SECTION 3: PROJECT DESCRIPTION

Transcription

1 Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Project Description SECTION 3: PROJECT DESCRIPTION This Environmental Impact Report (EIR) analyzes the potential environmental effects of the proposed Santa Rosa Lowe s Home Improvement Warehouse Project in Santa Rosa, California Project Location and Setting Location The project site is located in the City of Santa Rosa, Sonoma County, California (Exhibit 3-1). The semi-rectangular project site consists of four parcels totaling acres, located at the northeastern quadrant of the intersection of Santa Rosa Avenue and Yolanda Avenue (Exhibit 3-2). The project site is bounded by Santa Rosa Avenue and an existing McDonald s restaurant (west), a small commercial retail center and the Carriage Court Mobile Home Park (north), Redwood Coast Petroleum (east), and Yolanda Avenue (south). The Assessor s Parcel Numbers (APNs) for the project site are , -002, -004, and The project site is located on the Santa Rosa, California, United States Geological Survey 7.5-minute topographic quadrangle map, Township 7 North, Range 8 West, Unsectioned (Latitude North; Longitude West) Existing Conditions The project site consists of four adjoining parcels occupied owned by two separate ownership entities (Hulsman and Natoli). The four parcels are summarized in Table 3-1. A parcel map is provided in Exhibit 3-3. Site photographs are provided in Exhibit 3-4a through 3-4d. Table 3-1: Parcel Summary Assessor s Parcel No. Situs Address Acreage Ownership Existing Land Use Santa Rosa Avenue 0.79 Natoli Automotive uses Yolanda Avenue 5.46 Hulsman Trucking uses Santa Rosa Avenue 0.52 Natoli Automotive uses Santa Rosa Avenue 5.00 Hulsman Undeveloped, vehicle storage Source: Michael Brandman Associates, Total The characteristics of the Hulsman and Natoli parcels are described below. Hulsman Parcels The Hulsman-owned portion of the project site totals acres and is occupied by trucking uses and undeveloped land. Michael Brandman Associates 3-1 H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

2 Project Description Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR APN (325 Yolanda Avenue) is a rectangular-shaped, 5.46-acre parcel fronting Yolanda Avenue occupied by Hulsman Transportation Co., which has continually occupied the site since the 1930s. The site has historically been used for trucking-related operations, and Hulsman Transportation Co. leases storage facilities on the site to trucking firms and owner-operators. Seven buildings are located on this parcel and are summarized below: A large, open-air, wood-frame dock terminal is located in the western portion of the parcel and is currently used by Matheson Fast Freight. This is the largest structure onsite and dates to the 1930s. A small, wood-frame building is located west of the dock terminal and used as offices. This building dates to the 1930 or 1940s. A metal Quonset hut is located east of the dock and is used for storage. This building dates to Three storage buildings (two wood-frame and one cinder-block) are located in the center of the property. The wooden buildings date to the 1940s and the cinder block building to the 1950s. A mobile home used as an office is located north of the storage buildings. The mobile home was moved onsite in the 1960s. A large, gravel-covered vehicle storage area occupied the eastern portion of the parcel. A swale is present along the eastern portion of the parcel, adjacent to the fence line with Redwood Coast Petroleum. Mature ornamental landscaping is present in various portions of the parcel, including a stand of redwood trees located along the Yolanda Avenue frontage. A groundwater well is present near the Quonset hut that is used for non-potable purposes. This parcel is the source of a groundwater gasoline plume that originated from leaking underground storage tanks (USTs) on the property. The leak was discovered in 1988 when two USTs were removed. The plume is believed to be commingled with another plume that originated on the south side of Yolanda Avenue. Five monitoring wells are in place to observe the plume. In addition, three monitoring wells are in place on the eastern portion of the parcel to monitor a plume associated with Redwood Coast Petroleum. APN (2532 Santa Rosa Avenue) is a rectangular-shaped, undeveloped parcel that abuts Santa Rosa Avenue. The western portion of this parcel contains ruderal (weedy) vegetation, and the eastern portion is used for vehicle storage. The western portion of the site was formerly used for mobile home sales, which ceased in Natoli Parcels The Natoli-owned portion of the project site totals 1.31 acres and is occupied by automotive service businesses. 3-2 Michael Brandman Associates H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

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7 Source: City of Santa Rosa, NORTH NOT TO SCALE Michael Brandman Associates / _parcel_map.pdf Exhibit 3-3 Parcel Map CITY OF SANTA ROSA SANTA ROSA LOWE S HOME IMPROVEMENT WAREHOUSE ENVIRONMENTAL IMPACT REPORT

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17 Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Project Description APN (2612 Santa Rosa Avenue) contains one building occupied by Cartronics, an automotive accessory business (e.g., security, stereo, tinting, etc.) and metal shed in the rear. An inactive potable water well is present onsite. This parcel has historically been used for automotiverelated uses dating back to the 1960s. This parcel is entirely hardscaped. APN (2620 Santa Rosa Avenue) contains Quality Motors, a used car dealership that sells and services vehicles. Three buildings are present onsite: a showroom near the Santa Rosa Avenue frontage, an office in the rear, and a metal shed in the rear that is used for vehicle servicing. The shed contains three floor surface lifts, and vehicle fluids are stored onsite. An active potable water well is present onsite. This parcel has historically been used for automotive-related uses dating back to the 1960s. This parcel is entirely hardscaped Surrounding Land Uses West Santa Rosa Avenue and an existing McDonald s restaurant are located adjacent to the western boundary of the project site. Along the west side of Santa Rosa Avenue are a partial interchange with U.S. 101 (i.e., northbound off- and on-ramps) and the Chapel of the Chimes Crematorium. North A small commercial retail center and the Carriage Court Mobile Home Park form the northern boundary of the project site. The commercial retail center abuts Santa Rosa Avenue and is tenanted by Barbeques Galore, Mattress Discounters, and Verizon. The mobile home park is located behind the commercial center and forms the longest portion of the northern border. A dilapidated wooden fence demarcates the property line with the mobile home park. East Redwood Coast Petroleum, a local gas retailer and distributor, forms the eastern boundary of the project site. This facility includes indoor and outdoor storage facilities of petroleum vessels. A chain-link fence topped with razor wire delineates the property line. Redwood Coast Petroleum operates 24 hours a day. South Yolanda Avenue forms the southern boundary of the project site. Along the south side of Yolanda Avenue are mix of land uses, including light industry (machining and metalwork), heavy commercial (automotive repair and equipment rental), detached single-family residences, and commercial retail (fireplace and recreational vehicle sales) General Plan and Zoning Designations The General Plan and Zoning Code designations for the four parcels constituting the project site are shown in Table 3-2. Michael Brandman Associates 3-17 H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

18 Project Description Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Assessor s Parcel No. Table 3-2: General Plan and Zoning Designations Situs Address Santa Rosa Avenue Yolanda Avenue Santa Rosa Avenue Santa Rosa Avenue Acreage Existing Land Use Land Use Designation General Plan 0.79 Automotive uses Retail and Business Services Zoning General Commercial 5.46 Trucking uses Light Industry General Commercial 0.52 Automotive uses Retail and Business Services 5.00 Undeveloped (2.30 acres) Vehicle storage (2.70 acres) Source: City of Santa Rosa, 2008; Michael Brandman Associates, Retail and Business Services Medium Density Residential General Commercial General Commercial General Commercial Project Characteristics Proposed Project The proposed project consists of the development of approximately 165,000 square feet of commercial retail uses, including a Lowe s Home Improvement Warehouse, smaller retail uses, and associated parking and infrastructure, on the project site. The project site plan is shown in Exhibit 3-5. Each component is described below Lowe s Home Improvement Warehouse The proposed Lowe s Home Improvement Warehouse would total 155,454 square feet, with 125,163 square feet of interior uses and 30,291 square feet of garden center uses. The store would be located on the eastern portion of the project site and oriented to face Santa Rosa Avenue. Loading facilities would be located in the rear of the store and would include a truckwell and staging area. The store would operate during the following hours: Monday through Saturday, 6 a.m. to 10 p.m. and Sunday, 7 a.m. to 10 p.m. Design and Appearance The Lowe s store would employ a unique design that incorporates elements representative of the Santa Rosa area. Design elements include a gabled main entrance, stone veneer, wood trellises, and a stucco finish. The garden center would be enclosed with a decorative fence interspersed with stone veneer columns and partially covered with an aluminum canopy. All rooftop-mounted equipment would be concealed from public view by parapets. The roofline of the Lowe s Home Improvement Warehouse would range from 28 feet, 8 inches to 36 feet above grade, except at the store entrance, 3-18 Michael Brandman Associates H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

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21 Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Project Description where a gable would extend to 45 feet above grade. Elevations of the Lowe s Home Improvement Warehouse are provided in Exhibit 3-6. Rendered views of the Lowe s Home Improvement Warehouse are provided in Exhibit 3-7. Note that the elevations and rendered views are intended to provide a conceptual representation of store aesthetics, and minor revisions may occur during final design. Truck Deliveries The proposed project would receive 15 to 20 semi truck deliveries per day (Monday through Friday) and 10 to 18 flatbed truck and panel van deliveries per week. Truck deliveries are anticipated to occur between the hours of 6:30 a.m. and 6:00 p.m. The semi trucks would back up to the docks, with all loading and unloading occurring inside the store. The driveway at this point provides a turnaround with sufficient radius for this purpose and for the trucks to exit the site at the secondary access. Flatbed trucks would deliver to the lumber area, with materials offloaded with forklifts and transported inside the store. Flatbed trucks and panel vans would also deliver to the garden center. Emergency Generator A 350-kilowatt emergency diesel generator would be located in the rear of the Lowe s Home Improvement Warehouse. The generator would be used to provide electricity to the store during power outages Retail/Restaurant Uses The proposed project would locate two 4,500-square-foot retail/restaurant buildings (9,000 square feet total) adjacent to the Santa Rosa Avenue frontage. No end users have been identified; however, the project applicant anticipates the square footage would be tenanted by several small retailers or restaurants. These tenants are anticipated to have the same hours of operation as the Lowe s Home Improvement Warehouse. Design and Appearance The retail/restaurant structures would incorporate many of the same design elements as the Lowe s Home Improvement Warehouse to achieve a consistent design between the two structures. The focal point of the structure would be a hipped-roof entrance adjacent to the driveway at Santa Rosa Avenue. The façade of the building would employ cultured stone, wood trellises, stucco finishes, and metal awnings and roofing. The roofline of the retail structure would range from 23 feet, 10 inches to 35 feet above grade at the peak of the hipped roof. Elevations of the retail structure are provided in Exhibit 3-8. Rendered views of the retail/restaurant structures are provided in Exhibit 3-9. Note that the elevations are intended to provide a conceptual representation of aesthetics and minor revisions may occur during final design. Michael Brandman Associates 3-21 H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

22 Project Description Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Site Access and Parking Vehicular Access Vehicular access to the proposed project would be taken at four access points: Two access points on Santa Rosa Avenue, serving the main parking lot for the Lowe s and retail/restaurant uses Two access points on Yolanda Avenue, with one serving the Lowe s portion of the main parking lot and the other providing truck access to the Lowe s loading docks Pedestrian Access Sidewalks would be installed along the project frontages with Santa Rosa Avenue and Yolanda Avenue. Pedestrian walkways would be provided within the parking area to link the Lowe s with the retail/restaurant structure. The walkways would also connect with the sidewalks along Santa Rosa Avenue and Yolanda Avenue and may connect with the adjacent McDonald s restaurant. Parking Table 3-3 summarizes the proposed project s off-street parking. As shown in the table, the proposed project would provide 510 off-street parking spaces, with 494 standard spaces and 16 disabled spaces. Table 3-3: Parking Schedule Stall Type Count Standard 494 Disabled 16 Total Parking 510 Source: AMS Associates, Landscaping Landscaping would be provided in the parking lot and along the frontages with Santa Rosa Avenue and Yolanda Avenue. Anticipated landscaping elements include shade trees in the parking lot, and accent trees, shade trees, groundcover, and shrubs along project frontages with Santa Rosa Avenue, Yolanda Avenue, and the property boundaries to the north and east. The landscape plan is provided in Exhibit Utility Infrastructure The City of Santa Rosa would provide potable water and wastewater services to the proposed project. The proposed project would provide onsite drainage infrastructure to collect and detain runoff in a manner that would prevent it from leaving the project site at a rate no greater than the predevelopment condition of the site. Pacific Gas and Electric Company would provide electricity and natural gas services to the project Michael Brandman Associates H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

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33 Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Project Description Frontage Improvements The City of Santa Rosa General Plan designates Yolanda Avenue as a Regional/Arterial and contemplates extending the roadway from its current terminus at Petaluma Hill Road to Farmers Lane. The General Plan anticipates widening the roadway in the project vicinity to four through travel lanes. Accordingly, the proposed project s frontage improvements along Yolanda Avenue would provide sufficient right-of-way dedication to the City for the planned widening of the roadway. Frontage improvements would include curb, gutter, and sidewalk. The proposed project would also provide frontage improvements and right-of-way dedication along Santa Rosa Avenue. New curbs, gutters, and sidewalks would be installed Employment The proposed project would create an estimated 218 employment opportunities. Of this figure, 200 jobs would be associated with the Lowe s Home Improvement Warehouse and the remaining 18 opportunities would be associated with the 9,000 square feet of smaller retail and restaurant uses. The Lowe s employment estimate was provided by the company, while smaller retail estimate was derived by applying a standard rate of one job per 500 square feet of retail and restaurant space. Approximately 75 percent of the employment opportunities would be full-time, while the remaining 25 percent would be part-time. Most of the employment opportunities would be entry-level Project Implementation Construction activities may begin as early as 2009 and take 12 months to complete, with the project being operational by For the purposes of this EIR, it will be assumed that construction occurs in 2009 and operations begin Project Objectives The objectives of the proposed project are to: Enhance the commercial retail opportunities in Santa Rosa and surrounding unincorporated areas of Sonoma County. Create new employment opportunities for local residents. Contribute to the long-term fiscal health of Santa Rosa by increasing the local tax base. Provide a retail establishment that serves local residents and businesses with essential goods and services in a safe, secure, and convenient shopping environment. Develop a home improvement retail store of sufficient size to serve existing and future demand in the Santa Rosa market area. Redevelop an underutilized commercial site in an existing urbanized area of Santa Rosa. Michael Brandman Associates 3-33 H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

34 Project Description Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Enhance the visual quality of the Santa Rosa Avenue and Yolanda Avenue corridors. Promote economic growth and development that is consistent with the policies of the City of Santa Rosa General Plan. Generate sales tax and property tax revenues to accrue to the various agencies within the project area. Require new development to pay for its fair share of impacts. Minimize travel lengths and utilize existing infrastructure to the maximum extent possible through infill redevelopment. Maximize efficient traffic circulation by locating a big box retail project adjacent to an interchange with U.S Facilitate the General Plan s objective of widening and upgrading Yolanda Avenue by dedicating the necessary right-of-way and providing fee payments to the City for this project. Develop an architectural design that softens the scale and mass of the buildings with features designed to blend with the surrounding area Intended Uses of This Draft EIR This Draft EIR is being prepared by the City of Santa Rosa to assess the potential environmental impacts that may arise in connection with actions related to implementation of the proposed project. Pursuant to CEQA Guidelines Section 15367, the City of Santa Rosa is the lead agency for the proposed project and has discretionary authority over the proposed project and project approvals. The Draft EIR is intended to address all public infrastructure improvements and all future development that are within the parameters of the proposed project Discretionary and Ministerial Actions As identified previously, discretionary approvals and permits are required by the City of Santa Rosa for implementation of the proposed project. The project application will require the following discretionary approvals and actions, including: General Plan Amendment - City Council Zoning Clearance - City Staff Major Conditional Use Permit - Planning Commission Design Review - Design Review Board The proposed project would include a General Plan Amendment to re-designate 8.16 acres of the Hulsman parcels to Retail and Business Services, consistent with the existing designations for the balance of the project site. The General Plan Amendment is only necessary for the 2.7 acres 3-34 Michael Brandman Associates H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

35 Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Project Description designated Medium Density Residential (2532 Santa Rosa Avenue); the proposed Lowe s Home Improvement Warehouse could be developed on the 5.46-acre parcel designated Light Industry (325 Yolanda Avenue). However, to achieve a uniform General Plan designation of Retail and Business Services for the entire project site, the project applicant has included the 325 Yolanda Avenue parcel in the General Plan Amendment request. The proposed project would require a zoning clearance to verify that its uses are allowed within the General Commercial (CG) zoning district. The proposed project would be required to obtain a major conditional use permit, because it would contain three or more uses sharing a common vehicular and pedestrian area and, therefore, would constitute a shopping center under the Santa Rosa City Code. Shopping centers are conditional uses in the General Commercial (CG) zoning district. Design review is required for the entire project. Subsequent ministerial actions will be required for the implementation of the proposed project including: Encroachment Permit - City of Santa Rosa Demolition Permit - City of Santa Rosa Grading Permit - City of Santa Rosa Building Permit - City of Santa Rosa Mechanical Permit - City of Santa Rosa Plumbing Permit - City of Santa Rosa Electrical Permit - City of Santa Rosa Fire Systems Permit - City of Santa Rosa Fencing Permit - City of Santa Rosa Responsible and Trustee Agencies A number of other agencies in addition to the City of Santa Rosa will serve as Responsible and Trustee Agencies, pursuant to CEQA Guidelines Section and Section 15386, respectively. This Draft EIR will provide environmental information to these agencies and other public agencies, which may be required to grant approvals or coordinate with other agencies, as part of project implementation. These agencies may include, but are not limited to, the following: Bay Area Air Quality Management District (BAAQMD) California Department of Fish and Game (CDFG) North Coast Regional Water Quality Control Board (RWQCB) Michael Brandman Associates 3-35 H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc

36 Project Description Santa Rosa Lowe s Home Improvement Warehouse Project Draft EIR Required actions that must be taken by other agencies to implement the project are: Obtain coverage under the General Construction Permit. Project construction would require coverage under the General Construction Permit issued to the State Water Quality Control Board. A Storm Water Pollution Prevention Plan must be submitted in order to obtain coverage Michael Brandman Associates H:\Client (PN-JN)\2498\ \DEIR\ _Sec03-00 Project Description.doc