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HomeMy WebLinkAboutPC_2010-05-25_AgendaPacketSPECIAL JOINT MEETING Atascadero City Council Atascadero Planning Commission Walmart / The Annex Project EIR Scoping Meeting and Project Review of the Del Rio Road Commercial Area Specific Plan Tuesday, May 25, 2010 Special Meeting follows the conclusion of the Community Forum portion of the May 25, 2010 City Council Regular Session City Hall, Council Chambers 6907 EI Camino Real, Atascadero, California AGENDA ROLL CALL: City Council and Planning Commission B. PUBLIC HEARING: 1. EIR Scoping Meeting — Del Rio Road Commercial Area Specific Plan (Walmart / The Annex Project) ■ Fiscal Impact: This commercial project is expected to be revenue positive for the City. ■ Recommendation: Council conduct an EIR scoping meeting consistent with the requirements of the California Environmental Quality Act (CEQA). [Community Development] C. MANAGEMENT REPORT: 1. Project Review — Del Rio Road Commercial Area Specific Plan (Walmart / The Annex Project) ■ Fiscal Impact: This commercial project is expected to be revenue positive for the City. ■ Recommendation: Council take public comment on general project issues and provide staff with any additional project comments not covered under the EIR scoping. [Community Development] PUBLIC COMMENT: Members of the public may address the legislative bodies concerning the subject of this Special Joint Meeting, limited to three (3) minutes each. ADJOURNMENT: The City Council will adjourn to their regular session, currently in recess; and the Planning Commission will adjourn to their next regularly scheduled meeting. Please note: Should anyone challenge any proposed development entitlement listed on this Agenda in court, that person may be limited to raising those issues addressed at the public hearing described in this notice, or in written correspondence delivered to the City Council at or prior to this public hearing. Correspondence submitted at this public hearing will be distributed to the Council and available for review in the City Clerk's office. I, Victoria Randall, Deputy City Clerk of the City of Atascadero, declare under the penalty of perjury that the foregoing agenda for the May 25, 2010 Special Joint Meeting of the Atascadero City Council and Planning Commission was posted on May 18, 2010 at the Atascadero City Hall, 6907 EI Camino Real, Atascadero, CA 93422 and was available for public review in the Customer Service Center at that location. Signed this 18th day of May 2010, at Atascadero, California. Victoria Randall, Deputy City Clerk City of Atascadero ITEM NUMBER: B - 1 DATE: 05/25/10 A tascadero City Council Staff Report — Community Development Department EIR Scoping Meeting Del Rio Road Commercial Area Specific Plan (Walmart / The Annex Project) RECOMMENDATION: Council conduct an EIR scoping meeting consistent with the requirements of the California Environmental Quality Act (CEQA). DISCUSSION: Background: Project Applications The City of Atascadero has received two separate General Plan Amendment applications for the following: • Walmart component: A Walmart store (consisting of approximately 123,112 square feet of retail and grocery sales floor area and 6,448 square feet of outdoor garden center), two commercial outlots (approximately 10,000 square feet of retail space total), and one multi- family residential remainder parcel (to be developed with up to 44 multi- family residential dwelling units at a later date under separate approvals) would be developed on approximately 26 acres located at the southeast quadrant of the EI Camino Real / Del Rio Road intersection. • Annex component: Approximately 120,900 square feet of commercial uses including food and beverage retail sales, general merchandise stores, eating and drinking places (including drive-through eating and drinking places) and one single-family residential remainder parcel (to be developed at a later date under separate approvals with up to 6 dwelling units) would be developed on approximately 13 acres at the northeast ITEM NUMBER: B - 1 DATE: 05/25/10 quadrant of the EI Camino Real / Del Rio Road intersection and on the west side of EI Camino Real. w�•N.Mr I(fIv 1 11 tl cv�m Walmart'I' i t �-®_ - � _ �aH,r.x; (+ I 1 r1 � r_.- fI — �u; i i uIrr II ''r1111111�111111ulllrwruu MI�1 V I � r .-.rte.. - ..�..��_ �1 ..�.. •I. .�.-� -- — — UVP0RE�,- _ S - _ ___�---_- I L rr'rinrrrrrnnrnirirrrnirmrri�+r�m-n�ilnn�l�ll�. waw � •� I rtTnnrrrrrn U -� �E Walm n & THE ANNEX J MUNIaraasr�ryu4roary i PROPOSED Waknert THE ANNEX I SREPUW r v W LLILUlllllllllllllllllllb o roan _ ..nc .fo..�... '::G Summary On March 11, 2008, the City Council directed staff to initiate the process of amending the General Plan and analyzing the projects. In that direction, the Council also directed staff to- • define a comprehensive project area boundary • prepare a Specific Plan • prepare an EIR to analyze the impacts of the proposed project • conduct a public participation process ITEM NUMBER: B - 1 DATE: 05/25/10 The Specific Plan The Specific Plan is currently being prepared by the applicant and the first draft is expected to be submitted to the City by June 2010. The boundary of the Specific Plan was adopted by the Council in January 2009, and is shown on the map on the preceding page. The EIR will cover all proposed development within the Specific Plan boundary. Environmental Review / CEQA Due to the size and scope of the proposed commercial projects and General Plan Amendments, an Environmental Impact Report (EIR) will be required in conformance with the California Environmental Quality Act (CEQA). The EIR will provide an analysis of the build -out of the planning area, including a range of project alternatives. The project alternatives will be developed by the EIR consultant to study the feasibility of reducing project impacts. The EIR is required to include a "no project" alternative. The City Council awarded an EIR contract to Michael Brandman and Associates (MBA) in 2009. MBA is an experienced and qualified professional consultant who is under contract and managed by the City. The cost of preparing the EIR is being funded by the applicants. MBA has been actively working on the project EIR since revised plans were submitted on April 5, 2010. The first step in the preparation of the EIR is the issuance of a Notice of Preparation (NOP). The project NOP was issued on May 13'" and gives official notice to agencies and the public that an EIR is being prepared for the project (refer to Attachment 1). The NOP provides public agencies, organizations and members of the public the opportunity to comment on the scope and content of the EIR, and the environmental issues and alternatives to be addressed in the EIR. Scoping Meeting For projects of regional or area -wide significance, CEQA requires the lead agency (City) to conduct at least one scoping meeting during the NOP. The scoping meeting will be before a joint session of the Council and Commission. This provides an opportunity for both bodies to hear the scoping issues that are raised and also provide their own comments. The EIR consultant will facilitate the scoping meeting and will provide direction to the Council and Commission on appropriate commenting protocols. ITEM NUMBER: B - 1 DATE: 05/25/10 The following environmental issues may be topics of the scoping meeting: • Aesthetics, Light, and Glare • Air Quality/Greenhouse Gas Emissions • Biological Resources • Cultural Resources • Geology, Soils, and Seismicity • Hazards and Hazardous Materials • Agricultural Resources • Population and Housing FISCAL IMPACT: • Hydrology and Water Quality • Land Use • Noise • Public Services and Utilities • Transportation • Urban Decay/ Blight • Mineral Resources • Recreation This commercial project is expected to be revenue positive for the City. ATTACHMENTS: Attachment 1: Notice of Preparation Attachment 2: Walmart / Annex Project Plans (available for review in the Office of the City Clerk) ITEM NUMBER: B - 1 DATE: 05/25/10 ATTACHMENT 1: Notice of Preparation City of Atascadero 'tri ;q Notice of Preparation and Notice of Public Scoping Meeting Del Rio Road Commercial Area Specific Plan «° (Walmart/Annex Project) Date: May 13, 2010 To: Public Agencies and Interested Parties From: Warren Frace, Director Subject: Notice of Preparation of an Environmental Impact Report and Notice of Public Scoping Meeting for the Del Rio Road Commercial Area Specific Plan (Walmart/Annex Project) The City of Atascadero will be the Lead Agency and will prepare an Environmental Impact Report (EIR) for the Del Rio Road Commercial Area Specific Plan. The project description, location, and probable environmental effects of the proposed project are described in the attached materials. The City of Atascadero is soliciting comments from public agencies, organizations, and members of the public regarding the scope and content of the EIR, and the environmental issues and alternatives to be addressed in the EIR. Public agencies may need to use the EIR when considering permitting or other approvals that are germane to the agencies' responsibilities in connection with the proposed project. Because of time limits mandated by state law, public agencies must submit any comments in response to this notice at the earliest possible date but not later than 30 days after receipt of this notice. The City also will accept comments from other interested parties regarding this notice during this time period. Accordingly, please provide your written response to the address shown below by 6:00 p.m., Friday, June 11, 2010. City of Atascadero Community Development Department 6907 El Camino Real Atascadero, CA 93422 Attn: Mr. Warren Frace, Director Phone: (805) 470-3488 Fax: (805) 470-3489 Email: wfrace@atascadero.org If you wish to be placed on the notification list for this project or have any questions or need additional information, please contact the person identified above. Public Scoping Meeting A public scoping meeting will be held at 6 p.m., Tuesday, May 25, 2010, at the following location: Atascadero City Hall Council Chambers 6907 El Camino Real Atascadero, CA 93422 At this meeting, public agencies, organizations, and members of the public will be able to review the proposed project and provide comments on the scope of the environmental review process. City of Atascadero Del Rio Road Commercial Area Specific Plan Notice of Preparation CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 1.1 - Project Location The Specific Plan Area is located in the City of Atascadero, San Luis Obispo County, California (Exhibit 1). The Specific Plan encompasses two non-contiguous sites totaling approximately 39 acres located at the Del Rio Road/El Camino Real intersection in the northern portion of Atascadero. The Walmart site totals approximately 26 acres and occupies the southeast quadrant of the intersection, while the Annex site totals approximately 13 acres and occupies portions of the northwest and northeast quadrants of the intersection (Exhibit 2). The Specific Plan Area is located on the Atascadero, California, United States Geological Survey 7.5 -minute topographic quadrangle map, Township 28 South, Range 12 East, Unsectioned (Latitude 35°30'49" North; Longitude 120°41'52" West). 1.2 - Existing Conditions 1.2.1 - Land Use Walmart The Walmart site is surrounded by El Camino Real (west), Del Rio Road (north), Rio Rita Road (east), and undeveloped residential lots (south). The Walmart site consists of 11 parcels that contain undeveloped, unimproved land and an unoccupied, single-family residence (Colony home). The site formerly contained eight single-family residences, which were removed. Remnants of these past uses still exist, including concrete foundation slabs and underground utilities. The site contains approximately 100 trees, the majority of which are native oaks. The site slopes up to the east with an average slope of 5 to 12 percent. A Phase II Environmental Site Assessment indicates that soil in the northwest corner of the site appears to contain petroleum hydrocarbons in the diesel and motor oil ranges. Annex The Annex site is generally surrounded by U.S. 101 (west), a self -storage facility, and residential uses (north); residential uses (east); and Del Rio Road (south). The Annex site consists of six parcels, of which five parcels totaling approximately 11.4 acres occupy the northeast quadrant of the Del Rio Road/El Camino Real intersection, and one parcel of approximately 1.7 acres occupies the west side of El Camino Real. The five parcels at the northeastern corner of the Del Rio Road/El Camino Real intersection contain undeveloped, unimproved land that formerly was used for residential uses. The parcel on the west side of EI Camino Real contains an unoccupied, single-family residence (Colony home) and three Michael Brandman Associates H: Client(P\-JN).3622L362200014\OP�36220001 TOP.doc City of Atascadero Notice of Preparation Del Rio Road Commercial Area Specific Plan outbuildings. All six parcels contain approximately native 40 trees. including oaks, sycamores, and black walnuts. The site is flat. 1.2.2 - Land Use Designations Walmart The 11 parcels comprising the Walmart site have various land use designations. The General Plan designates the site "General Commercial," "Medium Density Residential," "High Density Residential," and "Suburban Estates." The Zoning Ordinance designates the site "Commercial Retail," "Residential Multi -Family — 10 Dwelling Units per Acre," "Residential Multi -Family — 16 Dwelling Units per Acre," and "Rural Suburban." Annex The seven parcels comprising the Annex site have various land use designations. The General Plan designates the site "General Commercial," "Single Family Residential," and "Commercial Park." The Zoning Ordinance designates the site "Commercial Retail," "Residential Single Family," and "Commercial Park." 1.3 - Project Description The Del Rio Road Commercial Area Specific Plan would guide the development of two separate components (Walmart and the Annex) that would have a combined development potential of 260,460 square feet of non-residential uses and 50 residential dwelling units. Table I provides a summary of the components. Each component is discussed in detail below. Table 1: Del Rio Road Commercial Area Specific Plan Summary Component Use Willman Walmart Outlots Multiple -Family Residential Subtotal Annex I Retail/Restaurants Single -Family Residential Total Non -Residential Residential Characteristics 129,560 square feet 10,000 square feet 44 dwelling units 139,560 square feet/44 dwelling units 120,900 square feet 6 dwelling units 260,460 square feet 50 dwelling units I Source: EDA and Omni Design Group, 2010. 1 The proposed Del Rio Road Commercial Area Specific Plan would guide the development of the Walmart and Annex components. The Specific Plan, when adopted, would serve as the overlay zone for the combined sites. The Specific Plan, together with the underlying zoning on the project sites, 4 Michael Brandman Associates H:`cGent(PN-JN)3622G6220001Q<OP36220001 NOP.doc City ofAtascadero Del Rio Road Commercial Area Specffic Plan Notice of Preparation would establish permitted uses and provide development regulations, requirements, and design guidelines for the proposed Walmart and Annex components and would be compatible with the existing surrounding development. The intention of the Specific Plan is to create a specific identity within the plan area through application of unique development standards attributable to the project site as well as to certain aspects of the Atascadero Municipal Code generally applicable to development throughout the City. 1.3.1 - Walmart Component The Walmart component consists of the development of a freestanding Walmart store, two commercial outlots, a multiple family residential use, and associated infrastructure on approximately '16 acres. This component would subdivide the site into four lots via a vesting tentative parcel map. Walmart A Walmart store totaling 129,560 square feet would occupy approximately 19 acres. The store would provide approximately 123,112 square feet of indoor square footage and 6,448 square feet of outdoor garden centerlbagged goods area. The Walmart store will consist of all appurtenant facilities for the sale of general merchandise, groceries and beverages (including beer, wine, and distilled spirits for offsite consumption), a "site -to -store" department for web -based shopping, a pharmacy, a photo lab, outdoor sales facilities, outside storage facilities (including a trash compactor and bale and pallet recycling area), loading facilities, and surface parking facilities. The store also will include space for a future retail tenant, leasable for a fast-food outlet, a bank, a medical clinic, a vision center, a portrait studio, and/or a hair and nail salon. The store would operate 24 hours a day, 7 days a week. Outlots Two 1 -acre commercial outlots would be developed the south of the Walmart store. Each outlot would have a maximum development potential of 5,000 square feet. End uses may include retail, restaurant, or office uses. The hours of operation for the commercial out -parcels may vary depending on the tenant; however, the EIR will conservatively analyze the operation of the outlots on a 24-hour, 7 -day -a -week basis. Multiple Family Residential Use An approximately 2.8 -acre parcel would be reserved for future, multiple -family residential uses that would be developed at a later date. A maximum of 44 dwelling units could be developed on this parcel. A separate permit would be required for these uses. Note that the EIR will evaluate the development of 44 dwelling units on this parcel. Site Improvements and Infrastructure Parking Off-street parking would be provided within the Walmart and outlot parcels in a paved and lighted parking lot. The allocation of off-street parking is shown below: Michael Brandman Associates H: Client WN ',622000I\NOP+36220001 KOP.doc City of Atascadero Notice of Preparation Del Rio Road Commercial Area Specific Plan • Walmart — 596 spaces • Outlot 1 — 54 spaces • Outlot 2 — 47 spaces On -street parking would be prohibited along the project frontage with El Camino Real and Del Rio Road. Roadways, Drive Aisles, and Vehicular Access Points A public street would be constructed within the southern portion of the Walmart site. The street would intersect El Camino Real opposite the southerly entrance to the Mission Oaks Center. This intersection will be signalized, and the road will be designed to the City Rural Collector standard for a two-lane road. The street would provide access to the Walmart parcel, the two outlots, and the multi- family parcel. A drive aisle would extend within the Walmart parcel between Del Rio Road and the public street. This drive aisle would provide access to the Walmart parking area. Vehicular access from adjoining streets would be taken from two points on Del Rio Road (the aforementioned drive aisle and a point that would serve the Walmart loading docks) and one point on El Camino Real (the new public street). The outlots would share a single access point on the new public street. Storm Drainage A storm drain system would be installed that would convey runoff to a parking lot perimeter bioswale and then to a shallow detention basin located north of the Walmart store. The proposed detention system will release water into the existing storm drain system in accordance with Caltrans requirements. The existing storm drainage system outlets into Graves Creek, a blue line stream. The basin will be sized to reduce the peak flows generated from the 50 -year design storm in the developed condition to the peak flows from the 10 -year design storm in the pre -development condition. Utilities The Walmart component would connect to existing utility lines located within El Camino Real and Del Rio Road, including water (Atascadero Mutual Water Company), wastewater (City of Atascadero), electricity (Pacific Gas and Electric Company), natural gas (Gas Company), and telecommunications (AT&T and Charter Communications). Tree Removal Approximately 60 native oak trees would be removed as part of the development of the Walmart store and commercial outparcels. Although no specific development has been proposed for the multiple - family residential parcel, and any development on this parcel will require a separate permit issued by the City, an additional removal of up to approximately 30 native oak trees could be required to accommodate full buildout of the multiple -family residential use. Michael Brandman Associates H fient(PN-J,\W61] „,'2000VNOP36220001 NOP.doc City of Atascadero Del Rio Road Commercial Area Specific Plan Notice of Preparation Grading and Soil Abatement Concept grading plans indicate that approximately 330,000 cubic yards of earth will be moved as part of the project. Approximately 75,000 cubic yards of earth will be moved internally, and approximately 50,000 cubic yards will be transported to the Annex site. Further, approximately 205,000 cubic yards of additional dirt are expected to be exported to one or more sites within an approximately 10 -mile radius of the project. The contaminated soil in the northwestern portion of the site will be removed and impacts on groundwater, if any, will be abated as necessary. 1.3.2 - Annex Component The Annex component consists of the development of commercial uses, a single-family residential use, and associated infrastructure on approximately 13 acres. This component would subdivide the site into eight parcels via a vesting tentative parcel map. Commercial Uses Approximately 120,900 square feet of commercial uses would be developed on approximately 11.3 acres. Uses would include food and beverage retail sales, general merchandise stores, and eating and drinking places (including two drive-through eating and drinking places). The retail and restaurant (non-drive-thru) hours of operation may vary depending on the tenant; however, these uses are generally anticipated to operate between the hours of 8:00 a.m. until 11:00 p.m. The pharmacy and drive-thru restaurant uses will operate on a 24-hour, 7 -day -a -week basis. The EIR will conservatively analyze the operation of all parcels on a 24-hour, 7 -day -a -week basis. Single -Family Residential Use An approximately 1.7 -acre parcel would be reserved for future, single-family residential uses that would be developed at a later date. A maximum of six dwelling units could be developed on this parcel. A separate permit would be required for these uses. Note that the EIR will evaluate the development of six dwelling units on this parcel. Site Improvements and Infrastructure Parking The commercial uses would provide 470 off-street parking spaces in a paved and lighted parking lot. On -street parking would be prohibited along the project frontage with El Camino Real and Del Rio Road. Vehicular Access Points The main portion of the Annex would be served with two vehicular access points on Del Rio Road and one access point on El Camino Real. The western portion of the Annex would be served with a single vehicular access point on El Camino Real. Michael Brandman Associates H: Client WN-JN)362236220001NOP '36220001 NOP.doc City of Atascadero Notice of Preparation Del Rio Road Commercial Area Specific Plan Storm Drainage A network of bioswales, detention basins, and storm drainpipes will convey surface runoff from the site to a final detention basin located near the western edge of the property, adjacent to U.S. 101. The proposed detention system will release water into the existing drainage swale and onto the adjacent property to the south, as runoff has historically flowed. The basin will be sized to reduce the peak flows generated from the 50 -year design storm in the developed condition to the peak flows from the 2 -year design storm in the pre -development condition. Additionally, offsite drainage conveyed onto the Annex site will be conveyed through the project drainage system and ultimately will be passed through that system without further detention or attenuation. Utilities The Annex component would connect to existing utility lines located within El Camino Real and Del Rio Road, including water (Atascadero Mutual Water Company), wastewater (City of Atascadero), electricity (Pacific Gas and Electric Company), natural gas (Gas Company), and telecommunications (AT&T and Charter Communications). Tree Removal Approximately 40 native trees would be removed as part of the development of the Annex component. Grading Approximately 50,000 cubic yards of earth will be transported from the Walmart site and used as fill on the Annex site. 1.3.3 - Perimeter Roadway Improvements Both the Walmart and Annex components would make the following perimeter roadway improvements: • El Camino Real will be widened on the eastern side approximately 10 feet for the full length of the Walmart project and Annex project frontage. The eastern side will have two northbound 12 -foot travel lanes, one left -turn lane to access Mission Oaks and Del Rio Road, one right -turn lane onto Del Rio Road and the proposed public road, and a 5 -foot bicycle lane. The center median will be reconstructed as required to provide turn lanes and access. • Del Rio Road will be widened from the Northbound U.S. 101 off -ramp to El Camino Real to provide two eastbound through lanes, one eastbound left -turn lane, and one westbound lane. Further, the Del Rio Road pavement will be removed and reconstructed between El Camino Real and Obispo Road. The new road will have two eastbound travel lanes, one westbound left -turn lane, one westbound through lane, and one westbound right -turn lane. Additionally, a 5 -foot bicycle lane will be provided in each direction, along the project frontage. A center Michael Brandman Associates H:.CUem (PN-JN)362236220001 NOP36220001 NOPAOC City of Atascadero Del Rio Road Commercial Area Specific Plan Notice of Preparation median also will be provided. The existing traffic signal at El Camino Real and Del Rio Road will be replaced to accommodate the proposed roadway improvements. 1.4 - Required Approvals and Intended Uses The proposed Del Rio Road Commercial Area Specific Plan would require the following discretionary approvals and actions: • Environmental Impact Report certification • General Plan Amendment • Specific Plan Adoption • Zone Change • Subdivision via Vesting Tentative Parcel Maps . Tree Removal Permits 1.5 - Environmental Review 1.5.1 - Potential Environmental Effects The EIR will evaluate whether the proposed projects may potentially result in one or more significant environmental effects. The topics listed below will be further analyzed in the EIR. • Aesthetics, Light, and Glare • Air Quality/Greenhouse Gas Emissions • Biological Resources • Cultural Resources • Geology, Soils, and Seismicity • Hazards and Hazardous Materials 1.5.2 - Effects Found Not To Be Significant • Hydrology and Water Quality • Land Use • Noise • Public Services and Utilities • Transportation • Urban Decay Unless specific comments are received during the NOP public comment period that indicate a potential for the project to result in significant impacts, the following issues will be addressed in the Effects Found Not To Be Significant section of the EIR: Agricultural Resources The Specific Plan area is designated "Urban -built-up land" by the Farmland Mapping and Monitoring Program and, therefore, does not contain Important Farmland. Additionally, the parcels within the Specific Plan area are designated for commercial or residential uses by the Atascadero Zoning Ordinances, which are non-agricultural zoning designations. Furthermore, none of the parcels are encumbered by any Williamson Act contracts. These characteristics preclude the possibility of adverse impacts to agricultural resources. Michael Brandman Associates 9 H: Client(P\-JN)362236220001\NOP+36220001 NOP.doc Baywood-Los Osos Source: Census 2000 Data, The CaSIL, MBA GIS 2010. INNNN r z Ntichacl Brandman Associates 101 IN 5 2.5 0 5 Monterey County San Luis Obispo County El Paso de Robles (Paso Robles) Project Site H Luis Obispo Los Padres National Forest Santa Margarita Lake Los Padres National Forest Exhibit 1 mm Miles Re ionol Location Ma 26310701 •04/2010 i 1_regional.mxd 9 p CITY OF ATASCADERO • DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN NOTICE OF PREPARATION �4 40 \ + 4b Ab +�As , •.: v f ~ •` "�;�,,, +♦ 101 \ ♦ • ;, \� i Legend t Specific Plan Boundary Annex Component �r • Walmart Component t � C Source: Google Earth Pro. eda design professionals, April 2010. Exhibit 2 500 250 0 Soo Local Vicinity Map ❑❑�❑ z Feet Aerial Base Michael Brandunau Associalcs 36220001 • 0412010 1 2_local_aerial.mxd CITY OF ATASCADERO • DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN NOTICE OF PREPARATION Q m r TJ O 0 A 0 0 m z Col O> rrTI m 0a m rn rn� D "n {7 Ia a a D rD (D } 8 I I I I =fl't�r 4 00 DF _ R I ly 4k 9Y PUBLIC 8iI✓FE� �IIl11111t1111110tl111111` I - I ITEM NUMBER: B - 1 DATE: 05/25/10 ITEM NUMBER: C - 1 DATE: 05/25/10 A tascadero City Council Staff Report — Community Development Department Project Review Del Rio Road Commercial Area Specific Plan (Walmart / The Annex Project) RECOMMENDATION: Council take public comment on general project issues and provide staff with any additional project comments not covered under the EIR scoping. DISCUSSION: Background: Project Applications The City of Atascadero has received two separate General Plan Amendment applications for the following: • Walmart component: A Walmart store (consisting of approximately 123,112 square feet of retail and grocery sales floor area and 6,448 square feet of outdoor garden center), two commercial outlots (approximately 10,000 square feet of retail space total), and one multi- family residential remainder parcel (to be developed with up to 44 multi- family residential dwelling units at a later date under separate approvals) would be developed on approximately 26 acres located at the southeast quadrant of the EI Camino Real / Del Rio Road intersection. • Annex component: Approximately 120,900 square feet of commercial uses including food and beverage retail sales, general merchandise stores, eating and drinking places (including drive-through eating and drinking places) and one single-family residential remainder parcel (to be developed at a later date under separate approvals with up to 6 dwelling units) would be developed on approximately 13 acres at the northeast ITEM NUMBER: C - 1 DATE: 05/25/10 quadrant of the EI Camino Real / Del Rio Road intersection and on the west side of EI Camino Real. Walmart u.•t..w. ISG I n. - - r=-� rA-'�•,�,� r� ,^..^,.n�i _ 11.111 LI171 Summary On March 11, 2008, the City Council directed staff to initiate the process of amending the General Plan and analyzing the projects. In that direction, the Council also directed staff to: • define a comprehensive project area boundary • prepare a Specific Plan • prepare an EIR to analyze the impacts of the proposed project • conduct a public participation process __=W" UrtfITIM111IIIIIIIr III lrniiiirl"YI-(IIilnn111111. hhT Walmart & THE ANNEX ElosmG at Rl sr��yru Oro WIN i PROPOSEDWainert & THE ANNEX 1 = SREPUW U M- 11111111111111111111111111. o Summary On March 11, 2008, the City Council directed staff to initiate the process of amending the General Plan and analyzing the projects. In that direction, the Council also directed staff to: • define a comprehensive project area boundary • prepare a Specific Plan • prepare an EIR to analyze the impacts of the proposed project • conduct a public participation process ITEM NUMBER: C - 1 DATE: 05/25/10 The Specific Plan The Specific Plan is currently being prepared by the applicant and the first draft is expected to be submitted to the City by June 2010. The boundary of the Specific Plan was adopted by the Council in January 2009, and is shown on the map on the preceding page. The EIR will cover all proposed development within the Specific Plan boundary. Project Participation Under the Council's General Plan Amendment policy, a community participation process is encouraged for General Plan Amendments. When the Council initiated the amendment process for the Wal-Mart / Annex project, staff was directed to conduct a neighborhood meeting regarding the project and hold a joint Planning Commission / City Council meeting (refer to Attachments 1 and 2). The neighborhood meeting was held on May 5, 2010, as a "Community Open House" in City Hall. This meeting was hosted by the applicants from both Walmart and the Annex project. The public was given an opportunity to review the proposed project plans and ask questions of the project representatives, architects and engineers. City staff provided public comment cards that have been forwarded to the City Council and Planning Commission. The May 25, 2010 meeting fulfills the joint City Council / Planning Commission meeting objective. Following the close of the scoping meeting, the Council and Commission should take public comment on any general project issues such as site plan, landscaping, architecture, neighborhood interface, etc. Staff is looking for any final comments or direction on the project. The next time the project will come before either the Council or Commission will be the approval hearings early next year (2011). FISCAL IMPACT: This commercial project is expected to be revenue positive for the City. ATTACHMENT: Attachment 1: Walmart / Annex Project Plans (available for review in the Office of the City Clerk)