Department of Community Development Lori A. Moss, Director Divisions Building Permits & Inspection Code Enforcement County Engineering Economic Development & Marketing Planning & Environmental Review [CLICK HERE - DATE OF NOP] TO: ALL INTERESTED PARTIES DEPARTMENT OF COMMUNITY DEVELOPMENT Planning and Environmental Review Division DRAFT NOTICE OF PREPARATION SUBJECT: NOTICE OF PREPARATION OF A DRAFT ENVIRONMENTAL IMPACT REPORT FOR West Jackson Highway Master Plan (Control Number: PLNP2008-00240) Sacramento County will be the CEQA Lead Agency for preparation of an Environmental Impact Report (EIR) for a project known as WEST JACKSON HIGHWAY MASTER PLAN. This Notice of Preparation has been sent to responsible and trustee agencies and involved federal agencies pursuant to Section 15082 of the CEQA Guidelines. Agencies should comment on the scope and content of the environmental information that is germane to the agencies statutory responsibilities in connection with the proposed project. Due to the time limits mandated by State law, your response must be sent at the earliest possible date, but not later than 30 days after receipt of this notice. The project description, location, and the probable environmental effects are contained in the attached materials and may also be viewed online at: http://www.per.saccounty.net. Please send your Agency s response to this Notice to: Catherine Hack, Environmental Coordinator Department of Community Development Planning and Environmental Review Division 827 7 th Street, Room 220, Sacramento, CA 95814 or via e-mail at: DERA@saccounty.net. Your response should include the name of a contact person in your agency. Agencies with specific questions about the project should contact Michelle Nagao, Environmental Review Project Manager, at (916) 874-7914 for further information. 827 7 th Street, Room 220 Sacramento, California 95814 phone (916) 874-6141 fax (916) 874-7499 www.per.saccounty.net
PROJECT TITLE: WEST JACKSON HIGHWAY MASTER PLAN CONTROL NUMBER: PLNP2008-00240 PROJECT PROPONENT(S): Owners: Teichert Land Co. Attn: Norm Eilert Applicants: Stonebridge Properties, LLC Attn: Mike Isle Architect/Engineer: Wood Rodgers (Engineer) Attn: Tim Crush Granite Construction Company, a California Corporation Attn: Scott Wolcott Granite Construction Company, a California Corporation Attn: Kevin Molloy SWA (Landscape Architect) Attn: Sean O Malley PROJECT DESCRIPTION AND LOCATION: The proposed Project is located along State Route 16 (Jackson Highway) in generally the geographic center of Sacramento County (Plate NOP-1). The Project boundaries are generally Jackson Highway, Kiefer Boulevard and Goethe Road to the north, portions of Elder Creek Road and Florin Road to the south, the City of Sacramento to the west and Excelsior Road to the east (Plate NOP-2). The Project site has various land uses and is currently designated by the Sacramento County General Plan as the following: General Agriculture (1,712± acres), Agricultural-Urban Reserve (1,727± acres), Extensive Industrial (2,379± acres), Intensive Industrial (72± acres), Commercial & Offices (16.8± acres), and Public/Quasi-Public (4± acres). Notice of Preparation NOP-2 PLNP2008-00240
Plate NOP-1: Project Location in Sacramento County = Project Location Notice of Preparation NOP-3 PLNP2008-00240
Plate NOP-2: West Jackson Highway Master Plan Project Boundary Notice of Preparation NOP-4 PLNP2008-00240
REQUESTED ENTITLEMENTS: 1. A General Plan Amendment to: a. Amend the Urban Policy Area (UPA) boundary south and east to include the approximately 5,913± acre West Jackson Highway Master Plan area as depicted in Plate NOP-3: Urban Policy Boundary Amendment Exhibit. Note: Approximately 69.3 acres of the Master Plan Area is currently within the UPA. b. Amend the General Plan, including the Land Use Element, Land Use Consistency Matrix, and Land Use Diagram, to add a West Jackson Highway Master Plan Combining Land Use Designation. c. Amend the Land Use Diagram to apply the West Jackson Highway Master Plan Combining Land Use designation to the entire 5,913± acre Plan Area, as depicted in Plate NOP-4: Land Use Diagram Amendment Exhibit. d. Amend the Land Use Diagram to change the specified land use designations within District 1 (New Brighton) and District 2 (Granite) Area plans (4,890.8± acres) from Commercial & Offices (16.8± acres), Cemetery, Public & Quasi-Public (4.4± acres), Intensive Industrial (72.1± acres), Extensive Industrial (2,379.6± acres), General Agriculture (1,713.3± acres) and Agricultural Urban Reserve (1,722.2± acres), to Low Density Residential (1,756.5± acres), Medium Density Residential (163.9± acres), Mixed Use (89.5± Acres), Commercial & Offices (1,297.8± acres), Recreation (1,418.9± acres), Cemetery, Public & Quasi Public (32.7± acres), Intensive Industrial (44.7± acres), Extensive Industrial (164.9± acres), General Agriculture (688.7± acres) and Agricultural-Urban Reserve (255.7± acres) as shown in Plate NOP-4. Note: Amendments to the Land Use Diagram listed above will not affect the designation of the existing Aggregate Resource Area (ARA) Overlay, which will remain in place. e. Amend the Transportation Diagram to reflect proposed roadway alignments as shown in Plate NOP-5: Transportation Diagram. f. Amend the Bicycle Master Plan to reflect proposed trail alignments as shown in Plate NOP-6: Bicycle Master Plan Diagram. g. Amend the General Plan including the Land Use Diagram, to include a Mixed Use Land Use Designation. 2. A Community Plan Amendment to: a. Amend the Cordova Community Plan to add a West Jackson Highway Master Plan Overlay and apply it to the 1,114.3± acres of the Master Plan area located within the boundaries of the Cordova Community Plan, as depicted in Plate NOP-7: Community Plan Amendment Exhibit. b. Amend the Cordova Community Plan land use designation of the parcels located within the District 1 and District 2 Area Plans (1,114.3± acres) from Permanent Agriculture (AG-20) (73.1± acres), Limited Commercial (3.3± acre), Light Industrial (58.3± acres), Heavy Industrial (286.3± acres), and Industrial Reserve (657.6± acres) and Major Roads (35.7± acres) to West Jackson Highway Master Plan as shown in Plate NOP-7. Note: Amendments to the land use designations listed above will not affect the designation of the existing Surface Mining Combining Zone, which will remain in place. c. Amend the Vineyard Community Plan to add a West Jackson Highway Master Plan Overlay and apply it to the 3,777.1± acres of the Master Plan area located within the boundaries of the Vineyard Community Plan, as depicted in Plate NOP-7. Notice of Preparation NOP-5 PLNP2008-00240
d. Amend the Vineyard Community Plan land use designations of the parcels located within the District 1 and District 2 Area Plans (3,777.1+ acres) from Permanent Agriculture (AG-20) (38.7± acres), Permanent Agriculture (AG-40) (39.4±+ acres), Permanent Agriculture (AG- 80) (1,065.2± acres), Permanent Agriculture (AG-160) (912.6± acres), Agricultural Residential-1 (AR-1) (95.3± acres), Agricultural Residential-2 (AR-2) (30.7± acres), Shopping Center (SC) (13.5± acres), Light Industrial (LI) (500.6± acres), Heavy Industrial (HI) (658.5± acres), and Industrial Reserve (IR) (1,375.9±) to West Jackson Highway Master Plan as shown in Plate NOP-7. Note: Amendments to the land use designations listed above will not affect the designation of the existing Surface Mining Combining Zone, which will remain in place. 3. Adoption of the West Jackson Highway Master Plan for approximately 5,913± acres as shown in 4. Plate NOP-8: West Jackson Highway Master Plan Proposed Land Use Plan Exhibit. 5. Adoption of the District 1 Area Plan including a Land Use Diagram, Design Guidelines, and Development Standards. 6. Adoption of the District 2 Area Plan including a Land Use Diagram, Design Guidelines, and Development Standards. 7. A Rezone to change the zoning designations within designated properties to Special Planning Area, as shown in Plate NOP-9: Rezone Exhibit. 8. Adoption of an Affordable Housing Plan for the West Jackson Highway Master Plan Area. 9. Adoption of an Affordable Housing Plan for the District 1 Area Plan. 10. Adoption of an Affordable Housing Plan for the District 2 Area Plan. 11. Adoption of a Development Agreement for the District 1 Area Plan by and between the County of Sacramento and Teichert Land Co. 12. Adoption of a Development Agreement for the District 2 Area Plan by and between the County of Sacramento and Granite Construction Company. 13. Adoption of a Public Facilities Plan for the West Jackson Highway Master Plan Area. 14. Adoption of a Water Supply Master Plan Amendment: Amends the existing Zone 40 Water Supply Master Plan to include provision of water service to the West Jackson Highway Master Plan Area. Requires Sacramento County Water Agency Board of Directors approval. 15. Approval of a Water Supply Assessment for the West Jackson Highway Master Plan. Required by the California Water code to link land use and water supply planning activities. Requires Sacramento County Water Agency Board of Directors approval. In addition to the above listed entitlements, separate annexation requests to LAFCo will include: 1. Sphere of Influence Amendment (SOIA) and concurrent Annexation to County Service Area (CSA) 10 or creation of a new CSA. Note: a separate subsequent action may be required by the County Board of Supervisors to establish a Benefit Zone, to implement funding and service provisions. 2. Annexation into Sacramento Regional County Sanitation District (SRCSD). 3. Annexation into Sacramento Area Service District (SASD). Notice of Preparation NOP-6 PLNP2008-00240
WEST JACKSON HIGHWAY MASTER PLAN Plate NOP-3: Urban Policy Boundary Amendment Exhibit Notice of Preparation NOP-7 PLNP2008-00240
WEST JACKSON HIGHWAY MASTER PLAN Plate NOP-4: Land Use Diagram Amendment Exhibit Notice of Preparation NOP-8 PLNP2008-00240
Plate NOP-5: Transportation Diagram Notice of Preparation NOP-9 PLNP2008-00240
Plate NOP-6: Bicycle Master Plan Diagram Notice of Preparation NOP-10 PLNP2008-00240
Plate NOP-7: Community Plan Amendment Exhibit Notice of Preparation NOP-11 PLNP2008-00240
WEST JACKSON HIGHWAY MASTER PLAN Plate NOP-8: West Jackson Highway Master Plan Proposed Land Use Plan Exhibit Notice of Preparation NOP-12 PLNP2008-00240
Plate NOP-9: Rezone Exhibit Notice of Preparation NOP-13 PLNP2008-00240
ENVIRONMENTAL/LAND USE SETTING: The Plan Area is mostly comprised of existing and former mining properties as mining activities have dominated the landscape since the 1930 s, the Plan Area is not highly developed. The remaining land uses within the Plan Area are comprised of a mixture of rural residential, institutional, agricultural and industrial properties. Refer to Plate NOP-10 for an aerial photo (dated 2011) of the Plan Area. Of the entire 5,913± acres of the Plan Area, the applicants collectively own 4,079± acres Teichert owns 3,106± acres and Granite owns 1,063± acres. Thus, the applicant controlled properties represent 69% of the total Plan Area acreage. The properties owned by the applicants primarily include aggregate mining sites used for sand and gravel extraction, many of which have already been reclaimed. Although most of the mining is complete, some of the Project Applicants properties continue to support various mining related activities. As a result of the existing and former mining operations, the Plan Area is characterized by varied topography and a series of drying beds and aggregate wash ponds used in conjunction with the mining operations. The varied topography includes mining pits up to 30 feet deep (i.e., large holes in the ground) and some mining pits have been raised and compacted to be within five feet of existing grade. The mining areas also contain assorted electrical transmission lines and public utilities, as well as a portable conveyor belt system. The conveyor belt system transports raw aggregate material to the Teichert Perkins Plant just northwest of the Plan Area, as well as to the Granite facility located at the northeast corner of Kiefer Boulevard and Bradshaw Road. The mined areas are relatively devoid of native vegetation due to on-going operational activities. Existing trees are limited, except for what has been planted to screen the mining operations from the roadways and surrounding land uses. Natural water bodies within the Plan Area include Morrison Creek and Elder Creek. Morrison Creek essentially bisects the Plan Area, entering the Plan Area from the northeast at Kiefer Boulevard and exits the Plan Area at Hedge Avenue, along the western boundary of the Plan Area. Native vegetation remains along the undisturbed portions of Morrison Creek located between Jackson Highway and Bradshaw Road. The portion of Morrison Creek located between Hedge Avenue and Mayhew Road has been reconstructed and contains restoration plantings within the creek channel. Elder Creek passes through the Plan Area at the intersection of Excelsior Road and Jackson Highway and exits the Plan Area on the most southwestern side, just south of Elder Creek Road; this portion of Elder Creek has not been disturbed. Many wetlands are located within the Plan Area. There is one large wetland complex on the east side of Bradshaw Road, between Kiefer Boulevard and Jackson Highway. Another wetland complex is also located east of Bradshaw Road, between Jackson Highway and Elder Creek Road. Mather Airport is located just north/northeast of the Plan Area. The runways of Mather Airport are located at the northern boundary of the Plan Area (refer to Plate NOP-10). Mather Airport is the former Mather Air Force Base and is now primarily used as an air cargo facility and business park (largely aviation services). Just east of the Plan Area, on the east side of Excelsior Road, north of Jackson Highway is the Sacramento Raceway. Events at the Sacramento Raceway include drag racing and Motocross. The Plan Area is located within the unincorporated portion of Sacramento County and is located adjacent to the City of Sacramento and City of Rancho Cordova. Existing and proposed urban development surrounds the Plan Area. Plate NOP-11 is a context map that shows these various developments. West of the Plan Area are Industrial uses within the boundaries of the City of Sacramento; however, it should be noted that in 2008 the City of Sacramento adopted a new General Plan which designates this area for new residential, commercial and employment land uses. Just Notice of Preparation NOP-14 PLNP2008-00240
north of the Plan Area is a residential neighborhood known as the Rosemont community. The land north of the Plan Area is almost entirely built out. Agricultural residential uses are located south of the Plan Area; however, this area is a part of the previously approved Florin-Vineyard Gap Community Plan which consisted primarily of rezones from agricultural/agricultural-residential land uses to low density residential land uses. Further south is the North Vineyard Station Specific Plan that also primarily consists of rezones from agricultural-residential to low density residential land uses. The lands east of the Plan Area are largely comprised of agricultural-residential land uses, but are now proposed for future development similar to the proposed Project in concurrent applications known as NewBridge (County Control Number PLNP2010-00081), Jackson Township (County Control Number PLNP2011-00095) and Mather South (County Control Number PLNP2013-00065). These proposed large master plan projects are shown on Plate NOP-11. Notice of Preparation NOP-15 PLNP2008-00240
Plate NOP-10: Aerial Photo (dated 2011) of the West Jackson Highway Master Plan Project Area Notice of Preparation NOP-16 PLNP2008-00240
WEST JACKSON HIGHWAY MASTER PLAN Comment [TAS1]: I m a little hesitant to use this because it s incorrect. Cordova Hills (as approved) does not include the flag shape on top. We can create a similar exhibit using the GIS files we have. Plate NOP-11: Context Map Notice of Preparation NOP-17 PLNP2008-00240
PROBABLE ENVIRONMENTAL EFFECTS/EIR FOCUS: The analysis in the EIR will describe existing conditions, describe the legal and regulatory framework relevant to the proposed Project, describe standards of significance to be used in analysis, and describe analysis methodologies. A review of the proposed project and of the environmental resources in the study area has resulted in the identification of the following potential areas of environmental effects: Aesthetics Proposed new development areas will be analyzed for their effect on the views from surrounding properties and roadways. Agricultural Resources Areas of active agricultural use, designated agricultural lands, and soil classification per the Farmland Mapping and Reporting Program (such as prime farmland) will be identified and analyzed within and adjacent to the project area. Air Quality Project related emissions analyzed may include, but are not limited to, toxic air contaminants, ozone precursors and particulates. The analysis will include discussions of emissions resulting from construction activities and emissions resulting from operational activities of the completed project. Where possible, emission will be quantified using the approved California Emissions Estimator Model (CalEEMod) to calculate criteria pollutants and greenhouse gas emissions (Climate Change). Other models may be used where appropriate. Biological Resources Biological resources such as wetlands, trees, and riparian habitat will be identified within the project area. The Project will be analyzed to identify where proposed changes may affect wildlife populations and their habitats, focusing on special-status species and their habitats. Climate Change Greenhouse gas emissions of the Project will be quantified and analyzed for the Project s cumulative impact to climate change. A discussion of the probable impacts to the project as a result of climate change will also be examined. Cultural/ Historical Resources The Project will be analyzed to determine the impact proposed development may have to cultural and historical resources. Geology, Soils and Mineral Resources The past mining operations have created a unique landform in this part of the County. The stability and suitability of the compacted soils of prior mining areas for the proposed type of land use will be analyzed. Erosion potential will also be considered. Hazards and Hazardous Materials Hazardous materials sites, if any, will be identified within and adjacent to the project area. Information will be gathered from databases maintained by the State of California s Department of Water Resources and Department of Toxic Substances Control and the County of Sacramento Department of Environmental Management. Hydrology and Water Quality Notice of Preparation NOP-18 PLNP2008-00240
Areas of flooding potential will be identified and drainage patterns will be examined within the watersheds affected by the project. The project will be analyzed for impacts to the existing hydrologic environment, as well as the existing hydrologic environment onto the project as proposed. The potential impacts of the Project on water quality will be examined, which includes construction-related impacts (e.g. erosion of exposed soil) and operational impacts (e.g. stormwater runoff and use of fertilizers/pesticides in the proposed urban farms). Land Use The proposed project will be examined to determine consistency with land use policies/ordinances/plans that have been adopted in order to avoid environmental effects. Land use compatibility between the proposed land uses within the Project plan area, as well as the compatibility of the plan area with the surrounding existing land use environment will also be analyzed. Noise The proposed uses of the Project that have the potential to generate noise will be identified as a new noise source and the noise impact will be analyzed in relation to existing and proposed sensitive noise receptors. An analysis of existing noise sources (such as Mather Airport and Sacramento Raceway) that have the potential to affect the proposed Project will also be included. In addition, this analysis will include modeling of noise generated by transportation sources, relying on data from the traffic study. Public Services The Project will be analyzed for its compatibility with existing public services. The analysis will determine what existing services may need to be extended to the Project plan area and the impact of such extension. This section will also identify any new public services that may result from project implementation and the impact of constructing new facilities or providing new service. Services analyzed may include, but are not limited to: schools (Elk Grove Unified School District), park services (County Regional Parks, Southgate and Cordova Park Districts), libraries, fire protection (Sacramento Metropolitan Fire District), police protection (Sacramento County Sheriff s Department) and public transit. Public Utilities The Project will be analyzed for its compatibility with existing public utilities. The analysis will determine what may be required to extend service to the Project area. Utilities analyzed may include, but are not limited to: water supply (Sacramento County Water Agency Zone 40 and Cal American Water Company), wastewater disposal and treatment (possible annexation to Sacramento Area Sewer District and Sacramento Regional County Sanitation District), energy services (Sacramento Municipal Utility District and Pacific Gas & Electric) and solid waste disposal (Kiefer Landfill). Transportation A Traffic Impact Study is being prepared that will examine the effects of proposed development on the existing and planned transportation network. The cumulative effect of the proposed Project and adjacent proposed master plan projects will also be analyzed. Pursuant to the CEQA Guidelines Section 15206, this is a project of statewide, regional or areawide significance and scoping meetings are required. Meetings between the applicant, County staff and interested residents/general public have been occurring and will continue to be ongoing throughout the preparation of the EIR. Thus, the above descriptions are not exhaustive, and other sections and discussions may be included if further research indicates that the inclusion is warranted. Notice of Preparation NOP-19 PLNP2008-00240
As the analyses progress and the extent of the impacts regarding the above categories are determined, appropriate CEQA alternatives will be included for analysis. INTENDED USES OF THE EIR: The Sacramento County Planning Commission and the Board of Supervisors will use the information contained in the EIR to evaluate the proposed project and render a decision to approve or deny the requested entitlements. Responsible agencies, such as the California Department of Fish and Wildlife, United States Fish and Wildlife Service, United States Army Corps of Engineers, California Regional Water Quality Control Board, and LAFCo may also use the EIR for planning/permitting purposes: Notice of Preparation NOP-20 PLNP2008-00240