The City has adopted a Reasonable Accommodations Policy that provides a procedure for receiving and resolving requests for accommodation to participate in this meeting. Please visit yubacity.net ADA & Accessibility Resources page. If you need assistance in order to attend the City Council meeting, or if you require auxiliary aids or services, e.g., hearing aids or signing services to make a presentation to the City Council, the City is happy to help. Accommodations should be requested as early as possible as additional time may be required in order to provide the requested accommodation; 72 hours in advance is suggested. Please contact City offices at (530) 822-4817 or (TTY: 530-822-4732), so such aids or services can be arranged. Requests may also be made by email at [email protected] or [email protected] or mail City Clerk, 1201 Civic Center Blvd, Yuba City, CA 95993.
AGENDA
FEBRUARY 3, 2026
REGULAR MEETING
CITY COUNCIL
CITY OF YUBA CITY
5:30 P.M. CLOSED SESSION
SUTTER ROOM/VIRTUAL
6:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS/VIRTUAL
MAYOR ● Marc Boomgaarden
VICE-MAYOR ● Michael Pasquale
COUNCILMEMBER ● Toni Cole
COUNCILMEMBER ● Wade Kirchner
COUNCILMEMBER ● Dave Shaw
CITY MANAGER ● Robert Bendorf
CITY ATTORNEY ● Shannon L. Chaffin
1201 Civic Center Blvd
Yuba City CA 95993
Wheelchair Accessible
AGENDA
REGULAR MEETING
CITY COUNCIL - CITY OF YUBA CITY
FEBRUARY 3, 2026
5:30 P.M. CLOSED SESSION
SUTTER ROOM/VIRTUAL
6:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS/VIRTUAL
Materials related to an item on this Agenda submitted to the Council after distribution of the agenda packet are available for public inspection in the City Clerk’s office at 1201 Civic Center Blvd., Yuba City, during normal business hours. Such documents are also available on the City of Yuba City’s website at www.yubacity.net, subject to staff’s availability to post the documents before the meeting.
The Council Chambers will be open for public attendance and participation. The meeting will also be live-streamed for public viewing, but not participation, at the following link: https://yubacity-net.zoom.us/webinar/register/WN_RPC3cHTtTMy_LLL-mFpFeg. Emailed comments sent to [email protected] at least 24 hours before the meeting will be distributed to the City Council prior to the meeting. Please identify the Agenda item(s) addressed by the comments.
Public Comment:
Any member of the public wishing to address the City Council on any item listed on the closed session agenda, if any, will have an opportunity to present testimony to the City Council in the Council Chamber prior to the City Council convening into closed session. Comments from the public will be limited to three minutes. No member of the public will be allowed to be present once the City Council convenes into closed session.
Closed Session
A. Workers' Compensation Claim:
Claimant: John Criswell, Claim numbers: 0596610386 & 0396610361 B. Liability Claim:
Claimant: Michael Hernandez, Claim 26-02
Agency Claimed Against: City of Yuba City
Regular Meeting
Call to Order
Roll Call
__ Mayor Boomgaarden
__ Vice-Mayor Pasquale
__ Councilmember Cole
__ Councilmember Kirchner
__ Councilmember Shaw
Invocation/Inspiration
Pledge of Allegiance to the Flag
City Attorney's Report on Closed Session Items, City Attorney Shannon Chaffin Agenda Modifications
Public Communication
1. Appearance of Interested Citizens
You are welcome and encouraged to participate in this meeting. Public comment is taken on action items appearing on the Consent Calendar or Business Items on the Agenda when they are called. Public comment on any other items within the scope of the City’s jurisdiction, including items not listed on the Agenda will be considered at this time. Public comment is limited to three minutes per speaker. Members of the public submitting written requests at least 24 hours prior to the meeting will be allotted five minutes to comment per speaker. Repetitive comments may be limited, and large groups are encouraged to select representatives to express the opinions of the group.
Consent Calendar
All matters listed under Consent Calendar are considered to be routine and can be enacted in one motion. There will be no separate discussion of these items prior to the time that Council votes on the motion unless members of the City Council request specific items to be discussed or removed from the Consent Calendar for individual action.
2. Minutes of the January 6, and January 20, 2026, Regular Meetings of the City Council
Recommendation: Approve the Minutes of the January 6, and January 20, 2026, Regular Meetings of the City Council
3. Finance Department Request to Fill Vacancy – Customer Service Representative I/II
Recommendation: Authorize the Finance Department to fill one (1) vacant full-time permanent Customer Service Representative I/II position using the current Certification List
4. WTP Filter Blower Addition Project
Recommendation: Adopt a Resolution awarding the purchase of a Hoffman and Lamson model 815 ADOO Conventional Air Filter Blower
System, to McKenna Engineering and Equipment Co. Inc, of Fairfield, CA in the amount of $135,232.28 for the Conventional Filter Blower Upgrade Project, finding that the action is categorically exempt from CEQA pursuant to CEQA Guidelines section 15301 (Class 1 – Existing Facilities) and that the award is in the best interest of the City
5. Approve the 2026 Feather River Air Quality Management District (FRAQMD) Board of Directors
Recommendation: Approve the Member Jurisdiction Appointments to the FRAQMD Board of Directors for 2026
Business Items
6. Appointments to the City of Yuba City Youth Commission Recommendation: Approve the Recommendations for Appointments to the Youth
Commission
7. Appeal of the Planning Commission’s approval of Use Permit 24-04, Tentative Parcel Map 24-01, Variance 24-01, and Environmental Assessment 24-06 located at 590 Colusa Avenue
Recommendation: A. Conduct a Public Hearing and after consideration; B. Adopt a Resolution of the City Council of the City of Yuba City denying the appeal of, and affirming the decision of, the Planning Commission’s approval of Use Permit 24-04, Tentative Parcel Map 24-01, Variance 24-01, and Environmental Assessment 24- 06 (a mitigated negative declaration), and independently approving and adopting Environmental Assessment 24-06, Use Permit 24-04, Tentative Parcel Map 24-01 and Variance 24-01, with updated Conditions of Approval
Future Agenda Items
8. Future Agenda Items
Reports and Communications
The following reports and communication items are provided for the Council’s information. No action can be taken on items under this section unless the Council agrees to include it on a subsequent agenda
9. City Manager's Report
10. City Council Reports
Adjournment
CITY OF YUBA CITY
Public Communication
Members of the public may address the City Council on items of interest that are within the City’s jurisdiction. Individuals addressing general comments are encouraged to limit their statements.
Procedure
You are welcome and encouraged to participate in this meeting. Complete a Speaker Card located in the lobby and give to the Clerk, public comment is taken on action items appearing on the Consent Calendar or Business Items on the Agenda when they are called. Public comment on any other items within the scope of the City’s jurisdiction, including items not listed on the Agenda, will be considered at this time.
When a matter is announced, wait to be recognized by the Mayor to provide your comments to the Council. Comments should begin by providing your name and place of residence. A three minute limit is requested when addressing Council.
Request for additional time to address Council
Members of the public submitting written requests at least 24 hours prior to the meeting will be allotted 5 minutes to comment per speaker. Repetitive comments may be limited, and large groups are encouraged to select representatives to express the opinions of the group.
Procedure
When requesting to comment, please indicate your name and the topic and mail to:
City of Yuba City
Attn: City Clerk
1201 Civic Center Blvd
Yuba City CA 95993
Or email to:
Ciara Wakefield, City Clerk
[email protected]
Agenda Item 2
CITY OF YUBA CITY
STAFF REPORT
Date: February 3, 2026
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Ciara Wakefield, City Clerk
Summary
Subject: Minutes of the January 6, and January 20, 2026, Regular Meetings of the City Council
Recommendation: Approve the Minutes of the January 6, and January 20, 2026, Regular Meetings of the City Council
Fiscal Impact: None
Attachments:
1. 01-06-2025 Regular Meeting Minutes (DRAFT)
2. 01-20-2025 Regular Meeting Minutes (DRAFT)
Prepared By: Submitted By:
Ciara Wakefield
City Clerk
Robert Bendorf
City Manager
ATTACHMENT 1
MINUTES (DRAFT)
REGULAR MEETING
CITY COUNCIL - CITY OF YUBA CITY
JANUARY 6, 2026
5:30 P.M. CLOSED SESSION
SUTTER ROOM/VIRTUAL
6:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS/VIRTUAL
Call to Order
The Closed Session Meeting of the City Council was called to order by Mayor Boomgaarden at 5:30 PM
Roll Call:
Present: Mayor Boomgaarden and Councilmembers Cole, Kirchner, Pasquale, and Shaw
Absent: None
Closed Session
A. Liability Claim:
Claimant: Deborah Lange, Claim 25-43
Agency Claimed Against: City of Yuba City
B. Liability Claim:
Claimant: Adam Anthony Perrando, Claim 25-44
Agency Claimed Against: City of Yuba City
No public comment received
Regular Meeting
Call to Order
The Regular Meeting of the City Council was called to order by Mayor Boomgaarden at 6:00 PM
Roll Call:
Present: Mayor Boomgaarden and Councilmembers Cole, Kirchner, Pasquale, and Shaw
Absent: None
Mayor Boomgaarden and Council acknowledged the passing of Congressman LaMalfa Invocation/Inspiration
Councilmember Wade Kirchner
Pledge of Allegiance to the Flag
Councilmember Toni Cole
City Attorney's Report on Closed Session Items
Shannon Chaffin, City Attorney (reported virtually):
Item A –Lange (Claim 25-43): Authorized Notice of Rejection Item B – Perrando (Claim 25-44): Authorized Notice of Rejection Agenda Modifications
None
Public Communication
1. Appearance of Interested Citizens
Tony Farley spoke
Consent Calendar
Councilmember Shaw moved and Councilmember Kirchner seconded the motion to approve Consent Calendar items 2 & 3:
2. Purchase of Road Right-of-Way from the State of California Adopt Resolution 26-001 authorizing the City Manager to execute a Purchase and Sale Agreement and accept a Grant Deed for the Real Property purchase of a 61-foot-wide strip of land being the extension of Wild River Drive from the State of California (APN 55-010-032) for $1
3. Proposed Amendment to InfoSend, Inc. Agreement for Professional Services Adopt Resolution 26-002 approving an amendment to the InfoSend, Inc.
Professional Services Agreement to authorize a one-time 2.7% CPI rate increase to all rate items listed in Exhibit C - Schedule of Charges The motion was passed unanimously
Business Items
4. Salary Adjustments
Mayor Boomgaarden read aloud a summary of the action
Councilmember Shaw moved and Vice-Mayor Pasquale seconded the motion to:
Adopt Resolution 26-003 taking the following actions effective January 10, 2026:
A. Approving a Salary Adjustment for the Director of Finance and the Director of Human Resources
B. Approving a starting vacation balance of 120 hours for the Director of Human Resources
The motion was passed unanimously
5. City Manager Employment Agreement
Mayor Boomgaarden read aloud a summary of the action
John Cassidy spoke
Vice-Mayor Pasquale moved and Councilmember Shaw seconded the motion to:
Adopt Resolution 26-004 Approving a City Manager Employment Agreement between the City of Yuba City and Robert Bendorf, and Appointing Robert Bendorf as City Manager effective January 10, 2026
The motion was passed unanimously
Future Agenda Items
6. Future Agenda Items
No suggestions were made
Reports and Communications
7. City Manager's Report
8. City Council Reports
- Councilmember Cole
- Councilmember Kirchner
- Councilmember Shaw
- Vice-Mayor Pasquale
- Mayor Boomgaarden
Adjournment
Mayor Boomgaarden adjourned the Regular Meeting of the City Council in memory of Congressman LaMalfa at 6:41 PM
________________________________________
Marc Boomgaarden, Mayor
ATTEST:
_________________________________
Ciara Wakefield, City Clerk
ATTACHMENT 2
MINUTES (DRAFT)
REGULAR MEETING
CITY COUNCIL - CITY OF YUBA CITY
JANUARY 20, 2026
6:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS/VIRTUAL
Regular Meeting
Call to Order
The Regular Meeting of the City Council was called to order by Mayor Boomgaarden at 6:03 PM Roll Call:
Present: Mayor Boomgaarden and Councilmembers Cole, Kirchner, Shaw, and Pasquale
Absent: None
Invocation/Inspiration
Pastor Spencer Fennel, Calvary Christian Center
Pledge of Allegiance to the Flag
Councilmember Wade Kirchner
City Attorney's Report on Closed Session Items
None - No Closed Session
Agenda Modifications
No changes made
Presentations
1. Introduction of Beale Air Force Base, Lieutenant Colonel Dominic Foglia, 9th Intelligence Squadron (9 IS) Commander and staff; Presentation of the Squadron's Mission
USAF Lt Col Dominic Foglia gave a presentation
2. Introduction of Beale Air Force Base, Lieutenant Colonel Michael Barlow, 7th Space Warning Squadron (7th SWS) Commander and staff; Presentation of the Squadron's Mission
USAF Major Adam Hockert gave a presentation
3. Yuba-Sutter Regional Safety Action Plan — Update by Fehr and Peers Adrian Engel, from Fehr & Peers, gave a presentation
4. Statewide Park Development and Community Revitalization Program presentation
Josh Wolffe, Public Works Director, gave a presentation Public Communication
5. Appearance of Interested Citizens
Tony Farley spoke
Consent Calendar
Councilmember Kirchner moved and Vice-Mayor Pasquale seconded the motion to approve Consent Calendar items 6-18:
6. Minutes of the December 2 and December 16, 2025 Regular Meetings of the City Council
Approve the Minutes of the December 2 and December 16, 2025 Regular Meetings of the City Council
7. Emergency Purchase of Grit Classifier for Wastewater Treatment Facility Receive and file report documenting the emergency purchase of a new grit classifier for the Wastewater Treatment Facility, in accordance with Municipal Code Section 2-6.15 and Public Contract Code Section 22050
8. Police Department MOU with the Sacramento County District Attorney's Office for alcohol and toxicology laboratory services
A. Adopt Resolution 26-005 Authorizing the Execution of a Memorandum of Understanding (MOU) with Sacramento County District Attorney’s Office and Sutter County Sheriff’s Office B. Authorize the City Manager to execute the MOU on behalf of the City of Yuba City
C. Authorize the Chief of Police to enter into a Master Service Agreement with Sacramento County District Attorney’s Office
9. Department of Water Resources Yuba Accord Dry Year Water Purchase Program Agreement Amendment No. 7
Adopt Resolution 26-006 authorizing the City Manager to execute the following agreements with the Department of Water Resources regarding the Dry Year Water Purchase Program:
A. Amendment No. 7 to Agreement for the Supply and Conveyance of Water by the Department of Water Resources of the State of California Under the Dry Year Water Purchase Program Between the
Department of Water Resources and the City of Yuba City, amending the quantity and pricing of water to reflect the amended Yuba Water Purchase Agreement and extending program participation through
December 31, 2030
B. Any further amendments to the Dry Year Water Purchase Program Participation Agreement are subject to approval by the City’s water attorney
10. DWR Urban Drought Relief - Turf Replacement Project (24-02) Adopt Resolution 26-007 adopting a CEQA Class 4 Categorical Exemption pursuant to Section 15304(b), approving the plans and specifications, and authorizing advertisement for bids for the grant funded City Turf Replacement Project
11. Presentation of Investment Report – Quarter Ended September 30, 2025 Note & File Quarterly Investment Report
12. WWTF Liquid Oxygen Budget Adjustment
Authorize the Finance Director to record a supplemental budget appropriation and related transfers from unallocated wastewater funds to Account No. 8120-63732 in the amount of $275,000 for the Fiscal Year 25/26 due to an increase in the price of Oxygen for the wastewater treatment process
13. Market Street Traffic Calming and Safety Improvements Adopt Resolution 26-008 adopting a CEQA Class 1 Categorical Exemption as set forth in Section 15301(c), approving the plans and specifications, and authorizing advertisement for bids for the Market Street Traffic Calming and Safety Improvements Project
14. Award for Construction Agreement Shasta and Alturas Streets Bus Pad Improvements
Adopt Resolution 26-009 which takes the following actions:
A. Awards a construction contract to All-American Construction, Inc. of Sutter, CA in the amount of their total bid of $179,590.00 B. Authorizes the City Manager to execute the contract on behalf of the City, subject to review and approval as to legal form by the City Attorney
C. Authorizes the City Manager to execute a Cooperative Agreement between the City of Yuba City and the Yuba-Sutter Transit Authority on behalf of the City, subject to review and approval as to legal form by the City Attorney
D. Authorizes the Finance Director to make a supplemental appropriation of $60,733.50 from unallocated Streets and Roads funds to CIP Account No. 921339. Additionally, authorizes a supplemental appropriation of $16,733.50 to CIP Account No. 921339 for additional funds to be received from YSTA
15. Homekey - Merriment Village Funding Supplemental Appropriation
A. Adopt Resolution 26-010 Authorizing the Finance Director to make supplemental appropriation of $2,000,000 to Fund 211 Account 6041-62701 and $23,287,126.79 to Account 6041-
65501 and;
B. Authorize the Development Services Director or designee to approve payment processing utilizing the Homekey Funding
16. Yuba-Sutter Regional Safety Action Plan
Adopt Resolution 26-011 adopting the Yuba-Sutter Regional Safety Action Plan
17. Harter Estates North Subdivision (Acceptance of Public Improvements) Adopt Resolution 26-012 accepting certain street and related improvements pursuant to the Harter Estates North Subdivision Agreement with D.R. Horton CA2, Inc., a California corporation, and authorizing the Subdivider to file a Notice of Completion [Subdivision is located on the west side of the Harter Specific Plan Area, and south of Butte House Road]
18. Consideration of an Appeal of the Planning Commission’s approval of Use Permit 24-04, Tentative Parcel Map 24-01, Variance 24-01, and Environmental Assessment 24-06 located at 590 Colusa Avenue
Continue the item to a date certain of February 3, 2026, at 6pm or shortly thereafter The motion was passed unanimously
Business Items
[Mayor Boomgaarden recused himself]
19. Community Sponsorship Request - Girls on the Run
Councilmember Shaw moved and Councilmember Kirchner seconded the motion to:
Adopt Resolution 26-013 to approve a monetary sponsorship request from Girls on the Run of the North State in the amount of $1,800.00 for a public purpose that provides a community benefit by investing in a future workforce and cultivating engaged citizens
The motion was passed with 4 votes [Boomgaarden recused]
20. Assignment of City Council to Regional Boards and Committees Councilmember Shaw moved and Vice-Mayor Pasquale seconded the motion to:
Approve the City Council Assignments to Regional Boards and Committees for Calendar Year 2026
The motion was passed unanimously
21. Mobile, Open Air, and Sidewalk Vending Ordinance Update
Vice-Mayor Pasquale moved and Councilmember Cole seconded the motion to:
Initiate a Municipal Code amendment to Title 8, Chapter 5, Article 53 to update vending regulations including additional enforcement for illegal pop-ups serving food, implementation of State law, and codifying protections for young entrepreneurs The motion was passed unanimously
Future Agenda Items
22. Future Agenda Items
No suggestions were made
Reports and Communications
23. City Manager's Report
24. City Council Reports
- Councilmember Cole
- Councilmember Kirchner
- Councilmember Shaw
- Vice-Mayor Pasquale
- Mayor Boomgaarden
Adjournment
Mayor Boomgaarden adjourned the Regular Meeting of the City Council at 7:46 PM ________________________________________
Marc Boomgaarden, Mayor
ATTEST:
_________________________________
Ciara Wakefield, City Clerk
Agenda Item 3
CITY OF YUBA CITY
STAFF REPORT
Date: February 3, 2026
To: Honorable Mayor & Members of the City Council;
From: Finance/IT Department
Presentation By: Samantha Benzel, Customer Service Manager Summary
Subject: Finance Department Request to Fill Vacancy – Customer Service Representative I/II
Recommendation: Authorize the Finance Department to fill one (1) vacant full-time permanent Customer Service Representative I/II position using the current Certification List Fiscal Impact: Funding for this position is allocated through the Cost Allocation Plan.
Expenditures are supported through a combination of General Fund and Utility Fund resources, approximately 85% Non-General Fund and 15% Utility Fund.
Sufficient funding is available in Account No. 1510-61210 Purpose:
To seek authorization to fill a vacant Customer Service Representative I/II position within the Finance Department due to an upcoming employee separation.
Council's Strategic Goal:
This request supports the City Council’s strategic goal of Fiscal Stability and Business Friendly by ensuring the City maintains efficient revenue collection, accurate billing, and high-quality customer service for residents and businesses.
Background:
The Finance Department is responsible for critical revenue-related functions, including utility billing, business licensing, accounts receivable, and customer service operations. The Customer Service team serves as the primary point of contact for residents and businesses, processing payments, responding to inquiries, and supporting accurate and timely revenue collection.
The Customer Service Representative I is an entry-level classification that performs a variety of customer service and financial support duties under close supervision, with an hourly rate ranging from $20.22 to $24.58. The Customer Service Representative II is a journey-level classification that independently performs more complex customer service and financial record-keeping duties, with an hourly rate ranging from $22.15 to $26.93.
Analysis:
City Council implemented a hard hiring freeze as a budgetary control measure, effective September 1, 2025. In order for the Humans Resources Department to conduct a recruitment for a vacancy, both the City Manager and City Council must approve the request from the department on a case-by-case basis.
The Finance Department plans to utilize the current Certification List to fill this vacancy. As a result, this request to fill the vacant Customer Service Representative I/II position does not violate the freeze, as it seeks Council authorization to fill an essential vacancy using the existing Certification List without initiating a new recruitment. Approval from both the City Manager and City Council is being requested in accordance with the hiring freeze policy.
One (1) Customer Service Representative I/II position will become vacant due to the resignation of the current employee, who has accepted a position outside of the City. The employee’s last working day is scheduled for January 28, 2026.
Maintaining full staffing in the Customer Service unit is essential to ensure uninterrupted service delivery, particularly during periods of high workload associated with utility billing, business license processing, and customer inquiries. Leaving this position unfilled would increase workload demands on existing staff and management, potentially impacting service levels and operational efficiency.
Fiscal Impact:
The funding for this position is allocated through the Cost Allocation Plan. Expenditures are supported through a combination of General Fund and Utility Fund resources, approximately 85% of Non-General Fund and approximately 15% of Utility Fund. Sufficient funding is available in Account No. 1510-61210.
There is no additional fiscal impact associated with filling this vacancy.
Alternatives:
The following alternatives are available to the City Council:
1. Do not authorize the Finance Department to fill the vacant Customer Service Representative I/II position; or
2. Provide the Finance Department with other direction.
Recommendation:
Authorize the Finance Director to coordinate with Human Resources to fill one (1) vacant Customer Service Representative I/II position within the Finance Department using the current Certification List.
Attachments:
None
Prepared By: Submitted By:
Kaylayshia Byrd
Administrative Analyst II
Robert Bendorf
City Manager
Agenda Item 4
CITY OF YUBA CITY
STAFF REPORT
Date: February 3, 2026
To: Honorable Mayor & Members of the City Council;
From: Public Works Department
Presentation By: Joshua Wolffe, Public Works Director
Summary
Subject: WTP Filter Blower Addition Project
Recommendation: Adopt a Resolution awarding the purchase of a Hoffman and Lamson model 815 ADOO Conventional Air Filter Blower System, to McKenna Engineering and Equipment Co. Inc, of Fairfield, CA in the amount of $135,232.28 for the Conventional Filter Blower Upgrade Project, finding that the action is categorically exempt from CEQA pursuant to CEQA Guidelines section 15301 (Class 1 – Existing Facilities) and that the award is in the best interest of the City Fiscal Impact: $220,335.28 – Account No. 971227-65501 (Recurring WTP & Satellite Facility Maintenance)
Purpose:
Facilitate continued reliable operation of the Water Treatment Plant’s (WTP) filtration system, by upgrading current air blower equipment with a new additional unit and motor.
Council's Strategic Goal:
This project addresses the City Council's Strategic Goal of improving vital water Infrastructure through the construction of a priority rehabilitation project.
Background:
The City’s Water Treatment Plant (WTP) has a treatment capacity of up to 36 million gallons per day (MGD) and includes both conventional and membrane filtration systems. The conventional filtration system, which treats up to 24 MGD, utilizes sand and anthracite media that require periodic backwashing to remove accumulated solids. During the backwash process, compressed air is injected through the filter media to scour and dislodge trapped particles.
The existing conventional filter air blower and motor have been in continuous service since 1999 and have exceeded their typical useful life of 23 years. Failure of the equipment would significantly impact the City’s ability to perform effective filter backwashing and maintain reliable treatment operations.
The 2020 Master Plan identified the lack of redundancy in the conventional filter air blower system as a critical operational risk and recommended installation of a second blower to provide full system redundancy. This improvement was designated as a priority project for completion within 1 to 5 years to
reduce risk of unplanned outages and maintain regulatory compliance.
Analysis:
Public Works Engineering Staff have developed a phased Filter Air Blower Upgrade Project (Project) to address this critical need in a cost-effective and efficient manner.
Project Phases:
Public Works Engineering staff have developed a phased Conventional Filter Blower Upgrade Project to address the need for redundancy in a cost-effective and operationally effective manner. The project includes the following phases:
1. Procurement of a new air blower and motor
2. Construction of concrete equipment pad to house new blower system (Public Contract Code sole source)
3. Electrical installation, control integration, and SCADA programming (Public Contract Code sole source and City Public Works staff)
4. Equipment start-up and Commissioning
Staff is requesting approval to purchase one (1) Hoffman and Lamson Model 815 ADOO air blower, one (1) 75-horsepower motor, and two (2) valves from McKenna Engineering and Equipment Co, Inc.
This equipment matches the existing blower system and was selected to maintain compatibility, ensure long-term serviceability, minimize operational risk, and avoid the need for system modifications.
The City’s Purchasing Policy and Public Contract Code allow for sole-source procurement when equipment must be compatible with existing infrastructure and when equivalent alternatives would require significant redesign or operational changes. Based on these criteria, staff determined the procurement of in-kind Hoffman and Lamson through McKenna Engineering and Equipment in the City’s best interest. Pricing has been reviewed and is considered fair and reasonable based on current market conditions. Due to the manufacturer’s estimated 16 to 19 weeks lead time, staff recommends purchasing the blower equipment in advance of construction to avoid project delays. Installation, electrical work, and SCADA integration will be performed under a separate construction phase, with final startup and commissioning coordinated with the equipment supplier. This approach allows the City to maintain schedule flexibility and reduce overall project risk while ensuring continuous, reliable WTP operations.
Environmental:
Staff has performed a preliminary environmental assessment of Conventional Filter Blower Upgrade project and has determined that it falls within the Class 1 Categorical Exemption set forth in CEQA Guidelines, section 15301 (existing facilities) as this contract involves replacement of existing equipment at an operating wastewater treatment facility with no expansion of capacity or change in use.
Furthermore, none of the exceptions to Categorical Exemptions set forth in the California Environmental Quality Act (CEQA) Guidelines, section 15300.2 apply to this project.
Fiscal Impact:
Staff estimates the total construction cost for the Conventional Filter Blower Upgrade Project to be approximately $220,335.28, based on current market prices for equipment, installation, and associated work. To account for price fluctuation, supply chain uncertainty, and manufacturing cost variability, a 20% contingency has been included.
Estimated Project cost, inclusive of contingency is approximately $220,335.28, summarized as follows:
Air blower equipment, Motor, and valves $135,232.28
Contingency (20%) $27,046.46
Installation and Concrete Pad $51,294.93
Electrical, Programming, & Start Up (5%) $6,761.61
Total Project Cost $220,335.28
There are sufficient funds in Account No. 971227-65501 (Recurring WTP & Satellite Facility Maintenance) for this encumbrance, as well as the total construction cost for the Conventional Filter Blower Project.
Alternatives:
Do not approve the purchase of the air blower and motor equipment. This option may negatively impact WTP operations and water quality as the existing air blower and motor have exceeded their standard service life’s and are at risk of failure.
Recommendation:
Adopt a Resolution awarding the purchase of a Hoffman and Lamson model 815 ADOO Conventional Air Filter Blower System, to McKenna Engineering and Equipment Co. Inc, of Fairfield, CA in the amount of $135,232.28 for the Conventional Filter Blower Upgrade Project, finding that the action is categorically exempt from CEQA pursuant to CEQA Guidelines section 15301 (Class 1 – Existing Facilities) and that the award is in the best interest of the City.
Attachments:
1. Resolution - WTP Filter Blower Addition
2. Exhibit A - McKenna Engineering and Equipment Quote
Prepared By: Submitted By:
Leticia Villalobos
Assistant Civil Engineer
Robert Bendorf
City Manager
ATTACHMENT 1
RESOLUTION NO. _________
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY FINDING THE ACTION CATEGORICALLY EXEMPT FROM CEQA (CEQA GUIDELINES §15301) AND AWARDING THE PURCHASE OF A HOFFMAN AND LAMSON MODEL 815 ADOO CONVENTIONAL AIR FILTER BLOWER SYSTEM TO MCKENNA ENGINEERING AND EQUIPMENT CO, INC. OF FAIRFIELD, CA IN THE AMOUNT OF $135,232.28 FOR THE CONVENTIONAL FILTER BLOWER UPGRADE PROJECT.
WHEREAS, the City of Yuba City (City) recognizes the need for ongoing maintenance and improvements to maintain continuous and reliable operation of the Water Treatment Plant, for the health and wellbeing of our customers and the environment; and WHEREAS, the 2020 Water Master Plan identified the upgrade of the conventional air blower equipment as a priority project, and
WHEREAS, the Public Works Department has developed a phased Filter Air Blower Upgrade Project (project) to address the critical need in a cost-effective and efficient manner; and
WHEREAS, the City desires the purchase of one (1) Hoffman and Lamson Model 815 ADOO air blower, one (1) 75-horsepower motor, and two (2) valves from McKenna Engineering and Equipment Co, Inc. in accordance with the City’s Purchasing Policies and Procedures, as the air blower and motor equipment is proprietary equipment uniquely suited for the City’s water treatment plant infrastructure and solely available from said vendor; and WHEREAS, the City has met the requirements to sole source the equipment pursuant to Public Contract Code section 3400(c) and City Purchasing Policies section 9.3.1; and WHEREAS, the negotiated prices for the equipment from McKenna Engineering and Equipment are reasonable and on par with similar proprietary equipment in the water industry; and
WHEREAS, the City Council now desires to authorize the sole source purchase of said equipment from McKenna Engineering and Equipment.
NOW, THEREFORE, be it resolved by the City Council of the City of Yuba City as follows:
1. The City Council finds that all of the facts set forth in the recitals above are true and correct and incorporated herein.
2. The City Council finds that a sole source award is appropriate based on the specialized nature of the equipment and the City’s existing facilities and operational requirements.
McKenna Engineering and Equipment Co, Inc. is an authorized distributor and service provider for Hoffman and Lamson centrifugal blower equipment and is able to furnish a like-for-like addition of the existing air blower and motor at the Water Treatment Plant.
The City Council further finds that the negotiable pricing proposed by McKenna Engineering and Equipment Co, Inc. is fair and reasonable and consistent with pricing for similar proprietary equipment commonly used in the water and wastewater industry.
Based on these findings, the City Council determines that awarding this procurement
through a sole source process is in the best interest of the City. Accordingly, the City Council of the City of Yuba City awards the purchase of one (1) Hoffman and Lamson Model 815 ADOO air blower, one (1) 75-horsepower motor, and two (2) valves to McKenna Engineering and Equipment Co, Inc. of Fairfield, CA, in the amount of $135,232.28.
3. The City has performed a preliminary environmental assessment of the Conventional Air Filter Blower Project, and the City Council has determined that it falls within the Class 1 Categorical Exemption set forth in section 15301(existing facilities) which exempts repair, maintenance, or minor alteration of existing public facilities and mechanical equipment, because the project involves replacement and upgrade of existing filter blower equipment at an operating wastewater treatment facility with no expansion of existing or former use. Furthermore, none of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, section 15300.2 apply to this project. As such City Council adopts a Class 1 Categorical Exemption per CEQA Guidelines section 15301 for this project.
The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 3 rd day of
February, 2026.
AYES:
NOES:
ABSENT:
Marc Boomgaarden, Mayor
ATTEST:
Ciara Wakefield, City Clerk
APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Exhibit:
A. McKenna Engineering and Equipment Quote
1 Pricing Summary
SCOPE OF SUPPLY
Line# Part Number Description Qty Total Price
1.0 815 ADOO with 75 HP motor 1 $107,792.16
Inlet Filter FILTER/SIL,INL,ENDUSTRA,P09RJ-GD0415,8IN 1 $3,653.29 Expansion Joint EXPANSION JOINT 8IN W/O RODS
REF.AAD-755G
1 $1,731.51
Check Valve VALVE,CHECK,8IN -125# FLANGE,504-1330 1 $5,054.10 Butterfly Valve VALVE,B/FLY,8IN DBL.FLG,METAL SEAT 1 $5,080.32
2.0 Guardian One with surge
monitoring (RG110-SO)
1 $11,920.90
Product Quote Amount $119,713.06
Freight Amount
Total Quote Amount $119,713.06
Emilie Hovanec
Mobile:
Email: [email protected]
City of Yuba
Quote #NASH-6251
Opportunity #SF-1094845
Agenda Item 5
CITY OF YUBA CITY
STAFF REPORT
Date: February 3, 2026
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Ciara Wakefield, City Clerk
Summary
Subject: Approve the 2026 Feather River Air Quality Management District (FRAQMD) Board of Directors
Recommendation: Approve the Member Jurisdiction Appointments to the FRAQMD Board of Directors for 2026
Fiscal Impact: None
Purpose:
Approve changes of the member jurisdiction appointments to the Feather River Air Quality Management District Board of Directors.
Background:
The governing body of the Feather River Air Quality Management District is the nine member Board of Directors that includes five members from the two counties and four members from the four incorporated cities. Whenever a jurisdiction changes a member of the FRAQMD Board, the remaining jurisdictions must approve the new appointees.
Analysis:
A request for approval of the recommended members to the Board of Directors has been received from FRAQMD. The following recommendations have been deemed to be compliant with the 2004 Amended and Restated Agreement for Composition of the Feather River AQMD Board of Directors:
Name Appointment Jurisdiction
Stuart Gilchrist Director City of Marysville
Bruce Buttacavoli Alternate City of Marysville
Brian Abe Director City of Wheatland
John Abe Alternate City of Wheatland
Aaron Pamma Director City of Live Oak
Jeremy Chapdelaine Alternate City of Live Oak
Fiscal Impact:
None
Alternatives:
Do not approve.
Recommendation:
Approve the Member Jurisdiction Appointments to the FRAQMD Board of Directors for 2026.
Attachments:
1. FRAQMD Board Appointments 2026
Prepared By: Submitted By:
Ciara Wakefield
City Clerk
Robert Bendorf
City Manager
ATTACHMENT 1
Agenda Item 6
CITY OF YUBA CITY
STAFF REPORT
Date: February 3, 2026
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Justin Douthit, Recreation Supervisor
Summary
Subject: Appointments to the City of Yuba City Youth Commission Recommendation: Approve the Recommendations for Appointments to the Youth Commission Fiscal Impact: None
Purpose:
To fill vacancies and confirm the appointment of six (6) Commissioners and three (3) Alternates to the Yuba City Youth Commission.
Council's Strategic Goal:
This item addresses Council's overarching Strategic Goal of Quality of Life as it is important to incorporate the thoughts and recommendations of the City's youth in decisions that impact the community.
Background:
The Youth Commission acts in an advisory capacity to the City Council, City Manager and the Community Services Director in all matters pertaining to youth and all general matters concerning issues affecting youth and the City of Yuba City. The Commission consists of nine members and three alternates. The Commission meets on the 3rd Wednesday of each month at 7:00 p.m. in the Sutter Room at City Hall and members must be between the ages of 12 and 19 years of age and reside within the City limits. Advertisements and notices for vacant positions were posted through Facebook, Instagram, and the Appeal Democrat.
Municipal Code Section 2-11 defines a rotating appointment schedule for the Youth Commission. Four members shall be appointed in odd years, five members shall be appointed in even years, and alternates take turns rotating between years as follows:
Odd years: Four members, plus alternates 1 and an optional alternate 3.
Even years: Five members, plus an optional alternate 2.
There was a delay in filling vacancies in 2025 and a total of six (6) Commissioners and three (3) Alternates have either termed out or departed mid-term. Currently, there are nine (9) vacancies on the
Youth Commission. With this in mind, Mayor Boomgaarden and Vice-Mayor Pasquale recently met with each of the Youth Commission candidates and recommend the following:
• One (1) Commissioner (Hartridge Gundershaug) to begin a second term ending 6/29/27 • Five (5) new Commissioners to be appointed (Two (2) terms ending 6/29/26 and three (3) terms ending 6/29/27)
• Three (3) new Alternates to be appointed - One (1) Alternate with a term ending 6/29/26, and two (2) Alternates for a term ending 6/29/27
Note: Lyrik Robinson, Olivia Salle, and Sahah Kahlon were previously appointed (11/5/24) and will continue to serve the duration of their terms until 6/29/26.
Name Term Ending
Lyrik Robinson* 6/29/26
Olivia Salle* 6/29/26
Sahah Kahlon* 6/29/26
Ellie Hartridge Gundershaug** 6/29/27
Prabhjot Chattha 6/29/26
Olivia Montna 6/29/27
Valeria Ramirez 6/29/26
Claire Sandgren 6/29/27
Kimberly Vanover 6/29/27
Isla Bains (Alternate) 6/29/26
Michael Torres (Alternate) 6/29/27
Tanve Dhindsa (Alternate) 6/29/27
* Previously appointed, continuing 1st term
** Reappoint for 2nd term
Fiscal Impact:
None
Recommendation:
Approve the Recommendation of Appointments to the Youth Commission.
Attachments:
None
Prepared By: Submitted By:
Ciara Wakefield
City Clerk
Robert Bendorf
City Manager
Agenda Item 7
CITY OF YUBA CITY
STAFF REPORT
Date: February 3, 2026
To: Honorable Mayor & Members of the City Council;
From: Development Services Department
Presentation By: Doug Libby, Development Services Director Summary
Subject: Appeal of the Planning Commission’s approval of Use Permit 24-04, Tentative Parcel Map 24-01, Variance 24-01, and Environmental Assessment 24-06 located at 590 Colusa Avenue
Recommendation: A. Conduct a Public Hearing and after consideration; B. Adopt a Resolution of the City Council of the City of Yuba City denying the appeal of, and affirming the decision of, the Planning Commission’s approval of Use Permit 24-04, Tentative Parcel Map 24-01, Variance 24-01, and Environmental Assessment 24-06 (a mitigated negative declaration), and independently approving and adopting Environmental Assessment 24-06, Use Permit 24-04, Tentative Parcel Map 24-01 and Variance 24-01, with updated Conditions of Approval
Fiscal Impact: The City’s adopted flat fee for appeals has been paid by the appellant and is intended to cover staff costs
Purpose:
To consider the appeal of Use Permit 24-04, Tentative Parcel Map 24-01, and Variance 24-01.
Council’s Strategic Goal:
This item is consistent with the City Council’s Strategic Goal of being business friendly.
Background:
The applicant, Ryan Rogers, filed an application for a Use Permit, Tentative Parcel Map and Variance on March 25, 2024.
On February 26, 2025, the Planning Commission conducted a Public Hearing on the project. During the Public Hearing, members of the public spoke in opposition of the project due to noise concerns from the carwash and drive-thru speaker, wall height, and traffic. After the close of the Public Hearing, Planning Commission approved the three entitlements.
On March 10, 2025, the City received an appeal from Brigit S. Barnes & Associates, Inc. for Planning Commission’s action that was timely received by the City Clerk’s office in accordance with Section 8-
5.7202 and Section 8-8.104-105 of the Yuba City Municipal Code.
Appeal:
The appeal cites the following grounds (see appellant letter provided as Attachment 2):
1. Several neighbors did not receive notice of the hearing and Sarah Kliban’s written objections were not read into the record.
2. Variance and conditional use permits should be limited to slight zoning or general plan modifications so long as such modifications can be squared with adverse impacts on the peace and tranquility of its neighbors. The requested variance reduces the standard setback for carwashes from 100 feet to 10 feet to allow portions of the carwash tunnel and fast-food drive lane to be located within 10 feet from adjacent residential uses.
3.The intent of the 100-foot standard is to protect adjacent residential uses from noise impacts from the car wash and drive-through operations. 4. Should the City Council determine to approve any portion of these uses and the parcel map, we urge that it set special hearings to determine the appropriate level of mitigation.
The appeal letter urged the City Council to deny the application so the project can be redesigned to relocate the fast-food driveway and the vacuum dryer tunnel as part of the car wash facility so that the primary causes of extraordinary noise is located further away from residential neighbors.
Analysis:
This project includes the following entitlements:
• Tentative Parcel Map 24-01: Subdivide the 2.02-acre site into three commercial parcels consisting of 0.93 acre (Parcel 1), 0.71 acre (Parcel 2), and 0.38 acre (Parcel 3). • Use Permit 24-04: Establish a new 2,870 square foot quick-serve restaurant with a drivethrough on Lot 2. The commercial uses within the parcel map will be connected through internal access driveways facilitated by a cross-access easement. Pursuant to the Yuba City Municipal Code, drive-through facilities require an approved Use Permit within the C-3 District. • Variance 24-01: To reduce the minimum required 100-foot distance between a car wash facility and residence to approximately 10 feet to accommodate the vacuum station. The car wash building is approximately 50’ away from the closest residence.
Notice was provided to property owners within 350 feet of the project site consistent with State law which exceeds the minimum 300-foot statutory notice requirement.
Written comments submitted by Ms. Kliban were read into the record at the Planning Commission meeting by staff.
The 100-foot setback standard referenced by the appellant applies to the separation of carwashes from residential districts and does not apply to drive -thru facilities (Municipal Code Sections 8-5.1302 and 8-
5.1402).
Following receipt of the appeal, the appellant and applicant collaborated to address the concerns cited.
They have agreed to revised Conditions of Approval which are provided in Attachment 1, Exhibit A with a summary provided below.
1. Increasing the proposed wall height along the common property line shared with residences from six to eight feet and filling the wall with acoustic sound-cancelling foam.
2. Modify the carwash design so the exit is oriented toward the northeast and away from adjacent residences.
3. Modify the car wash design to include entrance and exit doors that will remain closed during typical operation and will open only to allow vehicles to enter and exit the carwash or to perform maintenance.
Staff believes the revised Conditions of Approval strengthen the project to address the concerns raised in the appeal and will further reduce potential noise impacts upon neighboring residences.
Fiscal Impact:
The City’s adopted flat fee for appeals has been paid by the appellant and is intended to cover staff costs.
Alternatives:
Alternative direction may be provided by the City Council.
Recommendation:
A. Conduct a Public Hearing and after consideration;
B. Adopt a Resolution of the City Council of the City of Yuba City denying the appeal of, and affirming the decision of, the Planning Commission’s approval of Use Permit 24-04, Tentative Parcel Map 24-01, Variance 24-01, and Environmental Assessment 24-06 (a mitigated negative declaration), and independently approving and adopting Environmental Assessment 24-06, Use Permit 24-04, Tentative Parcel Map 24-01 and Variance 24-01, with updated Conditions of Approval.
Attachments:
1. Resolution
2. Appeal Letter
3. Revised Site Plan
Prepared By: Submitted By:
Jaspreet Kaur
Senior Planner
Robert Bendorf
City Manager
ATTACHMENT 1
RESOLUTION NO. _________
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY
DENYING THE APPEAL OF, AND AFFIRMING THE DECISION OF,
THE PLANNING COMMISSION’S APPROVAL OF USE PERMIT 24-04, TENTATIVE PARCEL MAP 24-01, VARIANCE 24-01, AND
ENVIRONMENTAL ASSESSMENT 24-06 (A MITIGATED NEGATIVE
DECLARATION), AND INDEPENDENTLY APPROVING AND
ADOPTING ENVIRONMENTAL ASSESSMENT 24-06, USE PERMIT 24- 04, TENTATIVE PARCEL MAP 24-01 AND VARIANCE 24-01, WITH
UPDATED CONDITIONS OF APPROVAL
WHEREAS, the City received an application in March 2024 for Use Permit (UP) 24-04 for the Town Center proposal consisting of a quick-serve restaurant with a drive through aisle and a full car wash, Variance (V) 24-01 to reduce the minimum allowed distance between a car wash and the nearest residence from 100 feet to 10 feet, and Tentative Parcel Map (TPM) 24- 01 to divide a 2.02 acre parcel into three commercial lots – one each for the proposed car wash and restaurant and the third lot containing an existing coffee kiosk drive-through facility.
WHEREAS, the Planning Commission reviewed related Environmental Assessment 24- 06 considering a Mitigated Negative Declaration (MND) prepared for the project, which provided mitigation measures that reduce potential significant impacts to less than significant; and WHEREAS, a review of the General Plan and Zoning Regulations determined that, with the mitigation measures and conditions of approval, the proposed UP/V/TPM was consistent with the other elements of the General Plan and meets the standards of the Zoning Regulations, provided that the variance is approved; and
WHEREAS, the architecture of the car wash building as well as the site design meets the design standards provided in the adopted citywide Design Guidelines, and the landscaping, parking lot and lighting meet all city adopted criteria (the design of the quick-serve restaurant will not occur until a specific project is applied for); and WHEREAS, the City on February 7, 2025, 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 February 26, 2025; and
WHEREAS, the Planning Commission held a duly noticed public hearing on February 26, 2025 and considered all of the project and environmental information presented by staff, public testimony and all of the background information.
WHEREAS, after deliberation and consideration of all relevant items, the Planning Commission approved Use Permit 24-04, Tentative Parcel Map 24-01, Variance 24-01 and Environmental Assessment 24-06 by a vote of 4-1; and
WHEREAS, in accordance with Sec. 8-5.7202, the applicant submitted a timely appeal of the Planning Commission’s approval to the City Clerk; and
WHEREAS, as a result both the Planning Commission approval of the UP/V/TPM, and the appeal, are subject to review and a public hearing by the City Council; and WHEREAS, the City provided notice of the City Council hearing on the matter as required by law; and
WHEREAS, on January 20, 2026, the City Council received and reviewed the appeal of the Planning Commission’s decision at a duly noticed meeting; and WHEREAS, a public hearing was held, and the opportunity for public comment on the matter was provided; and
WHEREAS, all public testimony and evidence, both written and oral, was considered by the City Council; and
WHEREAS, after considering any public testimony and receiving information provided to date, the City Council closed public testimony and deliberated on the proposed Project, including the appeal, based on the evidence in the administrative record; and WHEREAS, the City Council now desires to deny the appeal and uphold the decision of the Planning Commission to approve Use Permit 24-04, Variance 24-01, and Tentative Parcel Map 24-01, and Environmental Assessment 24-06; and
WHEREAS, the City Council desires to approve and adopt Environmental Assessment 24-06, Use Permit 24-04, Variance 24-01, and Tentative Parcel 24-01, as further conditioned.
BE IT RESOLVED AND ORDERED BY THE CITY COUNCIL OF THE CITY OF YUBA CITY AS FOLLOWS:
Section 1. Recitals. The City Council finds that all of the facts set forth in the recitals above of this Resolution are true and correct and incorporated herein.
Section 2. Administrative Record. The proceedings and all evidence introduced before the Planning Commission at the public hearing, including staff reports, attachments, and presentations, are hereby incorporated into the record of this proceeding. These documents, along with any staff reports, documents, testimony or evidence submitted to the City Council, including all documents specified under applicable State law including Public Resources Code section 21167.6(e), shall comprise the entire record of proceedings for any claims under CEQA.
Section 3. CEQA Findings.
The City Council finds and determines that there is no substantial evidence in the record that UP 24-04, V 24-01, and TPM 24-01 may have a significant effect on the environment as identified by the MND prepared in Environmental Assessment 24-06. Additionally, the City Council finds and determines that an environmental assessment/initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines and reflects the City Council’s independent judgment and analysis. The process included the distribution of requests for comments from other responsible or affected agencies and interested organizations. Preparation of Environmental Assessment 24-06 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 potentially significant effects on the environment, based on its independent judgement and analysis the City Council finds that feasible mitigation measures or alternatives have been incorporated into the project in order to avoid the effects to a point where clearly no significant effects on the environment will occur, and there is no substantial evidence in the record that this project may have any direct, indirect or cumulative effects on the environment that are potentially significant or adverse. The proposed project will not result in any adverse effects which fall within the “Mandatory Findings of Significance” contained in Section 15065 of the State CEQA Guidelines. 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 and conditions of approval imposed, there is no substantial evidence in the record that this project may have significant direct, indirect, or cumulative effects on the environment. As such, the City Council also finds and determines that in light of the entire administrative record and the substantial evidence before it, the project has been adequately environmentally assessed as required by CEQA per Environmental Assessment 24-06 and the City Council approves the same. The City Council also approves the associated mitigation monitoring and reporting program (MMRP) and designates the City Clerk as the custodian of record for the same. The MMRP can be viewed at the following address www.yubacity.net/environmental.
Section 4. Findings Regarding UP. The City Council finds and determines that there is substantial evidence in the administrative record to support the City Council’s review of the Planning Commission’s adoption of revised conditions, as further amended by the City Council, as conditioned, is consistent with the requirements of the Municipal Code requirements applicable to the UP. Additionally, the City Council also finds and determines that there is substantial evidence in the entire administrative record that the UP, as conditioned, is consistent with the requirements of the Municipal Code requirements applicable to the UP. The City Council further approves, accepts as its own, incorporates as if set forth in full herein, and makes each and every one of the findings, based on the evidence in the record, as follows:
A. The proposal is consistent with the General Plan.
Basis for Finding: The site is designated by the General Plan Land Use Element as Regional Commercial. This designation allows a full range of commercial uses. Both the quick-serve restaurant and car wash are uses consistent with that designation and consistent with the Land Use Element.
The primary access to the site is via Colusa Avenue which is designated by the General Plan Transportation Element as a six-lane arterial and is a major commercial corridor. A traffic study was previously prepared for a similar proposal on the same site and determined that, with the conditions of approval, with the additional traffic generated by this project, all City and Caltrans policies and standards will be met and is thus consistent with the Transportation Element.
Due to potential noise concerns, a noise study determined that, with the application of the proposed mitigation measures and conditions of approval, all General Plan noise criteria would be met. Also, the proposal will be connected to City water, wastewater and stormwater systems. As such the project is consistent with the Noise and Safety Element.
An air quality study provided that the project will meet all air quality criteria, and the environmental assessment concluded that there will be no loss of agricultural land and since the site was previously developed, and with the application of the mitigation measures and conditions of approval, there will be no significant impacts on air quality, biological, historical and archaeological resources, thus being consistent with the Environmental Conservation
Element.
The environmental document and staff report prepared for the proposal did not identify any general plan inconsistencies, and, if the variance is approved, the proposal meets all of the City’s development standards and design criteria. As such the proposal is consistent with the General Plan.
B. 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 the Municipal Code.
Basis for Finding: The car wash will be located on a 0.93-acre parcel and the quick serve restaurant will be located on an adjoining 0.71-acre parcel. Combined with the adjoining 0.38- acre parcel with an existing coffee-kiosk, all with common access throughout the facilities, there will be space for adequate parking, landscaping, and lighting that meet City standards. The traffic analysis previously prepared for a similar project on the same site concluded that vehicle and pedestrian access to the site is safe and reasonable. As such, the site is of adequate size and shape and has good public access.
C. The streets serving the site are adequate to carry the quantity of traffic generated by the proposed use.
Basis for Finding: The traffic study prepared for a similar project previously considered for this property, with a follow-up review by a traffic engineering firm, found this proposal to be similar to the previously considered project, determined that, with the conditions of approval from the Public Works Department and Caltrans, both Colusa Avenue and Olive Street can accommodate the anticipated traffic.
D. The site design and size and design of the buildings will complement neighboring facilities.
Basis for Finding: The proposed car wash is subject to the City adopted Design Guidelines. The analysis of the building design concluded that the proposal meets City design criteria.
Regarding the scale of the proposal the new buildings, they will be single-story, and that the site is within a larger commercial corridor for which the building design, parking and landscaping of this proposal will complement other nearby uses.
E. The establishment or operation of the use or building applied for will not be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the vicinity of the proposed use or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City.
Basis for Finding: The Environmental Assessment prepared for the project determined that with the mitigation measures and conditions of approval, the impacts from the project will not be detrimental to neighboring uses. The air quality study prepared for the project concluded that the air quality impacts from the project will be lower than the adopted emission standards. The noise study prepared for the project determined that the noise generated by the project, with the application of the mitigation measures, will be less than significant on the neighboring residential uses. The traffic study prepared for a similar project on the same site determined that, with the
application of the Caltrans and City Public Works Department’s conditions of approval, the traffic generated by the project, will be a less than significant impact on local traffic in both the near term and cumulatively.
F. The application satisfies at least one of the findings found in Title 6, Chapter 9, Article 6 of the Municipal Code.
Basis for Finding. On August 16, 2022, the City Council of the City of Yuba City adopted Resolution No. 22-121, acting as the land use agency, accepting evidence in support of a finding of 200-year urban level of flood protection due to the facilities of the State Plan of Flood Control have been rehabilitated by the Sutter Buttes Flood Control Agency through the Feather River West Levee Project.
Section 5. Findings Regarding Tentative Parcel Map. None of the findings required by Yuba City Municipal Code Section 8-2.609, and the California Subdivision Map Act Section 66474 that require the City to deny approval of a tentative map apply to this Project:
a. The proposed tentative parcel map is not consistent with the applicable general plan and specific plan:
Basis for Finding. The 2.02-acre site is not within a specific plan. Regarding the General Plan, the parcel map will create three commercial lots, two of which are vacant and could be further developed. The General Plan designates the property for commercial development. Since commercial parcels are proposed, and they will met all City standards, assuming the variance is first approved, the tentative parcel map is consistent with the Land Use Element of the General Plan.
The Project fronts on, and will take its major access from, Colusa Avenue, which is designated as a 6-lane highway in the General Plan. As required by the Conditions of Approval, the applicant will make their fair share improvements to its on-site portions of that street and Olive Street which, is on the west side of the property. The Traffic and Transportation portion of environmental document prepared for the project, which refers to a traffic study prepared for a previously proposed similar project on this same site, found that the increased traffic generated by the proposed development of these parcels will not significantly impact the level of service (LOS F) for both Existing + Project and for the cumulative time period. The applicant will also pay development impact fees to mitigate their fair-share of citywide traffic impacts. As such TSM 24-01 is consistent with the Transportation and Traffic Element of the General Plan.
No new housing is proposed so there will be no impacts on Housing Element policies.
The analysis of the Project found that, with the conditions of approval and mitigation measures, it meets all of the standards for public services and utilities and complies with the infrastructure policies of the Utilities Element of the General Plan.
As determined by the mitigated negative declaration prepared for the project, with the proposed conditions of approval and mitigation measures, there are no significant impacts on agricultural land, biological resources, water quality, and air quality. Further, the commercial uses of the new parcels typically have minimal impact on parkland usage. Thus, the Project is consistent with the Environmental Conservation Element of the General Plan.
The noise study prepared for the project determined that projected noise levels will remain within the standards established by General Plan policies. The environmental document also determined that the project will be in compliance with policies for stormwater drainage, flooding,
hazardous materials, and seismic issues. The project is in conformance with the Noise and Safety Element of the General Plan.
b. The design and improvement of the tentative parcel map is not consistent with applicable general and specific plans or adopted City standards:
Basis for Finding. As discussed in item “a” above, this tentative parcel map, along with the proposed development of the parcels, is consistent with the City General Plan goals and policies. The proposed parcel sizes meet the C-3 Zone District minimum parcel size, and, with approval of the requested variance, all other adopted development standards will be met. The new parcels will provide adequate space for parking, landscaping, lighting, and stormwater drainage that will meet City standards, and make appropriate improvements to Colusa Avenue and Olive Street and pay its fair share towards improving the overall street network. The Project will also pay its fair share of development impact fees that go towards City, Sutter County, and school district facilities and services.
c. That the site is not physically suited for the density of development:
Basis for Finding. The site is level and will be served by the full range of City services. Each new lot will meet or exceed the minimum lot size of 5,000 square feet as provided in the C-3 Zone District. The proposed parcel map was thoroughly analyzed in the environmental document prepared for the project, determining that the proposed intensity of development is less than the 0.5 FAR maximum intensity of development provided for in the Regional Commercial General Plan designation that is applied to the property. d. That the site is not physically suited for the type of development.
Basis for Finding. The Town Center use permit, variance and tentative parcel map were thoroughly analyzed and compared to General Plan policies, and all of the relevant environmental issues that were addressed in the environmental document determining that the proposed development meets all adopted standards and requirements, provided the variance is approved.
e. That the design of the subdivision maps or likely improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat:
Basis for Finding. The environmental document prepared for the project determined that, with the mitigation measures and conditions of approval, subdivision improvements and development of the new parcels that may follow will not generate any significant impacts, including those impacts on biological resources.
f. That the design of the subdivision maps or the type of improvements is likely to cause serious public health problems.
Basis for Finding. Every new parcel will be connected to City water, sewer and storm drainage systems which will avoid potential public health problems. g. That the design of the subdivision maps or the type of improvements will conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision:
Basis for Finding. The subdivision will be served by public streets that are dedicated to the City and the State of California for public use. There is no use of private streets or other types of easements that the project would conflict with.
Section 6. Variance Findings: Based upon analysis of the variance application, and subject to the applicant’s compliance with the conditions of approval and mitigation measures, the following required findings of Section 8-5.7004 (e) of the Municipal Code can be made:
a. There are special circumstances applicable to the size, shape, topography, location, or surroundings of the property, and because of these circumstances, the strict application of the provisions of this chapter would deprive the property of privileges enjoyed by other properties in the vicinity and in the same zone district.
Basis for Finding. The shape of the property provides the justification for this variance. The property is adequate in size to accommodate the project, but it is linear in shape, with the longer direction of the property paralleling SR 20. At the property’s narrowest point where the car wash is proposed to be located, the property is approximately 122 feet wide. This narrow width makes the car wash, which is a permitted use in the C-3 Zone District, not possible to locate on this property if the standard for a 100-foot setback from residential properties is maintained.
b. Approval of the variance will not be a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and in the same zone district.
Basis for Finding. As provided in Part c. below, the car wash is a permitted use in the C-3 Zone District, so this is not a grant of special privilege. Further, it has been shown in the environmental document that with the proposed mitigation measures and conditions of approval, allowing this use will not significantly impact the neighboring residences. c. The variance does not authorize a use not otherwise permitted by the zone district in which the property is located.
Basis for Finding. The property is located in the General Commercial (C-3) Zone District. The C-3 Zone District (Sec. 8-5.1402. – Uses), states that “All permitted uses in the C-2 District” are considered permitted uses in the C-3 Zone District. The C-2 Zone District in Sec. 8-5. 1302. – Uses, states that “Car wash (self-serve or full services(4)(5)) is a permitted use. Footnote (5) states “Provided the car wash is located a minimum of 100 ft. from any residential district.” This standard is the source of the variance. With approval of the variance, that reduces the car wash standard setback from 100 feet to approximately 10 feet, the car wash is otherwise considered a permitted use in the C-3 Zone District.
d. Approval of the variance will not be detrimental to the health, safety, peace, comfort, or general welfare of persons residing or working in the neighborhood of such use or be detrimental or injurious to property or improvements in the neighborhood or to the general welfare of the City.
Basis for Finding. Based on the environmental document prepared for this project, noise from the car wash and its vacuum systems is the most concerning issue and is the reason for the ordinance required100-foot setback from residentially zoned property. A noise study was prepared for this project by a qualified acoustical consultant. The study concluded that (1) the
noise levels at the residential property lines are already high, exceeding what is the normally acceptable levels for residential uses, and (2) the car wash noise (primarily from the vacuum system) will not increase the noise levels by more than the four decibels allowed by General Plan Policy 9.1-I-3 which states:
“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.”
The acoustical consultant concluded in its study that the increase in noise levels would be less than four decibels, which makes the noise impact on the neighbors less than significant.
Further, there is a mitigation measure proposed as a condition of approval that prior to beginning operations of the car wash, another acoustical review shall be conducted to assure that the resulting noise levels are under that four-decibel increase. If they are not, the business cannot begin operations until modifications are made to reach the appropriate noise level.
The environmental document’s review concluded that the impacts from all other environmental categories, with the proposed conditions of approval and mitigation measures, would be less than significant on the neighboring uses.
Section 7. Appeal Denied. For all the foregoing reasons, and each of them, the City Council finds that there was no substantial evidence submitted into the administrative record that would warrant denial of either the UP, TPM, and Variance including the CEQA for the project, as conditioned during the public hearing and appeal process. As such, the appeal is denied in its entirety.
Section 8. Use Permit Approved. For all the foregoing reasons, and each of them, the City Council upholds, after adding addition conditions, the Planning Commission approval of Use Permit 24-04, Tentative Parcel Map 24-01 and Variance 24-01, as further conditioned by the City Council. Further, for all of the foregoing reasons and based upon the substantial evidence in the record before it, and given that after the conditions and restrictions added by the Planning Commission and after the appeal, there is no substantial evidence in the administrative record that would warrant denial, the City Council also independently approves Use Permit 24-04, Tentative Parcel Map 24-01, and Variance 24-01, as further conditioned by the City Council as set forth in Exhibit “A.”.
Section 10. Effective Date. This Resolution shall become effective immediately.
The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 3rd day of February 2026.
AYES:
NOES:
ABSENT:
_____________________________
Marc Boomgaarden, Mayor
ATTEST:
________________________________
Ciara Wakefield, City Clerk
APPROVED AS TO FORM
COUNSEL FOR YUBA CITY
________________________________
SHANNON CHAFFIN, City Attorney
Aleshire & Wynder, LLP
Exhibit(s):
A. Revised Conditions of Approval, Use Permit and Variance
EXHIBIT A
CITY OF YUBA CITY
CONDITIONS OF APPROVAL
USE PERMIT 24-04; VARIANCE 24-01
FEBRUARY 26, 2025
FEBRUARY 3, 2026
CAR WASH AND QUICK-SERVE RESTAURANT WITH DRIVE-THRU
TOWN CENTER ON COLUSA
APN: 052-161-042-000
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.
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 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 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 non-compliance 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 site design shall be designed in conformance with the Site Plan, dated February 19, 2024, January 20, 2026, as appropriate, and as approved by the Planning Commission City Council.
3. City staff shall notify Appellant by and through their attorney of the receipt of any applications for modification of the design on the Site Plan, Parcel Map, and Variance when received so as to afford Appellant a minimum of 30 days to respond and request the opportunity to reply. Notice is presumed to have been properly provided to Appellant if mailed, emailed, faxed, or personally delivered to:
Brigit Barnes, Esq.
Brigit S. Barnes & Associates, Inc.
3262 Penryn Road, Suite 200
Loomis, CA 95650
Tel: 916-660-9555
Fax: 916-660-9554
Email: [email protected]
4. Approval of Use Permit 24-04 shall be null and void without further action if either 1) the project has not been substantially commenced within two years of the approval date of Use Permit 24-04; or 2) that a request for an extension of time, pursuant to Section 8-
5.7106 of the Yuba City Municipal Code has not been submitted to the City.
5. The development and operation of the project shall comply with all CEQA mitigation measures identified in Environmental Assessment 24-05, dated February 2025.
6. The car wash hours of operation, including the vacuums, shall be 7:00am to 8:00pm, seven days a week.
7. The car wash is to be relocated on Parcel 1 as far as possible from the property line of the APN 052-161-023, 919 Olive Street, Yuba City, CA 95991, subject to meeting the Development Standards of the Yuba City Municipal Code.
8. The design of the car wash will be modified to include bay doors installed at both sides of the car wash so that the sides remain closed during typical operation and only open when allowing vehicles to enter and exit the car wash. The bay doors should be specified to achieve a minimum 10 dB of attenuation. When the Developer chooses a vendor, they shall submit the information for the proposed doors to Appellant’s acoustic engineer, RNS Acoustics, to confirm that the proposed doors will not exceed the 4dB above that allowed by City’s general plan. To the extent that such contact is necessary, Developer agrees to pay for RNS Acoustics time and costs associated with secondary review by Appellant’s acoustical engineers.
a. The traffic design for the car wash exit will always proceed out facing the drive aisle to allow travel to Hwy 20 to ensure that noise from the tunnel is directed to the northeast of the project, and away from the adjacent residential neighbors.
9. The design of improvements on Parcel 2 and the drive-thru lane as identified on site plan cannot be modified without 30 days' advance notice to Appellant by and through their attorney to ensure that proposed revisions do not adversely affect the agreed goals of maintaining existing ambient levels set out in Bollard Sound Study dated October 24, 2024, at the boundary of APN 052-161-023. Appellant will respond to Developer within 30 days of notice, as to whether the proposed revisions are acceptable to Appellant’s acoustic engineer, RNS Acoustics. The Developer and Appellant will work in good faith to resolve Appellant’s concerns with proposed revisions. If Appellant and Developer cannot agree on the proposed revisions, such proposed requests for modifications must be submitted by the Development Services Director to City Council for determination and approval. The developer agrees to pay for the cost of review and comment by RNS Acoustics.
a. The drive-thru ordering speaker shall be located and oriented to minimize noise impacts on adjacent residential properties.
10. The development and operation of the project shall comply with all local, state, and federal codes (including Building and Fire codes) and local development standards.
11. The Developer or Representative shall obtain an Encroachment Permit from the City prior to performing any work within the City public right of way.
12. An encroachment permit from the State of California Department of Transportation (CalTrans) will be required for all work to be done within any State Highway right-of-way.
Encroachment Permit staff can be reached at (530) 741-4403 or [email protected]. A copy of this permit must be supplied to the City prior to approval of the improvement plans.
13. All exterior lighting shall be decorative in nature. No wall packs are permitted where lights are publicly visible.
14. Prior to development, the existing non-conformance pole sign shall be removed, or brought into compliance with the Yuba City Municipal Code.
15. All electrical panels shall be located inside the building, painted to match the primary building, or screened from the public right of way.
16. Roof mounted equipment shall be shielded from the public view.
17. 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.
18. 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.
19. 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 insure compliance.
20. Storage of construction material is not allowed in the travel way.
21. Each parcel shall have its own sewer, water, and fire services.
22. A 30” high barrier of either masonry, earth berm or vegetation screening shall be installed along the car wash queuing area to improve aesthetics from the public right of way and to prevent head light “spill-over” onto SR20, or as approved by the Public Works Director.
23. The Developer shall install a parkway strip and 5-foot detached sidewalk along the SR20 property frontages of all parcels (Parcels 1, 2, and 3), or as otherwise approved by the Public Works Director. Developer is to coordinate with both CalTrans and the City for final design of detached sidewalk and parkway area.
24. The SR20 landscaping shall be in accordance with the Highway 20 Gateway and Streetscape Master Plan, or as approved by the Public Works Director.
25. The Developer shall enter into an agreement with the City for the installation and maintenance of improvements in the State right-of-way. The Agreement shall require the Developer to comply with all requirements that CalTrans imposes on the development. In addition, the Agreement shall be binding on all subject properties and shall inure to the benefit of the City and Owner(s), and their respective successors, assigns, and their past, present and future officers, employees and agents. Agreement is also to be at the satisfaction of the City.
26. 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 Gilsizer Drainage District.
c. The drainage analysis shall be completed and stamped by a Professional Engineer and determined by the City Engineer, if necessary, to be comprehensive, accurate, and adequate.
27. 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/stormwater_ma nagement
28. All development shall be designed to local, state, and federal flood standards.
29. As required by Section 8-5.5905(b)(4) of the Yuba City Municipal Code, a six-foot high masonry wall shall be constructed along all property lines that currently do not have a masonry wall and that are common with residential zoned property. The block wall shall meet the noise study following requirements:
i. The height of the wall shall be 8 feet. The wall will be manufactured precast concrete to to reduce sound transmission to adjacent residential yards. The installation of this material shall be certified by the noise consultant, and a copy of the certification shall be provided to the City prior to issuance of the Building Permit.
ii. The applicant shall ensure that its construction agreement with contractors or subcontractors retained to construct the concrete wall that any interim fences installed along the common boundary between the project and adjacent residences will be maintained during construction to ensure the security of the residents until construction is completed.
a. The applicant shall provide one-week advance notice to each residence located adjacent abutting residential properties to the project that construction of the decorative sound wall will commence and to ensure that any concerns about the placement of interim fencing can be reviewed and revised, if necessary, with residents prior to construction of the wall commencing.
30. The development shall comply with all applicable mitigations of the Traffic Study or as otherwise approved by the Public Works Director.
31. Should left turn movements into the Olive St driveway cause traffic safety concerns, the City may, at its discretion, install traffic control mitigation measures along Olive St to eliminate left turn access. These potential traffic control mitigation measures may include, but are not limited to, modified lane striping, traffic control signage, and/or installation of a physical barrier/median. Mitigation measures will be implemented based on necessity, and/or as approved by the Public Works Director.
32. All queuing of vehicles must be maintained onsite. There shall be no stacking and/or queuing of vehicles entering the facility and/or waiting to access the drive–thru or car wash queuing lane(s) in the public right-of-way. “Public right of way” includes but is not limited to; SR20 and Olive Street. Operational mechanisms are to be put in place to avoid any impact to the public right-of-way. Effective changes shall be implemented within 24 hours of notification by the City or result in reconsideration of the Use Permit and Variance by the Planning Commission.
33. 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 CalTrans “Manual of Traffic Safety Controls for Construction and Maintenance Work Zones.” 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.”
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 ISSUANCE OF A BUILDING PERMIT
34. All applicable fees associated with using the Gilsizer District drainage system shall be paid, or as otherwise determined by the Public Works Director.
PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY
35. All sidewalks along the City and CalTrans rights-of-way shall be free of any non-control joint cracking. 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.
36. 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.
37. 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.
38. Development of this property will require payment of the Sutter Butte Basin Regional Levee Improvement Program Development Impact Fee (DIF) pursuant to Yuba City Ordinance No. 002-24. The DIF fees are to be paid (or an agreement entered into with Yuba City and SBFCA that constitutes satisfaction of the DIF obligation) prior to issuance of a Certificate of Occupancy. For questions pertaining to the DIF, please contact Sutter Butte Flood Control Agency at (530) 755-9859 or go to https://sutterbutteflood.org/finance/regional-levee-dif.
MITIGATION MEASURES
Impact Mitigation Measure Responsible
Party
Monitoring
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
Developer Public Works
Dept.,
Development
Services
Dept.
During
construction
phase
researchers;
5. Comply with researchers’
recommendations to address
any significant adverse
effects were 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
Gases
Greenhouse Gas Mitigation 1:
The site grading and construction
of the self-storage facility shall
comply with the GHG Reduction
Measures provided in the adopted
Yuba City Resource Efficiency
Plan.
Developer Development
Services
Dept.
Prior to
issuance of
building
permits.
3.13. Noise Noise Mitigation Measure 1:
Upon completion of the car wash,
and prior to issuance of a final
building permit, a noise verification
study by a qualified noise
consultant shall be performed to
verify compliance with General
Plan Policy 9.1-I-4 noise criteria,
which determines that if the noise
emanated from the Project exceeds
the four-decibel standard over the
existing ambient levels at the
nearby residences, the impact on
those homes would be significant.
If the new noise levels are
determined by the new noise study
Developer,
Development
Services
Dept.
Development
Services
Dept.
Mitigation 1-
Prior to
issuance of
a final
building
permit.
Mitigation 2 -
Ongoing.
Mitigation 3 -
During the
construction
period.
to be significant, the operator must
reduce the noise to an acceptable
level prior to issuance of the final
for the building permit.
Noise Mitigation Measure 2:
Hours of operation are limited to
those requested by the applicant
which are:
• Car wash: 7:00 a.m. to 9:30
p.m.
• QSR drive-through
component: 6:00 a.m. to 11:00
p.m.
Noise Mitigation Measure 3: Due
to the proximity of sensitive
receptors to the Project area, all
construction activities shall comply
with the following noise abatement
measures and be noted accordingly
on construction contracts:
1. Construction
Hours/Scheduling: The
following are recommended to
limit construction activities to
the portion of the day when
occupancy of the adjacent
sensitive receptors is at the
lowest:
a. On-site Project construction
equipment/activities shall
not occur during the days
and hours identified in Yuba
City Municipal Code Section
4-17.10.
b. Delivery materials or
equipment to the site and
truck traffic coming to and
from the site shall not occur
during the restricted hours
specified in Yuba City
Municipal Code Section 4-
17.10. 2. Construction Equipment
Mufflers and Maintenance:
All construction equipment
powered by internal
combustion engines shall be
properly muffled and
maintained.
3. Idling Prohibitions: All
construction equipment and
vehicles shall be turned off
when not in use.
Unnecessary idling of internal
combustion engines is
prohibited.
4. Equipment Location and
Shielding: All stationary
noise-generating construction
equipment, such as air
compressors, shall be located
as far as practical from the
adjacent residences. Such
equipment shall be
acoustically shielded when it
must be located within close
proximity to the adjacent
residences.
5. Quiet Equipment Section:
Select quiet equipment,
particularly air compressors,
whenever possible and install
noise cancelling doors on both
sides of the carwash. All noise
producing Project equipment
and vehicles using internalcombustion engines shall be equipped with manufacturerrecommended mufflers and
maintained in good working
condition. Electrically powered
equipment shall be used
instead of pneumatic or
internal-combustion -powered
equipment, where feasible.
Construct an 8 foot high
precast concrete walls to
further reduce noise from the
project.
6. Staging and Equipment
Storage: Material stockpiles
and mobile equipment staging,
parking, and maintenance
areas shall be located as far
as practicable from noisePage 57 of 70
sensitive receptors.
7. Equipment and Vehicle
Movements: Project area and
site access road speed limits
shall be established and
enforced during the
construction period.
8. Schedule notification:
Nearby residences shall be
notified of construction
schedules so that
arrangements can be made, if
desired, to limit their exposure
to short-term increases in
ambient noise levels.
9. Noise Disturbance
Coordinator: The Project
developer shall designate a
“noise disturbance coordinator”
who will be responsible for
responding to any local
complaints about construction
noise. The individual would
most likely be the contractor of
a contractor’s representative.
The disturbance coordinator
would determine the cause of
the noise complaint (e.g.,
starting to early, bad muffler,
etc.). and would require that
reasonable measures
warranted to correct the
problem be implemented. The
telephone number for the
disturbance coordinator shall
be conspicuously posted at the
construction site.
3.18. Tribal
Cultural
Resources
Tribal Cultural Resources
Mitigation Measure 1:
Unanticipated Discoveries: If any
suspected TCRs or resources of
cultural significance to a recognized
Tribe, including but not limited to
features, anthropogenic/cultural
soils, cultural belongings or objects
(artifacts), shell, bone, shaped
stones or bone, or ash/charcoal
deposits are discovered by any
person during construction
Developer Public Works
Dept.,
Development
Services
Dept.
During
construction
phase
activities including ground
disturbing activities, all work shall
pause immediately within 100 feet
of the find, or an agreed upon
distance based on the project area
and nature of the find. Work shall
cease in and within the immediate
vicinity of the find regardless of
whether the construction is being
actively monitored by a Tribal
Monitor, cultural resources
specialist, or professional
archaeologist.
A Tribal Representative and the
City of Yuba City (City) shall be
immediately notified, and the Tribal
Representative in coordination with
the City of Yuba City shall
determine if the find is a TCR (PRC
Sec. 21074) and the Tribal
Representative shall make
recommendations for further
evaluation and treatment as
necessary.
Treatment and Documentation:
The culturally affiliated Tribe shall
consult with the City to (1) identify
the boundaries of the new TCR and
(2) if feasible, identify appropriate
preservation in place and
avoidance measures, including
redesign or adjustments to the
existing construction process, and
long-term management, or 3) if
avoidance is infeasible, a reburial
location in proximity of the find
where no human disturbance is
anticipated. Permanent curation of
TCRs will not take place unless
approved in writing by the culturally
affiliated Tribe.
The construction contractor(s) shall
provide secure on-site storage for
culturally sensitive soils or objects
that are components of TCRs that
are found or recovered during
construction. Only Tribal
Representatives shall have access
to the storage. Storage size shall
be determined by the nature of the
TCR and can range from a small
lock box to a conex box (shipping
container). A secure (locked),
fenced area can also provide
adequate on-site storage if larger
amounts of material must be
stored.
The construction contractor(s) and
the City shall facilitate the
respectful reburial of the culturally
sensitive soils or objects. This
includes providing a reburial
location that is consistent with the
Tribe’s preferences, excavation of
the reburial location, and assisting
with the reburial, upon request.
Any discoveries shall be
documented on a Department of
Parks and Recreation (DPR) 523
form within two weeks of the
discovery and submitted to the
appropriate CHRIS center in a
timely manner.
Work at the TCR discovery location
shall not resume until authorization
is granted by the City in
coordination with the culturally
affiliated Tribe.
If articulated or disarticulated
human remains, or human remains
in any state of decomposition or
skeletal completeness are
discovered during construction
activities, the Coroner and culturally
affiliated Tribe shall be contacted
immediately. Upon determination
by the Coroner that the find is
Native American in origin, the
Native American Heritage
Commission will assign the Most
Likely Descendent who will work
with the project proponent to define
appropriate treatment and
disposition of the burials.
ATTACHMENT 2
ATTACHMENT 3
SHEET INDEX
SITE PLAN/ PROJECT DATA
SITE PHOTOGRAPHS
PRELIMINARY LANDSCAPE PLAN
4 COLORED LANDSCAPE PLAN
5 PHOTOMETRIC PLAN
CARWASH ELEVATIONS
7 TENTATIVE MAP
r:;..-...--i
0 ,o 20 40
TOWN CENTER
590 COLUSA AVENUE YUBA CITY, CA 95991
A.P.N. 52-161-042
SITE PLAN
1"=20'
PROPERTY DESCRIPTION
A PARCEL OF LAND BEING A PORTION OF THE NORTHEAST
QUARTER OF SECTION 22, AS PROJECTED INTO LOT 38 OF NEW
HELVETIA RANCHO, IN TOWNSHIP 15 NORTH, RANGE 3 EAST,
M.O.B.& M. IN YUBA CITY, SUTTER COUNTY, CALIFORNIA,
SITE UTILITIES
SEWAGE DISPOSAL:
WATER SUPPLY:
DRAINAGE:
CITY
CITY
CITY
Milestone Associates Imagineering, Inc. TOWN CENTER
/000 Lincoln Road, Suite H202, Yuba City, CA 95991
(530) 755-4700 590 COLUSA AVENUE, YUBA CITY, CA 95991
.!tm .!li' 1.!llli\ !Im
COt.USA AVE I-IWY20
t.,
PROJECT al LOCATIONV \
�
VICINITY MAP
NOT TO SCALE
LOT DATA:
A.P.N.: 52-161-042
TOTAL ACREAGE: 87,991 SF (2.02 AC)
EXISTING PARCELS:
PROPOSED PARCELS:
EXISTING ZONE:
PROPOSED ZONE:
C-3 GENERAL COMMERCIAL
SAME
EXISTING USE: COFFEE DRIVE THROUGH
PROPOSED USE: QSR, EXPRESS CARWASH WITH
VACUUM STATIONS, EXISTING
COFFEE USE TO REMAIN (NAPO)
SITE COVERAGE
QSR: 2,870 SF (3.3%)
CARWASH STRUCTURE: 5,053 SF (5.7%)
EXIST. COFFEE BLDGS: 515 SF (0.6%)
CANOPIES: 5,680 SF (6.5%)
LANDSCAPE AREA 19,336 SF (22.0%)
PAVED SURFACE AREA: 54,537 SF (61.9%)
PARKING DATA:
CARWASH STRUCTURE (5,053 SF): 2 SPACES
QSR (2,870 /250 SF): 12 SPACES
EXIST. COFFEE USE (515 SF/ 300 SF): 2 SPACES
REQUIRED: 16 SPACES
STANDARD SPACE (9'x18'): 30 SPACES
ACCESSIBLE SPACE (9'x18'): 2 SPACES
COVERED VACUUM SPACE (14'x18'): 20 SPACES
PROVIDED: 52 SPACES
CONSTRUCTION NOTES
(D
m
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5 1 ��: :����g������E ;;:�;T�\AVEMENT
NEW COVERED TRASH ENCLOSURE
NEW LANDSCAPE AREA
NEW 8 FT. HIGH SPLIT-FACE CMU WALL
WITH SOUND-CANCELING FOAM FINISH
6 NEW VACUUM STATION (TYP. OF 20)
NEW PAY STATION (TYP. OF 2)
NEW OVERHEAD CANOPY
EXISTING TO REMAIN
NEW MUL Tl-TENANT MONUMENT SIGN
NEW OUTDOOR SEATING AREA (400 SF)
SOUND-CANCELING DOORS AT BOTH ENTRANCE
AND EXIT OF CARWASH TIJNNEL
SITE PLAN/
PROJECT DATA 1
01-20-26
CITY OF YUBA CITY
Future Agenda Items
- Councilmember Cole
- Councilmember Kirchner
- Councilmember Shaw
- Vice-Mayor Pasquale
- Mayor Boomgaarden
CITY OF YUBA CITY
Reports and Communications
The following reports and communication items are provided for the Council’s information. No action can be taken on items under this section unless the Council agrees to include it on a subsequent agenda
City Manager’s Report
CITY OF YUBA CITY
Reports and Communications
The following reports and communication items are provided for the Council’s information. No action can be taken on items under this section unless the Council agrees to include it on a subsequent agenda
City Council Reports
- Councilmember Cole
- Councilmember Kirchner
- Councilmember Shaw
- Vice-Mayor Pasquale
- Mayor Boomgaarden
Adjournment