City of American Canyon Notice of Preparation and Notice of Public Scoping Meeting Napa Airport Corporate Center Project

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1 and Notice of Public Scoping Meeting Date: Tuesday, December 2, 2014 To: From: Public Agencies and Interested Parties Brent Cooper, AICP, Community Development Director Subject: of an Environmental Impact Report and Public Scoping Meeting The will be the Lead Agency and will prepare an Environmental Impact Report (EIR) for the project identified herein. The project description, location, and probable environmental effects of the are described in the attached materials. The 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 projects. 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 5:00 p.m., Friday, January 2, If you wish to be placed on the notification list for this project, or if you have any questions or need additional information, please contact the person below. Ms. Colette Meunier, Consulting Project Planner Phone: (707) Fax: (707) Mail: Community Development Department 4381 Broadway Street, Suite 201 American Canyon, CA Public Scoping Meeting A public scoping meeting will be held at on Monday, December 15, 2014 starting at 1:30 p.m. in the Oat Hill Conference Room, Second Floor, American Canyon City Hall, 4381 Broadway Street, American Canyon, CA At this meeting, public agencies, organizations, and members of the public will be able to review the proposed project application materials and provide comments on the scope of the environmental review process Broadway Street, Suite 201 American Canyon, CA

2 NAPA AIRPORT CORPORATE CENTER PROJECT 1.1 Project Location The project site is located in the, Napa County, California (Exhibit 1). The approximately 50 acre site is comprised of two Assessor s Parcels, and 80, and is bisected by Devlin Road. The project site is bounded by the Napa Branch Line railroad right of way (west), the Devlin Road Transfer Station and S. Kelly Road (north), a rural residence and Pacific Auto Salvage (east), and Diablo Timber (south); refer to Exhibit 2. The project site is located on the Cuttings Wharf, California, United States Geological Survey 7.5 minute topographic quadrangle map, Township 4 North, Range 4 West, Section 12 (Latitude North; Longitude West). 1.2 Existing Conditions Land Use Activities The project site contains undeveloped land and a billboard facing State Route 29 (SR 29). The project slopes gently from east to west. A 3.5 acre wetland area is located in the central portion of the site near Pacific Auto Salvage. Weedy vegetation is present throughout the project site. Devlin Road, a two lane roadway completed in 2012, crosses the project site in a northeast tosouthwest alignment. The roadway features a grade separated overcrossing of the Napa Branch Railroad Line. Retaining walls associated with the overcrossing are located within the project site. Unpaved roads parallel the north and south side of Devlin Road adjacent to the retaining walls and provide access to the Napa Branch Line Land Use Designations The General Plan designates the project site Industrial and is zoned SP, Specific Plan District 2, indicating that the site is subject to the provisions of the Napa County Airport Industrial Area Specific Plan (Specific Plan). The Specific Plan designates the project site as Business/Industrial Park. These land use designations allow a range of land uses including warehousing, office, and accessory retail land uses. 1.3 Project Description Project Background Assessor s Parcel No , the northern portion of the project site, was previously entitled for winery warehouse uses in 2008 through the County of Napa. A Use Permit was approved that allowed the development of four warehouse buildings on the project site. Assessor s Parcel , the southern and western portion of the project site, is not currently entitled for any development. The applicant is proceeding to obtain a building permit for one of the four warehouse buildings, and has applied for new project entitlements instead of proceeding with the other three buildings which have entitlements. FirstCarbon Solutions 2

3 1.3.2 Proposed Project The applicant (Panattoni Development Company, Inc.) is proposing to amend the previous entitlements (with the exception of Building D; 90,799 square feet) and develop five buildings on five parcels (A, B, E, G, and H) totaling a maximum of 571,808 square feet. At least 50 percent of the square footage would be uses for winery warehousing and up to 50 percent may be used for general warehousing. Winery warehousing has a lower rate of traffic generation than general warehousing. There is also a separate application on file by Norcal Foods II in which Building A is replaced with a gas station/truck refueling facility/quick serve restaurant/ convenience mart totaling 6,688 square feet. Under this application, total project square footage would be a maximum 554,099 square feet. The EIR will evaluate both alternatives for the Building A site. The project buildings would be as tall as 75 feet above finished grade. Vehicular access would be taken from S. Kelly Road and Devlin Road. The EIR will evaluate impacts of both the warehouse and as station/truck refueling facility/quick serve restaurant. The project would be developed in three phases, although the applicant has requested that the environmental analysis evaluate the project as being developed in a single phase to provide a conservative, worst case evaluation of project impacts. The applicant has requested approval of a five Use Permits (one for each building), a Tentative Subdivision Map, two variances, Engineering Design Exceptions for driveway width and curb design, and Design Review. Table 1 summarizes the proposed project. Exhibit 3 depicts the site plan. Table 1: Summary Status Building/Parcel Square Feet/End Uses End Uses Currently Entitled Proposed for Entitlement D 90,799 square feet Warehouse or Winery Warehouse A Option 1 24,397 square feet Warehouse or Winery Warehouse A Option 2 Proposed for Entitlement Grand Total 6,688 square feet Gas Station, Truck Refueling Facility, Quick Serve Restaurant B 22,668 square feet Warehouse or Winery Warehouse E 87,943 square feet Warehouse or Winery Warehouse G 182,720 square feet Warehouse or Winery Warehouse H 254,080 square feet Warehouse or Winery Warehouse Option 1: 571,808 square feet Option 2: 554,099 square feet Source: Panattoni Development Company, Inc., Vehicular Access Points Vehicular access to the project would be provided via driveway connections to S. Kelly Road (Buildings A and B) and Devlin Road (Buildings D, E, G, and H). All parcels would have a minimum of FirstCarbon Solutions 3

4 two points of access in accordance with California Fire Code requirements. In certain cases, reciprocal access between adjoining parcels (e.g., Building A and Building B) would be provided to meet California Fire Code requirements. No access is proposed to be taken to or from SR 29. Utilities The proposed project would be served with potable water and sewer service provided by the City of American Canyon. The proposed project may also be served recycled water service provided by the. Recycled water would be used for non potable uses such as landscaping. The proposed project will have to comply with the City s adopted Zero Water Footprint Policy, which is defined as: No loss in reliability or increase in water rates for existing water service customers due to requested increased demand for water within the City s Water Service Area. Sufficient offsets will have to be identified and implemented to cover all of the proposed potable water use for the project in order to comply with this Policy. Airport Land Use Compatibility The project site is located within Napa County Airport Land Use Compatibility Zone D (Traffic Pattern Zone). Zone D is defined as the area where structures are routinely over flown by aircraft at altitudes of 300 to 1,000 feet with frequent single event noise intrusion. Variances The project applicant is seeking approval of two variances, described as follows: Building B Building Setback Variance Request: The applicant is requesting a design criteria variance for the Building B site, specifically the project frontage located along South Kelly Road, north of the proposed building (Front Yard). The applicant is seeking relief from the 40 foot setback standard due to site constraints and instead is proposing a 25 foot setback. Building H Landscape Variance Request: The project applicant is requesting a design criteria variance for the Building H site, specifically the project frontage located south of the southern driveway from Devlin Road. The applicant is seeking relief from the minimum 25 foot landscaping strip requirement due to site constraints and instead is proposing a landscaping strip that would vary but in no case be less than 1 foot wide. Engineering Design Exception The project applicant is seeking approval of the following Engineering Design Exeception Buildings A and B Driveway Width Variance Request: The applicant is requesting a design criteria variance for the shared driveway between Building A and Building B. The driveway is proposed at 70 feet in width. The maximum allowable width for commercial driveways is 42 feet per City criteria. The purpose for the additional width is to accommodate truck turning radius in and out of the driveway, as this is the only full movement driveway proposed on the S. Kelly Road frontage. The driveways are not shown as complying with City Standard Drawing 3.11, as they are are shown as being level with the street and not having a driveway approach FirstCarbon Solutions 4

5 apron. This design alternative has implications for the design of street drainage and accessibility and requires a design exception. 1.4 Required Approvals and Intended Uses The proposed project requires the following discretionary approvals from the City of American Canyon: Use Permits (5 total; 1 for each building proposed for entitlement) Tentative Subdivision Map Variances (2 total; see previous discussion) Engineering Design Exception (2 total; see previous discussion) Design Review 1.5 Environmental Review Potential Environmental Effects The EIR will evaluate whether the proposed project may potentially result in one or more significant environmental effects, which will be evaluated in the relevant EIR sections listed below. Aesthetics, Light, and Glare Air Quality/Greenhouse Gas Emissions Biological Resources Cultural Resources Geology, Soils, and Seismicity Hazards and Hazardous Materials Hydrology and Water Quality Land Use Noise Public Services and Recreation Transportation Utility Systems Effects Found Not To Be Significant 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. Agriculture and Forest Resources The project site contains undeveloped land and is not used for either agricultural or timber production activities. The California Department of Conservation Farmland Mapping and Monitoring Program classifies the project site as Farmland of Local Importance, which is not considered Important Farmland by the CEQA Guidelines. Additionally, the project site is zoned Business/Industrial Park, which is a non agricultural and non forest land use designation, and is not encumbered by a Williamson Act contract. This condition precludes the possibility of adverse impacts to agricultural and forest resources. FirstCarbon Solutions 5

6 Mineral Resources The project site contains undeveloped land and does not support mineral extraction operations. Neither the State nor the designates the project site as a location of known mineral deposits. These conditions preclude the possibility of a loss of mineral resources of statewide or local importance. No impacts would occur. Population and Housing The proposed project would develop new industrial or commercial uses on the project site; no residential uses are proposed. As such, no direct population growth would occur. Additionally, the project site does not contain any existing dwelling units, which precludes the possibility of displacement of existing residents. No impacts would occur. 1.6 Scoping Meeting A public scoping meeting will be held on Monday, December 15, 2014 starting at 1:30 p.m., at the following location: American Canyon City Hall Oat Hill Conference Room, Second Floor 4381 Broadway Street American Canyon, CA At this meeting, 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. FirstCarbon Solutions 6

7 ! Project Site Lake Hennessey Lake Berryessa }þ 128 }þ 128!"#$ 505 }þ 12 Vacaville Text }þ 121 Napa Napa County Solano County }þ 116 Sonoma County Napa County }þ 121! Project Site }þ 12!"#$ 80 Fairfield Suisun City Napa River }þ 29 American Canyon Vallejo Montezuma Slough Novato }þ 37!"#$ 680 Benicia San Anselmo San Rafael Larkspur Mill Valley San Pablo Richmond Pinole El Cerrito Albany!"#$ 80 Hercules!"#$ 780 Carquinez Strait }þ 4 Briones San Pablo Reservoir Reservoir Orinda Contra Costa County Martinez Lafayette }þ 24 Pleasant Hill Walnut Creek Concord Sacramento River West Pittsburg Source:Cens us 2000Data,TheCaSIL,FCSGIS2013. I /2014 1_regional.mxd Miles Exhib it 1 RegionalLocationMap CITYOFAMERICANCANYON NAPAAIRPORTCORPORATECENTERPROJECT NOTICEOFPREPARATION

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