HomeMy WebLinkAboutpcm_09132017 - Final CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
September 13, 2017
6:00 p.m.
COMMISSIONERS PRESENT COMMISSIONERS ABSENT
Mike Whetzel, Chair Linda Sanders
Christopher Watt
Laura Christensen
Mark Hilliker
STAFF PRESENT OTHERS PRESENT
Craig Schlatter, Community Development Listed below, Respectively
and Planning Director
Adele Phillips, Associate Planner
Ben Kageyama, Senior Civil Engineer
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/Watt to approve the Minutes of August 23, 2017 as
submitted. Motion carried by the following roll call vote: AYES: Watt, Christensen, Hilliker,
and Whetzel. NOES: None. ABSENT: Sanders. ABSTAIN: None.
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
6. APPEALPROCESS
Note: For matters heard at this meeting the final date to appeal is September 25, 2017, at
5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
Page 1 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
a. Holiday Inn Express ± Request for approval of a Major Use Permit and Major Site
Development Permit to allow the construction of a 4-story Holiday Inn Express on Airport
Park Boulevard. The site is located on the northern half of APN 180-110-28.
File No.: 2590-UP/SDP-PC.
Commissioner Watt said he wanted to refrain from voting on the project, but would like to
participate in the discussion.
Presenters: Craig Schlatter, Community Development and Planning Director and Adele
Phillips, Planning Manager.
Power Point presentation given by Adele Phillips, Associate Planner.
PUBLIC HEARING OPENED: 6:38 P.M.
Public Comment: Mark Tiedemann, Alan Nicholson, and Ben Kageyama.
Mark Tiedemann, Project Architect, referred to the Conditions of Approval in attachment
2 of the staff report to adopt a Use Permit and Site Development Permit for the Holiday Inn
Express and asked the Commission to consider modifying the following Conditions of
Approval:
Transportation and Traffic, Condition of Approval 2:
3A 6-foot wide sidewalk shall be constructed along the south side of the
northerly driveway, from Airport Park Boulevard to the westerly parcel
boundary, and shall be within a public access easement. Additionally, a 6-
foot wide sidewalk shall also be construct from the northerly parcel
boundary to the southerly parcel boundary, along the west side of the
proposed building. A northerly sidewalk connection with crosswalk shall be
made to the sidewalk at Park Falls Plaza as shown on the site plan.❑
Is of the opinion there is too much liability to require Holiday Inn Express to build a
connecting crosswalk and wheelchair ramp on sRP H�i�'H��l9�SF�1�14-1�6S�DQ�/C
amenable to putting in a handicap ramp on the Holiday Inn Express side with the hope the
property owner of Park Falls Plaza would want to meet this so as to allow for a connecting
pedestrian-friendly pathway between the two properties.
Aesthetics, Condition of Approval 1:
3Prior to the issuance of a Building Permit, a Final Landscaping and Lighting
Plan shall be submitted for review and approval by the Director of Planning
and Community Development or his/her designee. All required landscaping
shall be planted prior to final inspection, and shall be maintained in a viable
condition to the satisfaction of the Department of Planning and Community
Development. The final Landscaping Plan shall incorporate designs derived
from Low Impact Development Standards. The plan shall include, but not be
limited to the following:
a. A planting legend that includes the names, location, coverage area,
percentage of landscape coverage area dedicated to live plantings, and
percentage canopy cover of proposed vegetation shading paved areas,
including required street trees (Coast redwood) in the setback abutting
Airport Park Boulevard;
b. A planting schedule for all vegetation installed on the site;
c. A maintenance and watering schedule for all vegetation;
d. Shade area calculation for all paved areas;
Page 2 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
e. A lighting plan for exterior lighting install or otherwise used on the site; and,
f. The location and dimensions for the meandering sidewalk to be located
adjacent to Airport Park Boulevard.❑
Is of the opinion requiring the street trees for the project to be Coast Redwood would not be
feasible/practical because the size of the trunk and corresponding root system and/or other
potential negative landscaping maintenance problems associated with Redwoods would
essentially compromise a meandering sidewalk that is being proposed from an aesthetics
perspective. Would recommend a street tree species has the same size, shape, and shade
canopy as required for the Starbucks project. This would also provide for a landscaping
balance with regard to street trees on Airport Park Boulevard.
Aesthetics, Condition of Approval 2:
3Pursuant to the development standards of the Airport Industrial Park
3�K3� M'�I�'SP Fi(�P�-I[�NDK[�XC�FLSD�RC�i�I�`b�F1�$XJ XV1�7�
2017, review by the Design Review Board, no signs shall project above the
Sl�l'b9Hl�(/�D1m61� X�f'Fi�l greater than 300 sf in
sign area.❑
Preference would be to extend the Holiday Inn Express corporate (H) logo portion of the
sign on the building to at least one foot above the roofline. Other Holiday Inn Express motels
in other communities incorporate this design feature on their buildings. This can be
accomplished in a variety of ways that are aesthetically pleasing using different treatments,
such as a parapet and/or some other type of feature and cited existing signage types on the
other hotels in the neighborhood as examples.
PUBLIC HEARING CLOSED: 8:01 P.M.
PUBLIC HEARING RE-OPENED: 7:58 P.M.
Public Comment: Mark Tiedemann
PUBLIC HEARING CLOSED: 8:01 P.M.
71q-I❑3�C�QC�J C❑RP P L�ME�C3�M/Fi�1�PQFi❑D6SQ�DC��Id�TXMA�I F�FRQ�D�1C�
subsequent modification to the above-referenced project Conditions of Approval as follows:
Transportation and Traffic, Condition of Approval No. 2
Agreed not to require the applicant build something that was not on their property, but
alternatively would like the applicant to at least approach the owner of Park Falls Plaza
about completing the second half of the crosswalk on their property and therefore, modified
the condition of approval No. 2 to state:
3A 6-foot wide sidewalk shall be constructed along the south side of the
northerly driveway, from Airport Park Boulevard to the westerly parcel
boundary, and shall be within a public access easement. Additionally, a 6-
foot wide sidewalk shall also be construct from the northerly parcel
boundary to the southerly parcel boundary, along the west side of the
proposed building. � ���horlv cir�o�eiolL n�rinon+i�n ��ii4h nr�cc�eioll� choll ho
m��-7o +n 4ho cirdo�ni�IL .�} D�rL C�IIc DI� chn�nir� �r� ���o�r TO
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facilitate a connection with Park Falls Plaza, an ADA ramp shall be
provided on the subiect property, within the northerly Public Access
Easement, and in aliqnment with the westerly side of the Park Falls Plaza
breezewav. Prior to issuance of buildina permit, the applicant shall qrovide
Page 3 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
written evidence, and evidence of deliverv to Park Falls Plaza, of request
of aqreement to complete north half of accessible connection.❑
Aesthetics, Condition of Approval No. 1
Amenable to eliminating Coast Redwood as the street tree for the project and therefore,
modified the Condition of Approval No. 1 to state:
3Prior to the issuance of a Building Permit, a Final Landscaping and
Lighting Plan shall be submitted for review and approval by the Director of
Planning and Community Development or his/her designee. All required
landscaping shall be planted prior to final inspection, and shall be
maintained in a viable condition to the satisfaction of the Department of
Planning and Community Development. The final Landscaping Plan shall
incorporate designs derived from Low Impact Development Standards. The
plan shall include, but not be limited to the following:
g. A planting legend that includes the names, location, coverage area,
percentage of landscape coverage area dedicated to live plantings, and
percentage canopy cover of proposed vegetation shading paved areas,
including required street trees ed} in the setback abutting
Airport Park Boulevard;
h. A planting schedule for all vegetation installed on the site;
i. A maintenance and watering schedule for all vegetation;
j. Shade area calculation for all paved areas;
k. A lighting plan for exterior lighting install or otherwise used on the site; and,
The location and dimensions for the meandering sidewalk to be located
adjacent to Airport Park Boulevard.❑
Aesthetics, Condition of Approval No. 2
No change.
Motion/Second Christensen/Hilliker to approve the Mitigated Negative Declaration with
Findings in attachment 6 for the Holiday Inn Express. Motion carried by the following roll
call votes: AYES: Christensen, Hilliker, and Whetzel. NOES: None. ABSENT: Sanders.
ABSTAIN: Watt.
Motion/Second Hilliker/Christensen to approve Major Use Permit and Major Site
Development Permit for the Holiday Inn Express with the Findings in attachment 7 of the
staff report and Conditions of Approval in attachment 2 of the staff report, as discussed and
modified above. Motion carried by the following roll call votes: AYES: Christensen, Hilliker,
and Whetzel. NOES: None. ABSENT: Sanders. ABSTAIN: Watt.
10. 3/ ❑11 ,1 ❑�,5( �725C6C�( 3257
Presenter: Craig Schlatter, Community Development and Planning Director.
11. 3/ ❑1 1 ,1 ❑�2 0 0 ,66,21 ( 56�( 32 57
Presenters: Commissioners Hilliker, Christensen, and Chair Whetzel.
12. ADJOURNMENT
There being no further business, the meeting adjourned at 8:43 p.m.
Cathy Elawadly, Recording Secretary
Page 4 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
ATTACHMENT 6
FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR
THE HOLIDAY INN EXPRESS
AIRPORT PARK BOULEVARD
FILE NO.: 2590
PURSUANT TO THE REQUIREMENTS OF THE
C❑/ ,) 2 51 ,❑�I 1 9,52 1 0 ( 1 7❑/ �8 ❑/ ,7❑�❑7� ❑( 4 �ZID
1. The Project will approve a Use Permit and Site Development to allow the construction of 92-
unit hotel and associated site improvements �3lH�l'bFl�
2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a
Mitigated Negative Declaration dated August 22, 2017, to evaluate the potential
environmental impacts of the Use Permit, Site Development Pemit, and construction and
operation of the Project.
3. The Initial Environmental Study examined areas of potential impacts and based on the
conclusions reached in the Initial Environmental Study, it has been determined that the
proposed project, as mitigated, would not have significant adverse impacts on the
environment for the following reasons:
A. A mitigation measure has been included to reduce any Project impacts related to light
and glare to less than significant. Impacts to visual quality were determined to be less
than significant or no impact.
B. The Project would not have an impact on any existing or future agriculture use. There
are no parcels within the City zoned Agriculture and no agricultural uses on or proximate
to the Project site.
C. Construction of the Project would result in an increased air polluants including fugitive
dust, and PM 10. Mitigation measures designed to minize construction pollution from the
Project have been applied. The Project was referred to the Mendocino County Air
Quality Management District (MCAQMD).
D. The Project area is not identified on the Area of High Archeological Sensitivity included
in the City of Ukiah General Plan. It is highly unlikely that there are archeological
resources or human remains on the parcels included in the Project. In the unlikely event
that cultural resources or human remains are discovered during grading operations for
the Project, mitigation measures have been included to reduce the impact to less than
significant.
E. The Project site is not known to be in an area with unstable or expansive soil. The
Project site and surrounding area are relatively flat; therefore, there would be no impacts
related to landslide. The Project has the potential to result in erosion or the loss of top
soil. Mitigation measures for Air Quality and Geology and Soils have also been applied
to prevent excessive soil erosion. Implementation of these mitigation measures would
reduce the potential for the Project to impact top soil and result in erosion.
Page 5 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
F. The Project site is not located on any list of hazardous waste disposal sites compiled
pursuant to Government Code Section 65962.5.
G. The Project is located within the boundaries of the B1 compatibility zone for the Ukiah
Municipal Airport and found to be compatible with the requirements of the zone.
H. The Project would not modify the drainage on the site which has the potential to result in
erosion, siltation, and/or to increase the rate or volume of runoff. The Preliminary
Standard urban Stormwater Mitigation Plan completed for the project dated August 10,
2017, concluded that with the use of Low Impact Development (LID) the site was
capable of retaining stormwater on-site.
I. The Project is subject to the Storm Water Low Impact Development Technical Desiqn
Manual, dated August 2011, adopted by City Council on June 18, 2014, which became
effective upon adoption and applies to applications submitted prior to May 3, 2017.
J. The project is not located within a 100-year flood hazard area or within a 100-year flood
zone as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map. The Project is located within Panel#1514 of 2100,
dated June 2, 2011.
K. The Project would develop an existing parcel by constructing a 92-room hotel. The project
site is developed on 3 sides within an existing �a business park, and therefore will
not divide an established community.
L. No mineral resources are located within or proximate to the project area.
M. Construction of the Project would result in a temporary increase in noise levels in the
Project area. No residential uses are located proximate to the Project. Mitigation
measures have been included to limit the hours of construction and reduce noise from
construction equipment. These mitigation measures would reduce construction noise
impacts to less than significant.
N. The parcel has frontage and access from an existing street (Airport Park Boulevard) and
utilities are available to serve the 92-room hotel. Per the applicant, the Project would
result in the creation of 18-20 new jobs, and a less than significant impact to population
g rowth.
O. The Project would result in nominal impacts to municipal services, emergency room
visits, police calls, public disturbances. The Project has been reviewed by Public Works,
the Police Department, Fire Marshal, and Electric Utility. The Project would not create
the need for new city facilities or services. Therefore, the Project would have a less than
significant impact on municipal services.
Parks: The project is providing on-site recreational amenities including a swimming pool
and access to the Rail Trail. These amenities will provide residents an opportunity for
outdoor activities. The impact to parks would be less than significant.
Schools: Guest of the hotel will be temporary visitors to the City of Ukiah, therefore there
will be no impact to local schools.
P. The Project would not result in climate change or greenhouse gas impacts based highly
efficient building design, the project includes a large photovoltaic system and strives to
Page 6 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
be a zero energy project. The Project does not violate any plans or policies adopted to
address climate change/GHG. The Project was referred to and reviewed by the
MCAQMD, and MCAQMD did not identify any impacts related to climate change or
GHG.
Q. Reasonable and feasible mitigation measures have been identified that would eliminate
or reduce significant impacts to levels of insignificance.
The Initial Environmental Study examined areas of potential impacts that may result from the
implementation of the Project. Based on the conclusions reached in the Initial Environmental
Study, it has been determined that the proposed Project has the potential to have significant
environmental impacts on air quality, cultural resources, geology/soils, and noise without the
implementation of mitigation measures. The analysis and conclusion reached in the Initial
Environmental Study identified mitigation measures that would reduce t to less than significant
levels.
4. There is no substantial evidence in light of the whole record before the City of Ukiah that the
Project, as mitigated, would have a significant effect on the environment.
5. The Initial Environmental Study was prepared and demonstrated there is no substantial
evidence that supports a fair argument that the Project, as mitigated, would have a
significant effect on the environment.
6. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
Study, the Project, as mitigated, does not have the potential to degrade the quality of the
local or regional environment.
7. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
Study, the Project, as mitigated, will not result in short-term impacts that will create a
disadvantage to long-term environmental goals.
8. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
Study, the Project, as mitigated, will not result in impacts that are individually limited, but
cumulative considerable.
9. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
Study, the Project, as mitigated, will not result in impacts that will cause substantial adverse
effects on human beings, either directly or indirectly.
10. A Notice of Intent to adopt the Mitigated Negative Declaration was made available in the
following manner:
0 published in the Ukiah Daily Journal August 20, 2017;
0 posted on the Project site August 22, 2017;
� posted at the Civic Center (glass case) 72 hours prior to hearing; and,
0 mailed to property owners within 300 feet of the parcels included in the Project
on August 17, 2017.
10. The Initial Environmental Study and Mitigated Negative Declaration and record of proceedings
of the decision on the Project are available for public review at the City of Ukiah Planning
Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
11. On September 13, 2017, the Planning Commission held a public hearing to receive public
comment and consider the Mitigated Negative Declaration for the Holiday Inn Express Project.
Page 7 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
At the September 13, 2017, meeting, the Planning Commission voted 3-0 to approve the
Mitigated Negative Declaration.
Page 8 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
ATTACHMENT 7
FINDINGS TO ADOPT A USE PERMIT AND SITE DEVELOPMENT PERMIT FOR THE
HOLIDAY INN EXPRESS
AIRPORT PARK BOULEVARD
FILE NO.: 2590
Recommendation for the Approval of the Major Use Permit and Site Development
Permit: The Planning Department's recommendation for conditional approval of Major
Use Permit and Site Development Permit No. 2590 to construct a 92-unit hotel Project,
including associated improvements, is based in part on the following findings:
1. The proposed 92-19�RP �3 l9�'b9Fl�]I[�F�L�L1�PQ�AJ-ICJ
policies of the Ukiah General Plan because it has been designed with careful
consideration with the surrounding established neighborhood.
2. The Project is consistent with the use and development standards for the Airport
Industrial Park-Planned Development Light Industrial / Mixed Use, including: site
use, maximum building height, design standards, and setbacks to property lines.
3. 714-IG3 F-K�L�HCQ�I�AIP H�F�-ICSXEQF�-D6�(�DI�
general welfare since its development, as mitigated and conditioned, will be
consistent with the requirements for construction in the City of Ukiah.
4. The granting of the Use Permit and Site Development Permit �will not cause
significant adverse environmental impacts. The site does not contain any wetlands,
creeks, endangered species, or habitat.
5. 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.
6. The proposed Project would be similar in use, and intensity, as the surrounding
n e i g h b RIII�RQ_[�1�4-I�L1�[�L1M�H�RX l9�'b9F�F�'�PQ�CWaJ❑
construction and after occupancy. Conditions of approval have been applied to the
Project to address construction related noise impacts.
7. 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.
8. The Project site is surrounded by existing 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.
Page 9 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
There are no riparian areas or riparian habitat on the subject parcels or other
sensitive natural community identified in local or regional plans, policies, or
regulations or by the California Department of Fish and Game or US Fish and
Wildlife Service. Therefore, the Project would have no impact on these
resources.
The site is highly disturbed 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.
No migratory path for wildlife species, no connection with any wildlife habitat,
no water courses are located on the parcels included in this Project.
9. The size and height of the Project is consistent with other structures in the
neighborhood and the Ukiah Airport Master Plan. The Project was reviewed by the
Design Review Board who found the Project to be consistent and compatible with
other development in the area, and appropriate for the individual parcel included in
the Project.
10. 714-ICSl6ZS�l9�`b9FV��F�Ld-1�4-W �RC�RXV�L1PQ�PQH�
existing neighborhood, including other existing hotel projects located to the north.
11. The proposed Project provides two access points on Airport Park Boulevard,
deemed adequate by the Public Works and Fire Department. The Project includes
pedestrian and bicycle access along the north and east sides, providing convenient
vehicle and pedestrian traffic patterns.
12. Notice of the Public Hearing was provided in the following manner:
� mailed to property owners within 300 feet of the parcels included in the
Project on August 17, 2017;
0 published in the Ukiah Daily Journal August 20, 2017;
� posted on the Project site August 22, 2017; and,
• posted at the Civic Center (glass case) 72 hours prior to hearing.
Page 10 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
ATTACHMENT 2
CONDITIONS OF APPROVAL AND MITIGATION MEASURES
TO ADOPT A USE PERMIT AND
SITE DEVELOPMENT PERMIT FOR THE
HOLIDAY INN EXPRESS
AIRPORT PARK BOULEVARD
FILE NO.: 2590
The following Conditions of Approval shall be made a permanent part of Major Use Permit and
Major Site Development Permit No. 2590, shall remain in force regardless of property
ownership, and shall be implemented in order for this entitlement to remain valid.
Approved Project Description. The project comprises the development of a new 4-story hotel on
a ±2.29 acre portion of a 4.59 acre parcel property located ±0.5 mi south of the intersection of
Talmage Rd and Airport Park Boulevard, within the City of Ukiah. The site is located on the
northern half of APN 180-080-28. The site is Parcel 1 (F6-A) of Minor Subdivision No. 2134, and
H�AJ DI�F-I�EHI�ID
In addition to the hotel building, the project comprises the development of a pool area, patio,
concrete sidewalks, asphalt paved driveways, parking area designed to include stormwater
drainage features, and landscaping. The hotel building will be of steel frame construction, with
S�P�AR�[��C�❑��❑❑0❑�L 14-I�XDIW�J HC�I�AJ-I�ll�/I-F
floor are the following: 13,247 square feet (sf); 13,129 sf; 13,129 sf; and 13,129 sf, respectively.
The gross square footage of the building is 52,634 sf. Parking area will consist of 94 parking
stalls, including 4 ADA-compliant parking stalls.
STANDARD CONDITIONS OF APPROVAL
1. This approval is not effective until the 10-day appeal period applicable to this Use Permit
and 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.
2. All Conditions of Approval and Mitigation Measures shall be printed on all sets of
building permit project plans pertaining to any site preparation work or construction
associated with the development of the multi-family project and ancillary site
improvements approved by the Use Permit and Site Development Permit.
3. All use, construction and the location thereof, or occupancy, shall conform to the
application and to any supporting documents submitted therewith, including any maps,
sketches, or plot plans accompanying the application or submitted by applicant in
support thereof.
4. 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 Planning Commission such standards shall be met.
5. Building permits shall be issued within two years after the effective date of the Use
Permit or same shall be null and void.
Page 11 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
6. If any use permitted shall cease for six (6) consecutive months, then the right to any Use
Permit permitting such use shall terminate and such Use Permit shall be revocable by
the granting body.
7. If any condition is violated or if any required approval is not obtained, then the Use
Permit granted shall be null and void; otherwise to continue in full force and effect
indefinitely until otherwise terminated and shall run with the land.
8. The approved Use Permit may be revoked through the City's revocation process if the
approved project related to the permit is not being conducted in compliance with the
stipulations and conditions of approval; or, if the project is not established within two (2)
years of the effective date of approval; or, if the established use for which the permit was
granted has ceased or has been suspended for twenty-four (24) consecutive months.
9. Except as otherwise specifically noted, any Use Permit shall be granted only for the
specific purposes stated in the action approving such Use Permit and shall not be
construed as eliminating or modifying any building, use, or zone requirements except as
to such specific purposes.
10. In addition to any particular condition which might be imposed; any construction shall
comply with all building, fire, electric, plumbing, occupancy, and structural laws, rules,
regulations, and ordinances in effect at the time the Building Permit is approved and
issued.
AESTHETICS
2. Prior to the issuance of a Building Permit, a Final Landscaping and Lighting Plan shall
be submitted for review and approval by the Director of Planning and Community
Development or his/her designee. All required landscaping shall be planted prior to final
inspection, and shall be maintained in a viable condition to the satisfaction of the
Department of Planning and Community Development. The final Landscaping Plan shall
incorporate designs derived from Low Impact Development Standards. The plan shall
include, but not be limited to the following:
a. A planting legend that includes the names, location, coverage area, percentage
of landscape coverage area dedicated to live plantings, and percentage canopy
cover of proposed vegetation shading paved areas, including required street
trees in the setback abutting Airport Park Boulevard;
b. A planting schedule for all vegetation installed on the site;
c. A maintenance and watering schedule for all vegetation;
d. Shade area calculation for all paved areas;
e. A lighting plan for exterior lighting install or otherwise used on the site; and,
f. The location and dimensions for the meandering sidewalk to be located adjacent
to Airport Park Boulevard.
3. Pursuant to the development standards of the Airport Industrial Park Planned
' M'�I�'SP FiQ�PW-I[�NDK� XqFLSD�R'C�i���XJ XV1�7�C❑C�d-ML���-I❑
' M/IJ Q�M'lL�C�1d�WD�I �P�-iCSIH�I'b�[�DlID6Ml5�D�cl�h�i(�]]
cumulatively total greater than 300 sf in sign area.
Mitigation Measure:
AE-1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize
light trespassing over property lines and avoid directing light towards motorists and
Page 12 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International
Dark Sky Association (IDA) approved or equivalent. Prior to issuance of building permit,
the applicant shall prepare a photometric plan for review and approval by the Planning
Department that demonstrates that the lighting will not spillover onto adjacent properties
and that all lighting is shielded and downcast.
AIR QUALITY
1. All earth moving and grading activities shall be suspended if wind speeds (as
instantaneous gusts) exceed 25 miles per hour.
Mitigation Measures:
AQ-1. Construction activities shall be conducted with adequate dust suppression
methods, including watering during grading and construction activities to limit the
generation of fugitive dust or other methods required by the Mendocino County Air
Quality Management District (MCAQMD). Prior to initiating soil removing activities for
construction purposes, the applicant shall pre-wet affected areas with at least 0.5 gallons
of water per square yard of ground area to control dust.
AQ-2. The burning of construction debris is prohibited. Any disposal of vegetation
removed as a result of site preparation shall be lawfully disposed of, preferably by
chipping and composting, or as authorized by the MCAQMD.
AQ- 3. During construction activities, the applicant/owner/contractor shall remove daily
accumulation of mud and dirt on paved access lanes that serve the project site.
AQ-4. Any stationary on-site internal combustion engines over 50 horsepower (i.e.
generators) may require a permit from the MCAQMD, depending upon fuel source and
level of operation. It is the responsibility of the City and the Client to contact the
MCAQMD regarding this matter and to secure any required permits prior to site
preparation and construction activities.
AQ-5. All activities involving site preparation, excavation, filling, and construction of the
Project shall institute a practice of routinely watering exposed soil to control dust,
particularly during windy days.
AQ-6. All inactive soil piles on the project site shall be completely covered at all times to
control fugitive dust.
AQ-7. All activities involving site preparation, demolition of existing structures,
excavation, filling, grading, and actual construction shall include a program of washing
off trucks leaving the construction site to control the transport of mud and dust onto
public streets.
AQ-8. Low emission mobile construction equipment, such as tractors, scrapers, and
bulldozers, shall be used for earth moving operations.
BIOLOGICAL RESOURCES
1. Street trees shall be spaced approximately every 30 ft along Airport Park Boulevard
within a landscape strip or within 5 ft of the back of sidewalk. Street trees shall be
Page 13 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
installed in accordance with City Standard Drawing No 601. Tree types shall be
approved by the City Engineer.
CULTURALRESOURCES
Mitigation Measures:
CR-1. If, during site preparation or construction activities, any historic or prehistoric
cultural resources are unearthed and discovered, all work shall immediately be halted,
and the City shall be notified of the discovery. The applicant shall be required to fund the
hiring of a qualified professional archaeologist to perform a field reconnaissance and to
develop a precise mitigation program if deemed necessary.
CR-2. If human remains are encountered during construction excavation and grading
activities, State Health and Safety Code Section 7050.5 requires that no further
disturbance shall occur until the County Coroner has made the necessary findings as to
the origin and disposition pursuant to PRC Section 5097.98. If the remains are to be of
Native American descent, the coroner has 24 hours to notify the Native American
Heritage Commission (NAHC). The NAHC will then identify the person(s) thought to be
the Most Likely Descendent, who will help determine what course of action should be
taken in dealing with the remains.
GEOLOGY and SOILS
1. A grading permit is required (this will include obtaining a California storm water permit
and Mendocino County Air Quality Management District permit for dust control).
2. Areas to be graded for building construction shall be cleared of artificial fills, vegetation,
roots, and loose soil containing organic matter. Surface strippings or other soils
containing organic materials cannot be used as fill except in landscape areas.
3. All grading activities on the site shall be conducted consistent with a Grading Plan for all
disturbed areas which shall be submitted to the City Public Works Director/City Engineer
for review and approval prior to the commencement of any grading activities.
4. Prior to the commencement of grading or other site improvement activities associated
with the construction of the dwelling unit and/or accessory structures, the applicant shall
prepare and submit a Mitigation Compliance Plan verifying when and how the required
mitigation measures will be complied with. The applicant shall fund and/or contract with
qualified professionals such as civil and geotechnical engineers and landscape
architects and/or specialists to verify compliance with all mitigation measures, and to
prepare field reports for submittal to the City.
5. A professional/certified engineer shall routinely inspect all grading work on the project
site. Field density tests must be taken during grading in order to evaluate the adequacy
RI�-ICFR��RIDJ�$11�]lIDC3QJ�RP S�tiPoIQIDQO�-I�/oil engineer has finished
the observation of the work; no further excavation or filling shall be done except with the
approval of and observation of the soil engineer in consultation with City Public Works
Department Staff. The contractor shall be responsible to prevent erosion and water
damage of the graded areas and adjoining areas during construction.
Page 14 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
Mitigation Measures:
GS-1. Prior to issuing building permits, a geotechnical study for the project may be
conducted by a geotechnical engineer or certified engineering geologist, based on the
°/�Ql C2 I I �QH[bl9�l'b9F1�[�1�4-I��1�RUbFKqFD�WSF�L��(C�i❑
subsurFace exploration, laboratory testing, and engineering analysis. Project
construction shall comply with the recommendations set forth in that geotechnical report.
All structural design shall conform to the City of Ukiah, or, as a minimum, to current
standard building codes such as the California Building Code and roadway standards
utilized by the City of Ukiah. Utilities shall be designed to provide sufficient flexibility to
withstand the expected ground motion induced during an earthquake. Site work for
foundations and structural procedures shall be completed in accordance with all relevant
seismic regulations. All improvements will be designed and constructed to withstand
any soil constraints, including expansion, liquefaction, lateral spreading, and subsidence.
This proposed Mitigation Measure will address any constraints due to seismic action,
including liquefaction.
HAZARDS and HAZARDOUS MATERIALS
1. During construction of the project, the owner/applicant shall provide a functional sprinkler
system on each floor as the construction progresses, as determined by the Fire Marshal.
2. Fire hydrants shall be provided in the two locations depicted on page C1.4 of the plans
submitted and date stamped August 15, 2017.
3. At mid-point of the north entrance awning, an open, un-REV1,N�l,IbIQ��DW�W K1�1�❑CC�
must be maintained to accommodate emergency apparatuses.
4. Prior to Final of building permit, Red Curbs shall be painted in the locations to be
determined by the Fire Marshal at time of building permit application.
5. Knox Boxes shall be located at the front entrance and on the west entrance. The west
entrance Knox Box shall be in close proximity to the Check Valve / FDC connection.
6. A 3-foot wide walkway between each side and eve shall be provided around each array
of solar photovoltaic (PV) panels. PV panel arrays may not run continuous for any length
greater than 150 ft without provision of access.
HYDROLOGY and WATER QUALITY
1. 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 storm water best management practices (BMPs).
' IIDLC�.1J HdP SIHZYFP HC�]O�A�H�RP S�GFH�L1�P��1�L�[�NDK�14�vFiQ�� ❑
Water Permit and the Low Impact Development Technical Design Manual (LID Manual).
A final Standard Urban Storm Water Mitigation Plan (SUSMP) shall be provided to
support the design of the proposed drainage system.
2. 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 BMPs. 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
Page 15 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
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.
3. 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 final approval of the building permit.
NOISE
Mitigation Measures:
NO-1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00
p.m. and from 9:00 a.m. to 4 p.m. on Saturday. Construction hours are prohibited on
Sunday and all holidays recognized by the City of Ukiah. Interior work that generates
negligible or no noise at the property line is allowed outside of the construction hours
noted above.
Approval of additional construction hours may be requested in writing from the Planning
and Community Development Director and Public Works Director for extenuating
circumstances. The written request must be submitted a minimum of 14 days prior to the
date for which the change in construction hours/days is being requested and shall
explain the need for the extended construction hours, describe the extenuating
circumstances, and identify the additional construction hours requested, including the
duration.
NO-2. Signs shall be posted at the Project site prior to commencement of construction of
the proposed Project for the purpose of informing all contractors/subcontractors, their
employees, agents, material haulers, and all other persons at the construction site(s) of
the basic requirements of mitigation measures for Noise.
NO-3. Signs shall be posted at the construction sites that include the permitted
construction days and hours, day and evening contact number for the job site, and a
contact number in the event of problems.
NO-4. An onsite complaint and enforcement manager shall be designated for the Project
and shall respond to and track complaints and questions related to noise.
NO-5. Equipment and trucks used for proposed Project construction shall use the best
available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts,
engine enclosures, and acoustically-attenuated shields or shrouds, wherever feasible).
NO-6. Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for
Project construction shall be hydraulically or electrically powered wherever possible to
avoid noise associated with compressed air exhaust from pneumatically powered tools.
NO-7. Stationary construction noise sources shall be located as far from sensitive
receptors as possible and they shall be muffled.
NO-8. 1 R[�X1�LC�1[�P SQDI�RXI�FNCI�i��d-F�EFY�P �Rd-N1ID�iF<DQ�ffH�M-iQRC�PoIC
during Project construction.
Page 16 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
NO-9. Exterior glazing (window and sliding glass door assemblies) on fa�ades facing
Airport Park Boulevard and the airport shall have a minimum sound isolation rating of 27
Outdoor-Indoor Transmission Class, or 35 Standard Transmission Class.
TRANSPORTATION and TRAFFIC
1. Prior to Final of building permit, an a Avigation Easement shall be recorded per the
requirements of the Mendocino County Airport Comprehensive Land Use Master Plan,
and copy of this recorded easement provided to the Community Development and
Planning Department.
� A 6-foot wide sidewalk shall be constructed along the south side of the northerly
driveway, from Airport Park Boulevard to the westerly parcel boundary, and shall be
within a public access easement. Additionally, a 6-foot wide sidewalk shall also be
construct from the northerly parcel boundary to the southerly parcel boundary, along the
west side of the proposed building. ^ ��"�horlv �„�o,.,,�� n�nnon4i�n ,.,,+h ,.r„��,.,��� �h���
�r� m�rlo � c�irJc�ei�IL �4 D�rL C�II���S c�hn�eiri nri ��T4� .,��To facilitate a
�.�rruv� i..�rartrac-r-ar�-ran �rrvvrrrvrr r
connection with Park Falls Plaza, an ADA ramp shall be provided on the subject
propertv, within the northerly Public Access Easement, and in aliqnment with the
westerly side of the Park Falls Plaza breezewav. Prior to issuance of buildinq permit, the
applicant shall provide written evidence, and evidence of delivery to Park Falls Plaza, of
request of aqreement to complete north half of accessible connection.
3. At the time of development, street frontage improvements shall be provided along Airport
Park Boulevard, including curb, gutter, ADA compliant meandering sidewalk, and street
trees in accordance with improvement plans prepared by a Registered Civil Engineer
and approved by the City Engineer. The applicant shall be responsible for the relocation
or replacement of utilities as necessary to accommodate the construction of street
frontage improvements. Public sidewalks located outside of the street right-of-way will
require a sidewalk easement dedicated to the City.
4. Any existing curb, gutter and sidewalk in disrepair adjacent to the subject property shall
be repaired. Abandoned driveway approaches and curb openings shall be removed. All
work shall be done in conformance with the City of Ukiah Standard Drawings 101 and
102 or as directed by the City Engineer.
5. 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.
6. All areas of circulation shall be paved with a minimum of 2" of AC on 6" of Base or other
suitable all-weather surface approved by the City Engineer. This includes 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.
7. This project is subject to Airport Industrial Park Capital Improvement Fees as adopted by
the Ukiah City Council.
Page 17 of 18
Minutes of the Planning Commission, September 13, 2017, Continued:
UTILITIES and SERVICE SYSTEMS
1. Applicable Ukiah Valley Sanitation District sewer connection fees shall be paid at the
time of building permit issuance.
2. 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.
3. 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.
4. Irrigation services shall have approved backflow devices.
5. The parcel shall be served from underground electrical facilities in the area, and the
owner/applicant is responsible in the provision of all necessary easements:
a. A 10-foot Public Utility Easement (PUE) is required along all road side frontages,
driveways, and any primary power that traverses across the property. The PUE
shall be a surveyed deed or defined on the subdivision map recorded with the
Mendocino County Recorder.
b. A 10-foot Electrical Easement is required running north to south along the west
side of the property, parallel to the railroad tracks, and located just to the east of
the existing Public Access Easement.
6. 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.
7. The owner/applicant shall provide and install at no cost to the City, and in accordance
with City standards and specifications: all conduits, equipment pads,junction boxes,
vaults, street lights, and subsurface housing required for power distribution within the
development; and, all trenching, backfill, resurfacing, equipment pads, and landscaping.
8. Prior to backfilling or pouring of concrete for equipment or subsurface equipment,
facilities must be inspected by City Electric Department representatives. It is the
responsibility of the owner/applicant to request inspection. Based on final inspection of
the work performed and upon acceptance by the City, the applicant will transfer
ownership of such facilities to the City.
SPECIAL CONDITIONS
1. Prior to issuance of building permit, the applicant shall provide the Community
Development and Planning Department a copy of the final recorded map of Minor
Subdivision No. 2134.
2. After receipt of the final recorded map and prior to issuance of building permit, the
Community Development and Planning Department will assign an address to the project
site.
Page 18 of 18