HomeMy WebLinkAbout08232017- packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
August 23, 2017
6:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
a. The Minutes of July 26, 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
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC WORKSHOP
a. Housing Workshop ❑Towards the Development of a Housing Strategy for Ukiah
10. COMMUNITY DEVELOPMENT AND PLANNING DIRECTORC� REPORT
11. 3❑C11 ,1 ❑�200 ,66,21 ❑56� ❑3257
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 1 of 1
CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
July 26, 2017
6:00 p.m.
COMMISSIONERS PRESENT COMMISSIONERS ABSENT
Mike Whetzel, Chair
Christopher Watt
Laura Christensen
Mark Hilliker
Linda Sanders
STAFF PRESENT OTHERS PRESENT
Sage Sangiacomo, City Manager Listed below, Respectively
Craig Schlatter, Community Development
and Planning Director
Kevin Thompson, Planning Manager
David Rapport, 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 Christensen/Sanders to approve the Minutes of June 14, 2017 as
submitted. Motion carried by the following roll call vote: AYES: Sanders,Watt, Christensen,
and Whetzel. NOES: None. ABSENT: None. ABSTAIN: Hilliker.
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
6. APPEAL PROCESS
Note: For matters heard at this meeting fhe final date to appeal is August 7, 2017, at 5:00
p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
Page 1 of 27
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).
Craig Schlatter, Community Development and Planning Director introduced the Costco
Warehouse and Fueling Station project.
Presenter: Kevin Thompson, Planning Manager.
(PowerPoint presentation provided for in the minutes as 3Attachment 1 q.
Note: Planning staff included two conditions of approval amendments for the Project:
(1) From the Planninq Commission
�he Project shall be revised to comply with the following:
Reduction of the width of the sidewalk on the north and west sides of the site from 8 feet to
5 feet.❑
(The applicant is requesting a 6-foot sidewalk on the north and west sides).
(2) Condition of Approval #6:
[�IJRI�P�-i�/l/)CDCFH�I��l-��4LFC/�Pold�l�FFXSDCF�,PQFid�E�SQFDC�I�l�l9ZSRQ-�
submit a Transportation Demand Management (TDM) program plan for staff review and
approval that includes the items listed in Air Quality mitigation measure 3.2.2b (carpool
parking spaces, bike parking, employee locker room, rideshare program, rideshare bulletin
board, rideshare newsletter, guaranteed ride home, and increased transit accessibility) and
that identifies the designated RC�iLubl�' 0 [�L92J lIDP [� DC�.1J F��ID
PUBLIC HEARING OPENED: 6:20 P.M.
Public Comment: Michael Okuma, Director of Real Estate, Costco, Joseph Welsh, MG2,
David Babcock, Landscape Architect, Costco, John McCowen, Helen Sizemore, and
Marcella Ries.
PUBLIC HEARING CLOSED: 6:40 P.M.
Planning Commission reviewed and discussed the Project conditions of approval as
provided for in Attachment 3 of the staff report for the 7/26/17 meeting, and also included
for reference in the following VF-F��IEF-I�tZ��3�3Planning Commission Final Site
Development Permit Conditions of Approval,�vith the following changes:
1. Condition of Approval #16
E I i m i nate #❑�$�F-IG�CF1�Gl�l�-I�LC3��PQ[�I�AJ-I�LC-1-Q D�/�F�-I��QO��❑
1�PAJ-i�L1PoId�P �mF-I-M�R�dti-1�7
Eliminate #❑�❑�I-P RYDQ�I�P�-I signs on the north and south elevations of the fuel
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Page 2 of 27
Eliminate #❑�+��Q SI-�'LE�CV�/)CU� K�C
Z d�o��FD�9'I�RQAI�dJ 3[� l,�LQJ[�I I W�PoI�
2. Condition of Approval #18
Eliminate #1❑��P LW�bIC�J RI�DQf��QI C6F�L1�EH �
condition #17 above and are subject to staff review and approval. Plans shall conform
to the revised site plan showing the location of the store, parking area and fueling
stations, wh i FK�CN�d-ML�HQ�mF�-I[�L1�RX�L�B I-FI�1J� F-FI-P EF�C�❑❑❑�
Motion/Second: Watt/Hilliker to approve the changes to Conditions of Approval #16 and
eliminate subparagraphs A, G, and H and eliminate Condition of Approval #18 for the
Conditions of Approval in Attachment 3 of the 7/26/17 Planning Commission staff report for
the Costco Warehouse and Fueling Station. Motion carried by the following roll call votes:
AYES: Watt, Christensen, Hilliker and Whetzel. NOES: Sanders. ABSENT: None.
ABSTAIN: None.
Motion/Second: Watt/Christensen to approve use of 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. Motion carried
by the following roll call votes: AYES: Watt, Christensen, Hilliker and Whetzel. NOES:
Sanders. ABSENT: None. ABSTAIN: None.
Motion/Second: Christensen/Hilliker to approve relying on the CEQA findings and a
Statement of Overriding Considerations adopted by the City Council on June 7, 2017
(Resolution 2017-24) Motion carried by the following roll call votes: AYES: Watt,
Christensen, Hilliker and Whetzel. NOES: Sanders. ABSENT: None. ABSTAIN: None.
Motion/Second: Watt/Hilliker to approve the Costco Warehouse and Fueling Station
Project Site Development Permit based on the Findings included in Attachment 2 of the staff
report for the 7/26/17 Planning Commission meeting and subject to the amended conditions
of approval in Attachment 3 of the staff report, as discussed at the meeting. Motion carried
by the following roll call votes: AYES: Watt, Christensen, Hilliker and Whetzel. NOES:
Sanders. ABSENT: None. ABSTAIN: None.
Planning Commission Final Site Development Permit Conditions of Approval
Ukiah Costco Warehouse and Fuel Station
Airport Park Boulevard ❑Airport Industrial Park
APNs: 180-110-08, 09, and10; 180-080-57, 58, 59, and 62-67
File Nos.: 11-01-REZ-SDP-LLA-CC-PC-CE and 11-16-EIR-CC
1. Approval is granted to allow the construction and operation of a Costco Wholesale building
of not to exceed 142,000 square feet with loading dock, 16-pump fueling station with canopy,
579 vehicle parking spaces, landscaping, signage, and associated site improvements on a
15.3 acre site on the east side of Airport Park Boulevard between Ken Fowler Auto Center
and the southern terminus of Airport Park Boulevard (all or portions of APNs: 180-110-08,
09, and 10; 180-080-57, 58, 59, and 62-67) as shown in the plans submitted to the Planning
Department and date stamped July 12, 2017 and as described in the Project Description and
Details included in the staff report, except as modified by the following conditions of approval.
2. Plans submitted for a building permit shall be in substantial conformance with the plans
approved by the City as described in the submitted project description, diagrams and
illustrations, as well as and plans contained in the Environmental Impact Report certified by
Page 3 of 27
the City Council on June 7, 2017 and any modifications made to the project through the
discretionary review and approval process.
The warehouse includes the construction of a new Costco Wholesale warehouse, with a
maximum size of 142,000 square feet(SF), and a fueling facility on approximately 15.3 acres.
71�4-ICS�QJI-M�P�L1,PQC'&F�,f6R�DQf�G11 C61� se a warehouse of
approximately 142,000 +/- SF, with a bakery, pharmacy, optical center, hearing aid testing
center, food court, photo center, and tire center, along with the sale of between 3,800 and
4,000 products. The tire center would be a 5,442 SF attached building with member access
through the inside of the main Costco building and would include retail tire sales and a tire
installation facility. The fueling facility is separate from the main building site, and would
include a 2,816 SF canopy and 16 fueling positions (expandable to 20 positions). The fueling
facility occupies approximately 2.37 acres, located in the southeast corner of the site adjacent
to US 101.
3. Outside sales and/or display are not included as part of this permit. Outside sales and/or
display requires application for and approval of a Use Permit.
4. Plans submitted for building permit shall include the following and are subject to staff review
and approval:
A. Plans and/or other documentation demonstrating that the building is designed to
structurally support rooftop photovoltaic equipment. Information, including structural
analysis, may be required by staff as needed to verify that the building is constructed
to support the potential future installation of rooftop photovoltaic equipment.
B. Site Specific Landscape Maintenance Manual as described in the narrative
submitted to the Planning Department and dated July 14, 2017, included as part of
Attachment 4 of the staff report.
C. An irrigation plan.
D. Landscaping and irrigation plans in compliance ZL1PQ�-I[�1�PoI�CO RC+I@7 ��
Efficiency Landscape Ordinance.
E. Plant species for the bioswale.
F. Green screen for the screening of the outdoor area on the north side of the building,
with a maximum height of 6 feet.
G. 0 DGpCI DFIDQUI-�.�'/�/5F-FLL [�l1WC�DlD�lQ1�IHTXIl�iQ�RI�AJ-i�l�l`bFl�d
�lN-I[�DUtiIQJ ' F-P EF�`,I/C�P ��8 �
style rack is encouraged and preferred.
H. Bike parking for 22 bicycles: 10 at the stollH �'AJ-I�iIW�
canopy, 10 at the north side of the building for use by employees, and 2 on the
concrete pad for the bus stop (see MTA conditions of approval below).
I. Location of the 10 covered bike parking spaces for employees and details of the
cover provided for the bike parking.
J. Location of the bike parking for visitors/members proximate to the store entry and
that allows the bike parking to be fully covered by the entry canopy.
Page 4 of 27
K. Location of the four carpool spaces reserved for Costco employees (as required by
Air Quality mitigation measure 3.2.2b).
L. One bench outside of the shelter (MTA has indicated it will provide one shelter with a
bench), trash and recycling containers, shopping cart corral, and one bike rack that
accommodates two (2) bikes on the concrete pad for the bus shelter. The size of the
concrete pad for the bus stop shelter shall be increased as needed to accommodate
these items. The applicant/project proponent shall provide the trash and recycling
containers, shopping cart corral, and bike rack. Plans submitted for building permit
shall include the details/specifications for the Trash and recycling containers,
shopping cart corral, and one bike rack and are subject to staff review and approval.
M. Location of the protective tree fencing required for off-site trees that have the
potential to be affected by project construction. Such protective tree fencing shall be
located 5 feet outside of the dripline of the tree, 5 feet in height, and metal with in-
ground posts or per the recommendations of the arborist report for any trees that
may be impacted by Project construction.
N. Site specific maintenance and management information that includes information
such as the frequency of site sweeping/cleaning, cart collection, and security.
O. Location of the required Class I II bike route signage and detail of the signage
consistent with MUTCD Manual for Class III bike route signage.
P. Photometric plan showing the light level under the fuel station canopy and that the
light level at the edge of the fuel station canopy does not exceed 10fc.
5. Based on the number of required vehicle parking spaces (579)and the number of employees
anticipated per shift (60), twenty-two (22) bike parking spaces are required for the Project.
Ten (10) bike parking spaces for members shall be provided in a convenient, visible, and
covered location near the store entry. 10 additional bike parking spaces shall be provided
for store employees. Two additional bike parking spaces shall be provided on the concrete
pad near the bus shelter and bench.
6. Prior to issuance of a building permit, the applicant/project proponent shall submit a
Transportation Demand Management (TDM) program for staff review and approval that
includes the items listed in Air Quality mitigation measure 3.2.2b (carpool parking spaces,
bike parking, employee locker room, rideshare program, rideshare bulletin board, rideshare
newsletter, guaranteed ride home, and increased transit accessibility) and that identifies the
designation onsite TDM Program Manager.
7. Prior to issuance of a building permit, the applicant/project proponent shall apply for and
receive an address assignment for the building from the Community Development and
Planning Department.
8. Prior to or as part of closing escrow on the purchase of the property, the parcel consolidation
and reconfiguration shall be completed and recorded and conformed copies of the recorded
documents shall be provided to the Community Development and Planning Department.
9. Prior to any deliveries to the warehouse loading areas, the signage required by MCAQMD
(see below) to notify truck drivers of idling prohibitions shall be posted in the locations
required by MCAQMD.
Page 5 of 27
10. Signs require application for and approval of a Sign Permit from the Community Development
and Planning Department.
11. The signs on the north and south fuel station canopy elevations shall be removed from the
sign program and a revised sign program submitted to the Community Development and
Planning Department for review and approval. The revised sign program shall be approved
by the Community Development and Planning Department prior to issuance of a sign permit.
12. The delivery truck route leaving the project site shall be north on Airport Park Blvd., west on
Talmage Road, and south on South State Street to US 101. All trucks used by Costco shall
be California legal and shall comply with all local and state requirements. This restriction
shall be in place until such time as the intersection of Airport Park Boulevard/Talmage Road
is improved to accept delivery trucks.
13. In the event the offsite improvements to the drainage outfalls located to the south and east
of the site requires removal of any tree, any tree removed for said improvements shall be
replaced on the Costco site at a ratio of 1:1. A revised landscaping plan with the location,
size and species of the replacement tree(s) shall be submitted to the Planning Department
and the approved trees shall be planted as shown on the revised landscaping plan prior to
building permit final.
14. Expansion of the fueling station requires application for and approval of an amendment to
this Site Development Permit. Expansion of the fueling station is limited to a maximum of
four (4) additional pumps, for a total of 20 pumps, as analyzed in the Costco Wholesale
Project EIR.
15. All required landscaping shall be properly maintained to insure the long-term health and
vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to, the
following:
A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
according to the season, i.e., more water in summer, less in the winter.
B. Additional watering shall occur during long periods of severe heat and drying winds,
and reduced watering shall be used during extended periods of cool rainy weather.
C. Fertilizer shall be allowed to establish plant growth and to ensure proper growth as
recommended in the Landscape Maintenance and Management Plan required for
the Project.
D. Weed killers shall not be used on or near trees.
E. The tree ties and stakes shall be checked every six months to ensure they do not
constrict the trunks and damage the trees.
F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
damage the trunk of the tree and its overall growth.
G. Any tree that dies or is unhealthy due to pests, disease or other causes, including
vandalism, shall be replaced with the same or similar tree species, or an alternative
species approved by the Community Development and Planning Department.
Page 6 of 27
H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
pruning shall follow standard industry methods and techniques to ensure the health
and vitality of the tree.
I. Maintenance and replacement of plantings shall comply with the staff approved
Maintenance Manual for the Project (see condition 4B above).
From the Planninq Commission
16. The Project shall be revised to comply with the following:
A. Reduction of the height of the parking lot lighting to a maximum of 34 feet (not to exceed
the height of the building).
B. Removal of the Crape Myrtle on the north side of the site and continuation of the
October Glory Maple.
C. Removal of the Crape Myrtle on the west side of the site adjacent to the street and
continuation of the Aristocrat Flowering Pear.
D. Replacement of the Pink Dawn Chitalpa along the south property line with Valley Oak.
E. 5 F-P RYD�I�FiC�&F�/1,16R0 14�ND�1�1.1�-I��C�PQ[�-I���iC
building. The building signage may be revised to use the 7-I�&�s shown in the
Sign Program (sheet 14) of the Project plans dated July 12, 2017.
17. The Project plans shall be revised by the applicant as required in conditions #16 A-E above
and a revised landscaping plan submitted to the Community Development and Planning
Department and Public Works Department for review and approval.
18. A revised Sign Program that includes the removal of the signs required by conditions #11
and #17 above shall be prepared by the applicant and submitted to the Community
Development and Planning Department for review and approval. The size of the remaining
warehouse building signs may be revised to use the 7-I�&�h�ZQ�,P�-IC�WC�
Program (sheet 14) of the Project plans dated July 12, 2017. The revised Sign Program shall
also include a recalculation of the Planning Commission approved signage for the Project.
Standard Conditions of Approval
19. The project proponent/applicant shall obtain and maintain any permit or approval required by
law, regulation, specification or ordinance of the City of Ukiah and other Local, State, or
Federal agencies as applicable. This Project may require permits and/or approvals from the
Mendocino County Air Quality Management District, Mendocino County Environmental
Health, Regional Water Quality Control Board, California Department of Fish and Wildlife,
and US Army Corps of Engineers.
20. All construction shall comply with all fire, building, electric, plumbing, occupancy, and
structural laws, regulations, and ordinances in effect at the time the Building Permit is
approved and issued.
21. No permit or entitlement shall be deemed effective unless and until all fees and charges
applicable to this application and these conditions of approval have been paid in full.
22. A copy of all conditions of this Site Development Permit shall be provided to and be binding
upon any future purchaser, tenant, or other party of interest.
23. All conditions of approval that do not contain specific completion periods shall be completed
prior to building permit final.
Page 7 of 27
24. 7 KLV�LUbI� MfFI�'SP F-K�J�I�L1�D�H K�➢-I��D�L�l9�FMN[ll�PQH❑
approved project related to this Permit is not being conducted in compliance with these
stipulations and conditions of approval; or if the project is not established within two years of
the effective date of this approval; or if the established use for which the permit was granted
has ceased or has been suspended for 24 consecutive months (zoning ordinance, §9263H).
25. This approval is contingent upon agreement of the applicant/project proponent and property
owner and their agents, successors and heirs to defend, indemnify, release and hold
harmless the City, its agents, officers, attorneys, employees, boards and commissions from
any claim, action or proceeding brought against any of the foregoing individuals or entities,
the purpose of which is to attack, set aside, void or annul the approval of this application.
This indemnification shall include, but not be limited to, damages, costs, expenses, attorney
fees or expert witness fees that may be asserted by any person or entity, including the
applicant/project proponent, arising out of or in connection with the City's action on this
application, whether or not there is concurrent passive or active negligence on the part of the
City. If, for any reason any portion of this indemnification agreement is held to be void or
unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
remain in full force and effect.
26. This approval is not effective until the 10-day appeal period applicable to this Site
Development Permit has expired without the filing of a timely appeal. If a timely appeal is
filed, the project is subject to the outcome of the appeal and shall be revised as necessary
to comply with any modifications, conditions, or requirements that were imposed as part of
the appeal.
27. All use, construction, or occupancy shall conform to the application approved by the Zoning
Administrator, City Engineer, Planning Commission or City Council as applicable, and to any
supporting documents submitted therewith or made part of the administrative record,
including staff reports, maps, sketches, renderings, building elevations, landscape plans, and
other submittals or documents.
28. Except as otherwise specifically noted, this Permit shall be granted only for the specific
purposes stated in the action approving the Permit and shall not be construed as eliminating
or modifying any building, use, zoning or other requirements except as to such specific
purposes.
29. This approval is not effective unless and until all other required discretionary entitlements
have been granted, issued or approved as applicable.
30. Any work, improvement, expenses or other encumbrance incurred by the applicant/project
proponent, owner or other party in reliance upon any entitlement, approval or permit which
has not been granted, issued or approved is at the risk of the permit applicant/project
proponent.
31. Applicant/project proponent shall be required to obtain and maintain any permit or approval,
which is required by law, regulation, or ordinance of any Local, State, or Federal agency.
Applicant/project proponent/property owner or other person in possession of the project site
shall grant permission to employees of the City of Ukiah and others authorized by the City of
the Ukiah to enter upon the subject property as necessary to inspect the property and process
the required entitlements.
32. All Conditions of Approval for this project shall be provided to all contractors and persons
working on the project. Conditions of Approval shall be prominently displayed on all sets of
Page 8 of 27
plans for all ministerial permits required to develop the property, including building permits
and permits for grading or site preparation.
33. Any construction shall comply with the"Standard Specifications"for such type of construction
now existing or which may hereafter be promulgated by the Engineering Department of the
City of Ukiah; except where higher standards are imposed by law, rule, or regulation or by
action of the approving body.
34. In addition to any other condition imposed, any construction shall comply with all building,
fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect
at the time the Building Permit is approved and issued.
35. Prior to issuance of the Final Certificate of Occupancy, applicant/project proponent shall
submit to the Department of Planning and Community Development a completed Mendocino
&RXQ�LW��D DCUJ I-P I� LUAIEI�L��I�LL�&14FI�L�WTXIl�iGG��
rules.
36. If, during site preparation or construction activities, any historic or prehistoric cultural
resources are unearthed and discovered, all work shall immediately be halted, and City
Community Development and Planning Department staff shall be notified immediately of the
discovery. The applicant/project proponent shall be required to fund the hiring of a qualified
professional archaeologist to perform a field reconnaissance and, if deemed necessary, to
develop a precise mitigation program approved by the City prior to the continuation of any
site work.
37. The use, site, improvements, landscaping, and all other elements shall be operated and
maintained consistent with the approved project and in good standing and repair for the life
of the project, notwithstanding any change in ownership.
From the Department of Public Works
38. Prior to construction of site improvements, a final grading and drainage plan, and an erosion
and sediment control plan, prepared by a Civil Engineer, shall be submitted for review and
approval by the Department of Public Works. The plan shall include the detailed design of
the proposed stormwater treatment planters, and if applicable, detention basin. Drainage
LP SIHZY�P F�F�H�S�GFH�L1PQ�PQHC�L1�1 C�NDK�KGhiq C�U� 0 �F�L1�
and the City of Santa Rosa & County of Sonoma Low Impact Development Technical Design
Manual (LID Manual). A final drainage report shall be provided to support the design of the
proposed drainage system.
39. The project engineer shall provide direct oversight and inspection during project construction,
with special attention to implementation of best management practices for sediment and
erosion control, and the proper grading, installation, and landscaping of the stormwater
treatment planter areas. Upon completion of the work, a report shall be submitted by the
project engineer to the Department of Public Works stating that the improvements have been
completed in accordance with the approved plans and conditions of approval, shall function
as intended, and all areas have been permanently stabilized to prevent sediment and
erosion.
40. Maintenance and inspection of all post-construction best management practices (BMPs) are
the responsibility of the property owner. In accordance with the LID Manual, a legally binding,
signed maintenance agreement approved by the City of Ukiah is required for the proposed
stormwater treatment planters and all post-construction BMPs, and shall be recorded prior
to building permit final.
Page 9 of 27
41. Since the project area disturbs greater than one acre, the applicant/project proponent must
obtain a Storm Water Permit from the Regional Water Quality Control Board, prior to
construction. (Note that, under the new Construction General Permit regulations, the
Stormwater Pollution Prevention Plan shall be prepared by a Qualified SWPPP Developer,
and implemented by a Qualified SWPPP Practitioner.) Also, an Air Quality Permit from the
Mendocino County Air Quality Management District will be required.
42. An existing 18 and 24 inch storm drain bisecting the Costco building site is proposed to be
relocated to the north side of the building. A minimum 15 foot wide easement, or as otherwise
approved by the City Engineer, shall be provided for the relocated alignment, as well as for
any other public facilities crossing the subject property.
43. An access easement to the City of Ukiah may be required along the southerly property
boundary for maintenance of the adjacent wetland area.
44. Impacts to the drainage in the freeway right-of-way may require the project proponent to
obtain an encroachment permit from Caltrans. Evidence of approval from Caltrans shall be
provided prior to building permit issuance.
45. This project is subject to Airport Industrial Park Capital Improvement Fees as adopted by the
Ukiah City Council. Based on the proposed uses and site plan, the fee amount has been
determined to be $152,640.
46. Applicant/project proponent shall construct 5-foot wide sidewalks along the Airport Park
Boulevard frontage, and along the cul-de-sac frontage along the northerly project boundary.
Existing curb ramps on the east side of Airport Park Boulevard at the cul-de-sac along the
northerly project boundary shall be upgraded to meet current ADA requirements, and a
crosswalk provided. Driveway entrances to the subject property shall also include crosswalks
and ADA compliant curb ramps. Prior to construction, improvement plans shall be prepared
by a Civil Engineer and approved by the Department of Public Works. Public sidewalk
improvements outside of the street right-of-way will require a sidewalk easement dedicated
to the City.
47. A bus stop and covered bus shelter (shelter with bench to be provided by MTA) shall be
provided along the south side of the cul-de-sac as shown on the project site plan, to the
satisfaction of the City Engineer and the Mendocino Transit Authority. The bus stop shall
include a minimum 60 foot long by 10 foot wide reinforced concrete slab for the bus stop
pavement. The bus shelter concrete pad shall be a minimum of 8 foot wide by 20 foot long,
set behind the back of sidewalk. Design of the covered bus shelter shall be approved by the
Mendocino Transit Authority. Additionally, a shopping cart storage area shall be provided
adjacent to the shelter. A public sidewalk easement shall be provided for the bus stop and
appurtenant structures, including, but not limited to, the bus stop structure, shopping cart
storage, bike racks, benches, and concrete pad.
48. Any existing curb and gutter in disrepair that is adjacent to the subject property shall be
repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings
101 and 102 or as directed by the City Engineer.
49. 6 H��SUFFi0�6S19�[LP Cl�l�❑�;G1J C�LL�F�Drk Boulevard, and
along the cul-de-sac along the northerly project boundary,within tree wells, a landscape strip,
RWZ L1,PQLQ�I]C�I�PQFi�DFN�I�/LC3-Q D�L� H H�L1�P�C�L1�
Standard Drawing No 601. Tree types shall as shown on the approved landscape plan.
Page 10 of 27
50. All areas of auto FLL�X�Q�14ZX(�H[�DY�K�L1,PQ�LpP XP RI��f21 C�sphaltic concrete (AC)
RCC��RI�/d7�M �I�JXIllDFHm6Sl�i0��,PQFi�L1� QJ LC�F�Ii7f h is incl udes the
proposed driveways and parking areas. If heavy truck traffic is anticipated from the solid
waste company, delivery trucks, or other heavy vehicles, the pavement section shall be
calculated appropriately to ensure that it can withstand the loading.
51. All work within the public right-of-way shall be perFormed by a licensed and properly insured
contractor. The contractor shall obtain an encroachment permit for work within this area or
otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated
construction costs.
52. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
tested and replaced if required. If an existing lateral is to be abandoned, it shall be
abandoned at the main to the satisfaction of the Public Works Department.
53. Applicable City of Ukiah sewer connection fees shall be paid at the time of building permit
issuance.
54. Grease interceptors shall be sized in accordance with the California Plumbing Code.
55. Capital Improvement fees for water service are based on the water meter size. A fee
schedule for water meter sizes is available upon request. Additionally, there is a cost for City
crews to construct the water main taps for the proposed water services to serve the project.
56. All irrigation and fire services shall have approved backflow devices.
From the Citv Buildinq Official
57. Plans and other documents submitted for a building permit shall include three (3) sets of a
Geotechnical Report.
From the Ukiah Fire Department
58. Based on the information provided by the applicant, David Babcock and Associates, the
building is considered a type V-B. The proposed building is approximately 142,000 square
feet. The fire flow will be 8,000 g.p.m. (table BB 105.1) which requires nine hydrants (table
CC 105.1). Three (3) existing hydrants are located along Airport Park Blvd. and two (2)
existing hydrants are located in the cul-de-sac on the north side of the site. A minimum of
four (4) additional new hydrants shall be provided. One of the additional hydrants will be
required near the gas station. One new hydrant is recommended near the FDC at the new
DQ�QJ mQQIL�d-FRP P HC�-IC�-I[��H�HO�he location of the existing and
new fire hydrants shall be shown on the plans submitted for building permit and are subject
to staff review and approval.
From the Citv Electric Utilitv Department
59. Any fees associated with the removal of any existing 12kv primary electrical facilities (pad
mount switches, primary vaults, junction pedestals and primary conductors) or the addition
of new 12kv electrical facilities (transformers, vaults, junction pedestals/boxes, primary and
secondary conductors)extended to the new proposed building site shall be the responsibility
of the applicant/project proponent.
Page 11 of 27
60. City of Ukiah Electric Utility Department can/will only provide one (1) transformer with a
capacity up to 1500kVA 480Y/277V, 3-phase 4 wire configuration for the Costco store and
one (1)transformer with a capacity of 55-75Kva 208Y/120V, 3-phase 4 wire configuration for
the Costco fueling station. The applicant/project proponent shall provide load capacity
information and the size of service panel/s for the COSTCO Warehouse Store &Gas Pumps
as soon as convenient or practical, in order to size the individual transformers for each
location.
61. The switchboard, pull section, and CT cabinet shall be in accord with current EUSERC
standards. The applicant/contractor/developer/project proponent shall submit service
equipment specification sheets with appropriate EUSERC references for City approval prior
to purchase and installation.
From the Police Department
62. The text/details and location of the following signage shall be included on building permit
plans and are subject to Police Department review and approval:
A. Parking is for members and employees only and overnight parking is prohibited.
B. Panhandling and camping are prohibited pursuant to the Ukiah City Code (Ukiah City
Code, Division 7: Police Regulations, Chapter 1: Peace & Order, Article 9:
Panhandling and Article 8: Camping).
C. Other signage as required by the Police Department.
63. The Police Department approved signage shall be installed prior to building permit final.
From the Mendocino Countv Air QualitY Manaqement District (MCAQMD)
64. Measure 3.2.2a proposes that tree planting is planned to reduce summer heat gain. The
District recommends that the planting be better defined to incorporate no less than 1 tree per
4 parking spaces to provide a true beneficial reduction in heat gain.
65. Measure 3.2.2c calls for the implementation of Mitigation Measure 3.10.2a, providing a
concrete pad suitable for future location of a bus shelter adjacent to the proposed sidewalk.
The District recommends that Costco work in conjunction with the local Transit Authority
(MTA) to provide a shelter in addition to the concrete pad so that the benefits and incentives
to use mass transit would be immediately available rather than at an unspecified future date.
66. To further mitigate impacts to local air quality, it is recommended that Costco encourage the
use of low emission vehicles by providing a minimum of 2 electric vehicle charging stations.
The type of electric vehicle charging stations installed for the Project are subject to MCAQMD
review and approval.
67. Any boilers or large combustion sources (over 500,000 BTU) requires an application and
review by the MCAQMD.
68. Any onsite operations which generate smoke many require a permit from MCAQMD. As of
2/15/2011, MCAQMD does not require permits for food preparation other than commercial
meat smoking.
Page 12 of 27
69. MCAQMD has adopted a regulation requiring signage to be posted at loading areas advising
truck drivers of idling prohibitions. This required signage shall be posted on the site.
70. Backup power sources require an application to be submitted to MCAQMD for review and
permit approval.
71. All products and equipment sold in store are subject to the Air Resources Board (ARB)
regulations regarding emissions and VOC content. MCAQMD advises all retailers to ensure
their supply system only allows ARB compliant products to be sold in California.
From Mendocino Countv Environmental Health
72. An installation permit, an annual operating permit, and implementation of a Hazardous
Materials Management Plan (HMMP) are required for the installation of the Underground
Storage Tank for the fueling station.
73. Hazardous materials used in the main store will also be included as part of the required
HMMP.
74. A permit from Environmental Health is required for the operation of a food facility. Application
for this permit requires submittal of an application to start a food business, complete set of
DG�CCI DFIDQIU-�.�/C�PaFKC�FD�/5�F11LE�Q��CI�ILVAq-F-I�/�7I���DFL�7
related equipment and payment of the major plan review fee.
From Mendocino Transit Aqencv
75. Provide a concrete pad for a bus shelter on the north side of the site east of Airport Park
Boulevard. The concrete pad for the bus shelter shall be a minimum of 8-feet by 20-feet and
able to accommodate the shelter(provided by MTA), bench, recycling/trash receptacles, and
parking for two bicycles and shall be ADA compliant. The project proponent shall also
provide a sidewalk to connect to the bus shelter pad if necessary to connect the sidewalk on
the north side of the site to the concrete pad for the bus bench/shelter.
76. If the bus stop is located on-street, a reinforced pad shall be provided on the street to support
the weight of the bus (see Public Works condition above).
77. The concrete pad for the shelter and the on-street concrete pad are shall be shown on plans
submitted for building permit and are subject to MTA review and approval.
Reqional Water Qualitv Control Board
78. The following permits may be required from the Regional Water Quality Control Board and
the project proponent/applicant shall apply for and receive approval of all required permits
prior to commencement of on-site activities:
A. Construction General Storm Water Permit (for land disturbance of more than one
acre). This permit requires the preparation and implementation of a Storm Water
Pollution Prevention Plan (SWPPP)that identifies BMPs to implement and maintain to
minimize pollutant discharge from the construction site. This permit also requires the
use of Low Impact Development (LID) to treat post-construction stormwater runoff
from impervious surfaces.
Page 13 of 27
B. Waste Discharge Requirements (WDRs) or a Conditional Waiver of WDRs (required
for projects which discharge or threaten to discharge waste to waters of the state).
C. Industrial Storm Water Permit. This permit requires the development of a Storm Water
Pollution Prevention Plan (SWPPP) and a monitoring plan.
D. Water Quality Certification (permit issued for activities resulting in dredge or fill within
waters of the United States).
From Caltrans
79. Prior to the Costco Wholesale building or fueling station opening to the public/members, the
traffic mitigation measures in the FEIR shall be completed.
80. Any work within the State right-of-way requires application for and approval of an
encroachment permit.
EIR Mitiqation Measures/Conditions of Approval
81. Aesthetics: Measure 3.1.2: All outdoor light fixtures shall be located, aimed or shielded so as
to minimize stray light trespassing across property boundaries. Fixtures shall be full cut-off and
nighttime friendly, consistent with LEED goals and Green Globes criteria for light pollution
reduction.The project applicant/project proponent will be required to prepare a photometric plan
demonstrating that lighting will not spillover onto adjacent properties. Furthermore, the Project
will adhere to all City regulations relating to signage and the shielding of light in order to reduce
any potential negative effects from new light sources (per Building Code Sections§3225, §3226,
§3227). The revised light plan shall demonstrate an average light level no greater than 4
footcandle (fc) at grade (ground surface), and shall not exceed 10 fc in any location. Light
trespass onto adjacent private property shall not exceed 0.2 fc (at the property line). Light
trespass onto adjacent public rights of way or private roadway easements shall not exceed 0.2
fc measured at the centerline of the right of way. Pole-mounted parking lot lighting shall be turned
off one hour after the store closes. Alternatively, 50% of pole-mounted lighting may be turned off
if the City or store operator requests additional security lighting. These standards shall be
included in the Project conditions of approval as well as the mitigation monitoring and reporting
program. Timinq: Prior to final inspection and the grant of occupancy.
82. Air Quality: Measure 3.2.2a: The Project will incorporate sustainability features in building
and site design with the goal of reaching a building efficiency rating that is greater than the
Title 24 requirement, in order to reduce energy consumption and associated GHG emissions.
As set forth in the "Project Description,"the project will incorporate the following sustainability
features:
• 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. The use of inetal
halide lamps provide a color corrected white light and a higher level of perceived
brightness with less energy than other lamps such as high pressure sodium.
• 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.
• 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
Page 14 of 27
decrease in the thermal mass of the metal wall when compared to a typical masonry block
wall.
• Reflective roof P D�Po�I�LC�H-N�P�-I�FifXLld-P FiC�)0/[�F�J�P�-I�6( 3$�Cjl (�Jl�1�E1�m
efficiency program. Reflective roofs produce lower heat absorption and thereby lower
energy usage during the summer months.
• Skylights are used on the roof to reduce the need for interiRl�l K1�J��C�CQ�1 K1�i
�/1�J�V1�PoP C� [� K1�1J�/C]�/I�fbP�/C�lsa-�6t❑
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.
• Tree plantings to reduce summer heat gain within the parking field.
• Planting to incorporate a substantial amount of drought tolerant species.
• Irrigation system to incorporate 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.
Timin : Building Permit Plan Review. Plans submitted for a building permit shall include the
above features.
83. Air Quality Measure 3.2.2b: The applicant/project proponent shall implement the following
measures, to the extent feasible and appropriate, to reduce motor vehicle trips and emissions
associated with Project operations:
• Promote the use of alternative fueled vehicles and equipment (i.e., CNG, electric, etc.)for
Project operations. The applicant/project proponent shall implement two or more of the
following measures:
o Warehouse equipment, including forklifts, will be electric powered.
o Landscaping equipment will be electric powered.
o Preferred parking for zero emission vehicles.
o Retail fueling station will include a CNG refueling station.
o Customer parking will include a minimum of one (1) electric recharge station.
• Provide commute incentives for employees to utilize alternative transportation, such as
carpool/vanpool, transit, cycling, or walking. A Costco carpool and alternative
transportation manager shall be designated to oversee the implementation of these TDM
measures. Costco will provide its employees the following incentives:
o Four carpool parking spaces reserved for Costco employees;
o Bicycle parking as required by City standards;
o Employee locker rooms;
o Rideshare Program, including recognition of rideshare participants at monthly staff
meetings and an annual update of rideshare benefits and incentives provided to
employees;
o A Rideshare Bulletin Board to be located in the employee breakroom, which will
contain information about the Rideshare Program, transit, bike routes, and other
alternate commute information;
o A Rideshare Newsletter to be published and posted on the Rideshare Bulletin
Board on a quarterly basis;
o Costco employees commuting to work in a rideshare program will be eligible for a
guaranteed ride home program in the event of an emergency or unexpected
situation (such as unscheduled overtime) on the days they rideshare.
Page 15 of 27
o The applicant/project proponent shall increase transit accessibility. Such
measures could include the purchase of transit passes for employees and
implementation of Mitigation Measure 3.10.2a.
• The applicant/project proponent shall improve the pedestrian and bicycle network by
implementing Mitigation Measures 3.10.2b and 2c.
Timinq: Prior to final inspection and the grant of occupancy.
84. Air Quality Measure 3.2.2c: Use low VOC architectural coatings.
Timin : Building Permit Plan Review.
85. Geology and Soils Measure 3.4.1a (For Seismic Ground Shaking) - Prior to the issuance
of a building permit for any portion of the Project site, the Project sponsor shall:
A. Submit to the City Building Services Division a site-specific, design level geotechnical
investigation prepared for each development parcel by a registered geotechnical
engineer. The investigation shall comply with all applicable state and local code
requirements and:
1) Include an analysis of the expected ground motions at the site from known active
faults using accepted methodologies;
2) Determine structural design requirements as prescribed by the most current
version of the California Building Code, including applicable City amendments, to
ensure that structures can withstand ground accelerations expected from known
active faults;
3) Determine the final design parameters for walls, foundations, foundation slabs,
utilities, roadways, parking lots, sidewalks, and other surrounding related
improvements;
B. Project plans for foundation design, earthwork, and site preparation shall incorporate all
of the mitigations in the site-specific investigations.
C. The Project structural engineer shall review the site-specific investigations, provide any
additional necessary mitigation to meet Building Code requirements, and incorporate all
applicable mitigations from the investigation in the structural design plans and shall ensure
that all structural plans for the Project meet current Building Code requirements.
D. A registered City geotechnical engineer or third-party registered engineer retained to
review the geotechnical reports shall review each site-specific geotechnical investigation,
approve the final report, and require compliance with all geotechnical mitigations
contained in the investigation in the plans submitted for the grading,foundation, structural,
infrastructure and all other relevant construction permits.
E. The City shall review all Project plans for grading, foundations, structural, infrastructure
and all other relevant construction permits to ensure compliance with the applicable
geotechnical investigation and other applicable Code requirements.
Timin : Prior to the issuance of a Building Permit
Page 16 of 27
86. Geology and Soils: Measure 3.4.1 b (For liquefaction and earthquake induced settlement)
Prior to the issuance of a building permit for any portion of the Project site, the Project
sponsor shall:
A. Submit to the City a site-specific, design level geotechnical investigation prepared for
each building site or installed facility location by a registered geotechnical engineer.
The investigation shall comply with all applicable state and local code requirements
and:
1) Provide site-specific engineering requirements for mitigation of liquefiable soils;
2) Specify liquefaction mitigations that shall use proven methods, generally accepted
by registered engineers, to reduce the risk of liquefaction to a less than significant
level such as:
a) subsurFace soil improvement,
b) deep foundations extending below the liquefiable layers,
c) structural slabs designed to span across areas of non-support,
d) soil cover sufficiently thick over liquefaction soil to bridge liquefaction zones,
e) dynamic compaction,
f) compaction grouting,
g) jet grouting,
h) mitigation for liquefaction hazards suggested in the California Geological
Survey's Geology (CGS) Guidelines for Evaluating and Mitigating Seismic
Hazards (CGS Special Publication 117, 1997) including edge containment
structures (berms, dikes, sea walls, retaining structures, compacted soil
zones), removal or treatment of liquefiable soils, modification of site geometry,
lowering the groundwater table, in-situ ground densification, deep foundations,
reinforced shallow foundations, and structural design that can withstand
predicted displacements.
B. The geotechnical investigation shall evaluate these mitigations and identify the most
effective and practicable mitigation methods for inclusion in the Project plans. These
identified mitigations shall be reviewed to ensure compliance with the CGS Geology
Guidelines related to protection of the public safety from liquefaction.
C. Project plans for foundation design, earthwork, and site preparation shall incorporate
all of the mitigations in the site-specific investigations.
D. The Project structural engineer shall review the site-specific investigations, provide
any additional necessary mitigation to meet Building Code requirements, and
incorporate all applicable mitigations from the investigation in the structural design
plans and shall ensure that all structural plans for the Project meet current Building
Code requirements.
E. A registered City geotechnical engineer or third-party registered engineer retained to
review the geotechnical reports shall review each site-specific geotechnical
investigation, approve the final report, and require compliance with all geotechnical
mitigations contained in the investigation in the plans submitted for the grading,
foundation, structural, infrastructure and all other relevant construction permits.
F. The City shall review all Project plans for grading, foundations, structural,
infrastructure and all other relevant construction permits to ensure compliance with the
applicable geotechnical investigation and other applicable Code requirements.
Timinq: Prior to the issuance of a Building Permit.
Page 17 of 27
87. Hazards and Hazardous materials: Measure 3.5.2: Hazards Remediation. If
contaminated soil and/or groundwater are encountered or suspected contamination is
encountered during Project construction activities, work shall be halted in the area, and the
type and extent of the contamination shall be identified in accordance with coordination of
the overseeing agency (RWQCB, DTSC, and/or MCEHD). A qualified professional, in
consultation with regulatory agencies (RWQCB, DTSC, and/or MCEHD) shall then develop an
appropriate method to remediate the contamination, and determine the appropriate
disposal method of any contaminated soil and/or groundwater. At this time, the available
studies suggest that no contaminated soil or groundwater will be found on site. Nevertheless,
this mitigation measure would require remediation procedures in the unlikely event that
contamination is encountered. Additionally, if required by an overseeing agency, a
remediation plan shall be implemented either before or in conjunction with continued Project
construction.
88. Hydrology and Water Quality: Measure 3.6.2: In the event that construction period
dewatering is required, the Project Applicant/Proponent will coordinate with the City
concerning dewatering activities and compliance with the provisions in the permit, such as
the effluent limitations in the permit, prior to discharge. The applicant/project proponent will:
• Submit a Report of Waste Discharge and Application for NPDES Permit along with a
feasibility study of reuse of the groundwater to the RWQCB.
• Discharge flows only upon receipt of the Discharge Authorization Letter from the RWQCB.
Timin : During site preparation and all construction activities.
89. Hydrology and Water Quality: Measure 3.6.4: The applicant/project proponent shall
prepare and submit to the City engineer and the North Coast Regional Water Quality Control
Board for approval a Final Drainage Plan. The Final Drainage Plan shall include design/plan
level depiction of the proposed storm water drainage facilities on site, including the proposed
storm drainage system, vegetated swales, and the water quality features. The following
measures shall be implemented within the Final Drainage Plan, based on modeled runoff
volumes and flow rates specific to with-Project conditions:
• The applicant/project proponent shall design, implement, and maintain a storm water
system such that there will be no net increase in project condition downstream peak flows;
and/or, with respect to the additional impervious surface area proposed for the project, the
applicant/project proponent shall design and implement volume- and/or flow-based
Treatment Control Best Management Practices(BMPs)as defined in Attachment 4 (pages
5-6) of the State Water Resources Control Board (SWRCB) small municipal separate
storm sewer systems (MS4s)General Permit(Small MS4 General Permit) (SWRCB Order
2003-0005-DWQ).
• The Final Drainage Plan is not required to include retention and/or retention features if
such features are not necessary to satisfy the above requirements.
• Prior to implementation, design drawings and any related documents or specifications with
respect to these required mitigation measures shall be submitted to the City of Ukiah and
the North Coast Regional Water Quality Control Board.
• Modification of storm drain facilities within the State right-of-way (U.S. 101), may require
an encroachment permit, and shall be submitted to the California Department of
Transportation.
Timinq: Prior to the issuance of a Building Permit.
Page 18 of 27
90. Traffic and Circulation: Measure 3.10.1: The City shall construct Talmage Road
Interchange improvements, including the provision of two left-turn lanes on the westbound
Talmage Road approach to Airport Park Blvd. The improvements include the following
components:
• Closure of the existing stop-controlled US 101 Southbound Off-Ramp right-turn to
westbound Talmage Road.
• All US 101 Southbound Off-Ramp traffic will be redirected to access Talmage Road via a
new full access intersection where the current loop ramp connects with Talmage Road so
that all off-ramp traffic utilizes the off-loop ramp.
• The existing US 101 Southbound Off-Ramp loop will be reconfigured to a more
standard 90-degree angle.
• The intersection of the loop ramp with Talmage Road will be controlled by a new traffic
signal.
• Both the eastbound Talmage Road and northbound US 101 Southbound Off-Ramp right-
turn lanes will have right-turn overlap phasing, while the westbound Talmage Road
approach will include protected left-turn phasing.
• The design will also provide for two left-turn lanes on the westbound Talmage Road
approach to Airport Park Boulevard, which should extend the entire distance to the
adjacent intersection.
• Since the left-turn lanes will extend all the way to the intersection, signs and markings on
the off-ramp are provided to direct drivers to the correct lane for their destination.
• Intersection markings should be incorporated that provide guidance so as not to create a
trap-lane situation for drivers in the far northbound left lane.
• Removal of the existing northbound right-turn overlap phasing at Airport Park
Boulevard/Talmage Road.
The City shall coordinate with the California Department of Transportation regarding
improvements to state facilities. The traffic mitigations shall be completed before Costco is
issued a certificate of occupancy. The City shall establish a funding mechanism to pay for the
cost of the improvements designed and installed by the City.
Timin : Prior to the grant of an occupancy permit.
91. Traffic and Circulation: Measure 3.10.2a: Provide a concrete pad suitable for future
location of bus shelter on the northern frontage of the Project site, adjacent to the proposed
sidewalk in accordance with No. 50, above.
Timin : Prior to the grant of occupancy.
92. Traffic and Circulation: Measure 3.10.2b: The Project Applicant/Project Proponent shall
implement the following measures to reduce potential pedestrian impacts associated with the
Project:
• Install sidewalks along the project frontage on Airport Park Boulevard as identified in the
project site plan.
• Install high visibility crosswalk markings across driveway entrances to the project
including the existing cul-de-sac on the north side of the project to increase visibility of
pedestrians.
• Install ADA compliant curb ramps at driveway crossings and transition points along the
project frontage. Also, ensure that the existing curb ramps at the existing cul-de-sac
intersection with Airport Park Boulevard are compliant with current ADA standards.
Page 19 of 27
• Provide an adequate pedestrian connection from the street frontage and main parking
area to the retail store entrance (per Ordinance 1098).
Timinq: Prior to the grant of occupancy.
93. Traffic and Circulation: Measure 3.10.2c: The Project Applicant/Project Proponent shall
implement the following measures to reduce potential bicycle impacts associated with the
Project:
• Install Class III bike lanes along the Project frontage on Airport Park Boulevard.
• The Project Applicant/Project Proponent shall comply with Ordinance 1178, Airport
Industrial Park Planned Development, requirements to install the required number of
bicycle parking spaces (long-term spaces [bicycle lockers or covered parking spaces to
reduce exposure to the elements and vandalism] for Project employees and short-term
V5DF1-I�i1F��l9�`b9FV�GAR�/�D(��P �i�
primary entry points]). Bicycle racks should be an appropriate design and installed
correctly to ensure proper function.
Timinq: Prior to the grant of occupancy.
94. Traffic and Circulation: Measure 3.10.4: In addition to the planned city constructed left-
turn lane on the westbound approach of Airport Road, the city shall construct a left-turn lane
on the eastbound Hastings Avenue approach should be installed at South State
Street/Hastings Avenue-Airport Road. Implementation of the recommended improvements
at Talmage Road/Airport Park Boulevard would result in acceptable operating conditions
during both the a.m. and p.m. peak hours.
Timinq: Prior to the grant of occupancy.
95. Biological Resources: Measure 3.12.1: The following measures shall be implemented to
reduce potential impacts on nesting birds:
A. If construction-related activities are to occur during the nesting bird season (February 15
through August 31), a qualified biologist shall conduct a preconstruction survey of all
potential nesting habitats within 30 days prior to the start of activities (grubbing, dirt-
moving, mobilization, or other construction-related activities) and within 500 feet of
construction activities. If ground-disturbing activities are delayed or suspended for more
than 30 days after the pre-construction survey, the site shall be resurveyed. The results of
these surveys shall be documented in a technical memorandum that shall be submitted to
the California Department of Fish and Game (if nesting birds are documented)and the City
of Ukiah.
B. If an active nest is found during the preconstruction survey, a no-work buffer of 500 feet
will be established unless otherwise approved by the California Department of Fish and
Game (DFG). The qualified biologist will coordinate with DFG to determine the appropriate
nest avoidance, monitoring, and protective measures appropriate for the species and site
conditions. In addition to establishment of a no-work buffer, these measures may include
daily or spot-check monitoring of the nesting activity as deemed appropriate by DFG.
C. If the preconstruction 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 regularly
recommended by DFG to prevent impacts to active avian nests).
Page 20 of 27
Timin : Prior to the issuance of a Building Permit.
96. Cultural Resources: Measure 3.14.2: If cultural resources are encountered, all activity in
the vicinity of the find shall cease until it can be evaluated by a qualified archaeologist and a
Native American representative. Prehistoric archaeological materials might include obsidian
and chert flaked-stone tools (e.g., projectile points, knives, scrapers) or toolmaking debris;
FX �P L(�+IQ�FRC�,�1Q1�4C1�affected rocks, artifacts, or shellfish
remains; and stone milling equipment (e.g., mortars, pestles, handstones, or milling slabs);
and battered stone tools, such as hammerstones and pitted stones. Historic-period materials
might include stone, concrete, or adobe footings and walls; filled wells or privies; and deposits
of inetal, glass, and/or ceramic refuse. If the archaeologist and Native American
representative determine that the resources may be significant, they will notify the City of
Ukiah. An appropriate treatment plan for the resources should be developed. The
archaeologist shall consult with Native American representatives in determining appropriate
treatment for prehistoric or Native American cultural resources.
In considering any suggested mitigation proposed by the archaeologist and Native American
representative, the City will determine whether avoidance is necessary and feasible in light of
factors such as the nature of the find, project design, costs, and other considerations. If
avoidance is infeasible, other appropriate measures (e.g., data recovery) will be instituted.
Work may proceed in other parts of the project area while mitigation for cultural resources is
being carried out.
Timin : During site preparation and all construction activities.
97. Cultural Resources: Measure 3.14.3: If human remains are encountered unexpectedly
during construction excavation and grading activities, State Health and Safety Code Section
7050.5 requires that no further disturbance shall occur until the County Coroner has made
the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the
remains are determined to be of Native American descent, the coroner has 24 hours to notify
the 1 �IIC$P F�IEDQ�+I-�I�J H❑&RP P�C�NAHC�11 The NAHC will then identify the
person(s)thought to be the Most Likely Descendent, who will help determine what course of
action should be taken in dealing with the remains.
Timinq: During site preparation and all construction activities.
98. Global Climate Change: Measures 3.2.2a through 3.2.2d: The project shall implement
Mitigation Measures 3.2.2a and 3.2.2d. These measures include incorporation of
sustainability features in the building and site design in order to reduce energy consumption
and exceed the Title 24 building efficiency ratings (Measure 3.2.2a), implementation of a
carpool/vanpool program (measure 3.2.2b), increase transit accessibility (Measure 3.2.2c),
and improve the pedestrian network (Measure 3.2.2d).
Timin : Prior to the issuance of a Building Permit.
Page 21 of 27
b. Redwood Community Services Community Center and Winter Homeless Shelter
❑ Request for approval of a Site Development Permit and Major Use Permit for
establishment of a Community Center that provides services for homeless people and
the establishment of a permanent location for the winter homeless shelter at 1045 S.
State Street.
Commissioner Watt recused himself.
Craig Schlatter, Community Development and Planning Director introduced the
Redwood Community Services Community Center and Winter Homeless Shelter project.
Presenter: Kevin Thompson, Planning Manager.
(PowerPoint presentation provided for in the minutes �$VOB�KP HC�CC}.
Kevin Thompson, Planning Manager noted the following modifications to the project
Conditions of Approval �RQ,6�q-K��RID�FII-L1Fi�H�F-I�'Z�IQ�Final Major Use Permit
and Site Development Permit Conditions of Approval�]1
New Condition of Approval
The Director of Community Development and Planning shall report to the Planning
Commission once every six months during the first two years of the shelter operation. The
' LlY-F�tl.�d-IS��(C�--I�U-FF�G�I[IDQ�RP �--IC�XEQF[�1.�/14-16��
occupants and an assessment on the most effective ways to modify the plan to address
valid complaints.
Revised Condition of Approval #12
Shelter staff shall meet with the Ukiah police department to discuss proper police contact
procedures and law enforcement patrol schedules.
Kevin Thompson, Planning Manager asked the Commission to consider and discuss
another amendment to the project Conditions of Approval that an amended program plan
be submitted and approved by the City prior to building permit issuance as it relates to such
topics as including a camping provision, hours of operation from 6:00 p.m. to 9:00 a.m., and
operations to include onsite wrap-around case management services for clients.
Note: Witten correspondence from MaryLou Leonard dated July 26, 2017 was received after
the Planning Commission packet was completed/distributed and is included in the minutes
as �l�F{�hCl��
PUBLIC HEARING OPENED: 7:35 P.M.
Public Comment: Camille Schraeder, Sage Wolf, Don Crawford, Jacque Williams, Ed
Haynes, Maya Stuart, Susan Wynd Novotny, Kay Lieberknecht, Mary Hatfield, Carol
Rosenburg, Nate Wolf, Julia Siderakis, Kevin Murphy, Don Popoloski, Tim Schraeder, Todd
Crabtree, Jessica Johnson, John McCowen, Marcella Reis, Judy Popoloski, Tony Marsh,
Jesse Dugger, Justin Wyatt, Ukiah Police Department.
PUBLIC HEARING CLOSED: 9:15 P.M.
PUBLIC HEARING RE-OPENED: 9:40 P.M.
Public Comment: Camille Schraeder, Kevin Jennings, Fire Marshal, Jacque Williams.
Page 22 of 27
PUBLIC HEARING CLOSED: 9:46 P.M.
The Planning Commission further discussed the proposed project relative to the site being
located on a City gateway, type of potential community center/shelter users, Program Plan
(please see Attachment 4 of the staff report for the 7/26/17 Planning Commission meeting),
operating procedures/policies and interior building layout/design as it relates primarily to
safety and privacy and/or other potential operating issues, including the project conditions
of approval with the following modifications to the project conditions in Attachment 2 of the
staff report as follows:
Revised Condition of Approval 13
Shelter staff shall provide bi-weekly meetings with neighbors of the shelter property and staff
phone numbers for emergency contacts.
Based on Commission discussion concerning a proposed amendment to the conditions of
approval that an amended Program Plan be submitted and approved by the City prior to
building permit issuance, with particular discussion about possibly including a camping
provision, hours of operation of 6:00 p.m.to 9:00 a.m., and that the operations include onsite
wrap-around case management services for clients, the Commission requested the addition
of the following condition of approval:
New Condition of Approval
Prior to issuance of building permit, the applicant shall resubmit the Program Plan for review
and approval by the City.
Planning Commission consensus:
• Supports project approval as recommended by Planning staff with the changes to
the project conditions of approval as discussed during the meeting.
Motion/Second: Sanders/Christensen to approved Redwood Community Services
Community Center and Winter Homeless Shelter request for Major Site Development Permit
and Major Use Permit that provides services for homeless people; and the establishment of
a permanent location for the winter homeless shelter at 1045 S. State Street with Findings
in Attachment 1 of the staff report and revised Conditions of Approval in Attachment 2 of the
staff report (for the 7/26/17 Planning Commission meeting), and as discussed above.
Motion carried by the following roll call votes: AYES: Sanders, Christensen, Hilliker and
Whetzel. NOES: None. ABSENT: Watt, absent by recusal. ABSTAIN: None.
FINAL MAJOR USE PERMIT AND SITE DEVELOPMENT PERMIT
CONDITIONS OF APPROVAL
HOMELESS COMMUNITY CENTER AND WINTER HOMELESS SHELTER
1045 SOUTH STATE STREET
FILE NO: 2748
Standard Conditions:
1. All use, construction, or occupancy shall conform to the application approved by the Planning
Commission, and to any supporting documents submitted therewith, including maps,
sketches, renderings, building elevations, landscape plans, and alike.
2. $ RP S@I�L1,PQ�W-i�6��SF-FLL �H[�I[ffRQ�/1A1�
now existing or which may hereafter be promulgated by the Engineering Department of the
City of Ukiah; except where higher standards are imposed by law, rule, or regulation or by
Page 23 of 27
action of the Planning Commission.
Fire Department Conditions:
3. Applicant shall be required to obtain any permit or approval, which is required by law,
regulation, or ordinance, be it required by Local, State, or Federal agency. Specifically, the
following fire protection measures shall be completed by the applicant, and approved by the
Ukiah Fire Marshal, prior to the opening of the shelter facility:
A. One Class 2-A rated fire extinguisher for each building of project, dormitory,
showers, and general office space.
i. If no obstructions are present, an exterior extinguisher can service both the
showers and office spaces if located on the exterior landing. Exterior
extinguishers shall be securely mounted in a protective case.
ii. Dormitory extinguisher shall be located in the interior, in close proximity to the
exits. T19 Sec. 567 & 568.
B. Interior, internally illuminated exit signs with emergency lighting shall be located at
exits. This signage shall be hard wired with a battery backup capable of operation for
a period of not less than 90 minutes. CFC Sec. 1011.3 & 1011.6.3
C. All exit access, exits, and exit discharges shall be continuously maintained and free
from obstructions. CFC Sec. 1030.2
D. Any drapes, hangings, curtains, and other decorative material that would tend to
increase the fire and panic hazard shall be made from a nonflammable material, or
shall be treated and maintained in a flame retardant condition with a flame-retardant
solution approved by the State Fire Marshal. T-19 Sec. 3.08
E. New and existing buildings shall have approved address numbers placed in a
position to be plainly legible from the street or road fronting the property. CFC Sec.
505.1.
F. Prior to receiving an occupancy certificate, the Fire Marshal shall provide an
inspection verifying that all conditions for life and safety have been met, and that
access to the exits are clearly open and unobstructed. All cots must be in place so
that the Fire Marshall can visually see the layout and egress.
Building Department Conditions:
4. The applicant shall obtain a Building Permit prior to occupancy, or any work requiring a
permit in the facility. The following items will be required upon submittal of the Building
Permit:
A. 1 building permit application
B. 3 copies of a plot plan showing the property lines, the parking lot, and any
structures on the parcel, as well as distances from these items to the property
line.
C. 3 sets of plans including the building data (building square footage, shelter
square footage, occupancy load, etc), a site plan, an existing floor plan, a
proposed floor plan, and any other plans or details needed to perform a plan
review for the change of use, change of occupancy, and/or remodel.
Page 24 of 27
5. In addition to any particular condition, which might be imposed, any construction shall
comply with all building, fire, electric, plumbing, occupancy, and structural laws, regulations
and ordinances in effect at the time a Building Permit application was submitted.
Planning Department Conditions:
6. The operation of the winter homeless shelter shall be permitted during winter for a duration
of six (6) months commencing the first day of operation.
7. The approved Homeless Services Community Center Program Plan shall be strictly
followed and enforced by the applicants. Failure to do so may cause revocation of the Use
Permit.
8. Prior to opening the winter homeless shelter, City staff shall inspect the interior and
exterior portions of the facility to ensure that all pertinent components of the approved
Homeless Services Community Center Program Plan are in effect.
9. Shelter staff shall be diligent in disbursing shelter clients from the site, and away from
adjoining residences and businesses, a minimum of 1 hour before opening and 1 hour after
closing. Loitering is prohibited.
10. An outdoor area shall be provided for guests that wish to leave the shelter to take breaks
from the close quartering of the shelter facility. Shelter staff shall monitor the use of this area
to ensure that guests do not cause excessive noise, littering, or other nuisance impacts.
11. The grounds around the shelter shall be routinely cleared of litter and debris, and the site
shall be kept in a neat and clean condition. Additionally, prior to commencing operation of the
shelter, the site shall be cleared of all existing debris including but not limited to: scrap metal,
inoperable vehicles, and boats.
12. Shelter staff shall meet with the Ukiah Police Department personnel to discuss proper
police contact procedures and law enforcement patrol schedules.
13. Shelter staff shall provide, bi-weekly meetings with neighbors of the shelter property and
staff phone numbers for emergency contacts.
14. The shelter facility shall be limited to a maximum of 60 overnight guests. The hours of
operation are 6:00 p.m. to 9:00 a.m.
15. The Director of Community Development and Planning shall report to the Planning
Commission once every six months during the first two years of the shelter operation. The
' ���(C-1--I��IID�[IDQ�RP IH�P �J-i�XEQF[�1.�14-I��
occupants and an assessment on the most effective ways to modify the plan to address valid
complaints.
16. Prior to issuance of building permit, the applicant shall resubmit the Program Plan for
review and approval by the City.
Public Works Condition:
16. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
tested, and repaired or replaced if required. Sewer connection fees shall be paid at the time
of building permit issuance.
Page 25 of 27
17. Capital Improvement fees for water service are based on the water meter size. A fee
schedule for water meter sizes is available upon request.
18. If food preparation or other activities result in the discharge of fats, oils, or grease into
the sanitary sewer, a grease interceptor will be required.
19. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or
other alternative surfacing, subject to approval by the City Engineer.
20. All work within the public right-of-way shall be perFormed by a licensed and properly
insured contractor. The contractor shall obtain an encroachment permit for work within, or
otherwise affecting, this area. Encroachment permit fee shall be $45 plus 3% of estimated
construction costs.
21. If the building permit value is equal to or greater than one-third of the value of the
existing structure, the construction, repair or upgrade of curb, gutter, and sidewalk to meet
current ADA standards, and the addition of street trees along the subject property street
frontages, may be required pursuant to Section 9181 of the Ukiah Municipal Code and to
the satisfaction of the City Engineer.
Electric Department:
22. The existing 100A Service Panel that feeds the proposed shelter (Building C) may be
suitable to serve the needs of the shelter, based on the information from the Applicant/Owner.
The City of Ukiah Electric Utility Department would normally recommend that the
Applicant/Owner determine estimated power demand load/kVA and load calculation
information for the proposed service panel/project.
a) Connected kVA and Load calculations ❑ will help to determine if the existing
transformer bank or overhead secondary service size is sufficient for the 100A
Service Panel that will feed Building C and the two (2)additional buildings at 1045
South State Street.
23. There is one (1) existing overhead secondary wire, which currently feeds all three (3)
buildings at 1045 South State Street and may or may not need to be upgraded in order to
I X�-I[�l9�'b9Fl�-�FH6DGFI�IHT)CIl1�P�
24. All future site improvements shall be submitted to the Electric Utility Department for
review and comment. At that time, specific service requirements, service voltage, and
developer costs and requirements will be determined.
25. Any fees associated with the addition or replacement of any existing or upgraded
electrical facilities (transformers, secondary conductors)to the proposed building site at 1045
South State Street will be the responsibility of the applicant/owner.
10. 3/ ❑11 ,1 ❑�,5( �725C6C�( 3257
Presenters: City Manager Sage Sangiacomo and Community Development and Planning
Director Craig Schlatter.
11. 3/ ❑1 1 ,1 ❑�2 0 0 ,66,21 ( 56�( 32 57
Presenters: Commissioners Hilliker and Watt.
Page 26 of 27
12. ADJOURNMENT
There being no further business, the meeting adjourned at 10:05 p.m.
Cathy Elawadly, Recording Secretary
Page 27 of 27
7/26/2017
����
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��.��i��Yr�i
MAJOR SITE DEVELOPMENT PERMIT
City of Ukiah
Planning Commission
Costco Site Development Permit
07/26/17
THE PR � CESS----BACKGROUND
�
Comply with the Writ of Mandate ;'I���
"C�tizens forSofety First v.C�ty of Ukiah et.aL"
Set aside all previous opprovals and rerrrcu/ated "�"'"""N/����LE
City Council 11/16/16 �
�Recommendation from PC(5/za/17) �
� �1. Rezone
I 2_ FEIR &State of Overriding Considerations
City Council (6/7/17)
1. Introduce rezoning
2. Certify FEIR
City Council(6/21)
[IryofUkiah 2"d Reading rezoning amend
PlanningCommission � �.
[ostw5lteDevelapmentvermit Planning Commission
o'i'bi" � Site Development Permit 07/26/171
�
7/26/2017
BACKGROUND OVERVIEW ,,,�,�E
5
I
T • On January 22, 2014 the Planning Commission approved a Site
E Development Permit for the project.
° • The project had subsequent review by the resource agencies which
� resulted in additional changes mostly pertaining to the wetland.
E
� • Applicant seeking amendments to two conditions of approval.
0
P
M
E
N ury ot u►ian
PlannlnL Commissian
'J' Costco Site Development Permlt
07/26/17
SITE DEVELOPMENT PERMIT AMENDMENTS
A I R P 0 R T P�R k 8�.�1��/1$�
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Relocated Fuel Facility Store Size reduced from 148kto 141k C(tyo(Uk�ah
Enhanced Wetland /Increased buffers Parking lot reduced 607 to 579 PlanningComm ssion
Native Plantings near wetland and on site LED Parking and Interior lights CostcoSiteDevelopmen[Permlt
07/26/17
2
7/26/2017
A M E N D M E N T Condition #1 ���CO
-Wf/OiESALE
From the Plannin� Commission
The Project shall be revised to comply with the following:
Reduction of the width of the sidewalks on the north and west
sides of the site from 8 feet to 5 feet.
Applicant requesting 6-foot sidewalk on the north and west sides.
Clry ol Ukiah
Planning Cammission
Costco Slte Development Permlt
07/26/17
A M E N D M E N T Condition #2
Applicant has requested:
#6. Prior to issuance of a e������^^ ^^�^��+, certificate of occupancy the
applicant/project proponent shall submit a Transportation Demand Management
(TDM) program for staff review and approval that includes the items listed in Air
Quality mitigation measure 3.2.2b (carpool parking spaces, bike parking, employee
locker room, rideshare program, rideshare bulletin board, rideshare newsletter,
guaranteed ride home, and increased transit accessibility) and that identifies the
designation onsite TDM Program Manager.
The TDM has been submitted.
tiry of Ukiah
Plannin`Commission
Costm Site Development Permlt
07/26/17
3
7/26/2017
���?�G'O�
Recommendation �...�,�E
�
Conduct a public hearing and take the following actions:
• 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;
• 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
• Make a motion and vote to approve the Costco Warehouse and Fueling Station
Project Major Site Development Permit based on the findings included in Attachment
2 and subject to the conditions of approval Attachment 3.
Clty of Uklah
Plannln�[ommisslon
Costw Slte Development Permrt
07 26 17
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VICINITY MAP APPLICATION FOR; REGIONAL MAP
SIzE DEVELOPMENT PERMIT PROJECT DATA
PROJECT DIRECTaRY .1ULY 12.2017
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Redwood Com m u n ity
Se rvi ces
Major Use Permit and Major Site Development Permit
REDWOOD
COMMUNITY
SERVICES, INC.
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PROJECT SCOPE
• Site Improvements
• Community Center that specializes in providing daytime homeless
services
• A permanent location for the winter homeless shelter
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1045 South State Street
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PROJECT SITE WORK
THOMAS
-- -- -- . ��*^ � New parking lot
OPEN AREA ` �•� 185paces
�- " Landscaping
� ' � Community Garden
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A Trash enclosure
Bike Parking
N `� `��?� Sidewalks
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SETTING
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PROJECT USES
• Community Center: A place for homeless individuals to receive
services:
• 7 days a week, from 9:00 a.m. to 6:00 p.m.
• Bathrooms, showers, laundry, counseling, education, internet access, and a
clothing donation area
• Minimal food service
• Provide a place for partnering agencies:
Ukiah Valley Medical Center's Street Medicine program,Mendocino County Aids and Viral Hepatitis
Network(MCAVHNJ and the Ford Street Program
*Community Council: monthly meeting to discuss management and issues
PROJECT USES
• Winter Shelter
• 60 Beds Maximum
• Intake process with needs assessment
• Seven days a week: 6:00 p.m. to 9:00 a.m.
• November to April
• An observation room
• Management Plan Submitted- reviewed by staff
6
//Lb/ZU1/
Regulatory Environment:
• General Plan-The project furthers goals found in the Housing Element
• Zoning- C2, allow Homeless Shelters with Major Use Permit
• Parking- 18 parking stalls provided, 10 for retail, 8 for project
• Resolution 2001-15- Months of operation November to March
• Ukiah Airport Master Plan- people per acre found to be consistent
• Design Review Board (DRB)- Met 7/20, 5-0 Approval- condition: clear up
building permits
A M E N D M E N Tto Conditions:
• An amended Program Plan shall be submitted and approved by the
City prior to building permit issuance.
Items to be amended or added will include:
1. Camping provision
2. Hours of operation 6:00 p.m. to 9:00 a.m.
3. Operations shall include onsite wrap-around case
management services for clients.
7
//lb/1U'1/
A M E N D M E N T to Conditions:
Add the following condition:
• The Director of Community Development and Planning shall report to the
Planning Commission once every six months during the first two years of the
shelter operation. The Director's report shall include a record of any
complaints received from the public or shelter occupants and an assessment
on the most effective ways to modify the plan to address valid complaints.
• #12 Shelter staff shall meet with the Ukiah police department ,^��
�e�se�el-to discuss proper police contact procedures and law enforcement
patrol schedules.
Recommendation :
• Conduct Public Hearing
• Based on the Findings in Attachment 1, and Conditions of Approval in
Attachment 2 approve the request for a Major Use Permit and Major
Site Development Permit for a community center and winter
homeless shelter.
8
Mar�Lou Leonard
Wednesday,July 26, 2017
Planning Commission
City of Ukiah
To whom it may concern:
1 want to express my tremendous support for Redwood Communiry Services (RCS)
and its efforts to support the homeless in the Ukiah Valley. With the closing of the
Ukiah Community Center, the Ukiah area lost a valuable resource and touchstone for
the homeless population. A resource center provides a multitude of services,e.g. a
place to collect mail pertaining to job efforts and benefits,a safe place to store
medications, a warm/cool and dry place to rest during the day, much needed
guidance and support from professional case management staff to mention just a
few.
RCS' experience, mental health contracts,and growing expertise with the adult
population put them in an excelent position to tackle this endeavor. The City lent
valuable support this last winter to the emergency winter shelter. This effort is an
outgrowth of the tremendous community support that project received.
Homelessness is endemic across the country. Its root causes are varied including
poverty, mental illness, trauma, lack of education and opportunities. Many
individuals and familes in our communities are one paycheck away fi-om
homelessness. Housing is extraordinarily expensive and largely unavailable. Please
help this project to move forward.
Sincerely,
������
�,�
1575 Crane Road, Ukiah, CA 95482; marvlleo@comast.net,
707-467-9160 (h), 707-367-0463 (m)
AGENDA ITEM NO. 9A
Department of Community Development and Planning
300 Seminary Ave.
Ukiah, CA 95482
���� �� ����� planning@cityofukiah.com
TO: Planning Commission
FROM: Craig Schlatter, Community Development and Planning Director
DATE: August 16, 2017
SUBJECT: Housing Workshop
The August 23, 2017 Planning Commission meeting will consist of an abbreviated Housing
Workshop presentation. The full presentation will be given at the August 30 City Council
meeting.
As such, there will be no packet for the August 23 Planning Commission meeting.
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Strategy recommendations. It is also to provide background and insight in an issue facing our
com m u n ity.
Planning Staff is looking forward to your comments.