416 N Franklin Street City of Fort Bragg Fort Bragg, CA 95437 Phone: (707) 961-2823 Fax: (707) 961-2802 Meeting Agenda Planning Commission
Wednesday, January 10, 2018 6:00 PM Town Hall, 363 N.Main Street
MEETING CALLED TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
1. APPROVAL OF MINUTES
1A. 17-665 Approve Minutes of November 8, 2017
Attachments: Minutes of November 8, 2017
2. PUBLIC COMMENTS ON NON-AGENDA ITEMS
3. PUBLIC HEARINGS
3A. 17-661 Receive Report, Hold Public Hearing and Consider Coastal Development Permit 11-12/17 to Demolish Dry Shed 4
Attachments: 20180110 Dry Shed 4 CDP Att 1 - SHPO letter Att 2 - ESA Historic Survey of Dry Shed 4 Att 3 Engineering Analysis of Dry Shed 4 Att 4 - GP Letter Att 5 - Site Att 6 - Photos of Dry Shed 4 Att 7 - GP All Demo MND Att 8 - GP Dry Shed 4 Demo MND Addendum Att 9 - Project Application Dry Shed 4 Demo
4. CONDUCT OF BUSINESS
4A. 17-673 Receive Report and Provide Direction Regarding Mill Site Reuse Land Use Plan, Sustainability Policies and Design Guidelines
City of Fort Bragg Page 1 Printed on 1/5/2018 Planning Commission Meeting Agenda January 10, 2018
Attachments: 01102018 Mill Site Reuse Report - Sustainability Att 1 - Land Use Plan 2012 Att 2 - Land Use Plan Alternative 1- 2017 Att 3 - Land Use Plan Alternative 1A-2018 Att 4 - MSSP Sustainability Chapter 4 Att 5 - Design Guidelines Chapter 2 - 2012
4B. 17-672 Election of 2018 Planning Commission Chair and Vice-Chair
Attachments: Memo to Commissioners PC Bylaws
5. MATTERS FROM CHAIR/COMMISSIONERS/STAFF
ADJOURNMENT
The adjournment time for all Planning Commission meetings is no later than 9:00 p.m. If the Commission is still in session at 9:00 p.m., the Commission may continue the meeting upon majority vote.
STATE OF CALIFORNIA ) )ss. COUNTY OF MENDOCINO )
I declare, under penalty of perjury, that I am employed by the City of Fort Bragg and that I caused this agenda to be posted in the City Hall notice case on January 5, 2018.
______Sarah Million McCormick Community Development Department NOTICE TO THE PUBLIC
Materials related to an item on this agenda submitted to the Commission after distribution of the agenda packet are available for public inspection in the Community Development Department at 416 North Franklin Street, Fort Bragg, California, during normal business hours. Such documents are also available on the City’s website at www.fortbragg.com subject to staff’s ability to post the documents before the meeting.
ADA NOTICE AND HEARING IMPAIRED PROVISIONS:
City of Fort Bragg Page 2 Printed on 1/5/2018 Planning Commission Meeting Agenda January 10, 2018
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City of Fort Bragg Page 3 Printed on 1/5/2018 City of Fort Bragg 416 N Franklin Street Fort Bragg, CA 95437 Phone: (707) 961-2823 Fax: (707) 961-2802 Text File File Number: 17-665
Agenda Date: 1/10/2018 Version: 1 Status: Business
In Control: Planning Commission File Type: Minutes
Agenda Number: 1A. Approve Minutes of November 8, 2017
City of Fort Bragg Page 1 Printed on 1/5/2018 416 N Franklin Street City of Fort Bragg Fort Bragg, CA 95437 Phone: (707) 961-2823 Fax: (707) 961-2802 Meeting Minutes Planning Commission
Wednesday, November 8, 2017 6:00 PM Town Hall, 363 N.Main Street
MEETING CALLED TO ORDER
Vice Chair Hannon opened the meeting at 6:05 PM
PLEDGE OF ALLEGIANCE
ROLL CALL
Present 5 - Commissioner Stan Miklose, Chair Teresa Rodriguez, Commissioner Curtis Bruchler, Commissioner Nancy Swithenbank, and Vice Chair Mark Hannon 1. APPROVAL OF MINUTES
1A. 17-570 Approve Minutes of October 11, 2017
A motion was made by Commissioner Swithenbank, seconded by Commissioner Miklose, that the Minutes of October 11, 2017 be approved. The motion carried by the following vote:
Aye: 5 - Commissioner Miklose, Chair Rodriguez, Commissioner Bruchler, Commissioner Swithenbank and Vice Chair Hannon 2. PUBLIC COMMENTS ON NON-AGENDA ITEMS
None.
3. PUBLIC HEARINGS
3A. 17-559 Recieve Report and Consider Adopting a Resolution Recommending a Local Coastal Program Amendment (LCP 3-17) to Revise Policies Requiring Specific Plan(s) for Zoning Changes to the Timber Resource Industrial Zoned properties. Community Development Director Jones presented staff report outlining the benefits and challenges of redeveloping the Mill Site with a Specific Plan vs pursuing a Local Coastal Program (LCP) Amendment. Jones described the community driven process of workshops and Council meetings that have taken place for over a decade, which has informed the baseline for the Draft Specific Plan and the current LCP Amendment approach now being presented.
Commissioners asked clarifying questions of staff regarding Specific Plan vs LCP Amendment approaches and how the process for each would unfold, the role of the Coastal Commission, questions regarding the various studies that will need to be conducted and funding sources for conducting these analysis.
City of Fort Bragg Page 1 Printed on 12/28/2017 Planning Commission Meeting Minutes November 8, 2017
Vice Chair Hannon opened the Public Hearing at 6:32 PM · Rex Gresset - does not support a LCP Amendment approach and requested that Commissioners to not adopt the resolution being presented. Vice Chair Hannon closed the Public Hearing at 6:36 PM
A motion was made by Commissioner Miklose, seconded by Commissioner Bruchler, to adopt a Resolution of the Planning Commission of the City of Fort Bragg recommending that the City Council submit a Local Coastal Program Amendment (LCP 3-17) to revise policies requiring Specific Plan(s) for zoning changes to properties located in the Timber Resource Industrial Zone. The motion carried by the following vote:
Aye: 5 - Commissioner Miklose, Chair Rodriguez, Commissioner Bruchler, Commissioner Swithenbank and Vice Chair Hannon 4. CONDUCT OF BUSINESS
4A. 17-571 Recieve Report and Consider Adopting a Resolution of the Fort Bragg Planning Commission Recommending to City Council That Dry Shed 4 Not Be Designated a Historic Landmark Community Development Director Jones presented the history of the Coastal Development Permit 11-12/17 application since it was initially submitted by Georgia Pacific on April 27, 2017; describing how and why this application has appeared to Planning Commission at several meetings. Director Jones outlined the options available to Commissioners and the steps involved with each option.
Public Comment: · Rex Gresset - spoke in favor of preserving Dry Shed #4 · Resident with comments regarding Mill Site Reuse in general · Gabriel Maroney - spoke in favor of preserving Dry Shed #4 and the dissatisfaction of how this application has been processed.
A motion was made by Commissioner Swithenbank, seconded by Commissioner Bruchler, to adopt a Resolution of the Fort Bragg Planning Commission recommending to City Council that Dry Shed 4 not be designated a Historic Landmark. The motion carried by the following vote:
Aye: 4 - Commissioner Miklose, Chair Rodriguez, Commissioner Bruchler and Commissioner Swithenbank
No: 1 - Vice Chair Hannon
4B. 17-573 General Discussion of Coastal and Inland Land Use and Development Code ARTICLE II: ZONING & LAND USES Associate Planner Perkins facilitated an interactive workshop with Commissioners regarding Article II of the Coastal and Inland Land Use and Development Code. Commissioners were pressented with two parcles to "develop" and Perkins went through the Pre-Application Checklist available at the Community Development counter in City Hall.
City of Fort Bragg Page 2 Printed on 12/28/2017 Planning Commission Meeting Minutes November 8, 2017
Community Development Director Jones inquired about other topics Commissioners would find valuable to conduct trainings/workshops. Commissioners requested learning about second units, typical residential variances, and general updates tracking projects that have previously been brought to Planning Commission meetings. 5. MATTERS FROM CHAIR/COMMISSIONERS/STAFF
ADJOURNMENT
Vice Chair Hannon adjourned the meeting at 7:50 PM.
______Mark Hannon, Vice Chair
______Sarah Million McCormick, Planning Technician
IMAGED (______)
City of Fort Bragg Page 3 Printed on 12/28/2017 City of Fort Bragg 416 N Franklin Street Fort Bragg, CA 95437 Phone: (707) 961-2823 Fax: (707) 961-2802 Text File File Number: 17-661
Agenda Date: 1/10/2018 Version: 1 Status: Public Hearing
In Control: Planning Commission File Type: Planning Staff Report
Agenda Number: 3A. Receive Report, Hold Public Hearing and Consider Coastal Development Permit 11-12/17 to Demolish Dry Shed 4
City of Fort Bragg Page 1 Printed on 1/5/2018 MEETING DATE: January 10, 2018 PREPARED BY: Marie Jones PRESENTED BY: Marie Jones
AGENDA ITEM SUMMARY REPORT
APPLICATION NO.: Coastal Development Permit 11-12/17 (CDP 11-12/17)
OWNER: Georgia-Pacific LLC
APPLICANT: Michael Hassett, P.E., Manager – Environmental Engineering
PROJECT DESCRIPTION: Coastal Development Permit to demolish and remove 67,500 SF above ground structure, known as Dry Shed 4. All foundations would be left in place.
LOCATION: 90 West Redwood Avenue
APN: 008-02-013, 008-053-34
ZONING: Timber Resources Industrial (TI)
ENVIRONMENTAL DETERMINATION: Mitigated Negative Declaration & MND Addendum
SURROUNDING LAND USES: NORTH: GP Mill Site & West Fort Bragg Residential Neighborhood EAST: Skunk Train, State Route One and Central Business District SOUTH: GP Mill Site WEST: GP Mill Site, Fort Bragg Coastal Trail property and ocean
Fort Bragg Planning Commission AGENDA ITEM NO. 3A PERMIT BACKGROUND In order to facilitate review of this staff report in comparison to the staff report of June 24, 2017, staff has included all new text in purple.
After holding a Public Hearing on June 24, 2017 for Coastal Development Permit 11- 12/17 (CDP 11-12/17), the Planning Commission directed staff to prepare a resolution for denial for CDP 11-12/17 because the environmental review of the project relied upon a dated 2003 report prepared by TRC, Site Specific Treatment Plan for Cultural Resources, which may not adequately identify appropriate mitigation measures for the demolition of the building. The Planning Commission expressed concern that the dated report might not: 1) adequately identify appropriate mitigation measures for the project and 2) comply with current State historic preservation law and practices in 2017. The Planning Commission directed staff to develop findings for denial and to work with the applicant to complete a more up-to-date review of the historic resource and identify appropriate mitigation measures.
On July 13th, 2017, the State Office of Historic Preservation (SHPO) issued a Section 106 consultation letter to the Army Corp of Engineers regarding the proposed implementation of the Operable Unit E Soil and Sediment Removal Action Plan. Section 106 of the National Historic Preservation Act requires the lead agency under NEPA, which is the Army Corp of Engineers, to obtain a determination from SHPO regarding potential impacts to cultural and historic resources. On page 2 of the letter, SHPO notes that the Army Corp recommends that the GP Mill Site is no longer eligible for listing on the National Register of Historic Places due to lack of integrity because most of the buildings no longer exist. The SHPO concurred with this recommendation on page 3 of the letter. Thus according to SHPO and the Army Corp of Engineers, Dry Shed 4 does not qualify as a historic resource under federal law (Attachment 1).
In late July, staff contacted SHPO to identify next steps to determine if Dry Shed 4 qualifies us a historic resource under State law. SHPO told City staff that, in order to determine if Dry Shed 4 is eligible for inclusion in the California Register of Historical Resources, a consultant should be hired to determine if Dry Shed 4 qualifies as a historic resource under Title 14 Chapter 11.5 of California Code of Regulations. This section identifies the types of historical resources and the criteria for listing a resource in the California Register of Historical Resources (Attachment 2). Staff contacted GP and asked them to hire a consultant to complete a historic resource determination for Dry Shed 4 based on California Historic Resources law. On August 2, Environmental Science Associates (ESA), a well-regarded CEQA and planning consulting firm, submitted an analysis of Dry Shed 4. ESA’s analysis determined that, under State historic preservation law, Dry Shed 4 does not qualify as a historic building under State law (Attachment 3). Donald Barraza, a structural engineer retained by Georgia-Pacific, prepared a Structural Analysis, which details safety and structural concerns of the dry shed (Attachment 4).
Page 2 GP submitted a letter dated August 7, 2-17 that details GP’s concerns about the structural stability of the shed, especially given the coming winter and the impact of future storms on the stability of the shed (Attachment 5). At the August 23, 2017 Planning Commission meeting, the Planning Commission passed a resolution urging the City Council to establish Dry Shed 4 as a Historic Landmark in order to provide the City with an avenue to deny the Coastal Development Permit for the demolition of Dry Shed 4. However, subsequent to this action, staff determined that a Public Hearing was necessary for the Planning Commission action, as it was a separate action from their consideration of the Coastal Development Permit for Dry Shed 4. The Planning Commission met again on this matter on October 11, 2017 with a noticed Public Hearing and staff report which analyzed the full effects of establishing Dry Shed 4 as a Historic Landmark. Based on prior direction, staff had prepared a resolution for the Planning Commission’s consideration to establish Dry Shed 4 as a City Landmark. However, after holding a Public Hearing and deliberating, the Planning Commission voted (4-1) that Dry Shed 4 should not be designated a Historic Landmark for the following reasons: 1) the building has been vacant for many years and has deteriorated significantly to the point that it might be a hazard; 2) the City has had years to acquire and reuse the building and has not done so; 3) the building does not qualify as a historic structure; 4) the building does not appear to have a financially viable reuse. The Coastal Land Use & Development Code (CLUDC) requires that a written recommendation be forwarded to the City Council by the Planning Commission, and a written recommendation not to designate the Dry Shed as a Historic Landmark was not available at the October 11, 2017 Planning Commission meeting. Accordingly, the matter was brought back to the Planning Commission on November 8, 2017 and the Planning Commission adopted a resolution recommending that Dry Shed 4 not be designated as a Historic Landmark (Attachment 1). On November 27, 2017 The City Council held a public hearing to consider designating Dry Shed 4 as a historic landmark. After listening to public testimony the City Council adopted a resolution not to designate Dry Shed 4 as a Historic Landmark based on the following findings: 1. On November 27, 2017, the City Council held a properly noticed public hearing to consider designating Dry Shed 4 as a Historic Landmark. 2. Dry Shed 4 does not qualify as a Historic building, as it does not possess distinguishing characteristics typical to a historic structure as those characteristics are set forth in the state and federal regulations for recognition of historic structures. 3. Dry Shed 4 is a potential safety hazard due to the current damage to the roof and sidewall areas of the building and structural deficiencies in the building.
Page 3 4. Dry Shed 4 would be difficult to repair and reuse given its large size, lack of access to public utilities, deteriorated condition, and lack of economic value. As both the Planning Commission and the City Council chose not to establish landmark status for Dry Shed 4, the Coastal Development Permit authorizing the demolition of the building has been brought back to the Planning Commission for consideration.
PROJECT BACKGROUND The Georgia Pacific Mill Site occupies an approximately 323± acre site on the coastline of the City of Fort Bragg (Attachment 6). According to historical records, the timber mill in Fort Bragg began operations in 1885. Georgia-Pacific (G-P) acquired the facility and began operations in 1973. In November 2002, lumber production operations ceased at the facility. Since then, G-P has been engaged in the process of decommissioning the site. This has involved dismantling buildings, removal of equipment, extensive site investigations and interim remediation activities.
In October 2003 and October 2004, the City approved two coastal development permits (CDP 1-03; CDP 2-04)) authorizing demolition of the following structures on the Mill Site:
Map Building Description Construction Approximate Square Number Material Construction Footage Date 1 Sawmill Wood & Metal 1970s 80,000 sf 2 Chipper Screen Wood and metal 1985 680 sq. ft. 3 Sorter Building Metal 1995 42,000 sq. ft. 4 Hog Building Wood and Metal 1975 1,750 sq. ft. 5 Planer Wood & Metal 1960s 163,248 sf 11 Compressor Building Metal 1945 1,460 sq. ft. 12 Mill One Hog Building Wood Unknown 2,880 sf 13 Power House Wood & Metal 1940s 33,600 sf 14 Fuel Barn Metal 1940s 16,800 sf 15 Truck Dump Building Wood & Metal Unknown 192 sf 16 Water Treatment Building Metal 1970s 3,200 sq. ft. 17 Boiler Fuel Oil Building Metal 1990s 1,680 sf
In 2005, the City approved CDP 3-05 authorizing: 1) the removal of all building foundations for the above listed structures; 2) additional investigation of soils and ground water; and, 3) interim remedial measures (IRMs).
In March 2009, the City received and approved a request for an emergency CDP for the demolition of the badly damaged Truck Loading Shed on the former Georgia-Pacific Wood Products Facility site. The structure had suffered from serious damage due to driving winds, which were causing the roof to sag dangerously and the wall to bulge out. On June 20, 2009, the Planning Commission approved an after-the-fact Coastal Development Permit for the truck shed demolition.
Page 4 In January of 2013, The Planning Commission approved CDP 11-12 to remove the above ground portions of 38 buildings on the Mill Site. GP submitted this permit request after being contacted by the Community Development Director regarding concerns about fire safety at the site, as the site no longer had functioning fire suppression systems. Additionally many of the structures were in very poor condition and some were in danger of collapse in heavy winds. GP demolished 38 buildings, totaling 325,458 square feet, in 2013 as enumerated in Table 2 below:
Table 2: Georgia-Pacific Buildings Demolished in 2013
Size (Square Location Building Description Materials Feet) (see Map) Dry Shed #2 Wood 18,392 F-10 Glue Lam Wood 17,400 F-10 Resaw #6 Wood 27,200 F-10 Dry Shed #5 Wood 43,200 D-9 Firehose Shed wood 16 D-9 Planner #50 Wood 28,710 E-9 Construction Engineering Wood 11,926 E-9 Generator Shed Wood 64 E-9 Wood & cinder Dry Kilns (5) block 48,960 D-8 Kiln Awnings (5) Wood 40,320 D-8 Radio Room Wood, steel 16 D-9 Guard Shack #2 Wood 16 C-7 Yard Office Wood 2,640 E-9 Break Room Wood 960 E-8 Valve Houses Metal 384 E-8 Pump Houses (3) Metal 576 F-10 Time Clock Shed Wood 96 D-6 Veneer Building Wood 17,484 E-6 Shipping Office Wood 1,036 D-6 Scale Office Wood 126 D-5 Tally Shack Wood 48 E-5 Main Packing Shed Metal 5,151 D-3 Chemical Storage Sheds Wood 236 D-3 Steel Pipe & Green Houses Fibergrass 58,000 C-3 Chalet Wood 437 C-3 Corporation Yard Shed Wood 64 C-3 Total 323,458
Most of the building materials were recycled. Material which was not recycled was disposed of at an off-site disposal facility. Structure foundations were retained to limit soil disturbance and debris generated by the removal.
Page 5 PROJECT DESCRIPTION Dry Shed 4 Condition. Dry Shed 4 is approximately 450 feet long and 150 feet wide for a total size of about 67,500 SF. (Please see Attachment 7 to view photos of the shed). Dry Shed 4 is constructed of the following components: Four bays with three large doors. An asphalt floor with a six foot slope from the north end of the building to the south end of the building. A wall system that is constructed of a three foot high concrete block perimeter wall with a 27 foot high wood framed wall that is sheathed in plywood. There is no insulation or interior finishes. The roof is composed of a metal girder system that holds up plywood sheathing and asphalt roll roofing. The building has no electrical or water service. While the building is plumbed with a fire sprinkler suppression system, the suppression system itself is no longer hooked up to a working water source.
Staff completed a site inspection of Dry Shed 4 to determine the shed’s current condition. The shed has significantly deteriorated since the 2008 structural engineering analysis due to severe recent weather conditions, limited recent maintenance, the poor construction quality and the overall age of the building: A large section of the wall on the north east corner of the building has come completely unattached from the building and is leaning up in place. A large section of the roof on the south east corner of the building has come unattached, leaving a large hole in the roof. Aerial imagery reveals further unraveling of the roll roofing. The exterior painting is very weathered and has virtually worn away in most places. The sprinkler system is highly rusted and not in working condition.
Permit Request. CDP to demolish and remove a 75,000 SF above ground structure, known as Dry Shed 4. All foundations to be left in place.
CONSISTENCY WITH COASTAL GENERAL PLAN The project is consistent with Timber Resources Industrial zoning as it includes the demolition of a building associated with the land use category and previously used for storage and inventory of wood products. Relevant policies from the Coastal General Plan are included below along with a consistency analysis.
The project is consistent with Policy LU-3.3 and LU-3.5
Policy LU-3.3: Historic Buildings and Mixed Uses: In the Central Business District and in other commercial areas with historic residential structures, encourage residential uses, mixed residential, and commercial uses, and the preservation of historic structures.
Page 6 Policy LU-3.5 Re-Use of Existing Buildings: Encourage the adaptive re-use and more complete utilization of buildings in the Central Business District and other commercial districts.
While this building is not located in the Central Business District or a commercial district, nevertheless significant work has been done to try and reuse Dry Shed 4. GP initially retained Dry Shed 4, in part because the City had expressed interest in possibly purchasing the building for reuse as an Industrial Arts Center. The City completed an engineering analysis, design schematics and a cost estimate for reuse of the building and determined that $4 million would be necessary to rehab the building and build it out for an Industrial Arts Center. Over the past seven years the City has not been able to identify an adequate funding source for this project, nor has a non-profit developed to take on the management and operations of the facility.
Additionally, Dry Shed 4 has deteriorated significantly since the City completed its engineering studies. Portions of the siding are missing and the building lost a sizable portion of the roof this past winter. At this time it appears that the building does not have sufficient structural integrity, physical condition or economic value for successful reuse. Policy LU-3.5 uses the word “encourage” not the word “require”, staff has encouraged GP to reuse Dry Shed 4 but at this time they don’t have a use for the structure. Additionally they have been willing to sell the shed for many years, but none have come forward with an offer to purchase it. At the June 24th Public Hearing the Skunk Train operator indicated that they would like to purchase Dry Shed 4 and reuse it as a round house. However, since that meeting, GP has indicated that GP does not have a purchase agreement with Skunk Train operators and GP does not view the Skunk Train as a viable buyer of the site or building (Attachment 5). Thus the project complies with policy LU- 3.3 and LU-3.5.
The proposed demolition project will comply with both Policy OS-3.1 and Policy OS-4.1 by avoiding soil disturbance and by avoiding foundation removal.
Policy OS-3.1 Soil Erosion: Minimize soil erosion to prevent loss of productive soils, prevent landslides, and maintain infiltration capacity and soil structure.
Policy OS-4.1. Preserve Archaeological Resources. New development shall be located and/or designed to avoid archaeological and paleontological resources where feasible, and where new development would adversely affect archaeological or paleontological resources, reasonable mitigation measures shall be required.
As conditioned the project will comply with Policy OS-7.2
Policy OS-7.2 Air Quality Standards: Seek to comply with State and Federal standards for air quality. The project will also comply with Policy OS-8.1 as mandated by the City’s Demolition and Waste Recycling Ordinance.
Page 7 Policy OS-8.1 Recycling and Reuse of Solid Waste: Comply with State requirements to reduce the volume of solid waste through recycling and reduction of solid waste.
The Demolition of Dry Shed 4 is anticipated to result in over 1,000 tons of demolition debris. The Planning Commission may choose to institute a Special Condition to encourage maximum local recycling of recoverable timbers. Many local wood workers have expressed an interest in purchasing some of the timbers from Dry Shed 4 for reuse in non-structural projects. The Special Condition below would result in maximum access for local recycling of these materials. In a July 7th letter, GP indicated that they recycled 182,584 board feet as part of the 2013 demolition work on the Mill Site and anticipate recycling the structural timbers from Dry Shed 4.
Special Condition 1: All wooden timbers shall be segregated from other demolition debris. GP’s contractor will ensure maximum participation in local timber recycling by opening the site up for a one weekend “yard sale” that is well advertised and allows locals to purchase materials for reuse on site.
The project will comply with CD-1.1 by improving views to and along the ocean through the demolition of this large view obstructing structure on the Mill Site.
Policy CD-1.1: Visual Resources: Permitted development shall be designed and sited to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural landforms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance scenic views in visually degraded areas.
The project complies with Policy CD-2.6 as the demolition would abate a nuisance building which is currently not maintained.
Policy CD-2.6 Property Maintenance and Nuisances: Ensure that properties are well maintained and nuisances are abated.
The project complies with Policy CD-7.2 as the project applicant and Staff have implemented a number of mitigation measures that were required by the MND (including retention of construction drawings and photographic records) to preserve the history of the building and make it available to the public (see discussion under Historic Resources).
Policy CD-7.2 Discourage Demolitions: Discourage the demolition of historic buildings.
Program CD-7.2.2: Revise the City’s Coastal Land Use & Development Code to require the preparation of drawings and/or photographic records and the salvaging or preservation of architectural fixtures of historic structures that are demolished.
The Planning Commission could place a Special Condition on the CDP to retain the sign “Dry Shed #4.” Although the sign is in very faint and in poor condition (see below); it is unclear where the sign could effectively be stored; and what it might be reused for. An
Page 8 optional Special Conditions is included below for the Planning Commission’s consideration:
Special Condition 2: GP shall offer to donate the Dry Shed 4 sign to the City of Fort Bragg or the Historical Society for possible reuse on the site at a later date. If neither entity accepts the sign, the sign may be recycled.
As conditioned, the project will comply with Policy SF-8.1 as the project will result in the removal of building materials that are contaminated with lead based paint.
Policy SF-8.1Protection from Hazardous Waste and Materials: Provide measures to protect the public health from the hazards associated with the transportation, storage, and disposal of hazardous wastes (TSD Facilities).
The project complies with Policy N-1.6. The Mitigated Negative Declaration prepared for this project provides mitigation for noise related impacts, including limiting the time for demolition activities between the hours of 8:00 am and 5:00pm.
Policy N-1.6 Mitigate Noise Impacts: Mitigate noise impacts to the maximum feasible extent.
CONSISTENCY WITH POLICIES & REGULATIONS Land Use. The subject property is located in the Timber Resources Industrial (TI) Zoning District. Demolition of Dry Shed 4 is permitted in the Coastal Zone upon issuance of a Coastal Development Permit.
Visual Resources. Demolition of Dry Shed 4 for the purpose of eliminating a safety danger and the visual blight associated with a damaged and decaying structure is consistent with visual resource protection policies in the City’s Local Coastal Program (LCP). The demolition will restore visual access to the ocean from a number of public right-of-ways (Redwood Avenue and Stewart Street).
Dry Shed 4 blocking the view to the ocean at the end of Redwood Ave.
Page 9 Dry Shed 4 blocking the view to the ocean at the South end of Stewart Street
Biological Resources. The City’s Local Coastal Program (LCP) requires protection of all environmentally sensitive habitat areas, including rare and endangered plant species and wetlands, from any significant disruption of habitat values. The LCP requires establishment of a minimum 50-foot wide buffer area to protect environmentally sensitive habitat unless it can be demonstrated that 50 feet is unnecessary to protect the resources of the habitat area. There are two types of environmentally sensitive habitat within the project area: wetlands and rare plants.
Wetlands. An Army Corp of Engineers certified Jurisdictional Determination was prepared in 2009 by WRA to identify the extent of jurisdictional wetlands on the Mill Site. The study identified the Mill Pond as a jurisdictional wetland. The study identifies 21 potential jurisdiction wetlands on the site. However, Dry Shed 4 is located more than 100 feet from any jurisdictional wetland.
Special Status Plants. The area surrounding Dry Shed 4 is heavily disturbed and consists of paved and graveled stretches of developed land. A biological survey was completed for the GP Mill site in 2003 and special status plants were identified and located on the Coastal Trail. None were identified in or around Dry Shed 4. Staff completed a site inspection of the interior and exterior of the structure. The structure is surrounded by asphalt and gravel on the north, south and west sides. On the east side of the structure there is ruderal vegetation composed primarily of non-native invasive plants.
Page 10 Special Status Animals. There are three large bird’s nests in the roof supports for the shed. None of the nests have fledging’s. Debris located on the floor (nesting materials, feathers and twigs) indicate that the nests were most likely occupied by ravens. The project is slated to occur after the nesting season, so no special conditions are required to address the presence of abandoned nests.
Archaeological and Cultural Resources. The project will have no impact on archaeological resources as the foundations will remain in place. Accordingly the demolition of Dry Shed 4 can proceed without impacting cultural resources. In the event that ground disturbing activity occurs during the demolition process Special Condition 3 has been added.
Special Condition 3: In the event prehistoric archaeological resources (marked by shellfish remains, flaked and ground stone tools, fire affected rock, human bone, or other related materials) are unearthed accidentally during demolition, all work in the vicinity of the site shall cease immediately, the Community Development Department shall be notified, and the proper disposition of resources shall be accomplished as required by ILUDC Section 18.50.030(D).
Historic Resources. According to the report Phase II Determination of Significance Standing Structures Georgia-Pacific Lumber Mill, Fort Bragg, California the entire site is eligible for listing as a historic district of the NRHP/California Register. In order to mitigate the negative impacts on the historic significance of the site due to demolition, the 2003 TRC Site Specific Treatment Plan for Cultural Resources report recommended:
# Mitigation Measure Mitigation Completed
1 The entire property shall be This was completed by Marie Jones, Director of Community historically recorded via large Development in 2012 for CDP 12-11. All photos are located format photography; digitally and physically at the City of Fort Bragg. 2 The City shall retain copies of All construction drawings are located in City of Fort Bragg all construction drawings; Building Permit Files. 3 A detailed history of lumber See: Transitions Over Time: A Chronological Perspective of operations on the property shall the Union Lumber Company Lumber Mill, 2008 be prepared; 4 Historic company photographs The photo collection is located at the Guest House Museum shall be collated into a archives and curated by the Fort Bragg Historical Society. A collection; further photo collection is curated at the Bancroft Library at UC Berkeley. 5 Interviews with former Kevin Bunker has interviewed a number of employees for a employees of the mill shall be book he is writing about the Johnson Family and their social recorded and that a biography and political influence on Fort Brag. Memories of the of C.R. Johnson be prepared, Mendocino Coast: Being a Brief Account of the Discovery, and Settlement and Development of the Mendocino Coast, together with the Correlated History of the Union Lumber Company and how Coast and Company grew up together, by
Page 11 David Warren Ryder, 1984 includes extensive interviews of former mill workers and a comprehensive history of CJ Johnson.
6 A publicly accessible document See: Transitions Over Time: A Chronological Perspective of that describes the importance the Union Lumber Company Lumber Mill, 2008 of the Mill with regard to the lumber industry and local history shall be prepared.
State and Federal Historic Resource Determination Both SHPO and ESA reviewed the historic status of Dry Shed 4 and determined that the building is not eligible for listing on the federal or State registry. According to these analyses, the building is not eligible for listing on the historic register as it does not meet registry criteria. 1. Dry Shed #4 not eligible under Criteria A/1: Criteria A/1: “It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States”
As Dry Shed 4 was constructed in the 1960s, it is not directly associated with the early development of or prominent years of the lumber industry in the area (significant patterns of development), which occurred between 1885 and 1953.
2. Dry Shed #4 is not eligible under Criteria B/2: Criteria B/2: “It is associated with the lives of persons important to local, California, or national history”
Although the larger mill site property was associated with C. R. Johnson from its inception in 1885 until his death in 1940, Dry Shed 4 was constructed after his death and has no direct association with Johnson.
3. Dry Shed #4 is not eligible under Criteria C/3, Criteria C/3: “It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master or possesses high artistic values”
Dry Shed 4 is a common industrial building, it is not remarkable as an example of a style, and does not exhibit extraordinary design or craftsmanship. As described in TRC’s report, the post-1945 buildings, especially those post-dating the period of significance of the district (1885-1953) such as the 1960 Dry Shed 4, are generally simple, post-war utilitarian warehouses and office buildings.
Page 12 4. Finally, Dry Shed #4 is not eligible under Criteria D/4 Criteria D/4: “It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.” Dry Shed 4 is a common industrial building, it is not remarkable as an example of a style, and does not exhibit extraordinary design or craftsmanship as such it is not expected to yield useful information important to history.
Local Historic Resource Determination Staff completed further research to determine if Dry Shed 4 could be eligible as a local historic resource. If Dry Shed 4 were listed as a local historic resource, the procedures described in FBMC Section 17.74.060 would have to be followed in order for the demolition to be approved. Dry Shed 4 is not currently listed on the City of Fort Bragg’s historic building inventory. In order to be listed on the City’s Historic Register per Section 17.74.020B the building must be: 1. Listed in the National Register of Historic Places (either individually or as contributing to a district); 2. Designated as a Historic Landmark District by the City Council per FBMC Section 17.74.030; 3. A property contributing to a district listed in the National Register of Historic Places; or 4. A property identified through a historic resources survey as qualifying for a historic designation.
Dry Shed 4 is not currently a historic resource, as it is: 1. Not eligible for listing on the National Register of Historic Places as a district (per the attached SHPO letter); and 2. A historic resources survey has been completed of the property and it has been determined that Dry Shed 4 is not a historic resource as an individual structure (ESA’s report); and 3. The City Council has not designated the building as a part of a Historic Landmark District per section 17.74.030.
The City Council had the authority to designate Dry Shed 4 as a Historic Landmark per section 17.74.030 of the CLUDC and chose not to do so on November 27, 2017. Thus the Dry Shed 4 has no Federal, State or Local status as a historic building or a landmark.
Erosion and Water Quality. Removal of Dry Shed 4 has the potential to change stormwater flows on the site as the stormwater that currently flows from roof tops into below surface drains will likely sheet flow across the property to the coast, where it may contribute to erosion. The following Special Conditions will address erosion, sedimentation and water quality impacts associated with the project.
Special Condition 4: The following Best Management Practices to control, reduce or prevent discharge of pollutants from demolition and material handling activities shall be utilized throughout project implementation: (a) Material and products will be stored in manufacturer’s original containers.
Page 13 (b) Storage areas will be neat and orderly to facilitate inspection. (c) Check all equipment for leaks and repair leaking equipment promptly. (d) Perform major maintenance, repairs, and washing of equipment away from demolition site. (e) Designate a completely contained area away from storm drains for refueling and/or maintenance work that must be performed at the site. (f) Clean up all spills and leaks using dry methods (absorbent materials/rags). (g) Dry sweep dirt from paved surfaces for general clean-up. (h) Train employees in using these BMPs. (i) Avoid creating excess dust when breaking concrete. Prevent dust from entering waterways. (j) Protect storm drains using earth dikes, straw bales, sand bags, absorbent socks, or other controls to divert or trap and filter runoff. (k) Shovel or vacuum saw-cut slurry and remove from the site. (l) Remove contaminated broken pavement from the site promptly. Do not allow rainfall or runoff to contact contaminated broken concrete. (m)Schedule demolition work for dry weather periods. (n) Avoid over-application by water trucks for dust control. (o) Cover stockpiles and other construction materials with heavy duty plastic secured and weighted on all sides to maintain cover from wind and rain even in high wind conditions. Protect from rainfall and prevent runoff with temporary roofs or heavy duty plastic and berms.
Special Condition 5: Demolition activity shall cease if actual wind speeds reach or exceed 25 mph.
Air Quality. The City of Fort Bragg is located in the North Coast Air Basin and is within the jurisdiction of the Mendocino County Air Quality Management District (AQMD). Mendocino County is an “attainment area” for local, state and federal air quality standards except for suspended particulate matter (PM10). Demolition activities may result in temporary increases in airborne dust emissions. The Mendocino Air Quality Management District provided a comment letter on the project, noting that the applicant’s contractors may be required to obtain local air quality permits or state mobile equipment permits. The contractors for the project are encouraged to Call AQMD at 463-4354 with any questions. The AQMD will require that a fugitive dust permit be issued for this project prior to the issuance of a demolition permit. This will establish measures to prevent dust from traveling off-site. A Facility Wide Dust Control Permit is necessary for the demolition project. Potential adverse impacts to air quality will be addressed through the following Special Condition:
Special Condition 6: Prior to issuance of demolition permits, the applicant shall secure a Facility Wide Dust Control Permit from the Mendocino County Air Quality Management District. All demolition activities shall be conducted in accordance with the requirements of the permit. Particles generated in the demolition process will be minimized via dust suppression control. A Dust
Page 14 Suppression Officer will be assigned to the facility during the dismantling process.
Fire. The Fire Marshal is concerned about the potential for fire during the demolition process. Accordingly, Steve Wells has requested the following special conditions be added to this permit:
Special Condition 7: Georgia-Pacific shall designate a person to be the fire prevention program superintendent, who shall be responsible for the fire prevention program and ensure that it is carried out through completion of the project. The fire prevention program superintendent shall have the authority to enforce the provisions of CH 14 C.F.C and other provisions as necessary to secure the intent of CH 14 C.F.C. Where guard service is provided the fire prevention program superintendent shall be responsible for the guard service.
Special Condition 8: Approved vehicle access for firefighting shall be provided to the demolition site. Vehicle access shall be provided by either temporary or permanent roads capable of supporting vehicle loading under all weather conditions. Vehicle access shall be provided from the Redwood Gate during demolition activities. Such access may be secured by providing the Fire Department with keys to the gate. Access roads shall be kept clear of obstructions to provide for rapid fire response during demolition activities. Upon completion of demolition activities, fire access shall be maintained on the site until permanent fire apparatus access roads are available.
Special Condition 9: One approved portable fire extinguisher shall be ion site throughout the demolition process in accordance with section 906 and sized for locations where combustible materials have accumulated and the demolition materials storage area.
Hazards. Dry Shed 4 is contaminated with some lead based paint. An asbestos analysis was completed for the building and no asbestos was identified. The Mendocino Air Quality Management District requested the following special conditions regarding hazardous materials:
Special Condition 10: The applicant is required by Part 61, Chapter 1 Title 40 of the Code of Federal Register to submit proof of asbestos inspection and an Asbestos Notification Form to the Air Quality Management District prior to issuance of a demolition permit.
Additionally the Mitigated Negative Declaration (MND) for the project requires mitigation measure to mitigate potential hazards and these are included below as Special Conditions.
Special Condition 11: All work involving structures with asbestos and lead containing paint will be performed in general accordance with local, state, and federal rules and regulations. A certified and trained contractor will be utilized to
Page 15 secure the necessary permits and conduct the required abatement activities. All of the work involving asbestos is associated with aboveground structure removal and shall conform with the requirements outlined in APPENDIX A: ASBESTOS ABATEMENT TECHNICAL SPECIFICATIONS, AMEC, February, 2013, submitted by the applicant as part of the Coastal Development permit application. All of the work involving lead-based paint is associated with aboveground structure removal and shall conform with the requirements outlined in APPENDIX B: HAZARDOUS AND REGULATED MATERIALS TECHNICAL SPECIFICATIONS AMEC, February, 2013
Special Condition 12: Stockpiles of concrete without stains or evidence of hazardous waste will be transported offsite to a recycling waste disposal facility.
Special Condition 13: Wherever possible, broken concrete and other demolition debris will be stockpiled on areas with improved asphalt or concrete surface. Potentially hazardous waste will be stored in a Potentially Hazardous Waste Storage Area.
Special Condition 14: The applicant will follow the submitted Transportation Plan that describes the protocol and procedures to protect human health and the environment during transportation activities to remove debris with hazardous materials.
Public Access. The property is private, and there are no known prescriptive easements across the property. The site is not a public access location, nor is it specified as a future vertical access location in the LCP. Additionally, GP donated 54 acres to the City of Fort Bragg for coastal access in 2009. This acreage, combined with the City’s purchase of an additional 38 acres, resulted in the creation of the 92 acre coastal trail and Noyo headlands Park in 2015. This facility provides public access to the ocean for the length of the GP Mill Site. The demolition project will not have an impact on public access.
RECOMMENDATION
1. Staff recommends certification of the addendum to Mitigated Negative Declaration for Georgia Pacific Mill Site Demolition Project, and approval of Coastal Development Permit 11-12/17 for the demolition of Dry Shed 4 based on the findings and subject to the conditions cited below:
FINDINGS 1. The demolition of Dry Shed 4 is necessary to eliminate safety concerns stemming from the lack of a functional fire suppression system on the Mill Site and the dilapidated
Page 16 state of many of the buildings, which make them susceptible to storm damage. The demolition will also remove conditions of blight and improve the visual character in an area of scenic importance; 2. The proposed project is consistent with the purpose and intent of the Timber Resources Industrial (IT), as well as all other applicable provisions of Title 17 of the Fort Bragg Municipal Code, and applicable provisions of the Fort Bragg Municipal Code in general; 3. The proposed project is in conformity with the certified Local Coastal Program (LCP); 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities (e.g., fire protection, police protection, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), to ensure that the type, density, and intensity of use being proposed would not endanger, jeopardize, or otherwise constitute a hazard to the public interest, health, safety, convenience, or welfare, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located; 5. As proposed, the development will not have any unmitigated adverse impacts to any known historical, archaeological or paleontological resource; 6. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act as provided by a Mitigated Negative Declaration and a MND Addendum that have been prepared for the project; and 7. The proposed development is in conformity with the public access and public recreation policies of the LCP and Chapter 3 of the California Coastal Act.
COASTAL DEVELOPMENT PERMIT FINDINGS
1. The proposed development as described in the application and accompanying materials, as modified by any conditions of approval, is in conformity with the City of Fort Bragg's certified Local Coastal Program and will not adversely affect coastal resources; 2. The project is located between the first public road and the sea, that the project is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act of 1976 (commencing with Sections 30200 of the Public Resources Code); 3. Feasible mitigation measures and/or alternatives have been incorporated to substantially lessen any significant adverse effects of the development on the environment; 4. The proposed use is consistent with the purposes of the zone in which the site is located; 5. The proposed development is in conformance with the City of Fort Bragg’s Coastal General Plan; 6. The proposed location of the use and conditions under which it may be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; and
Page 17 7. Services, including but not limited to, water supply, sewage disposal, solid waste, and public roadway capacity have been considered and are adequate to serve the proposed development; 8. Supplemental findings for projects involving geologic, flood, and fire hazards: i. The project, as proposed, will neither be subject to nor increase instability of the site or structural integrity from geologic, flood, or fire hazards due to project design, location on the site or other reasons; and ii. The project, as conditioned, will not have significant adverse impacts on site stability or structural integrity from geologic, flood, or fire hazards due to required project modifications, landscaping or other conditions; and iii. There are no alternatives to development that would avoid or substantially lessen impacts on site stability or structural integrity. 9. Supplemental findings for projects located within Environmentally Sensitive Habitat Areas: i. The resource as identified will not be significantly degraded by the proposed development; and ii. There is no feasible less environmentally damaging alternative; and iii. All feasible mitigation measures capable of reducing or eliminating project related impacts have been adopted. 10.Supplemental findings for projects located between the first public road and the sea required by Section 17.56.070 of this Development Code.
SPECIAL CONDITIONS 1. All wooden timbers shall be segregated from other demolition debris. GP’s contractor will ensure maximum participation in local timber recycling by opening the site up for a one weekend “yard sale” that is well advertised and allows locals to purchase materials for reuse on site. 2. GP shall offer to donate the Dry Shed 4 sign to the City of Fort Bragg or the Historical Society for possible reuse on the site at a later date. If neither entity accepts the sign, the sign may be recycled. 3. In the event prehistoric archaeological resources (marked by shellfish remains, flaked and ground stone tools, fire affected rock, human bone, or other related materials) are unearthed accidentally during demolition, all work in the vicinity of the site shall cease immediately, the Community Development Department shall be notified, and the proper disposition of resources shall be accomplished as required by LUDC Section 18.50.030(D). 4. The following Best Management Practices to control, reduce or prevent discharge of pollutants from demolition and material handling activities shall be utilized throughout project implementation: a. Material and products will be stored in manufacturer’s original containers. b. Storage areas will be neat and orderly to facilitate inspection. c. Check all equipment for leaks and repair leaking equipment promptly. d. Perform major maintenance, repairs, and washing of equipment away from demolition site. e. Designate a completely contained area away from storm drains for refueling and/or maintenance work that must be performed at the site.
Page 18 f. Clean up all spills and leaks using dry methods (absorbent materials/rags). g. Dry sweep dirt from paved surfaces for general clean-up. h. Train employees in using these BMPs. i. Avoid creating excess dust when breaking concrete. Prevent dust from entering waterways. j. Protect storm drains using earth dikes, straw bales, sand bags, absorbent socks, or other controls to divert or trap and filter runoff. k. Shovel or vacuum saw-cut slurry and remove from the site. l. Remove contaminated broken pavement from the site promptly. Do not allow rainfall or runoff to contact contaminated broken concrete. m.Schedule demolition work for dry weather periods. n. Avoid over-application by water trucks for dust control. o. Cover stockpiles and other construction materials with heavy duty plastic secured and weighted on all sides to maintain cover from wind and rain even in high wind conditions. Protect from rainfall and prevent runoff with temporary roofs or heavy duty plastic and berms. 5. Demolition activity shall cease if actual wind speeds reach or exceed 25 mph. 6. Prior to issuance of demolition permits, the applicant shall secure a Facility Wide Dust Control Permit from the Mendocino County Air Quality Management District. All demolition activities shall be conducted in accordance with the requirements of the permit. Particles generated in the demolition process will be minimized via dust suppression control. A Dust Suppression Officer will be assigned to the facility during the dismantling process. 7. Georgia-Pacific shall designate a person to be the fire prevention program superintendent, who shall be responsible for the fire prevention program and ensure that it is carried out through completion of the project. The fire prevention program superintendent shall have the authority to enforce the provisions of CH 14 C.F.C and other provisions as necessary to secure the intent of CH 14 C.F.C. Where guard service is provided the fire prevention program superintendent shall be responsible for the guard service. 8. Approved vehicle access for firefighting shall be provided to the demolition site. Vehicle access shall be provided by either temporary or permanent roads capable of supporting vehicle loading under all weather conditions. Vehicle access shall be provided from the Redwood Gate during demolition activities. Such access may be secured by providing the Fire Department with keys to the gate. Access roads shall be kept clear of obstructions to provide for rapid fire response during demolition activities. Upon completion of demolition activities, fire access shall be maintained on the site until permanent fire apparatus access roads are available. 9. One approved portable fire extinguisher shall be ion site throughout the demolition process in accordance with section 906 and sized for locations where combustible materials have accumulated and the demolition materials storage area. 10. The applicant is required by Part 61, Chapter 1 Title 40 of the Code of Federal Register to submit proof of asbestos inspection and an Asbestos Notification Form to the Air Quality Management District prior to issuance of a demolition permit. 11. All work involving structures with asbestos and lead containing paint will be performed in general accordance with local, state, and federal rules and regulations. A certified
Page 19 and trained contractor will be utilized to secure the necessary permits and conduct the required abatement activities. All of the work involving asbestos is associated with aboveground structure removal and shall conform with the requirements outlined in APPENDIX A: ASBESTOS ABATEMENT TECHNICAL SPECIFICATIONS, AMEC, February, 2013, submitted by the applicant as part of the Coastal Development permit application. All of the work involving lead-based paint is associated with aboveground structure removal and shall conform with the requirements outlined in APPENDIX B: HAZARDOUS AND REGULATED MATERIALS TECHNICAL SPECIFICATIONS AMEC, February, 2013 12. Stockpiles of concrete without stains or evidence of hazardous waste will be transported offsite to a recycling waste disposal facility. 13. Wherever possible, broken concrete and other demolition debris will be stockpiled on areas with improved asphalt or concrete surface. Potentially hazardous waste will be stored in a Potentially Hazardous Waste Storage Area. 14. The applicant will follow the submitted Transportation Plan that describes the protocol and procedures to protect human health and the environment during transportation activities to remove debris with hazardous materials.
STANDARD CONDITIONS 1. This action shall become final on the 11th working day following the Coastal Commission’s receipt of the Notice of Final Action unless an appeal to the Coastal Commission is filed pursuant to Chapter 17.61.063 17.92.040. This action is appealable to the California Coastal Commission pursuant to Chapter 17.92.040. 2. The application, along with supplemental exhibits and related material, shall be considered elements of this permit, and compliance therewith is mandatory, unless an amendment has been approved by the City. 3. This permit shall be subject to the securing of all necessary permits for the proposed development from City, County, State and Federal agencies having jurisdiction. All plans submitted with required permit applications shall be consistent with this approval. 4. This permit shall be subject to revocation or modification upon a finding of any one or more of the following: (a) That such permit was obtained or extended by fraud. (b) That one or more of the conditions upon which such permit was granted have been violated. (c) That the use for which the permit was granted is so conducted as to be detrimental to the public health, welfare or safety or as to be a nuisance. (d) A final judgment of a court of competent jurisdiction has declared one or more conditions to be void or ineffective, or has enjoined or otherwise prohibited the enforcement or operation of one or more conditions. 5. This permit is issued without a legal determination having been made upon the number, size or shape of parcels encompassed within the permit described boundaries. Should, at any time, a legal determination be made that the number, size or shape of parcels within the permit described boundaries are different than that which is legally required by this permit, this permit shall become null and void.
Page 20 6. This Coastal Development Permit approval shall lapse and become null and void 24 months from the date of approval unless before the passing of 24 months, construction has commenced and is diligently pursued towards completion or an extension is requested and obtained.
DISTRIBUTION
Mike Hasset, GP Tom Lanphar, DTSC Cristin Kenyon, California Coastal Commission
ATTACHMENTS
1. July 13th, 2017 State Office of Historic Preservation (SHPO) letter to the Army Corp of Engineers 2. ESA Memorandum dated August 2, 2017 detailing the status of Dry Shed 4 with regard to State Historic Building designation. 3. Letter dated January 13, 2017 from Kennedy/Jenks Consultants regarding the structural integrity of Dry Shed 4 after storm damage 4. Letter dated August 7th from Georgia-Pacific summarizing GP’s concerns regarding Dry Shed 4 5. Site Location Map 6. Site Photos 7. MND 8. MND Addendum 9. Project Application
Page 21 STATE OF CALIFORNIA – THE NATURAL RESOURCES AGENCY EDMUND G. BROWN, JR., Governor OFFICE OF HISTORIC PRESERVATION DEPARTMENT OF PARKS AND RECREATION 1725 23rd Street, Suite 100 SACRAMENTO, CA 95816-7100 (916) 445-7000 Fax: (916) 445-7053 [email protected] www.ohp.parks.ca.gov
July 13, 2017
In reply refer to: COE_2017_0130_001
Rick M. Bottoms, Ph.D. – Chief, Regulatory Division U.S. Army Corps of Engineers San Francisco District 1455 Market Street San Francisco, CA 94103-1398
RE: Section 106 Consultation for Georgia-Pacific Operable Unit E former wood products facility excavation and disposal activities at 90 Redwood Avenue in Fort Bragg, County, California (2009-00372N)
Dear Dr. Bottoms:
The Office of Historic Preservation (OHP) received your letter on June 12, 2017 continuing consultation on the Georgia-Pacific, LLC excavation and disposal project in Operable Unit E at the former wood products facility in Fort Bragg, Mendocino County, California. The U.S. Army Corps of Engineers (COE) is consulting with OHP to comply with Section 106 of the National Historic Preservation Act of 1966 (as amended) and its implementing regulations at 36 CFR Part 800. The COE is requesting review and concurrence on their Area of Potential Effects (APE), adequacy of their historic property identification efforts, and finding of no adverse effect to historic properties, as detailed in the following documents: • Operable Unit E Soil and Sediment Removal Action on the Former Georgia- Pacific Wood Products Facility in Fort Bragg, Mendocino County Draft Cultural Resources Inventory Report and Finding of Effect (ESA, April 2017) • Appendices and Attachments to ESA 2017 • Transitions over Time: A Chronological Perspective of the Union Lumber Company Lumber Mill, Fort Bragg, Mendocino County, California (Garcia and Associates 2008) • Copies of Native American consultation correspondence
The COE is proposing to issue a permit under Section 404 of the Clean Water Act Georgia- Pacific, LLC (Applicant) to remediate contaminated soils through excavations within 19 removal action areas (RAAs) within the Operable Unit-E (OU-E) of the former Georgia-Pacific Wood Products Facility. OU-E is comprised of approximately 12 acres of man-made ponds and seasonal wetland areas across 45 terrestrial acres. The COE has defined the Area of Potential Effects (APE) as the 19 RAAs, a 20-foot wide buffer around each RAA, an area for establishment of approximately 0.59-acres of wetland north of Pond 7, and three designated staging areas. OHP has no comment on the APE at this time.
Dr. Bottoms COE_2017_0130_001 July 13, 2017 Page 2
The COE’s letter states that 16 cultural resources investigations were conducted at the Facility between 1974 and 2011. As a result, the Georgia-Pacific Lumber Mill Historic District (P-23- 004385) and the Fort Bragg Native American Archaeological District (P-23-004491), comprised of 22 prehistoric archaeological sites, were recorded at the Facility and the immediate vicinity. According to the COE’s letter, none of the contributing elements of the Fort Bragg Native American Archaeological District are located within the APE, although the APE is within the District’s boundaries. The Georgia-Pacific Lumber Mill Historic District was originally recorded by TRC in 2003 as containing 22 contributing buildings and structures. It appears that the District was never evaluated through the Section 106 consensus process with this office, but was recommended eligible for listing on the National Register of Historic Places (NRHP) through an evaluation that was made under the California Environmental Quality Act (CEQA). Since the initial recording, 21 of the buildings have been demolished and the only remaining structure is Dry Shed #4, which is located outside of the APE. The COE is currently recommending the Georgia-Pacific Lumber Mill Historic District not eligible for listing on the NRHP due to lack of integrity.
Additional historic property identification efforts were conducted by ESA for the present undertaking and included a records search at the Northwest Information Center, a pedestrian survey of the APE, and excavation of 13 shovel test pits (STPs) in the vicinity of the proposed RAAs, in consultation with a Native American monitor with the Sherwood Band of Pomo Indians. No additional archaeological or historic resources were identified as a result of these efforts. The excavated STPs indicated that the proposed RAAs contain artificial fill or disturbed sediments. No STPs were excavated within the ponds or riparian area.
The COE contacted the Native American Heritage Commission (NAHC) and received a response on October 10, 2016 stating that a search of the Sacred Lands File yielded negative results within the APE. The Corps sent letters to the Native American contacts provided by the NAHC on November 04, 2016. The Sherwood Valley Band of Pomo Indians responded with a letter on December 01, 2016, which stated the importance of the project area as it is within the former Mendocino Reservation and that the project is located within an eligible archaeological district. A tribal monitor was present for excavation of the STPs for the current undertaking. The Sherwood Valley Band of Pomo Indians has also been consulting with the City of Fort Bragg for several years, and has been working with Georgia-Pacific and the California Department of Toxic Substance Control on a cultural resources protection plan for the Facility.
Based on the information provided, the COE are requesting concurrence on the adequacy of their historic property identification efforts and their finding of no adverse effect to historic properties for this undertaking. The following comments are provided:
• Pursuant to 36 CFR 800.4(b), the historic property identification efforts carried out for this undertaking appear to be adequate.
• The COE is proposing to treat the Fort Bragg Native American Archaeological District (P-23-004491) as eligible for the NRHP for the purposes of Section 106 for this undertaking. I do not object.
Dr. Bottoms COE_2017_0130_001 July 13, 2017 Page 3
• Pursuant to 36 CFR 800.4(c)(2), the COE has recommended the Georgia-Pacific Lumber Mill Historic District (P-23-004385) as not eligible for listing on the NRHP, due to lack of integrity as most of the buildings are non-extant. I concur.
• Be advised that any unanticipated discoveries, including archaeological materials associated with the Georgia-Pacific lumber mill, that may be discovered during project implementation will need to be recorded and evaluated for their NRHP eligibility in consultation with OHP, pursuant to 36 CFR 800.13(b).
• It appears that no contributing elements of the Fort Bragg Native American Archaeological District are present within the APE and will be impacted by the undertaking, therefore I concur with the COE’s finding of no adverse effect, pursuant to 36 CFR 800.5(b).
Be advised that under certain circumstances, such as an unanticipated discovery or a change in project description, the COE may have additional future responsibilities for this undertaking under 36 CFR Part 800. For more information or if you have any questions, please contact Koren Tippett at (916) 445-7017 or [email protected].
Sincerely,
Julianne Polanco State Historic Preservation Officer
2600 Capitol Avenue www.esassoc.com Suite 200 Sacramento, CA 95816 916.564.4500 phone 916.564.4501 fax memorandum date August 2, 2017 to Jeremie Maehr, PE | Principal Engineer Kennedy/Jenks Consultants from Katherine Anderson, Architectural Historian (ESA) subject Dry Shed #4 of Union Lumber Company Lumber Mill (Georgia-Pacific Wood Products Facility)
Introduction Between 1974 and 2011 a total of sixteen investigations for cultural resources at the Georgia-Pacific Wood Products Facility (Facility) have been conducted. As part of a Phase II evaluation of the site’s built environment, following the Phase I analysis in 2003, TRC recommended that the Georgia-Pacific Mill had achieved significance as a historic district under the National Register of Historic Places (National Register) and California Register of Historical Resources (California Register) criteria A/1 through D/4 due to: (1) its 115-year association with the redwood lumber industry and with the urban development of Fort Bragg between 1885 and 1953; (2) its association with the lives of persons significant in the past; principally with the life of C.R. Johnson, a founder of the lumber company and Fort Bragg’s first mayor; (3) its large collection of early twentieth-century buildings and equipment associated with the Mill’s historic use; and (4) its potential to contribute important data regarding the relationship between the redwood lumber industry and associated urban development.1
The Georgia-Pacific Lumber Mill Historic District (P-23-004385) was described as including 22 contributing buildings and structures dating from 1885 to 1953. In order to mitigate significant adverse impacts to the proposed historic district, the Phase II report recommended preparation of a formal historical recordation of the entire property. A Site Specific Treatment Plan for Cultural Resources was developed by TRC for the project, including specific treatment to be implemented for built resources in documenting the significance of the site.2
These measures included:
1 TRC Companies Inc, n.d. “Phase II Determination of Significance Standing Structures Georgia Pacific Lumber Mill Fort Bragg, California: Draft Report.” Prepared for the City of Fort Bragg. 2 TRC, nd_b, Site Specific Treatment Plan for Cultural Resources: Georgia Pacific Lumber Mill, Fort Bragg, California. Prepared for the City of Fort Bragg.
Dry Shed #4 of Union Lumber Company Lumber Mill (Georgia-Pacific Wood Products Facility)
A. The entire property should be historically recorded. This would include:
a. Large format photography
b. Copies of construction drawings
c. Production of a detailed history of lumber operations on the property
B. The collection of historic company photographs, and the historic blueprints and construction drawings of the mill property that are currently stored at Noyo Hill House should be cataloged and stored in a permanent facility that allows for historical research
C. Interviews should be recorded with (ex) employees at the mill, describing its operations and importance within the community
D. A biography of C.R. Johnson should be produced describing his importance within the redwood lumber industry and the town of Fort Bragg
E. A publically accessible document should be produced that described the importance of the mill with regards to the lumber industry and to local history.
Of these proposed measures, Measure E) appears to have been completed through the documentation of the site by Garcia and Associates in 2008, who drafted a detailed public history of the Union Lumber Company Lumber Mill (the historic name of the Facility), providing a written record of the importance of the company in relation to the lumber industry and local history.3
By 2013, nearly all the buildings and structures at the Facility had been demolished, with the exception of Dry Shed #4. As part of the 2014 Subsequent Environmental Impact Report completed by the City of Fort Bragg, the Georgia-Pacific Lumber Mill Historic District was recommended as no longer eligible for the National or California Register due to a lack of integrity through loss of its contributing resources. Only one of what once were 22 contributing resources remained, and the setting had been greatly altered by the demolition of the other related buildings.4
Dry Shed #4, Description and Evaluation TRC’s circa 2003 Phase II report completed for the project described Dry Shed #4 (below, and Figure 1), and recommended the building eligible as a contributor to the (now defunct) Georgia-Pacific Lumber Mill Historic District.
Dry Shed #4 is a two-story warehouse-type property that appears to be four separate buildings joined at the east/west and north/south facades. The property was constructed circa 1960 and is located on the north end of the mill site, near the railroad tracks.
3 Garcia and Associates, 2008. “Transitions Over Time: A Chronological Perspective of the Union Lumber Company Lumber Mill: Fort Bragg, Mendocino County, California.” Prepared for ARCADIS and the Georgia-Pacific Corporation. July 2008. 4 City of Fort Bragg, Coastal Restoration and Trail Project Phase II, Subsequent Environmental Impact Report (EIR). November 2014.
2
Dry Shed #4 of Union Lumber Company Lumber Mill (Georgia-Pacific Wood Products Facility)
The building features a gambrel roof covered with rolled asphalt, exterior plywood panel walls, and a poured concrete foundation. The south façade has two open loading bays. There is no fenestration at the east façade. The north façade features one enclosed loading bay and one loading bay that retains an overhead track door. The west façade features two shed wings, one of which (at the north end) appears to hold an office. Both of the shed wings feature sing-door entrances that face west. Also at the west facade is an enclosed single-door entry (facing west).
The Phase II report did not, however, provide an individual recommendation for the building. The following text from the Phase II report provides a brief context for the lumber industry in the latter half of the twentieth century.
The 1950s and 1960s saw an increase in the consolidation of the redwood industry into large corporations such as Georgia Pacific. The increasing costs of maximizing efficiency, by investing in new technology to increasing automation, continued the trend of companies requiring large amounts of investment capital in order to remain competitive. Most of the family owned businesses were sold to the larger corporations.
In 1955 lumber output in Mendocino reached its peak at over 1 billion b.f. per year. Production was high throughout the 1950s, but declined in the subsequent decades. Within ten years of reaching its peak output, production had dropped by half. Despite a recovery in the late 1980s, output continued to drop and by the 1990s it was only 250 million b.f per year (TRC, 2003).
Archival review associated with Dry Shed #4 recommends the building as not eligible under Criteria A/1, as the extant building was constructed well after World War II, and is not directly associated with the early development of or prominent years of the lumber industry in the area (significant patterns of development). Nor is Dry Shed #4 eligible under Criteria B/2, for direct associations with persons important in history. Although the larger mill site property was associated with C. R. Johnson from its inception in 1885 until his death in 1940, the extant building was constructed after his death and has no direct association with Johnson. The structure is not eligible under Criteria C/3, as the building is a common industrial building, not remarkable example of a style, and does not exhibit extraordinary design or craftsmanship. As described in TRC’s report, the post-1945 buildings, especially those post-dating the period of significance of the district (1885-1953) such as the 1960 Dry Shed #4, are generally simple, post-war utilitarian warehouses and office buildings. Finally, Dry Shed #4 is not eligible under Criteria D/4, as it is not expected to yield useful information important to history.
Conclusion Dry Shed #4 is recommended not eligible for listing as either an individual resource, nor a contributor to a historic district, to the California or National Registers. As noted above, the Georgia-Pacific Lumber Mill Historic District no longer retains sufficient integrity to function as a historic district, and as such Dry Shed #4 can no longer function as a contributor. The State Historic Preservation Officer concurred with the finding that the district is no longer eligible for listing based on the current conditions.5 Additionally, Dry Shed #4 does not possess the historically significant associations to be considered eligible as an individual historical resource. No further mitigation is necessary for Dry Shed #4 as a built cultural resource.
5 State Historic Preservation Officer (SHPO), Letter to Rick M. Bottoms, Ph.D. – Chief, Regulatory Division U.S. Army Corps of Engineers regarding Section 106 Consultation for Georgia-Pacific Operable Unit E former wood products facility excavation and disposal activities at 90 Redwood Avenue in Fort Bragg, County, California (2009-00372N). Dated July 13, 2017.
3
Dry Shed #4 of Union Lumber Company Lumber Mill (Georgia-Pacific Wood Products Facility)
Figure 1. Dry Shed #4
4
303 Second Street, Suite 300 South San Francisco, California 94107 415-243-2150 FAX: 415-896-0999
31 January 2017
Michael Hassett, P.E. Senior Manager - Remediation Georgia-Pacific LLC 133 Peachtree Street, NE Atlanta, GA 30303
Subject: Structural Assessment of Storm Damage Dry Shed No. 4 Georgia-Pacific Fort Bragg, California K/J 1665018*04
Dear Mr. Hassett:
Kennedy/Jenks Consultants is pleased to be able to provide engineering services associated with a limited structural condition assessment following the early January 2017 storm related damage to the Georgia-Pacific Dry Shed No. 4 in Fort Bragg, California. Summarized below are results of key observations and preliminary recommendations regarding the condition and safety of the building.
Purpose and Scope
The purpose of this letter report is to document observations and recommendations related to the evaluation of the Dry Shed No. 4 building structure following recent storm related damage. This letter provides initial information regarding the current condition of the existing building structure and its suitability to perform its intended function of storing materials in the south half of the building until approximately the end of April 2017. During that time the building may be subject to additional distress from environmental factors that may further change and degrade the condition of the building. Persons who enter the building or the area around the building should use care to be aware of further changes to the building condition that may require additional assessment or actions to protect personnel. The recommendations in this report reflect the judgement of Kennedy/Jenks Consultants and the engineer responsible for the evaluation.
The report is provided to evaluate damage resulting specifically from the recent storm activity. The evaluation of all past problems and distress to portions of the building resulting from
u:\pw-user\donb\job\17\gp dry shed 4\gp_dryshed4_structuralassessment_letter_01-31-17.doc Michael Hassett, P.E. Georgia-Pacific LLC 31 January 2017 Page 2 exposure conditions, weathering, or inadequate maintenance are beyond the scope of this report. Seismic evaluation of the existing building structure is considered beyond the scope of this report. It should be recognized that there is no absolute measurement of structural safety in an existing building, particularly in buildings that have deteriorated due to prolonged exposure to the environment.
Review of Background Documents
No background documents (drawings, specifications, construction records) were received or reviewed as part of the assessment. Georgia-Pacific indicated detailed structural drawings of the building were not identified among accessible records. If Georgia-Pacific is able to provide drawings of the existing building structural capacity checks on the framing members of the walls or roof could be performed. It is believed the building was constructed in the late 1970’s or early 1980’s. No information was reviewed associated with design of the building in conformance with building code requirements applicable at the time of construction. No soils or foundations information was reviewed and no review was made of the building foundations or floor slab.
Observations of Building Conditions and Storm Damage
A walk-through of Dry Shed No. 4 was performed by Donald L. Barraza, P.E. with Kennedy/Jenks Consultants on 24 January 2017. Access to the site and building was provided by Mr. James Gross, Site Coordinator, for Georgia-Pacific. Based on input received from Mr. Gross the building is approximately 450’-0” long by 150’-0” wide and has approximately 75,000 square feet of floor area. The building was constructed in the late 1970’s or early 1980’s (approaching 40 years in age). The building is of wood framed construction with plywood sheathing. The building has an M-shaped modified gambrel roof configuration with a roof drain cricket running the length of the building to direct interior rainwater drainage to the north and south ends of the building. Observations were made of the interior and exterior of the building and portions of the roof were observed from the drain cricket. Based on observations made at the time of the assessment, the following deficiencies were observed:
1. The physical properties of the construction materials have degraded significantly with water related damage to the plywood sheathing and wall and roof structural wood framing members. The modified bitumen roof waterproofing material has blown off of many areas of the south half of the building.
2. An approximately 16’-0” x 8’-0” damaged open area in the plywood sheathing and roof purlins was observed in the roof of the building near the southeast corner of the building. See Photos 2, 3, 4, 5, 7, 8, and 9. The damaged section of plywood sheathing and 2x4 roof purlins is still lying on the roof and could blow off the roof in the next storm.
u:\pw-user\donb\job\17\gp dry shed 4\gp_dryshed4_structuralassessment_letter_01-31-17.doc Michael Hassett, P.E. Georgia-Pacific LLC 31 January 2017 Page 3
3. An approximately 8’-0” x 8’-0” damaged open area in the plywood sheathing and roof purlins was observed in the roof of the building near the southeast corner of the building. See Photos 6, 7, 8, and 10.
4. Besides the loss of the plywood sheathing and purlins one of the girders supporting and attaching the south transverse wall to the building has pulled out of its beam hanger and has failed. See Photo 11.
5. The loss of the plywood at two openings in the roof as well as the loss of the girder in the beam seat on the southeast corner of the building removes the strength of the roof diaphragm connection to the south wall of the building in the southeast corner. It also appears that another approximately 16’-0” x 8’-0” section of roof is about to be lost from the building in the southeast corner. The remaining roof girders appeared to be in adequate condition still supporting and attaching the south gable wall to the remainder of the roof.
6. The 10x12 posts and the 4x12 walers supporting the 2x4 studs and plywood sheathing in the south gable end wall were intact with no observed splitting.
7. An approximately 20’-0” x 16’-0” damaged open area in the plywood sheathing, wall studs, and walers was observed on east wall of the building near the northeast corner of the building. See Photos 16, 17, and 18. This area was reportedly not damaged in the recent storms. The area is missing one 3x10 waler and the second 3x10 waler is split. The 2x4 studs and plywood sheathing have been lost in this area.
8. There is a large area on the south half of the building where the modified bitumen roof material has blown off and has collected and blocks the roof drainage depression between the two roofs. There is extensive modified bitumen roofing material debris along the entire length of the south half of the roof drain cricket. The APP Modified Bitumen roofing material used on the building roof was manufactured by Dibiten. See Photo 12.
9. There is extensive loss of the modified bitumen roofing material over the south half of the building. The roofing material has been removed from both the east and west halves of the building with more extensive loss on the areas of the roof exposed to the west (ocean) side. Water has ponded in the roof drain cricket on the south half of the building and is prevented from freely draining to the downspout on the south end of the building.
10. There is minimal debris in the roof drain cricket on the north half of the building. Water was freely draining to the downspout on the north end of the building. The roofing
u:\pw-user\donb\job\17\gp dry shed 4\gp_dryshed4_structuralassessment_letter_01-31-17.doc Michael Hassett, P.E. Georgia-Pacific LLC 31 January 2017 Page 4
material on the north half of the building did not show observable signs of damage or deterioration as observed from the roof drain cricket area.
11. The interior redwood trusses did not show observable signs of significant damage or deterioration. The gable end truss on the south side of the building near the roof damage appeared to be intact with connections to the posts and roof girders supporting the truss.
12. Water damage was observed over many areas of the interior roof to plywood and 2x4 purlins and girders with some holes in the plywood sheathing where the modified bitumen roofing material had blown off.
13. There is plywood and 2x4 roof purlin debris over the southeast corner of the roof which could blow off the roof in the next storm.
A photo contact sheet with all 114 photographs taken during the observations of building conditions is enclosed with the letter.
Limitations and Further Investigations
The structural assessment of recent storm related damage to the building was limited in its scope and is not considered to be a comprehensive structural or seismic condition assessment of the building structure. Field measurements and member dimensions were limited to those areas of observed damage in the southeast corner of the building and accessible from the ground. The evaluation of all past problems and distress to portions of the building resulting from exposure conditions, weathering, or inadequate maintenance are beyond the scope of this report. No nondestructive testing, exploratory removal, sampling, testing or physical measurements of the overall structure were performed. Based on the remaining useful life of the building, intent to terminate lease of the building for storage of materials by April 2017, it is not recommended that further or more detailed investigations be performed. If the Owner is concerned about the wind load capacity of the roof or wall framing in deteriorated areas additional structural capacity checks could be performed; however, it is unlikely that the existing wall and roof wood framing would be judged to be adequate using typical design loads and contemporary analysis methods and building codes.
Conclusions and Recommendations
The recent storm related roof damage in the southeast corner of the building has seriously weakened the roof framing in the southeast corner of the building and support for the gable end at the southeast corner of the building. The loss of roof framing in the southeast corner and the potential for future loss of roof and wall framing in the southeast corner of the building pose an unsafe and potential hazardous condition to operations, personnel, equipment, and vehicles
u:\pw-user\donb\job\17\gp dry shed 4\gp_dryshed4_structuralassessment_letter_01-31-17.doc
Michael Hassett, P.E. Georgia-Pacific LLC 31 January 2017 Page 6
Figure 1: Building Restriction Area
u:\pw-user\donb\job\17\gp dry shed 4\gp_dryshed4_structuralassessment_letter_01-31-17.doc Photo #1: Dry Shed #4
Photo #2: Dry Shed #4 East Side with Roof Damage in Southeast Corner
Photo #3: Dry Shed #4 East Side with Roof Damage in Southeast Corner; 16’-0” x 8’-0” Opening
u:\pw-user\donb\job\17\gp dry shed 4\photoappendix_01-31-17.doc 1 Georgia-Pacific, Fort Bragg, CA Photo #4: Dry Shed #4 East Side with Roof Damage in Southeast Corner; 16’-0” x 8’-0” Opening
Photo #5: Dry Shed #4 East Side with Roof Damage in Southeast Corner; 16’-0” x 8’-0” Opening
Photo #6: Dry Shed #4 Roof Damage and 16’-0” x 8’-0” Opening in Southeast Corner
u:\pw-user\donb\job\17\gp dry shed 4\photoappendix_01-31-17.doc 2 Georgia-Pacific, Fort Bragg, CA Photo #7: Dry Shed #4 East Side with Roof Damage in Southeast Corner; Two Opening in Roof, Loss of 2x4 Purlins, Plywood Sheathing, and Modified Bitumen Roofing Material
Photo #8: Dry Shed #4 East Side with Roof Damage in Southeast Corner; Two Opening in Roof, Loss of 2x4 Purlins, Plywood Sheating, and Modified Bitumen Roofing Material
Photo #9: Dry Shed #4 Roof Damage and 16’-0” x 8’-0” Opening in Southeast Corner; Loss of Plywood Sheathing and 2x4 Purlins
u:\pw-user\donb\job\17\gp dry shed 4\photoappendix_01-31-17.doc 3 Georgia-Pacific, Fort Bragg, CA Photo #10: Dry Shed #4 Roof Damage and 8’-0” x 8’-0” Opening in Southeast Corner; Loss of Plywood Sheathing and 2x4 Purlins
Photo #11: Dry Shed #4 East Side with Roof Damage in Southeast Corner; Rafter Pullout from Beam Seat
Photo #12: Dry Shed #4 West Side with Loss of Modified Bitumen Material on Half of Roof
u:\pw-user\donb\job\17\gp dry shed 4\photoappendix_01-31-17.doc 4 Georgia-Pacific, Fort Bragg, CA Photo #13: Dry Shed #4 South Half Roof with Modified Bitumen Material in Roof Drain Cricket
Photo #14: Dry Shed #4 South Half Roof with Modified Bitumen Material in Roof Drain Cricket and Blocked Downspout Inlet
Photo #15: Dry Shed #4 Roof Damage and 16’-0” x 8’-0” Plywood and 2x4 Purlin Debris on Roof
u:\pw-user\donb\job\17\gp dry shed 4\photoappendix_01-31-17.doc 5 Georgia-Pacific, Fort Bragg, CA Photo #16: Dry Shed #4 East Side with Wall Damage in Northeast Corner; 20’-0” x 16’-0” Opening; Loss of Plywood Sheathing, 2x4 Studs
Photo #17: Dry Shed #4 East Side with Wall Damage in Northeast Corner; 20’-0” x 16’-0” Opening; Loss of Plywood Sheathing, 2x4 Studs
Photo #18: Dry Shed #4 East Side with Wall Damage in Northeast Corner; 20’-0” x 16’-0” Opening; Loss of Plywood Sheathing, 2x4 Studs; Split 3x10 Waler
u:\pw-user\donb\job\17\gp dry shed 4\photoappendix_01-31-17.doc 6 Georgia-Pacific, Fort Bragg, CA
Georgia-Pacific LLC
133 Peachtree Street NE (30303-1847) P.O. Box 105605 Atlanta, Georgia 30348-5605 (404) 652-6874 office (404) 654-4701 fax
August 7, 2017
Marie Jones Community Development Director City of Fort Bragg 416 N Franklin Street Fort Bragg, CA 95437
Subject: Dry Shed #4 Demolition – Coastal Development Permit Application Georgia-Pacific LLC 90 West Redwood Avenue, Fort Bragg, CA
Dear Marie:
Georgia-Pacific LLC (GP) has prepared this letter in response to the City of Fort Bragg (City) Planning Commission’s recent denial of GP’s application to raze and remove the building referred to as Dry Shed #4. We appreciate the diligence and effort that went into the staff report that you and your office prepared, which concurred with GP’s application and provided detailed findings for approval of the project. However, we understand that a few individuals spoke in favor of delaying the permit application during the public comment period. While we understand and appreciate the sentiments behind those comments, as the property owner whom is ultimately responsible for management, costs, safety and security, our position remains firm that the building needs to be removed.
We understand that this matter is being heard once again at the next Planning Commission meeting scheduled for August 9, 2017 at 6:00 p.m. Respectfully, we offer the following information for your consideration and ask that this information be communicated to the Planning Commission, as you deem appropriate.
In a letter dated July 13, 2017 (attached), the State of California Office of Historic Preservation deemed that Dry Shed #4 is not eligible for listing on the National Register of Historic Places. Based on the findings and conclusions in the attached memo prepared by an architectural historian from ESA, Dry Shed #4 is also not eligible for listing as an individual resource, nor a contributor to a historic district, to the California Register of Historic Places. As stated in the staff report prepared by the City, the City previously expressed interest in acquiring Dry Shed #4 for reuse as an industrial arts center. Based on the City’s engineering analysis, it was determined that $4MM would be necessary to rehab the building for such purpose. GP has previously offered to divest Dry Shed #4 to the City on different occasions over the past several years, but neither the City nor any other
non-profit entity has been able to produce the requisite plans and funding to acquire and redevelop the structure. The staff report goes on further to state that Dry Shed #4 has deteriorated significantly since the City completed its engineering studies. Portions of the siding are missing and the building lost a sizable portion of the roof this past winter. At this time it appears that the building does not have sufficient structural integrity, physical condition or economic value for successful reuse. There is no purchase and sale agreement with Mendocino Railway for Dry Shed #4 and surrounding property. GP commissioned a licensed structural engineer to assess Dry Shed #4 after it sustained further damage after a series of storms in January 2017 (see attached). The findings concluded: “The recent storm related roof damage in the southeast corner of the building has seriously weakened the roof framing in the southeast corner of the building and support for the gable end at the southeast corner of the building. The loss of roof framing in the southeast corner and the potential for future loss of roof and wall framing in the southeast corner of the building pose an unsafe and potential hazardous condition to operations, personnel, equipment, and vehicles inside and outside the building in the general vicinity. The loss of additional roof framing or damage to wall framing could cause the south wall of the building to become unstable…” Based on the findings from the structural report, GP elected to restrict occupancy of Dry Shed #4 and requested that the then tenant, Holmes Lumber, vacate the premises. Just as recently as July 20, 2017 there was a report of trespassing, theft, and vandalism in Dry Shed #4. The condition of Dry Shed #4 not only puts GP staff at risk but also poses a danger to those individuals whom illegally entered the building and those that may in the future. The potential for illegal trespassing will only increase after the coastal trail is connected. In reference to the previous demolition work in 2013, an individual at the public hearing inferred that no effort was made to recycle timbers and that the means for demolishing the buildings were careless. It should be clarified that the demolition work completed in 2013 met all of the conditions in the Coastal Development Permit and City Building Demolition Permit, including the City’s waste diversion and recycling requirements. A total of 182,584 board feet of redwood beams were sized and planed on site, and ultimately salvaged by a local subcontractor. This is equivalent to 350 tons of recycled timbers. See attached recycling documentation. Similar efforts to recycle redwood beams/timbers will be employed with Dry Shed #4.
We appreciate your consideration of the facts and findings summarized above, and trust that the Planning Commission will recognize the real need for the project and make the responsible determination.
Sincerely,
Michael Hassett cc: Traylor Champion, Georgia-Pacific LLC Dave Massengill, Georgia-Pacific LLC
Attachment 2: Dry Shed 4 Photos (2017)
South east Corner
South Side of Building
1 | P a g e North Side of Building
East Side of Building
2 | P a g e West side of Building Collapsed Wall Northeast Side of Shed
Hole in roof Southwest
3 | P a g e Hole in roof, interior shot
Hole in wall, interior shot
4 | P a g e South east bay looking north, illustrates wall framing/CMU, roof structural system and asphalt floors
North East Bay looking south and west
5 | P a g e Typical deteriorated paint on external walls Deteriorated sprinkler main
6 | P a g e Raven nest
Typical vegetation surrounding shed
7 | P a g e CITY OF FORT BRAGG 416 N. FRANKLIN, FORT BRAGG, CA 95437 PHONE 707/961-2823 FAX 707/961-2802
ENVIRONMENTAL CHECKLIST FORM & MITIGATED NEGATIVE DECLARATION
PROJECT TITLE: Georgia Pacific Mill Site - Demolition of 38 above ground structures
LOCATION: 90 West Redwood Avenue, Fort Bragg (APNs 008-010-26, 008-020-09, 008-053-34, 008-151-22, 008-161- 08, 018-010-67, 018-020-01, 018-030-42, 018-040-52, 018-120-43/- 44, 018-430-01/-02/-07/-08)
OWNER/APPLICANT: Georgia Pacific Corporation PROJECT DESCRIPTION: Coastal Development Permit to authorize demolition of the following above ground structures on the GP Mill Site: Dry Shed #2, Glue Lam, Resaw #6, Dry Shed #5, Planner #0, Construction Engineering, Generator Shed, Dry Kilns (5), Kiln Awnings (5), Radio Room, Guard Shack #2, Yard Office, Break Room, Valve Houses, Pump Houses and above ground pump fixtures(3), Time Clock Shed, Veneer Building, Shipping Office, Scale Office, Tally Shack, Main Packing Shed, Chemical Storage Sheds, Green Houses, Chalet, Corporation Yard Shed, fire hose storage building, and fire hydrants and covers (multiple). GENERAL PLAN DESIGNATION: Timber Resources Industrial
ZONING: Heavy Industrial
LEAD AGENCY: City of Fort Bragg 416 North Franklin Street Fort Bragg, CA 95437
CONTACT: Marie Jones, Community Development Director (707) 961-1807; [email protected] CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 2 of 22
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” or “Less than Significant with Mitigation Incorporated” as indicated by the checklist on the following pages:
Aesthetics Agricultural Resources Air Quality Biological Resources Cultural Resources Geology/Soils Hazards & Hazardous Hydrology/Water Quality Land Use/Planning Materials Noise Population/Housing Mineral Resources Recreation Transportation/Traffic Public Services Mandatory Findings of Utilities/Service Systems Significance
DETERMINATION (To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
______February 14, 2013 Marie Jones Date Community Development Director
2 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 3 of 22
PROJECT DESCRIPTION
Background. The Georgia Pacific Mill Site occupies an approximately 323± acre site on the coastline of the City of Fort Bragg (Attachment 1). According to historical records, the timber mill in Fort Bragg began operations in 1885. Georgia-Pacific (G-P) acquired the facility and began operations in 1973. In November 2002, lumber production operations ceased at the facility. Since then, G-P has been engaged in the process of decommissioning the site. This has involved dismantling several buildings to remove equipment and extensive site investigations to determine the environmental remediation needs of the property.
In October 2003 and October 2004, the City approved two coastal development permits (CDP 1-03; CDP 2-04)) authorizing demolition of the following structures on the Mill Site:
Table 1: GP 2004 Demolition CDP
Map Building Description Construction Approximate Square Number Material Construction Footage Date 1 Sawmill Wood & Metal 1970s 80,000 sf 2 Chipper Screen Wood and metal 1985 680 sq. ft. 3 Sorter Building Metal 1995 42,000 sq. ft. 4 Hog Building Wood and Metal 1975 1,750 sq. ft. 5 Planer Wood & Metal 1960s 163,248 sf 11 Compressor Building Metal 1945 1,460 sq. ft. 12 Mill One Hog Building Wood Unknown 2,880 sf 13 Power House Wood & Metal 1940s 33,600 sf 14 Fuel Barn Metal 1940s 16,800 sf 15 Truck Dump Building Wood & Metal Unknown 192 sf 16 Water Treatment Building Metal 1970s 3,200 sq. ft. 17 Boiler Fuel Oil Building Metal 1990s 1,680 sf
The locations of the structures are shown on Attachment 2. In 2005, the City approved CDP 3- 05 authorizing: 1) the removal of all building foundations for the above listed structures; 2) additional investigation of soils and ground water; and, 3) if necessary, interim remedial measures (IRMs).
In February of 2013, G-P requested a coastal development permit to authorize the removal of most of the above ground portion of 38 buildings on the site as enumerated in table 2 below:
3 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 4 of 22
Demolition activities will occur between the hours of 6:00 a.m. and 5:00 p.m. Monday through Friday. Heavy equipment will be necessary for the demolition of site structures.
The majority of the building materials are anticipated to be recycled. Material which is not recycled will be properly disposed of at an off-site disposal facility. Foundations of the structures will remain in place so as to limit the soil disturbance and debris generated at the site. Construction debris generated during demolition activities will be placed on paved areas and covered with plastic sheets to prevent dust emissions and control erosion. The edge of the liner will be elevated to prevent precipitation run-on and runoff. Georgia-Pacific has conducted a lead-based paint (LBP) and asbestos containing material (ACM) survey of all site structures constructed prior to 1980. Prior to demolition, all identified ACM and LBP will be removed by an approved contractor. All work will be performed in accordance with industry standards and the 4 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 5 of 22
rules and regulations of the U.S. EPA, federal and California OSHA, and an Air Quality Permit stipulations.
Other Permitting Requirements. Prior to commencement of the proposed project, the following permits are required: . Coastal Development Permit (City/Coastal Commission); . Section 404 Nationwide Permit (Army Corps of Engineers); . Dust Prevention and Control Plan (City Engineer); . Runoff Mitigation Plan (City Engineer); . NPDES Permit and Waste Discharge Identification Number (Regional Water Quality Control Board); . Storm Water Pollution Prevention Plan (Regional Water Quality Control Board); . Hazardous Materials Handling Plan; and . Mendocino County Air Quality Management District permits.
Comments Received from Federal, State and Local Agencies. This application was referred to federal, State and local agencies for review and comment on February 6, 2013. No agency responses were received as of February 19, 2013.
ENVIRONMENTAL CHECKLIST
A discussion of each item on the checklist is provided below. Measures that are incorporated into G-P’s Work Plan for the foundation removal, removal of geophysical anomalies and IRMs are listed in plain text. Additional measures which are recommended by City staff to ensure that mitigations reduce the potential impacts to a less than significant level are shown in italicized text.
I. Aesthetics
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Have a substantial adverse effect on a scenic vista? X b. Substantially damage scenic resources, including, but not X limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c. Substantially degrade the existing visual character or X quality of the site and its surroundings? d. Create a new source of substantial light or glare which X would adversely affect day or nighttime views in the area?
The City’s certified Local Coastal Program identifies all lands on the west side of Highway 1 as a scenic corridor. Fort Bragg Municipal Code Section 18.61.028(B) calls for new development to minimize the alteration of landforms, to be visually compatible with the character of the surrounding area, to be sited and designed to protect views to and along the ocean and scenic coastal areas, and wherever feasible, restore and enhance visual quality in visually degraded areas. The removal of the 38 derelict and 5 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 6 of 22
visibly deteriorating buildings on the Mill Site will improve scenic views of the coast through the removal of large and tall buildings that block views to the coast and the ocean from highway 1 and public rights of way within the City of Fort Bragg.
II. Agricultural Resources
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Convert Prime Farmland, Unique Farmland, or Farmland X of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b. Conflict with existing zoning for agricultural use, or a X Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, X forest land (as defined in Public Resources Code section 12220(g)), timberland as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest X land to non-forest use? e. Involve other changes in the existing environment which, X due to their location or nature, could result in conversion of Farmland, to non-agricultural use?
The project site is located on a coastal terrace and the overlying soils are very sandy with minimal nutrients available. In addition, the site is subjected to high winds and salt spray, making it unsuitable for agricultural use. The site does not have a history of agricultural use and is presently developed with industrial uses. The proposed demolition activities would not result in the conversion of farmland to non-agricultural uses.
III. Air Quality
Where available, the significance criteria by the applicable Less than air quality management or air pollution control district may be Potentially Significant Less than No relied upon to make the following determinations. Would the Significant with Significant Impact project: Impact Mitigation Impact Incorporated a. Conflict with or obstruct implementation of the applicable X air quality plan? b. Violate any air quality standard or contribute X substantially to an existing or projected air quality violation?
6 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 7 of 22
c. Result in a cumulatively considerable net increase of X any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d. Expose sensitive receptors to substantial pollutant X concentrations? e. Create objectionable odors affecting a substantial X number of people?
The City of Fort Bragg is located in the North Coast Air Basin and is within the jurisdiction of the Mendocino County Air Quality Management District (AQMD). Mendocino County is an “attainment area” for local, state and federal air quality standards except for suspended particulate matter (PM10).
Demolition activities may result in temporary increases in airborne dust emissions. The AQMD will require that a fugitive dust permit be issued for this project prior to the issuance of a demolition permit. This will establish measures to prevent dust from traveling off-site. On February 28, 2003, the AQMD indicated that the current Title V permit for Georgia-Pacific will be cancelled on July 1, 2003 and that a Facility Wide Dust Control Permit is necessary for the demolition project.
Potential adverse impacts to air quality will be reduced to a level of insignificance with the incorporation of the following mitigation measure:
(1) Prior to issuance of demolition permits, the applicant shall secure a Facility Wide Dust Control Permit from the Mendocino County Air Quality Management District. All demolition activities shall be conducted in accordance with the requirements of the permit. Georgia-Pacific will also be required to submit an Asbestos Notification Form to the AQMD for each building to be demolished. Particles generated in the demolition process will be minimized via dust suppression control. A Dust Suppression Officer will be assigned to the facility during the dismantling process.
IV. Biological Resources
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Have a substantial adverse effect, either directly or X through habitat modification, on 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 US Fish and Wildlife Service?
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b. Have a substantial adverse effect on any riparian habitat X 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? c. Have a substantial adverse effect on federally protected X wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d. Interfere substantially with the movement of any native X resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e. Conflict with any local policies or ordinances protecting X biological resources, such as a tree preservation policy or ordinance? f. Conflict with the provisions of an adopted Habitat X Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
The City’s Local Coastal Program (LCP) requires protection of all environmentally sensitive habitat areas, including rare and endangered plant species and wetlands, from any significant disruption of habitat values. The LCP requires establishment of a minimum 50-foot wide buffer area to protect environmentally sensitive habitat unless it can be demonstrated that 50 feet is unnecessary to protect the resources of the habitat area. There are two types of environmentally sensitive habitat within the project area: wetlands and rare plants.
An Army Corp of Engineers certified Jurisdictional Determination was prepared in 2009 by WRA to identify the extent of jurisdictional wetlands on the Mill Site. The studies identify the Mill Pond as a jurisdictional wetland. The study identifies 21 potential jurisdiction wetlands on the site. However, only five of the buildings slated for demolition are located with 50 feet of a wetland and all of the remaining buildings are located more than 100 feet from a jurisdictional wetland.
Pump House # 2 and pump house #3 are located within 5 feet of US Army Core of Engineers jurisdictional wetlands. In order to remove these structures from the banks of these wetlands Georgia-Pacific will need to apply for a Section 404 nationwide permit. A section 401 permit may also be required. Pump House #1, #2 and #3 are located within 5 feet of Coastal Act wetlands (see Delineation of Potential Section 404 Jurisdictional Wetlands and Waters). However on one side of each structure there are lands which are very disturbed, paved or graveled and have no habitat value. Demolition of the building must be staged from the disturbed areas and a fenced should be established to protect the adjacent wetland habitat. Both Valve houses are located within 100 feet of Wetland C (a freshwater seep) along the northern slop of the depressed area adjacent to the Mill Pond. 8 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 9 of 22
The following mitigations would offset potential impacts to these two wetland resources on the site:
(1) Prior to demolition of pump house #2 and pump house #3, Georgia-Pacific must apply for and obtain a section 404 nationwide permit.
(2) Temporary construction fences shall be constructed between Pump House #1, #2 and #3 and adjacent wetlands to protect them from erosion, siltation and accidental construction impacts. Additionally, tarps shall be hung below each pump house to catch any falling debris that could otherwise fall into these wetland areas during demolition. Upon completion of the demolition projects any impacts to the wetlands will be restored. City of Fort Bragg restoration staff will examine the site upon completion of the demolition project and provide direction if any reseeding or restoration activities would be required.
(3) The Valve houses are located in the middle of wetlands. In order to protect these wetland seep areas from damage the removal and demolition of these structures shall occur by hand. No mechanical equipment may be used in the demolition of these building. City of Fort Bragg restoration staff will examine the site upon completion of the demolition project and provide direction if any reseeding or restoration activities would be required.
(4) No equipment, materials or stockpiles shall be located within 50 feet of any of the wetlands illustrated in Appendix A of the Delineation of Potential Section 404 Jurisdictional Wetlands and Waters.
(5) All stockpiles areas, including hazardous waste storage areas and non-hazardous soil, debris and concrete storage areas shall be clearly delineated on the demolition permit (aka Building Permit) and shall be located a minimum of 50’ from delineated wetlands and other Environmentally Sensitive Habitat Areas. Any change in the location of storage areas after issuance of the demolition permit shall require approval by the City Engineer.
The mitigations enumerated above are sufficient to reduce impacts to these wetlands to less than significant.
The City’s adjacent property includes rare plant populations, therefore no materials shall be staged or stored nor work with heavy equipment permitted within 100 feet of the City’s property line in order to avoid any impacts to rare plants.
(6) No materials shall be staged or stored, nor work with heavy equipment permitted, within 100 feet of the City’s property line in order to avoid any impacts to rare plants.
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V. Cultural Resources
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Cause a substantial adverse change in the significance X of a historical resource as defined in Section 15064.5? b. Cause a substantial adverse change in the significance X of an archaeological resource pursuant to Section 15064.5? c. Directly or indirectly destroy a unique paleontological X resource or site or unique geologic feature? d. Disturb any human remains, including those interred X outside of formal cemeteries?
The following Archaeological Surveys have been prepared for the Georgia Pacific Lumber Mill: 1. Descantes, Christopher, and Carole Denardo 2007 Updated Preliminary Excavation Results from Glass Beach 1, 2, and 3 and Geophysical Areas 3 and 10 at the Georgia-Pacific Former Sawmill, Fort Bragg, California. 2. Descantes, Christopher, Carole Denardo, and Bruno Texier 2007 Final Archaeological Investigations at Eight Sites & Five Removal Areas, Fort Bragg, Mendocino County, California. 3. Texier, Bruno, and Carole Denardo 2010 Final Archaeological Extended Phase I Studies within the Northern Portion of the Georgia-Pacific Corporation Property, Fort Bragg, Mendocino County, California. Submitted to ARCADIS, Petaluma, CA. 4. Frank, Kruger, and Carole Denardo 2008 Final Archaeological Monitoring and Limited Testing—Field Year 2007 for the Georgia-Pacific Corporation Wood Products Manufacturing Facility Closure Project, Fort Bragg, Mendocino County, California. 5. Parker, Greig, and Christopher Drover 2003 Archaeological Survey of the Georgia Pacific Lumber Mill, Fort Bragg, California. Parker, Greig, Ruth Nichols, and Christopher Drover 2007 Phase II Determination of Significance, Standing Structures, Georgia Pacific Lumber Mill, Fort Bragg, California.
Because these report contains sensitive information that is exempt from public disclosure under both state and federal law (i.e., it contains information identifying location of archaeological remains), it is treated as confidential and is not attached to this Mitigated Negative Declaration.
These reports identify a number of cultural resource sites distributed over large portions of the property. Specific mitigation measures are identified to protect, test and preserve archaeological resources. The cultural resources investigation included consultation with
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Native Americans. The results of the Native American consultation are recorded in confidential Appendix F of the Archaeological Survey.
The results of the initial cultural resources investigation indicated that the entire property has achieved significance as an historic district under the California Register of Historic Places. TRC prepared two follow-on studies: Phase II Determination of Significance- Standing Structures and Site Specific Treatment Plan for Cultural Resources. All buildings on the site have been catalogued using large format photography and this is considered sufficient mitigation to reduce the impact to less than significance for the removal of these above ground structures.
As the project includes no grading or removal of foundations there will be no impacts to below-ground cultural resources. However, in the event that above ground structure removal results in unanticipated below ground disturbance, the following mitigation measure is required to reduce impacts to less than significant.
(1) In the event prehistoric archaeological resources (marked by shellfish remains, flaked and ground stone tools, fire affected rock, human bone, or other related materials) are unearthed accidentally during demolition, all work in the vicinity of the site shall cease immediately, the Community Development Department shall be notified, and the proper disposition of resources shall be accomplished as required by LUDC Section 18.50.030(D).
VI. Geology and Soils
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:
i. Rupture of known earthquake fault, as X delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
ii. Strong seismic ground shaking? X X iii. Seismic-related ground failure, including liquefaction? X iv. Landslides? b. Result in substantial soil erosion or the loss of topsoil? X 11 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 12 of 22
c. Be located on a geologic unit or soil that is unstable, or X that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d. Be located on expansive soil, as defined in Table 18-1-B X of the Uniform Building Code (1994), creating substantial risks to life or property? e. Have soils incapable of adequately supporting the use of X septic tanks or alternative water disposal systems where sewers are not available for the disposal of waste water?
As the proposed project will result in the removal of above ground structures that may well currently be a seismic risk, the risk to people from exposure to effects related to seismic shaking will be reduced by the project. The project site is relatively flat and no landslides are possible from the site. As the removal of structures will occur from largely paved and compacted gravel surfaces no soil erosion is anticipated to occur as a result of this project.
VII. Green House Gas Emissions
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Generate greenhouse gas emissions, either directly or X indirectly, that may have a significant impact on the environment? b. Conflict with an applicable plan, policy or regulation X adopted for the purpose of reducing the emissions of greenhouse gases? The proposed project will result in truck traffic and the utilization of heavy equipment for the demolition and transportation of demolition debris; however the amount of truck traffic (350 loads) and the extent of the demolition project do not qualify the project as a significant project under ABAG standards. The City recently adopted a Climate Action Plan which did not address climate change impacts of demolition projects and thus the proposed project does not conflict with the City’s Climate Action Plan.
VIII. Hazards and Hazardous Materials
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated
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a. Create a significant hazard to the public or the X environment through the routine transport, use, or disposal of hazardous materials? b. Create a significant hazard to the public or the X environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c. Emit hazardous emissions or handle hazardous or X acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d. Be located on a site which is included on a list of X hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e. For a project located within an airport land use plan or, X where such a plan has not been adopted, within two miles of a public airport, would the project result in a safety hazard for people residing or working in the project area. f. For a project within the vicinity of a private airstrip, would X the project result in a safety hazard for people residing or working in the project area? g. Impair implementation of or physically interfere with an X adopted emergency response plan or emergency evacuation plan? h. Expose people or structures to a significant risk of loss, X injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?
The proposed project involves the removal of potentially hazardous materials (lead based painted surfaces and asbestos covered surface) from the site. While the removal of materials could result in potential short-term exposure of people to hazardous materials, the demolition project will be undertaken by a licensed operator and conducted in accordance with established standards and requirements which are intended to ensure the proper handling and disposal of hazardous materials.
The following measures will reduce the potential hazards associated with the project to a level of insignificance:
(1) All work involving structures with asbestos and lead containing paint will be performed in general accordance with local, state, and federal rules and regulations. A certified and trained contractor will be utilized to secure the necessary permits and conduct the required abatement activities. All of the work involving asbestos is associated with aboveground structure removal and shall conform with the requirements outlined in APPENDIX A: ASBESTOS ABATEMENT TECHNICAL SPECIFICATIONS, AMEC, February, 2013, submitted by the applicant as part of the Coastal Development permit application. All of the 13 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 14 of 22
work involving lead-based paint is associated with aboveground structure removal and shall conform with the requirements outlined in APPENDIX B: HAZARDOUS AND REGULATED MATERIALS TECHNICAL SPECIFICATIONS AMEC, February, 2013
(2) Stockpiles of concrete without stains or evidence of hazardous waste will be transported offsite to a recycling waste disposal facility.
(3) Wherever possible, broken concrete and other demolition debris will be stockpiled on areas with improved asphalt or concrete surface. Potentially hazardous waste will be stored in a Potentially Hazardous Waste Storage Area that will be specifically selected for each investigation area.
(4) The applicant will follow the submitted Transportation Plan that describes the protocol and procedures to protect human health and the environment during transportation activities to remove debris with hazardous materials.
VIII. Hydrology and Water Quality
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Violate any water quality standards or waste discharge X requirements? b. Substantially deplete groundwater supplies or interfere X substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c. Substantially alter the existing drainage pattern of the X site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d. Substantially alter the existing drainage pattern of the X site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e. Create or contribute runoff water which would exceed X the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f. Otherwise substantially degrade water quality? X g. Place housing within a 100-year flood hazard area as X mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? 14 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 15 of 22
h. Place within a 100-year flood hazard area structures X which would impede or redirect flood flows? i. Expose people or structures to a significant risk of loss, X injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j. Inundation by seiche, tsunami, or mudflow? X
The project involves the removal of above ground structures some of which are contaminated with hazardous materials. Removal of some of the very large above ground structures has the potential to change stormwater flows on the site as the stormwater that currently flows from roof tops into below surface drains will likely sheet flow across the property to the coast, where it may contribute to erosion. The following measures will ensure that erosion, sedimentation and water quality impacts associated with the project are reduced to a level of insignificance.
(1) Heavy equipment will be utilized to remove and stockpile concrete building materials and wooden building materials. Material suspected to be impacted with COPCs (Constituents of Potential Concern) will be stockpiled separate from non- impacted material.
(2) The following Best Management Practices to control, reduce or prevent discharge of pollutants from demolition and material handling activities: (a) Material or products will be stored in manufacturer’s original containers. (b) Storage areas will be neat and orderly to facilitate inspection. (c) Check all equipment for leaks and repair leaking equipment promptly. (d) Perform major maintenance, repairs, and washing of equipment away from the excavation site. (e) Designate a completely contained area away from storm drains for refueling and/or maintenance work that must be performed at the site. (f) Clean up all spills and leaks using dry methods (absorbent materials/rags). (g) Dry sweep dirt from paved surfaces for general clean-up. (h) Train employees in using these BMPs. (i) Avoid creating excess dust when breaking concrete. Prevent dust from entering waterways. (j) Protect storm drains using earth dikes, straw bales, sand bags, absorbent socks, or other controls to divert or trap and filter runoff. (k) Shovel or vacuum saw-cut slurry and remove from the site. (l) Remove contaminated broken pavement from the site promptly. Do not allow rainfall or runoff to contact contaminated broken concrete. (m) Schedule demolition work for dry weather periods when possible. (n) Avoid over-application by water trucks for dust control. (o) Cover stockpiles and other construction materials with heavy duty plastic. Protect from rainfall and prevent runoff with temporary roofs or heavy duty plastic and berms.
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IX. Land Use and Planning
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Physically divide an established community? X b. Conflict with any applicable land use plan, policy, or X regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c. Conflict with any applicable habitat conservation plan or X natural community conservation plan?
The Georgia-Pacific Mill Site is designated as Timber Resources Industrial (TRI) in the Coastal General Plan. The proposed project would not change the existing use of the property and is consistent with the land use policies of the LCP and General Plan.
X. Mineral Resources
Would the project: Less than Potentially Significant Less than No Significant With Significant Impact Impact Mitigation Impact Incorporated a. Result in the loss of availability of a known mineral X resource that would be of value to the region and the residents of the state? b. Result in the loss of availability of a locally-important X mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
The site does not contain any known mineral resources, nor will the proposed project result in the removal of any minerals from the site.
XI. Noise
Would the project result in: Less than Potentially Significant Less than No Significant With Significant Impact Impact Mitigation Impact Incorporated a. Exposure of persons to or generation of noise levels in X excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? 16 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 17 of 22
b. Exposure of persons to or generation of excessive X groundbourne vibration or groundbourne noise levels? c. A substantial permanent increase in ambient noise X levels in the project vicinity above levels existing without the project? d. A substantial temporary or periodic increase in ambient X noise levels in the project vicinity above levels existing without the project? e. For a project located within an airport land use plan or, X where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f. For a project within the vicinity of a private airstrip, would X the project expose people residing or working in the project area to excessive noise levels?
The project site is zoned for industrial uses and the structures which are proposed for demolition are located a considerable distance from any other uses. There are no “sensitive noise receptors” in the vicinity and noise generated by the demolition activities is not anticipated to create any problems. However demolition will result in a temporary increase in ambient noise levels and therefore construction activities will be limited in time from 8:00am to 5:00pm, Monday through Friday.
XII. Population and Housing
Would the project: Less than Potentially Significant Less than No Significant With Significant Impact Impact Mitigation Impact Incorporated a. Induce substantial population growth in an area, either X directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b. Displace substantial numbers of existing housing, X necessitating the construction of replacement housing elsewhere? c. Displace substantial numbers of people, necessitating X the construction of replacement housing elsewhere?
The proposed project would not induce population growth either directly or indirectly. It does not involve the development of new housing units or the displacement of existing units. The site is presently zoned for Heavy Industrial uses
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XIII. Public Services Would the project result in substantial adverse physical Less than impacts associated with the provision of new or physically Potentially Significant Less than No altered governmental facilities, the need for new or Significant With Significant Impact physically altered governmental facilities, the construction of Impact Mitigation Impact which could cause significant environmental impacts, in Incorporated order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X
The project would have no effect on public services except for fire protection. The project includes the removal of all fire suppression infra-structure from the Mill Site. However, this equipment is not currently operational because the primary water pump for firefighting does not meet new air quality standards and so has been decommissioned as part of this project. The removal of all standing structures on the site, save for the training building and Dry Shed #4, will eliminate much of the fire danger. The fire marshal has determined that the training building and Dry Shed #4 could be served with the water on a fire truck and since these are the only remaining standing structures on the site, truck water should be sufficient to extinguish a blaze in these buildings.
Additionally the Fire Marshal indicated that the risk of harm would be reduced to less than significant if the following mitigations were incorporated into the project.
(1) Georgia-Pacific shall designate a person to be the fire prevention program superintendent, who shall be responsible for the fire prevention program and ensure that it is carried out through completion of the project. The fire prevention program superintendent shall have the authority to enforce the provisions of CH 14 C.F.C and other provisions as necessary to secure the intent of CH 14 C.F.C. Where guard service is provided the fire prevention program superintendent shall be responsible for the guard service.
(2) Approved vehicle access for firefighting shall be provided to all demolition sites. Vehicle access shall be provided by either temporary or permanent roads capable of supporting vehicle loading under all weather conditions. Vehicle access shall be provided from Cypress Gate, Redwood Gate and Elm Street Gate during demolition activities. Such access may be secured by providing the Fire Department with keys to these gates. Access roads shall be kept clear of obstructions to provide for rapid fire response during demolition activities. Upon completion of demolition activities, fire access shall be maintained on the site until permanent fire apparatus access roads are available.
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(3) Structures under demolition shall be provided with not less than one approved portable fire extinguisher in accordance with section 906 and sized for not less than ordinary hazards as follows: 1. At each floor level where combustible materials have accumulated. 2. In every demolition materials storage area 3. Additional portable fire extinguishers shall be provided where special hazards exist including but not limited to the storage and use of flammable and combustible liquids.
XIV. Recreation
Less than Potentially Significant Less than No Significant With Significant Impact Impact Mitigation Impact Incorporated a. Would the project increase the use of existing X neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b. Does the project include recreational facilities or require X the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
The project will have no effect on parks or recreational facilities. Under current conditions, there is no public access to the coast at the Mill Site. Public access to the coast is available at MacKerricher State Park (Glass Beach) immediately north of the Mill Site and at Ocean Front Park immediately south of the site.
XV. Transportation/Traffic
Would the project result in: Less than Potentially Significant Less than No Significant With Significant Impact Impact Mitigation Impact Incorporated a. Cause an increase in traffic which is substantial in X relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b. Exceed, either individually or cumulatively, a level of X service standard established by the county congestion management agency for designated roads or highways? c. Result in a change in air traffic patterns, including either X an increase in traffic levels or a change in location that results in substantial safety risks?
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d. Substantially increase hazards due to a design feature X (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e. Result in inadequate emergency access? X f. Result in inadequate parking capacity? X g. Conflict with adopted policies, plans, or programs X supporting alternative transportation (e.g., bus turnouts, bicycle racks)?
The proposed project would result in a temporary increase in truck traffic to and from the Mill Site as demolition materials are removed from the site. Trucks would enter and exit the site via the Cypress Street Gate. Trucks would enter onto Main Street (State Route 1) at the signalized intersection of Main Street and Cypress Street. The impacts would be temporary and short-term and are not considered significant. An anticipated 350 truckloads of material will be removed from the site over the course of a three month period. This would result in roughly eight to 15 truck trips per day into and out of the site.
XVI. Utilities and Service Systems
Would the project: Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Exceed wastewater treatment requirements of the X applicable Regional Water Quality Control Board? b. Require or result in the construction of new water or X wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c. Require or result in the construction of new storm water X drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d. Have sufficient water supplies available to serve the X project from existing entitlements and resources, or are new or expanded entitlements needed? e. Result in a determination by the wastewater treatment X provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f. Be served by a landfill with sufficient permitted capacity X to accommodate the project's solid waste disposal needs? g. Comply with federal, state, and local statutes and X regulations related to solid waste?
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The project does not involve any modifications to utilities or public service systems. The City’s demolition and recycling ordinance requires that 15% of the non-concrete and 75% of the concrete debris be recycled. The applicant will comply with the ordinance.
XVII. Mandatory Findings of Significance
Less than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Incorporated a. Does the project have the potential to degrade the X quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impacts that are individually X limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c. Does the project have environmental effects which will X cause substantial adverse effects on human beings, either directly or indirectly?
Mitigation measures have been incorporated into the project to prevent any significant impacts to environmental resources and cultural resources. There are no cumulative impacts associated with the demolition of seven structures on the property. Mitigation measures have been incorporated into the project to ensure that there will be no adverse effects on human beings.
ATTACHMENTS
1. Site Location 2. Site Map
OTHER DOCUMENTS AVAILABLE FOR REVIEW AT FORT BRAGG COMMUNITY DEVELOPMENT DEPARTMENT:
(1) Appendix A: Asbestos Abatement Technical Specifications, Amec, February, 2013 (2) Appendix B Hazardous and Regulated Materials Technical Specifications, Amec, February, 2013 (3) Delineation of Potential Section 404 Jurisdictional Wetlands and Waters, WRA, September 2009 21 | P a g e CDP 11-12 Georgia Pacific Mill Site - Demolition of 38 above ground structures Page 22 of 22
Attachment 1: Site Location
22 | P a g e ADDENDUM To Georgia Pacific Mill Site - Demolition of 38 above ground structures MND
INTRODUCTION
On March 27, 2013, the Fort Bragg Planning Commission approved Coastal Development Permit (CDP 11-12) and an MND for the Demolition of 38 above ground structures by Georgia Pacific.
The MND evaluated the impacts of the demolition of 38 structures on the GP Mill Site, located on the western edge of the City of Fort Bragg, adjacent to downtown Fort Bragg. The proposed project would consist of the demolition and removal of a 67,500 SF above ground structure, known as Dry Shed 4. All foundations would be left in place.
The project has been expanded to include the demolition of Dry Shed 4, since the MND was certified on March 27, 2013. This Addendum addresses these modifications to the project design.
STATUTORY BACKGROUND
Under the California Environmental Quality Act (CEQA), an Addendum to an MND is needed if minor technical changes or modifications to the proposed project occur (CEQA Guidelines §15164). In addition, pursuant to CEQA Guidelines §15162, preparation of an Addendum to an MND is appropriate unless subsequent changes are proposed in the project, physical circumstances have changed on the subject property, or new information of substantial importance becomes available and this results in new significant impacts or a substantial increase in the severity of previously identified significant impacts.
The Addendum need not be circulated for public review (CEQA Guidelines § 15164[c]); however, an addendum is to be considered by the decision making body prior to making a decision on the project (CEQA Guidelines §15164[d]).
This MND Addendum demonstrates that the environmental analysis, impacts, and mitigation requirements identified in the MND for the Georgia Pacific Mill Site - Demolition of 38 above ground structures remain substantively unchanged by the addition of Dry Shed 4 to the project. The Addendum supports the finding that the proposed project does not result in any new impacts and does not exceed the level of impacts identified in the previous MND due either to project modifications, physical changes on the property or new information.
EVALUATION OF MODIFICATION
1 | P a g e The MND adopted on March 27, 2013 evaluated the impacts of the removal of the above ground portions of 38 buildings on the Mill Site. GP the 38 buildings totaled 325,458 square feet. The revised project would consist of the demolition and removal of one more building, a 67,500 SF above ground structure known as Dry Shed 4. All foundations would be left in place.
SUMMARY AND FINDINGS
In preparing this Addendum, all of the potential impacts identified on the CEQA "Environmental Checklist Form" were considered. For all impact areas, staffs review indicates that the proposed project will not have new significant impacts or a substantial increase in the severity of previously identified significant impacts;
1. No physical changes on the property have occurred that would change the environmental analysis;
2. There has there been no new information put forth that would change the environmental analysis.
3. Traffic, transportation/circulation, air quality, noise and other environmental conditions have not changed significantly since the subsequent EIR was adopted.
4. The proposed building to be removed is located within an area that is extensively paved but with some patches of weedy ruderal vegetation, consisting of invasive plants such as rattlesnake grass, Himalayan blackberry, wild radish and other non-native grasses. There is no evidence of special status vegetation, wetlands, rare plants of other sensitive resources within the vicinity of the proposed shed demolition
Therefore, the project would have no new impact(s) not already identified in the MND, nor would it result in a substantial increase in the severity of previously identified impacts. In summary, the analysis concludes that none of the conditions described in Section 15162 of the CEQA Guidelines calling for preparation of a subsequent Negative Declaration have occurred, and thus an Addendum to the MND is appropriate to satisfy CEQA requirements for the proposed project.
This addendum is written as an addition to the MND for the Georgia Pacific Mill Site - Demolition of 38 above ground structures, adopted March 27-2013. A copy of this document is available for review at the City of Fort Bragg, 416 N Franklin Street, Fort Bragg, California, 95437.
2 | P a g e Georgia-Pacific LLC 133 Peachtree Street NE (30303- 1847) P.O. Box 105605 Atlanta, Georgia 30348-5605 (404) 652-6874 (404) 654-4701 fax www.gp.com 27 April 2017
Memorandum
To: Marie Jones, Community Development Director, City of Fort Bragg
From: Mike Hassett cc: Michael Davis (Georgia-Pacific) Dave Massengill (Georgia-Pacific) Jeremie Maehr (Kennedy/Jenks)
Subject: Coastal Development Permit Application Former Georgia-Pacific Wood Products Facility 90 West Redwood Avenue, Fort Bragg, Mendocino County, California
Please find attached our Coastal Development Permit Application for the removal of Dry Shed #4.
The attached project summary document provides a project description and details regarding transportation, dust control, and construction debris management.
Thanks for your help with this project and please let us know if you have questions.
______
Attachments: Project Summary Document CDP Application
303 Second Street, Suite 300 South San Francisco, California 94107 415-243-2150 FAX: 415-896-0999
Coastal Development
Permit Application
25 April 2017
Prepared for Georgia-Pacific LLC 133 Peachtree Street Northeast Atlanta, Georgia 30303
K/J Project No. 1665018*16
Table of Contents
List of Figures...... i List of Appendices ...... i
Section 1: Project Description ...... 1
Section 2: Transportation Plan ...... 2
Section 3: Dust Control Plan ...... 3
Section 4: Construction Debris Management Plan ...... 4
List of Figures
1 Site Plan
List of Appendices
A Planning Application Form
Coastal Development Permit Application, Georgia Pacific Mill, Ft. Bragg i w:\2016\1665018.16_gp-formerfortbragglumber\planningappdocs.4-25-17\cdp planning app docs final draft.wp.042517.doc
Section 1: Project Description
Georgia-Pacific LLC (Georgia-Pacific), located at 90 West Redwood Avenue, Fort Bragg, Mendocino County, California, intends to demolish and remove a warehouse, referred herein as Dry Shed #4, at the Fort Bragg Mill Site (Site). Demolition to existing grade of the Dry Shed #4 will consist of removal of all roof structures, wall systems, interior furnishings, exposed utilities, appurtenances, and remaining equipment associated with the structure. Demolition is expected to occur during summer 2017.
Dry Shed #4 has suffered continuous damage over several rainy seasons. In spite of several repairs made over the years, the roofing continues to deteriorate and portions of siding have also become dislodged. The continuous declining state of repair poses a risk to the health and safety of individuals in and around the buildings, including Georgia-Pacific contract employees and tenants. Georgia-Pacific no longer needs to utilize this building for storage, and the current tenant (Holmes Lumber) is vacating the building as of April 30, 2017 and relocating all inventory to the north yard.
The current post and beam structure is approximately 450 feet long by 150 feet wide with walls approximately 30 feet tall. Construction is primarily wood, with composite roofing materials and a 3-foot tall, concrete block (CMU) perimeter wall.
Regulated building materials, including lead-containing paint and universal waste, will be removed and properly managed for subsequent off-site recycling or disposal. Based on previous asbestos inspection and assessment findings, Dry Shed #4 does not contain asbestos; however, contractor personnel will have competent individuals observing conditions during demolition work to identify any unforeseen or concealed asbestos-containing materials. Subsurface disturbance or excavation activities are not proposed as part of this application, as all associated concrete slabs, building foundations, and underground utilities will remain in place.
All activities will be conducted by appropriately licensed and certified personnel. In addition to the Coastal Development Permit, additional permits and notifications [e.g., City of Fort Bragg Demolition Permit, Mendocino County Asbestos Demolition and Renovation Notification and Release Form (ADRN 2791)] will be obtained and/or filed, as required, by the contractor. The contractor will be operating under specifications that require adherence to specific practices, including, but not limited to, Hazardous and Regulated Material Abatement, Natural Resources Protection, Health and Safety, Dust Control, Transportation and Disposal, and Demolition.
The removal of Dry Shed #4 is being completed as part of a larger cleanup project at Georgia-Pacific, scheduled to be completed over the summer and fall 2017. Details of that project have been included in the Final OU-C, OU-D, and OU-E Implementation Plan (April 2017), previously submitted as part of the larger permitting effort. That project, including a soil excavation and wetland restoration, has a Coastal Development Permit (CDP) issued and other plans and permits in place. The contractor selected for the larger project will also complete the demolition and removal of Dry Shed #4 using the same work plans and specifications, already on file with the existing CDP.
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Section 2: Transportation Plan
The total volume of recyclable building materials and waste will be calculated as part of the waste diversion requirement associated with the Building Permit. For planning purposes, it is estimated approximately 1,000 tons of demolition debris will be removed over the course of the project. Some of this material, such as wooden timbers, can be recycled and will be segregated during the demolition.
Actual methods of material collection, segregation, and transportation will be determined by the contractor. A transportation plan has been prepared as part of the Final OU-C, OU-D, and OU-E Implementation Plan. Transportation routes for waste have been selected to minimize the amount of time spent in route and within populated areas. A map of the applicable route will be given to each truck driver along with the manifest for the load.
This project is estimated to be completed over a duration of 8 weeks (1 August through 30 September 2017). Assuming 15 tons of material per truck or roll-off box for transportation, approximately 65 truck shipments are estimated. The number of trucks leaving the Site will increase on certain days, while there will be no truck traffic on other days. Salvaged materials destined for recycling will be staged and transported offsite separately. The final transportation schedule will be determined by the contractor selected for the project.
Loading of offsite transport vehicles will occur only in approved areas. Transport vehicles will be equipped and permitted to carry the specific material (demolition debris, recyclables, etc.), secured, covered, and placarded upon leaving the Site, as appropriate. The demolition contractor will originate, maintain, and provide Georgia-Pacific with the original generator's sheet from all waste manifests along with a photocopy of the completed manifest (showing generator and transporter signatures), weight tickets, shipping papers, and asbestos disposal verification forms (ADVFs), if needed), by the end of business the day of the shipment for all wastes, as well as verify waste types and quantities of each load shipped. The manifest forms and records will be consistent with applicable federal, state, and local requirements. The demolition contractor will be responsible for completing and signing all waste profiles, manifests, and other related shipping documentation. Personnel responsible for waste transportation and disposal activities will possess current Department of Transportation (DOT) hazardous material training. Contractor will submit manifests and weight tickets documenting all waste removed from the Site and disposed at the approved disposal facilities on a daily basis.
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Section 3: Dust Control Plan
During demolition activities, there is potential to generate airborne dust. However, given the composition of building materials, the fact that no slab or subsurface disturbance is required, and the mechanical deconstruction of wooden components to maximize recycling of lumber building materials, fugitive dust generation is not anticipated.
Nonetheless, during the work, the contractor will be required to maintain a high standard of housekeeping and implement measures necessary to minimize the impact of the work on public roads and rights-of-way, adjacent properties, and coast line. Housekeeping and dust control will maintain the work area in a clean and orderly condition. Dust control will include the use of controlled wet methods in work areas, as appropriate. Additionally, the contractor will comply with the following requirements:
• Vehicles entering or exiting construction areas will travel at a speed that minimizes dust, but not to exceed 15 miles per hour (mph). Site workers will park in designated parking area(s) to reduce dust.
• Water will be applied to disturbed areas, as needed, to keep working surfaces moist enough to minimize dust.
• Onsite paved roads will be washed down, as needed. Parking areas, staging areas, and traffic pathways on the Site shall be cleaned, as necessary, to control dust. Adjacent public streets shall also be cleaned, if necessary, if soil materials from the Site are visible.
• Water will be applied to visibly dry unpaved roads to keep road surfaces moist enough to minimize dust emissions
• Covered containers will be required for collection, storage, and removal of trash, rubbish, and non-construction related debris resulting from the work.
• Trash, rubbish, and debris will be removed from the work area at least once each week and disposed of offsite at a permitted facility.
• Debris, including roofing materials and siding, that has deteriorated and fallen from buildings will be removed and properly disposed.
• Work areas will be cleaned to address health and safety or public relation concerns.
• Construction exits will be maintained to prevent tracking of materials offsite.
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Section 4: Construction Debris Management Plan
Georgia-Pacific performed a lead and asbestos survey in 2003 and a supplemental asbestos survey of buildings to be demolished in 2012. Asbestos is not expected based on existing survey data. The majority of materials to be removed will include non-hazardous construction and demolition debris, scrap metal, and recyclable timber. Prior to demolition, lead containing paint and universal household waste will be abated in accordance with Section 02221, Hazardous Materials Abatement of the Request for Proposals.
Regarding waste management and transportation, the demolition contractor will be required to implement the work in accordance with federal, state, and local regulations, as well as with the project’s site-specific requirements regarding waste segregation and diversion, characterization, containerization, labeling, storage, and transportation and disposal. Materials will be properly secured prior to shipment. Additional requirements for proper waste management and transportation are detailed below.
The demolition contractor will characterize all waste materials for transportation and disposal. All transportation and disposal activities will be performed in strict accordance with contractor’s site-specific Health and Safety Plan, applicable regulations and project requirements as outlined in the CDP. The contractor will be responsible for properly, addressing all spills of transported materials, whether the spill occurs onsite or offsite. In the event of an accidental spill or release, appropriate emergency personnel will be notified as described in the Remedial Design and Implementation Plan (RDIP).
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Figure: Site Plan
Coastal Development Permit Application, Georgia Pacific Mill, Fort Bragg w:\2016\1665018.16_gp-formerfortbragglumber\planningappdocs.4-25-17\cdp planning app docs final draft.wp.042517.doc ¤£1 W. Pine St.
W. Redwood Ave.
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Appendix A: Planning Application Form
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Demolition of above-grade structure (Dry Shed #4), approximately 75,000 square feet. Please see attached for complete project description and details.
Demolition of Dry Shed #4
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Agenda Date: 1/10/2018 Version: 1 Status: Business
In Control: Planning Commission File Type: Planning Staff Report
Agenda Number: 4A. Receive Report and Provide Direction Regarding Mill Site Reuse Land Use Plan, Sustainability Policies and Design Guidelines
City of Fort Bragg Page 1 Printed on 1/5/2018 AGENCY: Planning Commission MEETING DATE: 1/10/2018 DEPARTMENT: CDD PRESENTED BY: Marie Jones & Scott Perkins EMAIL ADDRESS: [email protected]
AGENDA ITEM SUMMARY
TITLE: RECEIVE REPORT AND PROVIDE DIRECTION REGARDING MILL SITE REUSE LAND USE PLAN AND SUSTAINABILITY & DESIGN POLICIES
ISSUE: The Georgia Pacific lumber mill closed in 2002. The City of Fort Bragg, the community, and the property owner, Georgia Pacific (GP) engaged in a collaborative process to prepare a Specific Plan for the rezoning and eventual redevelopment of the property for other uses but the planning process stopped in 2012, when GP withdrew its Specific Plan application. On February 6, 2017, City Council and the Planning Commission held a joint meeting to discuss how to move forward with rezoning and planning for the reuse of the Mill Site. The City Council and the Planning Commission supported a two-step process as follows: (1) process a Local Coastal Program (LCP) amendment to eliminate the requirement that a Specific Plan be prepared to rezone property on the Mill Site (by revising Coastal General Plan Policies LU-7.1 and LU-7.2); and (2) complete a comprehensive community-based planning process to develop a major LCP amendment to rezone the Mill Site. The Major LCP Amendment will address: new land use zones, development regulations, infrastructure requirements, sustainability, open space, circulation, design guidelines and more. This Major LCP Amendment will be formulated over the next year or so in an interactive process between the City Council, Planning Commission, community and City staff.
The City started the rezone process with an all-day open house with three mini workshops at the CV Starr Center on September 16, 2017 with about 60+ participants and an all-day open house with three mini workshops at Town Hall on September 21, 2017 with 80+ participants. Additionally, the City presented a truncated form of the workshop at a Fort Bragg Rotary Club meeting, a Chamber of Commerce mixer and at a Coastal Mendocino Association of Realtors meeting. Approximately 220 people attended the Mill Site Reuse workshops. A workshop report was provided to the City Council and the Planning Commission. On September 21st, the Mill Site Reuse Community Survey was opened to accept responses from the community. English and Spanish language versions of the survey were available with identical questions. The survey was designed to minimize survey bias by randomizing the multiple choice questions and it was designed to be as inclusive as possible by allowing people to provide open- ended responses to a number of questions. As of October 10, 2017, the survey had 954 responses. A survey report was prepared and provided to City Council and the Planning Commission. On October 11, 2017 Council and the Commission held a joint meeting and provided direction to staff regarding the vision statement and changes that should be made to the Land Use Plan, and these are discussed and illustrated further below. Over the coming year the Planning Commission, City Council and the Community will expand understanding and provide direction regarding which portions of the Specific Plan should be retained and rolled into the Major LCP Amendment and which should be discarded. Land Use Regulations are
AGENDA ITEM NO. 4A complicated as they seek to shape and mold private sector development within the constraints of law. This is achieved through three primary tools: 1. Land Use Zoning, which defines the uses that are permitted within a zoning district and the location of that zoning district (this is a map); 2. Land Use Policies, which are broadly written and interpreted by City Staff and the Planning Commission to define and describe development outcomes and conditions (this is the General Plan); and 3. Land Use Regulations, which are narrowly written and include strictly applicable requirements for the development of any Land Use (The Zoning Ordinance). The Mill Site Reuse LCP Amendment will include changes to all three of these components of the Local Coastal Program. There is no specific order in which the City should pursue revising these documents for the LCP Amendment, however, it is generally helpful to start from the big picture (vision, policy) and narrow our focus (regulation) as we move through this process. Additionally it is sometimes hard to understand the big picture without getting into the details, thus the Commission should feel comfortable bringing up any issue or question they may have at any time and staff will figure out how to include it in the LCP Amendment and the planning process. Also it is very important to address key issues of concern first before moving on to the mundane. Based on community comments at workshops and in the survey four key issues came to the fore: namely the amount of development, the design of development, the level of sustainability/open space and the need for jobs and housing. We are starting with the first three of these issues in this staff report. Therefore the purpose of this Planning Commission workshop is to: 1. Affirm and or further modify the Vision Statement for the reuse of the site; 2. Provide feedback and direction regarding the remaining Mill Site Reuse guiding principles; 3. Provide feedback about modifications made to the Land Use Plan based on City Council and Planning Commission direction; 4. Provide general direction regarding sustainability policies, e.g. which Specific Plan policies should be modified and rolled forward into the LCP Amendment; and 5. Provide general direction regarding the appropriate emphasis and focus of the modified Design Guidelines (which came out of the Specific plan process) for the reuse of the site.
ANALYSIS:
1. Vision Overall the City Council, Planning Commission and the community is supportive of the following comprehensive vision statement for reuse of the Mill Site: Over the next 20 years, reuse of the Mill Site should help support Fort Bragg as a working town with a diversified economy and good jobs, and a healthy, sustainable community with open space and parks. New development on the Mill Site should enhance Fort Bragg’s role as an economic and cultural center for the Mendocino Coast.
At the October 10th joint meeting the Council and Commission directed staff to insert the word “healthy” before “sustainable” and staff has done so. This preliminary draft vision statement may be refined further as the planning process evolves. Would the Planning Commission like to suggest any further revisions to the comprehensive vision statement for the reuse of the Mill Site?
Page 2 2. Guiding Principles The following Mill Site Guiding Principles were developed for the reuse of the Mill Site Specific Plan. On February 6th 2017, the City Council and the Planning Commission discussed the guiding principles and provided the following feedback.
Guiding Principle Council & Commission Feedback 1. Extend the City street grid onto the site concur 2. Retain public view corridors to the ocean concur 3. Create new job opportunities on the Mill Site concur 4. Establish a coastal park with a multi-use trail and other park amenities completed 5. Extend the downtown commercial district onto the Mill Site needs further discussion 6. Establish zoning for residential uses in the Northern District; zoning to extend needs further the Central Business District, visitor serving uses, and compact mixed use discussion residential development in the Central District; and zoning for job-generating uses such as light industrial, education, and office space in the Southern District 7. Establish an “Urban Reserve” to preserve an area of the site so that future concur residents/City Council can shape redevelopment of a portion of the site 8. Implement sustainable practices in conjunction with future development on concur the Mill Site, such as low impact development, green building, storm water catchment, etc. 9. Incorporate “smart growth” practices such as compact design, mixed-use concur development, and higher density residential development adjacent to the City’s central business district 10. Incorporate high quality design criteria for all development on the Mill Site concur 11. Allow for daylighting of culverted Maple Creek concur
Staff is seeking Planning Commission direction regarding revisions to principles 5 and 6. Principle 5: Extend the downtown commercial district onto the Mill Site From past community discussions and a review of survey and workshop comments, an extension of the downtown commercial district onto the Mill Site is controversial. Those worried about an extension of the Central Business District onto the Mill Site are concerned that an extension could: . Further exacerbate the high vacancy rates in the downtown by attracting businesses away from the core; and . Dilute the strength of the downtown core by creating a competing commercial district; and . Result in further urban decay and the need for code enforcement in the downtown core.
Page 3 Those who favor an extension of the Central Business District onto the Mill Site see the extension as a benefit that could: . Provide opportunities for restaurants and bars with ocean views, which would be nice for residents and guests; and . Provide an opportunity to develop mixed-use projects with shopping and retail below and residential uses above. The potential negative impacts of an extension of the CBD onto the Mill Site may outweigh the positive, therefor staff recommends that the principle either be eliminated or reworded as follows: Principle 5: Provide limited opportunities for restaurants, bars and visitor services on the Mill Site in the central district. Prohibit (or discourage) the development of a retail district on the Mill Site that would compete with the Central Business District. It would be helpful if the Planning Commission could discuss Principle 5 and provide a recommendation to City Council regarding whether the principle should be modified, retained or deleted. Principle 6 Establish zoning for residential uses in the Northern District; zoning to extend the Central Business District, visitor serving uses, and compact mixed use residential development in the Central District; and zoning for job-generating uses such as light industrial, education, and office space in the Southern District Principle 6 is a long and fundamental guiding principle for the Land Use Plan. Based on comments received, the objection to this principle appears to stem primarily from concerns about extending mixed-use development in the Central District onto the Mill Site. Additionally, based on workshops and community input there appears to be some support for research and development and limited retail in the Southern District. Therefore staff recommends the following revision: Principle 6 Establish zoning for residential uses in the Northern District; zoning for to extend the Central Business District, visitor serving uses and compact mixed use residential development in the Central District; and zoning for job-generating uses such as light industrial, education, retail, research and development and office space in the Southern District It would be helpful if the Planning Commission could discuss Principle 6 and provide a recommendation to staff regarding whether the principle should be further modified, retained or deleted.
3. Land Use Plan On October 16th the City Council and Planning Commission reviewed and discussed three potential Land Use Plan Alternatives and selected Land Use Plan Alternative 1 as the general direction for the rezoning of the Mill Site (Attachment 2). Alternative 1 would provide for up to 1/3 (33%) of the 2012 Land Use Plan (Attachment 1). This plan would allow the least amount of development of the three alternatives and leave 125 acres for a future planning effort. This alternative would allow, upon buildout, an estimated 200+ new residential units, an estimated 1,000+ new jobs and allow roughly 240,000 square feet of industrial, office, high-tech hotels and commercial businesses. The Alternative 1 Land Use Plan was developed to implement the Guiding Principles and respond to concerns from the community, including: a. Continue existing street grid onto the Mill Site where feasible for connectivity; b. Retain public view corridors to the ocean; c. Create new job opportunities;
Page 4 d. Establish an “Urban Reserve” to preserve to allow future residents/City Council the opportunity to shape redevelopment of a portion of the site; e. Incorporate “smart growth” practices such as compact design, mixed-use development, and higher density residential development adjacent to the City’s central business district; f. Allow for daylighting of culverted Maple Creek; g. Connect the riparian area to the Mill Pond area with a swath of open space through the area of Ponds 1 through 4; h. Reduce the overall amount of development; i. Focus development on the eastern side of the property to promote orderly development; j. Consider compatibility of adjacent uses between uses on and adjacent to the Mill Site; k. Minimize the creation of new infrastructure by and utilize existing Mill Site streets were feasible, eliminating single loaded roads, unloaded roads (such as the Coastal Road), and focusing new zoning as close as possible to existing water and sewer lines; and l. Retain the basic mix of land uses in the 2012 Land Use Plan in order to facilitate the creation of a smart growth land use plan with a mix of housing types, commercial and industrial land uses.
At the October 16th joint City Council & Planning Commission workshop staff was directed to make the following additional revisions to the Alternative 1 Land Use Plan: 1. Revise the zoning for the Noyo Center from “Open Space” to “Coastal Dependent” zoning. 2. Add a small neighborhood park with playing field, combined with a public fair ground. 3. Bring back the idea for a downtown square. 4. Do not extend the Central Business District onto the site. 5. Keep some of site available for a lumber mill, consider leaving a portion of the site with timber industrial zoning instead of urban reserve zoning. 6. Zone for a mix of small homes, cohousing, multi-family and mixed-use housing. Staff has made an initial pass at implementing this direction (see Attachment 3 - Land Use Plan Alternative 1A). Staff is seeking further direction from the Commission and a recommendation to City Council regarding these and any additional changes/revisions to the Land Use Plan. Also at the October 16th meeting, the Council and the Commission provided direction to create policies to address the following: . Require that trees be planted as part of new development projects to provide wind screening. . Consider a policy encouraging/requiring a high end hotel in the visitor serving district. Policies will be crafted to address these concerns for Council and Commission consideration at a later meeting. Finally, at the October 16th meeting, the Planning Commission and City Council directed staff to present each chapter of the Specific Plan to the Commission and the Council for further consideration and revisions. Staff was directed not to come back with the pro and con of each policy, but to instead present the documents as written in 2012 with staff’s recommended changes to any of the policies shown in redline with comments or rational shown in track changes.
Page 5 4. Sustainability Policies and Regulations Based on input from the workshops, survey and the meeting with Coastal Commission staff, staff has revised the Specific Plan policies and regulations for Sustainability (please see Attachment 4). The Commission is encouraged to consider the following as they review the proposed policy language for the Mill Site Reuse LCP Amendment: 1. Consider the trade-off between sustainability and locally generated projects. If the City requires that all new development achieve the very best and the cutting edge in sustainability it will increase construction costs, which may result in fewer locally generated projects, which will tend to be less well financed than “out of town” projects. 2. Consider if the City should be the leader in the State in terms of requiring sustainable practices or if we should follow the State of California’s efforts. California is already a world leader in sustainable development through its CalGreen Building Code. The City does not currently have the resources to mandate tougher requirements than CalGreen. If the Commission feels that the City should be ahead of the State of California when it comes to green building, which sustainable practices should we lead on: energy efficiency, environmentally friendly building materials, stormwater management, on-site energy production, dense development and/or habitat restoration? What are the sustainability priorities for Fort Bragg? 3. Most of the policies in the Sustainability Chapter utilize the United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED). This standard was very cutting edge in 2012. However the California Building Code (CalGreen) has now reached parity with this standard. Strict compliance with LEED may no longer be necessary to achieve sustainability goals. A CalGreen building achieves 56 LEED points qualifying it for a Silver Certification from USGBC. 4. What is missing from the policies from a sustainability perspective? What sustainability policies should we consider now, that we might not have been thinking about in 2012?
5. Design Guidelines The Design Guidelines provide a basis for assessing and requiring good design quality through the Design Review Permit process. The Design Guidelines address site design, architecture and design details of new development. They complement the development requirements found in the Coastal Land Use and Development Code. Where the standards in the CLUDC are requirements and must be met, Design Guidelines are expectations (results) that must be addressed but may be achieved in numerous ways. The purpose of Design Guidelines is to ensure that new buildings, and additions and alterations to existing buildings, are compatible on a city, neighborhood, and block level, have an engaging pedestrian orientation, and are designed to reflect the use of the structure. They are the basis for City staff and the Planning Commission to consider a Design Review Permit by providing the design elements that are preferred in new development. The Design Guidelines are also used by property owners and architects to understand the design issues that should be addressed.
In 2012, staff removed most of the design review requirements and recommendations form the Specific Plan and integrated them into the City’s Citywide Design Guidelines. The design review guidelines for the Mill Site were placed in the City’s Citywide Design Guidelines because this is the book the City uses when reviewing project designs everywhere within the City.
In 2012, the consultant’s vision was that the Mill Site would have more stringent and proscriptive with design requirements than the rest of Fort Bragg. When reviewing the Guiding Principles of Mill Site
Page 6 development in 2017, the Council and Commission reaffirmed the importance of incorporating high quality design criteria for all development on the Mill Site. The Design Guidelines would be the primary tool to enact this Guiding Principle.
Staff will begin the process of revision of the Design Guidelines with community, Commission and Council direction. As the Design Guidelines have four chapters, it is helpful to start the process on a small scale to get a sense of City Council’s direction before taking on the entire document. Therefore, staff has included the Commercial District chapter of the Citywide Design Guidelines with the additions proposed in 2012 as Attachment 5. The Commission is encouraged to review the Commercial District standards and provide general direction to staff regrading two primary questions:
1. Consider the trade-off between proscriptive design requirements and feasibility/ flexibility. If the City mandates proscriptive design, this will likely increase the cost of construction, affect affordability and reduce flexibility. It may result in a “sameness” of design on the Mill Site. Alternatively, by providing proscriptive design requirements the Design Guidelines might improve the overall quality of design on the Mill Site.
For example, the un-adopted Design Guideline which were revised in 2012 through the Specific Planning process, included on page 2-18 a new table that and has very specific ideas about building materials. While certainly everyone would agree that the materials under the encouraged category are desirable for Mill Site projects, some of the materials under the discouraged category could also be beautiful.
The following table identifies materials that are encouraged, acceptable and discouraged for use on a building’s façade: Encouraged Acceptable Discouraged Horizontal and vertical Imitation or real brick and T1-11 or other low quality redwood or solid wood siding rock with authentic wood siding Shingle siding appearance, wrapped Textured/rough stucco Smooth stucco, hand corners and true material Corrugated fiberglass troweled stucco scale Concrete block Fiber cement or other Board and batten Ceramic tile imitation wood siding with an Formed concrete Slump rock authentic appearance Steel Highly tinted, reflective or Other like materials Glass block opaque glass Corrugated metal Silver aluminum window and Other like materials door frames Other like materials
Please review Chapter 2 and determine if overall you feel that the additions to the Design Guidelines (in orange italics) are generally useful and helpful or are they over reaching and proscriptive?
2. Consider the Mill Site’s relationship with established development elsewhere in the City. Requiring more stringent Design Guidelines on the Mill Site may encourage or concentrate development elsewhere in the City where the standards are more relaxed.
Land values are often greater the closer the property is to the ocean. If the City adopts strict Design Guidelines on the Mill Site, future developers may find it less expensive and less onerous to develop property elsewhere in town, thereby slowing the growth of the Mill Site. If the Commission feels that
Page 7 encouraging and incentivizing development on the Mill Site is a priority, it should consider less strict Design Guidelines.
3. How should the Design Guidelines prioritize site design (i.e. orientation, circulation, usable open space, landscaping, etc.) versus architectural design (i.e. massing, visual interest, building materials, signage, etc.)?
As presently written, the draft 2012 Design Guidelines includes fairly prescriptive standards relating to both site design and architectural design. Site design standards require placement of landscape buffers, screening between uses, vehicular and pedestrian circulation policies and limitations on building placement, for example. While these policies ensure attractive and accommodating development, they can greatly limit the options property owners have for designing their projects. Additionally, requiring projects to dedicate large percentages of their land area to site amenities or buffers can restrict higher density development, which is a cornerstone of smart growth.
Architectural standards focus on building attributes like roof types, window placement, architectural details, materials and colors. High quality architectural requirements, such as requiring development match the traditional styles of historical Fort Bragg, can help development a look specific to our area, as opposed to template designs that could be built in any town.
Site design and architectural standards work in tandem to raise the overall quality of development. However, some development patterns can make one more important than the other. For example, the City’s Central Business District consists of properties with a high percentage of lot coverage. This pulls buildings all the way to the sidewalk, in some instances, and allows buildings to be side-by-side. Imposing high standards for landscaping, buffers between uses and open space would prohibit a development pattern like we see in the Central Business District today. The importance of buildings in dense areas is greater than of site design, and placing an emphasis on architectural design may be more appropriate.
On the other hand, the City’s General Commercial District requires buildings be set further apart and has more requirements for site design. This is appropriate in districts that mix commercial and residential uses, or are adjacent to residential neighborhoods. In these cases, site design may be a greater priority than architectural design.
The Commission should consider the importance of both site design standards and architectural standards for the Mill Site’s commercial zoning districts, and what balance is most appropriate.
4. Should certain zoning districts, use types, or locations have more or less stringent Design Guidelines than others? For example, development within a certain distance from open space (i.e. the Coastal Trail or other future parks) could be subject to higher design standards than uses adjacent to or near existing development.
The 2012 draft Design Guidelines segregate design requirements by zoning district. The Commission could consider gradating the complexity and specificity of requirements based on distance from the Coastal Trail or other future parks. This approach could be applied if the Commission feels that the location of development has a greater impact on the need for high quality design than does the use or zoning district.
Page 8 RECOMMENDED ACTIONS: 1. Provide Direction to Staff regarding the following: a. Affirm and or further modify the Vision Statement for the reuse of the site. b. Provide feedback and direction regarding the remaining Mill Site Reuse guiding principles; c. Provide further feedback regarding the revisions to Land Use Plan Alternative 1A; d. Provide general direction regarding sustainability policies, e.g. which Specific Plan policies should be modified and rolled forward into the LCP Amendment; and e. Provide general direction regarding the appropriate emphasis and focus of the modified Design Guidelines (which came out of the Specific plan process) for the reuse of the site.
ALTERNATIVE ACTION(S): None.
FISCAL IMPACT: The City was awarded a Community Development Block Grant (CDBG) in the amount of $50,000 to start this process. Additionally, the Coastal Commission awarded an additional $110,000 for this LCP amendment. Additional funds may be needed given the extensive list of studies that the Coastal Commission has requested. As City Council and the Planning Commission further refine a final Land Use Plan, staff will prepare a preliminary fiscal analysis to identify if the overall Mill Site Reuse will have a net positive fiscal impact on Fort Bragg. This will be an interactive process.
CONSISTENCY: The City’s 2014 Economic Development Strategy specifically includes rezoning and the eventual reuse of the Mill Site as a high priority project. The project must comply with the City’s Coastal General Plan in order to be certified by the Coastal Commission. This may require modification of one or more policies of the Coastal General Plan prior to submittal of an LCP amendment.
IMPLEMENTATION/TIMEFRAMES: There are a number of next steps for the Mill Site LCP amendment process, which will necessitate ongoing meetings and workshops to obtain additional input, collaboration and direction from the City Council, Planning Commission and the community in order to complete the following: 1. Prepare a preferred Land Use Plan for the LCP amendment for rezoning of the Mill Site. 2. Revise the 2012 Specific Plan policies and regulations for inclusion in the LCP amendment application. This is a large task and will likely take four or five joint City Council/Planning Commission meetings. 3. Determine the “maximum buildout” scenario for the proposed Land Use Plan based on development regulations (height limits, parking requirements, floor area ratios, lot coverage, open space requirements and setbacks) for each zoning district. 4. Prepare a fiscal analysis to identify the impacts of buildout under the Land Use Plan on the City’s fiscal position and to identify phasing policies necessary to ensure that future development results in positive fiscal impacts. 5. Complete required environmental and planning studies for Council and Planning Commission consideration and for the Coastal Commission’s environmental review of the LCP amendment.
Page 9 Some reports have already been prepared and will need updating, while others will need to be prepared. Required reports include: a. Buildout analysis; b. Analysis of the City’s capacity to serve future development, including: water, sewer, police, fire, emergency medical, schools, dry utilities, public transit, etc.; c. Summary of current lower cost visitor serving facilities, including: room inventory, revenue per available room, occupancy rates, etc.; d. Transportation study, including availability of parking to serve coastal access and the effects of the project on the capacity of Highway 1 and Highway 20 both within and outside of City Limits; e. Impact of sea level rise/bluff vulnerability on future development under the proposed Land Use Plan; f. Impact of the Mill Site buildout on climate change; g. Tsunami study; h. Botanical and wetland study update for preferred Land Use Plan for non-paved areas of the site; and i. Visual Analysis of Land Use Plan and analysis of how the Citywide Design Guidelines would be revised and implemented on site to reduce visual impacts. 6. Continue consultation process with the Sherwood Valley Band of Pomo and, where feasible, incorporate agreed upon policy language and Land Use Plan modifications into the project. 7. Prepare the complete LCP Amendment application, which would incorporate: 1) all new land use designations into the City’s Zoning Map; 2) all policies related to the Mill Site reuse into the Coastal General Plan; and 3) all new regulations into the Coastal Land Use and Development Code. Coastal Commission staff indicated that a stand-alone document for the rezoning of the Mill Site is not preferred as it would make it more difficult for Coastal Commissioners to understand how the new zoning, policies and regulations align with and are supported by existing policies and regulations in the Coastal General Plan and Coastal Land Use and Development Code.
ATTACHMENTS: 1. 2012 Land Use Plan 2. Land Use Plan Alternative 1 3. Land Use Plan Alternative 1A 4. MSSP - Sustainability Chapter 4 5. Design Guidelines - Chapter 2
NOTIFICATION: 1. Georgia Pacific Site Plan Notify Me Subscriber List 2. Georgia Pacific Site Remediation Notify Me Subscriber List 3. Downtown Businesses Notify Me Subscriber List 4. Affordable Housing Notify Me Subscriber List 5. Economic Development Notify Me Subscriber List 6. Community Development Notify Me Subscriber List 7. Sherwood Valley Band of Pomo Tribal Chairman Mike Knight & THPO Misty Meadlin
Page 10 8. Coastal Commission staff, Cristin Kenyon & Bob Merrill 9. CA Dept. of Fish and Wildlife staff, Angela Liebenberg
Page 11 1.1 acre
4.6 acre
21 acres
14 acres
11.5acres 6.5 acre
.35 acre 4.2 acre
3 acre park
36.5acres
65 acres
26 acres
8 acres
25 acres
17 acres Land Use Map: Alternative 1 DRIVE GLASS BEACH
ELM STREET
SPRUCE STREET
BUSH STREET WEST STREET WEST MAIN STREET FIR STREET STEWART STREET STEWART
PINE STREET
LAUREL STREET
REDWOOD AVENUE
ALDER STREET
OAK STREET
MADRONE STREET
MAPLE STREET CORRY STREET CORRY WHIPPLE STREET FRANKLIN STREET HARRISON STREET HARRISON McPHERSON STREET McPHERSON
CHESTNUT STREET
WALNUT STREET
CYPRESS STREET
Low Density Residential Multi-Family Industrial Public Facilities
Central Business District Light Industrial Open Space Parks Urban Reserve
Visitor Mill Site Employment Ponds Highway Commercial
Mill Site LAND USE PLAN Land Use Map: Alternative 1A DRIVE GLASS BEACH
ELM STREET
SPRUCE STREET
BUSH STREET WEST STREET WEST MAIN STREET FIR STREET STEWART STREET STEWART
PINE STREET
LAUREL STREET
REDWOOD AVENUE
ALDER STREET
OAK STREET
MADRONE STREET
MAPLE STREET CORRY STREET CORRY WHIPPLE STREET FRANKLIN STREET HARRISON STREET HARRISON McPHERSON STREET McPHERSON
CHESTNUT STREET
WALNUT STREET
CYPRESS STREET
Timber Resources Low Density Residential Multi-Family Industrial Public Facilities
Coastal Dependent Central Business District Light Industrial Open Space Parks Urban Reserve
Visitor Mill Site Employment Ponds Highway Commercial
Mill Site LAND USE PLAN Draft June 2012
Sustainable Design Plan 4
Contents
4.1 Sustainable Approach to Design and Development 4.1.1 Understanding Sustainability 4.1.2 Response to Context and Location 4.2 Energy 4.2.1 Energy and Transportation 4.2.2 Local Energy Production and Conservation 4.3 Water 4.4 Green Building Chapter 4 Sustainable Design Plan
4-2 Mill Site Specific Plan 4 Sustainable Design Plan
Sustainability is a core principle of the Mill Site Specific Plan. The Specific Plan includes policies and development standards meant to support the creation of a healthy and lasting place to live, work, and play. This chapter addresses energy, water, and green building. The remaining topics related to sustainability are addressed throughout the Specific Plan as described below. 4.1 Sustainable Approach to Design and Development
As a sustainable community, Fort Bragg seeks to achieve the following goals:
Facilitate environmental, social, and economic well-being for all Fort Bragg residents;
Look to the past, and honor and use the time-tested strategies of simpler, less resource- intensive ways of living;
Look to the future, and anticipate and minimize potential stresses on our community—be they changing resource supplies, changing climate, or changing economic conditions;
Look to the natural setting of our community, and protect and emulate the natural processes occurring in our community; and
Bring people out of their homes and cars, encouraging them to be active, healthy, and connected to their environment and each other.
4.1.1 UNDERSTANDING SUSTAINABILITY The United Nations World Commission on Environment defines sustainability as “meeting the needs of the present without compromising the ability of future generations to meet their own needs.” The U.S. Environmental Protection Agency uses a similar definition of sustainability: “social and environmental practices that protect and enhance the human and natural resources needed by future generations to enjoy a quality of life equal to or greater than our own.”
Sustainability includes economic, environmental, and social components. A sustainable community recognizes that environmental protection at the expense of economic stability is
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not viable. The sustainable core is economically fair, environmentally viable, and socially livable.
Accordingly, development in the Plan Area will enhance the economic vitality of the community. Likewise, the Plan Area’s proposed balance of land uses and transportation network will encourage people to live, work, and play locally, leading to a vibrant, diverse, and resilient local economy. Additionally, the land use allocation reserves space for future industry and employment opportunities that may require larger sites not available elsewhere in Fort Bragg (see Chapter 2, Land Use Development Standards).
4.1.2 RESPONSE TO CONTEXT AND LOCATION The Specific Plan responds to issues of local importance, such as open space, habitat protection, visual resources, jobs and economic growth, water use, and stormwater management; and regional issues, such as energy use and climate change. These issues are addressed as follows in the Specific Plan.
Open space and habitat protection are addressed in Chapter 5, as well as in the Coastal Land Use and Development Code (Coastal LUDC) as it applies to the Plan Area. The Specific Plan takes full advantage of the site’s coastal location by providing a continuous network of habitat, views, and pleasant community aesthetics and experiences. Open spaces, many of which provide habitat protection, have been incorporated into the Land Use Plan (see Chapters 2 and 5) to connect neighborhoods and facilities to the coast and nature while improving habitat and restoring natural systems.
Visual resources are addressed in Chapters 3 and 5, as well as in the Citywide Design Guidelines. The visual resources of the site are preserved in part through the open space components of Chapter 5. The implementation of the Citywide Design Guidelines, along with the streetscape design standards provided in Chapter 3 of the Specific Plan, will ensure high- quality design of both public and private spaces.
Jobs and economic growth are provided for in Chapter 2, as the Specific Plan will rezone 76 acres of the Plan Area for job-generating uses. At buildout, the Plan Area will house businesses that will provide approximately 1,800 new jobs in the community.
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Stormwater management is addressed in Chapter 3, which describes state-of-the-art Low Impact Development (LID) techniques that will be incorporated into all public rights of way. The Coastal Land Use and Development Code regulates stormwater management for private projects in the Plan Area.
Energy and water use and the environmental impacts of development are addressed in this chapter, below. 4.2 Energy
The Specific Plan recognizes the importance of Solar roof on a residence. energy conservation and production at the local level and is committed to creating a model community for energy conservation and local sustainable energy production. The Specific Plan’s intent for energy is to:
Minimize fossil fuel-based transportation and energy generation;
Increase on-site distributed energy generation to promote energy independence; and
Advance the market for renewable energy sources; and
Optimize savings of both energy and water.
The Specific Plan addresses energy use through policies that decrease demand in buildings, infrastructure, and transportation.
4.2.1 ENERGY AND TRANSPORTATION The transportation system planned for the Plan Area consists of facilities for vehicles, pedestrians, and bicycles—a truly multi-modal system that will allow people to live without a car if they choose. Chapter 3 includes policies to ensure a multi-modal transportation system, which will reduce energy use and greenhouse gas emissions.
4.2.2 LOCAL ENERGY PRODUCTION AND CONSERVATION On-site renewable energy generation can dramatically increase energy efficiency and decrease dependence on fossil fuel-based or nuclear energy generation and long-distance transmission. Active technologies include on-site distributed generation and cogeneration, wherein energy is generated by systems such as fuel cells, micro turbines, gas turbines, biomass power generation, and waste-to-energy conversion.
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On-site energy generation is another opportunity for Fort Bragg, as natural conditions favor a number of different strategies for renewable energy generation. Solar energy generation has a long track record of pioneering success in Northern California and is increasingly efficient and affordable. In addition, typically moderate and steady winds off of the ocean provide good conditions for wind energy generation. Passive solar design strategies1 include siting and design of buildings to take advantage of natural light and heat from the sun for lighting and space and water heating and cooling.
Local Energy Policies:
Policy SD-1. Passive Solar Design Strategies. Building and site design shall use passive solar design strategies for space and water heating and lighting to reduce energy demand, to the extent feasible.
Policy SD-2. Minimize Energy Use. Reduce Energy Demand with a Goal of Net Zero Energy Buildings. All new construction shall minimize energy use. Net zero buildings and homes are encouraged. These homes produce as much energy (through conservation, photovoltaic panels, solar hot water, and wind, geothermal) as they consume. The following strategies are encouraged to achieve this goal:
. Use of Local and Renewable Energy. Buildings and infrastructure that create and/or use locally and renewably generated energy are encouraged.
. Leadership in Energy and Environmental Design (LEED). Modify the Land Use and Development Code to require that new development of more than 10,000 square feet or five acres qualify for at least 50 percent of the credits from the United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) in the Energy and Atmosphere category of LEED.
. Reducing Energy Demand. Building systems shall include active strategies to reduce energy demand, such as the use of high-performance heating, ventilation, and air conditioning (HVAC) systems, glazing, and hot water systems.
. Photovoltaic and Wind Energy Systems. Because of the significant solar and wind resources available in the Plan Area, photovoltaic and wind energy systems are encouraged. To preserve scenic views, smaller wind energy infrastructure is preferred.
. District Heating. District heating (i.e., heat generated in a central location) is encouraged. District heating is preferred for large development projects of more than 15 acres or 20,000 square feet.
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4.3 Water
The Specific Plan features a systems-based approach to minimize consumption of potable water. Reducing water use can also save energy, since water and wastewater treatment and pumping require significant amounts of energy. The Specific Plan’s intent for water conservation is to:
Minimize water demand indoors and out;
Use potable water for potable purposes; and
Encourage reuse of water on-site.
Methods and systems for the careful and judicious use of potable water, graywater, and rainwater are detailed below.
Water Conservation Policies:
Policy SD-3. Design for Low Water Use. Development projects shall be designed and constructed so that they don’t exceed the following maximum water demand by type of use: - 210 gallons per day per residential unit; - 70 gallons per day per hotel room; - 0.11 gallon per day per square foot of industrial or commercial development, except for restaurants, bars, and office uses; - 4 gallons per day per square foot of restaurants and bars; and - 0.35 gallon per day per square foot of office uses.
Policy SD-4. No Potable Water Use for Landscape Irrigation. Development projects in the Plan Area shall not use potable water for landscape irrigation. Landscape irrigation can be provided through rainwater capture or use of graywater systems, or landscaping that does not require irrigation can be used. Graywater systems shall meet all health and safety standards. Potable water use is permitted for irrigation of vegetable gardens and fruit trees.
Policy SD-5. Rainwater Capture. Rainwater cisterns may be sized and located throughout the Plan Area in order to encourage active rainwater collection, storage, and use. The installation of cisterns is encouraged to capture rainwater from roofs for all water needs and for flood control during heavy storms. Cisterns may be located above or below ground.
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Policy SD-6. Water Conservation Education. Business owners shall incorporate educational programs that promote water conservation habits and practices in all hotel, restaurant, and residential development.
4.4 Green Building
Green Building consists of utilizing building design, construction techniques, and building materials intended to improve building operating costs and reduce the negative impacts of buildings on the environment and its occupants. Green building techniques are applied to the treatment of the building site, to improve water efficiency and energy efficiency, in the selection of materials and resources, and to improve indoor environmental quality.
In 2010, the California Building Standards Commission unanimously adopted a mandatory Green Building Standards Code (CALGREEN) requiring all new buildings in the state to be more energy-efficient and environmentally responsible. These regulations include a mix of prescriptive and performance-based standards to achieve major reductions in greenhouse gas emissions, energy consumption, and water use to create a greener California.
Construction practices, building technologies, and best practices are likely to evolve, and new practices and technologies are likely to be developed during the life of the Specific Plan. Consequently, the Specific Plan focuses on performance-based requirements for achieving sustainability.
In order to capture a broad spectrum of sustainable design practices, the Specific Plan uses the US Green Building Council’s LEED® for Neighborhood Development (LEED-ND) rating system as a benchmark in setting various design criteria and performance standards. LEED- ND is a voluntary, point-based rating system that provides detailed design criteria in three major areas of neighborhood-scale design: Smart Location and Linkages, Neighborhood Pattern and Design, and Green Infrastructure and Buildings. The Northern and Central Districts of the Plan Area are designed to meet the LEED-ND prerequisites and to be eligible for conditional approval (Stage 1) as a LEED for Neighborhood Development Plan, with the expectation of being eligible for pre-certification (Stage 2) following adoption of the Specific Plan by the City of Fort Bragg.
In addition to neighborhood-scale certification, LEED for New Construction (LEED-NC), LEED for Core and Shell (LEED-CS), and LEED for Homes (LEED-H), as well as the Energy Star Homes and Green Point Rated programs, evaluate the sustainability of individual buildings. To meet prerequisites for LEED-ND, at least one building in the Plan Area must be either built or redeveloped in accordance with a building-level rating system that includes independent, third-party verification.
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Green Building Policies:
Policy SD-7. Building Reuse. Where existing buildings in the Plan Area are structurally sound and reuse is economically feasible, reuse of buildings in whole or part is preferred.
Policy SD-8. Green Building Certification in Northern and Central Districts. Development in the Northern and Central Districts of the Plan Area shall achieve Leadership in Energy and Environmental Design for New Construction (LEED-NC), Build-it-Green, or comparable certification.
Policy SD-9. LEED Certification. All new development projects of more than 5,000 square feet shall achieve Leadership in Energy and Environmental Design for New Construction (LEED-NC) certification. All new development projects of more than 10,000 square feet shall achieve the LEED-NC silver rating.
Policy SD-10. Reducing Water Use. All new development projects shall achieve at least 80 percent of the possible credits in the water conservation component of Leadership in Energy and Environmental Design for New Construction (LEED-NC).
Policy SD-11. Preferred Green Techniques. All green building techniques are encouraged, with preference given to techniques that address local issues, such as use of locally produced natural materials, water and energy conservation measures, and techniques that respond appropriately to Fort Bragg’s cool, rainy environment, such as passive solar design and low impact development (LID) strategies.
Policy SD-12. Recycling. All development in the Plan Area shall provide a centralized location for all recyclables, including compostable materials.
Policy SD-13. Preserving High-Quality Native Trees. Applicants for any development proposed for the eastern edge of the Plan Area between Chestnut and Cypress Streets, which is heavily wooded, shall hire an arborist certified by the International Society of Arboriculture to conduct a survey of trees to identify those that are (1) in good or excellent condition, (2) heritage or champion trees of special importance in the area, and (3) larger than 6 inches in diameter at chest height. Development in the Plan Area shall endeavor to preserve many, though not necessarily all trees that meet these criteria.
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COMMERCIAL DISTRICT DESIGN GUIDELINES Un-adopted Mill Site Revisions - 2012
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SECTION 2.1: COMMERCIAL DISTRICT DESIGN GUIDELINES FRAMEWORK
2.11 Introduction
The General Plan identifies five commercial land use classifications in the City of Fort Bragg, each with varying character and intensities. The following graphics illustrate the basic characteristics of each district.
. Central Business District (CBD) The CBD represents the core of Fort Bragg’s historic downtown – the civic, cultural, and commercial center of the community. It is a pedestrian-oriented area accommodating government, professional offices, retail, restaurants and similar types of uses at a fairly dense scale. Residential units are encouraged on the second floors or rears of commercial uses.
. Mill Site Central Business District (CBDMS) The Mill Site CBD is a modern day extension of Fort Bragg’s historic downtown – the civic, cultural, and commercial center of the community. As a pedestrian- oriented area it accommodates government, professional offices, retail, restaurants, mixed-use, multifamily development, some light industrial and similar types of uses at a fairly dense scale.
. Mill Site Visitor (VMS) The Mill Site Visitor represents the core of visitor serving uses on the Mill Site, including hotels, motels, and restaurants. This is the visitor serving extension of the Mill Site Central Business District and designs should generally be compatible with the pedestrian orientated nature of the district and the visual resources of the Coast.
. Neighborhood Commercial (CN) This designation promotes small-scale convenience shopping, restaurants, and services catering to surrounding neighborhoods. This character of development is allowed in some of the higher density neighborhoods, as well as in neighborhood commercial designations.
. General Commercial (CG) Commercial development in this designation is generally less compact and more intensive than that found in the CBD. Development patterns depend more upon the automobile than the pedestrian, although the pedestrian is not to be forgotten. Typical types of uses are automotive uses, home
Commercial Design Guidelines Page 2-2 City of Fort Bragg Design Guidelines improvement sales, offices, grocery stores, etc. Residential mixed use is allowed at the rear and on the upper floors of businesses.
. Highway Visitor Commercial (CH) Highway Visitor Commercial uses are located along Highway 1 and at the entry points to the community. Uses include lodging, restaurants, and retail outlets serving both residents and visitors. Residential mixed use is allowed at the rear and on the upper floors of businesses.
. Mill Site Highway Commercial (CHM) Highway Visitor Commercial uses are located along Highway 1 on the Mill Site. Uses include restaurants, and retail outlets serving both residents and visitors.
. Office Commercial (CO) Uses in this designation generally include offices, hospitals, clinics, and banks, as well as supportive commercial uses such as cafes, blueprint shops, and retail. Residential mixed use is allowed at the rear and on the upper floors of businesses.
. Mill Site Employment (EMS) Uses in this designation are include those listed in commercial office above as well as employment uses such as light manufacturing, research and development, laboratory, art/craft manufacturing, educational institutions, agricultural product processing.
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2.12 Commercial Design Guidelines Framework & Applicability
The following pages frame the design guidelines for each of these commercial districts through three basic “character” groups: Central Business District, Neighborhood Commercial, and General Commercial. General design guidance for site planning and architecture is presented for each commercial group. Depending upon the area, guidelines from more than one section may apply to a project.
Section 2.2 Central Business District
The guidelines in this section address design issues facing the Central Business District – Downtown Fort Bragg. It provides site planning and architectural guidance for both existing and new development in and around the Downtown area, focusing primarily on the four following districts: . CBD – Central Business District . CH – Highway Commercial . CBDMS – Mill Site Central Business District . VMS – Mill Site Visitor Serving
Section 2.3 General Commercial Development
This section provides general design guidance for a wide array of commercial development projects. The basic guidelines for site planning, architecture, and landscaping will apply primarily to areas with the following land use classifications: . CG – General Commercial . CH – Highway Visitor Commercial . CO – Office Commercial . EMS – Employment Mill Site . CHMS – Mill Site Highway Commercial
Section 2.4 Neighborhood Commercial Development
This section is targeted at a smaller type of commercial development that is designed to support local neighborhood residents. The guidelines supplement those found in the previous section and will apply to all areas where neighborhood commercial is developed, including: . CN — Neighborhood Commercial . RL – Low Density Residential . RM – Medium Density Residential . RMS – Mill Site Residential . RH – High Density Residential . RHMS - Mill Site High Density Residential . RVH – Very High Density Residential
Section 2.5 Special Commercial Uses
The guidelines in this section are intended to supplement those provided in all previous sections of this chapter. This section provides special design criteria for specific uses, including auto repair, service stations, large format retail, drive-throughs, hotels, house conversions and mixed-use development. The guidelines will generally apply in all commercially designated areas in which the use is allowed. . CN — Neighborhood Commercial . CG – General Commercial . CH – Highway Visitor Commercial . CO – Office Commercial
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SECTION 2.2 CENTRAL BUSINESS DISTRICT DESIGN GUIDELINES
DESIGN PRINCIPLE: Preserve and enhance Downtown Fort Bragg as the City’s cultural, social, and economic heart.
2.21 Introduction
The design guidelines for the Central Business District are intended to promote quality new development and rehabilitation of existing buildings that will strengthen the authentic small town and unique historic character of Downtown Fort Bragg, enhance pedestrian activities, and encourage continued economic growth and investment through the development of well-designed projects.
2.22 Applicability
The following guidelines apply primarily to new and infill commercial development in areas in and around downtown designated as:
. CBD — Central Business District . CBDMS – Mill Site Central Business District . VMS – Mill Site Visitor Serving
The Design Guidelines may also apply to new and infill development surrounding the Central Business District in areas designated as:
. CH – Highway Commercial . CHMS – Mill Site Highway Commercial
The design guidelines in Section 2.3 and Section 2.5 may also apply to these areas. Additionally, Sign Design Guidelines in Chapter 4 should be consulted.
2.23 Site Planning
Site planning considers how the various components of a development (i.e. buildings, circulation, parking, open space, landscaping, etc.) relate to adjacent streets and existing development, and how the various components relate to each other within the development site. To maintain downtown Fort Bragg’s strong pedestrian nature, site planning is an important consideration in new development.
Buildings rebuilt to front property lines
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. Buildings in downtown Fort Bragg should be set back as in a manner described as “Street Adjacent Buildings – Pedestrian Orientation.” That is, buildings should be built to the front and side property lines to form a continuous line of active building fronts along the street and avoiding gaps. Exceptions to this standard are:
Portions of a building’s façade may be set back to provide areas for plazas, pedestrian areas, pedestrian paseos, outdoor eating Forecourt allows for outdoor dining opportunity spaces, and small landscaped areas. Such areas should be provided with outdoor furniture and amenities appropriate for the space.
The provision of corner setbacks and cutoffs is strongly encouraged to facilitate pedestrian movement, provide better visibility for drivers, and accentuate corner buildings.
Street Adjacent – Pedestrian Orientation
Minimum ten-foot sidewalks are required downtown
Buildings should be located adjacent to the street. Exceptions may be made for small pedestrian spaces.
. Entrances to buildings should be spaced no more than 50 feet apart to provide for greater opportunities for social interaction and sidewalk activity.
Where feasible, surface parking lots should be located behind the building. No parking shall be provided between building front doors and the street they face in the Central Business District. Site design should accommodate rear deliveries by providing a delivery door and path of travel to the delivery door. If feasible rear
Midblock breaks provide outdoor dining opportunities
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delivery doors should have alley access or parking lot access.
. Surface parking lots or any ground-floor parking should be wrapped with either active building space or screened with art, landscaping, etc. to provide a buffer between the sidewalk and vehicles while still allowing for visibility.
. The widths of driveway curb cuts should be minimized to the narrowest feasible dimension. Driveways should be consolidated or shared to the maximum extent feasible to ensure a smooth and continuous walking environment.
Open Space, Courtyards, and Plazas . Commercial structures, within and surrounding the community park block on the Mill Site, should sensitively address Redwood Avenue and the park and plaza area through pedestrian oriented design and exceptional design details on facades facing the street and park.
. The relationship between buildings, as well as between buildings and sidewalks, are important in creating a pleasant pedestrian Midblock breaks provide outdoor dining opportunities environment. Buildings should be linked together by landscaped sidewalks, plazas, courtyards, pocket parks, and passages.
. The provision of usable pedestrian-oriented spaces is strongly encouraged. The following types of open space should be considered: Plazas; Courtyards; Outdoor dining; Corner cut-off areas with enhanced amenities; and Mid-block pathways and/or alleys.
. Plazas and courtyards should be located to be visible from the street or linked to the street by a clear circulation element such as an open passage or covered arcade.
. Open spaces and passages should be inviting, well lit, and accessed from multiple locations. Edges of courtyards and plazas should contain retail shops, restaurants, offices, public art or other pedestrian-related activities.
. Ideally, at least 50 percent of the open space area should have access to direct sunlight.
Potential Downtown mid-block and alley pedestrian pathways
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Parking & Circulation
. Locate parking lots to the rear of buildings, along alleys, or on side streets to avoid conflicts on major streets. When this is not possible, design the primary entry to the lot with patterned concrete or pavers to differentiate it from the sidewalk.
. The provision of safe, convenient pedestrian links between parking areas and businesses is an important element in enhancing the vitality of downtown. Parking areas should be linked directly to public sidewalks, pedestrian walkways, mid-block paths, alleys, or open space areas. Driveways should be kept to the absolute minimum number and width required for the project.
. A parking area abutting a public street should provide one or more of the following buffers: o A landscaped strip or planter a minimum of eight (8) feet in depth and planted with a combination of trees and low (three feet high) shrubs. o A three (3) foot high wall in combination with a landscaped planter. o landscaped berm that is three (3) feet high.
. Site plans should balance the need to provide adequate vehicular access with the need to eliminate unnecessary driveway entrances. Where feasible, reciprocal access should be provided on adjacent sites.
. The use of brick, interlocking pavers, and cobblestones as an alternative to a solid paved driveway or parking lot is encouraged.
. Parking lots should be landscaped with shade trees or shaded with solar panels.
. Landscaping should also be used to separate parking from buildings and to reduce the visual impact of paved surfaces.
. Parking lot lighting shall be designed and installed to reduce off site light encroachment, reduce energy use, and complement the architectural style of the site buildings.
Appropriate parking layout
Buildings adjacent to the Community Park should incorporate opportunities for outdoor dining and farmers market
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2.24 Architecture
In many ways, it is the historic Victorian-era architecture and traditional downtown buildings of the 1860 – 1930’s that are responsible for the unique character in downtown Fort Bragg. While historic architecture cannot and should not be recreated in the downtown or in the Mill Site CBD extension, new development can be designed to fit within the context of its surroundings and existing development rehabilitated to reflect original architectural features. New buildings should take their inspiration from the earlier buildings adjacent to them and located throughout the City’s core and from the following guidelines.
. Human scale should be created through the use of building forms such as arches, walls, trellises, awnings, arbors and pergolas. . Buildings should be designed with a well-defined base, mid-section or body, and a top story or roofline.
o Building base – The design of the building base should differentiate it from the upper floors of the building. This may be a projection of the lower wall surface and/or a Building height should not step more than different material or color. It may be created by a heavier or thicker design treatment one story of the entire ground floor for a building of two or more floors, or by a setback of the upper floors.
o Mid-Section – The preferred architectural character of the mid-section is to treat it as a solid wall with recessed windows or groupings of windows. Long or large wall surfaces with flush-mounted windows or without windows should be avoided.
o Roofs and Rooflines – The design of roofs and rooflines should provide visual interest from the streets below and should complement the overall façade composition. Roofs of historic commercial buildings should be used as an inspiration for new designs. Flat roofs are acceptable if a strong, attractively detailed cornice and/or parapet wall is provided. . Special architectural features such as gables, turrets, towers, or similar elements should be used to accent buildings at street corners, at the terminus of a street corridor, alley, or pedestrian way. Corner buildings should have prominent corner entrances. . Side and rear building facades Decorative parapets and varied roof line should have a level of design detail and finish compatible with the front façade, particularly if they are visible from streets, adjacent parking areas, or residential uses. . There should be a change in wall planes on facades visible from a public street or space.
Building height should not step more than one story
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. Blank, windowless walls are strongly discouraged and are usually only appropriate on interior side property lines where they are generally not visible from public view. If windowless walls are proposed, appropriate wall articulation should be incorporated into the design to be compatible with the more prominent facades of the building. Blank walls on elevations visible from public streets and gathering spaces are prohibited. . Large box-like buildings should be avoided. To divide the building mass into smaller scale components, buildings over 50 feet long should reduce the perceived mass and bulk by using one or more of the following: o change in roof heights or wall plane; o projecting or recessed elements; o varying cornice or rooflines; or o other similar means.
Typical Architectural Elements of a Downtown Fort Bragg Building
Architectural Compatibility
. Buildings should be composed of elements and details representative of Fort Bragg’s architectural heritage. This may be expressed through the use of window and door treatments, storefront details, cornices, etc. Designers should familiarize themselves with the design elements and details used on older buildings in the downtown area and should incorporate contemporary versions of these older designs.
Varied roof forms, projecting balconies, and awnings help divide building mass into smaller components
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. Rooflines of new buildings should be aligned with buildings on adjacent properties to avoid clashes in building height.
. Whenever an infill building is proposed, identify the common horizontal elements (e.g. cornice line, window height/width and spacing) found among neighboring structures, and develop the infill using a similar rhythm or alignment.
Using common horizontal elements helps infill development maintain existing architectural rhythm
Wall sign of consistent size and placement assist façade rhythm . The overall pattern of windows, wall panels, pilasters, building bays, and storefronts should be based on a module derived from Fort Bragg’s prevailing module of ground level building features. Generally, storefronts and building bays should be based on modules of approximately 25 to 50 feet in width.
Storefronts
. Each storefront should be treated like a small building with its own base, roofline, and door and window pattern. Important components of a traditional storefront are:
. Large display windows should encompass a minimum of 65 percent of the storefront surface area. Upper story windows should be evenly spaced to harmonize with existing buildings.
. The base panel (bulkhead) below the display window should be a minimum of 24 inches and a maximum of 40 inches. Storefront widths should be based on a consistent module of approximately 25 feet
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Materials in this area should be visually heavier or the same as adjacent walls.
Well-designed storefront with good proportions
. Recessed entries of up to five feet to provide for weather protection and a transition zone from sidewalk activity into the store are strongly encouraged. Recommended treatments include:
Special paving materials such as ceramic tile or brick; Ornamental ceilings such as coffering; and Decorative light fixtures.
. Doors should be substantial and well detailed. They should match the materials, design, and character of the display window framing.
. Cornices should be provided at the second floor to differentiate the storefront from upper levels of the building and to add visual interest.
. Details incorporated into the storefront design can add a degree of visual interest and functionality:
hanging or mounted light fixtures with decorative metal brackets; decorative scuppers, catches and downspouts; balconies, rails, finials, corbels, plaques; and metal grille work at vent openings.
Storefront entries should be identified by unique architectural details
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Roof Forms
Roof forms should be used to distinguish various building forms, create an interesting roof line, and help to break up the building massing. . Variation in roof form is encouraged to create visual interest and lessen the appearance of the building mass. Roof forms/building height should step a maximum in height one floor at a time avoiding a three story structure next to a single story structure. . Roof elements visible to the public should continue all the way around the building and not just be used in the most visible locations. . All roof-mounted equipment should be effectively and attractively screened through the use of various architectural detailing including, but not limited to, roof form, decorative parapets or cornices. . If the interior side of a parapet is visible from pedestrian view, it should be finished with the same materials and a similar level of detail as the front façade. . Special architectural features such as gables, turrets, towers, or similar elements should be used to accent buildings at street corners, at the terminus of a street corridor, alley, or pedestrian way. Corner buildings should have prominent corner entrances.
Architectural element at corner adds Windows, Doors, Entries interest / identification
Well-designed windows and entries are very important to create a sense of entry and pedestrian scale. The main building entrance should be distinguished from the rest of the building and easily recognizable.
. Entry design should incorporate two or more of the following methods: . change in wall / window plane; . a projecting element above the entrance; . a change in material or detailing; . integration of architectural elements such as flanked columns or decorative fixtures; . recessed doors, archways, or cased openings; or . changes in the roofline or a tower feature. . Awnings are strongly encouraged. . Windows should be articulated with accent trim, sills, trim, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. . Windows are an important element of a building’s overall composition. The manner in which they are designed is a strong indicator of a building’s quality. In general, upper stories should have a window to wall area proportion that is smaller than that of ground floor storefronts (typically 30 to 50 percent).
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. Glass should be inset a minimum of three inches from the exterior wall surface to add relief to the wall. . Clear glazing is strongly recommended. Reflective glazing and tinting is discouraged. . Shaped frames and sills should be used to enhance openings and add additional relief. They should be proportional to the glass area framed (e.g. a larger window should have thicker framing members). . The use of security grilles on windows is discouraged because they communicate a message of high crime and are difficult to integrate into the building design. If security grilles are necessary, they should be placed inside the building behind the window.
Lighting
. Exterior lighting should be designed as part of the overall architectural style of the building and should highlight interesting architectural features. . Entrances should be well illuminated for safety and identification purposes. Entryways, arcades, and similar enclosed areas should also be well illuminated for safety. . Security lighting fixtures should not project above the fascia or roofline of the building and should not be substituted for parking lot or walkway lighting fixtures. . If project elements, such as signs, walls, and trees are lit, down-lighting is required. . Partial or full cutoff lighting is encouraged. . Lighting sources should be hidden unless the sources are an integral part of the design. . Exterior lighting shall be located and designed to avoid shining directly onto nearby residential properties, and shall minimize off-site glare. Lighting should not produce glare or spill over onto adjacent properties. The latest technical and operational energy conservation concepts should be considered in lighting designs. . Lighting should be provided for both pedestrian safety and as an attractive element of design. . The lighting of full façades or roofs is discouraged.
Awnings
. Awnings may be used to provide protection for pedestrians, add interest and color to buildings, and allow placement of pedestrian- oriented signs.
. Awning placement should respond to the scale, proportion, and rhythm of the building’s design and should not cover piers, pilasters, transom windows, or other architectural features.
. Awnings should be of either canvas or acrylic coated canvas. Aluminum, vinyl, or backlit awnings detract from the character of downtown and should be Awning in scale with façade Encouraged
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avoided. Awning frames and supports should be of painted or coated metal or other non-corroding material.
. Retractable awnings are recommended. Retractable awnings are functional, having a frame and support structure with the ability to be adjusted up or down depending upon conditions.
Rear Entrances
. Providing rear pedestrian entrances via alleys and parking lots is encouraged. Improvements to rear facades should be subtle and modest in nature.
. Awnings are recommended at rear entrances to soften the appearance and provide a pleasant protected space.
Awnings can add interest . Signs should be modestly scaled to fit the casual character of the alley or rear parking lot.
. Selective use of tree planting, potted plants, and other landscaping can improve a rear façade.
. Decorative lighting can improve the appearance while also providing a heightened level of safety and security. Avoid heavy landscape materials that block the light spread.
Desirable rear entrance enhancements Building Materials
. Buildings should be constructed with high quality, authentic, and timeless materials. . Material changes should occur at intersecting planes, preferably at the inside corners of changing wall planes or where architectural elements intersect, such as a pilaster, projection, or similar articulation. . Materials and colors should be consistent with the desired architectural style. . The use of materials and color should convey a sense of quality architecture and permanence. Materials and colors support the architectural style . Heavier materials and darker colors should be used lower on the elevation to form the building base. . The use of durable low maintenance materials that can withstand the coastal environment are strongly encouraged.
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. Materials that are highly resistant to damage, defacing, and general wear and tear, such as precast concrete, stone masonry, brick, and commercial grade ceramic tile, should be used at the base of the building. . Colors used on exterior façades should be harmonious. Contrasting colors are encouraged to accentuate details such as trim, window and door mullions, and key architectural elements.
. Using complimentary wall materials to adjacent or nearby buildings will help maintain and strengthen the downtown’s character. The palette of wall materials should be kept to a minimum, preferably no more than two.
. The preferred material for downtown building walls is wood siding, especially on first story accessible frontages. Wood siding is the predominant downtown building material . The following table identifies materials that are encouraged, acceptable and discouraged for use on a building’s façade: Encouraged Acceptable Discouraged . Horizontal and vertical . Imitation or real brick and . T1-11 or other low redwood or solid wood rock with authentic quality wood siding siding appearance, wrapped . Textured/rough stucco . Shingle siding corners and true material . Corrugated fiberglass . Smooth stucco, hand scale . Concrete block troweled stucco . Board and batten . Ceramic tile (except for . Fiber cement or other . Formed concrete accent areas); imitation wood siding . Steel . Slump rock with an authentic . Glass block . Highly tinted, reflective, appearance . Corrugated Metal or opaque glass . Other like materials . Other like materials . Silver aluminum window and door frames . Other like materials
. The dominant color of buildings should relate to the inherent color of the building’s primary finish materials.
Secondary color adds emphasis to architectural details
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. Colors should visually relate building elements to each other, and also individual facades to each other. The colors chosen for a building façade should complement neighboring facades (but should not replicate).
. No fewer than two colors should be used on any given façade, and three or more colors are preferred. This includes any “natural” colors such as unpainted brick or stone. The three preferred colors should constitute the:
Primary base color Secondary color Minor trim color
. A secondary color can be used to give additional emphasis to architectural features such as building bases, pilasters, cornices, and bands.
. If a minor trim is a third color, it should strengthen the color scheme already established by the base and secondary colors. In most cases, when two colors are used on the trim, the minor trim should be darker than the major trim color (see photo illustration).
. Historically, certain color palettes were associated with particular architectural styles. Whenever possible, exterior building colors should reflect the basic colors of the architectural style or period of the building or its environs. Generally speaking, bright and rich color combinations associated with the Victorian Era are appropriate downtown.
2.25 Building Additions and Rehabilitation
Adding on to, remodeling, or renovating existing buildings are means of extending a building’s useful life. However, special consideration should be given to ensure that changes are consistent with the existing design of the building and that historically significant buildings and design details are properly maintained and restored. Guidelines in both this section and the previous section should be consulted when properties are undergoing rehabilitation or remodeling. Additionally, the Secretary of Interior’s Standards should also be consulted as appropriate for historic structures.
Additions
. Additions to existing buildings should be designed to be integrated with the existing structure. The design of a proposed addition should follow the general scale, proportion, massing, and detailing of the original structure.
. New additions should be interpretations of existing buildings wherein the main characteristics of the existing building are incorporated using modern construction methods. This may The addition is on the left and to the back of an older building include:
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the extension of architectural lines from the existing building to the addition repetition of window and entrance spacing use of harmonizing colors and materials inclusion of similar architectural details (i.e. window/door trim, lighting fixtures, decoration)
. New additions should be designed so that if the addition were to be removed in the future, the essential form and integrity of the original structure would be unimpaired.
Encouraged addition Discouraged addition
Façade Renovation
. Damaged architectural features should be repaired rather than replaced whenever possible. If replacement is necessary, new materials should match the original material being replaced in terms of color, texture, and other important design features.
. When an entire architectural feature is missing, it should be replaced by researching historic photos, plans, or postcards. The newly created element should be designed to work with the size, scale, and material of the entire building.
. Where transom windows exist, every effort should be made to retain this traditional storefront feature. If the ceiling inside has been lowered, it should be sloped up to meet the transom so that light will penetrate the interior of the building.
Transom windows are important elements of original storefronts and should be restored when possible
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. Introducing or changing the location, size, or style of windows or other openings that alter the architectural rhythm or character of the original building is discouraged.
. Elements that are inconsistent with the original façade should be removed. These include: security grilles, overdone exterior embellishments, and modernized facades. Rehabilitation should reflect original appearance.
. Surface cleaning of the original building materials should be undertaken with the gentlest means possible. Sandblasting and other harsh cleaning methods that may damage building materials should be avoided. Waterproofing and graffiti proofing sealers should be applied after cleaning.
Seismic Retrofitting
. Where structural improvements for seismic retrofitting affect a building’s exterior, such improvements should be done with care and consideration for the impact on appearance of the building. Where possible, such work should be concealed. Where not possible, the improvements should be planned to carefully integrate into the existing building design.
. Seismic structural upgrading should be conducted at the interior of the building if possible unless the structural elements blend into the architecture of the façade.
. Shear walls should not be introduced into the storefront where display areas currently exist.
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2.26 Landscaping
Landscaping should be planned as an integral part of the overall project and considered an important design element in the plan for any new or redeveloped site. Landscaping should enhance the quality of Downtown by framing and softening the appearance of buildings, screening undesirable views and providing shade and wind protection.
Landscape Design
. Landscaping of parking areas is encouraged to avoid direct views of parked vehicles from the public viewshed, minimize noise, light, exhaust fumes and other negative effect to pedestrians. Where parking lots abut buildings, landscaping around the base of buildings is encouraged to soften the edge between the building and parking lot. . Planters and pots placed in building recesses and adjacent to blank walls are encouraged. Planters and pots provide visual interest and color accents and enrich sidewalks, courtyards, and plazas. Planter and pot materials should complement the building architecture. . Landscaping should be spaced so that it does not interfere with the lighting of the project area or restrict access to utilities (such as electrical boxes) or emergency apparatus (such as fire hydrants or fire alarm boxes). Landscaping should be in scale with adjacent buildings and be of appropriate size at maturity. . Landscaping should be used to relieve the negative appearance of any solid, windowless elevations. . Trees and plants native to the Northern California coast or those, which flourish in the region, should be selected when possible. Plant materials should also be selected for their low maintenance qualities.
Site Amenities
. The addition of pedestrian amenities (benches, shelters, drinking fountains, lighting, trash receptacles, and bicycle racks) is strongly encouraged. Trees, water features, and public art should also be incorporated into courtyard, plaza, and mid-block passage design.
. The relative size and design of private street furniture should be compatible with the architectural style of the building to which it relates, while also complementing street furniture in the public realm.
. Street furniture should be constructed of durable, easily maintained materials that will not fade, rust, or otherwise quickly deteriorate.
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. The use of decorative paving at building entrances, plazas, and courtyards is strongly encouraged. In places where private and public paved surfaces join (e.g. plazas, outdoor cafes, etc.), the surfaces of each should be compatible in terms of color, material, pattern, and texture. In the case of plain concrete, compatibility is not an issue.
Downtown Fort Bragg streetscape amenities
Screening
. Refuse storage, fuel storage tanks, generators, fire check valves, service, and loading areas should be located out of view from the general public and so that their use does not interfere with parking and circulation. All screening devices should be compatible with the architecture, materials and colors of the building.
. Landscaping should be incorporated into the design of refuse, storage and equipment areas to screen from public and private view.
. Refuse storage areas that are visible from upper stories of adjacent structures should have an opaque or semi-opaque horizontal cover/screen to mitigate unsightly views. The covering structure should be compatible with the architectural theme of the site’s buildings. Refuse areas should be screened from public view
. Screening should not result in hiding places or entrapment areas.
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SECTION 2.3 GENERAL COMMERCIAL DESIGN GUIDELINES
DESIGN PRINCIPLE: Large commercial development should fit harmoniously with the scale and design of existing buildings and streetscape of the City.
2.31 Introduction
This section provides general design guidelines for all types of general commercial projects throughout the City, including retail, office, and service uses. Sections 2.5 provides more detailed design guidelines for specific uses. In these special cases, the section that addresses the specific use should be consulted first. The guidelines in this section will address the less specific, more general design aspects of the project. Both sets of guidelines should be followed to the greatest degree possible.
2.32 Applicability
The following guidelines are generally applicable to new commercial development in these areas:
. CG — General Commercial . CH — Highway Visitor Commercial . CO — Office Commercial . CHMS - Mill Site Highway Commercial
2.33 Site Planning
The siting of buildings should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, and character.
Building Siting
. Building setbacks in Fort Bragg’s general commercial developments may have a number of different configurations as illustrated below. Strip-type development (illustrated C and D) is to be avoided in favor of more pedestrian-oriented configurations (A and B).
(A) Street Adjacent Buildings – Pedestrian Orientation (preferred) (B) Semi-Street Adjacent Buildings – Landscaped Setback (C) Buildings Set Back – Limited Parking in Fronts (D) Buildings Set Back – Unlimited Parking in Front
(A) (B) (C) (D)
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. Buildings should front Highway 1, Redwood Ave, the Coastal Drive and any other primary streets and parking lots should be located behind structures. . Strip-type development is not allowed on the Mil Site. . Courtyards, public spaces and landscaped areas are encouraged.
. If a larger commercial development is set back from the street, freestanding buildings should be sited along street frontages to help break up the massive parking area.
Locate freestanding buildings along frontage
. Cluster buildings on the site to encourage a higher level of pedestrian activity.
. Create pedestrian paths through/across parking areas for pedestrian safety.
. Grading of commercial developments should be sensitive to the natural surroundings and should emphasize scenic vistas and natural landforms. Orient buildings to the street . Buildings on corner parcels should establish a strong tie to both streets and should encourage pedestrian activity at corner locations.
. View corridors that offer unobstructed views of the shoreline and/or sea from public rights-of-way should be provided.
. Cluster development to avoid blocking viewsheds to the maximum extent possible. Development adjacent to or near public areas along the shoreline should be setback from the bluff.
Preserve ocean views
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Residential Interface
. Commercial development should be buffered from residential uses as much as possible. Building orientation, landscaping, berms, increased setbacks, and masonry walls should be used to provide adequate separation.
Provide appropriate buffering between incompatible uses
. Commercial developments and commercial development parking should not directly face single-family residential streets.
. Loading areas, access and circulation driveways, trash, storage, and rooftop equipment should be located as far as possible from adjacent residences and should not be located next to residential properties.
Open Space, Courtyards, Plazas, and Pedestrian Areas
. The creation of courtyards, open space, and plazas is encouraged.
. When possible, buildings should be clustered to create courtyards, plazas, and outdoor dining areas.
. Development should provide site amenities and other design features that encourage pedestrian utilization, including benches, seating areas, public art, bicycle racks, and lighting. Public open spaces are encouraged . Pedestrian activity areas should provide a sufficient level of wind and rain protection for pedestrians. Landscaping, canopies, trees, or other methods of protection should be provided.
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2.34 Architecture
While no specific architectural styles or design features are required for general commercial development, buildings should contribute to the overall quality of the built environment through sensitive designs and compatibility with surroundings. Designs should look to the historic architectural styles of the Central Business District for inspiration and influence.
Architectural Form and Detail
. Architectural styles should be compatible with the surrounding character, including building style, form, size, materials, and roofline. . Long, blank unarticulated building walls of over 100 feet are strongly discouraged. To reduce mass and bulk, facades should be “broken” by vertical and horizontal variations in wall and roof planes, building projections, projecting ribs, reveals, door and window bays, and similar design elements/techniques. Large building forms should be broken by vertical and horizontal variations in wall and roof planes, building projections, projecting ribs, reveals, door and window bays and similar design elements.
. Design features should be consistent on all elevations of a structure. Side and rear elevations should not be minimized because they are not in public view. Parapet walls should be architecturally treated to avoid a monotonous appearance. . Cluster of smaller buildings are preferred over large monolithic structures. . Commercial buildings should be well articulated on all sides and should incorporate 360 degree architecture for all sides visible from the public right-of-way. The highest level of articulation shall occur on the front façade. 360-degree architecture is the articulation on every building elevation. This includes variation in massing, roof forms, and wall planes, as well as surface articulation. . Architectural elements that add visual interest, scale, and character such as projecting balconies, turrets, towers, trellises, recessed windows, and window and door detailing, should be incorporated to create shadow patterns and help articulate facades and blank walls. . Architectural details and materials should be incorporated on the lower part of the building facade to relate to human scale. These pedestrian scale elements can include awnings, trellises, windows, building base articulation, and changes in materials, textures, and colors.
. The size and location of various building elements (roofs, parapet walls, etc.) should not be exaggerated in an attempt to call attention to the building/use or provide additional area or height for signs and advertising.
. Roof designs should provide variations in rooflines and add interest to, and reduce the massive scale of, large buildings. Roofs should include two or more roof planes. Full roofs are encouraged.
. The size and location of doors and windows should relate to the scale and proportions of the overall structure.
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. Windows should be provided at storefront locations. The use of clear glass (at least 80% light transmission) is recommended. Dark tinted glass and reflective mirror-like glass are not allowed.
. All sides of a principal building that directly face a public street that abuts the site should have at least one public entrance.
. Primary building entries should be easily identified and provide a prominent sense of entry. Entrances should include some of the following design features: canopies, porticos or overhangs, peaked roof forms, arches, columns, towers, and recesses to highlight entries are strongly encouraged. Outdoor patios, integral planters or wing walls that incorporate landscaped areas are also encouraged.
Without architectural variations buildings appear Use a variety of architectural elements to create flat, larger, and “box like” visual interest and reinforce pedestrian scale
. The design of rear entrances should be well articulated and appropriate to their surroundings and should respond to the need for identification signs, storage, and display areas.
. The use of standardized “corporate franchise” architectural styles is strongly discouraged.
. Roof design should facilitate passive solar benefits. Solar panels are encouraged.
Materials and Colors
. Exterior materials, textures, and colors should complement the architectural style of theme of a building. Exterior materials such as textured plywood/paneling, fake stone veneer, plastic or corrugated metal siding, heavy troweled finishes and similar materials should be avoided.
. Materials should be varied to provide architectural interest, however, the number of materials and colors should be limited and not exceed what is required for contrast and accent of architectural features. Exterior materials and architectural details should relate to each other in ways that are traditional and logical.
. Color used on exterior facades should be harmonious. Contrasting colors are encouraged to accentuate details such as trim, window and door mullions, and key architectural elements.
. In general, fluorescent, garish colors should be avoided. Colors and materials should be durable and weather resistant. Highly reflective surfaces, with the exception of solar panels, should be avoided.
. In the coastal zone color pallet should focus on soft pastel colors. Bright and sharply contrasting colors should be avoided.
Architectural Details
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. When appropriate, incorporate design elements and features from the historic architectural styles of the Central Business District.
. The use of awnings, canopies, recesses, and arcades is strongly encouraged to provide protection for pedestrians and to add interest and color to buildings. Awning placement should fit within the scale, proportion, and rhythm created by the distinct architectural elements and should not cover piers, pilasters and other architectural details. Awnings should be compatible in color and design with the buildings. Awning frames and supports should be painted or coated metal or other non- corroding material.
The architectural details are important to commercial development
Building Base, color tile, recessed window, and awning relate to human scale . Aluminum, vinyl, and backlit awnings generally detract from quality character and should not be used.
. Exterior lighting should be designed as a part of the overall architectural style of the building. It should relate to the design elements of the building and highlight interesting design features, but should be shielded to avoid spillover into adjacent properties. Full lighting of building facades and roofs is strongly discouraged.
. Energy-efficient lighting is required.
. If project elements, such as signs, walls, and trees are lit, down-lighting is required.
. Partial or full cutoff lighting is encouraged.
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. The use of security grilles on windows are discouraged because they communicate a message of high crime and are difficult to integrate into the building design. If security grilles are necessary, they should be placed inside the building behind the window.
Additions and Remodels
. Additions to existing structures should be well integrated with the existing structure. The design of the addition should follow the general scale, proportion, massing, roof line, and detailing of the original structure, and not be in sharp contrast. This may include: the extension of architectural lines from the existing structure to the addition, repetition of the window spacing, use of harmonizing colors, and the inclusion of architectural details New additions should complement the existing structure such as window/door trim, lighting fixtures, and decoration.
. Building materials used for the addition should be of the same or better quality than the existing building.
. When remodeling is to take place, original materials, details, proportions, as well as patterns of materials and openings should be considered and maintained where appropriate.
. When original decorative details and architectural elements were covered up in previous remodeling, these forgotten details should be restored and incorporated in the design of the remodeled building.
. Existing building elements and materials that are incompatible with the original design of the building should be removed. These include inappropriate use of exterior embellishments and modernized elements that are in sharp contrast to the building’s original design.
2.35 Parking and Circulation
Site Access and Vehicular Circulation . Large areas of parking should be avoided. It is preferable to create small, connected parking lots utilizing shared driveways, and pedestrian connections and landscape buffers.
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. Parking should be designed for safe ingress and egress to commercial centers. Access to parking lots should be from commercially developed streets to discourage traffic through residential neighborhoods.
Vehicular site access points should be minimized and located as far as possible from street intersections
. Surface parking lots or any ground-floor parking should be wrapped with either active building space or screened with art, landscaping, etc. to provide a buffer between the sidewalk and vehicles while still allowing for visibility. . The number of access driveways to the site should be minimized and located as far as possible from street intersections. Parking lot access points should not interfere with the function of adjacent roadways. Site plans should balance the need to provide adequate vehicular access with the need to eliminate unnecessary driveway entrances. Where feasible, reciprocal access should be provided on adjacent sites. . Site access should promote safety by providing an adequate stacking distance for vehicles between the back of the sidewalk and the first parking stall or circulation aisle. . Site access locations should be coordinated with existing or planned median openings and driveways on the opposite side of the roadway. . A parking area abutting a public street should provide one or more of the following buffers:
o A landscaped strip or planter a minimum of eight (8) feet in depth, planted with a combination of trees and low (three feet high) shrubs. o A three (3) foot high wall in combination with a landscaped planter. o A landscaped berm that is three (3) feet high. . Large parking lots should be landscaped with large shade trees or shaded with solar panels. . Landscaping within parking lots is important to provide shade as well as aesthetically pleasing parking areas. . Ensure visibility for vehicles entering and Shared parking is encouraged exiting the site by providing unobstructed sight lines at corners and mid-blocks in compliance with the Development Code.
Commercial Design Guidelines Page 2-29 Parking lot trees and landscaping help reduce the visual impact of parking areas City of Fort Bragg Design Guidelines
Parking Lot Design
. Parking lots should be designed with a clear hierarchy of circulation: major access drives with no direct access to parking spaces; major circulation drives with little or no parking; and parking aisles for direct access to parking.
. The use of common or shared driveways between adjacent uses is strongly encouraged. Shared parking and access agreements are encouraged. INAPPROPRIATE: dead-end APPROPRIATE: design of . Dead-end aisles are strongly aisles should not be used parking should facilitate ease of vehicle movement discouraged.
. Use continuous curbs around the perimeter of parking areas. . Parking lots should provide areas for bicycle and motorcycle parking. . The use of pervious paving, brick, interlocking pavers, and cobblestones is encouraged as an alternative to a solid paved driveway or parking lot. . Parking lot lighting fixtures shall be no taller than 16 feet in height and shall cast light downward without allowing glare or light to encroachment upon neighboring properties.
Pedestrian Circulation
. On-site drop-off areas should be adjacent and parallel to streets and/or drive aisles to allow vehicles to get out of the main flow of traffic and stop. These include bus stops and pedestrian pick-up/drop- off areas . Pedestrian connections and linkages should have a well-defined separation from vehicle circulation. . Pedestrian access from parking lots to building entries should be defined in the design of the parking lots, creating clear and visible walkways. In addition, walkways should be landscaped with shade trees and other pedestrian amenities. Conflict between vehicles and pedestrians should be avoided at access drives by providing a sidewalk on at least one side of the driveway. . Pedestrian connections should connect parking area(s) to sidewalk(s) through buffer areas at key locations. . Avoid placing primary vehicle access in close proximity to major building entries in order to minimize pedestrian and vehicular conflicts. . Clearly defined pedestrian walkways or paths should be provided from parking areas to primary building entrances. Design walkways and parking lots so that pedestrians will not have to cross parking aisles and landscape islands to reach building entries. . Raised walkways, decorative paving, landscaping, and/or bollards should be used to separate pedestrians from vehicular circulation to the maximum extent possible.
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Create safe and identifiable pedestrian paths through parking lots
Loading and Delivery
. Loading and delivery service areas should be located and designed to minimize their visibility, circulation conflicts, and adverse noise impacts to the extend feasible.
. Loading and delivery areas should be screened with portions of the building, architectural wing walls, freestanding walls and/or landscaping planting.
. When commercial buildings back residential properties, loading areas should be located at the side of the building facing away from residences. Provide landscaped walls to buffer residential land from loading and delivery areas where necessary . Colors, materials, and appearance of screening walls and fences should be compatible with the design of the building. Vines and other landscaping should be used to soften appearances.
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2.36 Trash and Mechanical Enclosures
. Trash and mechanical enclosures should be designed early in the design process to integrate appropriately into the site plan. . Trash and recycling storage areas, propane and heating fuel tanks, fire check valves, electrical transformers, and other mechanical features should be located in convenient and less visible areas of the site but not prominent areas, such as inside parking courts, or at the end of parking bays. They should be well screened in compliance with requirements of the Development Code. Screening should be of the same type of material as, or complementary to, the material used on the main building. Landscaping should be provided where possible. Storage areas, and trash Trellis provides continuity with surrounding architectural elements enclosures, fuel tanks, generators, fire check safety valves, and other mechanical devices should be located in the least visible areas of the site and screened from public view. Screening should not result in hiding places or entrapment areas. . The trash and recycle enclosure should be consistent with the design of the project and building architecture. Architecturally designed roof structures should be used to create a finished looking structure.
2.37 Landscaping and Amenities
Landscaping has a variety of functions, including softening the hard edges of a development, screening unattractive views, buffering incompatible uses, providing protection from inclement weather, and increasing the overall aesthetic appeal of a project.
Landscape Design
. Landscaping should help complete the design of a site and should not be added as an afterthought. Landscaping should enhance the quality of commercial developments by framing and softening the appearance of buildings, screening undesirable views, providing buffers from incompatible uses, and providing protection from sun, wind, or rain.
. Landscaping should generally incorporate plantings utilizing a three-tiered system: 1) Ground covers (including flowering plants – annuals and perennials) 2) Shrubs and vines 3) Trees
. The choice, placement, and scale of plants should relate to the architectural and site design
Example of three-tiered perimeter landscaping
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of the project. The following landscape design concepts should be utilized in all project design: Use of specimen trees (36-inch box or larger) in groupings and rows at major focal points such as project entries and pedestrian gathering places Use of flowering vines on walls and arbors where appropriate Use of plantings to create shadow and patterns against walls Use of berms and vines on walls to screen parking, refuse, storage, and equipment areas
. Trees located along street frontages should be selected to match or complement existing or proposed street trees in the public right-of-way
. A landscape strip should be used along circulation aisles in parking lots and along building side/rear elevations. Landscaping should be used to separate parking areas from retail or office uses.
Use landscaping to soften and screen parking . Planters and pots placed in building recesses and adjacent to blank walls are encouraged to provide visual interest, color, and texture.
. Native planting materials that can withstand the area’s weather and which are drought tolerant are preferred.
. Planting should be used to screen less desirable areas from public view; i.e., trash enclosures, propane tanks, parking & loading areas, storage, public utilities, and mechanical equipment. . Use of landscaping to define and accent specific areas such as building entry, parking lot entrances and the main walkways to community facilities is encouraged. Encourage landscaping at perimeter of yards, rather than only foundation plantings, to help create a natural edge.
Use potted plants for visual interest . Plants with root systems that uplift hardscape materials should be appropriately located away from paved and concrete areas.
Site Elements and Amenities
. Outdoor furniture and fixtures such as lighting, directional signs, trellises, raised planters, works of art, benches, receptacles, fencing, etc. should be selected as integral elements of the building and landscape design. Outdoor furniture should be of sturdy construction to withstand daily abuse and weather.
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Incorporate outdoor furniture and planters into development
. Decorative paving should be incorporated into courtyards, plazas, pedestrian walkways, and crosswalks. Paving materials should complement the architectural design of the building and landscape design. The use of stamped concrete, stone, brick, pavers, exposed aggregate, or colored concrete is recommended.
. Light fixtures should be architecturally compatible with the theme of the development and used to illuminate entries, driveways, walkways, and activity areas, and to accent architectural features and landscaping.
. Lighting sources should be indirect and shielded to avoid glare or intrusion on adjacent properties. Night lighting should be in the “warm” spectrum.
Walls and Fences . If front yard fences are provided, visually penetrable materials should be used. . Long fences or walls should incorporate changes in wall plane and landscape pockets to add interest. . Wall design and selection of materials should consider maintenance issues, especially graffiti removal and long-term maintenance. Wall material should be of a quality material that reflects the project design. Slump block is not acceptable for walls or fences.
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SECTION 2.4 NEIGHBORHOOD COMMERCIAL DESIGN GUIDELINES
DESIGN PRINCIPLE: Neighborhood commercial development in Fort Bragg should improve the quality of life for neighborhood residents by enhancing neighborhood character and the providing desired services.
2.41 Introduction
This section provides design guidance specifically for small-scale neighborhood shopping centers and services. The guidelines are intended to supplement the General Commercial Design Guidelines in Section 2.5 and primarily address site planning and architecture.
2.42 Applicability
The following guidelines apply new commercial development in areas designated as:
. CN— Neighborhood Commercial . CO – Office Commercial
Additionally, neighborhood commercial standards also apply to residential designations that allow small- scale commercial uses, including:
. RL – Low Density Residential . RM – Medium Density Residential . RH – High Density Residential . RVH – Very High Density Residential
Small Scale Neighborhood Commercial
2.43 Site Planning
The site layout of Fort Bragg’s neighborhood commercial development should create convenient resident access to services and retail, foster pedestrian activity, and provide adequate buffers from residential neighborhoods.
Building Siting
. The organization of buildings should encourage and facilitate pedestrian activity.
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. Neighborhood commercial development in and around Fort Bragg’s residential neighborhoods may have one of the setback configurations as illustrated below. The Pedestrian Orientation is most appropriate for the desired pedestrian nature of neighborhood-based commercial development.
(A) Street Adjacent Buildings – Pedestrian Orientation (preferred) (B) Semi-Street Adjacent Buildings – Landscaped Setback
(A) (B)
. Direct pedestrian pathways or sidewalks from residential neighborhoods to neighborhood commercial developments should be provided to increase convenience and reduce the need for automobile trips by neighbors.
. The creation of small courtyards, open space, and plazas that provide local residents with places to socialize are encouraged.
. Incorporate small scale planters, planter boxes and landscaping to enhance the pedestrian nature of neighborhood commercial.
. Include landscaping to soften the appearance of small parking lots and to create buffers from residential neighborhoods
. Parking located behind buildings is strongly encouraged, if off-street parking is required.
Create neighborhood gathering spaces through plazas, landscaping, and amenities
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2.44 Architecture No specific architectural styles or design features are required for neighborhood commercial development. Buildings should be compatible with the surrounding scale of residential development and pedestrian-oriented architectural design. Architectural design should refer to the smaller-scale historic architectural styles of the Central Business District for inspiration and influence.
Architectural Form and Detail
. Architectural design should be compatible with neighborhood character and scale by:
Keeping buildings as small as possible, particularly in height Reducing scale through building wall articulation – added detailing and avoiding large-scale design elements and signs Developing the project as a complex of smaller buildings connected by pedestrian- oriented open spaces Providing increased landscape screening
. Storefronts with blank or solid walls areas degrade the quality of the pedestrian environment and should be avoided thorough changes in building height, wall plane, and spatial volumes and by varied use of windows, arcades, materials, and roof elements.
. Storefront entries should promote a sense of entry into the structure, as well as provide a sense of shelter by incorporating elements such as overhangs, canopies, recesses, and awnings.
. Flat roofs, mansard roofs, and veneer parapets are strongly discouraged in favor of full, pitched roofs. If flat roofs will be used, they should include decorative cornices and parapets.
Appropriate small-scale neighborhood commercial architecture
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SECTION 2.5 SPECIAL USE COMMERCIAL DESIGN GUIDELINES
DESIGN PRINCIPLE: All types of commercial development in Fort Bragg should be compatible with and contribute to the unique, special character of the community.
2.51 Introduction
This section provides design guidelines for specific commercial uses, which because of the nature of the use, their potential impact on surrounding uses, and concerns related to overall design have been identified for special attention and more detailed consideration. For each of the special uses, the focus of guidelines in this section will be on site planning, compatibility with adjacent uses, and overall aesthetics.
2.52 Applicability The design guidelines in this section apply to uses that are allowed in a number of Fort Bragg’s commercial land use designations. The following uses or development types are covered in this section:
. Auto Repair Services . Service Stations . Drive-Through Businesses . Large Scale Retail . Hotels and Motels . House Conversions . Mixed Use Development . Parking Structures . Accessory Structures
In addition to the guidelines provided below, each of the uses may be subject to guidelines located in other sections of this chapter. In the case of a conflict, the guidelines in this section should generally take precedence.
2.53 Auto Repair Services
A major problem with older auto repair and service facilities is inadequate storage for vehicles being serviced, resulting in cars, etc. being parked on the streets, landscaping, and neighboring properties. Additionally, noise, traffic, and hazardous materials associated with these uses can also be problematic. The intent of these guidelines is to ensure that these facilities are more compatible with their surroundings.
Site Planning
. Service/work bays should be oriented so that the interiors are not visible or audible from adjacent public streets, residential structures, or active open space. If such an arrangement is not possible,
Work bays should be oriented toward the interior of the property
Commercial Design Guidelines Page 2-38 City of Fort Bragg Design Guidelines
dense landscaping and/or screen walls should be used.
. Parking spaces for vehicles left for repair should be located in the least visible areas of the site. Surface parking lots or any ground-floor parking should be wrapped with either active building space or screened with art, landscaping, etc. to provide a buffer between the sidewalk and vehicles while still allowing for visibility.
. Sufficient space for vehicle drop-off should be provided. Site design should provide space for vehicle stacking during peak hours.
. When auto repair services occur on through-lots, driveways should not occur on streets with adjacent residential uses.
. Special design considerations should be made for the storage of oil, lubricants and other potentially hazardous materials.
. Compressors and pneumatic equipment should be located in entirely enclosed structures.
. Adequate storage and trash areas should be designed to accommodate disposal of junk parts, packing, and used oil and lubricants pending recycling.
Architecture
. Building design should be clean and simple, stylistically consistent, and related to surrounding buildings through use of similar scale, materials, colors, and detailing.
. Building structures should be permanent. Lightweight metal or other temporary appearing structures are discouraged.
. High quality, durable building materials should be used. Reflective, glossy, and fluorescent surfaces should be avoided.
. Building elevations facing public streets should provide a minimum of 50 percent of the storefront as clear glass.
Building design can be clean and simple, yet still attractive
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Landscaping and Fencing
. Landscaping should be incorporated on street front setback areas, along the building base, adjacent to customer entries, and along property lines visible from offsite or from customer access areas.
. When auto repair services front public streets, a berm and/or hedge should be provided.
. Security fencing and required perimeter walls should be decorative Use landscaping to screen service bays and consistent with adjacent architecture. Flowering vines and landscaping can help to deter graffiti.
. Chain link fencing and security wire is discouraged. If barbed wire is allowed, it should be mounted below the top of the masonry wall and screened from view.
2.54 Service Stations
Service stations are intensive uses that are characterized by large volumes of traffic and expansive areas of paving that generally allow vehicles to maneuver freely. Issues associated with service stations tend to be related to traffic, aesthetics, and storage. The following design guidelines are intended to improve the compatibility and appearance of service stations.
Site Planning
. Buildings containing service or car wash bays should not face toward a public street nor toward A pitched roof and wood siding begin to residential property if the building is within 200 feet of property zoned for residential use. enhance the aesthetics of this service station . Where commercial development abuts the service station, two-way vehicular access integrated with the adjacent commercial development should be provided where feasible.
. The site design for projects located at street corners should provide a strong design element at the corner to help frame the public right-of-way and anchor the corner. This can be accomplished by using a reverse building placement wherein the main building is placed at the corner or by using a prominent landscape feature.
. The site should be designed to accommodate anticipated circulation patterns and those patterns should be defined by reduced areas of paving and well-placed landscaped areas. Reverse building placement is encouraged Driveway cuts should be limited to two per site.
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. In areas developed with buildings adjacent to the sidewalk, service stations should also be oriented to the sidewalk, placing any service bay door and car wash openings on the rear of the structure.
. Landscaping along the perimeter of site to reduce visual impacts is encouraged. Landscaped berms or hedges should be located along public streets.
. Each pump island should include a vehicle stacking area for at least three vehicles on at least one end of the pump island.
. A gasoline tanker truck unloading zone should be provided and should not obstruct vehicle Landscaped berms should be located along public streets circulation and parking areas.
Fuel truck driveways should not obstruct on-site circulation
Architecture
. Building elevations facing public streets and residential uses should be architecturally detailed to provide interest and the appearance of quality development.
. Service station buildings should be designed to complement and be compatible with the predominant architectural theme and scale of the area. If located within a multi-use center, the architectural design should be compatible with the design of the center.
Pump canopies should incorporate full roof treatments with low to moderate pitch
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. Site-specific architectural design is strongly encouraged. Rather than adapting a standard design, floor plans and elevations that are unique to the community and are not a corporate or franchise design are strongly encouraged. Pump island canopies should not be internally illuminated.
. The roof design of service stations, including pump island canopies, should incorporate full, pitched roof treatments with a low to moderate slope. Flat roofs and mansard roof applications are strongly discouraged.
. High quality, durable building materials should be used. Service stations and carwashes should incorporate facades that create a textured design. Reflective, glossy, and fluorescent surfaces are discouraged.
2.55 Drive-Through Businesses
Drive-through businesses, including banks, restaurants, pharmacies, etc. are a common cause of concern in communities. Challenges related to these types of establishments are designing site plans that promote efficient and well-organized vehicular access, onsite circulation, and buffering of adjacent uses. Specific concerns also relate to loading/unloading adjacent to residential areas, noise, light and glare, and outdoor storage.
Site Planning
. The visual character along the street frontage should be the building, not parking lots or the drive-through aisle. Buildings should be “built to” the minimum front setback lines.
. Drive-through aisles should be located in the rear of the building away from the street frontage whenever possible. If the drive-through aisle is located between the building and the street, dense landscaping and landscaped berms should be provided to screen the drive-through aisle from view from the street.
. Drive-through lanes should accommodate vehicle stacking at menu board and at pick-up windows to ensure adequate circulation.
. Drive-through aisles should be screened from the view of street frontage and parking areas through landscaped berms or thick hedges.
. When adjacent to residential uses, loading/unloading areas and storage areas should be located as far as possible from residential properties.
Architecture
. All building elevations should receive the same level of architectural detailing.
. Buildings should incorporate roof designs with built-in equipment wells or other built-in screening methods, so that screening devices do not appear added-on.
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. Outdoor eating areas are encouraged at fast food locations and should include details such as trellises, low walls, fountains, etc.
. If the drive-through facility is a pad building within a shopping center, the architecture should relate to and be compatible with the design of the center.
. The only franchise identifying feature should be the company's logo and signs.
. Franchise formula architecture is strongly discouraged.
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2.56 Large Scale Retail
Many large-scale retail outlets are housed in large single story structures more reminiscent of warehouse buildings than retail. The following guidelines attempt to accommodate large parking areas and create architectural interest to an otherwise plain, unadorned "big box" structure.
Site Planning
. Large commercial sites should be separated from residential properties by public or private streets, landscaped buffers, and decorative masonry walls
. Parking areas are strongly discouraged in the front of the building. Surface parking lots or any ground-floor parking should be wrapped with either active building space or screened with art, landscaping, etc. to provide a buffer between the sidewalk and vehicles while still allowing for visibility.
. Parking areas should provide landscaped pedestrian walkways.
. To reduce the visual impact of large paved areas, parking lots should be broken up into smaller areas separated by landscaping and drive aisles.
. The number of entrances and exits should be designed and located to avoid interference with traffic flow along adjacent streets.
. Storage areas, trash enclosures, fuel tanks, and loading facilities should be limited in number and should be designed, located, and screened to minimize their visibility from outside public areas, surrounding streets, freeways, and freeway on/off ramps.
. Loading areas should be located Loading areas should be and screened to minimize public screened from public view view. Landscaping should be used to reduce the impact of screen walls.
Architecture
. A variety of rooftops are encouraged. Distinct and interesting rooflines instead of flat roofed structures are encouraged, including towers, turrets, and cupolas. A substantial cornice should be used at the top of a parapet wall or roof curb, providing a distinctive cap to the
Commercial Design Guidelines Page 2-44 Varying the roofline adds visual interest City of Fort Bragg Design Guidelines
building facade.
. The building should be designed with an identifiable base, extending 3 to 5 feet up from the finished grade. The base material should be highly resistant to damage, defacing, and general wear and tear. Stucco should not be utilized as a base material. Pre-cast decorative concrete, stone masonry, brick and commercial grade ceramic tile are examples of acceptable base materials.
. Retail buildings that include shops along the exterior of the building (“liner shops”) with entrances from the exterior of the building are desirable in order to create a more human scale and pedestrian-oriented character.
. Building walls should incorporate substantial articulation and changes in plane. Exterior wall treatments such as arcades, porticos, insets, and colonnades should be used to mitigate the flat, windowless appearance of the typical warehouse retail building. Arcades help mitigate a flat appearance . Outdoor sales and storage areas should be screened to blend with the architecture of the main building. The height of the screening elements should be tall enough to screen all stored materials.
. Shipping containers for overstock are not permitted.
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2.57 Hotels and Motels
Hotels and motels are a commercial type of use with many residential attributes. In Fort Bragg, many hotels are visible from Main Street, the Coastal Road and the Coastal Trail, making their design and impact particularly important. These guidelines are intended to provide flexibility in the architectural design while respecting the sensitive coastal setting. Hotel development must also conform with the design guidelines for the district in which it is proposed.
Site Planning
Hotel/resort type uses in Fort Bragg can range in style from a more urban hotel with the building located at back of sidewalk to a more rural cluster of bungalows situated along the coastline.
. The primary visual presence along the major street frontage should be the building and driveway approach, not the parking lot.
Pedestrian paths connect common . Buildings located on Main Street, the Coastal Drive and/or Redwood Avenue should be areas to sidewalks oriented to the street while taking advantage of coastal views. Parking, delivery and loading area, and mechanical equipment should be screened from the Coastal Trail and pedestrian oriented streets with buildings and landscaping. Views from Redwood Avenue toward the coast should be protected. . Buildings located adjacent to the Coastal Trail shall provide pedestrian connections to the Coastal Trail, provide a pedestrian friendly building frontage that faces the Coastal Trail, and shall be designed so as to be architecturally complete when viewed from the Coastal Trail. . Hotels adjacent to, or across from, the Coastal Trail and parkland are subject to the following specific design guidelines, in addition to all the remaining guidelines in this chapter. . Hotels with two stories shall include single story breaks in the façade or step back a minimum of 50% of the second story behind the plane of the street facing first story in order to reduce massing. . Hotels shall be sided with natural or natural appearing materials that have been proven to perform in harsh coastal environments. . Colors shall be muted and of natural tones. . Structures, fences and walls should be designed to frame and protect views to coast. . Surface parking lots or any ground-floor parking should be wrapped with either active building space or screened with art, landscaping, etc. to provide a buffer between the sidewalk and vehicles while still allowing for visibility. . A porte-cochere and/or covered drop-off zone for vehicles and pedestrians, independent of drive aisles, should accommodate guest loading and drop-off and serve as the primary entry to the hotel.
. Delivery and loading areas should be located toward the rear of the property and screened to minimize impact on incompatible uses.
. Recreational facilities, such as swimming pools, should be designed to offer privacy to facility users and to minimize noise impacts on adjacent uses.
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Structures frame ocean views City of Fort Bragg Design Guidelines
. Common open space should be provided on-site.
. Courtyards, public space, landscaped areas are encouraged.
. Walls and fences along side and rear property lines should be designed to complement the architecture of the primary buildings on the site. Decorative element and/or flowering vines and plants should be incorporated.
. Pedestrian connections should be planned to connect common areas to sidewalks, trails, and parks.
Architecture/Building Form
. Design of hotels and motels should draw upon the historical architecture of historic hotels in California downtown for inspiration and design features, materials, and color. . Climate factors such as prevailing winds, shade trees, window and door orientation and the positioning of buildings on the site should be coordinated to maximize energy conservation. . All sides of buildings should be architecturally detailed. Blank unarticulated walls should be avoided. . The scale of buildings should relate to the surrounding development patterns. Buildings with greater height should consider stepping back the structure on the upper floors from street and public spaces to lessen the appearance of mass and bulk. . Large monolithic structures shall be avoided. Clusters or pods of smaller buildings are preferred over large building forms.
Roof forms and architectural elements help reduce building mass
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. To divide the building mass into smaller scale components, buildings over 50 feet long should reduce the perceived mass and bulk by one or more of the following: . change of roof or wall plane; . projecting or recessed elements, such as trellises, balconies, openings, etc.; . varying cornice or rooflines; or . other similar means.
. Walkway, stairway, balcony railings, and other similar architectural details should be consistent with basic building design. . For structures over two stories, access to guestrooms should be provided from the hallway interiors. Avoid room entrances directly adjacent to parking lots or exterior walkways. . Air conditioning units should not be visible from public streets.
Roof Form
Roof forms should be used to distinguish various building forms, create an interesting roof line, and help break up the building massing. Roof forms should reflect a residential appearance through pitch and use of materials. . Roof forms typical of residential buildings such as gable, hip or shed roof combinations are strongly encouraged. . Long horizontal roof lines shall be avoided wherever possible. . Deep roof overhangs are encouraged to create shadow and add depth to facades. Where applicable to the architectural style, roof eves should extend at least 12 to 16 inches from primary wall surface to enhance shadow lines and articulation of surfaces. Overhangs create visual appeal . Roof form should facilitate passive solar heating and installation of Photovoltaic panels or similar green energy technologies. . Exposed structural elements (beams, rafter tails, etc.) are encouraged as roof overhang details. . All roof-mounted equipment should be effectively and attractively screened through the use of various architectural detailing including, but not limited to, roof form, decorative parapets or cornices. . Natural and non-reflective roof materials are encouraged. Highly reflective materials shall be avoided.
Material and Colors
. Hotel/resort structures should be made of high quality, authentic, and timeless materials. . Where appropriate to the architectural style, materials and textures should vary between the base and body of a building to break up large wall planes and add visual base to the building. Heavier materials and darker colors should be used lower on the building elevation to form the building base.
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. Material changes should occur at intersecting planes, preferably at inside corners of changing wall planes or where architectural elements intersect such as a chimney, pilaster, projection, or fence line. . Materials and colors should be used to enhance different parts of a building’s façade and be consistent with the desired architectural style. . Colors used on exterior facades should be harmonious. Contrasting colors are encouraged to
Material changes should occur at intersecting planes accentuate details such as trim, windows, doors, and key architectural elements. Neutral tones are required in the Coastal Zone. . Building materials should be durable and low maintenance to withstand the coastal environment.
2.58 House Conversions
Several areas in and around the Downtown area contain single-family houses that have been converted to nonresidential uses and the potential exists for further conversions to take place. This practice is generally encouraged as a means of maintaining the special small-scale character of the areas in which the potential for multiple conversions occur.
The conversion of a single-family house to a nonresidential use requires special attention to ensure that the new use will have a logical relationship with the physical improvements on the site and that the converted project remains functionally and aesthetically compatible with adjacent development, which should also have a residential character. In addition to those guidelines identified below, single-family residential design guidelines from Chapter 1 should also be consulted.
Site Planning
. The prevailing residential setbacks should always be maintained. Any additions of building square footage should be placed to the side or rear of the building.
. Parking should never be located in the front setback area. Parking should be provided at the side or rear of the property and should be set back a minimum of 5 feet from the side and rear property lines.
. Site access should be maintained in a typical residential manner.
Architecture
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. The original architectural character and style of the house should be preserved and/or enhanced when the character of the surrounding area also has a residential quality, or when the house is architecturally significant.
. Front facades should not be altered to provide commercial storefronts; however, existing windows may be enlarged to provide additional visibility into the business as long as the residential character of the house is maintained.
2.59 Mixed Use Development
Mixed use projects are developments that combine both commercial and residential uses on the same parcel. There are two basic types of mixed use projects. The first type is vertical mixed use, which is typified by the residential use placed over the commercial use in the same building. The second, referred to as horizontal mixed use, combines residential and commercial uses on the same parcel, but in separate buildings.
The design standards for each use in the mixed-use project shall apply to the project. For example if the project consists of a mixed use retail and residential development in the downtown, it shall comply with the design guidelines for the CBD and residential development, as well as the guidelines outlined below.
The primary design issue related to mixed use projects is the need to successfully balance the requirements of residential uses, such as the need for privacy and security, with the needs of commercial uses for access, visibility, parking, loading, and possibly extended hours of operation.
Site Planning
. Shared parking facilities should be provided for residential uses and commercial uses.
. Loading areas and refuse storage facilities for the commercial use should be located as far as possible from residential units and should be completely screened from view from adjacent residential portions of the project or another adjacent residential uses. The location and design of refuse storage facilities should mitigate nuisances from odors when residential uses might be impacted. Residential is placed above commercial in vertical mixed use . Residential buildings should be arranged to
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create opportunities for common open space for the residential use. Common open space areas should be completely separated from other uses on the site and should provide a semi- private gathering place for residents.
Architecture
. The architectural style and use of materials should be consistent throughout the entire mixed use project. However, differences in materials and/or architectural details may occur to differentiate the residential portion of the project from the commercial portion of the project. Maintain a residential character
. The design of storefronts should be consistent with the design guidelines for General Commercial Development and the Central Business District found in this chapter. The residential portion of a mixed use project should Storefront design should be consistent with other guidelines be consistent with the design guidelines for multi-family development in Chapter 1.
. Projects are strongly encouraged to incorporate full, pitched roofs.
. When residential and commercial uses are provided in the same structure, separate pedestrian entrances should be provided for each use.
. All roof-mounted equipment should be completely screened from views above. Special consideration should be given to the location and screening of noise generating equipment such as refrigeration units, air conditioning, and exhaust fans.
2.59 Parking Structures Parking structures may be developed with a variety of uses, such as residential or hotel or they may be associated with a particular area such as downtown. The following guidelines apply to parking structures no matter where they are proposed.
. Parking structures are typically dominated by strong horizontal lines with a flat roof. To soften the horizontal lines and greatly enhance the look of the structure, elevations should be articulated and elements added that give the structure proportions that reflect a regular building. The deck and railing pattern should not dominate the elevation. . To give the structure proportions reflective of a regular building, design openings to look more like window openings than long, horizontal parking garage openings. . Framing that mimics windows should be added to openings. The framing should have vertical members to de-emphasize the horizontal lines of the structure. . Substantial massing should occur at the corner of the structures to anchor the building and give the structure proportions more similar to a regular commercial building. These panels should incorporate relief to create shadow patterns and add visual interest. . Height should be added to the parapet at key areas on the building structure to accent entries and reduce the long, horizontal facade that is typical of parking structures.
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. Horizontal openings should be broken up with vertical columns to create a rhythm of openings, again reflecting proportions of a regular commercial building. . Awnings or trellis structures should be added at vehicular and pedestrian entrances to create more pedestrian scale. . Where appropriate and feasible, retail spaces should provide visual interest at the ground floor. . Consider providing landscaping and vines on parking structure facades to help reduce the visual impact of the structure. . Landscaped berms at the perimeter of the garage can be used to screen lower levels to provide an attractive aesthetic appearance without concealing activity or compromising public safety. . Lighting should focus on all pedestrian areas of the parking structure. . Use energy-efficient lighting where possible. . Interior walls and ceilings should be painted white to add more light to the structure by reflection. . Solar panels should be utilized where possible.
2.510 Accessory Structures Commercial accessory structures include structures such as recreation facilities, swimming pools, storage sheds, maintenance sheds, freestanding restrooms, antennas, greenhouses, patios, workshops, mailbox facilities, refuse and recycling enclosures, etc.
. The detailing and architectural style of accessory structures shall match in kind and quantity that of the primary structure.
. The number of accessory structures shall be minimized and uses shall be combined where possible into one accessory structure.
Commercial Design Guidelines Page 2-52 City of Fort Bragg 416 N Franklin Street Fort Bragg, CA 95437 Phone: (707) 961-2823 Fax: (707) 961-2802 Text File File Number: 17-672
Agenda Date: 1/10/2018 Version: 1 Status: Business
In Control: Planning Commission File Type: Appointment
Agenda Number: 4B. Election of 2018 Planning Commission Chair and Vice-Chair
City of Fort Bragg Page 1 Printed on 1/5/2018 CITY OF FORT BRAGG 416 N. FRANKLIN, FORT BRAGG, CA 95437 PHONE 707/961-2823 FAX 707/961-2802
MEMO
TO: Planning Commission FROM: Sarah McCormick
RE: 2018 CHAIR AND VICE-CHAIR APPOINTMENTS
According to the Fort Bragg Planning Commission Bylaws:
At the first meeting in the month of January, the Planning Commission shall select one of its members as Chair and one member as Vice-Chair of the Commission. In case of the absence of the Chair, the Vice-Chair shall act as the Chair. If the Chair and Vice-Chair leave the Commission, and there are no officers, the Commission shall elect a Chair and Vice- Chair at the next Commission meeting. (Ord. 740 §1, 1992) (Fort Bragg Municipal Code §2.20.050)
The process for this officers’ election is as follow: 1. The Current chair calls for nominations for Chair 2. Commissioners can either nominate themselves or another commissioner for Chair. 3. Any Commissioner who does not want to be Chair can demure for the nomination. 4. Upon nomination of the commissioners for Chair a voice vote will be taken and the commissioner with the most votes will become the new Chair. 5. The Chair then assumes the management of the meeting and calls for nominations for the Vice Chair. 6. The above process ensures for the Vice Chair. FORT BRAGG PLANNING COMMISSION BYLAWS 6/10/2015
I. PURPOSE
The purpose of the bylaws of the Fort Bragg Planning Commission is to adopt its rules of procedure governing its meetings, its operation, its conduct of public hearings and the performance of its duties. (Ord. 740, §1, 1992) (Fort Bragg Municipal Code §2.20.090 and 2.20.100)
II. MEETINGS
A. The Commission shall hold its regular meetings on the second and fourth Wednesday of each month at 6:00 p.m. At the first meeting in the month of January, the Commission may adopt a specific meeting schedule that provides alternate meeting dates to avoid conflict with recognized City holidays. There will be no fourth Wednesday meetings in November and December. The meeting schedule shall be posted for public review at City Hall. (Ord. 740, §1, 1992) (Fort Bragg Municipal Code § §2.20.060, 2.20.090 and 2.20.100)
B. The meeting place of the Planning Commission for the transaction of business is fixed and established at the Town Hall, situated on the southwest corner of North Main and Laurel Streets, and commonly known as 363 North Main Street, Fort Bragg, California. (Ord. 274, §2, 1947; Ord. 740, §1, 1992) (Fort Bragg Municipal Code §2.04.020)
C. A special meeting of the Planning Commission may be called at any time by: 1. The Chair; or, 2. In the Chair's absence, by the Vice-Chair; or, 3. By a majority of the members of the Planning Commission. Unless a special meeting is called by a majority vote of the members at a regular or special meeting, a written notice must be delivered, personally or by mail, to each member of the Planning Commission at least seventy- two hours prior to the special meeting. The notice must specify the time and place of the special meeting and the business to be considered. The notice must be posted at City Hall in a location that is accessible to the public. The only business that may be considered at a special meeting is the business shown on the notice. (Ord. 499 §2, 1978; Ord. 740 §1, 1992) (Fort Bragg Municipal Code §2.04.190)
D. All regular and special meetings shall be open to the public. (Ord. 623, 1984; Ord. 602, 1983; Ord. 83, §2, 1905) (Fort Bragg Municipal Code §2.04.010)
E. The order of business of the Planning Commission shall be as follows:
1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Approval of Minutes 5. Public Comments on Non-Agenda Items 6. Public Hearings 7. Conduct of Business
8. Matters from Commissioners 9. Matters from Staff 10. Adjournment (Ord. 738 §1, 1992; Ord. 674 §1, 1987; Ord. 84 §4, 1905) (Fort Bragg Municipal Code §2.04.060)
F. The adjournment time for all Commission meetings shall be 9:00 p.m. If the Commission is still in session at 9:00 p.m., the Commission may continue the meeting upon majority vote. Further, if it appears that the meeting will adjourn, the Planning Commission shall vote upon which items are to be continued to a future meeting. (Ord. 740 §1, 1992) (Fort Bragg Municipal Code §2.20.100)
III. OPERATIONS
A. A majority of the Planning Commission constitutes a quorum for the transaction of business. (Government Code §36810)
B. At the first meeting in the month of January, the Planning Commission shall select one of its members as Chair and one member as Vice-Chair of the Commission. In case of the absence of the Chair, the Vice-Chair shall act as the Chair. If the Chair and Vice-Chair leave the Commission, and there are no officers, the Commission shall elect a Chair and Vice-Chair at the next Commission meeting. (Ord. 740 §1, 1992) (Fort Bragg Municipal Code §2.20.050)
C. During the month of January, the Commission may discuss and adopt a work schedule for the year as a guide for work on the General Plan of the City. (Ord. 740 §1, 1992) (Fort Bragg Municipal Code §2.20.070)
D. The Community Development Director shall provide a quarterly update to the Commission of all major current planning projects and all long range planning activities.
E. After the close of the calendar year, the Commission may discuss and prepare a summary report of its work for the calendar year. The report may be submitted to the City Council and may be used for reporting to County, State or Federal agencies. (Ord. 740 §1, 1992) (Fort Bragg Municipal Code §2.20.010)
F. To allow for efficient consideration of planning and zoning matters, Ad Hoc committees may be appointed to consider specific matters and report to the Commission. Ad Hoc committees will be appointed by the Chair, after consultation with the Commission as to the purpose and composition of the committee. Not more than two commissioners may be appointed to an Ad Hoc committee. (Ord. 500 §3, 1978; Ord. 740 §1, 1992) (Fort Bragg Municipal Code §2.04.075)
1. At the first meeting of each Ad Hoc committee, one member shall be elected as Chair. The Chair shall be responsible to direct the committee and to report to the Commission when the committee believes it has completed its task. The Chair shall ensure that proper notices are posted at City Hall for meetings of the Ad Hoc committee. The Chair shall account for member participation and attendance at meetings or other work related to the task, including records of action or progress. The Chair may excuse members from meetings. The Chair may report to the Commission periodically, about progress and/or about member attendance. Each member of an Ad Hoc committee is responsible to attend meetings of the committee. Committee meeting dates shall be set by a consensus of the committee. 2. If one or more members of an Ad Hoc committee is/are absent from one (1) meeting that has been set by consensus, the Chair shall attempt to contact the member and determine his/her interest in serving on the committee. The Chair shall report to the Commission, requesting a replacement member, if the member is not willing to continue or if failure to attend meetings continues. 3. Final Ad Hoc committee recommendations shall be presented to the Commission by the Chair in writing. When the committee report is received, the Commission may receive majority and minority opinions from committee members.
F. The Chair shall decide all questions of order. (Ord. 674 §1, 1987; Ord. 84 §2, 1905) (Fort Bragg Municipal Code §2.04.040)
G. The Chair may make or second any motion before the Planning Commission and present and discuss any matter as a member of the Planning Commission. (Ord. 498 §6, 1978) (Fort Bragg Municipal Code §2.04.034)
H. In the event of a tie vote, the motion shall fail. (Ord. 552 § §2, 3, 1981) (Fort Bragg Municipal Code §2.04.038)
I. A motion to reconsider shall not be in order except on the same day or at the next session of the Commission after which the action proposed to be reconsidered took place. Such motion must be made by a member who voted with the majority on the question, except that a member who was necessarily absent may, at the next meeting at which he or she is present, have a right to move a reconsideration of the same. A motion to reconsider shall require a majority vote. Whenever a motion to reconsider fails, further reconsideration shall not be granted.
J. No member of the Planning Commission shall be permitted to interrupt another during debate or discussion of any subject. (Ord. 674 §1, 1987; Ord. 84 §10, 1905) (Fort Bragg Municipal Code §2.04.120)
K. 1. Every member of the Planning Commission present shall vote on every question or matter when put, except when disqualified from voting by operation of law, or unless the Planning Commission for special reasons entered in the minutes, excuses the member from voting on a particular matter then under consideration. Should a member abstain from voting, they shall state the reason for abstaining, and said reason shall be recorded in the minutes of said meeting. (Ord. 738 §5, 1992; Ord. 84 §11, 1905) (Fort Bragg Municipal Code §2.04.130) 2. Any member of the Planning Commission who votes in the minority, on any question or matter, may file a minority opinion. The minority opinion may be verbal at the time of the vote, or written and submitted for inclusion into the minutes of the question or matter. A minority opinion shall be shown as the personal comments of an individual member and not subject to change by a majority of the Commission. A written minority opinion must be submitted to the Planning Director between the vote on the question or matter and the beginning of the next regular meeting when the minutes on the question or matter are considered.
L. When the Commission revises staff recommendations on an application and the applicant is not present or represented, the Commission shall defer a decision until the applicant can be present or represented.
M. Each member of the Planning Commission is responsible to attend Commission meetings. Section 2.20.080 of the Fort Bragg Municipal Code shall be enforced for each member. N. If the Planning Director determines that a substantial question of interpretation on a planning matter needs the review of the Planning Commission, the Planning Director shall introduce the matter at the next regular meeting. The matter may apply to City ordinances or to a current project. The Planning Director shall provide a written report to the Planning Commission including the following: 1. A statement of the substantial question for review. 2. A reference to ordinances in the Municipal Code that apply to the substantial question. 3. A reference to the portions of the General Plan that may apply. 4. A reference to previous actions by the Commission or City Council that may apply.
After the Planning Commission has studied the substantial question, it shall adopt a finding to be used by the Planning Director.
IV. PUBLIC HEARINGS
On any matter before the Planning Commission that requires a public hearing, the following procedure shall be followed:
A. The Chair will announce the item from the agenda;
B. The Community Development Director and/or planner will present a staff summary report and answer questions of the Commissioners;
C. The Chair will open the public hearing, stating the time: 1. If it is apparent that there is considerable public interest in the matter, the Chair may poll the audience for an indication of the number of persons who wish to address the Commission; and, 2. The Chair may: a) impose a five (5) minute time limit on each person who addresses the Commission; b) request that testimony be combined through a spokesperson where possible; and, c) limit each person who has addressed the Commission to a single opportunity to clarify their testimony.
D. The applicant shall be given an opportunity to present the matter and answer questions from staff or Commissioners, unless they waive that right by letter in advance of the meeting;
E. Members of the public and/or public agencies will be given an opportunity to present their comments;
F. All speakers before the Planning Commission shall approach the public podium and give their comments. They may also provide their name, address, and whether they live or work in the City prior to addressing the Commission;
G. Questions from the public or Commissioners should be directed through the Chair, unless the Chair decides to manage questions in a different manner;
H. When all comments have been presented to the Commission, any of the following options may be selected: 1. Continue the public hearing until a future date if there are issues raised during the hearing that need further review; 2. Leave the public hearing open while the Commission discusses action proposed to be taken; and, 3. Close the public hearing, stating the time and then the Commission can discuss action to be taken. (Ord. 740 §1, 1992) (Fort Bragg Municipal Code §2.20.100)