POINT ARENA CITY COUNCIL
AGENDA ITEM SUMMARY
AGENDA ITEM: X A
MEETING DATE: 4/26/2022
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. The plan proposed seven Pacific rhododendrons and 12 Douglas irises along the parcel frontage and north of the project to partially shield the site from public viewpoints and the installation of a split-rail fence adjacent to the landscaped area. City Council reviewed the proposed plan at the March 22, 2022 meeting, and requested that PG&E revise the plan in the following manner:
• Replace iris plantings with a different species more likely to thrive in the location (perhaps pokers or lilies).
• Consider staggering the plantings or otherwise finding a way to increase the quantity/density of plantings.
The revised plan, dated April 9, 2022, proposes nine Pacific rhododendrons (two more than previously proposed), and 16 Torch lilies to replace the previously-proposed 12 irises. A split-rail fence remains in the revised plan, as does the two years of monitoring and maintenance to ensure the success of the plantings.
Council is asked to review the revised 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
April 9, 2022
TO: Jordan McKay
PG&E, Senior Land Consultant, Environmental Resources and Mitigation 127 East Main St
Grass Valley, CA 95945
FR: Justin Coffman
NCRM, Inc., Senior Forester & Hydrologist
2501 N. State Street
Ukiah, CA 95482
RE: Conceptual Plan for the Point Arena Substation Visual Impacts Mitigation Project This proposal serves as the conceptual 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 Torch lily. 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 preliminary proposal that the work described herein would take place between fall of 2022 and spring of 2023, and that once this conceptual plan is approved by all parties, NCRM would move forward with writing a Native Vegetation Plan and Fence Treatment Plan to be approved by the City of Point Arena that would include project specifications and two years of monitoring and maintenance (2023-2024).
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, Fire-Resistant Plant List [
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Project Location
APN 027-221-08-05
Point Arena Substation
Mitigation Measures
Split-rail Fence [ [
Pacific Rhododendron
Torch Lily
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
April 9, 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. Torch Lily/Red Hot Poker (Kniphofia uvaria)
3. Split-rail fence installed adjacent to landscaped area.
Acer spp. Maple T,H
Achillea millefolium Yarrow P
Achillea tomentosa Woolly Yarrow P, C
Aeonium spp. Aeonium P
Agapanthus spp. Lily-of-the-Nile P
Agave spp. Agave P
Ajuga reptans Carpet Bugle C
Aloe spp. Aloe P
Aquilegia formosa Western Columbine P
Arbutus unedo Strawberry Tree T
Armeria maritima Common Thrift C
Asarum caudatum Wild Ginger P
Berberis aquifolium var. repens Creeping Mahonia S
Bergenia spp. Bergenia P
Brugmansia spp. Angel's Trumpet S
Carpenteria californica Bush Anemone S
Centaurea cineraria Dusty Miller P
Cerastium tomentosum Snow-in-Summer C
Ceratonia siliqua Carob T
Cercis occidentalis Western Redbud T
Cercocarpus betuloides Mountain Ironwood T
Citrus species Citrus T
Clinopodium [Satureja] douglasii Yerba Buena P
Coleonema aka “Diosma” Breath of Heaven S
Convulvus cneorum Bush Morning Glory S
Coprosma kirkii Creeping Coprosma C
Coreopsis spp. Coreopsis S
Cotyledon spp. Cotyledon P
Crassula spp. Crassula P
Delosperma "Alba" White Trailing Iceplant C
Dicentra formosa Western Bleeding Heart P
Dietes bicolor African Iris P
Dietes vegeta Fortnight Lily P
Drosanthemum sp. Rosea Ice Plant C
Dudleya Dudleya or Cliff Lettuce P
Echeveria spp. Hen and Chicks P
Eounymus Fortunei coloratus Winter Creeper C
Erigeron glaucus Beach Aster C
Eriogonum spp. Wild Buckwheat P
Eriophyllum confertiforum Golden Yarrow P
Eriophyllum stachaedifolium Lizardtail P
Erysimum capitatum Foothill Wallflower P
Erysimum linifolium Wallflower P
Escallonia spp. Escallonia S
Eschscholzia spp. California Poppy P
Fagus spp. Beech T
Feijoa sellowiana Pineapple Guava T
Festuca rubra Creeping Red Fescue G, C
Fragaria chiloensis Beach Strawberry C
Fragaria vesca Wood Strawberry C
Fraxinus spp. Ash T
Grindelia stricta, camporum Coastal Wild Gum P
Hemerocallis hybrids Daylily P
Hesperaloe parviflora Red Yucca P
Heuchera maxima Island Alum Root P
Heuchera micrantha Coral Bells P
Iris douglasiana Douglas Iris P
Iris macrosiphon Ground Iris P
Iris spp. Iris P
Kniphofia uvaria Red Hot Poker (Torch Lily) P
Lampranthus spp. Bush Ice Plant C
Lantana montevidensis Lantana S
Lavandula spp. Lavender S
Lavatera assurgentiflora Malva Rose (Tree Mallow) S
Iberis sempervirens Evergreen Candytuft C
Liriope gigantea Giant Turf Lily C
Lonicera hispidula Pink Honeysuckle V
Lupinus spp. Lupine P
Macadamia hybrids Macadamia Nut T
Metrosideros excelsus New Zlnd Christmas Tree T
Mimulus spp. Monkey Flower P, S
Monardella villosa Coyote Mint P
Nolina spp. Nolina (related to Yucca) S
Oenothera berlandieri Mexican Evening Primrose P
Pelargonium peltatum Ivy Geranium C
Penstemon spp. Beard Tongue P
Phyla nodiflora Common Lippia C
Pistacia chinensis Chinese Pistache T
Polystichum munitum Sword Fern P
Portulacaria afra "Variegata" Elephant's Foot P
Potentilla neumanniana Alpine Cinquefoil C
Prunus lyonii Catalina Cherry S
Punica granatum Pomegranate S
Ranunculus californica Buttercup P
Rhapiolepis spp. India Hawthorn S
Rhododendron (Azalea) spp. Rhododendrons & Azaleas S
Rhus integrifolia Lemonade Berry S
Rhus lancea African Sumac T
Romneya coulteri Matilija Poppy P
Rosa banksiae Lady Banks' Rose V
Santolina chamaecyparissus Lavender Cotton S, C
Santolina virens Green Lavender Cotton C
Sedum sp. Stonecrop C
Senecio serpens, mandralisce, vitalis Blue chalksticks C Sidalcea malviflora Checkerbloom P
Simmondsia chinensis Jojoba S
Sisyrinchium bellum Blue-eyed Grass P
Sisyrinchium californicum Yellow-eyed Grass P
Species Common Name(s) Form
Fire-resistant landscaping requires careful
plant selection, placement, spacing, and
maintenance to help resist the spread of
fire to your home. Fire-resistant plants are usually
easier to maintain and more naturally resistant to
igniting from flames and embers. These plants
are NOT “fireproof” and all require irrigation and
frequent maintenance to resist ignition.
FIRE-RESISTANT PLANT CHARACTERISTICS
• Tend to have leaves, not needles.
• Leaves tend to be supple, moist and easily
crushed.
• Trees tend to be clean, not bushy, and have
little deadwood.
• Shrubs are low-growing (2' or lower) with
minimal buildup of dead material.
• Taller shrubs are clean, not bushy or twiggy.
• Sap is water-like and typically does not have
a strong odor.
• Most fire-resistant trees are broad-leaf deciduous (lose their leaves), but some thickleaf evergreens may also be fire-resistant. • Most have low surface-area to volume ratios.
• Learn more at www.firesafemarin.org/plants
Species Common Name(s) Form
Fire-Resistant Plants Common to Marin County, CA
Learn more about fire-resistant and fire-prone plants, defensible space, home hardening, and wildfire preparedness at www.firesafemarin.org FORM: C - Cover (groundcovers) G - Grass H - Hedge or Screen P - Perennial S - Shrub T - Tree V - Vine Sisyrinchium spp. Blue-Eyed Grasses P
Solanum jasminoides Potato Vine V
Solanum xanti Purple Nightshade S
Stachys byzantina Lamb's Ears P
Strelitzia reginae Bird of Paradise P, S
Symphiotrichum [Aster] chilensis Wild Aster P
Symphoricarpos mollis Creeping Snowberry V
Tecomaria capensis Cape Honeysuckle V
Thymus praecox arcticus Creeping Thyme C
Toxicoscordion [Zigadenus] fremontii Star Lily P
Trachelospermum jasminoides Star Jasmine S
Triteleia [Brodiaea] laxa Grass Nut P
Tulbaghia violocea Society Garlic P
Vaccinium corymbosum Blueberry S
Verbena peruviana Perennial Verbena C
Yucca spp. Yucca S
Zauschneria californica California Fuchsia P
Acer ginnala Amur Maple H
Arbutus unedo Strawberry Tree H
Berberis spp. Barberry H
Buxus spp Boxwood H
Camellia spp. Camelia H
Carissa grandiflora Natal Plum H
Ceratonia siliqua Carob H
Citrus spp. Citrus H
Cocculus laurifolills laurel-leaved snail tree H
Cornus stolonifera Red-osier Dogwood H
Cornus mas Cornelian Cherry, Sorbet H
Crateagus phaenopyrum Washington Thorn H
Dodonaea viscosa Hopbush H
Elaeagus angusifolia Russian Olive H
Elaeagus pungens Silverberry H
Eriobotrya japonica Loquat H
Escallonia rubra Escallonia H
Eugenia spp. Eugenia H
Euonymus spp. Euonymus H
Hibiscus rosa-sinensis Tropical Hibiscus H
Hibiscus syriacus Rose of Sharon H
Ligustrum spp Privet H
Loncera spp. Hoineysuckle Bush H
Malus spp. Apple H
Myrica coliforniaca Pacific Wax Myrtle H
Photinia x fraseri Photinia H
Pittosporum crassifolium Karo H
Pittosporum eugenoides Lemonwood H
Pittosporum tobira Mock Orange Pittosporum H
Pittosporum undulatum Victorian Box H
Plumbago auriculata Cape Plumbago H
Plalocarpus gracilior Fern Pine H
Prunus caroliniana Cherry Laurel H
Prunus ilicifolia Hollyleaf Cherry H
Prunus laurocerasus English Laurel H
Pyrus kawakamii Evergreen Pear H
Rhamnus spp. Buckthorn H
Rhododendron spp. Rhododendron/Azalea H
Vaccinium spp. Blueberry H
Viburnum tinus Viburnum H
Xylosma congestum Xylosma H
Some plants are particularly susceptible to fire: they may ignite readily and burn intensely, and should be removed or aggressively maintained if present near a home, road, or driveway. You may be required to remove some or all of these species depending on local fire codes if present within 100’ of structures.
FIRE-PRONE PLANT CHARACTERISTICS
• Often blade-leaf or needle-leaf evergreens, or grasses. • Often have stiff, woody, small or fine, lacey leaves. • Leaves and wood often contain volatile waxes, fats, terpenes or oils (crushed leaves will have strong odors).
• Sap is usually gummy, resinous, and may have a strong odor. • Usually contain plentiful fine, twiggy, dry, or dead materials. • May have pubescent (hair covered) leaves.
• May have loose or papery bark.
• Usually flame (not smolder) when ignited with a match.
This is a list of some common fire-prone plants in Marin. It’s important to remember that other plants may share these characteristics, and ALL PLANTS can burn if poorly maintained. Many California natives are fire-prone, and some depend on fire to reproduce. Native trees should be maintained free of dead material, with no limbs within 6’-10’ of the ground, and clear of shrubs beneath the canopy. Other fire-prone natives should be maintained in isolated stands more than 30’ from structures.
Species Common Name(s) Form
Species Common Name(s)
Abies spp. Firs
Acacia spp. Acacia species
Adenostoma fasciculatum Chamise, Greasewood
Arctostaphylos spp. Manzanita (some twiggy)
Artemisia californica Coastal Sagebrush
Baccharis spp. Coyote Brush
Bamboo Bamboo (all tribes)
Cedrus spp. Cedars
Chamaecyparis spp. False Cypress
Chrysolepis chrysophylla Chinquapin, Giant
Cortaderia jubata Jubata Grass
Cortaderia selloana Pampas Grass
Cupressus spp. Cypress
Cytisus scoparius Scotch Broom
Erigonum fasciculatum California Buckwheat
Eucalyptus spp. Eucalyptus
Genista monspessulana French Broom
Juniperus spp. Junipers
Larix spp. Larch
Notholithocarpus densiflorus Tan Oak, Tanbark Oak
Palms Palm (with dry fronds)
Pennisetum spp. Fountain Grass
Picea spp. Spruces
Pickeringia montana Chaparral Pea
Pinus spp Pines
Pseudotsuga menziesii Douglas-Fir
Quercus spp. Scrub Oak (brushy oaks)
Rosmarinus officinalis Rosemary
Salvia mellifera Black Sage
Spartium junceum Spanish Broom
Taxus spp. Yew
Thuja spp. Arborvitae
Tsuga spp. Hemlock
Ulex europea Gorse
Umbellularia californica California Bay
Vaccinium ovatum Evergreen Huckleberry
Fire-Prone Plants
Learn more about fire-resistant and fire-prone plants, defensible space, home hardening, and wildfire preparedness at www.firesafemarin.org