Yuba City City Council
August 16, 2022

Planning Commission
July 27, 2022
3 TABLE 1: BORDERING LAND USES
North: Frontage road and State Route 20.

South: Outdoor vehicle parking portion of a neighboring self-storage facility to the west.

East: Various light industrial uses.

West: Self-storage facility
Site and Building Design
There is special zoning previously applied to this property (X27) that provides specific development criteria. The X27 criteria states, in part:
1Council expressed that since the project is on a gateway to the City there is a need to ensure that future development and façade renovations be of a high quality” … “be forwarded to the Planning Commission for architectural design review.”
As such, this project has been reviewed by staff with “high quality” design as a standard.

The design of the south (publicly visible) side is a modern look consisting of metal paneling with articulated sections of corrugated metal and opaque glass. The corrugated sections are articulated above the roof line of the paneled sections and horizontally from the wall. This design provides some interest to the building, but not the high quality explicitly called for in the special zoning. This can be resolved by intensifying the elevations or by significantly enhancing the landscaping. To that end, the trees proposed along the frontage don’t meet City standard of trees being planted on an average of 30 feet on-center along road frontages. A condition is provided requiring that shade trees be planted at an average of 30-feet on-center. The landscaping can be further enhanced with more well-placed drought resistant shrubbery. Given time to mature, enhanced landscaping as discussed above can result in a high-quality design.

Additionally, staff has added a condition to improve the design of the two-story portion of the highway side of the frontage building near the facility entrance. Although providing the second story emphasizes the entrance to the facility, the look of the storage unit doors facing the highway does not appear to represent a high quality design, as required by the X27 District. Staff recommends that this elevation is to be improved and the design shall be approved by the Development Services Director.
___
_____________________
1 This criteria is based on General Plan polices that recognize that this property is along the view corridor that serves as the primary entrance to the City for eastbound travelers. As such, the intent is to provide a positive first look/impression of the City to those travelers.

Planning Commission
July 27, 2022
4 Traffic
Self-storage facilities are very low traffic generators. There was an initial concern that commercial truck parking in the vehicle storage area could impact the nearby Colusa Frontage Road intersection with George Washington Boulevard. Although commercial truck parking was not proposed by the applicant, a condition has been added that prohibits commercial truck parking.

As a result, traffic generated by this project is believed to be insignificant and not trigger development thresholds.

While limited amount of new traffic from this project is not a cause for concern at the SR 20/George Washington Boulevard intersection, Caltrans did raise a longer-term concern that “with existing congestion issues at SR 20/N. George Washington Blvd. intersection and Colusa (Frontage) Road intersection being close to SR 20 this may cause future operational and safety issues. As further development occurs in the area, the City should look at a mechanism for collecting proportional share contributions to improve access or look at alternative access points to Colusa Road.” As a result, Public Works and Engineering with traffic modeling and operations will partner with Caltrans regarding responsibility and future cost burdens.

Availability of City services:

All City services, including water, sewer, and storm-water drainage (a combination of City and Sutter County Water Agency) are available to this site. However, due to the low intensity use of the site, the proposal is to utilize an individual onsite septic system rather than the City wastewater collection system.

Environmental Considerations:

An environmental assessment was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations.

Based upon the attached environmental assessment and the list of identified mitigation measures, staff has determined that there is no evidence in the record that the project may have a significant effect on the environment and recommends adoption of a mitigated negative declaration for this self-storage project. The findings of the mitigated negative declaration is that, with the proposed mitigations for geology/soils, greenhouse gas emissions, and Tribal cultural resources, the selfstorage facility will not create any significant environmental impacts. As a result, the filing of a mitigated negative declaration is appropriate in accordance with the provisions of CEQA. The proposed mitigations are included in the project conditions of approval.

Recommended Action:

A. Following a public hearing, the Planning Commission makes the following findings:

California Environmental Quality Act Findings:

Planning Commission
July 27, 2022
5 i. The Planning Commission recommends that the City Council find that an environmental assessment/ initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies. While the proposed project could have a potentially significant effect on the environment, based on its independent judgement and analysis the Planning Commission recommends the City Council find that feasible mitigation measures or alternatives have been incorporated into the project in order to avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment will occur. The project-specific mitigation measures included in the project to avoid potentially significant effects are set forth in the attached Initial Study/Mitigated Negative Declaration and accompanying Mitigation Monitoring and Reporting Program. With the project specific mitigations imposed, there is no substantial evidence in the record that this project may have significant direct, indirect, or cumulative effects on the environment. ii. Adoption of MND and Mitigation Monitoring and Reporting Program. Based on the foregoing, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration prepared for the project, included the associated Mitigation Monitoring and Reporting Program, as the project will not result in any significant, adverse, environmental impacts with the mitigation imposed. The Yuba City Development Services Department is located at 1201 Civic Center Blvd., Yuba City, CA 95993, and is recommended to be designated as the custodian of the documents and other materials that constitute the record of proceedings upon which the decision is based. The Planning Commission further recommends the City Council authorize the Director, or designee, to execute and file with the Sutter County Clerk, as appropriate, a Notice of Determination for approval of the project that complies with the CEQA Guidelines.

Development Plan 21-02 Findings
Based upon analysis of the Development Plan application and subject to the applicant’s compliance with the conditions of approval noted, the Planning Commission recommends the following required findings of Section 8-5.7001(d) of the Zoning Regulations can be made (the required findings are in italics).
(i) The site for the proposed use is adequate in size and shape to accommodate said use, public access, parking, landscaping, and other features required by this chapter.

The proposed approximately 200,000 square feet of self-storage facility will fit within the 9.52- acre site and meet all City standards. This includes off-street parking, lighting, landscaping, and other City adopted standards. All City services are available to the site, and adequate public access is provided by Colusa Frontage Road.
(ii) The streets serving the site are adequate to carry the quantity of traffic generated by the proposed use.

Planning Commission
July 27, 2022
6 The site is served by Colusa Frontage Road. Both the City Public Works Department and Caltrans determined that the street would adequately serve the site. With the proposed condition that prohibits commercial truck parking on this project site, the nearest intersection at Colusa Frontage Road and George Washington Boulevard will not be impacted. (iii) The site design, design of the buildings, and the scale of the project will complement neighboring facilities.

Based on the analysis provided in the staff report, the design of the project combined with the condition added for further review of the two-story portion of the project, adequately addresses the City’s desire for a high-quality building design. The project’s design and enhanced street frontage landscaping, both being modified by the recommended conditions of approval, will complement the neighboring properties.
(iv) The application satisfies at least one of the findings found in Title 6, Chapter 9, Article 6 of the Municipal Code.

This project complies with this finding as the Sutter Butte Flood Control Agency (SBFCA) is the “Local Flood Management Agency” for the Sutter-Butte Basin and as such, has the responsibility to prepare an annual report demonstrating adequate progress as defined in California Government Code Section 645007 (a). SBFCA has prepared Adequate Progress Report Updates for ULOP and transmitted them to the Central Valley Flood Protection Board.

As such this site has adequate flood protection. Additionally, the City has imposed conditions on the Development Plan that will protect property within the area to the urban level in urban areas and urbanizing areas.

B. A. Conduct a Public Hearing; and
B. Adopt a Resolution recommending the City Council of the City of Yuba City approve Environmental Assessment 22-03 by adopting a Mitigated Negative Declaration, subject to the Conditions of Approval and Mitigation Measures, and approve Development Plan 22-01, Yuba City Self-Storage, on 9.52 acres, located along the south side of Colusa Highway Frontage Road approximately 720 feet west of the intersection of Colusa Frontage Road and George Washington Boulevard (Assessor’s Parcel Number 63-020- 140).

Attachments:

1. Planning Commission Resolution (DP 22-01)
Exhibit A: Development Plan 22-01 Site Plan and Elevations Exhibit B: Conditions of Approval and Mitigation Measures

2. Location Map

3. X27 Zone District Conditions

4. Environmental Assessment 22-03 and Mitigation Monitoring Program

ATTACHMENT 1

PC 22-03 1
PLANNING COMMISSION RESOLUTION NO. PC 22-03

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF YUBA CITY (PLANNING COMMISSION) RECOMMENDING TO THE CITY COUNCIL APPROVAL OF DEVELOPMENT PLAN 22-01, YUBA CITY SELF-STORAGE, ON 9.52 ACRES,

LOCATED ALONG THE SOUTH SIDE OF COLUSA HIGHWAY FRONTAGE ROAD APPROXIMATELY 720 FEET WEST OF THE INTERSECTION OF COLUSA FRONTAGE ROAD AND GEORGE WASHINGTON BOULEVARD (ASSESSOR’S PARCEL NUMBER 63-020-140); INCLUDING THE MITIGATED NEGATIVE

DECLARATION PREPARED AS DETAILED IN THE ENVIRONMENTAL
ASSESSMENT 22-03, SUBJECT TO THE CONDITIONS OF APPROVAL AND MITIGATION MEASURES.

WHEREAS, the City received an application for a development plan to construct in two phases a self-storage facility and outdoor vehicle storage area. Any new development that would result from this action will be provided full City services; and WHEREAS, this property is within Yuba City’s city limits and the property owner wished to develop their property to urban levels; and
WHEREAS, a review of the General Plan and Zoning Regulations determined that the proposed subdivision was consistent with the other elements of the General Plan and Zoning Regulations; and
WHEREAS, the Planning Commission reviewed related Environmental Assessment 22- 03 considering a Mitigated Negative Declaration (MND) prepared for the project, which provided mitigations that reduce potential significant impacts to less than significant; and WHEREAS, the City on July 6, 2022, published a legal notice and a public hearing notice was mailed to each property owner within at least 300 feet of the project site in compliance with State law concerning the Planning Commission’s consideration on July 27, 2022; and WHEREAS, the Planning Commission held a duly noticed public hearing on July 27, 2022 and considered all of the project and environmental information presented by staff, public testimony and all of the background information.

NOW, THEREFORE, BE IT RESOLVED the Planning Commission of the City of Yuba City resolves and orders as follows:

Recommended California Environmental Quality Act Findings:
i. The Planning Commission recommends that the City Council find that an Environmental Assessment/Initial Study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the Environmental Assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies. While the proposed project could have a potentially significant effect on the environment, based on its independent judgement and analysis the Planning Commission recommends the City Council find that feasible mitigation measures or alternatives have

PC 22-03 2
been incorporated into the project in order to avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment will occur. The project-specific mitigation measures included in the project to avoid potentially significant effects are set forth in the attached Initial Study/Mitigated Negative Declaration and accompanying Mitigation Monitoring and Reporting Program. With the project specific mitigations imposed, there is no substantial evidence in the record that this project may have significant direct, indirect, or cumulative effects on the environment. ii. Adoption of MND and Mitigation Monitoring and Reporting Program. Based on the foregoing, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration prepared for the project, included the associated Mitigation Monitoring and Reporting Program, as the project will not result in any significant, adverse, environmental impacts with the mitigation imposed. The Yuba City Development Services Department is located at 1201 Civic Center Blvd., Yuba City, CA 95993, and is recommended to be designated as the custodian of the documents and other materials that constitute the record of proceedings upon which the decision is based. The Planning Commission further recommends the City Council authorize the Director, or designee, to execute and file with the Sutter County Clerk, as appropriate, a Notice of Determination for approval of the project that complies with the CEQA Guidelines.

Recommended Development Plan Findings: The following are required findings of Section 8-

5.7001(C) of the Municipal Code that must be made prior to approving the project:
i. The site for the proposed use is adequate in size and shape to accommodate said use, public access, parking and loading, yards, landscaping, and other features required by this chapter.
ii. The streets serving the site are adequate to carry the quantity of traffic generated by the proposed use.
iii. The site design, design of the buildings, and the scale of the project will complement neighboring facilities.
iv. The application satisfies at least one of the findings found in Title 6, Chapter 9, Article 6 of the Municipal Code.

Evidence:
i. The proposed approximately 200,000 square feet of self-storage facility will fit within the 9.52-acre site and meet all City standards. This includes off-street parking, lighting, landscaping, and other City adopted standards. All City services are available to the site, and adequate public access is provided by Colusa Frontage Road. ii. The site is served by Colusa Frontage Road. Both the City Public Works Department and Caltrans determined that the street would adequately serve the site. With the proposed condition that prohibits commercial truck parking on this project site, the nearest intersection at Colusa Frontage Road and George Washington Boulevard will not be impacted.
iii. Based on the analysis provided in the staff report, the design of the project combined with the condition added for further review of the two-story portion of the project, adequately addresses the City’s desire for a high-quality building design. The project’s

PC 22-03 3
design and enhanced street frontage landscaping, both being modified by the recommended conditions of approval, will complement the neighboring properties. iv. This project complies with this finding as the Sutter Butte Flood Control Agency (SBFCA) is the “Local Flood Management Agency” for the Sutter-Butte Basin and as such, has the responsibility to prepare an annual report demonstrating adequate progress as defined in California Government Code Section 645007 (a). SBFCA has prepared Adequate Progress Report Updates for ULOP and transmitted them to the Central Valley Flood Protection Board. As such this site has adequate flood protection.

Additionally, the City has imposed conditions on the Development Plan that will protect property within the area to the urban level in urban areas and urbanizing areas.

AND, BE IT FURTHER RESOLVED, that the Planning Commission, based on Environmental Assessment 22-03 and the list of identified mitigation measures, determines the project will not have a significant impact on the environment and recommends to the City Council adoption of a Mitigated Negative Declaration for the project as well as the associated Mitigation Monitoring Program, and further recommends to the City Council approval of DP 22-01, Yuba City SelfStorage, as shown in Exhibit A, and as modified by the conditions of approval provided in Exhibit B.

The foregoing resolution was introduced at the regular meeting of the Planning Commission held on July 27, 2022, by Commissioner _______ who moved its adoption, which motion was seconded by Commissioner _______ and carried by the following vote:

Ayes:

Noes:

Absent:

Recused:

By order of the Planning Commission of the City of Yuba City.

Michele Blake, Planning Commission Chair
ATTEST:

Benjamin Moody, Secretary to the Planning Commission
Attachments:

Exhibit A: Development Plan 22-01
Exhibit B: Conditions of Approval and Mitigation Measures

1234 567 8 9 NO PARKING
ELEC
F.R.

TRASH
F.R.

F.R.

KEYPAD

SLIDING GATE
ICE

AIR/WATER
F.R. F.R. F.R. F.R. F.R. F.R.

FAUX UNITS FAUX UNITS

FAUX UNITS FAUX UNITS

COLUSA ROAD
28'
28'
28'
28'
28'
28'
28'
30'
35' DRIVE AISLE
32' DRIVE AISLE
32' DRIVE AISLE
35' DRIVE AISLE
35' DRIVE AISLE
35' DRIVE AISLE
(E) SEPTIC
(E) ELEC. BOX
(E) ELEC. BOX

RELOCATE

BEHIND SIDEWALK
(E) ELEC. BOX
(E) COMMS BOX
(E) COMMS RISER

RELOCATE

BEHIND SIDEWALK
(E) BOLLARD (TYP.)

COLUSA RD EP
(E) FENCE TO BE

REMOVED ALONG

FRONTAGE
(E) BOLLARD (TYP.)
(E) BUILDING (NOT A PART)
(E) FENCE
(E) FENCE

STORAGE BUILDING 'B'
8,000 S.F.
1-STORY

STORAGE BUILDING 'C'
9,000 S.F.
1-STORY

STORAGE BUILDING 'D'
27,000 S.F.
1-STORY

STORAGE BUILDING 'E'
5,625 S.F.
1-STORY

STORAGE BUILDING 'F'
9,000 S.F.
1-STORY

STORAGE BUILDING 'F'
9,000 S.F.
1-STORY

STORAGE BUILDING 'H'
9,000 S.F.
1-STORY
STORAGE BUILDING 'I' - 4,800 S.F. -1-STORY

STORAGE BUILDING 'A'
12,620 S.F.
1-STORY

OFFICE/RESIDENCE
2,200 S.F.2-STORY
46 - 12'X35' PAVED

RV PARKING SPACES
46 - 12'X35' PAVED

RV PARKING SPACES
46 - 12'X35' PAVED

RV PARKING SPACES
23 - 12'X20' PAVED RV PARKING SPACES
(FUTURE PHASE II 1-STORY BUILDING "R" - 8,900 S.F.)
18 - 12'X30' PAVED RV PARKING SPACES
(FUTURE PHASE II 1-STORY BUILDING "J" - 9,900 S.F.)
13 - 12'X30' PAVED RV PARKING SPACES
(FUTURE PHASE II 1-STORY BUILDING "Q" - 6,700 S.F.)

WATER QUALITY / DETENTION POND AREA
KEYPAD

SLIDING

GATESMUSDA
10,000 S.F.
(P) PUMP TANK
(P) SEPTIC TANK

TRASH ENCLOSURE
F.R.

F.R.

F.R.

F.R.

F.R.

F.R.

F.R.

F.R.

AIR/WATER
ICE

POSSIBLE FUTURE STORAGE
10,400 S.F.
(P) LEECH LINES
(E) PROPERTY LINE
(E) PROPERTY LINE

45.00' ±
(P) 15.5' PUE
(E) MUSDA
10,000 S.F.
12"W
(E) 12" WATER

MAIN STUB
(E) 20' SD EASEMENT
S 00°33'25" E 751.76'
N 00°34'30" W 750.80'
S 89°25'30" W 551.76'
S 89°19'31" W 552.00'
GSELL
63-020-134
GSELL
63-020-135

JOHN TAYLOR

FERTILIZERS CO
63-020-041

JLKB & CIH

ENTERPRISES INC
63-020-139

JLKB & CIH

ENTERPRISES INC
63-020-139
W
W
W
W
W
W
W
W
W
W
W
W
W
(P) FIRE HYDRANT
(P) FIRE HYDRANT
(P) FIRE HYDRANT
& FIRE SERVICE
(P) STREET LIGHT
(P) STREET LIGHT
(P) STREET LIGHT
FUTURE PHASE II 1-STORY BUILDING "K" - 10,400 S.F.

FUTURE PHASE II 1-STORY BUILDING "L" - 31,200 S.F.

FUTURE PHASE II 1-STORY BUILDING "N" - 10,400 S.F.

FUTURE PHASE II 1-STORY BUILDING "O" - 10,400 S.F.

FUTURE PHASE II 1-STORY BUILDING "P" - 10,400 S.F.

FUTURE PHASE II 1-STORY
BUILDING "M" - 6,500 S.F.
(P) 12" SD
(E) 12" SD
(P) SD OUTFALL 48"X48" BOX
AND 12" SLIDE GATE WITH
2" ORIFICE HOLE
0 20' 40' 80' 160'
SCALE 1" = 40'
DATE:________________ _________________________________________ JOHN S. MALLENPLS 8457 R
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A
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S. L L A M A U
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R I A
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OR
4 LIF
S . L
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8 A
5 7N
LL V
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E

TAT S N
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LEGAL DESCRIPTION:

THE LAND DESCRIBED HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SUTTER, CITY OF YUBA CITY, DESCRIBED AS FOLLOWS:

BEING PARCEL C-2 OF LOT LINE ADJUSTMENT NO. 06-13, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

ALL THAT CERTAIN REAL PROPERTY SITUATE IN THE CITY OF YUBA CITY, COUNTY OF SUTTER, STATE OF CALIFORNIA, BEING A PORTION OF THE NORTHEAST ONE-QUARTER OF SECTION 19, T15N, R3E, M.D.M., AND BEING MORE PARTICULARLY DESCRIBED ASFOLLOWS:

COMMENCING AT THE NORTHEAST CORNER OF PARCEL 1 OF PARCEL MAP NO. 524, AS FILED IN BOOK 3 OF PARCEL MAPS, AT PAGE74, SUTTER COUNTY RECORDS, SAID POINT ALSO LYING ON THE SOUTHERLY RIGHT OF WAY BOUNDARY OF CALIFORNIA STATE HIGHWAY 20; THENCE EASTERLY ALONG SAID HIGHWAY RIGHT OF WAY, NORTH 89° 19’ 31" EAST, 108.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING EASTERLY ALONG SAID HIGHWAY RIGHT OF WAY BOUNDARY, NORTH 89° 19’ 31 ” EAST, 552.00 FEET, MORE OR LESS , TO A POINT ON THE EAST LINE OF A PARCEL OF LAND DESCRIBED IN DOCUMENT NO. 199814471,

SUTTER COUNTY RECORDS, TO JAMES ORLANDO SMITH AND MARY COLLEN BARDELU, AS CO-EXECUTORS OF THE ESTATE OF GEORGE SMITH; THENCE SOUTHERLY ALONG SAID EAST LINE OF SMITH PARCEL, SOUTH 00° 33’ 25" EAST, 751.76 FEET; THENCE LEAVING SAID EAST LINE OF SMITH PARCEL, SOUTH 89° 25’ 30" WEST, 551.76 FEET; THENCE NORTH 00° 34' 30” WEST, PARALLELWITH THE EAST LINE OF NOTED PARCEL 1, A DISTANCE OF 750.80 FEET TO THE SAID SOUTH LINE OF HIGHWAY 20, SAID POINTBEING THE TRUE POINT OF BEGINNING.

APN: 63-020-140

LOCATION MAP

FIRE PROTECTION

CITY OF YUBA CITY FIRE DEPARTMENT

LAW ENFORCEMENT

CITY OF YUBA CITY POLICE

SANITARY SEWER

CITY OF YUBA CITY PUBLIC WORKS

DOMESTIC WATER

CITY OF YUBA CITY PUBLIC WORKS

STORM DRAINAGE

CITY OF YUBA CITY PUBLIC WORKS

AND SUTTER WATER AGENCY

ELECTRICITYPACIFIC GAS AND ELECTRICNATURAL GAS (OPTIONAL)PACIFIC GAS AND ELECTRIC

COMMUNICATION

AT&T AND COMCAST

CABLE (OPTIONAL)COMCAST

PROJECT NOTES
GENERAL NOTES:

1. THE APPLICANT RESERVES THE RIGHT TO PHASE CONSTRUCTION OF PROPOSED STRUCTURES.

2. THIS EXHIBIT IS FOR DEVELOPMENT PLAN REVIEW ONLY, ACTUAL DIMENSIONS AND ACREAGE ARE TO BE VERIFIED PRIOR TO ACCEPTANCE OF PLANS.

3. THIS IS AN APPLICATION FOR A DEVELOPMENT PERMIT.

4. OWNERS, APPLICANT, ATTORNEY, ENGINEER, AND SURVEYOR SHALL RECEIVE ANY COMMUNICATIONS AND/OR NOTICES RELATED TO THIS PROJECT.

EXISTING USE
VACANT

EXISTING GENERAL PLAN DESIGNATION

REGIONAL COMMERCIAL

PROPOSED GENERAL PLAN DESIGNATION

REGIONAL COMMERCIAL

EXISTING ZONING
M-1

PROPOSED ZONING
M-1LEVEE PROTECTION
LEVEE DISTRICT NO. 9 OF SUTTER COUNTYELEMENTARTY SCHOOL DISTRICT

YUBA CITY UNIFIED SCHOOL DISTRICT

HIGH SCHOOL DISTRICT

YUBA CITY UNIFIED SCHOOL DISTRICT

IRRIGATION DISTRICT
NONE
OWNER
HWY 20 COMMERCIAL INDUSTRIAL, LLC4624 DUCKHORN DRIVE
SACRAMENTO, CA 95834
CONTACT: MIKE SINGH
PHONE: (530) 682-6686APPLICANTWESTMARK PARTNERS, L.P.4624 DUCKHORN DRIVE SACRAMENTO, CA 95834
CONTACT: MIKE SINGH
PHONE: (530) 682-6686

ENGINEER/SURVEYOR

MHM INCORPORATED
1204 E STREET, P.O. BOX B
MARYSVILLE, CA 95901
CONTACT: JOHN MALLEN, P.E., P.L.S.

PHONE: (530) 742-6485ASSESSOR'S PARCEL NO.APN 63-020-140

PARCEL AREA

9.52 ACRE
SCALE 1' = 1000'

HOOPER ROAD

MILLER ROAD
N. GEO WASH BLVD.

ROYO RANCHERO
SURVEYORS STATEMENT:

I HEREBY STATE THAT ALL EASEMENTS OF RECORD
ARE SHOWN AND LABELED PER PRELIMINARY TITLEREPORT BY PLACER TITLE COMPANY ORDER NUMBERP-380785 DATED JANUARY 27, 2020.

JOHN MALLEN, P.E. 62315, P.L.S. 8457
TEL: 530.742.6485
FAX: 530.742.5639
1204 E STREET, P.O. BOX B
MARYSVILLE, CA 95901
ENGINEERS & SURVEYORS SINCE 1892
CL
A NOT TO SCALE FRONTAGE ROAD - 20.0' R/W
TYPE "A" ASPHALT

12.0' @ 2%
CLASS 2 A.B.

PL

2.5'
(E) 20.0' R/W

BARRIER CURB
& GUTTER

SIDEWALK
TYPE "A" ASPHALT

18.0' @ 2%
CLASS 2 A.B.

5.0'

12.0'
TRAVEL
LANE

12.0' @ 2%
FEBRUARY 01, 2022

YUBA CITY, CALIFORNIA

DEVELOPMENT PLAN REVIEW
HIGHWAY 20 SELF STORAGE
STATE ROUTE 20

DESCRIPTION

PRIMARY LAND USE

FLOOR AREA RATIO

LANDSCAPEPARKING REQUIREDMAXIMUM LOT

COVERAGE

MAXIMUM BUILDING
HEIGHT

SITE DATA

REQUIRED

BUSINESS / LIGHT

INDUSTRIAL

PROPOSED

SELF-STORAGE
N/A
TBD
1 SPACE / 300 SF
OFFICE
4 FOR CUSTOMERS
N/A
45'
20,004 SQ. FT.

REGULAR - 6
ADA - 1
RV - 192
23%
1 STORY

0.233 (96,615 SQ.

FT.)
FRONT
SIDE
REAR
10'
0'0'
27'
0'50'

SETBACK REQUIREMENTS

DESCRIPTION REQUIRED PROPOSED
STATE ROUTE 20
(P) 15.5' PUE

SCALE: SCHEME B SITE PLAN - PHASE I 1" = 40' THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. 05/10/2022 JOB NUMBER: DATE: YUBA CITY SELF STORAGE YUBA CITY, CA 21-706 JORDAN A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 SAN CLEMENTE, CA 92672 949.388.8090 NORTH BUILDING AREA TABULATION ( Square Feet ) BUILDING SELF- STORAGE OFFICE / RESIDENCE GROSS BUILDING AREA OFFICE / RESIDENCE 2200 2,200 BUILDING A 12,990 12,990 BUILDING B 8,000 8,000 BUILDING C 9,000 9,000 BUILDING D 27,000 27,000 BUILDING E 5,625 5,625 BUILDING F 9,000 9,000 BUILDING G 9,000 9,000 BUILDING H 9,000 9,000 BUILDING I 4,800 4,800 SELF STORAGE GROSS SQ. FT. TOTAL 94,415 96,615 ESTIMATED NET RENTABLE @ 95% = 89,694 SQ. FT. SITE DATA DESCRIPTION REQUIRED PROPOSED ZONING DESIGNATION M-1 M-1 PRIMARY LAND USE BUSINESS / LIGHT INDUSTRIAL SELF-STORAGE SITE AREA 414,691 SQ. FT. (9.52 ACRES) FLOOR AREA RATIO N/A 0.233 (96,615 SQ. FT.) LANDSCAPE TBD 4.8% (20,004 SQ. FT.) PARKING REQUIRED 1 SPACE / 300 SF OFFICE 4 FOR CUSTOMERS REGULAR - 8 ADA - 1 RV PARKING N/A RV SPACES - 192 105,060 SQ. FT. MAXIMUM LOT COVERAGE N/A 23% (95,515 SQ. FT.) MAXIMUM BUILDING HEIGHT 45' 1 STORY MINIMUM SETBACKS FRONT 10' 27' SIDE 0' 0' REAR 0' 0' EP EP EP EP EP 46 12x35 RV PARKING SPACES 27,040 SF 23 12x20 RV PARKING SPACES 8,280 SF 18 12x30

RV PARKING SPACES
8,640 SF
13 12x30

RV PARKING SPACES
7,020 SF
10,000 S.F. OF MUSDA COLUSA RDSTORAGE BLDG. 'A' 12,990 S.F. - 1-STORY STORAGE BLDG. 'I' - 4,800 S.F. - 1-STORY
STORAGE BLDG. 'C'
9,000 S.F.
1-STORY
STORAGE BLDG. 'D'
27,000 S.F.
1-STORY
STORAGE BLDG. 'B'
8,000 S.F. 1-STORY
STORAGE BLDG. 'E'
5,625 S.F. 1-STORY
STORAGE BLDG. 'F'
9,000 S.F.
1-STORY
STORAGE BLDG. 'G'
9,000 S.F.
1-STORY
STORAGE BLDG. 'H'
9,000 S.F.
1-STORY OFFICE/RESIDENCE 2,200 S.F. 2-STORY 1234 567 8 9 NO
PARKING ELEC F.R. TRASH
F.R. F.R. KEYPAD38'-0" ENTRY DRIVE 17'-6" 18'-6" SLIDING GATE ICE AIR/WATER 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 30'-0"
35'-0"

DRIVE AISLE
32'-0"

DRIVE AISLE
32'-0"

DRIVE AISLE
35'-0"
DRIVE AISLE 35'-0" DRIVE AISLE 35'-0" DRIVE AISLE 25'-0" 44'-0"
30'-0"
30'-0" 433'-0" 25'-0"
20'-0"
250'-0" 30'-0"
270'-0" 40'-0"
225'-0" 40'-0"
225'-0" 40'-0"
225'-0" 40'-0"
225'-0"
225'-0"
225'-0" 120'-0" 25'-0" 20'-0"
240'-0" RETENTION AREA F.R. F.R. F.R. F.R. F.R. F.R. FAUX UNITS FAUX UNITS FAUX UNITS FAUX UNITS 46 12x35 RV PARKING SPACES 27,040 SF 46 12x35 RV PARKING SPACES 27,040 SF

SCALE: SCHEME B SITE PLAN - PHASE II 1" = 40' THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. 05/09/2022 JOB NUMBER: DATE: YUBA CITY SELF STORAGE YUBA CITY, CA 21-706 J
O
R
D
A
N
A
R
C
H I T
E
C
T
S
131 C
A
L
L
E IG
L
E
SIA, S
UIT
E 10
0 S
A
N
C
L
E
M
E
N
T
E, C
A
9 2
6 7
2 949.388.8090 NORTH BUILDING AREA TABULATION ( Square Feet ) BUILDING SELF- STORAGE OFFICE / RESIDENCE GROSS BUILDING AREA PHASE I TOTAL 94415 2200 96,615 BUILDING J 9,900 9,900 BUILDING K 10,400 10,400 BUILDING L 31,200 31,200 BUILDING M 6,500 6,500 BUILDING N 10,400 10,400 BUILDING O 10,400 10,400 BUILDING P 10,400 10,400 BUILDING Q 6,700 6,700 BUILDING R 8,900 8,900 SELF STORAGE GROSS SQ. FT. PHASE I TOTAL 94,415 96,615 PHASE II TOTAL 104,800 104,800 PROJECT TOTAL 199,215 201,415 ESTIMATED NET RENTABLE @ 95% = 189,254 SQ. FT. SITE DATA DESCRIPTION REQUIRED PROPOSED ZONING DESIGNATION M-1 M-1 PRIMARY LAND USE BUSINESS / LIGHT INDUSTRIAL SELF-STORAGE SITE AREA 414,691 SQ. FT. (9.52 ACRES) FLOOR AREA RATIO N/A 0.486 (201,415 SQ. FT.) LANDSCAPE TBD 4.8% (20,004 SQ. FT.) PARKING REQUIRED 1 SPACE / 300 SF OFFICE 4 FOR CUSTOMERS REGULAR - 8 ADA - 1 MAXIMUM LOT COVERAGE N/A 48.3% (200,315 SQ. FT.) MAXIMUM BUILDING HEIGHT 45' 1 STORY MINIMUM SETBACKS FRONT 10' 27' SIDE 0' 0' REAR 0' 0' EP EP EP EP EP

PHASE II STORAGE
BLDG 'J' 9,900 S.F. 1-STORY
PHASE II STORAGE BLDG 'Q' 6,700 S.F. 1-STORY

PHASE II STORAGE
BLDG 'K' 10,400 S.F.
1-STORY

PHASE II STORAGE
BLDG 'L' 31,200 S.F.
1-STORY

PHASE II STORAGE
BLDG 'M' 6,500 S.F. 1-STORY

PHASE II STORAGE
BLDG 'N' 10,400 S.F.
1-STORY
PHASE II STORAGE BLDG 'R' 8,900 S.F. 1-STORY

PHASE II STORAGE
BLDG 'O' 10,400 S.F.
1-STORY

PHASE II STORAGE
BLDG 'P' 10,400 S.F.
1-STORY
10,000 S.F. OF MUSDA COLUSA RD PHASE I STORAGE BLDG. 'A' 12,990 S.F. - 1-STORY PHASE I STORAGE BLDG. 'I' - 4,800 S.F. - 1-STORY
PHASE I STORAGE BLDG. 'C'
9,000 S.F.
1-STORY
PHASE I STORAGE BLDG. 'D'
27,000 S.F.
1-STORY
PHASE I STORAGE BLDG. 'E'
5,625 S.F. 1-STORY
PHASE I STORAGE BLDG. 'B'
8,000 S.F. 1-STORY
PHASE I STORAGE BLDG. 'F'
9,000 S.F.
1-STORY
PHASE I STORAGE BLDG. 'G'
9,000 S.F.
1-STORY
PHASE I STORAGE BLDG. 'H'
9,000 S.F.
1-STORY OFFICE/RESIDENCE 2,200 S.F. 2-STORY
1 2
3 4
5 6
7 8 9
NO
PARKING ELEC F.R. TRASH
F.R. F.R. KEYPAD38'-0" ENTRY DRIVE 17'-6" 18'-6" SLIDING GATE ICE AIR/WATER 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 30'-0"
35'-0"

DRIVE AISLE
36'-0"
DRIVE AISLE 25'-0"
44'-0"
30'-0"
30'-0" 433'-0" 25'-0"
20'-0"
250'-0" 30'-0"
270'-0" 40'-0"
225'-0" 40'-0"
225'-0" 40'-0"
225'-0" 40'-0"
225'-0"
225'-0"
225'-0" 120'-0" 25'-0" 20'-0"
240'-0" RETENTION AREA F.R. F.R. F.R. F.R. F.R. F.R. FAUX UNITS FAUX UNITS FAUX UNITS FAUX UNITS F.R. F.R. F.R. F.R. F.R. F.R. F.R. F.R. F.R. 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 28'-0" 30'-0" 330'-0" 40'-0" 120'-0" 25'-0" 40'-0" 40'-0" 40'-0" 20'-0" 260'-0"
260'-0"
260'-0"
260'-0"
260'-0"
260'-0"
335'-0"
20'-0"445'-0"

SCALE: SCHEME B OFFICE FLOORPLAN1/4" = 1' THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. 05/09/2022 JOB NUMBER: DATE: YUBA CITY SELF STORAGE YUBA CITY, CA 21-706 JORDAN A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 SAN CLEMENTE, CA 92672 949.388.8090 NORTH 1/4"=1' 1 FIRST FLOOR 1/4"=1' 2 SECOND FLOOR 23'-8" UP 10'-4"
6'-0"
10'-4" 6'-4" 10'-4" 15'-4"
6'-0" 6'-0"
26'-0"
42'-8" 18'-4"
7'-6" 7'-6" 9'-0" 9'-0" 5'-0" 18'-8" 5'-0" 23'-8" DOWN
42'-8" FAUX UNITS BEDROOM KITCHEN DINING HOME OFFICE LIVING CLOSET R.R. 18'-4" 5'-0" 1'-6" 9'-10" 5'-0" 25'-2"

SCALE: SCHEME B UNIT MIX1" = 20' THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. 05/09/2022 JOB NUMBER: DATE: YUBA CITY SELF STORAGE YUBA CITY, CA 21-706 JORDAN A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 SAN CLEMENTE, CA 92672 949.388.8090 NORTH FAUX UNITS 12X30 ELEC F.R. OFFICE
F.R. F.R. TRASH 10X20 10X25 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X30 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X10 10X10 5X10 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X10 10X30 10X10 10X10 10X10 10X10 5X10 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X10 10X30 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 10X10 10X15 F.R. 10X10 10X10 10X10 5X1010X10 10X10 10X10
5X10 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 F.R. 12X30
7X10
12X35
12X35
12X35
12X35
12X35
12X35
12X35
12X35
12X35
12X35 10X10 10X10 10X20 10X20 10X10 10X10 10X10 10X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10 10X20 10X20 10X20 10X20 10X10 10X30 10X20 10X20 10X10 10X15 10X20 10X10 10X10 10X10 10X10 10X10 10X10 5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10 10X10 10X10 10X10 10X10 10X10 10X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10
5X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X20 10X20 10X20 10X20 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
15X30 5X12 5X12 10X10 10X10 10X10 10X10 10X10 10X20 10X10 10X10 10X10 10X10 10X10 10X20 5X55X55X5 F.R. F.R. F.R. F.R. 12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X12 5X12 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X20 10X20 10X20 10X20 10X20 10X20 5X55X55X55X55X55X55X55X5 10X10 10X30 5X55X55X55X55X55X55X55X5 10X20 10X20 5X55X55X55X55X55X55X55X5 5X10
5X10
5X10 10X20 10X20 5X55X55X55X55X55X55X55X5 5X10 5X10 5X105X5 5X5 5X5 5X5 5X5 5X5 5X5 5X5 FAUX UNITS FAUX UNITS FAUX UNITS 12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30
12X30

THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. 05/09/2022 JOB NUMBER: DATE: YUBA CITY SELF STORAGE YUBA CITY, CA 21-706 JORDAN A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 SAN CLEMENTE, CA 92672 949.388.8090 SCALE: SCHEME B ELEVATIONS1/8" = 1'-0" 1/8"=1'-0" 1 NORTH ELEVATION 1 NORTH 1/8"=1'-0" 2 NORTH ELEVATION KEYPLAN 2 A BCDEFGHI +28'-0" T.O.C. PREFINISHED METAL CORNICE ACCENT EYEBROW CORRUGATED METAL SIGNAGE BUILDING BEYOND AWNING CORRUGATED METAL FAUX UNITS CUBESMART self storage SIGNAGE AROUND CORNER OFFICE PED. ENTRY SLIDING GATE RESIDENCE ABOVE INSULATED METAL PANELS CORRUGATED METAL INSULATED METAL PANELS CORRUGATED METAL climate controlled PAINTED TRIM PAINTED TRIM +18'-0" T.O.P. +18'-0" T.O.P. +18'-0" T.O.P. +18'-0" T.O.P. STORAGE BUILDING 'A' +16'-0" T.O.P. ±0'-0" A.F.F. INSULATED METAL PANELS CORRUGATED METAL INSULATED METAL PANELS CORRUGATED METAL RV & boat parking +18'-0" T.O.P. PAINTED TRIM PAINTED TRIM +18'-0" T.O.P. +18'-0" T.O.P. +18'-0" T.O.P.

EP EP EP EP EP
EP EP EP EP EP 4321 765
8 9 NO PARKING

FAUX UNITS FAUX UNITS FAUX UNITS FAUX UNITS

THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. 05/13/2022 JOB NUMBER: DATE: YUBA CITY SELF STORAGE YUBA CITY, CA 21-706 JORDAN A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 SAN CLEMENTE, CA 92672 949.388.8090 SCALE: SCHEME B - OPTION 2 ELEVATIONS1/8" = 1'-0" 1/8"=1'-0" 1 NORTH ELEVATION 1 NORTH 1/8"=1'-0" 2 NORTH ELEVATION KEYPLAN 2 A BCDEFGHI +28'-0" T.O.C. PREFINISHED METAL CORNICE ACCENT EYEBROW CORRUGATED METAL SIGNAGE BUILDING BEYOND AWNING CORRUGATED METAL FAUX UNITS CUBESMART self storage SIGNAGE AROUND CORNER OFFICE PED. ENTRY SLIDING GATE RESIDENCE ABOVE CORRUGATED METAL PAINTED STUCCO CORRUGATED METAL PAINTED STUCCO climate controlled PAINTED TRIM PAINTED TRIM +18'-0" T.O.P. +18'-0" T.O.P. +18'-0" T.O.P. +18'-0" T.O.P. STORAGE BUILDING 'A' +16'-0" T.O.P. ±0'-0" A.F.F. CORRUGATED METAL PAINTED STUCCO CORRUGATED METAL PAINTED STUCCO RV & boat parking +18'-0" T.O.P. PAINTED TRIM PAINTED TRIM +18'-0" T.O.P. +18'-0" T.O.P. +18'-0" T.O.P.

EP EP EP EP EP
EP EP EP EP EP 4321 765
8 9 NO PARKING

FAUX UNITS FAUX UNITS FAUX UNITS FAUX UNITS

Lf N CP N BC 1234 567 8 9
NO
PARKING BC BC BC BC BC P P P P P P P P LF LF LF P P LF PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PM PT PT PT PT PT PT PT PT PT BC W W W W W W W W W W W W W W W W W W W W WPT V V V V V V E E E E V V V V V W L L L L W L L N N N N N N N L E V PM PT PT PT PT PT E E E E E BC BC BC BC BC PT PT PT E PT PT E E E E EE E E A AA A A AA A A A A A A A A A L W W WW W W C LF N N NNN N N L L L L L L L L L L L L LA A A A A A N AA A N AA A A BCBC LF LF LF A A A A A A BCBC A A A L L L L L L L L L L L L L L L L L L L L L L L L L 10,000 S.F. OF MUSDA L L FAUX UNITS FAUX UNITS FAUX UNITS C C C C C C C C C C C C C FAUX UNITS N 1234 567 8 9 NO
PARKING 10,000 S.F. OF MUSDA FAUX UNITS FAUX UNITS FAUX UNITS FAUX UNITS 0 20' 40' L1SHEET OF 1 3

SHADE CALCULATIONS TABLE VARIETY FULL 3/4 HALF 1/4 TOTAL PISTACIA CHINENSIS x1 1x800 800 TOTAL TREE SHADE: 800 TOTAL PARKING AREA 1290 PERCENT SHADE 62% WATER CALCULATIONS TABLE HYDROZONE #/PLANTING DESCRIPTION PLANT FACTOR (PF) IRRIGATION METHOD IRRIGATION EFFICIENCY (IE) ETAF (PF/IE) LANDSCAPE AREA (sq.ft.) ETAF x AREA ESTIMATED TOTAL WATER USE (ETWU) IN GALLONS PER YEAR HZ #1 0.30 DRIP 0.81 0.37 29,182 10,797 312,616 HZ#2 0.30 DRIP 0.81 0.37 1,068 395 12,274 TOTALS 29,983 2,096 324,890 MAWA 324,890 L2SHEET OF 2 3

L3SHEET OF
3 3

1 CITY OF YUBA CITY

CONDITIONS OF APPROVAL
DEVELOPMENT PLAN 22-01
July 27, 2022

YUBA CITY SELF STORAGE
APN: 63-020-140

NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within ninety (90) calendar days after the date of imposition of fees, dedications, reservation, or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations, or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997.

IMPORTANT: PLEASE READ CAREFULLY
Please note that this project is subject to a variety of discretionary conditions of approval.

These include conditions based on adopted City plans and policies, those determined through the development plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment.

Discretionary conditions of approval may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings can be made.

All discretionary conditions of approval will ultimately be deemed mandatory unless appealed by the applicant to the City Council within 10 days after the decision by the Planning Commission. In the event you wish to appeal the Planning Commission’s decision or discretionary conditions of approval, you may do so by filing a written appeal with the City Clerk. The appeal shall state the grounds for the appeal and wherein the Commission failed to conform to the requirements of the zoning ordinance. This should include identification of the decision or action appealed and specific reasons why you believe the decision or action appealed should not be upheld.

Approval of this development plan shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development.

Approval of this development plan may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this development plan, the zoning ordinance, and all City standards and specifications. This development plan is granted, and the conditions imposed, based upon the application submittal provided by the applicant, including any operational statement. The application is material to the issuance of this development plan. Unless the conditions of approval

2 specifically require operation inconsistent with the application, a new or revised development plan is required if the operation of this establishment changes or becomes inconsistent with the application. Failure to operate in accordance with the conditions and requirements imposed may result in revocation of the development plan or any other enforcement remedy available under the law. The City shall not assume responsibility for any deletions or omissions resulting from the development plan review process or for additions or alterations to any construction or building plans not specifically submitted and reviewed and approved pursuant to this development plan or subsequent amendments or revisions. These conditions are conditions imposed solely upon the development plan, and are not conditions imposed on the City or any third party. Likewise, imposition of conditions to ensure compliance with federal, state, or local laws and regulations does not preclude any other type of compliance enforcement.

These conditions are applicable to any person or entity making use of this development plan, and references to “developer” or “applicant” herein also include any applicant, property owner, owner, leasee, operator, or any other person or entity making use of this development plan.

CONDITIONS OF APPROVAL

1. To the furthest extent allowed by law, applicant/property owner shall indemnify, hold harmless and defend City and each of its officers, officials, employees, consultants, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, damages and costs (including attorney's fees, litigation expenses and administrative record preparation costs) arising from, resulting from, or in connection with any ThirdParty Action (as hereinafter defined). The term “Third Party Action” collectively means any legal action or other proceeding instituted by (i) a third party or parties, or (ii) a governmental body, agency or official other than the City, that: (a) challenges or contests any or all of these Conditions of Approval or any approval associated with entitlements associated with the project (collectively “Approvals”); or (b) claims or alleges a violation of CEQA or another law in connection with the Approvals by the City, or the grant, issuance or approval by the City of any or all Approvals. Applicant’s/property owner’s obligations under this paragraph shall apply regardless of whether City or any of its officers, officials, employees, consultants, agents or volunteers are actively or passively negligent, but shall not apply to any loss, liability, fines, penalties forfeitures, costs or damages caused solely by the active negligence or willful misconduct of the City or any of its officers, officials, employees, agents or volunteers. The provisions of this section shall survive any termination, revocation, overturn, or expiration of an approval.

Nothing in this section shall obligate the City to defend any claim and the City shall not be required to pay or perform any settlement arising from any such claim not defended by the City, unless the City approves the settlement in writing. Nor shall the City be prohibited from independently defending any claim, and if the City does decide to independently defend a claim, the applicant/property owner shall be responsible for City’s attorneys’ fees, expenses of litigation, and costs for that independent defense, including the costs of preparing any required administrative record. Applicant/property owner shall submit all documents filed in the Third-Party Action for review and approval of the City Attorney prior to filing of said documents on behalf of the City.

The City may, at any time, require the applicant to reimburse the City for costs that have been, or which the City reasonably anticipates will be, incurred by the City

3 during the course of processing or defending any Third-Party Actions. The City shall provide applicant/property owner with an invoice detailing all reasonable costs incurred. Applicant/property owner shall tender to the City payment-in-full of all reasonable and necessary costs within thirty (30) days from the date upon the invoice. Applicant/property owner shall contact the City within a reasonable time to arrange any extension of the thirty (30) day time period for payment-in-full of the invoiced amount. Applicant/property owner further acknowledges and agrees, failure to timely tender payment-in-full to the City shall be considered a breach and noncompliance with the conditions of approval for the project. Applicant/property owner shall also be required, upon request of the City, to deposit two month’s estimated costs anticipated by the City to be incurred, which may be used by the City as a draw down account to maintain a positive balance pending tender of payment by Applicant/property owner as noted herein.

2. The development and operation of the project shall comply with all CEQA mitigation measures identified in Environmental Assessment 22-03 dated July 7, 2022.

3. To help contain fugitive dust, construction sites shall be watered down during the construction phase of the project or as directed by the Public Works Department.

4. Paved streets shall be swept frequently (water sweeper with reclaimed water recommended; wet broom) if soil material has been carried onto adjacent paved, public thoroughfares from the project site.

5. The Developer, at their expense, shall be solely responsible for all quality control associated with the project. The quality control shall include, but is not limited to, the following: survey work, potholing existing utilities, all geotechnical testing, soil reports, concrete testing, asphalt testing, and any other required special testing/inspections.

The City will only perform necessary testing to assure compliance.

6. Storage of construction material is not allowed in the travel way.

7. An Improvement Agreement outlining any costs (hot tap, connection fee, fair share contribution, etc.) associated with the development shall be accepted by the City prior to approval of the Improvement Plans.

PRIOR TO ISSUANCE OF A GRADING PERMIT

8. The improvement plans for the development of the subject property shall include all measures required to ensure that no increased drainage runoff resulting from the development of the property flow onto the adjacent lands or that the development will not impede the drainage from those properties. The land of this development shall have the same finish grade elevation as the adjacent parcels or are within tolerances as approved by the Public Works Department. If retaining walls are required they shall be constructed of concrete or masonry block.

9. A master grading plan shall be submitted to the Public Works Department as part of the improvement plans with the first subdivision phase.

PRIOR TO APPROVAL OF THE IMPROVEMENT PLANS

10. Obtain all necessary approvals from City, State, and Federal agencies, utilities and other effected parties that are required for the project including, but not limited to, the

4 preparation of drawings, studies, reports and permit applications, and payment of fees. Prior to City approval of the Improvement Plans, the Developer shall provide evidence, to the satisfaction of the Public Works Department, that all such obligations have been met.

11. The contractor shall obtain an Encroachment Permit from the City prior to performing any work within public rights of way.

12. South Colusa Frontage Road shall be widened to a half-width (centerline to back of curb) of 15.5 feet. Right-of-way shall be dedicated to a width of 20.0 feet. A 12.0- foot-wide Public Utility Easement (PUE) shall be located adjacent to the curb, or as otherwise determined by the Public Works Director. Frontage improvements shall include street section, gutter, barrier curb, landscaping, street trees, and streetlights.

Work scope is to include the necessary work items to install a 0.2’ asphalt overlay over the existing roadway, adjacent to the property, and shall be feathered 3.0’ north past the centerline of the road.

13. All service laterals (water, sewer, irrigation, fire suppression), along with required meters, are to be shown on the civil improvement plans.

14. The water main shall be extended to the east along the entire parcel frontage.

15. The septic system and replacement area shall be designed in accordance with, and comply with the Sutter County Development Services Environmental Health Division requirements. A set of septic improvement plans shall be submitted to the Department for approval. A copy of the County’s approval letter and plans shall be submitted to City.

16. Drainage improvements shall be designed in accordance with current City and County design standards. The design is to take into consideration existing infrastructure and needed improvements to facilitate drainage to the Live Oak Canal.

17. The Developer shall comply with all City requirements related to drainage, including submittal of a drainage plan for any drainage improvements for the proposed development. A drainage analysis, along with calculations, shall be submitted to the City Engineer for approval. The analysis shall include, but is not limited to:
a. Grading and drainage plan showing the proposed drainage conveyance and storage system.
b. Supporting calculations demonstrating adequacy of conveyance capacity and storage volume. The calculation analysis shall meet the requirements of the Yuba City Basin Drainage Area.
c. Storm Drain Collection Systems - For the design of all pipeline conveyance facilities, the Hydraulic Grade Line (HGL) shall be maintained a minimum of one foot below the gutter flow line of all drain inlets and at least one foot below all maintenance hole rims during a 10-year, 24-hour storm event. The storm drain minimum pipe size shall be 12 inches. The minimum velocity shall be 2 fps.
d. Street Flow -The street system shall be designed to convey the 100-year, 24- hour runoff while maintaining a water surface at least 1 foot below the adjacent building pad elevations (or alternatively, the building pad elevations shall be at least 1 foot above the 100-year water level). The grading plan

5 shall ensure that the 100-year, 24-hour runoff can be conveyed through the development and to the receiving drainage facility.
e. Drainage systems (pipes and street systems) shall be designed to accommodate the runoff from the ultimate development of the entire upstream watershed.
f. Water Quality – Water quality basin(s) shall meet State Water Resource Board requirements for water quality. The water quality basin can be incorporated into a detention pond, designed as an individual pond, included in a water quality manhole system, or as approved by the Public Works Director.
g. Detention Basins - A 100-year, 4-day storm shall be used for sizing detention storage facilities. The detention basin release rate from a 100-year, 24-hour storm after development must be equal to or lower than the runoff rate from the detention basin's tributary area before development. The Developer can provide a drainage study addressing storm water mitigation through onsite storage (Phase 2 State Water Resources Control Plan – 80% of two-year storm), perforated pipes, and oversizing storm drainage pipes upon approval of the Public Works Director to eliminate need for a detention pond. h. The Drainage Study shall be completed and stamped by a Professional Engineer and determined by the City Engineer and the Sutter County Water Agency Engineer to be comprehensive, accurate, and adequate.

18. The development shall comply with Yuba City’s stormwater requirements and PostConstruction Standards Plan. The Post Construction information can be found here:
https://www.yubacity.net/city_hall/departments/public_works/engineering/stormwate r_management

19. The Developer shall comply with all Sutter County requirements related to drainage, including submittal of a drainage plan for any drainage improvements that utilize County facilities for approval by the Sutter County Development Services Director.

20. All development shall be designed to local, state, and federal flood standards.

21. The structural section of all road improvements shall be designed using the Caltrans empirical R-value method. A geotechnical investigation shall determine the R-value of the existing soil in accordance with the Caltrans Highway Design Manual. The structural section shall be designed to the following standards:
a. Use 3” minimum for residential, 4” minimum for collectors and 5” minimum for arterials, of ‘Type A’ asphaltic concrete over Class 2 aggregate base (the thickness of the base shall be designed to the R-value of the soil) b. Use a traffic index of 6 for residential streets
c. Use a traffic index of 7 for collector streets
d. Use a traffic index of 10 for arterial streets
A copy of the geotechnical investigation, including R-value determination, test locations and structural section calculations, shall be submitted with the first improvement plan check.

22. Striping, pavement markings and traffic signage shall be provided on the Frontage Road as necessary and as required by the Public Works Department. Signage

6 restricting parking and red painted curbing shall be installed where appropriate.

Speed limit signs shall be installed at locations determined by the Public Works Department. All required speed limit signs shall be shown on the Improvement Plans.

23. The street lighting is a public improvement which shall meet the City Standard Details and be included in the Improvement Plans and Specifications for the subdivision when the improvement plans are submitted for the first improvement plan check.

Placement of two street lights shall be approved by the Public Works Director.

24. Required Improvement Plan Notes:
a. "Any excess materials shall be considered the property of the contractor/owner and shall be disposed of away from the job site in accordance with applicable local, state and federal regulations."
b. "During construction, the Contractor shall be responsible for controlling noise, odors, dust and debris to minimize impacts on surrounding properties and roadways. The Contractor shall be responsible for all construction equipment to be equipped with manufacturers approved muffler baffles. Failure to do so may result in the issuance of an order to stop work.”
c. “If any hazardous waste is encountered during the construction of this project, all work shall be immediately stopped and the Sutter County Environmental Health Department, the Fire Department, the Police Department, and the City Inspector shall be notified immediately. Work shall not proceed until clearance has been issued by all of these agencies.”
d. "The Contractor(s) shall be required to maintain traffic flow on affected roadways during non-working hours, and to minimize traffic restriction during construction.

The Contractor shall be required to follow traffic safety measures in accordance with the “California Manual of Uniform Traffic Control Devices, latest edition.” The City of Yuba City emergency service providers shall be notified, at least two working days in advance, of proposed construction scheduled by the contractor(s).”
e. “Soil shall not be treated with lime or other cementitious material without prior express permission by the Public Works Department.”
f. “Where an excavation for a trench and/or structure is five (5) feet deep or more, the contractor shall conform to O.S.H.A. requirements. The contractor shall provide a copy of the approved O.S.H.A. permit, and shoring details and calculations prepared by California licensed structural engineer to the Public Works Department, prior to beginning construction.”
g. “Should any field conditions, conflicts, errors, and/or omissions be overlooked during the design review process, or during construction of the development, then any additional work identified during construction shall be implemented by the Developer at the Developer’s expense.”

PRIOR TO ACCEPTANCE OF THE PUBLIC IMPROVEMENTS

25. Prior to final paving, the Developer shall vacuum test all manholes to ensure no leakage will occur.

26.The contractor shall maintain record drawings of the improvements and keep them on site at all times. When the project is complete, the contractor shall deliver a marked set of plans to the Engineer of Record. The Engineer of Record shall update

7 the improvement plans with the record information. Once the changes have been added to the plans, the Engineer of Record shall submit both an electronic copy (Civil 3D version 2017 or newer) and a hard copy to the City. The City will not accept the completion of the improvements until the electronic copy and hard copy have been submitted.

27.The property shall petition for formation of a Zone of Benefit of the Yuba City Lighting and Maintenance District for the purpose of maintaining the street lights. The Engineering Division shall be reimbursed actual costs associated with the formation of the district.

28. All public street lighting shall be dedicated to the City of Yuba City.

29. The Post Construction Statement of Responsibility shall be recorded at the Sutter County Recorders Office.

PRIOR TO ISSUANCE OF A BUILDING PERMIT

30. The Developer’s Superintendent/Representative shall submit three (3) sets of Pacific Gas and Electric approved utility plans showing joint trench locations and distribution lines prior to issuance of first building permit for each phase of construction.

31. The applicant shall be required to pay all applicable Sutter County Water Agency connection fees and maintenance and operation fees. Fees are payable at the Sutter County Development Services Counter located at 1130 Civic Center Blvd., Yuba City. Phone: (530) 822-7400.

32. The applicant shall provide a revised landscaping plan to the City and approved by the Development Services Director that provides a 20-foot-wide landscape strip along the Colusa Frontage Road, as required by Section 8-5.6003(b)(1) and City approved shade trees along the Colusa Frontage Road Frontage at an average of one tree per 30 linear feet of frontage, but spaced all along the frontage, as required by Section 8-5.6004(a)(3). The landscape strip shall be exclusive of minimum usable sewage disposal areas required by Sutter County.

33. The design of the two-story office/caretaker’s residence shall be enhanced to meet the "high quality" design standard that is required by the X27 Zone District that is applied to the property, and shall include eliminating from public view all storage unit access doors. This condition shall be completed to the satisfaction of the Development Services Director.

PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY

34. The curb and gutter, and lot drainage shall be inspected and approved by the City.

Any curb and gutter which is not in accord with City standards or is damaged before or during construction, shall be replaced. In addition, any concrete with cracks, chips, blemishes, and spalling greater than an inch in diameter shall be replaced from control joint to control joint.

35. Prior to the issuance of a certificate of occupancy, all reduced pressure backflow preventers shall be tested and a backflow preventer certification performed by an AWWA licensed tester shall be submitted to the Public Works Department.

8 36. All street lighting shall be constructed per the Improvement Plans and energized prior to the issuance of any certificate of occupancy or as approved by the Development Services Director.

37.Prior to issuance of any certificate of occupancy, all underground utilities, public improvements, and site improvements, including rough grading, shall be completed in accordance with City requirements.

38. The property shall be developed, used and maintained in accordance with the application, project description and development plan except as may be modified in the project conditions.

MITIGATION MEASURES
Impact Mitigation Measure Responsible
Party Timing

3.7 Geology
and Soils
Paleontological Mitigation Measure 1:

This Mitigation Measure shall be placed as
a note on the Demolition and Grading
Plans. If paleontological resources are
found, the construction manager shall halt
all activity and immediately contact the
Development Services Department at 530-
822-4700.

Mitigation shall be conducted as follows:

1. Identify and evaluate paleontological
resources by intense field survey
where impacts are considered high;

2. Assess effects on identified sites;

3. Consult with the
institutional/academic
paleontologists conducting
research investigations within the
geological formations that are
slated to be impacted;

4. Obtain comments from the
researchers;

5. Comply with researchers’
recommendations to address any
significant adverse effects where
determined by the City to be
feasible.

In considering any suggested mitigation
proposed by the consulting paleontologist,
the City’s Community Development
Department Staff shall determine whether
avoidance is necessary and feasible in
light of factors such as the nature of the
find, project design, costs, Specific or
General Plan policies and land use
Developer,
Public Works
Dept.,
Development
Services Dept.

During
construction
phase

9 assumptions, and other considerations. If
avoidance is unnecessary or infeasible,
other appropriate measures (e.g., data
recovery) shall be instituted. Work may
proceed on other parts of the project site
while mitigation for paleontological
resources is carried out.

3.8. Greenhouse
Gases
Greenhouse Gas Mitigation 1: The site
grading and construction of the selfstorage facility shall comply with the GHG Reduction Measures provided in
the adopted Yuba City Resource
Efficiency Plan.

Development
Services Dept. Prior to
issuance of
building
permits.

3.18. Tribal
Cultural
Resources
Tribal Cultural Resources Mitigation 1:

Post Ground Disturbance A minimum of
seven days prior to beginning earthwork,
clearing, and grubbing, or other soil
disturbing activities, the applicant shall
notify lead agency of the proposed
earthwork start-date. The lead agency
shall contact the United Auburn Indian
Community (UAIC) with the proposed
earthwork start-date and a UAIC Tribal
Representative or Tribal Monitor shall be
invited to inspect the project site, including
any soil piles, trenches, or other disturbed
areas, within the first five days of
groundbreaking activity, or as appropriate
for the type and size of the project. During
this inspection, a UAIC Tribal
Representative or Tribal Monitor may
provide an on-site meeting for construction
personnel information on TCRs and
workers awareness brochure.

If any TCRs are encountered during this
initial inspection, or during any subsequent
construction activities, work shall be
suspended within 100 feet of the find and
measures included in the Unanticipated
Discoveries Mitigation Measure 2 shall
be implemented. Preservation in place is
the preferred alternative under CEQA and
UAIC protocols, and every effort must be
made to preserve the resources in place,
including through project redesign.

The contractor shall implement any
measures deemed by CEQA lead agency
to be necessary and feasible to preserve
in place, avoid, or minimize significant
Developer,
Public Works
Dept.,
Development
Services Dept.

During
construction
phase

10 effects to the resources, including the use
of paid Native American Monitor during
ground disturbing activities.

Tribal Cultural Resources Mitigation 2:

Unanticipated Discoveries: If any
suspected TCRs are discovered during
ground disturbing construction activities,
all work shall cease within 100 feet of the
find, or an agreed upon distance based on
the project area and nature of the find. A
Tribal Representative from a California
Native American Tribe that is traditionally
and culturally affiliated with a geographic
area shall be immediately notified and
shall determine if the find is a TCR (PRC
21074). The Tribal Representative will
make recommendations for further
evaluation and treatment as necessary.

Preservation in place is the preferred
alternative under CEQA and UAIC
protocols, and every effort must be made
to preserve the resources in place,
including through project redesign.

Culturally appropriate treatment may be,
but is not limited to, processing materials
for reburial, minimizing handling of cultural
objects, leaving objects in place within the
landscape, returning objects to a location
within the project area where they will not
be subject to future impacts. The Tribe
does not consider curation of TCR’s to be
appropriate or respectful and request that
materials not be permanently curated,
unless approved by the Tribe.

The contractor shall implement any
measures deemed by the CEQA lead
agency to be necessary and feasible to
preserve in place, avoid, or minimize
impacts to the resource, including but
limited to, facilitating the appropriate tribal
treatment of the find, as necessary.

Treatment that preserves or restores the
cultural character and integrity of a Tribal
Cultural Resource may include Tribal
monitoring, culturally appropriate recovery
of cultural objects, and reburial of cultural
objects or cultural soil.

Work at the discovery location cannot
resume until all necessary investigation
and evaluation of the discovery under the

11 requirements of CEQA, including AB 523
has been satisfied.

ATTACHMENT 2

Service Layer Credits: Source: Esri, Maxar,
GeoEye, Earthstar Geographics, CNES/Airbus
DS, USDA, USGS, AeroGRID, IGN, and the
GIS User Community

INDUSTRIAL DR
HWY 20

LIBBY LN
R
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C
H
E
R
O
R
D

COLUSA FRONTAGE RD

INDUSTRIAL DR
R
O
Y
O
RA
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C
H
E
R
O
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D
HWY 20
HWY 20
HWY 20

COLUSA FRONTAGE RD
Development Plan (DP) 22-01
Location Map - 3142 Colusa Hwy
Project Site

I!
ATTACHMENT 3

-1-

YUBA CITY
X Districts
Updated | May 5, 2016
X District Areas & the reasons for applying the combining district to the area:

X27 Area: The 9.5-acre project is located at 3142 South Colusa Frontage Road approximately 720 feet west of the North George Washington Blvd. The site is identified as Assessor’s parcel number 63-020-140.

At its September 19, 2017 Council expressed that since the project is on a gateway into the City there is a need to ensure that future development and façade renovations be of a high quality and added the X Combining District. The X Combining District requires that new structures and façade renovations on Lots 1 and 2, the two northernmost parcels adjacent to Colusa Highway, be forwarded to the Planning Commission for architectural design review.

This condition is captured as part of the X Combining District.

Criteria for Development

1. Tentative Map TM-17-01 shall comply with the Conditions of Approval including adopted environmental assessment mitigation measures.

8. The applicant/property owner agrees to defend, indemnify and hold harmless the City, its officers, agents and employees, from any and all claims, damages, liability or actions arising out of or connected with this Agreement, except to the extent such liabilities are caused by actions of the City.

9. Tentative Map TM-17-01 is approved as shown in Attachment 3 of the report to the Planning Commission.

10. The lot design on the Parcel Map shall be designed in conformance with the approved Tentative Map as filed with Development Services Department.

11. Prior to a Building Permit the developer shall submit to Development Services Department for review and approval a site plan, landscape and maintenance plan, and elevations.

12. Prior to a Building Permit on all lots with connected sidewalk the developer shall submit a landscape plan with on-site tree wells every 30 feet to include trees with a minimum 15 gallon in size and a one-inch dbh (diameter at breast height) to be located along the street frontage. The landscape plan, tree well location(s), and tree species shall be reviewed and approved by the Development Services Director.

-2-

13. Developer shall comply with all adopted environmental mitigation measures as identified in the Mitigation Measuring and Monitoring Plan incorporated herein by reference as Attachment 7.

14. Should artifacts or unusual amounts of bone or shell be uncovered during demolition or construction activity, all work shall be stopped and a qualified archeologist shall be contacted for on-site consultation. Avoidance measures or appropriate mitigation shall be completed according to CEQA guidelines. The State Office of Historic Preservation has issued recommendations for the preparation of Archeological Resource Management Reports which shall be used for guidelines. If the bone appears to be human, California law mandates that the Sutter County Coroner and the Native American Heritage Commission be contacted.

15. Relinquish vehicular access rights to the streets and/or easements along the following property:
a. Northern property lines of parcels 1 & 2.
b. The northern 75 feet of the east property line of parcel 1. c. The northern 75 feet of the west property line of parcel 2.

ATTACHMENT 4

Environmental Assessment 22-03
For Yuba City Self Storage
Initial Study and Mitigated Negative Declaration for
Development Plan 22-01
Prepared for:

City of Yuba City
1201 Civic Center Blvd.

Yuba City, CA 95993
Prepared By:

Denis Cook
Land Use Planning Consultant
and
City of Yuba City
Development Services Department
Planning Division
July 7, 2022

1 This page intentionally left blank.

2 Table of Contents
Table of Contents...............................................................................................................................2

1. Introduction ..............................................................................................................................4 Introduction ..................................................................................................................................4 Regulatory Information.................................................................................................................4 Document Format.........................................................................................................................5 Purpose of Document...................................................................................................................5 Intended Uses of this Document ..................................................................................................6

2. Project Description ....................................................................................................................7 Project Title...................................................................................................................................7 Lead Agency Name and Address...................................................................................................7 Contact Person and Phone Number .............................................................................................7 Project Location ............................................................................................................................7 Project Applicant...........................................................................................................................7 Property Owner ............................................................................................................................7 General Plan Designation..............................................................................................................7 Zoning............................................................................................................................................7 Project Description........................................................................................................................9 Surrounding Land Uses and Setting............................................................................................11 Other Public Agencies Whose Approval May be Required ........................................................11 Environmental Factors Potentially Affected:..............................................................................11 Evaluation of Environmental Impacts: .......................................................................................12

3. Environmental Checklist and Impact Evaluation........................................................................14 Aesthetics....................................................................................................................................14 Agricultural and Forestry Resources...........................................................................................17 Air Quality ...................................................................................................................................21 Biological Resources....................................................................................................................28 Cultural Resources......................................................................................................................32

3.6 Energy .........................................................................................................................................34

3.7 Geology and Soils........................................................................................................................36

3.8 Greenhouse Gas Emissions.........................................................................................................42

3.9 Hazards and Hazardous Materials ..............................................................................................45

3.10 Hydrology and Water Quality .....................................................................................................50

3.11 Land Use and Planning................................................................................................................54

3.12 Mineral Resources ......................................................................................................................55

3 3.13 Noise ...........................................................................................................................................57

3.14 Population and Housing..............................................................................................................62

3.15 Public Services.............................................................................................................................64

3.16 Recreation...................................................................................................................................66

3.17 Transportation/Traffic ................................................................................................................67

3.18 Tribal Cultural Resources............................................................................................................70

3.19 Utilities and Service Systems ......................................................................................................75

3.20 Wildfire........................................................................................................................................78

3.21 Mandatory Findings of Significance............................................................................................81

4. Section References and/or Incorporated by Reference..............................................................83

4 CITY OF YUBA CITY
Development Services Department
Planning Division
1201 Civic Center Blvd. Yuba City, CA 95993 Phone (530) 822-4700

1. Introduction
Introduction
This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared to identify any potential environmental impacts in the City of Yuba City, California (City) from the proposed Yuba City Self Storage facility. This is a proposal on 9.52 acres to construct a self-storage facility consisting of two phases. Phase 1 consists of nine buildings totaling approximately 94,045 square feet, and a 74,640 square foot graveled outdoor area for storage of 192 vehicles. Building “D” differs from the others as it will be a 27,000 square foot climate-controlled building for storage of items that may be temperature sensitive. Also included in Phase 1 is a 2,200 square foot two-story building near the entrance for a first-floor office and second floor caretaker’s residence. Seven public parking spaces will be provided just outside the entrance gate. No commercial semi-trucks will be allowed in the outdoor vehicle storage area. Phase 2 is the conversion of the outdoor vehicle storage area to approximately 104,800 additional square feet of self-storage units consisting of nine more single story buildings.

The resulting fully developed 201,415 square foot Project will consist of 199,215 square feet of selfstorage units and a 2,200 square foot two-story building with an office on the first floor and a caretaker’s residence on the second floor.

This review considers both phases of the project so future construction of Phase 2 needs no further environmental review.

The property, identified as Assessor’s Parcel Number 63-020-140, is located on the south side of State Route 20 and Colusa Frontage Road approximately 720 feet west of George Washington Blvd.

This development plan is considered a project under the California Environmental Quality Act (CEQA), as the City has discretionary authority over the project. The project requires discretionary review by the City of Yuba City Planning Commission.

This IS/MND has been prepared in conformance with CEQA Guidelines Section 15070. The purpose of the IS/MND is to determine the potential significant impacts associated with the tentative subdivision map and provide an environmental assessment for consideration by the Planning Commission. In addition, this document is intended to provide the basis for input from public agencies, organizations, and interested members of the public.

Regulatory Information
An Initial Study (IS) is an environmental assessment document prepared by a lead agency to determine if a project may have a significant effect on the environment. In accordance with the California Code of Regulations Title 14 (Chapter 3, §15000 et seq.), commonly referred to as the CEQA Guidelines - Section 15064(a)(1) states an environmental impact report (EIR) must be prepared if there is substantial evidence in light of the whole record that the proposed project under review may have a significant effect on the

5 environment and should be further analyzed to determine mitigation measures or project alternatives that might avoid or reduce project impacts to less than significant. A negative declaration may be prepared instead; if the lead agency finds that there is no substantial evidence, in light of the whole record that the project may have a significant effect on the environment. A negative declaration is a written statement describing the reasons why a proposed project, not exempt from CEQA pursuant to §15300 et seq. of Article 19 of the Guidelines, would not have a significant effect on the environment and, therefore, why it would not require the preparation of an EIR (CEQA Guidelines Section 15371). According to CEQA Guidelines Section 15070, a negative declaration shall be prepared for a project subject to CEQA when either:

A. The IS shows there is no substantial evidence, in light of the whole record before the agency, that the proposed project may have a significant effect on the environment, or B. The IS identified potentially significant effects, but:
a. Revisions in the project plans or proposals made by or agreed to by the applicant before the proposed negative declaration and initial study is released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur is prepared, and
b. There is no substantial evidence, in light of the whole record before the agency, that the proposed project as revised may have a significant effect on the environment. If revisions are adopted by the Lead Agency into the proposed project in accordance with the CEQA Guidelines Section 15070(b), a Mitigated Negative Declaration (MND) is prepared.

Document Format
This IS/MND contains four chapters, and one technical appendix. Chapter 1, Introduction, provides an overview of the proposed Project and the CEQA environmental documentation process. Chapter 2, Project Description, provides a detailed description of proposed Project objectives and components. Chapter 3, Impact Analysis, presents the CEQA checklist and environmental analysis for all impact areas, mandatory findings of significance, and feasible measures. If the proposed Project does not have the potential to significantly impact a given issue area, the relevant section provides a brief discussion of the reasons why no impacts are expected. If the proposed Project could have a potentially significant impact on a resource, the issue area discussion provides a description of potential impacts, and appropriate mitigation measures and/or permit requirements that would reduce those impacts to a less than significant level. Chapter 4, List of Preparers, provides a list of key personnel involved in the preparation of the IS/MND.

Purpose of Document
The proposed self-storage facility will undergo a public review process by the Planning Commission that, if approved, Phase 1 will consist of 94,045 square feet of self-storage units and a 192-space outdoor vehicle storage area and Phase 2 will consist of replacing the outdoor vehicle storage area with 104,800 square feet of self-storage units. The completed project will consist of approximately 200,000 square feet within 18 self-storage buildings. The Planning Commission’s review is needed to assure that the project will be compatible with existing or expected neighboring uses and that adequate public facilities are available to serve the project.

6 This document has been prepared to satisfy the California Environmental Quality Act (CEQA) (Pub. Res.

Code, Section 21000 et seq.) and the State CEQA Guidelines (Title 14 CCR §15000 et seq.). CEQA requires that all state and local government agencies consider the environmental consequences of projects over which they have discretionary authority before acting on those projects.

The initial study is a public document used by the decision-making lead agency to determine whether a project may have a significant effect on the environment. If the lead agency finds substantial evidence that any aspect of the project, either individually or cumulatively, may have a significant effect on the environment, regardless of whether the overall effect of the project is adverse or beneficial, the lead agency is required to use a previously prepared EIR and supplement that EIR, or prepare a subsequent EIR to analyze at hand. If the agency finds no substantial evidence that the project or any of its aspects may cause a significant effect on the environment, a negative declaration shall be prepared. If in the course of the analysis, it is recognized that the project may have a significant impact on the environment, but that with specific recommended mitigation measures incorporated into the project, these impacts shall be reduced to less than significant, a mitigated negative declaration shall be prepared.

In reviewing all of the available information for the above referenced project, the City of Yuba City Planning Division has analyzed the potential environmental impacts created by this project and a mitigated negative declaration has been prepared for this project.

Intended Uses of this Document
In accordance with CEQA, a good-faith effort has been made during preparation of this IS/MND to contact affected public agencies, organizations, and persons who may have an interest in the proposed project.

In reviewing the Draft IS/MND, affected and interested parties should focus on the sufficiency of the document in identifying and analyzing the possible impacts on the environment and ways in which the effects of the proposed project would be avoided or mitigated.

The Draft IS/MND and associated appendices will be available for review on the City of Yuba City website at www.yubacity.net/environmental. The Draft IS/MND and associated appendixes also will be available for review during regular business hours at the City of Yuba City Development Services Department (1201 Civic Center Boulevard, Yuba City, California 95993). The 20-day review period will commence on July 6, 2022 and end on July 27, 2022 at the conclusion of the Planning Commission hearing.

Written comments on the Draft IS/MND should be sent to the following address:

City of Yuba City
Attn: Doug Libby, Deputy Director of Development Services Development Services Department
1201 Civic Center Boulevard
Yuba City, CA 95991
e-mail: [email protected]
Phone: (530) 822-3231

7 2. Project Description
Project Title
Development Plan (DP) 22-01: Yuba City Self-Storage
Lead Agency Name and Address
City of Yuba City
Development Services Department, Planning Division
1201 Civic Center Blvd.

Yuba City, CA 95993
Contact Person and Phone Number
Doug Libby
(530) 822-3231
[email protected]
Project Location
The property is located on the south side of State Route 20 and Colusa Road approximately 720 feet west of George Washington Blvd. The property is identified as Assessor’s Parcel Number 63-020-140.

Project Applicant
Highway 20 Commercial Industrial, LLC
4624 Duckhorn Drive
Sacramento, CA 95834
Contact: Mike Singh
Property Owner
Westmark Partners, L.P.
4624 Duckhorn Drive
Sacramento, CA 95834
Contact: Mike Singh
General Plan Designation
The site is designated in the General Plan as Business, Technology & Light Industrial (B,T, & LI). Selfstorage units are consistent with that designation.

Zoning
The site is within the Light Industrial (LI) Zone District combined with an X Zone District (M-1 X27). The M-1 Zone District allows self-storage units; the X27 combining Zone District provides for specific criteria that development of the property must meet (a copy of this X District is attached).

8 Figure 1: Location Map
Development Plan 22-01: Yuba City Self-Storage

9 Figure 2: Site Plan
Development Plan 22-01: Yuba City Self-Storage Phase 1

10 Figure 3: Development Plan Phase 2

2.9 Project Description
This is a request to construct on 9.52 acres a self-storage facility consisting of two phases. Phase 1 consists of nine self-storage buildings totaling approximately 94,045 square feet, and a 74,640 square foot graveled outdoor area for storage of 192 vehicles. Building “D” differs from the others as it will be a 27,000 square foot climate-controlled building for storage of items that may be temperature sensitive.

11 Also included is a 2,200 square foot two-story building near the entrance for a first-floor office and second floor caretaker’s residence. Seven public parking spaces will be provided just outside the entrance gate.

N commercial semi-trucks will be parked in the vehicle storage area. Phase 2 is the conversion of the outdoor vehicle storage area to approximately 104,800 additional square feet of self-storage units consisting of nine more single story buildings.

The resulting fully developed 201,415 square project will consist of 199,215 square feet of self-storage units and a 2,200 square foot two-story building with an office on the first floor and a caretaker’s residence on the second floor.

This review considers both phases of the project so future construction of Phase 2 needs no further environmental review.

Surrounding Land Uses and Setting
Setting: The project is located in west Yuba City in a primarily light industrial area.

Other Public Agencies Whose Approval May be Required
 Feather River Air Quality Management District, Dust Control Plan, Indirect Source Review.  Central Valley Regional Water Quality Control Board.

Environmental Factors Potentially Affected:

The environmental factors checked below would be potentially affected by this project, as indicated by the checklist and subsequent discussion on the following pages.

Aesthetics Agriculture & Forestry
Resources
Air Quality
Biological Resources Cultural Resources Energy
X Geology/Soils X Greenhouse Gas Emissions Hazard & Hazardous Materials
Hydrology/Water Quality Land Use Planning Mineral Resources Noise Population/Housing Public Services
Recreation Transportation X Tribal Cultural Resources
Utilities/Service Systems Wildfire Mandatory Findings of Significance
Table 1: Bordering Uses
North: State Route (SR) 20.

South: Outdoor vehicle storage portion of a neighboring self-storage facility.

East: Light Industrial uses.

West: Self-storage units of a neighboring self-storage facility.

12 Determination: 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 the 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.

Benjamin Moody July 7, 2022
Signature Date
Benjamin Moody, Development Services Director
Printed Name/Position
Evaluation of Environmental Impacts:

A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).

All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.

Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that

13 an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required.
“Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analysis,” as described below, may be cross referenced). A Mitigated Negative Declaration also requires preparation and adoption of a Mitigation Monitoring and Reporting Program (MMRP) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. In this case, a brief discussion should identify the following:

Earlier Analysis Used. Identify and state where they are available for review.

Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.

Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures that were incorporated or refined from the earlier document and the extent to which they addressed site-specific conditions for the project.

Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts. Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.

Supporting Information Sources: A source list should be attached, and other sources used, or individuals contacted should be cited in the discussion.

14 3. Environmental Checklist and Impact Evaluation
The following section presents the initial study checklist recommended by the California Environmental Quality Act (CEQA; Appendix G) to determine potential impacts of a project. Explanations of all answers are provided following each question, as necessary.

Aesthetics
Table 3-1: Aesthetics
Except as provided in Public Resources Code Section
21099, would the project:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
X
c) In non-urbanized areas, substantially degrade the
existing visual character or quality of public views
of the site and its surroundings? (Public views are
those that are experienced from publicly accessible
vantage point). If the project is in an urbanized
area, would the project conflict with applicable
zoning and other regulations governing scenic
quality?
X
d) Create a new source of substantial light or glare,
which would adversely affect day or nighttime
views in the area?
X

3.1.1. Environmental Setting/Affected Environment
Background views are generally considered to be long-range views in excess of 3 to 5 miles from a vantage point. Background views surrounding the project site are limited due to the flat nature of the site and the surrounding urban landscape. Overall, the vast majority of Sutter County is relatively flat, with the Sutter Buttes being the exception. The Sutter Buttes, located several miles northwest of the project site, and are not visibly prominent from this location. The Sutter Buttes comprise the long-range views to the northwest and are visible from the much of the City, except in areas where trees or intervening structures block views of the mountain range.

The City’s General Plan, more specifically the Community Design Element “establishes policies to ensure the creation of public and private improvements that will maintain and enhance the image, livability, and aesthetics of Yuba City in the years to come.”
The following principles and policies are applicable:
 Maintain the identity of Yuba City as a small-town community, commercial hub, and residential community, surrounded by agricultural land and convey, through land uses and design amenities, Yuba City’s character and place in the Sacramento Valley.

15  Recognizing the livability and beauty of peer communities with highly designed visual landscapes, commit to a focus on the visual landscape of Yuba City.  Maintain, develop, and enhance connections between existing and planned neighborhoods.  Create and build upon a structured open space and parks network, centered on two large urban parks and the Feather River Corridor.
 Strive for lush, landscaped public areas marked by extensive tree plantings.  Design commercial and industrial centers to be visually appealing, to serve both pedestrians and automobiles, and to integrate into the adjacent urban fabric.

In addition to the City’s General Plan, the City provides Design Guidelines. The goal of the City’s design guidelines is to ensure the highest quality of building design: designs that are aesthetically pleasing; designs that are compatible with the surroundings in terms of scale, mass, detailing, and building patterns; designs that accommodate the pedestrian, automobile, bicycle, and transit circulation; and designs that consider public safety, public interaction, and historic resources. In this case, however, the Design Guidelines do not currently apply to light industrial uses. But the City does have special Zoning (X27 Combining Zone District) that applies to this property. It requires that, because the property is located at a gateway to the City, new building facades must be of “high quality.”

3.1.2. Federal Regulatory Setting
Federal regulations relating to aesthetics include: Organic Administration Act (1897), Multiple Use – Sustained Yield Act (1960), Wilderness Act (1964), Federal Lands Policy and Management Act (1976), Wild and Scenic Rivers Act. The proposed Project is not subject to these regulations since there are no federally designated lands or rivers in the vicinity.

3.1.3. State Regulatory Setting
The California State Scenic Highway Program was created by the California Legislature in 1963 to preserve and protect scenic highway corridors from change which would diminish the aesthetic value of lands adjacent to highways. The state laws governing the Scenic Highway Program are found in the Streets and Highways Code, Section 260 et seq. The State Scenic Highway System includes a list of highways that are either eligible for designation as scenic highways or have been so designated. These highways are identified in Section 263 of the Streets and Highways Code.

A highway may be designated scenic depending upon how much of the natural landscape can be seen by travelers, the scenic quality of the landscape, and the extent to which development intrudes upon the traveler’s enjoyment of the view. When a city or county nominates an eligible scenic highway for official designation, it must identify and define the scenic corridor of the highway. A scenic corridor is the land generally adjacent to and visible from the highway. A scenic corridor is identified using a motorist’s line of vision. A reasonable boundary is selected when the view extends to the distant horizon. The corridor protection program does not preclude development but seeks to encourage quality development that does not degrade the scenic value of the corridor. Jurisdictional boundaries of the nominating agency are also considered. The agency must also adopt ordinances to preserve the scenic quality of the corridor or document such regulations that already exist in various portions of local codes. These ordinances make up the scenic corridor protection program. County roads can also become part of the Scenic Highway System. To receive official designation, the county must follow the same process required for official designation of state scenic highways. There are no designated state scenic highways in the view shed of the project site.

16 California Building Code Title 24 Outdoor Lighting Standards: The requirements vary according to which “Lighting Zone” the equipment is in. The Standards contain lighting power allowances for newly installed equipment and specific alterations that are dependent on which Lighting Zone the project is located in.

Existing outdoor lighting systems are not required to meet these lighting power allowances. However, alterations that increase the connected load, or replace more than 50 percent of the existing luminaires, for each outdoor lighting application that is regulated by the Standards, must meet the lighting power allowances for newly installed equipment.

An important part of the Standards is to base the lighting power that is allowed on how bright the surrounding conditions are. The eyes adapt to darker surrounding conditions, and less light is needed to properly see; when the surrounding conditions get brighter, more light is needed to see. The least power is allowed in Lighting Zone 1 and increasingly more power is allowed in Lighting Zones 2, 3, and 4. By default, government designated parks, recreation areas and wildlife preserves are Lighting Zone 1; rural areas are Lighting Zone 2; and urban areas are Lighting Zone 3. Lighting Zone 4 is a special use district that may be adopted by a local government. The proposed Project is located in an urban area; thereby, it is in Lighting Zone 3.

3.1.4. Impact Assessment/Environmental Consequences:
a) Have a substantial adverse effect on a scenic vista? There are no officially designated scenic vistas in Yuba City; the project would therefore have no adverse effect on an official scenic vista. The front of the project, located on the south side of SR 20, will be visible to travelers along that highway. Most of the other three sides will not be visible to the public as the project is surrounded on those three sides by light industrial uses. The project will not interfere with views of the Sutter Buttes from SR 20 travelers, as the project is located on the south side of the highway and the Buttes are to the north.

Of note is the specific zoning previously applied to this property (X27 Combining Zone District). That zoning is due to the property being located at a gateway to the City. The special zoning requires that new building facades must be of a “high quality.” To accomplish this the applicant has revised the original façade design to improve the building aesthetics, except for the two-story entrance office building near the entrance. A condition has been added, however, that this building’s design, including the corner twostory portion, be improved to a higher quality, and the proposed landscaping be enhanced, to the satisfaction of the Development Services Director prior to issuance of a building permit. With that condition in place, the scenic impact will be less than significant. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
The site is unremarkable in that it is flat with no topographic features, rock outcroppings, large heritage type trees or buildings more than fifty years old.
c) In non-urbanized areas, substantially degrade the existing visual character of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
The project is within an urbanized area. However, as stated in the response to question a) above, the portion of the building façade visible from SR 20 is required by the special zoning to be enhanced with

17 improved façade design and landscaping. With a condition applied to the project requiring enhanced facades, the Project will meet the City’s design criteria. Therefore, the design of the project is not expected to have the potential to adversely impact views of the area. d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area?
The project is within a light industrial area so the impact from this facility’s lighting is not expected to impact any neighboring facilities. Further as the self-storage facility will be open only during extended daytime hours, night lighting will be limited primarily to security lighting that will not be visible or only minimally visible from SR 20.

Agricultural and Forestry Resources
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared (1997) by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland.

Table 3-2: Agricultural and Forestry Resources
Would the project:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland 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?
X
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? X
c) Conflict with existing zoning for, or cause rezoning of, forestland (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))?
X
d) Result in the loss of forest land or conversion of
forest land to non-forest use? X
e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
X

3.2.1. Environmental Setting/Affected Environment
Sutter County is located within the northern portion of California’s Central Valley in the area known as the Sacramento Valley. It contains some of the richest soils in the State. These soils, combined with

18 abundant surface and subsurface water supplies and a long, warm growing season, make Sutter County’s agricultural resources very productive. Sutter County is one of California’s leading agricultural counties, with 83 percent of the County’s total land acreage currently being used for agricultural purposes.

However, while Sutter County provides rich agricultural opportunities, the subject site is within an urban area and has been designated for urban uses for many years.

3.2.2. Federal Regulatory Setting
Farmland Protection Policy Act: The Natural Resources Conservation Service (NRCS), a federal agency within the U.S. Department of Agriculture (USDA), is the agency primarily responsible for implementation of the Farmland Protection Policy Act (FPPA). The FPPA was enacted after the 1981 Congressional report, Compact Cities: Energy-Saving Strategies for the Eighties indicated that a great deal of urban sprawl was the result of programs funded by the federal government. The purpose of the FPPA is to minimize federal programs’ contribution to the conversion of farmland to non-agricultural uses by ensuring that federal programs are administered in a manner that is compatible with state, local, and private programs designed to protect farmland. Federal agencies are required to develop and review their policies and procures to implement the FPPA every two years (USDA-NRCS, 2011). 2014 Farm Bill: The Agricultural Act of 2014 (the Act), also known as the 2014 Farm Bill, was signed by President Obama on Feb. 7, 2014. The Act repeals certain programs, continues some programs with modifications, and authorizes several new programs administered by the Farm Service Agency (FSA).

Most of these programs are authorized and funded through 2018.

The Farm Bill builds on historic economic gains in rural America over the past five years, while achieving meaningful reform and billions of dollars in savings for the taxpayer. It allows USDA to continue record accomplishments on behalf of the American people, while providing new opportunity and creating jobs across rural America. Additionally, it enables the USDA to further expand markets for agricultural products at home and abroad, strengthen conservation efforts, create new opportunities for local and regional food systems and grow the bio-based economy. It provides a dependable safety net for America's farmers, ranchers and growers and maintains important agricultural research, and ensure access to safe and nutritious food for all Americans.

Forestry Resources: Federal regulations regarding forestry resources are not relevant to the proposed Project because no forestry resources exist on the project site or in the vicinity.

3.2.3. State Regulatory Setting
California Environmental Quality Act (CEQA) Definition of Agricultural Lands: Public Resources Code Section 21060.1 defines “agricultural land” for the purposes of assessing environmental impacts using the Farmland Mapping & Monitoring Program (FMMP). The FMMP was established in 1982 to assess the location, quality, and quantity of agricultural lands and the conversion of these lands. The FMMP provides analysis of agricultural land use and land use changes throughout California.

California Department of Conservation, Division of Land Resource Protection: The California Department of Conservation (DOC) applies the NRCS soil classifications to identify agricultural lands, and these agricultural designations are used in planning for the present and future of California’s agricultural land resources. Pursuant to the DOC’s FMMP, these designated agricultural lands are included in the Important Farmland Maps (IFM) used in planning for the present and future of California’s agricultural land resources. The FMMP was established in 1982 to assess the location, quality, and quantity of agricultural lands and the conversion of these lands. The FMMP provides analysis of agricultural land use and land use

19 changes throughout California. The DOC has a minimum mapping unit of 10 acres, with parcels that are smaller than 10 acres being absorbed into the surrounding classifications.

The list below provides a comprehensive description of all the categories mapped by the DOC. Collectively, lands classified as Prime Farmland, Farmland of Statewide Importance, and Unique Farmland is referred to as Farmland.
 Prime Farmland. Farmland that has the best combination of physical and chemical features able to sustain long‐term agricultural production. This land has the soil quality, growing season, and moisture supply needed to produce sustained high yields. Land must have been used for irrigated agricultural production at some time during the four years prior to the mapping date.  Farmland of Statewide Importance. Farmland similar to Prime Farmland but with minor shortcomings, such as greater slopes or less ability to store soil moisture. Land must have been used for irrigated agricultural production at some time during the four years prior to the mapping date.
 Unique Farmland. Farmland of lesser quality soils used for the production of the State’s leading agricultural crops. This land is usually irrigated but may include non-irrigated orchards or vineyards as found in some climatic zones in California. Land must have been cropped at some time during the four years prior to the mapping date.
 Farmland of Local Importance. Land of importance to the local agricultural economy as determined by each county’s board of supervisors and a local advisory committee.  Grazing Land. Land on which the existing vegetation is suited to the grazing of livestock. This category was developed in cooperation with the California Cattlemen’s Association, University of California Cooperative Extension, and other groups interested in the extent of grazing activities.

The minimum mapping unit for Grazing Land is 40 acres.
 Urban and Built-up Land. Land occupied by structures with a building density of at least 1 unit to

1.5 acres, or approximately 6 structures to a 10‐acre parcel. This land is used for residential, industrial, commercial, institutional, public administrative purposes, railroad and other transportation yards, cemeteries, airports, golf courses, sanitary landfills, sewage treatment, water control structures, and other developed purposes.  Other Land. Land not included in any other mapping category. Common examples include low density rural developments; brush, timber, wetland, and riparian areas not suitable for livestock grazing; confined livestock, poultry or aquaculture facilities; strip mines and borrow pits; and water bodies smaller than 40 acres. Vacant and nonagricultural land surrounded on all sides by urban development and greater than 40 acres is mapped as Other Land.

California Land Conservation Act (Williamson Act): The California Land Conservation Act of 1965, commonly referred to as the Williamson Act, is promulgated in California Government Code Section 51200‐51297.4, and therefore is applicable only to specific land parcels within the State of California. The Williamson Act enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space uses in return for reduced property tax assessments. Private land within locally designated agricultural preserve areas is eligible for enrollment under Williamson Act contracts. However, an agricultural preserve must consist of no less than 100 acres. In order to meet this requirement two or more parcels may be combined if they are contiguous, or if they are in common ownership.

20 The Williamson Act program is administered by the Department of Conservation (DOC), in conjunction with local governments, which administer the individual contract arrangements with landowners. The landowner commits the parcel to a 10‐year period, or a 20-year period for property restricted by a Farmland Security Zone Contract, wherein no conversion out of agricultural use is permitted. Each year the contract automatically renews unless a notice of non‐renewal or cancellation is filed. In return, the land is taxed at a rate based on the actual use of the land for agricultural purposes, as opposed to its unrestricted market value. An application for immediate cancellation can also be requested by the landowner, provided that the proposed immediate cancellation application is consistent with the cancellation criteria stated in the California Land Conservation Act and those adopted by the affected county or city. Non‐renewal or immediate cancellation does not change the zoning of the property.

Participation in the Williamson Act program is dependent on county adoption and implementation of the program and is voluntary for landowners.

Farmland Security Zone Act: The Farmland Security Zone Act is similar to the Williamson Act and was passed by the California State Legislature in 1999 to ensure that long-term farmland preservation is part of public policy. Farmland Security Zone Act contracts are sometimes referred to as “Super Williamson Act Contracts.” Under the provisions of this act, a landowner already under a Williamson Act contract can apply for Farmland Security Zone status by entering into a contract with the county. Farmland Security Zone classification automatically renews each year for an additional 20 years. In return for a further 35% reduction in the taxable value of land and growing improvements (in addition to Williamson Act tax benefits), the owner of the property promises not to develop the property into nonagricultural uses.

Forestry Resources: State regulations regarding forestry resources are not relevant to the proposed Project because no forestry resources exist on the project site or in the vicinity.

3.2.4. Impact Assessment/Environmental Consequences:
a) Convert Prime Farmland, Unique Farmland, or Farmland 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?
The 2018 Department of Conservation Important Farmland Map identifies the project site as “Grazing Land” which is a lesser quality soil that does not meet the requirements of a Prime Farmland, Unique Farmland or Farmland of Statewide Importance criteria. The property is located on land that has a soil quality that could support agricultural uses. However, the site is well within the boundaries of the Yuba City urban area and is surrounded by non-agricultural uses. Because the property is small (9.52-acres) and it is surrounded on three sides by urban uses that are considered to be incompatible with agricultural uses, it is unlikely that the property can be economically farmed. Further, the City and Sutter County General Plans identify this area for urban development, as compared to the vast majority of Sutter County for which agricultural land is protected from urban growth (this was identified in the EIR’s for both the Yuba City and Sutter County General Plans). Therefore, this self-storage facility will not create a significant impact regarding the loss of agricultural land because the onsite soils are not considered Prime Farmland, Unique Farmland or Farmland of Statewide Importance.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? The property is currently zoned for non-agricultural uses and it is not under a Williamson Act contract. As this is an urban infill project, there are no agricultural lands near this property. Therefore, this project will not result in the conversion of other agricultural properties to non-agricultural uses. See discussion above under item 3.2.4.a.

21 c) Conflict with existing zoning for, or cause rezoning of, forestland (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4256), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? The proposed Project is located in the Sacramento Valley in a relatively flat area that likely was previously utilized for agriculture but designated years ago for urban use. There are no forests or timberland located on the project site or within the vicinity of the project. There will be no impact on existing zoning of forestland and the proposed Project will not cause the rezoning of any forestlands. d) Result in the loss of forestland or conversion of forest land to non-forest use? There is no forested land on the Project site or within the vicinity of the Project; therefore, there will be no impact on forest land.
e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? The proposed Project is within an area already served by City services and developed with light industrial uses. There are no neighboring properties used for agriculture. Therefore, there are no nearby agricultural uses that would be incentivized to develop due to this project. There are also no forestlands on the project site or in the vicinity. No properties within the area are within the Williamson Act.

Therefore, the impacts on agricultural lands from this proposal will be less than significant.

Air Quality
Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.

Table 3-3: Air Quality
Would the project?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation of the
applicable air quality plan? X
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
X
c) Expose sensitive receptors to substantial pollutant
concentrations? X
d) Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?
X

3.3.1. Environmental Setting/Affected Environment

22 Yuba City is located within the Sacramento Valley Air Basin (SVAB), which consists of the northern half of the Central Valley and approximates the drainage basin for the Sacramento River and its tributaries. The SVAB is bounded on the west by the Coast Range, on the north by the Cascade Range, on the east by the Sierra Nevada, and on the south by the San Joaquin Valley Air Basin. The intervening terrain is flat, and approximately 70 feet above sea level. The SVAB consists of the counties of Butte, Colusa, Glenn, Sacramento, Shasta, Sutter, Tehama, Yolo, and Yuba and portions of Placer and Solano Counties.

Hot dry summers and mild rainy winters characterize the Mediterranean climate of the Sacramento Valley. The climate of the SVAB is dominated by the strength and position of the semi-permanent highpressure cell over the Pacific Ocean north of Hawaii. In summer, when the high-pressure cell is strongest and farthest north, temperatures are high and humidity is low, although the incursion of the sea breeze into the Central Valley helps moderate the summer heat. In winter, when the high-pressure cell is weakest and farthest south, conditions are characterized by occasional rainstorms interspersed with stagnant and sometimes foggy weather. Throughout the year, daily temperatures may range from summer highs often exceeding 100 degrees Fahrenheit and winter lows occasionally below freezing. Average annual rainfall is about 20 inches with snowfall being very rare. The prevailing winds are moderate in strength and vary from moist clean breezes from the south to dry land flows from the north.

In addition to prevailing wind patterns that control the rate of dispersion of local pollutant emissions, the region experiences two types of inversions that affect the vertical depth of the atmosphere through which pollutants can be mixed. In the warmer months in the SVAB (May through October), sinking air forms a "lid" over the region. These subsidence inversions contribute to summer photochemical smog problems by confining pollution to a shallow layer near the ground. These warmer months are characterized by stagnant morning air or light winds with the delta sea breeze arriving in the afternoon out of the southwest. Usually, the evening breeze transports the airborne pollutants to the north and out of the SVAB. During about half of the day from July to September, however, a phenomenon called the “Schultz Eddy” prevents this from occurring. Instead of allowing the prevailing wind patterns to move north carrying the pollutants out of the valley, the Schultz Eddy causes the wind pattern to circle back south.

This phenomenon exacerbates the pollution levels in the area and increases the likelihood of violating federal or State standards. The Schultz Eddy normally dissipates around noon when the Delta sea breeze begins. In the second type of inversion, the mountains surrounding the SVAB create a barrier to airflow, which can trap air pollutants in the valley. The highest frequency of air stagnation occurs in the autumn and early winter when large high-pressure cells lie over the valley. The air near the ground cools by radiative processes, while the air aloft remains warm. The lack of surface wind during these periods and the reduced vertical flow caused by less surface heating reduces the influx of outside air and allows air pollutants to become concentrated in a stable volume of air. These inversions typically occur during winter nights and can cause localized air pollution "hot spots" near emission sources because of poor dispersion.

The surface concentrations of pollutants are highest when these conditions are combined with smoke from agricultural burning or when temperature inversions trap cool air and pollutants near the ground.

Although these subsidence and radiative inversions are present throughout much of the year, they are much less dominant during spring and fall, and the air quality during these seasons is generally good.” Local Climate: The climate of Sutter County is subject to hot dry summers and mild rainy winters, which characterize the Mediterranean climate of the SVAB. Summer temperatures average approximately 90 degrees Fahrenheit during the day and 50 degrees Fahrenheit at night. Winter daytime temperatures average in the low 50s and nighttime temperatures are mainly in the upper 30s. During summer, prevailing winds are from the south. This is primarily because of the north- south orientation of the valley and the location of the Carquinez Straits, a sea-level gap in the coast range that is southwest of Sutter County.

23 Criteria Air Pollutants: Criteria air pollutants are a group of pollutants for which federal or State regulatory agencies have adopted ambient air quality standards. Criteria air pollutants are classified in each air basin, county, or in some cases, within a specific urbanized area. The classification is determined by comparing actual monitoring data with State and federal standards. If a pollutant concentration is lower than the standard, the area is classified as “attainment” for that pollutant. If an area exceeds the standard, the area is classified as “non-attainment” for that pollutant. If there is not enough data available to determine whether the standard is exceeded in an area, the area is designated “unclassified.” Ambient Air Quality Standards: Both the federal and State government have established ambient air quality standards for outdoor concentrations of various pollutants in order to protect public health. The federal and State ambient air quality standards have been set at levels whose concentrations could be generally harmful to human health and welfare and to protect the most sensitive persons from experiencing health impacts with a margin of safety. Applicable ambient air quality standards are identified later in this section. The air pollutants for which federal and State standards have been promulgated and which are most relevant to air quality planning and regulation in the air basins include ozone, carbon monoxide, nitrogen oxides, suspended particulate matter, sulfur dioxide, and lead. In addition, toxic air contaminants are of concern in Sutter County. Each of these pollutants is briefly described below.

Ozone (O3): is a gas that is formed when reactive organic gases (ROGs) and nitrogen oxides (NOX), both byproducts of internal combustion engine exhaust and other processes undergo slow photochemical reactions in the presence of sunlight. Ozone concentrations are generally highest during the summer months when direct sunlight, light wind, and warm temperature conditions are favorable to the formation of this pollutant.

Carbon Monoxide (CO): is a colorless, odorless gas produced by the incomplete combustion of fuels. CO concentrations tend to be the highest during the winter morning, with little to no wind, when surfacebased inversions trap the pollutant at ground levels. Because CO is emitted directly from internal combustion engines, unlike ozone, motor vehicles operating at slow speeds are the primary source of CO in the SVAB. The highest ambient CO concentrations are generally found near congested transportation corridors and intersections.

Nitrogen Oxides (NOX): is the generic term for a group of highly reactive gases, all of which contain nitrogen and oxygen in varying amounts. Many of the nitrogen oxides are colorless and odorless.

However, one common pollutant, nitrogen dioxide (NO2) along with particles in the air can often be seen as a reddish-brown layer over many urban areas. Nitrogen oxides form when fuel is burned at high temperatures, as in a combustion process. The primary manmade sources of NOX are motor vehicles, electric utilities, and other industrial, commercial, and residential sources that burn fuels.

Nitrogen oxides can also be formed naturally.

Respirable Particulate Matter (PM10) and Fine Particulate Matter (PM2.5): consist of extremely small, suspended particles or droplets 10 microns and 2.5 microns or smaller in diameter. Some sources of suspended particulate matter, like pollen and windstorms, occur naturally. However, in populated areas, most fine suspended particulate matter is caused by road dust, diesel soot, and combustion products, abrasion of tires and brakes, and construction activities.

Sulfur Dioxide (SO2): is a colorless, extremely irritating gas or liquid. It enters the atmosphere as a pollutant mainly as a result of the burning of high sulfur-content fuel oils and coal, and from chemical processes occurring at chemical plants and refineries.

24 Lead: occurs in the atmosphere as particulate matter. The combustion of leaded gasoline is the primary source of airborne lead. Since the use of leaded gasoline is no longer permitted for on-road motor vehicles, lead is not a pollutant of concern in the SVAB.

Toxic Air Contaminants (TACs): are known to be highly hazardous to health, even in small quantities. TACs are airborne substances capable of causing short-term (acute) and/or long-term (chronic or carcinogenic) adverse human health effects (i.e., injury or illness). TACs can be emitted from a variety of common sources, including gasoline stations, automobiles, dry cleaners, industrial operations, and painting operations.

TAC impacts are assessed using a maximum individual cancer risk (MICR) that estimates the probability of a potential maximally exposed individual (MEI) contracting cancer as a result of sustained exposure to toxic air contaminants over a constant period of 24 hours per day for 70 years for residential receptor locations. The CARB and local air districts have determined that any stationary source posing an incremental cancer risk to the general population (above background risk levels) equal to or greater than 10 people out of 1 million to be excessive. For stationary sources, if the incremental risk of exposure to project-related TAC emissions meets or exceeds the threshold of 10 excess cancer cases per 1 million people, the CARB and local air district require the installation of best available control technology (BACT) or maximum available control technology (MACT) to reduce the risk threshold. To assess risk from ambient air concentrations, the CARB has conducted studies to determine the total cancer inhalation risk to individuals due to outdoor toxic pollutant levels. The CARB has conducted studies to determine the total cancer inhalation risk to individuals due to outdoor toxic pollutant levels. According to the map prepared by the CARB showing the estimated inhalation cancer risk for TACs in the State of California, Sutter County has an existing estimated risk that is between 50 and 500 cancer cases per 1 million people. A significant portion of Sutter County is within the 100 to 250 cancer cases per 1 million people range. There is a higher risk around Yuba City where the cancer risk is as high as 500 cases per 1 million people. There are only very small portions of the County where the cancer risk is between 50 and 100 cases. This represents the lifetime risk that between 50 and 500 people in 1 million may contract cancer from inhalation of toxic compounds at current ambient concentrations under an MEI scenario.

3.3.2. Federal Regulatory Setting
Clean Air Act: The federal Clean Air Act of 1970 (as amended in 1990) required the U.S. Environmental Protection Agency (EPA) to develop standards for pollutants considered harmful to public health or the environment. Two types of National Ambient Air Quality Standards (NAAQS) were established. Primary standards protect public health, while secondary standards protect public welfare, by including protection against decreased visibility, and damage to animals, crops, landscaping and vegetation, or buildings.

NAAQS have been established for six “criteria” pollutants: carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), ozone (O3), particulate matter (PM10 and PM2.5), and lead (Pb).

3.3.3. State Regulatory Setting
California Air Resources Board: The California Air Resources Board (CARB) is the state agency responsible for implementing the federal and state Clean Air Acts. CARB has established California Ambient Air Quality Standards (CAAQS), which include all criteria pollutants established by the NAAQS, but with additional regulations for Visibility Reducing Particles, sulfates, hydrogen sulfide (H2S), and vinyl chloride. The proposed Project is located within the Sacramento Valley Air Basin, which includes Butte, Colusa, Glenn, Tehama, Shasta, Yolo, Sacramento, Yuba Sutter and portions of Placer, El Dorado and Solano counties. Air basins are classified as attainment, nonattainment, or unclassified. The FRAQMD is comprised Sutter and Yuba Counties. Attainment is achieved when monitored ambient air quality data is in compliance with

25 the standards for a specified pollutant. Non-compliance with an established standard will result in a nonattainment designation and an unclassified designation indicates insufficient data is available to determine compliance for that pollutant.

California Clean Air Act: The CCAA requires that all air districts in the state endeavor to achieve and maintain CAAQS for Ozone, CO, SO2, and NO2 by the earliest practical date. The CCAA specifies that districts focus particular attention on reducing the emissions from transportation and area-wide emission sources, and the act provides districts with authority to regulate indirect sources. Each district plan is required to either (1) achieve a five percent annual reduction, averaged over consecutive 3-year periods, in district-wide emissions of each non-attainment pollutant or its precursors, or (2) to provide for implementation of all feasible measures to reduce emissions. Any planning effort for air quality attainment would thus need to consider both state and federal planning requirements.

CARB Portable Equipment Registration Program: This program was designed to allow owners and operators of portable engines and other common construction or farming equipment to register their equipment under a statewide program so they may operate it statewide without the need to obtain a permit from the local air district.

U.S. EPA/CARB Off-Road Mobile Sources Emission Reduction Program: The California Clean Air Act (CCAA) requires CARB to achieve a maximum degree of emissions reductions from off-road mobile sources to attain State Ambient Air Quality Standards (SAAQS); off- road mobile sources include most construction equipment. Tier 1 standards for large compression-ignition engines used in off-road mobile sources went into effect in California in 1996. These standards, along with ongoing rulemaking, address emissions of nitrogen oxides (NOX) and toxic particulate matter from diesel engines. CARB is currently developing a control measure to reduce diesel PM and NOX emissions from existing off-road diesel equipment throughout the state.

California Global Warming Solutions Act: Established in 2006, Assembly Bill 32 (AB 32) requires that California’s GHG emissions be reduced to 1990 levels by the year 2020. This will be implemented through a statewide cap on GHG emissions, which will be phased in beginning in 2012. AB 32 requires CARB to develop regulations and a mandatory reporting system to monitor global warming emissions level.

3.3.4. Regional Regulatory Setting
Feather River Air Quality Management District (FRAQMD): The FRAQMD is a bi-county district formed in 1991 to administer local, state, and federal air quality management programs for Yuba and Sutter Counties within the Sacramento Valley Air Basin. The goal of the FRAQMD is to improve air quality in the region through monitoring, evaluation, education and implementing control measures to reduce emissions from stationary sources, permitting and inspection of pollution sources, enforcement of air quality regulations and by supporting and implementing measures to reduce emissions from motor vehicles.

The FRAQMD adopted its Indirect Source Review guidelines document for assessment and mitigation of air quality impacts under CEQA in 1998. The guide contains criteria and thresholds for determining whether a project may have a significant adverse impact on air quality, and methods available to mitigate impacts on air quality. FRAQMD updated its Indirect Source Review Guidelines to reflect the most recent methods recommended to evaluate air quality impacts and mitigation measures for land use development projects in June 2010. This analysis uses guidance and thresholds of significance from the 2010 FRAQMD Indirect Source Review Guidelines to evaluate the proposed project’s air quality impacts.

According to FRAQMD’s 2010 Indirect Source Review Guidelines, a project would be considered to have a significant impact on air quality if it would:

26  Generate daily construction or operational emissions that would exceed 25 pounds per day for reactive organic gases (ROG), 25 pounds per day for oxides of nitrogen (NOX), or 80 pounds per day for PM10; or generate annual construction or operational emissions of ROG or NOX that exceed 4.5 tons per year.

Northern Sacramento Valley Planning Area 2015 Air Quality Attainment Plan: As specified in the California Clean Air Act of 1988 (CCAA), Chapters 1568-1588, it is the responsibility of each air district in California to attain and maintain the state’s ambient air quality standards. The CCAA requires that an Attainment Plan be developed by all nonattainment districts for O3, CO, SOx, and NOx that are either receptors or contributors of transported air pollutants. The purpose of the Northern Sacramento Valley Planning Area 2015 Triennial Air Quality Attainment Plan (TAQAP) is to comply with the requirements of the CCAA as implemented through the California Health and Safety Code. Districts in the NSVPA are required to update the Plan every three years. The TAQAP is formatted to reflect the 1990 baseline emissions year with a planning horizon of 2020. The Health and Safety Code, sections 40910 and 40913, require the Districts to achieve state standards by the earliest practicable date to protect the public health, particularly that of children, the elderly, and people with respiratory illness.

Health and Safety Code Section 41503(b): Requires that control measures for the same emission sources are uniform throughout the planning area to the extent that is feasible. To meet this requirement, the NSVPA has coordinated the development of an Attainment Plan and has set up a specific rule adoption protocol. The protocol was established by the Technical Advisory Committee of the Sacramento Valley Basin-wide Air Pollution Control Council and the Sacramento Valley Air Quality Engineering and Enforcement Professionals, which allow the Districts in the Basin to act and work as a united group with the CARB as well as with industry in the rule adoption process. Section 40912 of the Health and Safety Code states that each District responsible for, or affected by, air pollutant transport shall provide for attainment and maintenance of the state and federal standards in both upwind and downwind Districts.

This section also states that each downwind District’s Plan shall contain sufficient measures to reduce emissions originating in each District to below levels which violate state ambient air quality standards, assuming the absence of transport contribution
Construction Generated Emissions of Criteria Air Pollutants: The District recommends the following best management practices:
 Implement the Fugitive Dust Control Plan.
 Construction equipment exhaust emissions shall not exceed FRAQMD Regulation III, Rule 3.0,  Visible Emissions limitations (40 percent opacity or Ringelmann 2.0).  The contractor shall be responsible to ensure that all construction equipment is properly tuned and maintained prior to and for the duration of onsite operation.  Limiting idling time to 5 minutes – saves fuel and reduces emissions.  Utilize existing power sources or clean fuel generators rather than temporary power generators.  Develop a traffic plan to minimize traffic flow interference from construction activities. The plan may include advance public notice of routing, use of public transportation, and satellite parking areas with a shuttle service. Schedule operations affecting traffic for off-peak hours. Minimize obstruction of through-traffic lanes. Provide a flag person to guide traffic properly and ensure safety at construction sites.
 Portable engines and portable engine-driven equipment units used at the project work site, with the exception of on-road and off-road motor vehicles, may require California Air Resources Board

27 (ARB) Portable Equipment Registration with the State or a local district permit. The owner/operator shall be responsible for arranging appropriate consultations with the ARB or the District to determine registration and permitting requirements prior to equipment operation at the site.

3.3.5. Impact Assessment/Environmental Consequences:
a) Conflict with or obstruct implementation of the applicable air quality plan? Site grading will briefly create equipment exhaust and fugitive dust. The new interior driveway system that will serve the individual self-storage units will also be paved which will generate some air pollutants.

Ongoing air quality impacts will be from exhaust generated by vehicle traffic from customers driving to and from the facility. The outdoor vehicle storage area in Phase 1 will be graveled. Ongoing usage would generate some dust but the vehicle trips are so infrequent that the additional dust generated is not considered significant. Standards set by FRQAMD, CARB, and Federal agencies relating to the proposed Project will apply to this Project. Prior to the initiation of construction, a Fugitive Dust Control Plan will be submitted to FRAQMD as a part of standard measures required by the District. An Indirect Source Review (ISR) application will be filed with the Air District to address emissions from construction.

Since the developer must prepare an air quality analysis and incorporate all of the resulting conditions into the project and that a fugitive dust control plan be submitted prior to beginning work on the apartments, any potential significant environmental impacts should be reduced to less than significant. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? The Project would result in limited generation of criteria pollutants during project construction and on an ongoing basis from vehicle traffic generated by customers driving to and from the facility. However, the proposed self-storage units are not a large traffic generator and FRAQMD did not comment that the standards would be exceeded by this project to the extent of being cumulatively significant. Therefore, the cumulative impacts are considered to be less than significant. c) Expose sensitive receptors to substantial pollutant concentrations? The FRAQMD defines sensitive receptors as: facilities that house or attract children, the elderly, and people with illnesses, or others who are especially sensitive to the effects of air pollutants. FRAQMD states that if a project is located within 1,000 feet of a sensitive receptor location, the impact of diesel particulate matter shall be evaluated. According to the FRAQMD’s Indirect Source Review Guidelines, “Construction activity can result in emissions of particulate matter from the diesel exhaust (diesel PM) of construction equipment.

There are no sensitive receptors within 1,000 feet of the project. However, the Best Management Practices (BMPs) that will be used to reduce the impact from off-road diesel equipment include:
 Install diesel particulate filters or implement other ARB-verifies diesel emission control strategies on all construction equipment to further reduce diesel PM emissions beyond the 45% reduction required by the Districts Best Available Mitigation Measure for Construction Phase;  Use equipment during times when receptors are not present (e.g., when school is not in session or during non-school hours; or when office buildings are unoccupied);

28  Establish staging areas for the construction equipment that are as distant as possible from off-site receptors;
 Establish an electricity supply to the construction site and use electric powered equipment instead of diesel-powered equipment or generators, where feasible;  Use haul trucks with on-road engines instead of off-road engines even for on-site hauling;  Equip nearby buildings with High Efficiency Particle Arresting (HEPA) filter systems at all mechanical air intake points to the building to reduce the levels of diesel PM that enter the buildings; and/or,
 Temporarily relocate receptors during construction.
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Construction of the storage units and the ongoing storage of household items typically does not generate objectionable odors. As such, the impact of the Project creating local offensive odors would be less than significant.

Biological Resources
Table 3.4: Biological Resources
Would the project:

Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Have a substantial adverse effect, either directly or through habitat modifications, 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 U.S. Fish and Wildlife Service?
X
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
X
c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption, or
other means?
X
d) Interfere substantially with the movement of any
native 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?
X

29 e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
X
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
X

3.4.1. Environmental Setting/Affected Environment
The 9.52-acre level property is within the Yuba City urbanized area. The site has been previously graded with no native habitat remaining. The site is surrounded by light industrial type uses. There are no known on-site or nearby riparian or critical habitat areas.

3.4.2. Federal & State Regulatory Setting
Threatened and Endangered Species: State and federal “endangered species” legislation has provided California Department of Fish & Wildlife (CDFW) and United States Fish and Wildlife Service (USFWS) with a mechanism for conserving and protecting plant and animal species of limited distribution and/or low or declining populations. Species listed as threatened or endangered under provisions of the state and federal endangered species acts, candidate species for such listing, state species of special concern, and some plants listed as endangered by the California Native Plant Society are collectively referred to as “species of special status.” Permits may be required from both the CDFW and USFWS if activities associated with a proposed project will result in the “take” of a listed species. “Take” is defined by the state of California as “to hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture or kill” (California Fish and Game Code, Section 86). “Take” is more broadly defined by the federal Endangered Species Act to include “harm” (16 USC, Section 1532(19), 50 CFR, Section 17.3). Furthermore, the CDFW and the USFWS are responding agencies under CEQA. Both agencies review CEQA documents in order to determine the adequacy of their treatment of endangered species issues and to make projectspecific recommendations for their conservation.

Migratory Birds: State and federal laws also protect most birds. The Federal Migratory Bird Treaty Act (16U.S.C., scc. 703, Supp. I, 1989) prohibits killing, possessing, or trading in migratory birds, except in accordance with regulations prescribed by the Secretary of the Interior. This act encompasses whole birds, parts of birds, and bird nests and eggs.

Birds of Prey: Birds of prey are also protected in California under provisions of the California Fish and Game Code, Section 3503.5, which states that it is “unlawful to take, possess, or destroy any birds in the order Falconiformes or Strigiformes (birds of prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by this code or any regulation adopted pursuant thereto.” Construction disturbance during the breeding season could result in the incidental loss of fertile eggs or nestlings, or otherwise lead to nest abandonment. Disturbance that causes nest abandonment and/or loss of reproductive effort is considered “taking” by the CDFW.

Wetlands and Other Jurisdictional Waters: Natural drainage channels and adjacent wetlands may be considered “Waters of the United States” subject to the jurisdiction of the USACE. The extent of jurisdiction has been defined in the Code of Federal Regulations but has also been subject to interpretation of the federal courts.

Waters of the U.S. generally include:

30  All waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters, which are subject to the ebb and flow of the tide.
 All interstate waters including interstate wetlands.
 All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes, or natural ponds, the use, degradation or destruction of which could affect interstate or foreign commerce.  All impoundments of waters otherwise defined as waters of the United States under the definition.
 Tributaries of waters identified in the bulleted items above.

As determined by the United States Supreme Court in its 2001 Solid Waste Agency of Northern Cook County v. U.S. Army Corps of Engineers (SWANCC) decision, channels and wetlands isolated from other jurisdictional waters cannot be considered jurisdictional on the basis of their use, hypothetical or observed, by migratory birds. Similarly, in its 2006 consolidated Carabell/Rapanos decision, the U.S.

Supreme Court ruled that a significant nexus between a wetland and other navigable waters must exist for the wetland itself to be considered a navigable, and therefore, jurisdictional water.

The USACE regulates the filling or grading of Waters of the U.S. under the authority of Section 404 of the Clean Water Act. The extent of jurisdiction within drainage channels is defined by “ordinary high-water marks” on opposing channel banks. All activities that involve the discharge of dredge or fill material into Waters of the U.S. are subject to the permit requirements of the USACE. Such permits are typically issued on the condition that the applicant agrees to provide mitigation that result in no net loss of wetland functions or values. No permit can be issued until the Regional Water Quality Control Board (RWQCB) issues a Section 401 Water Quality Certification (or waiver of such certification) verifying that the proposed activity will meet state water quality standards.

CEQA Guidelines Section 15380: Although threatened and endangered species are protected by specific federal and state statutes, CEQA Guidelines section 15380(d) provides that a species not listed on the federal or state list of protected species may be considered rare or endangered if the species can be shown to meet certain specific criteria that define “endangered” and “rare” as specified in CEQA Guidelines section 15380(b).

3.4.3. Local Regulatory Setting
The General Plan provides the following policies for the protection of biological resources within the project area:

8.4-G-1 Protect special status species, in accordance with State regulatory requirements.

8.4-G-2 Protect and enhance the natural habitat features of the Feather River and new open space corridors within and around the urban growth area.

8.4-G-3 Preserve and enhance heritage oaks in the Planning Area.

8.4-G-4 Where appropriate, incorporate natural wildlife habitat features into public landscapes, parks, and other public facilities

8.4-I-1 Require protection of sensitive habitat area and special status species in new development site designs in the following order: 1) avoidance; 2) onsite mitigation; 3) offsite mitigation. Require assessments of biological resources prior to approval of any development within 300 feet of any creeks, sensitive habitat areas, or areas of potential sensitive status species.

31 8.4-I-2 Require preservation of oak trees and other native trees that are of a significant size, by requiring site designs to incorporate these trees to the maximum extent feasible.

8.4-I-3 Require to the extent feasible, use of drought tolerant plants in landscaping for new development, including private and public projects.

3.4.4. Impact Assessment/Environmental Consequences:
a) Have a substantial adverse effect, either directly or through habitat modifications, 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 U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
There have been no special status species identified on the Project site or within the vicinity of the site.

According to the Yuba City General Plan EIR, the only designated special status vegetation species within Yuba City and its Sphere of Influence is the Golden Sunburst, a flowering plant that occurs primarily in the non-native grasslands and is threatened mostly by the conversion of habitat to urban uses. The habitat area for this species occurs at the extreme eastern boundary of the Planning Area at the confluence of the Feather and Yuba Rivers. This property does not fall within this area, and no adverse impacts to special status species are anticipated to occur because of this project. c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
No wetlands or federal jurisdictional waters of the U.S. are present within the proposed Project area or general vicinity. There would be no impact on any wetland areas or waterways. d) Interfere substantially with the movement of any native 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?
The proposed Project would not disturb any waterways, as the nearest waterway is the Feather River, being several miles to the east. Therefore, migratory fish would not be affected. Nor are there any significant native trees proposed to be removed that could be potential nesting habitat for raptors and migratory birds that may choose to nest in the vicinity of the Project. As such there would be no significant impacts on fish or wildlife habitat.
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
No native trees or other biological resources that would be protected by local policies or ordinances remain on the proposed Project site. Therefore, there would be no significant impacts on biological resources caused by the Project.
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?

32 There are no adopted Habitat Conservation Plans, Natural Community Conservation Plans, or any other approved local, regional, or state habitat conservation plans in the vicinity of this Project.

Cultural Resources
Table 3.5: Cultural Resources
Would the project:

Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
§15064.5.

X
b) Cause a substantial adverse change in the
significance of an archeological resource pursuant
to § 15064.5.

X
c) Disturb any human remains, including those
interred outside of formal cemeteries? X

3.5.1. Federal Regulatory Setting
National Historic Preservation Act of 1966 (as amended), Section 106: The significance of cultural resources is evaluated under the criteria for inclusion in the National Register of Historic Places (NRHP), authorized under the National Historic Preservation Act of 1966, as amended. The criteria defined in 36 CFR 60.4 are as follows:

The quality of significance in American history, architecture, archaeology, and culture is present in districts, sites, buildings, structures, and objects of state and local importance that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and:
 That are associated with events that have made a significant contribution to the broad patterns of our history; or
 That are associated with the lives of persons significant in our past; or  That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or  That have yielded, or may be likely to yield, information important to prehistory or history.

Sites listed or eligible for listing on the NRHP are considered to be historic properties. Sites younger than 50 years, unless of exceptional importance, are not eligible for listing in the NRHP.

3.5.2. State Regulatory Setting
CEQA requires consideration of project impacts on archaeological or historical sites deemed to be "historical resources." Under CEQA, a substantial adverse change in the significant qualities of a historical resource is considered a significant effect on the environment. For the purposes of CEQA, a "historical resource" is a resource listed in, or determined to be eligible for listing in, the California Register of

33 Historical Resources (Title 14 CCR §15064.5[a][1]-[3]). Historical resources may include, but are not limited to, "any object, building, site, area, place, record, or manuscript which is historically or archaeologically significant, or is significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California" (PRC §5020.1[j]).

The eligibility criteria for the California Register are the definitive criteria for assessing the significance of historical resources for the purposes of CEQA (Office of Historic Preservation). Generally, a resource is considered "historically significant" if it meets one or more of the following criteria for listing on the California Register:
 Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage.
 Is associated with the lives of persons important in our past.  Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values.  Has yielded, or may be likely to yield, information important in prehistory or history. (PRC §5024.1[c])
In addition, the resource must retain integrity. Integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association (CCR Title 14, § 4852(c)).

Historical resources may include, but are not limited to, "any object, building, site, area, place, record, or manuscript which is historically or archaeologically significant, or is significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California" (PRC §5020.1[j]).

California Health and Safety Code Section 7050.5: Health and Safety Code states that in the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains until the coroner of the county in which the remains are discovered has determined whether or not the remains are subject to the coroner’s authority. If the human remains are of Native American origin, the coroner must notify the Native American Heritage Commission within 24 hours of this identification. The Native American Heritage Commission will identify a Native American Most Likely Descendant (MLD) to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.

3.5.3. Native American Consultation
In September of 2014, the California Legislature passed Assembly Bill (AB) 52, which added provisions to the PRC regarding the evaluation of impacts on tribal cultural resources under CEQA, and consultation requirements with California Native American tribes. In particular, AB 52 now requires lead agencies to analyze project impacts on “tribal cultural resources” separately from archaeological resources (PRC § 21074; 21083.09). AB 52 also requires lead agencies to engage in additional consultation procedures with respect to California Native American tribes (PRC § 21080.3.1, 21080.3.2, 21082.3).

3.5.4. Impact Assessment/Environmental Consequences:
a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5.

34 There are no existing structures on the property. Therefore, the potential significant impacts on any historical resources, directly or indirectly, is less than significant. b) Cause a substantial adverse change in the significance of an archeological resource pursuant to § 15064.5.
c) Disturb any human remains, including those interred outside of formal cemeteries? The 9.52-acre property that will be developed is vacant. No formal cemeteries or other places of human internment are known to exist on the proposed Project site. However, there still remains the potential for previously unknown sub-surface resources to be present. In order to avoid potential impacts to unknown remains, mitigation measures provided in Section 3.18 are provided to ensure impacts are less than significant.

3.6 Energy
Table 3-6: Energy
Would the project:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Result in potentially significant environmental
impacts due to wasteful, inefficient, or unnecessary
consumption of energy resources during project
construction or operation?
X
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency? X

3.6.1 State Regulatory Setting
California has implemented numerous energy efficiency and conservation programs that have resulted in substantial energy savings. The State has adopted comprehensive energy efficiency standards as part of its Building Standards Code, California Codes of Regulations, Title 24. In 2009, the California Building Standards Commission adopted a voluntary Green Building Standards Code, also known as CALGreen, which became mandatory in 2011. Both Title 24 and CALGreen are implemented by the City of Yuba City in conjunction with its processing of building permits.

CALGreen sets forth mandatory measures, applicable to new residential and nonresidential structures as well as additions and alterations, on water efficiency and conservation, building material conservation, interior environmental quality, and energy efficiency. California has adopted a Renewables Portfolio Standard, which requires electricity retailers in the state to generate 33% of electricity they sell from renewable energy sources (i.e., solar, wind, geothermal, hydroelectric from small generators, etc.) by the end of 2020. In 2018, SB 100 was signed into law, which increases the electricity generation requirement from renewable sources to 60% by 2030 and requires all the state's electricity to come from carbon-free resources by 2045.

35 3.6.2. Impact Assessment/Environmental Consequences
a) Result in potentially significant environmental impacts due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation? Project construction would involve fuel consumption and use of other non-renewable resources.

Construction equipment used for such improvements typically runs on diesel fuel or gasoline. The same fuels typically are used for vehicles that transport equipment and workers to and from a construction site.

However, construction-related fuel consumption would be finite, short-term and consistent with construction activities of a similar character. This energy use would not be considered wasteful, inefficient or unnecessary.

Electricity may be used for equipment operation during construction activities. It is expected that more electrical construction equipment would be used in the future, as it would generate fewer air pollutant and GHG emissions. This electrical consumption would be consistent with other construction activities of a similar character; therefore, the use of electricity in construction activities would not be considered wasteful, inefficient or unnecessary, especially since fossil fuel consumption would be reduced. Moreover, under California’s Renewables Portfolio Standard, a greater share of electricity would be provided from renewable energy sources over time, so less fossil fuel consumption to generate electricity would occur.

The Project would be required to comply with CALGreen and with the building energy efficiency standards of California Code of Regulations Title 24, Part 6 in effect at the time of Project approval. Compliance with these standards would reduce energy consumption associated with project operations, although reductions from compliance cannot be readily quantified. Overall, Project construction would typically not consume energy resources in a manner considered wasteful, inefficient, or unnecessary.

Following construction of the self-storage units, the main sources of energy consumption would be ongoing operations and vehicle usage. However, self-storage facilities are a low user of energy and the vehicle usage is also low compared to most uses and is therefore not a large enough impact on air quality to be considered significant.

As such, the Project’s impacts related to energy consumption are considered less than significant. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? The Project would be consistent with applicable state and local plans to increase energy efficiency. Thus, the Project’s impacts would be less than significant.

36 3.7 Geology and Soils
Table 3.7: Geology and Soils
Would the project:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Directly or indirectly expose people or structures
to potential substantial adverse effects, including
the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
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?
X
ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure, including
liquefaction? X
iv) Landslides? X
b) Result in substantial soil erosion or the loss of
topsoil? X
c) Be located on a geological unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in onor off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?
X
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial direct or indirect risks to life or property?
X
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water?
X
f) Directly or indirectly destroy a unique
paleontological resources or site or unique
geologic feature?
X

3.7.1 Environmental Setting/Affected Environment
Topography and Geology: According to the Sutter County General Plan, Sutter County is located in the flat surface of the Great Valley geomorphic province of California. The Great Valley is an alluvial plain approximately 50 miles wide and 400 miles long in the central portion of California. The Great Valley’s northern portion is the Sacramento Valley, drained by the Sacramento River, and its southern portion is the San Joaquin Valley, drained by the San Joaquin River. The geology of the Great Valley is typified by thick sequences of alluvial sediments derived primarily from erosion of the mountains of the Sierra Nevada to the east, and to a lesser extent, erosion of the Klamath Mountains and Cascade Range to the north. These sediments were transported downstream and subsequently laid down as a river channel, floodplain deposits, and alluvial fans.

37 Seismic Hazards: Earthquakes are due to a sudden slip of plates along a fault. Seismic shaking is typically the greatest cause of losses to structures during earthquakes. Earthquakes can cause structural damage, injury and loss of life, as well as damage to infrastructure networks such as water, power, gas, communication, and transportation lines. Other damage-causing effects of earthquakes include surface rupture, fissuring, settlement, and permanent horizontal and vertical shifting of the ground. Secondary impacts can include landslides, seiches, liquefaction, and dam failure.

Seismicity: Although all of California is typically regarded as seismically active, the Central Valley region does not commonly experience strong ground shaking resulting from earthquakes along known and previously unknown active faults. Though no active earthquake faults are known to exist in Yuba City, active faults in the region could generate ground motion felt within the County. Numerous earthquakes of magnitude 5.0 or greater on the Richter scale have occurred on regional faults, primarily those within the San Andreas Fault System in the region. There are several potentially active faults underlying the Sutter Buttes, which are associated with deep-seated volcanism.

The faults identified in Sutter County include the Quaternary Faults, located in the northern section of the County within the Sutter Buttes, and the Pre-Quaternary Fault, located in the southeast of the City, just east of where Highway 70 enters into the County. Both Faults are listed as non-active faults but have the potential for seismic activity.

Ground Shaking: As stated in the Sutter County Multi-Hazard Mitigation Plan, although the County has felt ground shaking from earthquakes with epicenters located elsewhere, no major earthquakes or earthquake related damage has been recorded within the County. Based on historic data and known active or potentially active faults in the region, parts of Sutter County have the potential to experience low to moderate ground shaking. The intensity of ground shaking at any specific site depends on the characteristics of the earthquake, the distance from the earthquake fault, and on the local geologic and soils conditions. Fault zone maps are used to identify where such hazards are more likely to occur based on analyses of faults, soils, topography, groundwater, and the potential for earthquake shaking sufficiently strong to trigger landslide and liquefaction.

Liquefaction: Liquefaction, which can occur in earthquakes with strong ground shaking, is mostly found in areas with sandy soil or fill and a high-water table located 50 feet or less below the ground surface.

Liquefaction can cause damage to property with the ground below structures liquefying making the structure unstable causing sinking or other major structural damage. Evidence of liquefaction may be observed in "sand boils,” which are expulsions of sand and water from below the surface due to increased pressure below the surface.

Liquefaction during an earthquake requires strong shaking and is not likely to occur in the city due to the relatively low occurrence of seismic activity in the area; however, the clean sandy layers paralleling the Sacramento River, Feather River, and Bear River have lower soil densities and high overall water table are potentially a higher risk area if major seismic activity were to occur. Areas of bedrock, including the Sutter Buttes have high density compacted soils and contain no liquefaction potential, although localized areas of valley fill alluvium can have moderate to high liquefaction potential.

Landslides: Landslides are downward and outward movements of slope forming materials which may be rock, soil, artificial fill, or combinations of such materials. The size of landslides varies from those containing less than a cubic yard of material to massive ones containing millions of cubic yards. Large landslides may move down slope for hundreds of yards or even several miles. A landslide may move rapidly or so slow that a change of position can be noted only over a period of weeks or years. A similar, but much slower movement is called creep. The susceptibility of a given area to landslides depends on a great many variables. With the exception of the Sutter Buttes, Yuba City is located in a landslide-free zone

38 due to the flat topography. The Sutter Buttes are considered to be in a low landslide hazard zone as shown in Bulletin 198 by the California Division of Mines and Geology.

Soil Erosion: Erosion is a two-step process by which soils and rocks are broken down or fragmented and then transported. The breakdown processes include mechanical abrasion, dissolution, and weathering.

Erosion occurs naturally in most systems but is often accelerated by human activities that disturb soil and vegetation. The rate at which erosion occurs is largely a function of climate, soil cover, slope conditions, and inherent soil properties such as texture and structure. Water is the dominant agent of erosion and is responsible for most of the breakdown processes as well as most of the transport processes that result in erosion. Wind may also be an important erosion agent. The rate of erosion depends on many variables including the soil or rock texture and composition, soil permeability, slope, extent of vegetative cover, and precipitation amounts and patterns. Erosion increases with increasing slope, increasing precipitation, and decreasing vegetative cover. Erosion can be extremely high in areas where vegetation has been removed by fire, construction, or cultivation. High rates of erosion may have several negative impacts including degradation and loss of agricultural land, degradation of streams and other water habitats, and rapid silting of reservoirs.

Subsidence: Subsidence is the sinking of a large area of ground surface in which the material is displaced vertically downward, with little or no horizontal movement. Subsidence is usually a direct result of groundwater, oil, or gas withdrawal. These activities are common in several areas of California, including parts of the Sacramento Valley and in large areas of the San Joaquin Valley. Subsidence is a greater hazard in areas where subsurface geology includes compressible layers of silt and clay. Subsidence due to groundwater withdrawal generally affects larger areas and presents a more serious hazard than does subsidence due to oil and gas withdrawal. In portions of the San Joaquin Valley, subsidence has exceeded 20 feet over the past 50 years. In the Sacramento Valley, preliminary studies suggest that much smaller levels of subsidence, up to two feet may have occurred. In most of the valley, elevation data are inadequate to determine positively if subsidence has occurred. However, groundwater withdrawal in the Sacramento Valley has been increasing and groundwater levels have declined in some areas. The amount of subsidence caused by groundwater withdrawal depends on several factors, including: (1) the extent of water level decline, (2) the thickness and depth of the water bearing strata tapped, (3) the thickness and compressibility of silt-clay layers within the vertical sections where groundwater withdrawal is occurring, (4) the duration of maintained groundwater level decline, (5) the number and magnitude of water withdrawals in a given area, and (6) the general geology and geologic structure of the groundwater basin.

The damaging effects of subsidence include gradient changes in roads, streams, canals, drains, sewers, and dikes. Many such systems are constructed with slight gradients and may be significantly damaged by even small elevation changes. Other effects include damage to water wells resulting from sediment compaction and increased likelihood of flooding of low-lying areas.

Expansive Soils: Expansive soils are prone to change in volume due to the presence of moisture. Soft clay soils have the tendency to increase in volume when moisture is present and shrink when it is dry (shrink/swell). Swelling soils contain high percentages of certain kinds of clay particles that are capable of absorbing large quantities of water, expanding up to 10 percent or more as the clay becomes wet. The force of expansion is capable of exerting pressure on foundations, slabs, and other confining structures.

Soils: The Natural Resources Conservation Service (NRCS, formerly the Soil Conservation Service) has mapped over 40 individual soil units in the county. The predominant soil series in the county are the Capay, Clear Lake, Conejo, Oswald, and Olashes soils, which account for over 60 percent of the total land area. The remaining soil units each account for smaller percentages the total land area. The Capay and Clear Lake soils are generally present in the western and southern parts of the county. The Conejo soils occur in the eastern part closer to the incorporated areas of the county. Oswald and Olashes soils are

39 located in the central portion of the county extending north to south, with scattered areas along the southeastern edge of the county. Soil descriptions for the principal soil units in the county are provided below. These descriptions, which were developed by the NRCS, are for native, undisturbed soils and are primarily associated with agricultural suitability. Soil characteristics may vary considerably from the mapped locations and descriptions due to development and other uses. Geotechnical studies are required to identify actual engineering properties of soils at specific locations to determine whether there are specific soil characteristics that could affect foundations, drainage, infrastructure, or other structural features.

3.7.2 Federal Regulatory Setting
Historic Sites Act of 1935: This Act became law on August 21, 1935 (49 Stat. 666; 16 U.S.C. 461-467) and has been amended eight times. This Act establishes as a national policy to preserve for public use historic sites, buildings and objects, including geologic formations.

National Earthquake Hazards Reduction Program: The National Earthquake Hazards Reduction Program (NEHRP), which was first authorized by Congress in 1977, coordinates the earthquake-related activities of the Federal Government. The goal of NEHRP is to mitigate earthquake losses in the United States through basic and directed research and implementation activities in the fields of earthquake science and engineering. Under NEHRP, FEMA is responsible for developing effective earthquake risk reduction tools and promoting their implementation, as well as supporting the development of disaster-resistant building codes and standards. FEMA's NEHRP activities are led by the FEMA Headquarters (HQ), Federal Insurance and Mitigation Administration, Risk Reduction Division, Building Science Branch, in strong partnership with other FEMA HQ Directorates, and in coordination with the FEMA Regions, the States, the earthquake consortia, and other public and private partners.

3.7.3 State Regulatory Setting
California Alquist-Priolo Earthquake Fault Zoning Act: The Alquist-Priolo Earthquake Fault Zoning Act (originally enacted in 1972 and renamed in 1994) is intended to reduce the risk to life and property from surface fault rupture during earthquakes. The statute prohibits the location of mot types of structures intended for human occupancy across the traces of active faults and regulates construction in the corridors along active faults.

California Seismic Hazards Mapping Act: The Seismic Hazards Mapping Act is intended to reduce damage resulting from earthquakes. While the Alquist-Priolo Earthquake Fault Zoning Act addresses surface fault rupture, the Seismic Hazards Mapping Act addresses other earthquake-related hazards, including ground shaking, liquefaction, and seismically induced landslides. The state is charged with identifying and mapping areas at risk of strong ground shaking, liquefaction, landslides, and other hazards, and cities and counties are required to regulate development within mapped Seismic Hazard Zones.

Uniform Building Code: The California Code of Regulations (CCR) Title 24 is assigned to the California Building Standards Commission, which, by law, is responsible for coordinating all building standards. The California Building Code incorporates by reference the Uniform Building Code with necessary California amendments. The Uniform Building Code is a widely adopted model building code in the United States published by the International Conference of Building Officials. About one-third of the text within the California Building Code has been tailored for California earthquake conditions.

Paleontological Resources: Paleontological resources are the fossilized remains of plants and animals and associated deposits. The Society of Vertebrate Paleontology has identified vertebrate fossils, their taphonomic and associated environmental indicators, and fossiliferous deposits as significant

40 nonrenewable paleontological resources. Botanical and invertebrate fossils and assemblages may also be considered significant resources. CEQA requires that a determination be made as to whether a project would directly or indirectly destroy a unique paleontological resource or site or unique geological feature (CEQA Appendix G(v)(c)). If an impact is significant, CEQA requires feasible measures to minimize the impact (CCR Title 14(3) Section 15126.4 (a)(1)). California Public Resources Code Section 5097.5 (see above) also applies to paleontological resources.

3.7.4 Impact Assessment/Environmental Consequences:
a. Directly or indirectly expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as 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?
According to the Yuba City General Plan, no active earthquake faults are known to exist in Sutter County, although active faults in the region could produce ground motion in Yuba City (Dyett & Bhatia, 2004). The closest known fault zone is the Bear Mountain Fault Zone, located approximately 20 miles northeast of Yuba City (California Geological Survey [CGS], 2015). Potentially active faults do exist in the Sutter Buttes, but those faults are considered small and have not exhibited activity in recent history. Because the distance from the City to the closest known active fault zone is large, the potential for exposure of people or structures to substantial adverse effects from fault rupture is low. Considering that the Building Code incorporates construction standards for minimizing earthquake damage to buildings, and the low potential for a significant earthquake activity in the vicinity, the potential for adverse impacts from an earthquake is less than significant.
ii. Strong seismic ground shaking?
In the event of a major regional earthquake, fault rupture or seismic ground shaking could potentially injure people and cause collapse or structural damage to existing and proposed structures. Ground shaking could potentially expose people and property to seismic-related hazards, including localized liquefaction and ground failure. However, all new structures are required to adhere to current California Building Code standards. These standards require adequate design, construction and maintenance of structures to prevent exposure of people and structures to major geologic hazards. General Plan Implementing Policies 9.2-I-1 through 9.2-I-8 and the building codes reduce the potential impacts to less than significant.
iii. Seismic-related ground failure, including liquefaction? The proposed Project is not located within a liquefaction zone according to the California Department of Conservation’s California Geologic Survey regulatory maps. Regardless, all new structures are required to adhere to current California Building Code standards. These standards require adequate design, construction and maintenance of structures to prevent exposure of people and structures to major geologic hazards. Therefore, the potential impact from ground failure is less than significant.

41 iv. Landslides?
According to the Environmental Impact Report prepared for the General Plan, due to the flat topography, erosion, landslides, and mudflows are not a risk in the City limits or within the City’s Sphere of Influence. b) Result in substantial soil erosion or the loss of topsoil? The majority of the 9.52 acres would be disturbed during site grading. Even though the area is relatively flat, during site grading a large storm could result in the loss of topsoil into the City/Sutter County Water Agency drainage system. However, as part of the grading and construction of the self-storage buildings, the applicant will be required to follow Best Management Practices (BMP’s) and provide erosion control measures to minimize soil runoff during the construction process. Therefore, impacts from soil erosion are less than significant.
c) Be located on a geological unit or soil that is unstable, or 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 of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? The extreme southwest corner of the Yuba City Sphere of Influence is the only known area with expansive soils. The Project area is not located within that area and therefore will not be impacted by the presence of expansive soils.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Because a self-storage facility is such a low intensity use with few daily visitors, the Project is proposed to be on an individual septic tank system. The new system will have to be designed to meet all state and locally adopted standards and must be approved by the Sutter County Environmental Health Department prior to its utilization. As such, there is not a potential for significant environmental impacts caused by the individual septic system.
f) Directly or indirectly destroy a unique paleontological resources or site or unique geologic feature? Due to prior ground disturbancesfor agricultural usesit is unlikely that any paleontological resources exist on the site. However, the following mitigation measure shall apply if any paleontological resources are discovered:

3.7.5 Paleontological Mitigation Measures
Paleontological Mitigation Measure 1: This Mitigation Measure shall be placed as a note on the Demolition and Grading Plans. If paleontological resources are found, the construction manager shall halt all activity and immediately contact the Development Services Department at 530-822-4700.

Mitigation shall be conducted as follows:

1. Identify and evaluate paleontological resources by intense field survey where impacts are considered high;

2. Assess effects on identified sites;

42 3. Consult with the institutional/academic paleontologists conducting research investigations within the geological formations that are slated to be impacted;

4. Obtain comments from the researchers;

5. Comply with researchers’ recommendations to address any significant adverse effects where determined by the City to be feasible.

In considering any suggested mitigation proposed by the consulting paleontologist, the City’s Community Development Department Staff shall determine whether avoidance is necessary and feasible in light of factors such as the nature of the find, project design, costs, Specific or General Plan policies and land use assumptions, and other considerations. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation for paleontological resources is carried out.

3.8 Greenhouse Gas Emissions
Table 3.8: Greenhouse Gas Emissions
Would the project:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Generate greenhouse gas emissions, either directly
or indirectly, that may have a significant impact on
the environment?
X
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
X

3.8.1 Federal Regulatory Setting
The United States Environmental Protection Agency (USEPA) Mandatory Reporting Rule (40 CFR Part 98), which became effective December 29, 2009, requires that all facilities that emit more than 25,000 metric tons CO2-equivalent per year beginning in 2010, report their emissions on an annual basis. On May 13, 2010, the USEPA issued a final rule that established an approach to addressing GHG emissions from stationary sources under the Clean Air Act (CAA) permitting programs. The final rule set thresholds for GHG emissions that define when permits under the New Source Review Prevention of Significant Deterioration and title V Operating Permit programs are required for new and existing industrial facilities.

In addition, the Supreme Court decision in Massachusetts v. EPA (Supreme Court Case 05-1120) found that the USEPA has the authority to list GHGs as pollutants and to regulate emissions of greenhouse gases (GHG) under the CAA. On April 17, 2009, the USEPA found that CO2, CH4, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride may contribute to air pollution and may endanger public health and welfare. This finding may result in the USEPA regulating GHG emissions; however, to date the USEPA has not propose regulations based on this finding.

3.8.2 State & Local Regulatory Setting
The City’s Resource Efficiency Plan as designed under the premise that the City, and the community it represents, is uniquely capable of addressing emissions associated with sources under the City’s jurisdiction and that the City’s emission reduction efforts should coordinate with the state strategies of

43 reducing emissions in order to accomplish these reductions in an efficient and cost effective manner. The City developed this document with the following purposes in mind:
 Local Control: The Yuba City Efficiency Plan allows the City to identify strategies to reduce resource consumption, costs, and GHG emissions in all economic sectors in a way that maintains local control over the issues and fits the character of the community. It also may position the City for funding to implement programs tied to climate goals.  Energy and Resource Efficiency: The Efficiency Plan identifies opportunities for the City to increase energy efficiency and lower GHG emissions in a manner that is most feasible within the community. Reducing energy consumption through increasing the efficiency of energy technologies, reducing energy use, and using renewable sources of energy are effective ways to reduce GHG emissions. Energy efficiency also provides opportunities for cost‐savings.  Improved Public Health: Many of the GHG reduction strategies identified in the Efficiency Plan also have local public health benefits. Benefits include local air quality improvements; creating a more active community through implementing resource‐efficient living practices; and reducing health risks, such as heat stroke, that would be otherwise elevated by climate change impacts such as increased extreme heat days.

Demonstrating Consistency with State GHG Reduction Goals—A GHG reduction plan may be used as GHG mitigation in a General Plan to demonstrate that the City is aligned with State goals for reducing GHG emissions to a level considered less than cumulatively considerable.

3.8.3 Impact Assessment/Environmental Consequences:
a) Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Gases that trap heat in the atmosphere are referred to as greenhouse gases (GHGs) because they capture heat radiated from the sun as it is reflected back into the atmosphere, similar to a greenhouse. The accumulation of GHGs has been implicated as a driving force for Global Climate Change. Definitions of climate change vary between and across regulatory authorities and the scientific community, but in general can be described as the changing of the climate caused by natural fluctuations and the impact of human activities that alter the composition of the global atmosphere. Both natural processes and human activities emit GHGs. Global Climate Change is a change in the average weather on earth that can be measured by wind patterns, storms, precipitation and temperature. Although there is disagreement as to the speed of global warming and the extent of the impacts attributable to human activities, the vast majority of the scientific community now agrees that there is a direct link between increased emission of GHGs and long-term global temperature. Potential global warming impacts in California may include, but are not limited to, loss in snow pack, sea level rise, more extreme heat days per year, more high ozone days, more large forest fires, and more drought years. Secondary effects are likely to include a global rise in sea level, impacts to agriculture, changes in disease vectors, and changes in habitat and biodiversity.

GHG impacts are considered to be exclusively cumulative impacts; there are no non-cumulative GHG emission impacts from a climate change perspective (CAPCOA).

The proposed construction of these self-storage facilities will create GHG emissions due to the use of motorized construction equipment. The emissions will be from construction equipment during the

44 construction of the apartments. Once completed, vehicle traffic generated by auto use to and from the facility will contribute GHG gases. The small amount of traffic generated by the project it is not expected to create significant greenhouse gas emissions. However, on a cumulative scale, possible reasonable reductions could be applied to the project in order to further minimize those impacts. Specifically addressing this proposal, the City’s Resource Efficiency Plan addresses greenhouse gas concerns and provides a description of greenhouse gas reduction measures. A mitigation measure is included that requires the project incorporate the relevant greenhouse gas reduction measures. With this mitigation the impacts from greenhouse gases will be less than significant.

3.8.4 Greenhouse Mitigation Measure
Greenhouse Gas Mitigation Measure 1: The site grading process shall comply with the GHG Reduction Measures provided in the adopted Yuba City Resource Efficiency Plan.

45 3.9 Hazards and Hazardous Materials
Table 3.9: Hazards and Hazardous Materials
Would the project:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
X
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the release
of hazardous materials into the environment?
X
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
X
d) Be located on a site, which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would create a significant hazard to the public or
the environment?
X
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
X
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
X
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or
death involving wildland fires.

X

3.9.1 Federal Regulatory Setting
U.S. Environmental Protection Agency (USEPA): The USEPA was established in 1970 to consolidate in one agency a variety of federal research, monitoring, standard setting and enforcement activities to ensure environmental protection. USEPA's mission is to protect human health and to safeguard the natural environment — air, water, and land — upon which life depends. USEPA works to develop and enforce regulations that implement environmental laws enacted by Congress, is responsible for researching and setting national standards for a variety of environmental programs, and delegates to states and tribes the responsibility for issuing permits and for monitoring and enforcing compliance. Where national standards are not met, USEPA can issue sanctions and take other steps to assist the states and tribes in reaching the desired levels of environmental quality.

Federal Toxic Substances Control Act/Resource Conservation and Recovery Act/Hazardous and Solid Waste Act: The Federal Toxic Substances Control Act (1976) and the Resource Conservation and Recovery Act of 1976 (RCRA) established a program administered by the USEPA for the regulation of the generation,

46 transportation, treatment, storage, and disposal of hazardous waste. RCRA was amended in 1984 by the Hazardous and Solid Waste Act (HSWA), which affirmed and extended the “cradle to grave” system of regulating hazardous wastes.

Comprehensive Environmental Response, Compensation, and Liability Act/Superfund Amendments and Reauthorization Act: The Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), commonly known as Superfund, was enacted by Congress on December 11, 1980. This law (U.S.

Code Title 42, Chapter 103) provides broad federal authority to respond directly to releases or threatened releases of hazardous substances that may endanger public health or the environment. CERCLA establishes requirements concerning closed and abandoned hazardous waste sites; provides for liability of persons responsible for releases of hazardous waste at these sites; and establishes a trust fund to provide for cleanup when no responsible party can be identified. CERCLA also enables the revision of the National Contingency Plan (NCP). The NCP (Title 40, Code of Federal Regulation [CFR], Part 300) provides the guidelines and procedures needed to respond to releases and threatened releases of hazardous substances, pollutants, and/or contaminants. The NCP also established the National Priorities List (NPL).

CERCLA was amended by the Superfund Amendments and Reauthorization Act (SARA) on October 17, 1986.

Clean Water Act/SPCC Rule: The Clean Water Act (CWA) (33 U.S.C. Section 1251 et seq., formerly the Federal Water Pollution Control Act of 1972), was enacted with the intent of restoring and maintaining the chemical, physical, and biological integrity of the waters of the United States. As part of the Clean Water Act, the U.S. EPA oversees and enforces the Oil Pollution Prevention regulation contained in Title 40 of the CFR, Part 112 (Title 40 CFR, Part 112) which is often referred to as the “SPCC rule” because the regulations describe the requirements for facilities to prepare, amend and implement Spill Prevention, Control, and
Countermeasure (SPCC) Plans: A facility is subject to SPCC regulations if a single oil storage tank has a capacity greater than 660 gallons, or the total above ground oil storage capacity exceeds 1,320 gallons, or the underground oil storage capacity exceeds 42,000 gallons, and if, due to its location, the facility could reasonably be expected to discharge oil into or upon the “Navigable Waters” of the United States. Other federal regulations overseen by the U.S. EPA relevant to hazardous materials and environmental contamination include Title 40, CFR, Chapter 1, Subchapter D – Water Programs and Subchapter I – Solid Wastes. Title 40, CFR, Chapter 1, Subchapter D, Parts 116 and 117 designate hazardous substances under the Federal Water Pollution Control Act: Title 40, CFR, Part 116 sets forth a determination of the reportable quantity for each substance that is designated as hazardous. Title 40, CFR, Part 117 applies to quantities of designated substances equal to or greater than the reportable quantities that may be discharged into waters of the United States.

The NFPA 70®: National Electrical Code® is adopted in all 50 states. Any electrical work associated with the Proposed Project is required to comply with the standards set forth in this code. Several federal regulations govern hazards as they are related to transportation issues. They include:

Title 49, CFR, Sections 171-177 (49 CFR 171-177), governs the transportation of hazardous materials, the types of materials defined as hazardous, and the marking of the transportation vehicles. 49 CFR 350-399, and Appendices A-G, Federal Motor Carrier Safety Regulations, address safety considerations for the transport of goods, materials, and substances over public highways. 49 CFR 397.9, the Hazardous Materials Transportation Act of 1974, directs the U.S. Department of Transportation to establish criteria and regulations for the safe transportation of hazardous materials.

47 3.9.2 State Regulatory Setting
California Environmental Protection Agency (CalEPA): The California Environmental Protection Agency (CalEPA) was created in 1991 by Governor’s Executive Order. The six boards, departments, and office were placed under the CalEPA umbrella to create a cabinet-level voice for the protection of human health and the environment and to assure the coordinated deployment of State resources. The mission of CalEPA is to restore, protect, and enhance the environment to ensure public health, environmental quality, and economic vitality under Title 22 of the California Code of Regulations (CCR).

Department of Toxic Substances Control (DTSC): DTSC is a department of Cal/EPA and is the primary agency in California that regulates hazardous waste, cleans-up existing contamination, and looks for ways to reduce the hazardous waste produced in California. DTSC regulates hazardous waste in California primarily under the authority of RCRA and the California Health and Safety Code. Other laws that affect hazardous waste are specific to handling, storage, transportation, disposal, treatment, reduction, cleanup, and emergency planning. Government Code Section 65962.5 (commonly referred to as the Cortese List) includes DTSC listed hazardous waste facilities and sites, DHS lists of contaminated drinking water wells, sites listed by the SWRCB as having UST leaks and which have had a discharge of hazardous wastes or materials into the water or groundwater, and lists from local regulatory agencies of sites that have had a known migration of hazardous waste/material.

Unified Program: The Unified Program (codified CCR Title 27, Division 1, Subdivision 4, Chapter 1, Sections 15100- 15620) consolidates, coordinates, and makes consistent the administrative requirements, permits, inspections, and enforcement activities of the following six environmental and emergency response programs:
 Hazardous Waste Generator (HWG) program and Hazardous Waste On-site Treatment activities;  Aboveground Storage Tank (AST) program Spill Prevention Control and Countermeasure Plan requirements;
 Underground Storage Tank (UST) program;
 Hazardous Materials Release Response Plans and Inventory (HMRRP) program;  California Accidental Release Prevention (CalARP) program;  Hazardous Materials Management Plans and Hazardous Materials Inventory Statement (HMMP/HMIS) requirements.

The Secretary of CalEPA is directly responsible for coordinating the administration of the Unified Program.

The Unified Program requires all counties to apply to the CalEPA Secretary for the certification of a local unified program agency. Qualified cities are also permitted to apply for certification. The local Certified Unified Program Agency (CUPA) is required to consolidate, coordinate, and make consistent the administrative requirements, permits, fee structures, and inspection and enforcement activities for these six program elements in the county. Most CUPAs have been established as a function of a local environmental health or fire department.

Hazardous Waste Management Program: The Hazardous Waste Management Program (HWMP) regulates hazardous waste through its permitting, enforcement, and Unified Program activities in accordance with California Health and Safety Code Section 25135 et seq. The main focus of HWMP is to ensure the safe storage, treatment, transportation, and disposal of hazardous wastes.

State Water Resources Control Board (SWRCB): The State Water Resources Control Board (SWRCB) was created by the California legislature in 1967. The mission of SWRCB is to ensure the highest reasonable

48 quality for waters of the State, while allocating those waters to achieve the optimum balance of beneficial uses. The joint authority of water allocation and water quality protection enables SWRCB to provide comprehensive protection for California’s waters.

California Department of Industrial Relations – Division of Occupational Safety and Health (Cal OSHA): In California, every employer has a legal obligation to provide and maintain a safe and healthful workplace for employees, according to the California Occupational Safety and Health Act of 1973 (per Title 8 of the CCR). The Division of Occupational Safety and Health (Cal/OSHA) program is responsible for enforcing California laws and regulations pertaining to workplace safety and health and for providing assistance to employers and workers about workplace safety and health issues. Cal/OSHA regulations are administered through Title 8 of the CCR. The regulations require all manufacturers or importers to assess the hazards of substances that they produce or import and all employers to provide information to their employees about the hazardous substances to which they may be exposed.

California Fire Code: The California Fire Code is Part 9 of the California Code of Regulations, Title 24, also referred to as the California Building Standards Code. The California Fire Code incorporates the Uniform Fire Code with necessary California amendments. This Code prescribes regulations consistent with nationally recognized good practice for the safeguarding to a reasonable degree of life and property from the hazards of fire explosion, and dangerous conditions arising from the storage, handling and use of hazardous materials and devices, and from conditions hazardous to life or property in the use or occupancy of buildings or premises and provisions to assist emergency response personnel.

3.9.3 Local Regulatory Setting
Sutter County Airport Comprehensive Land Use Plan: The SCACLUP was adopted in April 1994 by the Sacramento Area Council of Governments (SACOG). SACOG is the designated Airport Land Use Commission (ALUC) for Sacramento, Sutter, Yolo and Yuba Counties under the provisions of the California Public Utilities Code, Chapter 4, Article 3.5, Section 21670.1 Airport Land Use Commission Law. The purpose of the ALUC law is to (1) protect public health, safety, and welfare through the adoption of land use standards that minimize the public’s exposure to safety hazards and excessive levels of noise, and (2) Prevent the encroachment of incompatible land uses around public-use airports, thereby preserving the utilities of these airports into the future.

3.9.4 Impact Assessment/Environmental Consequences:
a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? The only hazardous materials associated with the construction of this self-storage complex will be those materials associated with grading and construction equipment. This typically includes solvents, oil and fuel. Provided that these materials are legally and properly used and stored, the proposed project will not create a significant hazard to the public or the environment. On an ongoing basis the only anticipated hazardous waste generated by the occasional users of the facility that throw away unwanted items. It is possible an unwanted item could contain a hazardous material. However, assuming proper and legal disposal of those wastes there should not be a significant impact from hazardous materials.

49 c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? There is not a school within one-quarter mile of the project. Further, assuming proper use of the fuels, solvents, and oil for the grading and paving equipment, there should not be any potential significant impacts. Therefore, assuming proper and legal use and disposal there will be no significant impacts from the waste generated by the self-storage units.
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section and, as a result, would create a significant hazard to the public or the environment?
The property is not on any listings of sites that are contaminated by hazardous wastes. Therefore, there is not a potential for significant impacts from a known hazardous materials site. Historically the neighboring agricultural supply business contaminated the groundwater which has since gone through a remediation program. This project, however, will be on the City’s water system and will not use groundwater.
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?
The project is not located within the Sutter County Airport or the Yuba County Airport Land Use Plans, nor is it within two miles of a public airport.
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
The Yuba City Fire Department and Police Department serve this area. Neither agency has expressed concern over impacts the Project may have on any emergency response plans. Accordingly, there will be no significant impacts that would adversely impact an emergency response or evacuation plan. g) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?
The Project site is located within the Yuba City urban area and the urban area is surrounded by irrigated agricultural lands. There are no wildlands on the site or in the immediate vicinity. Accordingly, there will be no significant impacts from potential wildland fires.

50 3.10 Hydrology and Water Quality
Table 3.10: Hydrology and Water Quality
Would the project:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Violate any water quality standards or waste
discharge requirements or otherwise substantially
degrade surface or groundwater quality?
X
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge
such that the project may impeded sustainable
groundwater management of the basin?
X
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course of a stream or river or through the
addition of impervious surfaces, in a manner that
would:
i) result in substantial erosion or siltation on- or offsite? X ii) substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or offsite?
X
iii) create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff?
X
iv) impede or redirect flood flows? X
d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation? X
e) Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
X

3.10.1 Federal Regulatory Setting
Clean Water Act: The Clean Water Act (CWA) is intended to restore and maintain the chemical, physical, and biological integrity of the nation’s waters (33 CFR 1251). The regulations implementing the CWA protect waters of the U.S. including streams and wetlands (33 CFR 328.3). The CWA requires states to set standards to protect, maintain, and restore water quality by regulating point source and some non-point source discharges. Under Section 402 of the CWA, the National Pollutant Discharge Elimination System (NPDES) permit process was established to regulate these discharges.

Federal Emergency Management Agency (FEMA) Flood Zones: The National Flood Insurance Act (1968) makes available federally subsidized flood insurance to owners of flood-prone properties. To facilitate identifying areas with flood potential, Federal Emergency Management Agency (FEMA) has developed

51 Flood Insurance Rate Maps (FIRM) that can be used for planning purposes. Flood hazard areas identified on the Flood
Insurance Rate Map are identified as a Special Flood Hazard Area (SFHA). SFHA are defined as the area that will be inundated by the flood event having a 1-percent chance of being equaled or exceeded in any given year. The 1-percent annual chance flood is also referred to as the base flood or 100-year flood.

SFHAs are labeled as Zone A, Zone AO, Zone AH, Zones A1-A30, Zone AE, Zone A99, Zone AR, Zone AR/AE, Zone AR/AO, Zone AR/A1-A30, Zone AR/A, Zone V, Zone VE, and Zones V1-V30. Moderate flood hazard areas, labeled Zone B or Zone X (shaded) are also shown on the FIRM, and are the areas between the limits of the base flood and the 0.2-percent-annual-chance (or 500-year) flood. The areas of minimal flood hazard, which are the areas outside the SFHA and higher than the elevation of the 0.2-percent-annualchance flood, are labeled Zone C or Zone X (unshaded).

3.10.2 State Regulatory Setting
State Water Resources Control Board: The State Water Resources Control Board (SWRCB) is the agency with jurisdiction over water quality issues in the State of California. The WRCB is governed by the PorterCologne Water Quality Act (Division 7 of the California Water Code), which establishes the legal framework for water quality control activities by the SWRCB. The intent of the Porter- Cologne Act is to regulate factors which may affect the quality of waters of the State to attain the highest quality which is reasonable, considering a full range of demands and values. Much of the implementation of the SWRCB's responsibilities is delegated to its nine Regional Boards. The Project site is located within the Central Valley Regional Water Quality Control board.

Central Valley Regional Water Quality Control Board (CVRWQCB): administers the NPDES storm waterpermitting program in the Central Valley region. Construction activities on one acre or more are subject to the permitting requirements of the NPDES General Permit for Discharges of Storm Water Runoff Associated with Construction Activity (General Construction Permit). Additionally, CVRWQCB is responsible for issuing Waste Discharge Requirements Orders under California Water Code Section 13260, Article 4, Waste Discharge Requirements.

State Department of Water Resources: California Water Code (Sections 10004 et seq.) requires that the State Department of Water Resources update the State Water Plan every five years. The 2013 update is the most current review and included (but is not limited to) the following conclusions:
 The total number of wells completed in California between 1977 and 2010 is approximately 432,469 and ranges from a high of 108,346 wells for the Sacramento River Hydrologic Region to a low of 4,069 wells for the North Lahontan Hydrologic Region.  Based on the June 2014 California Statewide Groundwater Elevation Monitoring (CASGEM) basin prioritization for California’s 515 groundwater basins, 43 basins are identified as high priority, 84 basins as medium priority, 27 basins as low priority, and the remaining 361 basins as very low priority.
 The 127 basins designated as high or medium priority account for 96 percent of the average annual statewide groundwater use and 88 percent of the 2010 population overlying the groundwater basin area.
 Depth-to-groundwater contours were developed for the unconfined aquifer system in the Central Valley. In the Sacramento Valley, the spring 2010 groundwater depths range from less than 10 feet below ground surface (bgs) to approximately 50 feet bgs, with local areas showing maximum depths of as much as 160 feet bgs.

52  The most prevalent groundwater contaminants affecting California’s community drinking water wells are arsenic, nitrate, gross alpha activity, and perchlorate.

California Government Code 65302 (d): The General Plan must contain a Conservation Element for the conservation, development, and utilization of natural resources including water and its hydraulic force, forests, soils, river and other waters, harbors, fisheries, wildlife, minerals, and other natural resources.

That portion of the conservation element including waters shall be developed in coordination with any County-wide water agency and with all district and city agencies which have developed, served, controlled or conserved water for any purpose for the County or city for which the plan is prepared. Coordination shall include the discussion and evaluation of any water supply and demand information described in Section 65352.5, if that information has been submitted by the water agency to the city or County. The conservation element may also cover:
 The reclamation of land and waters.
 Prevention and control of the pollution of streams and other waters.  Regulation of the use of land in stream channels and other areas required for the accomplishment of the conservation plan.
 Prevention, control, and correction of the erosion of soils, beaches, and shores.  Protection of watersheds.
 The location, quantity and quality of the rock, sand and gravel resources.  Flood control.

Sustainable Groundwater Management Act: On September 16, 2014 Governor Edmund G. Brown Jr. signed historic legislation to strengthen local management and monitoring of groundwater basins most critical to the state’s water needs. The three bills, SB 1168 (Pavley) SB 1319 (Pavley) and AB 1739 (Dickinson) together makeup the Sustainable Groundwater Management Act. The Sustainable Groundwater Management Act comprehensively reforms groundwater management in California. The intent of the Act is to place management at the local level, although the state may intervene to manage basins when local agencies fail to take appropriate responsibility. The Act provides authority for local agency management of groundwater and requires creation of groundwater sustainability agencies and implementation of plans to achieve groundwater sustainability within basins of high and medium priority.

3.10.3 Impact Assessment/Environmental Consequences:
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?
Most of the City’s public water supply comes from the Feather River. The water is pumped from the river to the Water Treatment Plant located in northern Yuba City. Due to occasional drought conditions the plant also sometimes utilizes a groundwater well in addition to its surface water supplies due to recent drought conditions. Since the self-storage facility will only receive water through the City system, and that the on-site sewage disposal system must meet all Sutter County Environmental Health standards, it is unlikely that the Project could adversely impact surface or groundwater quality.

All of the wastewater generated by the self-storage facility will flow into a Sutter County Environmental Health Department approved on-site wastewater disposal system. The wastewater disposal system will be in compliance with all state water discharge standards. The wastewater from the self-storage facility

53 is not expected to generate any unique type of waste that would cause the system to become out of compliance with state standards.

All storm water runoff associated with the Project will ultimately drain into the Feather River. The water quality of the stormwater runoff is addressed through General Plan Implementing Policies 8.5-I-1 through

8.5-I-10 which require a wide range of developer and City actions involving coordination with the State Regional Water Quality Control Board, protecting waterways, and following Yuba City’s adopted Best Management Practices for new construction.

With the level of oversight on the City’s water supply, and enforcement of Best Management Practices at construction sites, there will not be significant impacts on the City’s water and waste-water systems or storm water drainage system.
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impeded sustainable groundwater management of the basin? Even though the Project will be connected to the City’s water system, self-storage facilities are typically not significant water users. While consumption of City water will increase with the project, very little, if any, groundwater will be utilized, as the City primarily utilizes surface water supplies. Therefore, the impacts on groundwater resources will be minimal and will not have the potential to create any significant impacts.
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner that would:
i) result in substantial erosion or siltation on- or off-site? ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite?
iii) create or contribute runoff water which would exceed the capacity of existing or planned m stormwater drainage systems or provide substantial additional sources of polluted runoff? There will be an increased amount of stormwater drainage caused by new impermeable surfaces created by this development, which will ultimately drain into the Feather River. The project will be required to construct the local collection facilities and pay the appropriate fees to Sutter County for its fair share of improvements and expansion to the existing drainage system that will be connected too. Also, as noted above, all new construction must involve use of Best Management Practices. Assuming all required standards are met there is not expected to be any significant impacts from additional storm water drainage from the site.
iv) impede or redirect flood flows?
According to the Federal Emergency Management Agency this portion of the City is outside of the 100- year flood plain. This is due to the existing levee system that contains seasonally high-water flows from the nearby Feather River from flooding areas outside of the levee system. Additional construction within the City that is outside of the levee system does not impact the levee system and therefore does not increase, impede, or otherwise have any effect on the highwater flows within the levee system.

Therefore, there is no significant impact on the high-water flows within the Feather River levee system.

54 d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? This portion of the City is outside of the 100-year flood plain. The City is not close to the ocean or any large lakes so a seiche is unlikely to happen in or near the City. The City is located inland from the Pacific Ocean, so people or structures in the City would not be exposed to inundation by tsunami. Mudflows and landslides are unlikely to happen due to the relatively flat topography within the project area. Thus, it is unlikely that the project site would be subject to inundation by a seiche, tsunami, mudflow or landslide.

Therefore, there is no potential for significant impacts from any of these types of events. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
As noted above, all new construction is required to utilize Best Management Practices. Assuming all required standards are met, water quality of runoff water from the project will not create any significant impacts. The City primarily utilizes surface water for its water source so there will be no significant impacts on groundwater.

3.11 Land Use and Planning
Table 3:11: Land Use and Planning
Would the project:

Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Physically divide an established community? X
b) Cause a significant environmental impact due to
a conflict with any land use plan, policy or
regulation adopted for the purpose of avoiding or
mitigating an environmental effect?
X

3.11.1 Environmental Setting/Affected Environment
The project will be on an undeveloped 9.52-acre property that is abutted on three sides by existing light industrial uses and on the fourth side by State Route 20. There are no nearby residences or other sensitive users.

3.11.2 Federal Regulatory Setting
There are no federal or state regulations pertaining to land use and planning relevant to the proposed Project.

3.11.3 Local Regulatory Setting
Yuba City General Plan, Land Use Element: The Land Use Element of the General Plan establishes guidance for the ultimate pattern of growth in the City’s Sphere of Influence. It provides direction regarding how lands are to be used, where growth will occur, the density/intensity and physical form of that growth, and key design considerations.

55 3.11.4 Impact Assessment/Environmental Consequences:
a) Physically divide an established community?
This self-storage project will not physically divide an established community as it is an infill type project within an existing light industrial area. There are no nearby residences. Therefore, there is not a potential to divide an existing community.
b) Cause a significant environmental impact due to a conflict with any land use plan, policy or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Per the Zoning Regulations the Project is a permitted use, but is undergoing this discretionary review due to its larger size. Since it is a permitted use, it is not in conflict with any land use policies which and as such will not create any significant environmental impacts.

3.12 Mineral Resources
Table 3-12:: Mineral Resources
Would the project: Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Result in the loss of availability of a known mineral resource that would be of value to the region and
the residents of the state?
X
b) Result in the loss of availability of a locallyimportant mineral resource recovery site delineated on a local general plan, specific plan, or
other land use plan?
X

3.12.1 Federal Regulatory Setting
There are no federal regulations pertaining to mineral resources relevant to the proposed Project.

3.12.2 State Regulatory Setting
California Surface Mining and Reclamation Act of 1975: Enacted by the State Legislature in 1975, the Surface Mining and Reclamation Act (SMARA), Public Resources Code Section 2710 et seq., insures a continuing supply of mineral resources for the State. The act also creates surface mining and reclamation policy to assure that:
 Production and conservation of minerals is encouraged;  Environmental effects are prevented or minimized;
 Consideration is given to recreational activities, watersheds, wildlife, range and forage, and aesthetic enjoyment;
 Mined lands are reclaimed to a useable condition once mining is completed; and  Hazards to public safety both now and in the future are eliminated.

56 Areas in the State (city or county) that do not have their own regulations for mining and reclamation activities rely on the Department of Conservation, Division of Mines and Geology, Office of Mine Reclamation to enforce this law. SMARA contains provisions for the inventory of mineral lands in the State of California.

The State Geologist, in accordance with the State Board’s Guidelines for Classification and Designation of Mineral Lands, must classify Mineral Resource Zones (MRZ) as designated below:
 MRZ-1. Areas where available geologic information indicates that there is minimal likelihood of significant resources.
 MRZ-2. Areas underlain by mineral deposits where geologic data indicate that significant mineral deposits are located or likely to be located.
 MRZ-3. Areas where mineral deposits are found but the significance of the deposits cannot be evaluated without further exploration.
 MRZ-4. Areas where there is not enough information to assess the zone. These are areas that have unknown mineral resource significance.

SMARA only covers mining activities that impact or disturb the surface of the land. Deep mining (tunnel) or petroleum and gas production is not covered by SMARA.

3.12.3 Impact Assessment/Environmental Consequences:
a) Result in the loss of availability of a known mineral 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 mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? The Yuba City General Plan does not recognize any mineral resource zone within the City limits, and no mineral extraction facilities currently exist within the City. Because of this,the property contains no known mineral resources and there is little opportunity for mineral resource extraction. As such the Project will not have an impact on mineral resources.

57 3.13 Noise
Table 3.13: Noise
Would the project result in:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
X
b) Generation of excessive ground borne vibration or
ground borne noise levels? X
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, 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?
X

3.13.1 Environmental Setting/Affected Environment for Noise Noise can be generally defined as unwanted sound. Sound, traveling in the form of waves from a source, exerts a sound pressure level (referred to as sound level) which is measured in decibels (dB), with 0 dB corresponding roughly to the threshold of human hearing and 120 to 140 dB corresponding to the threshold of pain.

Sound pressure fluctuations can be measured in units of hertz (Hz), which correspond to the frequency of a particular sound. Typically, sound does not consist of a single frequency, but rather a broad band of frequencies varying in levels of magnitude (sound power). The sound pressure level, therefore, constitutes the additive force exerted by a sound corresponding to the frequency/sound power level spectrum.

The typical human ear is not equally sensitive to all frequencies of the audible sound spectrum. As a consequence, when assessing potential noise impacts, sound is measured using an electronic filter that de-emphasizes the frequencies below 1,000 Hz and above 5,000 Hz in a manner corresponding to the human ear’s decreased sensitivity to low and extremely high frequencies instead of the frequency midrange. This method of frequency weighting is referred to as A-weighting and is expressed in units of Aweighted decibels (dBA). Frequency A-weighting follows an international standard methodology of frequency de-emphasis and is typically applied to community noise measurements.

Noise exposure is a measure of noise over a period of time. Noise level is a measure of noise at a given instant in time. Community noise varies continuously over a period of time with respect to the contributing sound sources of the community noise environment. Community noise is primarily the product of many distant noise sources, which constitute a relatively stable background noise exposure, with the individual contributors unidentifiable. The background noise level changes throughout a typical day, but does so gradually, corresponding with the addition and subtraction of distant noise sources such as traffic and atmospheric conditions. What makes community noise constantly variable throughout a day, besides the slowly changing background noise, is the addition of short duration single event noise

58 sources (e.g., aircraft flyovers, motor vehicles, sirens), which are readily identifiable to the individual receptor. These successive additions of sound to the community noise environment vary the community noise level from instant to instant, requiring the measurement of noise exposure over a period of time to legitimately characterize a community noise environment and evaluate cumulative noise impacts.

3.13.2 Environmental Setting/Affected Environment for Groundbourne Vibration Vibration is the periodic oscillation of a medium or object. Vibration sources may be continuous, such as factory machinery, or transient, such as explosions. As is the case with airborne sound, ground borne vibrations may be described by amplitude and frequency. Vibration amplitudes are usually expressed in peak particle velocity (PPV) or root mean squared (RMS), as in RMS vibration velocity. The PPV and RMS (VbA) vibration velocity are normally described in inches per second (in/sec). PPV is defined as the maximum instantaneous positive or negative peak of a vibration signal and is often used in monitoring of blasting vibration because it is related to the stresses that are experienced by buildings.

Although PPV is appropriate for evaluating the potential for building damage, it is not always suitable for evaluating human response. As it takes some time for the human body to respond to vibration signals, it is more prudent to use vibration velocity when measuring human response. The typical background vibration velocity level in residential areas is approximately 50 VdB. Groundborne vibration is normally perceptible to humans at approximately 65 VdB. For most people, a vibration-velocity level of 75 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels.

Typical outdoor sources of perceptible ground borne vibration are construction equipment, steel-wheeled trains, and traffic on rough roads. Construction vibrations can be transient, random, or continuous. The approximate threshold of vibration perception is 65 VdB, while 85 VdB is the vibration acceptable only if there are an infrequent number of events per day.

3.13.3 Federal Regulatory Setting
Federal Vibration Policies: The Federal Railway Administration (FRA) and the Federal Transit Administration (FTA) have published guidance relative to vibration impacts. According to the FRA, fragile buildings can be exposed to ground-borne vibration levels of 90 VdB without experiencing structural damage.97 The FTA has identified the human annoyance response to vibration levels as 75 VdB.

3.13.4 State Regulatory Setting
California Noise Control Act: The California Noise Control Act was enacted in 1973 (Health and Safety Code §46010 et seq.), and states that the Office of Noise Control (ONC) should provide assistance to local communities in developing local noise control programs. It also indicates that ONC staff would work with the Department of Resources Office of Planning and Research (OPR) to provide guidance for the preparation of the required noise elements in city and county General Plans, pursuant to Government Code § 65302(f). California Government Code § 65302(f) requires city and county general plans to include a noise element. The purpose of a noise element is to guide future development to enhance future land use compatibility.

Title 24 – Sound Transmission Control: Title 24 of the California Code of Regulations (CCR) codifies Sound Transmission Control requirements, which establishes uniform minimum noise insulation performance standards for new hotels, motels, dormitories, apartment houses, and dwellings other than detached single-family dwellings. Specifically, Title 24 states that interior noise levels attributable to exterior sources shall not exceed 45 dBA CNEL in any habitable room of new dwellings Title 24, Part 2 requires an acoustical report that demonstrates the achievements of the required 45 dBA CNEL. Dwellings are

59 designed so that interior noise levels will meet this standard for at least ten years from the time of building permit application.

3.13.5 Local Regulatory Setting
The City of Yuba City General Plan presents the vision for the future of Yuba City, and outlines several guiding policies and policies relevant to noise.

The following goals and policies from the City of Yuba City General Plan1 are relevant to noise.

Guiding Policies
 9.1-G-1 Strive to achieve an acceptable noise environment for the present and future residences of Yuba City.
 9.1-G-2 Incorporate noise considerations into land use planning decisions and guide the location and design of transportation facilities to minimize the effects of noise on adjacent land uses.  Implementing Policies
 9.1-I-1 Require a noise study and mitigation for all projects that have noise exposure greater than “normally acceptable” levels. Noise mitigation measures include, but are not limited to, the following actions:
 Screen and control noise sources, such as parking and loading facilities, outdoor activities and mechanical equipment,
 Increase setbacks for noise sources from adjacent dwellings,  Retain fences, walls, and landscaping that serve as noise buffers,  Use soundproofing materials and double-glazed windows, and  Control hours of operation, including deliveries and trash pickup, to minimize noise impacts.  9.1-I-3 In making a determination of impact under the California Environmental Quality Act (CEQA), consider an increase of four or more dBA to be "significant" if the resulting noise level would exceed that described as normally acceptable for the affected land use in Figure 5.  9.1-I-4 Protect especially sensitive uses, including schools, hospitals, and senior care facilities, from excessive noise, by enforcing “normally acceptable” noise level standards for these uses.  9.1-I-5 Discourage the use of sound walls. As a last resort, construct sound walls along highways and arterials when compatible with aesthetic concerns and neighborhood character. This would be a developer responsibility.
 9.1-I-6 Require new noise sources to use best available control technology (BACT) to minimize noise from all sources.
 9.1-I-7 Minimize vehicular and stationary noise sources and noise emanating from temporary activities, such as construction.
1 City of Yuba, 2004. City of Yuba General Plan. April 8, 2004.

60 Table 1: Noise Exposure

LAND USE CATEGORY
COMMUNITY NOISE EXPOSURE - Ldn or CNEL (dBA)
50 55 60 65 70 75 80
Residential – Low Density
Single Family, Duplex, Mobile
Home
Residential – Multi-Family
Transient Lodging –
Motel/Hotel
Schools, Libraries, Churches,
Hospitals, Nursing Homes
Auditorium, Concert Hall,
Amphitheaters
Sports Arena, Outdoor
Spectator Sports
Playgrounds, Neighborhood
Parks
Golf Courses, Riding Stables,
Water Recreation,
Cemeteries
Office Buildings, Business,
Commercial and Professional
Industrial, Manufacturing,
Utilities, Agriculture
Normally Acceptable: Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.

Conditionally Acceptable: New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features are included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice.

Normally Unacceptable: New construction or development should be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirement must be made and needed noise insulation features included in the design.

Clearly Unacceptable: New construction or development generally should not be undertaken.

Source: State of California, Governor’s Office of Planning and Research, 2003. General Plan Guidelines.

61 City of Yuba City Municipal Code: Title 4, Chapter 17, Section 4-17.10(e) of the Yuba City Municipal Code prohibits the operation of noise‐generating construction equipment before 6:00 a.m. or after 9:00 p.m. daily, except Sunday and State or federal holidays when the prohibited time is before 8:00 a.m. and after 9:00 p.m.

3.13.6 Impact Assessment/Environmental Consequences:
a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies established in the local general plan or noise ordinance, or applicable standards of other agencies?
A temporary increase in noise will occur during construction of the Phase 1 self-storage facility, then again when Phase 2 is constructed. Construction will primarily occur during daylight hours, Monday through Saturday. Noise from construction activities would contribute to the noise environment in the immediate project vicinity. Activities involved in construction could generate maximum noise levels, as indicated in Table 2, ranging from 79 to 91 dBA at a distance of 50 feet, without feasible noise control (e.g., mufflers) and ranging from 75 to 80 dBA at a distance of 50 feet, with feasible noise control. However, due to the limited duration of the construction activities, that the construction will occur during the less sensitive daylight hours and considering there are no nearby sensitive receptors, including any residences,the noise effects from this activity are expected to be less than significant.

Table 2: Noise Levels of Typical Construction
Type of Equipment (1) dBA at 50 ft.

Without Feasible Noise Control (2) With Feasible Noise Control Dozer or Tractor 80 75
Excavator 88 80
Scraper 88 80
Front End Loader 79 75
Backhoe 85 75
Grader 85 75
Truck 91 75
(1) US Environmental Protection Agency. “Noise from Construction Equipment and Operations, Building Equipment and Home Appliances.” Figure IV.H‐4. 1971.
(2) Feasible noise control includes the use of intake mufflers, exhaust mufflers and engine shrouds operating in accordance with manufacturers specifications Short-term noise impacts (and possibly some ground borne vibrations if site compaction is required prior to construction) can be expected resulting from site grading and construction activities. Constructionrelated noise impacts will be less than significant because adherence to City construction standards is required. These standards limit the hours of operation for construction and use of heavy machinery to daytime hours. Further the construction noise is of limited duration, further limiting any adverse impacts.

Once constructed the proposed self-storage facility will not be a significant noise generator. b) Generation of excessive ground borne vibration or ground borne noise levels? Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods employed. Operation of construction equipment causes ground vibrations that spread through

62 the ground and diminish in strength with distance. Table 3 describes the typical construction equipment vibration levels.

Table 3: Typical Construction Levels
Equipment (1) VdB at 25 ft2
Small Bulldozer 58
Vibratory Roller 94
Jackhammer 79
Loaded Trucks 86
(1) US Environmental Protection Agency. “Noise from Construction Equipment and Operations, Building Equipment and Home Appliances.” Figure IV.H‐4. 1971.

Vibration levels of construction equipment in Table 3 are at a distance of 25 feet from the equipment. As noted above, construction activities are limited to daylight hours. Infrequent construction-related vibrations would be short-term and temporary, and operation of heavy-duty construction equipment would be intermittent throughout the day during construction. Therefore, with the short duration of grading activities associated with the project, the approximate reduction of 6 VdB for every doubling of distance from the source, the temporary impact to any uses in the vicinity of the project would be less than significant.
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, 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? The project is not located within two miles of the Sutter County Airport, the Yuba County Airport or any publicly used airport.

3.14 Population and Housing
Table 4-14: Population and Housing
Would the project: Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Induce substantial unplanned population growth in
an area, either directly (for example, by proposing
new homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
X
b) Displace substantial numbers of existing people or
housing, necessitating the construction of
replacement housing elsewhere?
X

3.14.1 Environmental Setting/Affected Environment
The property is abutted on three sides by other light industrial uses and SR 20 borders the north side.

63 3.14.2 Federal Regulatory Setting
There are no federal regulations, plans, programs or guidelines associated with population or housing that are applicable to the proposed Project.

3.14.3 State Regulatory Setting
California law (Government Code Section 65580, et seq.) requires cities and counties to include a housing element as a part of their general plan to address housing conditions and needs in the community.

Housing elements are prepared approximately every eight years, following timetables set forth in the law.

The housing element must identify and analyze existing and projected housing needs and “make adequate provision for the existing and projected needs of all economic segments of the community,” among other requirements. The City recently adopted its current Housing Element.

3.14.4 Regional Regulatory Setting
State law mandates that all cities and counties offer a portion of housing to accommodate the increasing needs of regional population growth. The statewide housing demand is determined by the California Department of Housing and Community Development (HCD), while local governments and councils of governments decide and manage their specific regional and jurisdictional housing needs and develop a regional housing needs assessment (RHNA).

In the greater Sacramento region, which includes the City of Yuba City, SACOG has the responsibility of developing and approving an RHNA and a Regional Housing Needs Plan (RHNP) every eight years (Government Code, Section 65580 et seq.). This document has a central role of distributing the allocation of housing for every county and city in the SACOG region. Housing needs are assessed for very low income, low income, moderate income, and above moderate households.2 As described above, SACOG is the association of local governments that includes Yuba City, along with other jurisdictions comprising the six counties in the greater Sacramento region. In addition to preparing the Metropolitan Transportation Plan and Sustainable Communities Strategy for the region, SACOG approves the distribution of affordable housing in the region through its RHNP. SACOG also assists in planning for transit, bicycle networks, clean air and serves as the Airport Land Use Commission for the region.
3 3.14.5 Impact Assessment/Environmental Consequences:
a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
The completion of both phases of the proposed Project will result in approximately 200,000 square feet of self-storage units. This is on a property that is surrounded by other light industrial uses and the state highway on the north side. This is essentially an infill project. As such, City services and streets already serve this area. Further, the Project is consistent with the General Plan, which describes the larger overall land use pattern for the City and all of the basic infrastructure needs to support that growth. Therefore, 2 Sacramento Area Council of Governments. 2012. Regional Needs Housing Plan 2013-2021. Adopted September 20, 2012.

3 Sacramento Area Council of Governments. 2017. About SACOG. SACOG website. Available: http://www.sacog.org/about/.

Accessed July 25, 2017.

64 unplanned growth resulting from this Project will not occur and as a result does not have the potential to generate any significant impacts.
b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
The proposed Project will not result in the demolition of any existing residences.

3.15 Public Services
Table 3.15: Public Services
Would the project: Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered government
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response times
or other performance objectives for any of the
public services:
i) Fire protection? X
ii) Police protection? X
iii) Schools? X
iv) Parks? X
v) Other public facilities? X

3.15.1 Environmental Setting/Affected Environment
Law enforcement for the proposed Project will be provided by the Yuba City Police Department. Fire protection is provided by the Yuba City Fire Department. There is no new park to be constructed with this Project. Stormwater drainage will also be provided by Yuba City.

3.15.2 Federal Regulatory Setting
National Fire Protection Association: The National Fire Protection Association (NFPA) is an international nonprofit organization that provides consensus codes and standards, research, training, and education on fire prevention and public safety. The NFPA develops, publishes, and disseminates more than 300 such codes and standards intended to minimize the possibility and effects of fire and other risks. The NFPA publishes the NFPA 1, Uniform Fire Code, which provides requirements to establish a reasonable level of fire safety and property protection in new and existing buildings.

65 3.15.3 State Regulatory Setting
California Fire Code and Building Code: The 2013 California Fire Code (Title 24, Part 9 of the California Code of Regulations) establishes regulations to safeguard against hazards of fire, explosion, or dangerous conditions in new and existing buildings, structures, and premises. The Fire Code also establishes requirements intended to provide safety and assistance to fire fighters and emergency responders during emergency operations. The provision of the Fire Code includes regulations regarding fire-resistance rated construction, fire protection systems such as alarm and sprinkler systems, fire service features such as fire apparatus access roads, fire safety during construction and demolition, and wildland urban interface areas.

California Health and Safety Code (HSC): State fire regulations are set forth in Sections 13000 et seq. of the California HSC, which includes regulations for building standards (as set forth in the CBC), fire protection and notification systems, fire protection devices such as extinguishers, smoke alarms, childcare facility standards, and fire suppression training.

California Master Mutual Aid Agreement: The California Master Mutual Aid Agreement is a framework agreement between the State of California and local governments for aid and assistance by the interchange of services, facilities, and equipment, including but not limited to fire, police, medical and health, communication, and transportation services and facilities to cope with the problems of emergency rescue, relief, evacuation, rehabilitation, and reconstruction.

3.15.4 Impact Assessment/Environmental Consequences:
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:

Fire Protection: The Yuba City Fire Department provides fire protection services to the site. The Fire Department reviewed the proposal and did not express concerns. Since all new development pays development impact fees intended to offset the cost of additional fire facilities and equipment costs resulting from this growth, the impacts on fire services will be less than significant.

Police Protection: The Yuba City Police Department will provide police services to the site. The Police Department reviewed the proposal and did not express concerns. Since all new development paysimpact fees that are intended to offset the cost of additional police facilities and equipment resulting from this growth the impacts on police services will be less than significant.

Schools: Although there are no new residences proposed, the Project will have to pay the Yuba City Unified School District adopted school impact fees that are intended for non-residential development.

Therefore, the impact on schools will be less than significant.

Parks: There are no new residences proposed by this Project. As such, the impact on parks from this project will be less than significant.

Other Public Facilities: The project will be connected to the City water system. As such, the Project must pay connection fees that are utilized for expansion of the treatment plant. The City also collects impact fees for County services that are provided, such as the library system and justice system.

66 Accordingly, the project will have a less than significant impact regarding the provision of public services.

3.16 Recreation
Table 3-16: Recreation
Would the project: Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
X
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
X

3.16.1 Environmental Setting/Affected Environment
Yuba City has 22 City-owned parks and recreational areas, managed by the City’s Parks and Recreation Department. This consists of four community parks, 15 neighborhood parks, and three passive or mini parks.

3.16.2 Federal Regulatory Setting
There are no federal regulations regarding parks and open space that are applicable to the proposed Project.

3.16.3 State Regulatory Setting
State Public Park Preservation Act: The primary instrument for protecting and preserving parkland is the Public Park Preservation Act of 1971. Under the PRC section 5400-5409, cities and counties may not acquire any real property that is in use as a public park for any non-park use unless compensation or land, or both, are provided to replace the parkland acquired. This provides no net loss of parkland and facilities.

Quimby Act: California Government Code Section 66477, referred to as the Quimby Act, permits local jurisdictions to require the dedication of land and/or the payment of in-lieu fees solely for park and recreation purposes. The required dedication and/or fee are based upon the residential density and housing type, land cost, and other factors. Land dedicated and fees collected pursuant to the Quimby Act may be used for developing new or rehabilitating existing park or recreational facilities.

3.16.4 Local Regulatory Setting
The Yuba City General Plan and the City’s Parks Master Plan provide a goal of providing 5 acres of public parkland per 1,000 residents, while it also requires 1 acre of Neighborhood Park for every 1,000 residents.

67 The City’s development impact fee program collects fees for new development which is allocated for the acquisition and development of open space in the City.

3.16.5 Impact Assessment/Environmental Consequences:
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Since there is no residential development associated with the Project (other than an on-site caretaker residence), and also that self-storage facilities generate minimal new employment, the Project will not increase the use of the City’s park system. Therefore, the impact on the City park system from this Project is less than significant.

3.17 Transportation/Traffic
Table 4-17: Transportation Recreation
Would the project: Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Conflict with a program, plan, ordinance or policy
addressing the circulation system, including
transit, roadway, bicycle and pedestrian facilities?
X
b) Would the project conflict or be inconsistent with
CEQA Guidelines section 15064.3 subdivision (b)? X
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
X
d) Result in inadequate emergency access? X

3.17.1 Federal Regulatory Setting
Federal Highway Administration: FHWA is the agency of the U.S. Department of Transportation (DOT) responsible for the Federally funded roadway system, including the interstate highway network and portions of the primary State highway network. FHWA funding is provided through the Safe, Accountable, Flexible, Efficiency Transportation Equity Act: A Legacy for Users (SAFETEA-LU). SAFETEA- LU can be used to fund local transportation improvement projects, such as projects to improve the efficiency of existing roadways, traffic signal coordination, bikeways, and transit system upgrades.

Several federal regulations govern transportation issues. They include:
 Title 49, CFR, Sections 171-177 (49 CFR 171-177), governs the transportation of hazardous materials, the types of materials defined as hazardous, and the marking of the transportation vehicles.

68  Title 49 CFR 350-399, and Appendices A-G, Federal Motor Carrier Safety Regulations, address safety considerations for the transport of goods, materials, and substances over public highways. 

3.17.2. State Regulatory Setting
The measurement of the impacts of a project’s traffic is set by the CEQA Guidelines. Section 15064.3 of the Guidelines states that vehicle miles traveled (VMT) is the most appropriate measure of transportation impacts. VMT is a metric which refers to the amount of distance of automobile traffic that is generated by a project. Per the Guidelines “Vehicle miles traveled exceeding an applicable threshold of significance may indicate a significant impact.” “Projects that decrease vehicle miles traveled compared to existing conditions should be presumed to have a less than significant environmental impact.” The CEQA Guidelines also states that the lead agency (Yuba City) may “choose the most appropriate methodology to evaluate a project’s vehicle miles traveled …”. As this is a new form of calculating significant traffic events, the City has not yet determined its own methodology to calculate levels of significance for VMT. Until that methodology is determined, for purposes of this initial study the information provided by the Sacramento Council of Governments (SACOG) and the CA Office of Planning and Research is utilized. A review of these studies indicates several factors that may be utilized for determining levels of significance. One is that if the project will generate less than 110 vehicle trips per day, it is assumed that with the small size of the project, the impact is less than significant. A second criteria is that for a project, on a per capita or per employee basis, the VMT will be at least 15 percent below that of existing development is a reasonable threshold for determining significance.

As this is a new methodology, future projects may utilize different criterion as they become available.

3.17.3. Local Regulatory Setting
The Yuba City General Plan Transportation Element has policies regulating all mode of transportation and related activities. Specifically, there are Implementing Policies regarding Traffic Levels of Service that are relevant to project review process:

5.2-I-12 Develop and manage the roadway system to obtain LOS D or better for all major roadways and intersections in the City. This policy does not extend to residential streets (i.e., streets with direct driveway access to homes) or bridges across the Feather River nor does the policy apply to state highways and their intersections, where Caltrans policies apply. Exceptions to LOS policy may be allowed by the City Council in areas, such as downtown, where allowing a lower LOS would result in clear public benefits. Specific exceptions granted by the Council shall be added to the list of exceptions below:
• SR 20 (SR 99 to Feather River Bridge) – LOS F is acceptable; • SR 20 (Feather River Bridge) – LOS F is acceptable;
• Bridge Street (Twin Bridges across the Feather River) – LOS F is acceptable; • Lincoln Road (New bridge across the Feather River) - LOS F is acceptable.

No new development will be approved unless it can be shown that required level of service can be maintained on the affected roadways.

69 5.2-I-13 Develop and manage residential streets (i.e., streets with direct driveway access to homes) to limit average daily traffic volumes to 2,500 or less and 85th percentile speeds to 25 miles per hour or less.

5.2-I-14 Require traffic impact studies for all proposed new developments that will generate significant amounts of traffic.

Specific thresholds will be based on location and project type, and exceptions may be granted where traffic studies have been completed for adjacent development.

5.2-I-15 Improve intersections as needed to maintain LOS standards and safety on major arterials.

3.17.4. Impact Assessment/Environmental Consequences:
a) Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
Self-storage facilities are very low generators of vehicle traffic due to having very few employees and that the users of the facility infrequently travel there. Therefore, development of this self-storage facility will generate little traffic and will not conflict with any programs, plans, or ordinances regarding transportation. There is a condition applied to the project prohibiting commercial truck parking so a potential from impacts on the nearby intersect from truck traffic is not an issue. b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3 subdivision (b)? This CEQA section describes specific considerations for evaluating a project’s transportation impacts in terms of Vehicle Miles Traveled (VMT). SACOG, in “Technical Advisory: On Evaluating Transportation Impacts in CEQA” provides two criteria for which if the project meets either of them, the traffic impacts are considered less than significant. One criterion is that the project generates less than 110 vehicle trips per day is considered to be less than a significant impact.

Following its initial opening when new tenants will be moving materials to the site, the project will not generate traffic levels in excess of 110 trips per day. Since the Project will not exceed this criterion, the impacts from VMT is not further considered in this review. c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? The Project will be accessed by Colusa Frontage Road. Since self-storage facilities are very low traffic generators, it is not expected to cause any traffic concerns on this street. However, the nearby intersection at Colusa Frontage Road and George Washington Boulevard could be impacted by this project if the vehicle storage area is utilized for commercial truck parking. Therefore, commercial trucking is not permitted in the RV parking area. Both the Yuba City Public Works Department and Caltrans have evaluated the proposal and concluded that with this condition, the Project did not significantly impact the intersection.
d) Result in inadequate emergency access?
The Fire Department and Police Departments have reviewed the project plans and they did not express

70 concerns about emergency access in the area.

3.18 Tribal Cultural Resources
Table 3-18: Tribal Cultural Resources
Would the project: Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
Would the project cause of substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in Public
Resources Code section 5020.1(k), or
X
b) A resource determined by the lead agency, in its
discretion and supported by substantial evidence,
to be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1. In applying the criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.

X

3.18.1 Federal Regulatory Setting
This section describes the affected environment and regulatory setting for Tribal Cultural Resources (TCRs) in the Master Plan. The following analysis of the potential environmental impacts related to TCRs is derived primarily from the following sources:
 California Native American Heritage Commission Sacred Lands File Search, December 11, 2017  Ethnographic overview of the Nisenan culture
 Environmental Impact Report for the City of Yuba City General Plan (2004)  Consultation record with California Native American tribes under Assembly Bill 52 and Senate Bill 18

3.18.2 State Regulatory Setting
Assembly Bill 52: Effective July 1, 2015, Assembly Bill 52 (AB 52) amended CEQA to require that: 1) a lead agency provide notice to any California Native American tribes that have requested notice of projects proposed by the lead agency; and 2) for any tribe that responded to the notice within 30 days of receipt with a request for consultation, the lead agency must consult with the tribe. Topics that may be addressed during consultation include TCRs, the potential significance of project impacts, type of environmental document that should be prepared, and possible mitigation measures and project alternatives.

Pursuant to AB 52, Section 21073 of the Public Resources Code defines California Native American tribes

71 as “a Native American tribe located in California that is on the contact list maintained by the NAHC for the purposes of Chapter 905 of the Statutes of 2004.” This includes both federally and non-federally recognized tribes.

Section 21074(a) of the Public Resource Code defines TCRs for the purpose of CEQA as:
1) Sites, features, places, cultural landscapes (geographically defined in terms of the size and scope), sacred places, and objects with cultural value to a California Native American tribe that are either of the following:
a. included or determined to be eligible for inclusion in the California Register of Historical Resources; and/or
b. included in a local register of historical resources as defined in subdivision (k) of Section 5020.1; and/or
c. a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1. In applying the criteria set forth in subdivision (c) of Section 5024.1 for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California Native American tribe.

Because criteria a and b also meet the definition of a Historical Resource under CEQA, a TCR may also require additional consideration as a Historical Resource. TCRs may or may not exhibit archaeological, cultural, or physical indicators.

Recognizing that California tribes are experts in their TCRs and heritage, AB 52 requires that CEQA lead agencies initiate consultation with tribes at the commencement of the CEQA process to identify TCRs.

Furthermore, because a significant effect on a TCR is considered a significant impact on the environment under CEQA, consultation is required to develop appropriate avoidance, impact minimization, and mitigation measures.

3.18.3 Cultural Setting
The Nisenan (also referred to as Southern Maidu) inhabited the General Plan area prior to large-scale European and Euroamerican settlement of the surrounding area. Nisenan territory comprised the drainages of the Yuba, Bear, and American Rivers, and the lower drainages of the Feather River. The Nisenan, together with the Maidu and Konkow, their northern neighbors, form the Maiduan language family of the Penutian linguistic stock (Shipley 1978:89). Kroeber (1976:392) noted three dialects:

Northern Hill Nisenan, Southern Hill Nisenan, and Valley Nisenan. Although cultural descriptions of this group in the English language are known from as early as 1849, most of our current cultural knowledge comes from various anthropologists in the early part of the 20th century (Levy 1978:413; Wilson and Towne 1978:397).

The basic subsistence strategy of the Nisenan was seasonally mobile hunting and gathering. Acorns, the primary staple of the Nisenan diet, were gathered in the valley along with seeds, buckeye, salmon, insects, and a wide variety of other plants and animals. During the warmer months, people moved to mountainous areas to hunt and collect food resources, such as pine nuts. Bedrock and portable mortars and pestles were used to process acorns. Nisenan settlement patterns were oriented to major river drainages and tributaries. In the foothills and lower Sierra Nevada, Nisenan located their villages in large flats or ridges near major streams. These villages tended to be smaller than the villages in the valley. (Wilson and Towne

72 1978:389–390.)
Trade provided other valuable resources that were not normally available in the Nisenan environment.

The Valley Nisenan received black acorns, pine nuts, manzanita berries, skins, bows, and bow wood from the Hill Nisenan to their east, in exchange for fish, roots, grasses, shells, beads, salt, and feathers (Wilson and Towne 1978). To obtain, process, and utilize these material resources, the Nisenan had an array of tools to assist them. Wooden digging sticks, poles for shaking acorns loose, and baskets of primarily willow and redbud were used to gather vegetal resources. Stone mortars and pestles were used to process many of the vegetal foods; baskets, heated stones, and wooden stirring sticks were used for cooking. Basalt and obsidian were primary stone materials used for making knives, arrow and spear points, clubs, arrow straighteners, and scrapers. (Wilson and Towne 1978.)
Nisenan settlement locations depended primarily on elevation, exposure, and proximity to water and other resources. Permanent villages were usually located on low rises along major watercourses. Village size ranged from three houses to 40 or 50 houses. Larger villages often had semi-subterranean dance houses that were covered in earth and tule or brush, and had a central smoke hole at the top and an entrance that faced east (Wilson and Towne 1978:388). Early Nisenan contact with Europeans appears to have been limited to the southern reaches of their territory. Spanish expeditions intruded into Nisenan territory in the early 1800s. In the two or three years following the gold discovery, Nisenan territory was overrun by immigrants from all over the world. Gold seekers and the settlements that sprang up to support them were nearly fatal to the native inhabitants. Survivors worked as wage laborers and domestic help and lived on the edges of foothill towns. Despite severe depredations, descendants of the Nisenan still live in their original land area and maintain and pass on their cultural identity.

3.18.4 Summary of Native American Consultation
The United Auburn Indian Community is a federally recognized Tribe comprised of both Miwok and Maidu (Nisenan) Tribal members who are traditionally and culturally affiliated with the project area. The Tribe has deep spiritual, cultural, and physical ties to their ancestry land are contemporary stewards of their culture and landscapes. The Tribal community represents a continuity and endurance of their ancestors by maintaining their connection to their history and culture. It is the Tribe’s goal to ensure the preservation and continuance of their cultural heritage for current and future generations.

UAIC conducted a records search for the identification of Tribal Cultural Resources for this Project which included a review of pertinent literature and historic maps, and records searching using UAIC’s Tribal Historic Information system (THRIS). UAIC’s THRIS database is composed of UAIC’s areas of oral history, ethnographic history, and places of cultural and religious significance, including UAIC Sacred Lands that are submitted to the Native American Heritage Commission (NAHC). The THRIS resources shown in this region also include previously recorded indigenous resources identified through the California Historic Resources Information system Center (CHRIS) as well as historic resources survey data.

3.18.5 Tribal Cultural Resources within Project Area
In the absence of specific information from California Native American Tribes, information about potential impacts to TCRs or Native American Cultural Places was drawn from the ethnographic context (summarized above) and the results of a search of the Sacred Lands File of the NAHC. The ethnographic information reviewed for the project, including ethnographic maps, does not identify any villages, occupational areas, or resource procurement locations in or around the current project area. Further, the