POINT ARENA CITY COUNCIL
AGENDA ITEM SUMMARY
AGENDA ITEM: X B
MEETING DATE: 3/22/2022
TITLE
PG&E Substation Visual Screening
RECOMMENDED ACTION
Review and provide direction regarding the proposed Conceptual Plan for the Point Arena Substation Visual Impacts Mitigation Project.
ANALYSIS
On December 14, 2021, the Point Arena City Council conditionally approved Coastal Development Permit 5-2021 (CDP 5-2021), which permitted Pacific Gas & Electric’s (PG&E) after-the-fact removal of 19 trees and proposed removal of 32 additional trees.
The vegetation removal is located at 43351 and 43401 Eureka Hill Road on PG&E and Mendocino County property and is intended to achieve defensible space around the Point Arena Substation.
The following excerpt is from the Visual Resource section of the staff report for CDP 5- 2021:
Visual resource policies apply to how development is viewed from public areas, with the intent that any adverse impacts to public views are avoided to the extent feasible.
The proposed project is not located within a mapped viewshed, as depicted on the Point Arena Scenic Corridors map. The project area is visible from Eureka Hill Road, which is a public space.
Policy 18.25.150(3) requires that new development be “designed to minimize adverse impacts on scenic areas from scenic roads or public viewing areas to the maximum extent feasible.”
Six of the trees already removed are between the substation and Eureka Hill Road. A substantial number of the additional trees proposed for removal are between the substation and the public roadway.
At its discretion, the City Council (acting as Planning Commission) could determine that the tree removal creates an adverse impact on scenic areas from scenic roads or public viewing areas. Since the vegetation removal is required for public safety purposes and re-siting the substation is infeasible, the Council could consider requiring the existing substation fencing be replaced or supplemented to provide a visual screen from the roadway.
However, any screening associated with the fence would only be to a height of approximately six feet, and existing substation equipment far exceeds six feet in height. The Council could consider an opaque fence insufficient to remediate the impact of the vegetation removal from the public roadway.
Other measures to screen the property, such as the use of landscaping or vegetation planting, would be in opposition of the public safety objective of the project.
After discussion, Council voted to approve the project with a Special Condition to address visual resources. Special Condition 1 requires PG&E to develop a native plant landscaping plan and fence replacement or treatment plan to protect public views from Eureka Hill Road. The complete Special Condition 1 is as follows:
Special Condition 1: The following condition is included to ensure project consistency with 18.25.150(3): Within six months of permit approval and prior to vegetation removal, the applicant shall submit a native plant landscaping plan and fence replacement or treatment plan intended to shield the substation from Eureka Hill Road to the extent feasible, subject to the approval of City Council. Vegetation shall be installed consistent with the native plant landscaping plan, and the fencing shall be amended within six months of the City’s approval of the plan.
On February 23, 2022, PG&E submitted a Conceptual Plan for the Point Arena Substation Visual Impacts Mitigation Project. This document is attached to this report for Council review.
The plan proposes to plant seven Pacific rhododendrons and twelve Douglas irises along the parcel frontage and north of the project to partially shield the site from public viewpoints. The plan also proposes the installation of a split-rail fence adjacent to the landscaped area.
The plan also proposes two years of monitoring and maintenance to ensure the success of the plantings.
Council is asked to review the proposed Conceptual Plan for the Point Arena Substation Visual Impacts Mitigation Project and either approve the plan as consistent with Special Condition 1 of approved CDP 5-2021 or require alterations to the proposed plan.
FISCAL IMPACT
None.
ATTACHMENTS
Conceptual Plan for the Point Arena Substation Visual Impacts Mitigation Project
CITY PLANNER SIGNATURE
_________________________________
Scott Perkins, City Planner
1 2501 North State Street, Ukiah, CA 95482
voice 707.485.7211 www.ncrm.com 707.485.8962 fax
TO:
FR:
March 16, 2022
Jordan McKay
PG&E, Senior Land Consultant, Environmental Resources and Mitigation 127 East Main St
Grass Valley, CA 95945
Justin Coffman
NCRM, Inc., Senior Forester & Hydrologist
2501 N. State Street
Ukiah, CA 95482
RE: Final Plan for the Point Arena Substation Visual Impacts Mitigation Project This proposal serves as the plan for the visual impacts mitigation that is being required for tree removal adjacent to Pacific Gas and Electric’s (PG&E) Point Arena Substation to enhance defensible space in the event of a fire. The Point Arena Substation Visual Impacts Mitigation Project (Project) will include a Native Vegetation Plan and Fence Treatment Plan.
The Project lies within a 1-acre parcel (APN 027-221-08-05), and it is located approximately 0.7-miles east of Highway 1 with a situs address of 43351 Eureka Hill Road, Point Arena, CA (see Figure 1). The property consists of a 0.3-acre substation and open space. The subject site is generally flat and is bounded on the north and northwest by Eureka Hill Road. Vegetation cover is mostly grass with an overstory of Monterey cypress on the northeastern edge.
As a condition of the City of Point Arena permitting process, we are proposing mitigation to offset impacts to the viewshed due to the removal of vegetative screening as part of PG&E’s required operations. The Native Vegetation Plan and Fence Treatment Plan will soften the appearance of the substation by installing a landscaped border around the periphery of a 30 foot “Clean Zone” surrounding the substation. Fence treatment will be the construction of approximately 200 feet of split-rail fence. Vegetative screening will be achieved by planting a combination of Pacific rhododendron and Douglas iris. Rhododendrons will be planted at a 30-foot spacing along the fence line in order to be consistent with PG&E’s Reduced Fuel Zone management guidelines. The layout and example photos of the proposed plantings and fence installation can be found below.
It is the intention of this proposal that the work described herein would take place between fall of 2022 and spring of 2023, and that once this plan is approved by all parties, NCRM would move forward with implementation including two years of monitoring and maintenance (2023-2024). If after two years the plantings are not successful, the species selection may be revisited and modified.
If you have any further questions or concerns, please do not hesitate to contact me. 707.354.1514 Thank you,
Justin Coffman
Senior Forester & Hydrologist
Enclosed: Project Map, Site Photos, Example Mitigation Measures [
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Project Location
APN 027-221-08-05
Point Arena Substation
Mitigation Measures
Split-rail Fence [ [
Pacific Rhododendron
Douglas Iris
PG&E Mitigation
Point Arena Substation Defensible Space
Visual Impacts Mitigation Project
Section 7
T12N R16W
MDB&M
Portions of the Point Arena
USGS 7.5' Quadrangle
Image Date: 2020
February 17, 2022
This map was compiled by NCRM, using the best available data at the time and is believed to be accurate; however, a degree of error is inherent in all maps. This map is intended as a graphical representation of field conditions. q 0 25 50
Feet
Plotted Scale: 1:500
JWC
PG&E Point Arena Substation Site Photos Jan. 12, 2022
Proposed locations of visual impacts mitigation measures:
1. View looking southwest across the northwest side of the substation. (Eureka Hill Road on the right.)
2. View looking west from the northeast side of the substation. (Eureka Hill Road on the far right.)
Example Substation Visual Impacts Mitigation Measures
Proposed visual impacts mitigation measures:
1. Pacific Rhododendron (Rhododendron macrophyllum)
Example Substation Visual Impacts Mitigation Measures
2. Douglas Iris (Iris douglasiana)
3. Split-rail fence installed adjacent to landscaped area.