oriented each time they have been absent for 30 days or more.
u. Shelter Screening & Intake
The purpose of the shelter is to assist those in our community who are at the greatest risk of
negative effects from exposure to the elements. Eligibility for this shelter will NOT be based on a
first-come, first-serve basis, but will instead be based on the highest level of need. People
interested in staying at the shelter may contact the community center in person or via phone
Monday through Friday to see 'rf a spot is available. If there is more than one person waiting to fill
an open spot at the shelter, entry will be determined by the highest level of need as determined by
the VI-SPDAT completed as part of the Coordinated Entry process.
Guests entering the shelter must meet with community center staff, ideally prior to staying and no
later than S:OOpm on the day of admit, to complete the intake paperwork and orientation. Intake is
conducted between 4:OOpm and S:OOpm at the community center (subject to change based on
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revisions by Community Council). Data collected at intake includes the name, gender, age, ethnicity,
number of persons in household, housing and disability status, and Mendocino County residency.
Guests are required to sign the Center Guest Code of Conduct &Agreement.
Registered Sex Offenders will not be permitted in the shelter. The shelter intake process will
include checking for the potential guest on the Megan's Law website. In addition, those with
warrants open in Mendocino County will not be provided accommodations, with staff checking the
Mendocino County Arrest and Warrant Records website to verify the status of potential guests.
The center will provide accommodations which protect the family unit whenever possible, allowing
parents and children to remain together.
v. Shelter Sleeping Area
� At a minimum,the shelter provides guests with a bed or a cot.
• Each guest is supplied with sheets, a pillow and pillowcase, and at least one blanket. Bed linens
are changed with each change of guest and, if occupied continuously by one person, clean
linens are provided at least once a week.
• The shelter implements routine procedures for disinfecting the bed, mat, or cot, and its cover
with each change of guest.
• As available, appropriate cribs or beds will be provided to people with children.
• All children's furniture and equipment meets national safety standards. Donated furniture and
equipment must also meet these standards.
• Each cot has a tote assigned to it for guests to use for their personal belongings. Guests must
keep their belongings contained to the tote and the space underneath their cot.
w. Showers & Res#rooms
The community center provides access to functional, clean, and reasonably private toilets, wash
basins, and showers, with units accessible to guests with disabilities. Guests are expected to keep
their showers to less than 15 minutes. Persons with infants and young children will be provided
adequate space and equipment such as bathtubs, portable tubs, and basins for the bathing and
changing of infants and young children. The shelter will attempt to accommodate guests' special
needs in the provision of facilities.
• Shower and toilet facilities are maintained in working order, with hot and cold running water.
Hot water used for washing and bathing will not exceed 104 degrees Fahrenheit.
• Showers have non-skid strips and other safety measures in place.
• Showers are accessible during day center operational hours, closing as needed depending on
staff availability.
• Showers are accessible during shelter hours to shelter guests from 6:OOpm until 9:OOpm.
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• Showers are available on a first-come,first-serve basis.
• The center provides toilet tissue, soap, and a means for washing and drying hands.
• Towels and soap will be provided for showers, with availability of towels based on donations.
• Trash receptacles will be in each toilet staff for the disposal of personal hygiene products, such
as tampons and pads.
• The bathroom will include a baby changing station.
• To the extent practical, the center will provide for guests' special needs. If accommodation
cannot be made, alternative arrangements will be made with other agencies when possible.
x. Substance Use
While drugs and alcohol are not allowed on the premises, the center does serve guests who are
actively using these substances. The center offers a non-judgmental approach that attempts to
meet people "where they are at" with their substance use. Instead of denying services to people
who are using, the center tries to give opportunities for them to minimize the harms associated
with substance abuse. Staff will not ask guests to be abstinent, emphasizing that they cannot use,
sell, or distribute substances in the center. Staff should help guests recognize that some ways of
using substances are clearly safer than others. Staff should recognize the realities of poverty, class,
racism, social isolation, past trauma, gender-based and sexuality-based discrimination, and other
social factors that affect a person's vulnerability to and capacity for effectively dealing with
substance use.
1. Practicing Harm Reduction
• Staff should support guests with harm reduction relating to substance use. Examples of this
includes, but are not limited to:
o Encouraging a guest who has decided to reduce the amount of substance they consume
in a day;
a Listening and honoring a guest's story about how they became dependent on a
substance (or multiple);
a Talking with them about ways they can use in a safer way and reduce the impacts or
risks it places on themselves or others;
o Helping a guest get past the shame of being addicted so that they can make conscious
choices about what they want to do about it; and
a Giving guests information on how to use more safely to keep them disease free, which
will lead to more options in the future.
• Staff may not automatically ask a guest to leave the center for substance use or for having
paraphernalia in the center. They may ask the guest to remove the paraphernalia from the
center grounds.
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• When addressing a guest who has been found using in the center, staff should offer
alternative solutions to the guest, such as making sure they know where needle exchange
programs are located.
• When guests are quite inebriated or high in the common areas of the center, staff should
ask them to stay to themselves when in this state and minimize their interactions with other
guests.
y. Telephones
The community center has a phone available during operating hours to make and receive calls and
contact the fire department, paramedics, police, and site supervisor personnel.The center also has
or provides access to a phone that guests can use within reasonable limits. This phone is made as
private as possible. The center takes incoming emergency phone messages for guests during
business hours and has a process for making these messages available to them. To protect guest
confidentiality, messages are taken without confirming whether or not the individual is a guest of
the center.
z. Violations of the Rules
The community center uses a low barrier framework, which means that policies that make it
difficult for guests to enter shelter, stay in shelter, or access housing and income opportunities
have been adjusted to minimize barriers to shelter, housing, and services. When guests violate the
code of conduct or are engaging in behaviors that are challenging, staff will speak with those guests
with a goal of maintaining the guest's use of the center or stay at the shelter. Communication,
collaborative problem solving, conflict management, and resolution are central to addressing
problematic behavior and rule violations. Staff will work with guests to create agreements about
behavior and what is expected. There are not a certain number of rule violations that will
automatically lead to discharge from the shelter. Staff will document those incidents that are
creating conflicts, challenges, and barriers for guests and staff. These incidents will be reviewed by
the Program Manager, Shelter Supervisor, staff team, and Community Council, as appropriate.
Non-violent violations will be subject to verbal and written notices with action steps for the guest
to come into compliance. Guests who are not able to come into compliance and have repeated
violations could be subject to termination and removal from the facility. Guests with violent
behaviors are subject to immediate dismissal from the community center and could be banned
from returning. Please see the Discharge section of the Program Policies for more information.
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aa.Violent Behavior
A guest will be told to leave the center when staff has witnessed them, they have admitted to, or
there is sufficient evidence to substantiate being violent or physically intrusive on the center
grounds or they have repeatedly targeted another individual.This includes:
• Hitting, kicking, slapping, pushing
• Throwing objects at someone
• Any unwanted physical contact
• Being verbally abusive repeatedly to the same person
Staff will intervene in a conflict and encourage those involved to work things out respectfully, offer
to mediate, and name abusive behavior. When tension is high, staff will prioritize being in common
areas with clients. If a guest is an immediate threat to the safety of others, they may be required to
leave the center. Whenever possible, the decision to tell a guest to leave should be discussed with
the Program Manager and/or Shelter Supervisor. However, for threats to immediate safety staff is
empowered to make that decision to protect others and themselves, notifying the Program
Manager as soon as it is safe. For violent incidents, an incident report must be completed. Please
see the Discharge and Incident Reporting sections for more information.
bb.Visitors at the Shelter
The shelter does not permit guests to have visitors.
• Exceptions to the no visitors policy includes Case Managers, Probation/Parole Officers, Clergy,
designated members of open 12-step meetings, and other service related individuals who have
been approved by center management.
cc. Volunteers
The community center will utilize volunteers to help provide a full range of services and keep costs
down. Volunteers can assist with janitorial tasks, intake, entry, and orientation to the shelter,
organization and distribution of donation items, serving snacks, facilitating groups and activities,
and other service opportunities. The screening, background checks, and selection of volunteers
would follow the RCS Volunteer Policy and Procedure protocols. Volunteers would receive an
orientation and trainings as needed for the tasks they will be conducting and would be overseen by
the community center program manager and/or shelter supervisor.
1. Community Service
RCS will accept volunteers wishing to complete their court ordered community service hours.
These volunteers can assist with janitorial tasks, organization and distribution of donation
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items, orientation to the shelter, laundry, and other service opportunities. These volunteers
must be overseen by center staff and not left alone in the facility.
dd.Weapons
Firearms, including BB guns, and explosive devices are not allowed on the center grounds. Other
weapons must be checked with center staff prior to entry. Staff will make the determination as to
what constitutes a weapon. Knives, spears, swords, clubs, and tasers are considered weapons, but
work tools, sports equipment, and other items could also be required to be checked in. Items which
require check-in must be tagged with the guest's name and date of check-in. All checked items
must be immediately stored in a locked box or cabinet. Guests may retrieve their item(s) when they
are ready to leave the facility. All checked items will be recorded on a log, with the date they were
checked and then the date they are retrieved will be recorded.
XIV. PROGRAM EVALUATION
a. Evaluation Plan
The community center's performance will be monitored internally within RCS. RCS' Quality
Assurance department will audit the center's charts and documents bi-annually to monitor
compliance with regulations, internal policies, and any relevant standards. Evaluation efforts shall
be informed by metrics established annually by the MCHSCoC.
In addition, the community center will regularly report on goals, progress, and outcomes to the RCS
Board of Directors, funders, and the community.
b. Goals, Ob,jectives, & Outcomes
Section intentionally left blank for future use.
Objectives Outcomes
GOAL 1. Provide a seamless flow of services and resource navigation.
1a.
GOAL 2. Develop a coordinated homeless outreach center that can be a hub for all outreach
services to homeless individuals.
2a.
GOAL 3. End homelessness in the Ukiah valley.
3a.
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c. Tools
• Guest satisfaction surveys conducted quarterly for the community center and monthly for the
shelter.
• Bi-annual guest chart audits
• Guest follow-up surveys
• VI-SPDAT, initial and follow-up
• HMIS intake data and regular updates
d. Reports
• Quarterly guest satisfaction survey summaries
• Bi-annual guest chart audit summary
• Annual Program Evaluation Report
e. Ethical Considerations
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XV. Appendices
THE
,
T� �FFE�TIVE ��+�#:ER�EIVC�' 5HELTER
, � �. o, � , ..,
' HOUSING FIRST , - ..,. s:;, ,� ..;.. . .s,`, ,;
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�
' � .
� � � . � • .
! WHAT IS HOUSING FIRST? I WHO CAN BE HELPED BY HOUSING FIRST?
Housing First is a homeless assistance approach A Housing First approach can benefit both
that prior�tizes providing permanent housing to homeless families and individuals with any de-
people experiencing homelessness, thus ending gree of service needs The flexible and respons�ve
their homelessness and serving as a platform nature of a Housing First approach allows it to
from which they can pursue personal goals be tailored to help anyone As such, a Housing
and improve their qualtty of life This approach First approach can be applied to help end home-
i: guided by the belief that people need basic lessness for a household who became homeless
ne�essities like food and a place to live before due to a temporary personai or financial crisis
attending to anything less critical, such as get- and has limited service needs, only needing help
ting ���ob. budgeting properly. or attend�ng to accessing and securing permanent housing. At
substance use issues Additionally, Hous�ng First the same time. Housing First has been found
is based on thc� theory that client choice is valu- to be part:cularly effective approach to end
able in housing selection and supportive service homelessness for h�gh need populations such as
parti:ipation, and that exercis�ng that choice is chranically homeiess individuals.'
I�kely to make a c!�ent more successful in remain
ing h�.:�used and �mprov.ng their life. WHAT ARE THE ELEMENTS OF A HOUSING
� FIRST PROGRAM?
� HOW IS HOUSING FIRST DIFFERENT Housing First programs often provide rental as-
FROM OTHER APPROACHES? sistance that varies in duration depending on the
Housing First does not require people experi- househoid's needs. Consumers sign a standard
encing homelessness to address the all of their lease and are able to access supports as neces-
problems including behavioral health problems, sary to help them do so A variety of voluntary
or to graduate through a series of services pro- services may be used to �:r�,mote housing stabil-
grams before they can access housing Housing ity and weil-being during and following housing
First does not mandate participation m services placement.
either before obtaining housing or in order to
retain housing. The Housing First approach views Two common program models follow the Hous-
housing as the foundation for life improvement ing First approach but differ in implementation.
and enables access to permanent housing without Permanent supportive housing (PSH) is targeted
prerequisites or conditions beyond those of a typi- to individuals and families with chronic illnesses,
cal renter. Supportive services are offered to sup disabilities, mental health issues or substance
port people with housing stability and individual use disorders who have experienced long-term
well-being, but participation is not required as ser- or repeated homelessness It provides longterm
vices have been found to be more effective when rental assistance and supportive services
a person chooses to engage." Other approaches
do make such requirements in order for a person A second program model. rapid re-housing, is
to obtain and retain housing employed for a wide variety of individuals and
families It provides short-term rental assistance and participate in job training programs, attend school,
services. The goals are to help people obtain housing discontinue substance use, have fewer instances of
quic:kly, increase self-suffi�:�iency, ancl remain housecl. domestic violence, and spend fewer days hospital-
The Core Components of rapid re-housing—housing izecl than those not participating
iclentification, rent ancl move-in assistance, ancl case
management and services—operationalize Housing Finally, permanent supportive housing has been
First principals. founcl to be cost efficient. Providing access to hous-
ing generally results in cost savings for communities
y DOES HOUSING FIRST WORK? because housed people are less likely to use emer-
There is a large and growing evidence base demon- gency services, including hospitals, jails, and emer-
strating that Housing First is an effective solution to gency shelter, than those who are homeless. One
homelessness. Consumers in a Housing First model study found an average cost savings on emergency
access housing faster' and are more likely to remain services of$31,545 per person housecl in a Housing
stably housed� This is true for both PSH and rapicl First program over the course of two years.xii Anoth-
re-housing programs. PSH has a long-term housing er study showed that a Housing First program could
retention rate of up to 98 percent.`'' Studies have cost up to $23,000 less per consumer per year than
shown that rapid re-housing helps people exit home- a shelter program.x�"
lessness quickly—in one stucly, an average of two
months —ancl remain h��usecl. A variety of stuclies
have shown that between 75 percent and 91 percent
of households remain housed a year after being rap-
iclly re-housecl
More extensive studies have been completed on PSH
fmcling that ..lients report an increase in perceived
levels of autonomy, choice, and control in Housing
First programs. A ma�ority of clients are founcl to
participate in the optional supportive services pro-
videcl, often resulting in greater housing stability.
Clients using supportivu services are more likely to
7sembens,S &Eisenbery R Pathways to Housiny: Supported Housing for Street-Dwelling Homeless Individuals�vith Psychiatric Dis-
abdities 2000
Einbinder, 5 &Tull.T The Housiny First Proyram for Homeless Families:Empirical Evidence of Long-terin Efficacy to End and Prevent
Family Homelessness 2007
Gulcur,L:Stefanac,A ��liinn.M,Tsemberis,S.,&Fishcer,5.Housing.Hospitalization,and Cost Outcomes for Homeless Individuals
with Psychiatric Disabilities Participating in Continuum of Care and Housing First Programmes.2003.
Gulcur,L Stefancic A Shinn M,Tseinberis,S.,&Fishcer, S.Housing,Hospitalization,and Cost Outcoires for Homeless Individuals
with Psychiatric Disabilities Participatiny in Continuum of Care and Housing First proyrains.2003.
vTsemberis,5 &Eisenbery,R Pathways to Housiny:Supported Housiny for Street-Dwelliny Hoineless Individuals with Psychiatric Dis-
abilities.2000
Montgomery,A E,Hill. L.,Kane V.,&Culhane,D.Housiny Chronically Hoirieless Veterans:Evaluating the Efficacy of a Housing First
Approach to HUD-VASH 2O13
U 5 Department of Housing and Urban Development.Family Options Study. Short-Term linpacts.2015.
Byrne.T.Treylia. D.Culhane. D,Kul�n,J.,&Kane,V.Predictors of Hoirelessness Among Fainilies and Single Adults After Exit froin
Homel-�ssness Pre.�ention and Rapid Re-Housiny Programs:Evidence from the Department of Veterans Affairs Supportive Services for
Veterans Program 2015
Tsemberis. S Gul ur. L..&Nakae, M.Housiny First,Consumer Choice,and Harin Reduction for Homeless Individuals with a Dual Diay-
nosis 200d
Einbinder,S &Tull,T The Housing First Program for Homeless Families:Etnpirical Evidence of Long-terin Efficacy to End and Prevent
Fainily Hoinelessness 2007.
Gulcur,L Stefancic.A,Shinn,M.,Tsemberis,S,& Fishcer,S.Housing,Hospitalization,and Cost Outcomes for Hoireless Individuals
with Psychiatric Disabilities Participating in Continuum of Care and Housing First proyrams.2003
Perlinan J &Par:�nsky.J.Denver Housing First Collaborative:Cost Benefit Analysis and Proyram Outcomes Report 2006
Tsemberis S &Stefancic,A.Housing First for Long-Term Sl�elter Dwellers with Psychiatric Disabilities in a Suburban County: A Four-
Year Study of Housing Ao ess and Retention.2007.
Empioyee Name:
.�.........�........� _-,
Job Title:
Redwood ComrnuniLy Sc�vices,Inc
REQUIRED INITIAL TRAININGS FOR ALL STAFF
• Welcome To Relias Within 30 Days of Hire
• COA Introduction Within 30 Days of Hire
• RCS Employee Manual Within 30 Days of Hire
• Initial On Site Safety Training Within 30 Days of Hire
REQUIRED ANNUAL TRAININGS FOR ALL STAFF
• Confidentiality and HIPPA Within 30 Days of Hire + Yearly
• Cultural Competency (Provider) Within 30 Days of Hire + Yearly
• Cultural Diversity (Non-Provider) Within 30 Days of Hire + Yearly
• Defensive Driving Within 30 Days of Hire + Yearly
• Ethics & Boundaries Within 60 Days of Hire + Yearly
• Sexual Harassment Prevention Within 30 Days of Hire + Yearly
REQUIRED BI-ANNUALTRAININGS FOR ALL STAFF
• Mandated Reporter Within 30 Days of Hire + Every 2 years
• CPR/First Aid Next Available Training
REQUIRED ANNUAL TRAINING HOURS FOR YOU
Yearly Training hours required for your position:
Due each year by this date:
MAKE NOTE OF YOUR SCHEDULED IN-PERSON TRAININGS HERE:
Be sure to communicate the below scheduled training dates to your Supervisor. If the scheduled dates
do not work it is YOUR responsibility to contact the Training Coordinator to make other arrangements.
CPR/First Aid: Pro-ACT/Crisis Communication: Water Safety:
Mendo-Lake Alternative Service, �nc. �
100 N.State Sk Rm.2�9
Ukiah. Ca.95482
Uloiarh Uf�ce:
707/�68-342?
707/463-6313 Fax
MEMOR�TDUM OF I7NDERSTANDING
Your Agency(�ereafter referred to as"Worksi�e'�assvmes responsibility ta supervise and
accuiately accouat fvr houts w+�rked by the voluuteers.
Warksite will easure thar voluntears are p�+ovideti with orientations,job descrip�ons and training
neccssary for thcm to perfvnu the�tesks.
Worksite must be covered by insuranct;howevcr,all voltmteers sig�,agree to m�d tmderstand
that t�ey must sce[c medical tr�atment on their own if tbey are in,jured while performing their
co�munity service obligations. Please notc that MLAS does have an in��*A*+ce pollcy W cover
in}vries tbat may hapPcn at the wocicsite,as long as this peison is properlY assigned to you,aad
all necessary safety requirements are followed. MLAS also canries Liabiiity Insuranca(a coPY
can be provided in necessarY)-
Wrnrksite will coordinate with the volunteer as to tha days and hoiu�s thet will be worked. Each
rrolurneer has signed an agreemeut that includes good business�cactices(ie:calling if unable to
wnrk on essigned day,proper att�re,,ao drugs,etc.)and an agreement to wark at least 8 hours per
week
If volunteer does not£ulfill t3teix zesponsibilities ta your wr,uksite,you maq refer them back to
MLAS for raassigameu�
Each voluateer is responsible�or their own timesheot They will deliver it to the worksite at the
first inicrview ead collect ii whea thc.y are completed with theff required hours. It is the
responsi'ln'lity of the vcstunteer to txun in thcir completed tiaiesheet to MI.AS by 4:pOpm on or
befot�their�mplct�on dste.
�Wo�csites must�QT let volunteers work withont first receiving a MLAS timesheet and
voIunteer may N,_Q�work gast their completion date.
� We snggest that you maloe and kecp a copy of all timesheets for your records.
E0/Z0 �Jtld EiE969bL0Li 9t�E0 LZOZ/8T/90
Wdi5�Z0 LTO�/6Z/90 Q3/1I3�32!
Mendo�Lake AlternatYve Service, I��
�oo N srare Sx�a,�,ao9
U�4iaii,Ca 95482
707/468 3413 •�
707/463-63I9 Fmr
�N - om��ion 'onnaire
��.����.�..� Noa-Pro /Government Agenoy
(�rrcte one)
7 -.
Organir�onNaslG ' j�.
Tax Yde�tification Ntunber ~
Mailing Addc�ess__._.--�(�t���� ._,. „_�
Phystcal Addirss___��Jr�.7�7,z.� cST. _ .. _�_
��►._._..C�'�C���. ___.�...__.smte_.__��...�^.�p._. :��_�._-.�.��
� �
COD18d PC[SDl1 _� 1 � �. �
Phone# Ce11#� . ��_. Fax#
Days of Operation: d� Q� — ��!Or --.Y.�Yours:��]�i7'1 .._�f
Minimnm Honrs�quired Per Shifc��, _ 6e-- .
Mgximnm Number of Clients at a Tirae:
Adults: Yes�Na )uvcnil�s: Yes No� Miaimum Age��_�
Exclttsions: Sex Offenders� Drug Related Veoleace
Other:
, „
Requiramcnts:_�L�1�I�iS�,�,};'.�' -�I�,�/`�'� �.,�� -
Descn'be Duties Briefly � 12 4L_v h.�` '.��c -
� ����-[ r S + D �
s� �fi�.
1 understand that'Volunteecs rasy not be compensated in any oifier way for tbe haurs they work for tbeir community
� service obligation.(Such as:cr�rlit for othar ptograms or financial compensstion}
C\;�'�nwJ�UC���r���`
Stp�emrz or AuWorizod RepraaUerivc
Notrs:
£0/E0 39tid ETE9E9bL0Lt 9Z�E0 LIOZ/9TI90
WdT5:Z0 LTOZ/6Z/90 Q3/1I3�3�1
���
Homeless Services Community Center Supervisor Trainings
Credit
Hours
oachin and Mentorin in the Work lace Course 1
L-CMYVP-HR-O
iscrimination in the Work lace: What Su er�•isors Need to Know Course 1.25
L ALL-O-DWSUP
LSA: What Su er��isors Need to Know Course 1
L AL-O-FLSASUP
MLA: What Su ervisors Need to Know Course 1.0
L ALL-O-FMLASUP
he Ke �s to Effecti�e Lov��-Batrier Emergency Shelters
BD ID Number Online O
he C'ritical Role of Emer enc�Shelter in a('risis Response S�tem (�nline
TBD ID Nttmber
Sexual Harassrnent Pre��ention Trainin for CA Su ervisors
Course 2.0
L-SHPCA-HR-JJI�R
10 Ste s to Full Inte ratin Peers into Your Work lace Course �
L-
Strate ies for Su ervisors: Reducin Restraint and Seclusion Course 1.0
L-SS-CYF-C6VLA
Supervisor Trainin� V�'ith Pamela Lucas � � �
9590 • � ,
Su ervisor Trainin ('urriculum Part 1: Definin Work Ex ectations Course 1.25
L-STCI-DD-AAIDD
Su ervisor Trainin Curriculum Part 2: Assessin and Su ortin Work
erformance Course 2,�
L-STC2-DD AAIDD
Su ervisor Trainin Curriculum Part 3: How to Disci line and Promote
ositive Work Place En'o ent Course 2.5
L-STC3-DD AAIDD
Su ervisor's Guide to Safe in Orientation Course 1.25
L-SGSO-COMP-ISA
elcome to the Relias Learnin Mana ement S stem for Su ervisors
Course �
L-I�ELS-HR-O
Su ervision and Leadershi 2
L-SL-HR-O Course
*The tan colored items are RCS in-person trainings. The green colored items are outside,online
trainings.
HSCCSupervisorTraining_062917 KB
�
Redwood Community Services
Homeless Shelter Worker - Peer Support Counselor (HSW-PSC}
Initial Training Guide
Required Training for all HSW-PSCs
50 Hours to be completed over the span of 60 days
25 Hours of Training are done in-person (Done in the first 3 days)
25 Hours are done in Relias, our online learning environment
(Done within 30-60 days)
The yearly training requirement for HSW-PSCs is 40 hours. With the New
Hire Initial Trainings being 60 hours, it allows for sufficient time to
acclimate, and ask clarifying questions during the initial training period.
New Hire Name:
Homeless Services Community Center Internal P & 8
P Review
General Training (Includes Safety, ADP & Email) 9
Shadowing 8
Additional HSW-PSC Trainin� Requirements
Crisis Communication (Mandt) Certification: Initial = 16 Hours
CPR Certification: Initial = 8 Hours, Recertification = 4 Hours
VI-SPDAT Training = 8 Hours
Upon completion of the initial ln-Person trainings,it is the responsibility of the HSW-PSC to do the following:
1J Make copies of all forms in this packet, including this cover page to be kept by the HSW-PSC
2J Fax completed packet to The Training Department at(707J 462-6994
3J Send the original via lnter-department Delivery Envelope to The Training Department.
It is the responsibility of the stoff to notify the supervisor or The Training Department if they have further
training questions.
Training Department Use Only:
Complete Packet Received on: Initials:
Entered in Relias: Yes ❑ Initials: Date Entered:
HSW-PS New Hire Initial Training Guide_REV062917-KB
'��� Redwood Community Services
Training Attendance Sheet
Date: Location:
Start Time: End Time: Total Time: 8 Hours
Training Title: Homeless Service Communitv Center Internal Policv&Procedure Review for Newlv Hired HSW-
PSCs
Objectives: Proqram specific Policv Review:Staff review proqram binder includinq internal site policies and
procedures,client behaviors, house dufies, requlations, etc.
Trainer Name: Trainer Signature:
Please indicate if you are:
Attendee Name(please print clearly): Initials Staff(titie),PFP,FP,Community RCS Program Name
i.
z.
3-
A.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
To Be Filled Out by Trainer: Training Coordinator Use Only:
Curriculum Develop.Time(hrs/min): Curriculum: ❑Attached 0 Binder❑Relias
*Prep Time(hrs/min): Title IVE Approved Training: DYes❑No
Travel(#of miles): Travel time: Eval's Rec�'d: ❑Yes Summary Complete ❑Yes Date: By:
Summary Emailed to QA❑Yes Date: By:
Additional Training Costs(receipts to FB):$ FP Training-Copies sent to RM:�Yes❑N/A Date�
Quizzes Received: ❑Yes ❑ No ❑N/A
*Prep time includes:all trovel time,shopping, Entered in Relias: ❑Yes Date: Initials:
printing,set-up/clean-up,post-training paperwork
HSW-PS New Hire Initial Training Guide_REV062917-KB
R�� Redwood Community Services
—� - Training Evaluation
Date: Training Title: Homeless Service Communitv Center Internal Policv&
Procedure Review for Newlv Hired HSW-PSCs
Trainer Name:
Strongly Disagree Was Agree Strongly
Please rate the followin� on a 1-5 scale: Disagree Okay Agree
(Very Poor) (Good) (Excellent)
1. Overall this training was useful to my position. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
2.The room was adequate for this training. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
3.Training materials were relevant and helpful. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
4.The trainer was prepared/organized. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
5.The instructor understood and presented the 1❑ 2 ❑ 3 ❑ 40 5❑
material in a matter that was easy to understand.
6. I would recommend this training to other groups. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
7. I was treated with respect and dignity at all 1❑ 2 ❑ 3 ❑ 4❑ 5❑
times by the trainer.
8.The training and all discussions were culturally 1❑ 2 ❑ 3 � 4❑ 5❑
sensitive.
9. Overall this training was: 1❑ 2 ❑ 3 ❑ 4❑ 5❑
Please answer the followin� questions:
A. The best thing about this training was:
B. The most valuable piece of information I gained from this training was:
C. Is there anything you would change about this training?
D. Additional Comments:
HSW-PS New Hire Initial Training Guide_REV062917-KB
�,�;� Redwood Community Se°� �ices
�
Homeless Service Community Center Internal Policy& Procedure Review for Newly Hired HSW-PSCs_
Note:Upon completion of training, this form is to be directly sent to The Training Department by HSW-PSC
via fax to(707J 462-6994,a copy made for the staff, and send the original via lnter-department Delivery
Envelope.
Employee Name: Instructor:
Dates of Review: Total Time:
1. Overview of�uest population
• Age/Gender.,etc 6. Roles of other Personnel
• General nature of people who
are homeless. • Clinicians
• Description of current guests. • Case Managers
• Guest intake procedures • Rehab Specialists
Times: Initial • Directors
• Program Manager
2. Facilitv Pro�ram and Services • Shelter Supervisor
• Housing Specialist
Times: Initial Times: Initial
3. Facilitv Policies and Procedures 7. Mandated Reportin�
• PP Binder Reviewed . When it is required
• Petty cash • How to report/who to report to
• Discipline Times: Initial
� Guest Exit
• Self Harm/Aggression 8. Medical Emer�ency Response
• Complaints/Grievances
• Center Rules • What the policy is in relation to
• Incident Reporting a medical emergency,such as
Times: Inifial seizures, broken bones,
overdoses
4. Job Description Times: Initial
• Review the expectations and 9. Team-work&Communication
parameters of a HSW-PSC
Times: Initial � Policy on communication of
guest issues/needs between
shifts.
• Log book—outline what to
5. Self-Awareness write
• Direct communications—notify
• Boundaries oncoming staff that the
• Self Expectations previous shift is leaving
Times: Initial Times: Initial
HSW-PS New Hire Initial Training Guide_REV062917-KB
��C`�.� Redwood Community Services
Homeless Service Community Center Internal Policy& Procedure Review for Newly Hired HSW-PSCs_
10. Medication Procedures 17. Suqervision of Guests
• Policy on how to handle, . Expectation of how to supervise
document, and dispense properly.
medication • Facility and grounds checks
Times: Initial • Supervision ratio requirements
Times: Initial
11. Shelter Guest Adiustment
18. Distress Response
• What to expect when a new
guest enters the shelter. Times: Initial
• Typical behaviors demonstrated
by new guests. 19. Behavior Tools and Interventions
Times: Initial
Times: Initial
12. Housekeepin�and Sanitation
20. Trainin�Exqectations
• Chores and weekly assignments
• Familiarization with cleaning • Annual from hire
procedures/cleaning product • 40 hours/year
locations and lock up. • Mandt
� MSDS Binder • CPR/First Aid
Times: Initial • HIPAA/Cultural
Competency/Harassment
13. Communitv Partners&Resources Prevention
• Mandated Reporting
� Review other resources guests. • Defensive Driving
This includes public health, . Online Trainings
planned parenthood, Times: Initiol
Manzanita, MCAVHN,
Plowshares,VOC Rehab, etc. 21.Vehicle Usase/Maintenance
Times: Initial
• Who is responsible for
maintaining the vehicles
• What to do in case of an
16. Program Supervisor and Mana�er accident/break down
• Mileage log
• When to call the program . Fuel cards
supervisor . Key check out
Times: Initial Times: Initiol
I have received and understood training in
each of the subjects defined above. I
believe this training to be adequate. I
HSW-PS New Hire Initial Treining Guide_REV062917-KB
understand the material, and I agree to EMPLOYEE
comply with safe work practices on the SIGNATURE:
job. I also understand that these materials
are available for me to review at any time. DATE:
It is my responsibility to ask questions if 1 I have been informed that I may not cover
am unsure about any procedure. the night shift(alone) until I have
EMPLOYEE completed one year of full time
SIGNATURE: employment or equivalent through
previous employment.
DATE:
EMPLOYEE
I understand that I may not work as a core SIGNATURE:
Homeless Shelter Worker-Peer Support
Counselor until I have completed BOTH the DATE:
above training and eight hours of
shadowing a trained HSW-PSC on the floor.
HSW-PS New Hire Initial Training Guide_REV062917-KB
R�yc Redwood Community Services
� ��J'� Trainin Attendance Sheet
g
Date: Location:
Start Time: End Time: Total Time: 9 Hours
Training Title: Homeless Services Communitv Center General Trainin�
Objectives: Includes Annual Sa�ety Traininc�,ADP& Email Troinin�& other neneral training topics
Trainer Name: Trainer Signature:
Please indicate if you are:
Attendee Name (please print clearly): Initials Staff(title),PFP, FP,Community RCS Program Name
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
To Be Filled Out by Trainer: Training Coordinator Use Only:
Curriculum Develop.Time(hrs/min): Curriculum: OAttached 0 Binder❑Relias
*Prep Time(hrs/min): Title IVE Approved Training: DYes❑No
Travel (#of miles): Travel time: Eval's Recv'd: ❑Yes Summary Complete�Yes Date: By:
Summary Emailed to QA❑Yes Date: By:
Additional Training Costs(receipts to FB):$ FP Training-Copies sent to RM: ❑Yes❑N/A Date:
Quizzes Received: 0 Yes ❑ No ❑N/A
*Prep time includes:all travel time,shopping, Entered in Relias: �Yes Date: Initials:
printing,set-up/clean-up,post-training paperwork
HSW-PS New Hire Initial Training Guide_REV062917-KB
R�� Redwood Community Services
__ Training Evaluation
Date: Training Title: Homeless Senrices Community Center General Trainin�
Trainer Name:
Strongly Disagree Was Agree Strongly
Please rate the followin� on a 1-5 scale: Disagree Okay Agree
(Very Poor) (Good) (Excellent)
1. Overall this training was useful to my position. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
2.The room was adequate for this training. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
3.Training materials were relevant and helpful. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
4.The trainer was prepared/organized. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
5.The instructor understood and presented the 1❑ 2 ❑ 3 ❑ 4❑ 5❑
material in a matter that was easy to understand.
6. I would recommend this training to other groups. 1❑ 2 ❑ 3 ❑ 4❑ 5❑
7. I was treated with respect and dignity at all 1❑ 2 ❑ 3 ❑ 4❑ 5❑
times by the trainer.
8.The training and all discussions were culturally 1❑ 2 ❑ 3 ❑ 4❑ 5❑
sensitive.
9. Overall this training was: 1❑ 2 ❑ 3 ❑ 40 5❑
Please answer the followin�questions:
E. The best thing about this training was:
F. The most valuable piece of information I gained from this training was:
G. Is there anything you would change about this training?
H. Additional Comments:
ADP & Email uate:
�R,� Begin Time: End Time:
Training - Orientation
Number of Training Content Hours: 1 Hour
Objective(s): ADP Review for Earning Codes as they apply to group home time. Reviewed email
account information.
Agenda
ADP Training Phone Review & Hands-on Call payroll department at
707-467-2010 for
ADP timecard training
E-Mail Training Supervisor will familiarize
staff with email system
Question &Answer
* I affirm that I have had complimentary orientation training with hands on to help with my job duties
and responsibilities,
I understand what is required, and that I may seek advice or additional instruction as the need arises.
*Attendee Signature(s) Print Name&Title
HSW-PS New Hire Initial Training Guide_REV062917-KB
� s Redwood Community Services
Homeless Services Community Center HSW-PSC
Shadowing Session
Shadowing Session: Total of 8 Hours Required
Name: Name of Staff Shadowed:
Date: Facility: Time In: Time Out:
Describe the guests who were present during your shadowing session: how many guests, location of
each of the guests,etc.
What activities were they doing?
Describe the staff supervising the guests.
Describe any probfems that arose.
Describe the supervision of the guests.
Would you have supervised the guests differently? If so, how?
Do you have any questions that were not answered during your shadowing session today(please state)?
I understand that I must complete a total eight hours of shadowing before working as a core Homeless Shelter
Worker-Peer Support Staff.
I have received and understood the shadowing provided in the time frame above.I believe this training to be
adequate and all my questions were addressed.lt is my responsibility to ask questions if I am unsure about any
procedure.
Employee Signature Supervisor/Lead Staff Signature Date
Upon completion of training, this form is to be directly sent to The Troining Department by HSW-PSC via fox(707J 462-
6994, a copy mode for the staff,and the original is to be delivered to The Training Department in an Inter-department
delivery enve�Peire Initial Training Guide_REV062917-KB
�Rcs Redwood Community Services
Homeless Services Community Center
HSW-PSC New Hire Relias Online Trainings
DO NOT TURIV IN THESE LAST 7 PAGE�
KEEP THEM FOR YOUR REFERENCE
Relias Learnin� Information
How to Lo�-in to Relias:
Website address: http://res4kids.trainin�.reliaslearnin�.com (please set a bookmark in your
web browser for this-Mozilla Firefox will work better than Internet Explorer)
Your Username: smithjo (it will be your last name &the first 2 letters of your first name)
Password: res4kids (everyone starts with this password)
WHEN YOU LOG-IN FOR THE FIRST TIME, PLEASE CHANGE YOUR PASSWORD-PLEASE DO NOT
CONTINUE TO USE "res4kids"password! Also, please make sure that your pop-ups settings are
enabled for the site. Mozilla Firefox and Google Chrome tend to work better with the site than
Internet Explorer does. When taking a training, it is also important to click on all the additional
info buttons, DO NOT skip them.
DO NOT TURN IiV THESE LAST 7 PAGES
KEEP THEM FOR YOUR REFERENCE
HSW-PS New Hire Initial Training Guide_REV062917-KB
Rcs Redwood Community Services
- - — Homeless Services Community Center
HSW-PSC New Hire Relias Online Trainin�s
Relias Learning Online Courses: 25 Content Hours
The following Relias trainings are required for your position, and they include the
regular New Hire Trainings required for ALL staff.•
Trainings to be completed within 30 days of hire date:
C�7 Motivational Interviewin� (1.75 Hoursl
Motivational interviewing(MI) is increasingly viewed as the most important development in the
counseling field in the last 30 years, and yet many people in helping professions do not know the core
principles of MI or understand how to apply them in practice.
In this course,you will learn about the motivational interviewing approach to helping people change and
see the crucial importance of matching interventions to individuals'stages of change in order to improve
the likelihood of success. In addition to examining the principles of MI,you will learn specific skills and
techniques that will support the primary goals of MI,which include establishing rapport,eliciting change
talk,and establishing commitment language.You will also learn about the recent empirical research
supporting the effectiveness of MI.
Anyone in a helping profession will benefit from this course,whether it is used to learn about MI for the
first time or to reinforce your knowledge of MI's important principles.The course uses a blend of
instructive information and interactive exercises to keep you going(or start you moving) in the right
direction.
❑ Workin�With the Homeless Ropulation: An Overview (1.25 Hours)
From financial barriers,client resistance,and lack of trust,to fragmented care and support, homeless
individuals and their families face unique challenges that complicate the provision of treatment. In this
course,you will learn about the physical and mental health disparities that homeless individuals face,as
well as the everyday dynamics of homelessness that complicate their involvement with service
providers.
Geared for front-line behavioral healthcare professionals,this training covers adaptations that you can
make to your practices with homeless individuals. Detailed vignettes and real-life examples will help you
to apply these concepts in your own setting.
r 1 Basic Communication & Conflict Mana�ement Skills (1 Hours)
Communication with other people has an impact on almost every aspect of our lives, but we don't often
stop to think about whether we are communicating in the most effective way. Moreover, poor
HSW-PS New Hire Initial Training Guide_REV062917-KB
communication skills can create bad feelings and prevent career advancement.Communication is an
especially important skill for support staff,which is often called upon to interact with a wide range of
people on a daily basis.This course takes a behind-the-scenes look at how communication works and
identifies the key ingredients of effective communication. It builds on this foundation and introduces
guidelines on how to communicate better with coworkers,community members,supervisors,and the
people we support,and discusses assistive and alternative means of communication.The final section of
the course provides instruction on how to manage conflict situations at work.The course will use
scenarios,critical thinking,and matching exercises to review information and help you to use new ideas
in context.This course is intended for support staff in the disabilities field.
❑ California Law— Reportin� Elder and Dependent Elder Abuse (.5 Hours)
The elders we care for are vulnerable and deserve our respect and protection. California law affirms this
duty to protect by requiring all staff in certain care settings to receive training in recognizing and
reporting elder and dependent adult abuse.This course, designed for that purpose,covers key
information on physical,emotional,and financial abuse and neglect, and explains California's mandatory
reporting requirements.
[ ] Introduction Into Trauma Informed Care (1.5 Hours)
Over 90%of people receiving behavioral healthcare have a history of trauma. In this course,you will
learn about the various types of trauma,the long-lasting consequences of trauma, and what it means to
provide care through a trauma-informed lens.
Through interactive practice scenarios and detailed examples,you will learn the scope of your role and
responsibilities when you are serving individuals with histories of trauma.You will examine best
practices to implement, as well as how to avoid harmful ones that can further perpetuate the suffering
and silence of trauma.As you complete this course,you will gain a deeper understanding of how your
personal history can impact your work with trauma survivors. Importantly,you will learn what it means
to provide trauma-informed care, and why this approach is a multi-faceted one that you should consider
for the individuals you serve.
This training is designed for behavioral healthcare professionals who interact with individuals in a variety
of behavioral healthcare settings, including those with basic to intermediate levels of experience with
trauma.
DSMT""and DSM-5'"^ are registered trademarks of the American Psychiatric Association.The American
Psychiatric Association is not affiliated with nor endorses this course..
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❑ Medication Administration for Unlicensed Paraprofessionals (.5 Hours)
Medication administration by unlicensed paraprofessionals has become more common in healthcare
settings because the individuals served often require more medications than they previously did, and
staffing shortages among nurses are common. Unlicensed paraprofessionals who are trained,assessed,
and regularly supervised by a nurse, can therefore be a positive asset to the healthcare team.This
course will teach you basic information that you need in order to safely and effectively administer
medications to the people you serve.
❑ Sharps Iniury Prevention and Response (.5 Hours)
Have you ever experienced a cut or injury from a sharp or needlestick?Do you follow sharps injury
prevention protocols every time you handle a needle or other sharp?In this course,you will learn about
types of sharps,what to do if you experience a sharps injury and how you can prevent injury caused by
sharps.You will encounter several scenarios where you will apply your knowledge of sharps and how to
prevent sharps injury.
❑ Bloodborne Patho�ens (1 Hour)
Hospital-acquired infections(HAIs) are a serious public issue and it is vital for health care workers to
understand how to prevent infection.Approximately 1.7 million Americans will have a HAI every year
with 100,000 deaths resulting from those infections. 37 states require reporting of HAIs,either publically
or to state agencies.This course is designed for any health care worker and will provide you with the
knowledge you need to
be armed against the powerful and deadly diseases: blood-borne pathogens.The information in this
course is appropriate for any health care worker who would like to learn more about how to prevent the
spread of blood-borne pathogens.You will learn how blood-borne pathogens are spread in healthcare
settings as well as specific prevention strategies, including safe injection practices and what to do with
biohazardous waste,contaminated laundry and preventing diseases caused by blood-borne pathogens
in health care settings.
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�RcsRedwood Community Services
Homeless Services Community Center
HSW-PSC New Hire Relias Online Trainings
Trainings to be completed within 60 days of hire date:
❑ Fire Safetv (3 hours)
One of the most important aspects of your job as a healthcare worker is ensuring the safety of your
patients. Fire emergencies place everyone at risk of injury,and even death.You must make every effort
to prevent fire emergencies at your facility.You must also know how to respond if a fire occurs.Through
a combination of interactive exercises and self-study,you will learn how to identify possible fire hazards
and fire protection systems.You will also learn how to best respond to a fire.The importance of
conducting regular fire drills will also be discussed.This course is appropriate for all healthcare staff and
their supervisors.
❑ Attitudes at Work (2 Hours)
Somewhere between your emotions and thoughts lie your attitudes-your perceptions about yourself,
others,and life itself.An employee's attitude at work impacts performance, office culture, and the
overall success of an organization. Unfortunately, an employee's attitude is often considered a factor
that is uncontrollable and unchangeable, so it is frequently overlooked or tolerated by coworkers and
supervisors.Yet just like some illnesses, poor attitudes can easily"infect"the workplace and cause
significant problems, both for the employees,and for the organization as a whole.
In this course,you will learn what the term "attitude" means,some common attitude problems, and the
impact that employees'attitudes can have on an organization.You will also learn about personality
factors that can play into a person's attitudes, as well as how certain attitudes can be promoted or
changed. Finally,the course will teach you how to create a workplace environment that fosters helpful
attitudes, along with practical steps you can take to address attitudes that may be affecting individual
and organizational success.This course,which incorporates interactive exercises and self-assessment
opportunities, is appropriate for a wide range of staff,including direct service providers, support
personnel,and supervisory staff.
HSW-PS New Hire Initial Training Guide_REV062917-KB
T�� Redwood Community Services
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HSW-PSC New Hire Relias Online Trainings
ALL STAFF Trainings to be completed within 30 days of hire date:
❑ Confidentialitv and HIPPA (1.25 Hours)
Consumers entrust professionals with very personal information and the government has enacted
stringent laws to protect the information consumers reveal.The consequences of revealing personal
consumer information,even inadvertently,can be severe.This course is designed to provide basic
information regarding the principles of confidentiality along with specific information related to the
Health Insurance Portability and Accountability Act(HIPAA)governing privacy and security and includes
updated information about the HIPAA mega rule that went into effect in March 2013. In this training,
you will learn what confidentiality is and what HIPAA requires of inental health professionals like you.
This course will specifically define what personal health information is,the ways in which this
information must be protected, and best practices for maintaining client confidentiality.A variety of
practice questions throughout the course will give you an opportunity to think critically about the topics
covered and apply what you have learned.This course is designed for mental health professionals at all
levels.
NOTE:This course is not intended as legal advice for any individual provider or situation. If you need
more comprehensive information, please review the resources listed in the references section of this
course and consult with your company's legal and compliance team.
❑ Cultural Diversitv (1.25 Hours)
This introductory course on cultural diversity will provides an overview of cultural diversity and discusses
various dimensions and issues of diversity.This course is not exhaustive; however, it will provide you
with the fundamental tools that will enable you to interact with others of diverse cultures and
effectively perform your job responsibilities.
❑ Defensive Drivin�Trainin� (2 Hours)
Each year, millions of people are involved in traffic collisions that result in disabling injuries and even
death. Paying great attention to the various factors that lead drivers to their destinations may, in fact,
prevent many of these accidents from occurring.Although there is a good deal of"common sense"that
goes into being a careful driver, familiarizing yourself with the essential rules of the road including
stopping distances, passing safely, monitoring driving conditions, and being a responsible pedestrian will
prepare you to avoid collisions and contribute to a safer ride for everyone.As laws vary from state to
state, it is important that you become familiar with the regulations relevant to your particular location.
Drivers and pedestrians of all ages and geographic regions will benefit from taking this excellent
HSW-PS New Hire Initial Training Guide_REV062917-KB
overview of good driving attitudes and behaviors. Incorporating information from the 2010 edition of
the California Driver Handbook,this course will enhance key competencies of defensive driving that you
might otherwise fail to acknowledge.The majority of the content in this course was originally developed
by Comprehensive Behavioral Healthcare, Inc. Upon completion,you will have obtained the tools you
need to become a safer, more defensive driver, ready to take on the open road!
❑ Sexual Harassment/Discrimination - Prevention for Emplovees (2.5)
Have you ever worried that you might unintentionally say or do something offensive and wind up on the
receiving end of a sexual harassment complaint?Or been offended by a crude remark or insulting
comment, but didn't know how to handle it without going to HR?If so,you're not alone. Many
employees say they aren't sure what behavior crosses the line—and most of us don't know what to do
when it does.
This course will clear up any confusion you may have about the continuum of workplace behavior:the
appropriate,the inappropriate,and the downright illegal.You'll learn what behaviors are most likely to
offend others,and you'll have the chance to discover your own personal comfort zone.Through case
studies and exercises,you'll discover what the law says about harassment and discrimination, as well as
the psychology of saying"knock it ofY' in a way that'll be heard. Finally,for times when you may
unintentionally step on someone's toes,you'll learn how to say"I'm sorry" in a way that decreases the
odds that hurt feelings or a lapse in judgment will turn into something bigger.
O Mandated Reporter— Identifvin� and Preventin� Child Abuse and Ne�lect
1 Hour
Every day in the United States,five children die as a result of child abuse and neglect.Often,
professionals working with children are the first to suspect that a child is a victim of maltreatment. In
order to intervene effectively with children who may be experiencing abuse and neglect,you must be
familiar with the type of child abuse and neglect,as well as the warning signs that a child may be in
danger.
The main goal of this course is to teach you about the various types of child abuse and neglect, in
addition to the physical and behavioral warning signs that may accompany child maltreatment.You also
will learn some general guidelines about mandatory information and how to find out the specific
reporting requirements in your state.This course is intended for entry-and intermediate-level social
workers and nurses in mental health settings. Practice exercises and detailed examples will help you
apply these concepts to your own learning so that you are better equipped to help the individuals you
serve.
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Redwood Community Services
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HSW-PSC New Hire Relias Online Trainin�s
ALL STAFF Trainings to be completed within 60 days of hire date:
❑ Ethics & Boundaries- Boundaries and Dual Relationships for
Paraprofessionals (2.25 Hours)
As a behavioral health paraprofessional,you may find yourself in situations where you or the people you
work with may blur the professional boundary(a line between client and staff in their working
relationship), particularly by engaging in some form of a dual relationship(a professional relationship
plus another type of relationship with the client). In some cases,this"crossing of the boundary" may
strengthen the relationship and help you work more effectively with your clients. However,sometimes a
dual retationship can be dangerous for you and the people you support. For this reason,it is important
for you to be aware of these risks,avoid them and know when to step back and ask a supervisor for help
in managing the situation.
This course focuses on exploring the concepts of boundaries and dual relationships—a form of boundary
crossing.You will learn about what to look for to avoid issues that could harm you or your clients.You
will learn how to make sure the relationship between you and your clients remains professional.
Additional In Person Training Requirements to be completed within 30 days of
hire date:
❑ CPR/First Aid Certification (Initial = 8 Hours, Recertification = 4 Hours)
CPR: Cardiopulmonary Resuscitation is a procedure to support and maintain breathing and circulation
for a person who has stopped breathing (respiratory arrest) and/or whose heart has stopped (cardiac
arrest). First Aid is emergency aid or treatment given to someone injured, suddenly ill, etc. beg=fore
regular medical services arrive or can be reached.
First Aid: Learn how to respond to common first aid emergencies, including burns; cuts; head, neck and
back injuries and more.
❑ Crisis Communication/Mandt Certification (16 Hoursl
Crisis Communication Training using The Mandt System is a comprehensive, integrated approach to
preventing, de-escalating, and if necessary, intervening when the behavior of an individual poses a
threat of harm to themselves and/or others.
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❑ VI-SPDAT Trainin� (8 Hours)
The VI-SPDAT is the result of a combination of two tools—the Vulnerability Index(VI)survey created by
Community Solutions for use in street outreach,which helps to determine the chronicity and medical
vulnerability of homeless persons,and the Service Prioritization Decision Assistance Tool (SPDAT)
created by OrgCode as an intake and case management tool.
(http:://orgcode.nationbuilder.com/vi_spdat).
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