Dorsey Marketplace Narrative, Project Description and Justification December 9 2015 Rev

8/20/2019 Dorsey Marketplace Narrative, Project Description and Justification December 9 2015 Rev

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DORSEY MARKETPLACE A Community Center

December 9, 2015


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Developer: R Jeter Family Trust

Civil Engineer: Sean O’Neill

Genesis Engineering

Planning, Engineering & Surveying: Dale CreightonSCO

Environmental Engineer: Holdrege & Kull

Jason Muir

Landscape Architect: Jef Ambrosia

Yamasaki Landscape Architect

Architect: Dan Richards

Williams + Paddon

Project Manager: Gallelli Real Estate

Gary Gallelli

Project Representative: Compass Commercial GroupKaty Schardt

PROJECT TEAM:


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A. PROJECT DESCRIPTION 5

B. ZONING AND ALLOWABLE LAND USES 7

C. SITE HISTORY AND MINING LEGACY 17

D. ENVIRONMENTAL REVIEW/CEQA 19

E. ECONOMICS 22

F. PROJECT INFORMATION 27

Location

Site Plan

Circulation and AccessSite Vegetation and Grading

Vegetation and Biological Resources

Residential at the Marketplace

G. PROJECT JUSTIFICATION 36

Land Use Goals & Objectives

Circulation Goals & Objectives

Conservation/Open Space Goals & Objectives

Housing Goals and Policies

Smart Growth

H. SPACES, PLACES, ART & HISTORY 48

I. ARCHITECTURE AND DESIGN 52Building Types

Articulation and Massing

Building Lighting

Materials and Finishes

Colors

J. LANDSCAPE DESIGN 61

Landscape Features

Landscape Design

Planting Zones

Plant Selection

Irrigation and Soils

Site Lighting

TABLE OF CONTENTS


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REFERENCES AND ATTACHMENTS

1. Grass Valley Market Overview Buxton Report

2. RDA Expansion Feasibility Study prepared by Fraser & Associates, July 27, 2009

3. RDA Expansion Ordinance & Resolution, May 11, 2011

4. Grass Valley Retail Focus Group Report

5. Grass Valley Resolution Adopting Economic Development Strategy for City of Grass Valley and Redevelopment Agency

6. Grass Valley Economic Development Strategy

7. Draft Final PEA for Former Spring Hill Mine property

8. Draft Final RAW for Spring Hill property

9. PEA Approval from DTSC

10. Final RAW Approval Letter and Public Notice

11. Final Spring Hill CEQA NOE

12. Glenbrook Basin Redevelopment Inll Study, Nov. 2010

13. Grass Valley “Reorganization of City Operations”, Resolution Feb. 10, 2015

14. Implementation of the Economic Development Strategy, Jan. 24, 2012

15. Preliminary Title Report, prepared by Placer Title, Nov. 23, 2015


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A. PROJECT DESCRIPTION

The R. Jeter Family Trust is proposing to develop anintegrated mixed use, inll retail commercial andresidential project on 26.9 acres on the south sideof Dorsey Drive just east of the northbound o-ramp of State Highway 49 within the City of GrassValley. The proposed center, known as DorseyMarketplace, proposes approximately 181,900square feet of retail, service and community usesand a 90-unit apartment complex.

The Dorsey Marketplace will capture and growdesperately needed sales and property taxrevenues and create new local jobs. It will helpplug the growing leakage of over $200 million inlocal sales opportunity that go “down the hill”each year, primarily to Placer County, as identied

in the City of Grass Valley commissioned “Buxton

Retail Trade Market Analysis”.Dorsey Marketplace commercial square footage isrepresented by the following categories:

Major Anchor spaces: ±130,000 SF

Shop spaces: ±37,400 SF

Individual Tenant/Pad spaces: ±14,500 SF

The apartments at Dorsey Marketplace will featureone-, two- and three-bedroom units and amenitiesincluding a pool and tness center in a beautifusetting adjacent to needed retail services andemployment opportunities.

Primary access to the marketplace is from DorseyDrive. A secondary access and connection to SpringHill Drive is included in the project design.

(See Appendix for copy of report)


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Dorsey Marketplace is a centrally located “inll”redevelopment that reduces sprawl. It is locatedin the center of the Grass Valley General Plan

designated “Core Area” for priority development.

The Marketplace borders high density, aordableand senior housing, making it extremely walkableto a large segment of the City. Sidewalks, dedicatedbike lanes and a bus stop are located on DorseyDrive directly in front of the property.

Industrial development adjacent to residentiadevelopment generally results in land use conictsCommercial land uses can capture existing high

trac volume in the area, supply the retail andservice needs of the general public, and providea logical transition between conicting land useswhich are both economically, environmentallyand socially benecial to the City and surroundingresidents. The Dorsey Marketplace is consistentwith the framework of the City’s General Plan LandUse Goals and Objectives, is in the public’s interest, isrevenue positive, addresses a public need and doesnot adversely impact Grass Valley’s Downtown.

The project is requesting the following:

General Plan Amendment from “Business Park”to the “Commercial” and “Urban High Density”land use designations. The Dorsey Marketplacefeatures beautifully landscaped pedestrianwalkways, open air plazas, and numerousopportunities to showcase Grass Valley’s locaarchitecture, art and history.

Rezoning from Commercial Business Park to theC-2 Central Business District and R-3 Multifamily

Residential zoning classication.

Commercial Development Permit for theproposed mixed use project.

Use Permit for the proposed quick servicerestaurants with drive-through component.

Lot Line Adjustment

The property borders State Highway 49 to thewest, Spring Hill Industrial Park to the south,and high density residential uses to the east andnorth. The location and surrounding land usesare dominating factors that support the currentand proposed commercial zoning for DorseyMarketplace, providing a buer between theindustrial land at the south and the high densityresidential at the north.

The property is the former Spring Hill Mine, closed

in the 1940’s. For over 65 years the propertyhas been vacant and neglected as the City hasgrown around it. The property is an identied“Browneld” site. The proposed redevelopmentand reuse of the site includes cleanup of thelegacy mining impacts.


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B. GENERAL PLANDESIGNATION, ZONING

AND ALLOWABLE USES The project is an integrated design which includescommercial, residential and community uses.The project site consists of two parcels underthe same ownership. These parcels are currentlydesignated Business Park (BP) in the General Planand are zoned Corporate Business Park (CBP).

A lot line adjustment between the two existingparcels is requested as part of this application.This will adjust the existing parcel sizes toaccommodate the integrated project design uses.

COMMERCIAL COMPONENT:

Current General Plan designation: Mixed Usecategory, Business Park, (BP). Proposed GeneralPlan designation: Commercial (C).

Current zoning designation: Corporate BusinessPark (CBP). Proposed zoning designation: Central

Business District (C-2).The application includes a request to amend thecurrent General Plan designation of the project’scommercial uses area to Commercial (C) and theCentral Business District (C-2) zoning designation.This area is approximately 21.2 acres.

A number of commercial and retail uses are allowedunder the project’s current “CBP” zoning as“Permitted” uses, meaning no use permit approvalis required. These “Permitted” commercial uses

include retail uses, warehouse membership retail(ie: Costco/Sam’s Club), restaurants, cafés, coeeshops, banks, nancial and medical services and arange of oce and government oce uses.

While a number of commercial and retail uses areallowable under the site’s current General Planand zoning designations, the requested change is

necessary to provide a better mix of desired uses.

These proposed uses are desired in and supportedby the Grass Valley RDA Expansion Study and Planadopted Grass Valley Economic DevelopmentStrategy, Buxton Retail Trade Market Analysis andthe Grass Valley Retail Focus Group Report. (SeeAppendix for copy of reports).

COMMERCIAL (C) GENERAL PLAN DESIGNATION:

The Commercial General Plan designation is a broadcategory intended to encompass all types of retaicommercial and commercial service establishmentsin any one of a variety of locations. Locations includethe Downtown Central Business District, shoppingcenters, local or neighborhood locations, highwayoriented locations, or concentrations along majorstreets.

CENTRAL BUSINESS DISTRICT (C-2) ZONINGDESIGNATION:

The C-2 zoning designation is intended to implementand is consistent with the Commercial (C) land usedesignation of the General Plan.

All commercial retail centers in Grass Valley exceptthe downtown Neal Street Safeway center arezoned “C-2”:

Existing RetailCenters

General PlanDesignation

ZoningDesignation

Pine Creek Center C C-2

K-Mart Center C C-2Fowler Center C C-2

Staples Center C C-2

Plaza Center C C-2

Brunswick/Safeway Center

C C-2

Approved butnot built Plaza IICenter

C C-2

DowntownSafeway

C TC


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BUSINESS PARK

LEGEND:

Business Park

MANUFACTURING INDUSTRIAL

URBAN

MEDIUM DENSITY

URBAN

MEDIUM

DENSITYURBAN MEDIUM DENSITY

URBAN HIGH DENSITY

MANUFACTURING / INDUSTRIAL

COMMERCIAL

LEGEND:Commercial

26.9 Acres

21.2 Acres

5.7 Acres

URBAN HIGH DENSITY

Urban High

Density


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CBP, CORPORATE BUSINESS PARK

LEGEND:

CBP

(Corporate Business Park)

M-1, LIGHT INDUSTRIAL

R-2A, MEDIUM DENSITY

RESIDENTIAL

R-2A, MEDIUM

DENSITY

RESIDENTIAL

C-2, CENTRAL BUSINESS DISTRICT

LEGEND:

R-2A, MEDIUM DENSITY RESDENTIAL

R-3, MULTI FAMILY RESIDENTIAL

M-1, LIGHT INDUSTRIAL

C-2

(Central Business District)

26.9 Acres

21.2 Acres

R-3

(Multi-Family

Residential)5.7 Acres

R-3, MULTI-FAMILY RESIDENTIAL


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Allowed Commercial Land Uses and Permit Requirements


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RESIDENTIAL AND COMMUNITY USES:

Current General Plan designation: Mixed Use

category, Business Park, (BP). Proposed GeneralPlan designation: Urban High Density (UHD).

Current zoning designation: Business Park (CBP).Proposed zoning designation: Multiple DwellingResidential (R-3) .

The project is an integrated design which includescommercial, residential and community uses.

The application includes a request to amend thecurrent General Plan designation of the residential

and community uses area to Urban High Density(UHD) and the Multi-Family Residential (R-3)zoning designation. This area is approximately 5.7acres.

This change will provide the opportunity to includea much needed, high quality, multifamily residentiacomponent as part of the project. In addition this

area of the project will include a clubhouse, tnessroom, outdoor pool and a community Dog Parkfacility.

Urban High Density (UHD) General Plan designationUHD is intended to accommodate town house orrow house styles, higher density apartments andcondominiums (multiple family structural types)UHD relates directly to the Multiple Family (R-3)zoning district designation.

Multiple Dwelling Residential (R-3) zoningdesignation: The R-3 zone is applied to areas ofthe City that are appropriate for a variety of higherdensity housing types, located in proximity toparks, schools, and public services. The R-3 zoneis consistent with and implements the Urban HighDensity (UHD) designation of the General Plan.


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Allowed Residential Land Uses and Permit Requirements


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Allowed Residential Land Uses and Permit Requirements


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C. SITE HISTORY AND LEGACYMINING ISSUES

The project property is the former “Spring HillMine”, closed in the late 1940’s. For over 65 yearsthe property has sat vacant and neglected as theCity grew up around it. The site has remainedundeveloped while the adjoining propertieswere developed with multifamily residential andcommercial uses. The property directly adjoinsHighway 49/20 along the west property line.

The property has been bypassed forredevelopment due to its mining legacy

contamination. The property is an identied“Browneld” site and designated “an areaof concern with regard to hazardous waste

contamination” by the City of Grass Valley.

The property is within the previously adoptedCity of Grass Valley Redevelopment ExpansionArea (RDA). The project property is identied inthe July 27, 2009 RDA Expansion Feasibility Studyprepared by Fraser & Associates as “Economically& Physically Blighted” due to contamination fromprevious mining operations. Page 10 of the RDAExpansion Feasibility Study specically discussesthe project site and Exhibit B “Blight Map” on Page

16 specically identies the site, stating:

“Environmental studies and assessments in thearea have revealed the presence of arsenic and leadcontamination that would physically and nanciallycomplicate the expansion, redevelopment, or reuseof properties in the proposed Added Area”.

“The former Spring Hill Mine site encompasses 26acres and is located south of Dorsey Drive and tothe southeast of State Highway 49/20. The site hasbeen identied by the City as an area of concern withregard to hazardous waste contamination. The sitehas also undergone a Preliminary EndangermentAssessment which revealed that the Spring Hill Minesite contained arsenic, lead, and mercury as a resultof the previous mining operations. The potentiainclusion of the proposed Added Area to theProject Area would allow the use of redevelopmentdollars to assist with the required environmentaassessments and remediation eorts in order toredevelop the Spring Hill Mine site”.

The City of Grass Valley RDA Expansion FeasibilityStudy also states:

“Environmental contamination of properties posesserious nancial barriers to the redevelopmentor reuse of property. “Browneld site” means


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real property, the expansion, redevelopment,or reuse of which may be complicated by thepresence or potential presence of a hazardous

substance, pollutant, or contaminant”. Inclusionin the expanded RDA Area “would allow the use ofredevelopment dollars to assist with the requiredenvironmental assessments and remediation eortsin order to redevelop the Spring Hill Mine site”.

Since purchasing the property the current ownerhas funded and undertaken a California StateDepartment of Toxic Substances Control (DTSC)Preliminary Endangerment Assessment (PEA),which was prepared by Holdrege & Kull.

Based on the PEA testing a Remedial Action Workplan (RAW) was prepared by Holdrege & Kull.The RAW plan was submitted to, reviewed andapproved by DTSC. The RAW plan was subject to andundertook the CEQA review process. The approvedDTSC RAW clean up plan will be undertaken as partof the redevelopment of the site.

An estimated 44,000 cubic yards of mine waste rockand 20,000 cubic yards of processed mine tailingsare identied on the site. Of this, an estimated 1,700cubic yards of mine waste and aected soil havingelevated metals concentrations are identiedadjacent to a former mill area.

The approved DTSC RAW clean up plan calls forthe excavation and removal of approx. 1,700 cubicyards of mine waste and soils to be taken o site toa permitted disposal facility. The remaining 62,300cubic yards of mine waste rock and processedtailings are suitable and approved for onsiteplacement. These materials will be placed under

10’ of clean ll and capped beneath commercialbuildings or parking lot.

No additional ll material will be required tobe brought on site for the clean up or projectdevelopment. Site cleanup and project grading wil

utilize and balance on site material.

The proposed redevelopment of this designated“blighted” Browneld site will cleanup and remediate the hazardous legacy mining impactsAfter over 65 years the site will be cleaned up andput back in use to the benet of the community, theadjoining neighborhoods and the environment.

The potential environmental and human healthimpacts from the Spring Hill Mine legacy

contamination will be eliminated. The proposedredevelopment project fullls the City’s adoptedgoals and objectives for the cleanup andredevelopment of the project site.


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D. ENVIRONMENTAL REVIEW/CEQA

The project parcels have undergone or beenincluded in at least three previous CEQAenvironmental review processes. The followingprior CEQA review eorts specically addressissues of short term and long term impactsrelated to existing conditions, cleanup andredevelopment of the project parcels.

The parcels were specically identied,designated, reviewed, discussed and included inthe Grass Valley RDA Expansion Feasibility Studyprepared by Fraser & Associates and the adoptedRDA Expansion Final Environmental ImpactReport (FEIR). The adopted RDA expansion FEIRis a “Program Level Environmental Document”providing CEQA coverage for a range ofanticipated redevelopment activities and newdevelopment within the RDA Expansion Area,which specically identies and includes theproject parcels.

The potential impacts of current allowable uses,especially those uses designated as “Permitted”uses should be reviewed and evaluated againstthe potential impacts of proposed uses during theEnvironmental Initial Study (EIS) review process.This analysis can determine if there are anyadditional or increased potential impacts resultingfrom the proposed uses vs. the “Permitted” usescurrently allowed.

The 26-acre Dorsey Marketplace property has

already gone through several environmentalreview processes as described below.

1. State DTSC CEQA review:

Since purchasing the property the current

owner has undertaken a State Department ofToxic Substances Control (DTSC) EnvironmentaSite Assessment (ESA), prepared by Holdrege &

Kull. Based on testing, a Remedial Action Workplan (RAW) was prepared by H&K, reviewed andapproved by DTSC. The RAW was subject to andundertook the CEQA review process. The approvedDTSC RAW clean up will be undertaken as part ofthe redevelopment of the site.

2. Grass Valley application #13PLN-18:

In July 2013, the Grass Valley Planning Commissionheld a public hearing for Development Review

Application no. 13PLN-18. The project includedvegetation and tree removal, grading, placementand compaction of 25,000 cubic yards of soil lmaterial on the project property.

The City prepared a Sta Report, EnvironmentaInitial Study and Mitigated Negative DeclarationThe IS and MND reviewed a range of potential shortterm and long term impacts resulting from thegrading/ll project.

The Planning Commission reviewed the project,

conducted a public hearing, adopted the InitiaStudy and Mitigated Negative Declaration andapproved Development Review Application no13PLN-18. The project grading/ll authorized underthis approval has not been undertaken.

3. Grass Valley RDA expansion CEQA/EIR coverage:

The project parcels are within the previouslyproposed and approved Grass ValleyRedevelopment Expansion Area. The project

parcels are specically identied and discussed inthe RDA Expansion Feasibility Study, RDA Plan andadopted Environmental Impact Report (FEIR). Theadopted RDA expansion FEIR is a “Program LeveEnvironmental Document.”


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After the adoption of the RDA Expansion Planand FEIR/MMRP, the State of California dissolvedall Redevelopment Agencies. The adopted RDA

Expansion Plan and adopted EnvironmentalImpact Report/MMRP remain valuable and theCity Council adopted FEIR remains valid. TheRDA Expansion Plan provides specic goals,objectives and actions to implement the plan inthe designated Expansion Area. One of the statedgoals and basis for Plan approval is to implementthe Grass Valley General Plan.

The Dorsey Drive Interchange is includedin the RDA Expansion Plan and its adopted

Infrastructure and Public ImprovementsProgram.

The Spring Hill Drive extension road toDorsey Drive is included in the RDA ExpansionPlan and adopted Infrastructure and PublicImprovements Program.

The parcels are identied in the 2009 RDAExpansion Study as “Economically & PhysicallyBlighted” due to contamination from previousmining operations. Page 10 of the Study specicallydiscusses the project parcels and Exhibit B “BlightMap” on Page 16 of the Study specically mapsand identies the project parcels.

The RDA FEIR adopted CEQA mitigationndings, ndings regarding alternatives,Mitigation Measures, a Statement of OverridingConsiderations and a Mitigation MonitoringReporting Program (MMRP) for a range ofredevelopment activities and new developmentwithin the RDA Expansion Area.

The RDA FEIR/MMRP includes a range of “shortterm impacts from temporary construction” tolong term “unavoidable signicant impacts” to Air Quality, Transportation and Circulation for“redevelopment activities or new development

facilitated by the RDA” and within the RDAExpansion Area.

The RDA FEIR/MMRP includes “ gradingand construction activities associated withredevelopment activities or new developmentfacilitated by the RDA” within the RDA ExpansionArea.

The RDA FEIR/MMRP includes “the developmentof 472 additional residential units and 585,830additional square feet of non-residentiadevelopment” within the RDA Expansion Area, overand above the levels included in and covered by the

Grass Valley General Plan/FEIR.The RDA FEIR/MMRP adopted “Statement ofOverriding Considerations” includes:

“The project will enable the City to work withthe private sector and other public agenciesto remediate properties containing hazardousmaterial or assist in the cost of remediationand thereby attract private investment in theredevelopment area”.

“The project will enable the City to implementGeneral Plan Goals and policies relating to inldevelopment, compact development, mixed usedevelopment and other sustainable planningconcepts”.

“Improve pedestrian and vehicular circulationin the Project Area through assembly of landinto parcels suitable for modern, integrateddevelopment”.

Current zoning vs. proposed zoning:

The project includes a request to revise theproperties’ current Business Park (BP) GeneraPlan designation and current Corporate BusinessPark (CBP) zoning designations to a General Plan


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designation of Commercial (C) and zoningdesignation of Central Business District (C-2).

The application also includes a request toamend the current General Plan designationof the residential and community uses area toUrban High Density (UHD) and the Multi-FamilyResidential (R-3) zoning designation. This area isapproximately 5.7 acres.

The requested changes are necessary to providea better mix of uses as desired in and supportedby the Grass Valley RDA Expansion Study andPlan, adopted Economic Development Strategy,

Buxton Retail Trade Market Analysis and GrassValley Retail Focus Group Report.

The potential impacts of current allowable uses,especially those uses designated as “Permitted”uses should be reviewed and evaluated againstthe potential impacts of the project’s proposeduses during the Environmental Initial Study (EIS)review process. This analysis can determine ifthere are any decreased or increased potentialimpacts resulting from the proposed uses vs. the“Permitted” uses currently allowed and coveredunder the Grass Valley General Plan and adopted/certied General Plan EIR.

A range of “Permitted” uses are allowedunder the current CBP zoning including retail, manufacturing, neighborhood market,restaurant, cafe, coee shop, and warehouseretail uses. Additional allowable uses in the CBPzone require “Use Permit” review and approval.

The General Plan is a “Program Level

Environmental Document” intended to provideCEQA review and coverage for designated“Permitted” uses. The City’s review of proposed“Permitted” uses is limited to DevelopmentReview Committee or Planning Commissionreview and approval of the site plan and buildingdesign.


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E. ECONOMICS

Dorsey Marketplace will help capture and growdesperately needed sales tax, property tax andcreate new local jobs. It will help plug the growingleakage of over $200 million in local sales going“down the hill” each year, primarily to PlacerCounty, as identied in the City of Grass Valleycommissioned “Buxton Retail Trade MarketAnalysis”.

The growing loss of local sales and tax revenue isa key reason cited by the City Council for budget

decit troubles facing Grass Valley. The February10, 2015 City Council sta report and adoptedResolution regarding Grass Valley’s nancialcondition and economic future states:

“the City’s revenues are increasing at an onlymoderate rate and are not anticipated to keeppace with cost increases”

“an uncertain economic environment resultingin uncertainly in the city’s top 2 revenue sources(sales tax and property tax)”

“strong retail presence being developed innorth Placer County that could impact localsales tax revenue”

“a substantial amount of new retail space willbe opening in the coming years within themarket area but outside City limits, drawingresidents to markets outside of the City andhaving potential negative impacts on existingretail sales”

Local sales, local jobs loss

The existing retail threats are growing in northAuburn. A number of new retail centers andBig Box retail projects have been built and

others are approved. Additional retail and Big Boxdevelopment is in the planning and approval reviewprocess. The yearly loss of $200+ million in loca

sales leakage will increase as these new businessesopen. It is estimated that $75 to $100 million inannual taxable sales will be generated locally at theMarketplace.

Jobs are also lost “down the hill”. The number oflocal residents commuting to work in Placer Countywill continue to increase as new businesses openand expand. It’s estimated that 400 to 450 new locajobs will be generated at the Dorsey Marketplace.

Spending and working locally has many economic,environmental and community benets. Commutingto work and shop is hard on the environmentThe $200+ million in sales opportunity and jobsleaving Grass Valley each year results in increasedvehicle trips, increased environmental impacts andloss of time. The sales taxes, property taxes andemployment opportunities need to stay local withthe citizens of the Grass Valley community.


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Project Economic Study

As identied in the Grass Valley General Plan,

the City’s project review process will include anindependent economic, retail sales impact study.

The scope of the economic study will be developedand the independent study undertaken as part ofthe public review process. The study can look atissues like expected sales leakage capture, salesand property tax revenues, potential impactsand benets to existing business, new local jobcreation, payroll generation and the multipliereect of increased local spending.

It’s currently estimated that $75 to $100 millionin annual taxable sales and 400 to 450 newjobs will be generated at the proposed DorseyMarketplace.

No County tax share required

The annexed Glenbrook Basin areas and landsoutside the current Grass Valley City limitsidentied for future annexation are subject to amandatory County/City tax sharing agreement. In

these areas the sales taxes collected by the Cityare required to be shared with the County.

The proposed Dorsey Marketplace site is notsubject to a County/City tax sharing agreement. Itis a real economic advantage that the Marketplacesite is within the existing City limits and outsideof Glenbrook Basin. The City will not be requiredto share the Marketplace sales taxes with theCounty.

Grass Valley’s adopted “Economic DevelopmentStrategy”

The City has undertaken a wide range of eortsto address the growing economic and budgetissues with which Grass Valley is faced. The City

reached out to the community, prepared and theCity Council adopted the comprehensive City ofGrass Valley “Economic Development Strategy”.

This adopted plan includes a wide range of specicGoals, Objectives and Strategies related to economicdevelopment, tourism, the arts, job growthrecruitment of new retail and new businesses.

The proposed Dorsey Marketplace specically fulllsthe Mission, Goals and Objectives of the City Counciadopted “Economic Development Strategy”:

The “Economic Development Strategy” VisionStatement is:

“The City of Grass Valley will promote the economicvitality of the region by serving as the Economic Hubof Western Nevada County.”

“Economic development increases the number of jobs, the tax base, purchasing power, diversity, andthe availability of goods and services. Actions thatsupport local sustainability will enhance economicvitality. These factors make community improvementand investment possible by both the private and

public sectors. A vibrant economy benets the wholecommunity by providing the means to meet publicservice obligations and expectations.”


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“Economic Development Strategy” Goal 4: PursueNew Opportunities for Retail and CommercialBusinesses.

Objective: Grow and reshape the retail andcommercial business sector to capture a greatershare of business activity as the economic hub ofwestern Nevada County.

Strategies 4.1: Conrm retail/commercialbusinesses which can locate or expand based onexisting/future market, demographics, incomelevels and buyer preferences.

Action Plan: Conduct a directed retail marketanalysis and prole for community. Evaluate localmarket conditions and identify priority businesses.Examine option for conducting a community surveyto determine retail or commercial preferences oflocal residents. Retail market analysis would becompleted by November 2011. Upon completionof analysis, conduct meeting with key propertyowners to review options for locating preferredbusiness. May develop and use a communitysurvey for gaining additional information on desired

businesses.Strategies 4.2: Recruit targeted retail/commercialbusinesses to targeted locations (in City).

Based on results of Strategy 4 1, identify and readykey parcels for locating priority retail or commercialbusinesses. If inventory of properties wouldsupport certain retail or commercial uses, workwith 2-5 national/regional level retailers to locate inGrass Valley.

Provided the market analysis demonstrates theneed for larger retail users in the area and the landinventory can support such uses, contact broker/ developers to conrm interest, timing, availableland, land use or zoning needs/changes for largerformat retail by December, 2011.

“Economic Development Strategy” Goal 5: LessenRegulatory Challenges or Requirements.

Objective: Work to identify and where feasible, lessenor streamline regulatory burdens which potentiallyconstrain the expansion or location of businesses inour community.

Strategy 5.2: Review City regulatory requirements/permitting costs to better enable key developmentproposals.

Key Performance Measures for Goal 5: LessenRegulatory Requirements. Economic Impact ofImplementing Strategies 5.1 to 5.2 can be measuredthrough increases in building evaluation, buildingpermits, property taxes and commercial lease ratesand occupancy uctuations. Selected specicperformance measures for 2011 include:

• Adoption of alternative payment proceduresfor City Development Impact Fees

• Consideration of revising certain CityDevelopment Impact Fees

• Consideration of updating/revisingCity Transportation Policies

• Updating City Cost of Service Study forpurpose of revising City service fees”

“Retail Trade Market Analysis”

As directed by the City Council adopted “EconomicDevelopment Strategy”, the City commissionedthe “Buxton Retail Trade Market Analysis”. The“Buxton Report” researched and analyzed market

and retail trade, customer spending and demandand local sales leakage. The Buxton Report wasdeveloped to help “expand, solicit and attractbusinesses, to encourage retail growth, to ll unmetdemand, and to capture spending leakages”.


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The Buxton report identied over $200 millionin local sales leakage going “down the hill” eachyear, primarily to Placer County. The Buxton

Report included Findings and Recommendationsincluding:

“Increased retail activity not only provides a higherquality of life for residents, but also keeps theirmoney here to support the local sales tax base.Retail businesses within Grass Valley generatemoney to help fund general services. Adding moreretailers to Grass Valley will only strengthen ourcapacity to serve the community and job creation”.

“Encourage and build new shopping centers thatattract and support concepts like mid/big box andco-location tenants”.

Community Retail Shopping Survey

After completion of the Buxton Report the Citythen undertook a community retail and shoppingsurvey. The City conducted citizen focus groupsessions to identify uses and businesses desiredby the community. The “Grass Valley Retail FocusGroup Report” was completed and presented in

June 2013.

The goal of the community retail survey and focusgroup study was to:

“understand the community’s perceptions to assistthe City in developing strategies to enhance its retailenvironment, by recruiting new retail, and seeking

opportunities to expand existing businesses”.

The community retail survey and focus group study

concluded that:

“most survey respondents and focus groupparticipants are willing to consider other largerretailers, notably Target, as an option.”

The proposed Dorsey Marketplace is being guidedby these identied community desires. Theproposed project is intended to provide the typesof retail and services the community has asked forand supports.

Real Estate Market Conditions

The claim by some that there’s a large amountof vacant and suitable commercial/retail spaceavailable in Grass Valley is not factual or supportedby market data. Lock Richards of Sperry Van NessReal Estate specializes in Nevada County commerciareal estate and writes for The Union newspaperon this topic. Richards’ “Commercial PropertyReview” report data shows the Grass Valley andNevada City commercial/retail market has a very

low, economic constraining, 4.7% vacancy rate. Thereport shows the demand for commercial space fornew and expanding businesses is extremely highand in “huge demand”.

Market demand combined with the lack of availableretail space and build-ready opportunities resultsin high lease rates. It also suppresses existingbusinesses from expanding and new businessesfrom opening in Grass Valley. At the same time, thelocal vacancy rate for oce uses is high, over 11%.

In addition, the vacancy rate in Downtown GrassValley is also very low with space in high demandThe Downtown business district has evolved overtime to become the vibrant entertainment, arts


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Former Downtown Association Executive DirectorJulia Jordan stated in a Union newspaper storyon this topic, “When people say there are a lot

of vacancies, they’re not looking at the fact...downtown Grass Valley has a 2.5% vacancy rateon the ground oor... which is fantastic”. Thedemand for downtown space is very strong.

The Dorsey Marketplace project is intended tomeet the demand for expanding and new retailbusinesses and services. The applicant has beenworking with local businesses looking to remain,expand and grow in Grass Valley. The DorseyMarketplace project is designed to provide a wide

mix of smaller sized businesses vs. the big boxmembership retail store which is a “Permitted”,allowable use under the current zoningdesignation for the property. A Walmart store isnot proposed for the Dorsey Marketplace.

Increased Property Tax Income

Sales taxes and property taxes are the top tworevenue sources for the City of Grass Valley.These taxes provide the majority of the fundingfor public services, parks, police and re. Localproperty taxes also help fund local libraries, parksand schools.

Dorsey Marketplace includes commercial andresidential uses. The project will generate new,long term property taxes based on the newcommercial and residential property values. Thescope of economic study will include projectproperty values and projected property taxincome generation.

The project site is the former “Spring Hill Mine”,closed in the late 1940’s. The property has beenbypassed for redevelopment due to its mining

legacy contamination. The redevelopment ofthis Browneld site will cleanup and re-mediatethe hazardous legacy mining impacts. After over65 years the site will be cleaned up and put back inuse to the economic benet of the community, theadjoining neighborhoods and the environment.


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F. PROJECT INFORMATION Location

Dorsey Marketplace is an integrated mixed-use,inll retail commercial, residential and communitycenter on 26.9 acres on the south side of DorseyDrive, just east of the northbound o-rampof State Highway 49 within the city of GrassValley. The project is a centrally located “inll”redevelopment that reduces sprawl. DorseyMarketplace is located in the center of the GrassValley General Plan, designated as “Core Area”for priority development.

The marketplace borders high density, aordableand senior housing, making it extremely walkableto a large segment of the City. Sidewalks,dedicated bike lanes and a bus stop will be locatedon Dorsey Drive directly in front of the property.


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Site Plan

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The proposed center, Dorsey Marketplace,

contains approximately 181,900 square feet ofretail and service uses and a 90 unit high qualityapartment complex and community dog park.


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Circulation and Access

Dorsey Marketplace will be accessed by Dorsey

Drive to the north and by the extension of SpringHill Drive to the south. The site is immediatelyaccessible via the southbound and northboundo-ramps from Highway 49/20.

Pedestrian connectivity is an integral componentof the Dorsey Marketplace. The connectivity mapon this page highlights the pedestrian connectionwithin the project and to the adjacent apartments.


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Site Vegetation and Grading

The project site is 26.9 acres, consisting of two

parcels, under the same ownership.

The property is an undeveloped inll site. Itincludes remnants of past mining activity,including concrete foundations and slabs offormer mine structures . The project property isthe former “Spring Hill Mine” and is a designated“Browneld” redevelopment site.

The property has gentle to moderate slopes withelevations ranging from approximately 2,560feet above mean sea level (MSL) on the southernproperty boundary, to approximately 2,690 MSLat the northern property boundary.

Vegetation and Biological Resources

The entire site was cleared and heavily impactedduring the development and 0peration of theformer Spring Hill Mine.

Currently the majority of the site is dominated

by Manzanita, brush and other small shrubs andgrasses. The sites center area is dominated by anisolated group of pine trees that grew after themine was closed and abandoned in the mid 1940’s.

The quality and health of this isolated group

of pine trees is very poor. An extensive, rapidlyspreading bark beetle infestation has attacked andkilled a number of the pine trees. Many of the pines

are browning and dying. A number of trees arecompletely browned and dead.

Record drought conditions have exacerbated thebark beetle infestation. In 2015 Governor Browndeclared a state of emergency for the removal ofdead and dying trees saying “California is facingthe worst epidemic of tree mortality in its modernhistory.”

The regrowth trees and existing vegetation must

be cleared in order to access, excavate, removeand re-meditate the mine waste material. Thesetrees grew after the mine was closed. The treesare intermixed and grew within the identied minewaste and tailings.

The City of Grass Valley’s General Plan designatesthis property for commercial uses. The project isan inll site, bordered on all sides by existing urbandevelopment and roadways.

According to the California Farmland Mapping and

Monitoring Program, the property is classied as“Urban and Built-Up Land”. The property is notunder a Williamson Act contract. There are noagricultural or timber operations on or near theproject site.

The Grass Valley area contains habitat for severapotential threatened or endangered speciesBased on information contained in the CaliforniaDepartment of Fish and Wildlife’s Natural DiversityData Base and other studies completed in the

immediate area, the project site is not habitat forthose species.

The site does not contain any water courses orwetlands. The property does not have any migratorycorridors. The project will not conict with, nor is


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it located within an area subject to an adoptedhabitat or community conservation plan.

Prior activities and reviews

Spring Hill Mine

The site is the former “Spring Hill Mine”, closedin the 1940’s. The property is an identied“Browneld” redevelopment site by the City ofGrass Valley.

A California State Department of Toxic SubstancesControl (DTSC) Preliminary EndangermentAssessment (PEA) has been completed and

approved. A DTSC Removal Action Work plan(RAW) was prepared by Holdrege & Kull thenreviewed and approved by DTSC. The RAW planwas subject to and undertook the CEQA reviewprocess. The approved DTSC RAW clean up planwill be undertaken as part of the redevelopmentof the site.

An estimated 44,000 cubic yards of mine wasterock and 20,000 cubic yards of processedmine tailings are identied on the site. Of

this, an estimated 1,700 cubic yards of minewaste and aected soil having elevated metalsconcentrations are identied adjacent to a formermill area.

The approved DTSC RAW clean up plan calls forthe excavation and removal of approx. 1,700cubic yards of mine waste and soils to be takeno site to a permitted disposal facility. Theremaining 62,300 cubic yards of mine waste rockand processed tailings are suitable for onside

placement. These materials will be placed under10’ of clean ll and capped beneath commercialbuildings or parking lot.

No additional ll material will be required tobe brought on site for the clean up or project

development. Site cleanup and project grading wilutilize and balance on site material.

The regrowth trees and existing vegetation must becleared in order to access, excavate, remove and remeditate the mine waste material. These trees grewafter the mine was closed. They are intermixed andgrew within the identied mine waste and tailings.

Dorsey Drive Interchange

After 30+ years of planning the Dorsey DriveInterchange project broke ground April 29, 2013The project completion ribbon cutting took placeOct. 23, 2014.

A portion of the Dorsey Marketplace project siteadjoining Highway 49/20 was separated and utilizedfor the interchange construction. This area wascleared for highway drainage, widening and o-ramp construction. A large area of the project siteadjoining Dorsey Drive was also cleared, graded andutilized as the construction yard for the interchangeproject.

Application no. 13PLN-18

In July 2013 the Grass Valley Planning Commissionheld a public hearing for the property ownersDevelopment Review Application no. 13PLN-18This application included review and approval forvegetation and tree removal, grading, placementand compaction of 25,000 cubic yards of soil lmaterial from the Dorsey interchange constructionproject.

The City prepared a Sta Report, EnvironmentaInitial Study (IS) and Mitigated Negative Declaration(MND). The IS and MND reviewed a range ofpotential short term and long term impacts resultingfrom tree and vegetation removal, grading and lplacement.


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The Planning Commission reviewed theproject, conducted a public hearing, adoptedthe environmental Initial Study and Mitigated

Negative Declaration and approved DevelopmentReview Application no. 13PLN-18. The vegetationand tree removal, grading and ll authorizedunder this approval has not been undertaken.

The environmental Initial Study and MitigatedNegative Declaration for DRA 13PLN-18 includedthe following statements:

“Since this is an inll parcel, development andsignicant grading can be expected to take place

in the future”.“The property is not designated as a scenic vistaand will not substantially degrade the visualcharacter of the area. The property is an inlllot, surrounded by development and anticipatedto be developed to an urban level in the future.Additionally, the property is not within a scenichighway corridor”.


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Residential at the Marketplace

The Dorsey Marketplace is an integrated uses

project which includes commercial, residentialand community uses. The residential componentof the Marketplace will provide 90 muchneeded high quality apartments, including large3-bedroom family units.

The Marketplace residential includes:

• 90 single oor plan rental units in a combinationof 2 and 3 story buildings, 20 one-bedroom, 50two-bedroom and 20 three-bedroom units. Thereare 180 dedicated residential parking spaceswhich includes carport and garage options.

• 3,200sf Clubhouse with health & tnesscenter, community meeting room, outdoorswimming pool, outdoor patio area and an on-sitemanagement oce.

Location

The Marketplace is a centrally located inll,redevelopment site within Grass Valley’s General

Plan designated “Core” priority development area.The site adjoins existing high density residential,senior housing and senior care facilities.

Sierra Nevada Memorial Hospital, medical oces,labs and other medical support services are

within safe, easy and convenient walking and bikingdistances. Sierra College and Nevada Union HighSchool are also within walking and biking distances

The Marketplace has public transit stops andwalkable, bikeable access.

High demand, low supply, need

Quality rental housing in Grass Valley is in highdemand and short supply, especially for familiesseniors and professionals.

The Marketplace residential includes large 3bedroom units for families and for single seniorslooking for shared living opportunities. TheMarketplace residential includes 20 three-bedroomunits.

High Tech workers looking to be part of GrassValley’s growing high tech sector can’t nd suitablerental housing. The lack of suitable rental housingis impacting the ability of local high tech companiesto recruit and retain skilled tech workers. High Techworkers tend to be mobile; they prefer renting tobuying. They want high quality, well maintainedrentals with amenities that are located near work

shopping and services.

Doctors, nurses and healthcare workers arealso struggling to nd suitable rental housing inGrass Valley. The lack of suitable rental housing isimpacting the ability of the hospital and medicaservice providers to recruit and retain skilledworkers to Grass Valley.

The Marketplace residential also provides live/work housing opportunities for those employed

at the Marketplace businesses. The Marketplaceresidential includes 20 one-bedroom and 50 two-bedroom units.


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“Nevada County’s rental market remains tight”

The Union newspaper recently ran a story

“Nevada County’s rental market remains tight”highlighting the high demand and low supply ofrental housing in the area:

“Rental units in the county are in high demand,with a high number of renters competing for alimited number of available properties. The biggestproblem is that there’s simply not enough of them.There has been little inventory, most everythingwe have gets rented within a short time” said DickLaw, the owner and a broker at Paul Law Property

Management in Grass Valley. “Nevada County is stilla desirable destination for retirees and families”.

Grass Valley’s “quality of life attracted BrendaGillarde to Nevada County. The Sonora residentdecided she wanted to relocate to the area afterretiring from her job in the energy eciency eld. Iknew it would take several months (to nd a place),but not like this level of eort for this extendedperiod of time.”

“ At Olympia Garden Apartments on Sutton Way

in Grass Valley, owner Alan Kilborn said his 44 two-bedroom, two-bathroom units have been “100percent full” all year. “I’ve had people move out,but usually there’s someone right behind themready to take their place.”

Local social media sites, especially the “NevadaCounty Peeps” Facebook page are inundated with“rental wanted” posts and discussions about the

lack of quality rentals in Grass Valley.

The Dorsey Marketplace is an integrated usesproject which includes commercial, residential andcommunity uses. The residential component fulllsGrass Valley’s “Smart Growth” land use planningGoals and Objectives to reduce vehicle trips by itsresidents.

The Marketplace residential provides live/workhousing and shopping opportunities for residents

The Marketplace location also provides theopportunity for existing, nearby residents to walkor bike to the Marketplace to work or shop in lieuof driving.

The 2020 General Plan includes “Land Use Goals,Objectives and Policies” promoting mixed use,residential, inll development:

2-LUG Promote inll as an alternative to peripheraexpansion where feasible.

4-LUO Reduction in environmental impactsassociated with peripheral growth.

3-LUG In areas of new development, plan for adiversity of land uses and housing types, includingmixed use developments.

6-LUO Reduction in congestion and travel time toacquire needed goods and services.

8-LUO Provision of a full range of housingopportunities and types.

6-LUG Promote a jobs/housing balance within theGrass Valley region in order to facilitate pleasantconvenient and enjoyable working conditions forresidents, including opportunities for short hometo work journeys.


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15-LUO Reduction in the number of vehicle milesdriven.

8-LUP Encourage and facilitate mixed-usedevelopments on inll sites.

9-LUP Provide for higher residential densities oninll sites and in the Downtown area.

23-LUP Encourage mixed use developmentsincorporating a variety of densities on inll sitesand in areas proposed for annexation.

Grass Valley Housing Element

Grass Valley’s General Plan Housing Element alsoincludes a range of Goals, Objectives and Policiesto promote new residential, mixed use, inlldevelopment including:

“Grass Valley’s housing strategy, while includingadditional annexations and development of landwithin the City’s Sphere of Inuence also relieson inll development, reuse of underutilizedproperties, and mixed-use development to meetfuture housing needs”.

“Designate sucient land at appropriate densitiesand establish development standards and permitprocedures to accommodate the City’s share ofNevada County’s Housing needs for all incomegroups”.

“The City shall continue to support exible landuse regulations, through a planned developmentprocess, allowances for mixed-use and otherzoning techniques to encourage a range of housingtypes and densities within a single development”.

“The City shall continue to promote inll residentialdevelopment”.


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G. PROJECT JUSTIFICATION

The Grass Valley 2020 General Plan was draftedto guide the City through a 20 year planninghorizon of growth and development, publichealth and safety, infrastructure improvements,conservation and circulation.

The Plan sets the framework through goals,policies, and implementation measures that areintended to “facilitate a climate of preserving,protecting, maintaining, and enhancing thequality of life that is valued in Grass Valley”. The

General Plan is a living document and from timeto time adjustments are needed to implementits desired goals. In fact, state statutes allowup to four general plan amendments per year.Amendments are generally considered whenspecic circumstances develop that may curtailthe goals and visions sought by the Plan. Whenthat occurs the adjustments must be evaluated inthe context of implementing the vision, goals andpolicies of the Plan. This is the case surroundingthe requested General Plan Amendment

and Rezone to accommodate the DorseyMarketplace. The following is a summation ofthe various changes in circumstances that haveimpeded many of the implementation strategiesanticipated in the General Plan and how theproposed Dorsey Marketplace meets the goals,policies and implementation measures outlinedin the General Plan and the City Council adopted“Economic Development Strategy”.

The Grass Valley General Plan Vision calls for “the

role of Grass Valley in the Regional Context”.While the City’s population is approximately12,000 residents, the General Plan states“Planning for Grass Valley means planning toaccommodate the needs of the people who usethe City but are not necessarily a City resident.”

To accomplish this, the City has devoted substantialands to commercial, industrial and other land usesIn addition, the City anticipated the “Commercia

Developments” would occur in some of thefollowing areas:

Intensied commercial activity, resulting fromturnover, upgrading and redevelopment in theGlenbrook area, Pine Creek Shopping Centervicinity, and along E. Main St. from Highway20/49 to Glenbrook.

Commercial redevelopment resulting inincreased commercial activity in the following

Areas: E. Main St.; Colfax Highway East ofdowntown; and S. Auburn St. South of Highway20/40.

Limited new commercial clusters that will occurwithin the annexation areas (as committed byannexation agreements) and in the Highway49/La Barr Meadows Road (Bear River MilSite) vicinity. New clusters may help to l“niches” not otherwise lled (large oor areaestablishments, specialized tourism functionsneighborhood services).

Commercial uses within business parks asallowed by City regulations.

Fringe commercial intensication, primarily inthe immediate edges of Glenbrook area and theDowntown.

To further supplement the assumptions above, theCity anticipated that new development would occurin areas shown on the General Plan Land Use Map

as Special Development Areas (SDA). These areasincluded: Loma Rica Ranch, North Star PropertyKenny Ranch, and the Bear River Mill Site. All theseareas are large area landholdings and the GeneraPlan land use designations allow for a wide range ofintensied commercial and industrial development


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and housing densities. Prior to any of theselands being developed they are subject to thepreparation and adoption of a Specic Plan for

each property that species the full extent ofpermissible development along with the requiredinfrastructure improvements, utility extensions,design parameters, phasing plans and ongoingCity service nancial funding provisions. Duringthe time periods around 2004 to 2006, all four ofthe SDA’s had Specic Plans prepared and wereprocessing development applications throughthe City of Grass Valley.

That process revealed that the existing

infrastructure needed to serve these newdevelopment areas was entirely inadequate.The upgrades needed to improve the existinginfrastructure and the new infrastructure requiredto serve the new development was nanciallyprohibitive. The amount of new developmentneeded to fund the required infrastructurewas substantially more than the developmentintensities permitted by the General Plan and inaddition, there was insucient market demandto ll the development necessary to generate

necessary revenues to fund the infrastructurerequirements.

A large number of parcels originally identied inthe City’s General Plan intended to accommodatecommercial growth are not available or areburdened with so many costly infrastructurerequirements that those developments arecurrently economically infeasible. An additionalproblem aside from commercial land notbeing available or infeasible for commercial

development was identied in the Buxton RetailStudy. The Buxton Study discussed the lack ofupgrading and redevelopment in the Glenbrookarea, Pine Creek Shopping Center, McKnightWay corridor and along E. Main Street fromHighway 20/49 to Glenbrook. Upgrading and

redevelopment is not occurring and will not happenwithout market competition. These areas cancontinue to charge high rents with little incentive

to reinvest and upgrade.

The Dorsey Drive property is an inll site that canhelp fulll the growth expectations anticipated forthe SDA lands and can provide the incentives neededto encourage “upgrading and redevelopment ofthe Glenbrook area, Pine Creek Shopping Center,McKnight Way corridor, and along E. Main St. fromHighway 20/49 to Glenbrook” as stated in the VisionStatement and Land Use Element of the Grass ValleyGeneral Plan.

The Dorsey Drive property is suited for the“Commercial” land-use zoning designation. Asstated in the Land Use Element of the General Plan

“Commercial is a broad category intended toencompass all types of Retail Commercial andCommercial Service establishments in any one of avariety of locations. Locations include the DowntownCentral Business District, shopping centers, local orneighborhood locations, highway-oriented locationsor concentrations along major streets.”

The Dorsey Marketplace is located in a high densityarea that is highway oriented, fronts two majorroadways (Dorsey Drive and Highway 49) andprovides an alternative access route from Idaho


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Maryland Road to Dorsey Drive by constructingthe Spring Hill Drive connection. These physicalfeatures alone make the site an ideal candidate

for the requested Commercial zoning. Limitedland available capable of accommodating a retailcenter further justies an amendment to theexisting General Plan and Zoning designations andis in keeping with the goals, objectives and policiesof the General Plan. Additionally, given that theproperty is centrally located and would provideopportunities for retail adjacent to public servicesand in close proximity to where people live andwork further makes this property one of the few,if not only, sites capable of accommodating the

proposed commercial uses and a retail center.

While under its current CBP zoning the projectsite allows a number of commercial and retailuses, the rezoning request is intended to oermore appropriate and desired commercial uses asidentied in the adopted “Economic DevelopmentStrategy”, the Buxton Retail Report and the“Community Retail Shopping Survey”. Theproject’s location and existing infrastructure alonesupport the requested revision to Commercial

Zoning.

Land-Use Goals and Objectives

LUG – 1: Promote balanced community growthand development in a planned and orderly way.

The project is located on an undeveloped sitesurrounded by high density residential andindustrial land uses. The property is centrallylocated and has direct access to Dorsey Driveand nearby access to the new State Highway 49

Interchange. All needed infrastructure is builtand in place. The project is responding to marketdemand for retail goods and services that manycitizens in the City and County are traveling outof the area to purchase. Capturing this traveling

spending power commonly known as “leakage”has many direct and indirect positive eects tothe City’s nancial condition. This identied 200+

million in sales leakage and the eects on Citynance has been documented in various Citysponsored economic reports. A centrally locatedretail center with minimal impacts to surroundingproperties capable of capturing a large portion ofthis leakage is a unique opportunity. This projectcan accommodate the community growth needsand be developed in a planned and orderly way.

LUO – 1: Availability of sucient building sitesproperly zoned to accommodate projected growth.

As outlined in the General Plan justication, landanticipated for commercial development is eithernot available or economically not feasible toaccommodate a retail center.

LUG – 2: Promote inll as an alternative to peripheraexpansion where feasible.

The City’s zoning land use map shows the projectsite as an undeveloped parcel surrounded by highdensity residential uses and industrial development

The site is an identied Browneld site which will bere-mediated and redeveloped. Development at thislocation is consistent with the General Plan’s goaof promoting inll development.

LUO – 6: Reduction in congestion and travel time toacquire needed goods and services.

Providing retail opportunities at a centrally locatedsite with direct access to a major arterial and StateHighway 49, in order to reduce citizen travel outside

the area to purchase goods and services, will reducecongestion and travel time for residents to acquiretheir needed goods and services.

LUO – 9: Preservation of existing neighborhoods.


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The Project is located between Hwy. 49,a high density apartment complex andIndustrial development. The project does not

infringe, encroach upon, or alter any existingneighborhoods.

LUG – 6: Promote a jobs/housing balance within theGrass Valley region in order to facilitate pleasant,convenient and enjoyable working conditions forresidents, including opportunities for short home-to-work journeys.

Providing retail service opportunities and newjobs adjacent to high density and employment

centers promotes the City’s goal of providingservices where people live and work. As shownon the surrounding area map the project is withinwalking distance of the adjacent residentialdevelopments. The project is also within walkingdistance of the adjacent Industrial/Business Parkand Hospital/medical complex, allowing workersto purchase goods and services in close proximityto their work place.

LUG – 7: Create a healthy economy base for thecommunity, including increasing employmentopportunities through attraction of new andcompatible industry and commerce, and throughretention, promotion and expansion of existingbusinesses.

Dorsey Marketplace will provide retail andcommercial service jobs and will promote theretention and expansion of existing businesses.The building footprints shown on the developmentplan are designed to accommodate retail salesopportunities that are currently not available.

The project’s central location and access toState Highway 49, combined with the largerbuilding footprints than are currently oeredin Grass Valley, generate a unique opportunityfor expanded retail employment and commercetrade.

LUO – 20: An expanding local tax base.

Tax generated from retail sales, property taxes and

development fees combine to provide signicantrevenues to local tax base.

LUO – 21: Creation of an economy conducive toquality growth and development.

Concerns from local tech employers and healthindustry ocials have been the lack of diversiedretail services and opportunities for spouseemployment. Providing areas for diversied retaiand commercial business services can provide amore diversied economic environment to enhanceemployee recruitment eorts. It can also helpto curtail residents leaving the area to purchasegoods and service elsewhere and will thereby havea signicant positive eect in the creation of aneconomy that is conducive to quality growth. Theproject’s central location and proximity to the LomaRica Ranch Special Development Area will furtherenhance the ability of Loma Rica project to moveforward by increasing the service opportunitiesavailable to that area.

LUG – 8: Create a sound physical environment formunicipal government through land-use planningand decision-making that ensures a positive returnto the local community.

Recognizing the lack of available commercial landsthat can support innovative retail services andtaking action to address that deciency by creatingnew commercial opportunities in inll areas cancapture retail leakage. The project also takesadvantage of new State Highway improvements

Dorsey Marketplace provides decision-makers theopportunity to fulll the land use goal of creating asound physical environment with a positive returnto the local community.

LUO – 24: Ability to respond to new service demandsand the needs of a changing population.


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Rezoning the Dorsey Marketplace and creatinga better commercial, retail and residential mixallows the City to respond to the identied

desires and demands of the existing populationand potential new population that is anticipatedto occur in the Loma Rica Ranch area and the City.

LUP – 8: Encourage and facilitate mixed usedevelopments on inll sites.

The Dorsey Marketplace is a mixed-use commercialand residential development. It is intended toprovide a mix of retail sales, business services, avariety of restaurant and food services, and a 90-

unit multi-family residential component.LUP – 23: Encourage Mixed-Use Developmentsincorporating a variety of densities on inll sitesand in areas proposed for annexation.

The project is a “Browneld” inll site andproposes a wide range of density variations fromsmall business service companies to larger oorplate retail spaces. The project also providesvariations in food service ranging from quickservice drive-through and fast casual restaurants

to sit-down dining. Dorsey Marketplace alsoprovides a variety of apartments with one-, two-and three-bedroom options.

LUP – 42: Cooperate with Nevada County to

prepare a hillside/slope ordinance to regulateuniformly and appropriately development densityand intensity.

The City has adopted a “Hillside/Slope Ordinance”that encourages tree and native vegetation retentionto be incorporated within new development. Thisproject has incorporated site development designand landscape treatments that include rockerywalls, extensive landscaping and stepped terracedgrading techniques.

Circulation Goals and Objectives

CG – 2: Ensure that street and roadway improvementscompliment and support land-use goals, objectivespolicies and plans.

Roadway improvements required for the projectare designed in conformance with the City’s streetstandards which have been developed by the City inconformance with the City’s General Plans land-usegoals, objectives and policies. The project includesthe construction of the Spring Hill Drive connectorroad to Dorsey Drive.

CG – 3: Provide for the safe and ecient movement ofpeople and goods in a manner that respects existingneighborhoods and the natural environment.

The roadway network that serves the project isprimarily the new Dorsey Drive interchange, DorseyDrive, East Main Street and Sutton Drive. These areall major roadways that are not routed throughexisting neighborhoods and are built with sucientwidth and vehicular carry capacity that provide forthe safe and ecient movement of people and

goods. In addition, the project provides a newconnection from Idaho Maryland Road, through thesite, to Dorsey Drive by extending the existing roadin the Spring Hill Industrial Park. This connectionadds additional access options to the site andexpands the City’s roadway network withoutimpacts to existing residential neighborhoods.


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CO – 8: Route through-trac aroundneighborhoods to collector streets.

As explained above, the project does not routetrac through existing neighborhoods. DorseyMarketplace connects roads and expands theexisting roadway network.

CG – 4: Maintain, improve and expand the existingcirculation and transportation system to providereasonable ingress, egress and internal movement.

The project improves the existing circulationsystem by providing access to retail services ina central location with direct access to DorseyDrive and the new Dorsey Drive/Highway 49interchange. This access reduces trac at existingintersections around town by providing additionalretail service opportunities that do not have torely on the Brunswick Basin, the East Main Streetroundabout and the McKnight intersections assole focal points for access to retail providers.In addition, the new Spring Hill Drive connectionlinking Idaho Maryland Road to Dorsey Drive willfurther reduce trac volumes on Sutton Wayand Brunswick roadways and improve circulationin the area. The Spring Hill Drive connector willprovide improved circulation for autos, bikes andpedestrians.

CP – 11: Design selected streets and intersectionsemploying modern roundabouts and other traccalming techniques.

The project access road from Dorsey Drive is notdesignated on the City’s Transportation Plan toutilize a roundabout. However, the trac report

to be conducted for the project may recommenda roundabout at that location. In any case, anintersection design or roundabout will be partof the project. This intersection/roundabout willbe designed in accordance with the City’s streetstandards which are consistent with the goals,

objectives and policies of the City’s General Plan.

CP – 17: Redesign and construct freeway access and

connector streets, to include a new interchange atDorsey drive and Highway 20/49.

The Dorsey Drive Interchange has recently beencompleted and is fully operational and used by thecommunity. Dorsey Marketplace directly adjoinsHighway 49 and the Dorsey interchange. ProjectImpact Fees will be paid towards the cost of thenew Dorsey interchange and other City services.

Conservation/Open Space Goals and Objectives

COSO – 4: Protect and enhance town entryways,visual corridors and important view sheds includingridgelines.

The City’s General Plan anticipated developmentof this property. The project incorporates a highlevel of architectural treatment and landscapingCombined, these treatments will enhance the visuacorridor along Highway 49 and view sheds. Giventhe type of development on the surrounding andadjacent properties i.e. storage units to the south

Brunswick Basin commercial development to thenorth and Hospital to west, the design treatmentsproposed by this project will exceed the conditionof surrounding existing development.

COSP – 5: Carefully regulate development on steepslopes.

The project incorporates a variety of designtechniques and landscaping treatment that includesrockery walls, extensive landscaping and steppedterraced grading techniques. These techniquesare consistent with provisions set forth in the City’sHillside Grading Ordinance.

COSP – 6: Prevent excessive alteration of the naturatopography.


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The required road connection from Dorsey Driveto Spring Hill Drive basically sets the requirednish grade contour elevation for the project.

As a result, a majority of the site will be alteredto accommodate this project. The site alterationproposed is in keeping with the site and the typeof development that has occurred on the adjacentproperties. Alterations that have occurredwith development of the industrial and storagefacility to south and the hospital to the west aretypical of what is normally expected to occur ifthe City strives to achieve its goal of maximizingdevelopment on inll properties.

COSP – 20: Establish, in cooperation with NevadaCounty, an urban limit line beyond which urbanland uses, densities, facilities and services will notextend.

The project is an inll development within the Citylimits. There is no need for annexation to the Cityand the project does not require the extensionof urban land uses or services outside the existingCity limits.

COSI – 7: Prepare and adopt an ordinanceregulating development on steep slopes and onridgelines for the purpose of natural resourceaesthetic protection.

The City has a Hillside Development Ordinanceintended to protect and regulate development onsites with steep slopes. The grading techniquesutilized by the project are consistent with thestandards of that Ordinance.

COSI – 8: Establish and assign responsibility for a

continuing program to rehabilitate, restore, andreclaim abused areas. Abused areas include, butare not limited to streams and stream corridors,de-forested areas, and un-reclaimed mines.

The property is the former “Spring Hill Mine”,closed in the 1940’s. For over 65 years the propertyhas been vacant and neglected as the City grew up

around it. The property is an identied “Browneld”site. The proposed redevelopment and reuse of thesite includes clean -up of the legacy mining impactsSince purchasing the property, a State Departmentof Toxic Substances Control (DTSC) EnvironmentaSite Assessment (ESA) was performed by Holdrege&Kull. Based on the testing a Remedial Action Workplan (RAW) was prepared, reviewed and approvedby DTSC. The clean-up plan is approved and in placeThis will eliminate any future chance of the old minewastes being exposed to storm water run-o or

interaction with humans and wildlife.

COSI – 15: Prepare and adopt an ordinance for theidentication protection of groves and clusters oftrees deemed of special natural and/or aestheticvalue.

The City has adopted a Tree Preservation andProtection Ordinance (MC Sec. 12.36.040 B) whichrequires that development projects “mitigatefor the removal of each tree pursuant to Section

12.36.085 of this Chapter”. As set forth in aprevious section, the required road connectionfrom Dorsey Drive to Spring Hill Drive basically setsthe required nish grade contour elevation for theproject. That requirement, along with the City’spolicy to maximize development on inll sitesresults in minimal opportunity to retain trees andvegetation. To reduce this impact the project designincorporates extensive landscaping throughout theproject area.

Housing Goals and PoliciesGoal A: To designate sucient land at appropriatedensities and establish development standards andpermit procedures to accommodate the City’s shareof Nevada County’s Housing needs for all income

groups.


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The apartments at Dorsey Marketplace contain90-units of one-bedroom, two-bedroom andthree-bedroom units which will be oered for

rent at market rates.

Policy 3 – The City shall continue to support exible land use regulations, through a planneddevelopment process, allowances for mixed-useand other zoning techniques to encourage a rangeof housing types and densities within a singledevelopment.

Dorsey Marketplace is a proposed integrateduses development with commercial retail and

service uses immediately adjacent to a 90-unit apartment community. The apartmentsat Dorsey Marketplace will oer a variety ofproducts including one, two and three bedroomunits that will be suitable for individuals livingalone or with roommates and also suitable forfamilies desiring a mixed-use environment witheasy access to services.

Policy 4 – The City shall continue to promote inllresidential development by maintaining a currentvacant land inventory and posting it on the City’swebsite.

The Apartments at Dorsey Marketplace arelocated in an integrated uses inll developmentthat will be surrounded by existing residential

properties and new retail development. Locatedto the west of Dorsey Marketplace is a varietyof medical oces, labs and other uses that are

synergistic and part of the Sierra Nevada MemoriaHospital complex.

Goal F – To promote residential energy conservation

Policy 1 – The City shall ensure that new residentiaconstruction meets minimum state standards forenergy eciency.

The apartments at Dorsey Marketplace will complywith all state and local standards for energyeciency.

Policy 2 – The City shall promote energy conservationthrough its land use planning and developmentstandards.

The inclusion of apartments at the DorseyMarketplace represents land use planning the Cityseeks in reducing vehicle trips by its residentsBy locating residential units in close proximityto needed services provides the opportunity fornearby residents to walk or bike to the marketplace

in lieu of driving.


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Smart Growth

What is Smart Growth?The U.S. Environmental Protection Agency denes“Smart Growth” as:

“Development that serves the economy, thecommunity, and the environment. It changesthe terms of the development debate awayfrom the traditional growth/no growth questionto how and where should new development beaccommodated”.

Smart Growth prioritizes inll and redevelopmentthat concentrates growth in walkable urbancenters to avoid sprawl and the extension of newinfrastructure at the edges of town.

Smart Growth advocates transit-oriented,walkable, bicycle-friendly projects and mixed-use developments. Smart Growth developmentreduces driving to live, work and shop. It reducesurban sprawl, miles driven, improves air qualityand reduces Greenhouse Gas emissions.

Smart Growth principles are directed at developingsustainable communities that provide a greaterrange of transportation and housing choices, localemployment and local shopping opportunities.Smart Growth helps keep jobs, sales and property

taxes local vs. sending them “down the hill”.

Grass Valley 2020 General Plan on Smart Growth

Smart Growth development is the principal focusand direction of the Grass Valley 2020 GeneraPlan. The General Plan Goals, Objectives andPolicies call for the Smart Growth principles ofinll, redevelopment, mixed use developmentwalk-ability, local economic opportunity and scastability.

The General Plan Goals call for creating a healthyeconomic base for the community, includingincreasing employment opportunities through theattraction of new commerce and the expansionof existing businesses. The General Plan also callsfor expanding local employment opportunities forpresent and future residents and expanding thelocal tax base.

2020 General Plan “Land Use Goals, Objectives andPolicies” promoting Smart Growth:

2-LUG Promote inll as an alternative to peripheraexpansion where feasible.

3-LUO Reduction in the amount of land necessary toaccommodate future growth.

4-LUO Reduction in environmental impactsassociated with peripheral growth.

5-LUO Continued revitalization of central GrassValley.

3-LUG In areas of new development, plan for adiversity of land uses and housing types, including

mixed use developments.

6-LUO Reduction in congestion and travel time toacquire needed goods and services.

8-LUO Provision of a full range of housingopportunities and types.


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6-LUG Promote a jobs/housing balance within theGrass Valley region in order to facilitate pleasant,convenient and enjoyable working conditions for

residents, including opportunities for short hometo work journeys.

15-LUO Reduction in the number of vehicle milesdriven.

16-LUO An improved quality of life for thoseworking in the Grass Valley Planning Area.

17-LUO Future employment opportunities asadults for today’s youth in well paying local jobs.

7-LUG Create a healthy economic base for thecommunity, including increasing employmentopportunities through attraction of new andcompatible industry and commerce, and throughretention, promotion and expansion of existingbusinesses.

18-LUO Creation and retention of wealth in GrassValley.

19-LUO Employment opportunities for present

and future residents.20-LUO An expanding local tax base.

21-LUO Creation of an economy conducive toquality growth and development.

4-LUP Identify areas appropriate for inlldevelopment and show them on the Land UseDiagram.

5-LUP Actively market inll and available parcels

during contacts with developers and communitymembers.

6-LUP Develop a more specic developmentstrategy for identied inll parcels followingGeneral Plan adoption.

7-LUP Utilize California Redevelopment Law toprovide incentives to inll development.

8-LUP Encourage and facilitate mixed-usedevelopments on inll sites.

9-LUP

Dorsey Marketplace Narrative, Project Description and Justification December 9 2015 Rev

Documents

Transcript of Dorsey Marketplace Narrative, Project Description and Justification December 9 2015 Rev