Solano360 Vallejo City Council Public Hearing May 14, 2013 PROJECT - - PowerPoint PPT Presentation

Vallejo City Council Public Hearing May 14, 2013

Solano360

OVERVIEW

• PROJECT BACKGROUND AND HISTORY
• DRAFT SPECIFIC PLAN
• GENERAL PLAN AND ZONING AMENDMENTS
• ENVIRONMENTAL REVIEW
• DEVELOPMENT AGREEMENT
• PROJECT APPROVALS

BACKGROUND AND HISTORY

2000 – 2002 County, City and SCFA began to develop a common Vision for the Fairgrounds 2003 First Memorandum of Understanding (MOU) executed on Fairgrounds development 2003 – 2006 Solano County Fair Association (SCFA) issued RFP - Mills project proposed – residential village, retail, parkland, fairgrounds improvements 2008 Partnership established - County, City and SCFA Fairgrounds Vision process initiated 2009 County and City affirmed Guiding Principles and entered into second MOU 2009 County and City accepted Vision Report, began land planning process, conducted market study on the vision plan 2011 County and City amended MOU 2011 – 2013 Current process and development of the Draft Specific Plan and Draft EIR

SOLANO360 COMMITTEE/SUB-COMMITTEE

• Mayor Davis, Council member Gomes, Council member Sunga, 2 Board of

Supervisors members, 3 SCFA members

• Proposed Guiding Principles and Vision Report
• Received Market Study on the Vision Report (Gruen Gruen + Associates)

Revised Project Vision based on the Study

• Directed Draft Specific Plan, Draft EIR, Draft Fiscal Impact Analysis and Draft

Public Facilities Financing Plan Solano360 Sub-Committee: Council members Gomes and Sunga, Supervisor Spering, Fair Board member Falati

• Guided Project Team in developing the Draft Specific Plan and supporting

documents in accordance with the Vision and Market Study

• Provided recommendations to the Solano360 Committee

PROJECT TEAM

• City, County, SCFA staff
• Consultants:

Municipal Resource Group SWA Group, MacKay & Somps, Fehr & Peers Goodwin Consulting Group Michael Brandman and Associates

• Conducted additional outreach to entertainment development

community (RCH Group/A. Plescia Co./Stone Creek Partners)

• Prepared the Draft Specific Plan, Draft Fiscal Impact Analysis, Draft Public

Facilities Financing Plan and Draft Environmental Impact Report, Vesting Tentative Map

PUBLIC OUTREACH, REVIEW AND INPUT

• All documents, agendas and notifications were posted on Solano360

website

• 18 Solano360 Committee meetings were conducted, public input

solicited

• Project team also made presentations to the Board of Supervisors, City

Council and SCFA Board

• Monthly status reports provided to City, County and SCFA
• Board of Supervisors and SCFA Board conducted joint meeting in

December 2012

• City Council and Planning Commission joint meeting
• Planning Commission, City Council and Board of Supervisors hearings

SITE OPPORTUNITIES

• Underutilized 149 acre property in the middle of

northern California’s major metropolitan area

• Access and visibility from two major freeways;

265,000 cars pass by every day

• STA developing plans for transportation system

improvements in the immediate area

• Existing entertainment focus in the area – County

fair and events, and Six Flags Discovery Kingdom

CONSTRAINTS & CHALLENGES

• State funding for Fairs has been dramatically reduced;

horse racing revenue lost

• Existing Fair facilities are aging and do not meet today’s

standards for events

• Seasonal flooding in south and west portions
• f the site
• Peak period traffic congestion
• Parking requirements for the Fair and adjacent uses

KEY FEATURES OF THE PLAN

• Serves as the master plan for phased redevelopment of the Fair of the

Future

• Proposes approval of a plan for development of the private‐use areas
• Provides for entertainment‐based retail/commercial land uses on 18.8

acres

• Provides an opportunity for expansion of an existing and/or new

entertainment/theme park anchor on 30 acres

• Proposes a Creek Park as an iconic public gathering

place

• Retains existing parking and provides opportunities

for increased future parking

• Improves flood control measures on‐site and off‐site
• Provides pedestrian, bicycle, vehicular and transit facilities
• Improves quality of discharges to adjacent Lake Chabot
• Contributes funds toward key transportation improvements
• Provides 384 permanent full time and part time jobs, plus

construction jobs during all phases

• Provides net positive financial impact
• n the City and County
• Enhances the Solano County Fair

revenue base

KEY FEATURES OF THE PLAN, CONT’D.

VISION RECAP

• Generate revenues for Solano County and the

City of Vallejo, create jobs and ensure long-term economic sustainability

• Establish a unique place with an unmistakable

identity that serves as a destination for visitors as well as a pedestrian-friendly, community gathering place.

• Explore a mix of complementary land uses,

including retail, commercial, hospitality, recreational, residential, family and youth

• riented, educational and civic uses that

seamlessly integrate with the “Fair of the Future”.

• Explore increased physical connectivity and

synergy with Six Flags Discovery Kingdom, downtown Vallejo, the waterfront and other existing commercial operations.

• Provide pedestrian, bicycle, vehicular and transit

facilities that foster access to, from and within the site.

• Incorporate sustainable and green principles

in all aspects of the development.

Solano360 Vision

(Adopted 2009)

DRAFT SPECIFIC PLAN

The Plan:

• Serves as a flexible guide for

land use and infrastructure improvements, public and private investments, and long- term phasing, based on Vision principles

• Ensures consistency with the

City of Vallejo General Plan.

• Provides the basis for

environmental review and subsequent entitlements. Contents:

• Executive Summary
• Introduction
• Site and Context
• Land Use & Phasing
• Urban Design & Guidelines
• Transportation
• Public Infrastructure & Services
• Implementation & Administration
• Appendices for Technical

Studies

DRAFT SPECIFIC PLAN Supports future actions by the County and City as follows:

• County of Solano - serves as a master plan

for development of Public Purpose Areas.

• Public Purpose Areas consist of “Fair of the

Future”, associated open space, parking, transit, and roadways.

• Public Purpose Areas will be exempt from

City’s land use authority.

• City of Vallejo – serves as a Specific Plan/

Master Plan per Vallejo Municipal Code for Private Purpose Areas.

• Provides planning and design provisions for

private, revenue-generating mixed-use development, subject to the City’s land use authority.

• Private Purpose Areas require General Plan

Amendment and Zoning Map Amendment, processed concurrently with the Plan.

LAND USE Acres at Buildout Subtotals Public Areas Fairgrounds (Facilities, Waterway, Parking) 35.2 Creek Park 6.0 Open Space/Channel 17.9 Transit/North Parking Center 2.2 Shared Public Parking 24.7 Major Roads 14.3 Subtotal Public Areas 100.3 Private Development Areas Entertainment-Mixed Use (EMU) 18.8 Entertainment-Commercial (EC) 30.0 Subtotal Private Areas 48.8 TOTAL 149.1 149.1

LAND USE PROGRAM

Acres

Building and Parking Structure Square Feet

Housing Units Parking Stalls Public Development Areas

Fairgrounds 35.2 149,500 775 Transit/North Parking Center Bus Docking 1.1 Transit/North Parking Center Parking Structure 1.1 121,600 380 Shared Public Parking Structure 5.0 800,000 2,500 Shared Public Surface Parking 19.7 1,980 Creek Park (w/water feature) 6.0 Fairgrounds Channel (peripheral drainage) 17.9 Major Roads 14.3 73 SUBTOTAL FOR PUBLIC DEVELOPMENT AREAS

100.3 1,071,100 5,708

Entertainment Mixed Use (EMU) 18.8 327,571 804 EMU Parking Structure (included in EMU area) 320,000 1,000 Residential (included in EMU area)1 50 Entertainment Commercial (EC)2 30.0 n/a 750 SUBTOTAL FOR PRIVATE DEVELOPMENT AREAS

48.8 647,571 50 2,554 TOTALS

149.1 1,718,671 50 8,262

Table Notes:

• 1. Housing is allowed within EC or EMU as a Conditional Use Permit from the City of Vallejo (see land use policies).
• 2. Square foot totals do not include Entertainment Commercial uses, which may include both outdoor venues and buildings. EC parking assumes

750 onsite surface spaces and 1,250 Shared Public Parking spaces at build-out (see parking program).

• 3. Shared Public Parking serves the Fair and other entertainment venues; includes 19.7 acres of surface parking and a 5-acre (2,500 car) parking

structure (see parking program).

• Specialty Retail
• Outlet Retail Stores
• Specialty Entertainment Restaurants

and Bars

• Commercial Office
• Family Entertainment Centers
• Entertainment uses including theaters,

amusement centers, indoor and

• utdoor participant sports facilities
• Up to 50 Residential Units (EMU)
• Smaller Family Entertainment Centers

(EMU)

• Larger Destination Amusement or

Theme Park (EC)

EXAMPLES OF PERMITTED USES

Phas hase 1a e 1a Phas hase 1b e 1b

Phas hase 2 e 2 Phas hase 3 e 3

Issues Criteria Goals

• Attract new visitors
• Space for new, large

events

• Program 7 days per week

throughout the year

• Visibility from highways
• Sufficient parking
• Flexible/expandable

event space

• Easy way-finding
• Security without

‘barriers’

• Exhibition Hall

integration

• Circulation
• Parking proximity
• Temporary Fencing

FAI AIRGROUNDS DS

Buildout Buildout

Issues Criteria Goals

• Large, flexible, space
• Easy pedestrian flow to
• utdoor space
• High visibility from

highway

• 50,000 net sf of

exposition space, expandable to 100,000 net sf

• Single span structure
• High ceilings
• Standard booth layouts
• Easy loading
• Flexible utility layout
• Access
• Loading
• Maintenance

EX EXPOSI POSITIO TION N HA HALL

Ex Expo Ha Hall – So South th El Elevati tion (tow toward rd Ne New Concours rse, Midway/A /Arr rrival Pl Plaza za) Ex Expo Ha Hall – No Nort rth El Elevati tion (tow toward rd existi ting Concours rse/SR /SR 37)

View at t Main Ga Gate/ te/ Arr rrival Pl Plaza za View at t Midway/ So South th Ed Edge

CHAPTER 4 URBAN DESIGN AND GUIDELINES Provides Design Provisions for Future Users

• Architectural Building Design Standards

 Design Elements and Details  Building Height  Roofing Materials  Siding Materials  Massing

• Site Design and Parking
• Landscaping
• Lighting
• Signage

Creek Park

• Recreational Amenity
• Detention Basin
• Irrigation Source

CHAPTER 6 PUBLIC INFRASTRUCTURE AND SERVICES

Stormwater Summary

• Existing Conditions

– Regional Water Shed – Plan Area – Flooding

• Proposed Improvements

– Design Requirements – Regional Flood Control – Onsite Stormwater Management

• Vision Plan to Specific Plan: Flood Control

Existing Conditions: Regional Water Shed

• Lake Chabot water shed is about 4,600 acres (per VSFCD master plan)

Existing Conditions: Plan Area

• Solano360 is about 150 acres (3% of

the regional watershed)

• Historic creeks within the Plan Area:

– North Rindler Creek (pipe) – Central Rindler Creek – South Rindler Creek – Blue Rock Springs

• Fairgrounds Channel: collects runoff

from three of the creeks and discharges into Lake Chabot

• Topography: the Plan Area generally

slopes from northeast to southwest with low ground elevations along Fairgrounds Dr. and around horse stables

Existing Conditions: Flooding

• VSFCD Master Plan

– Identifies existing flood conditions within the vicinity of the Plan Area – Specifies design criteria for flood control improvements (flow rate, water elevation, etc.)

• FEMA Map

– Illustrates the extent of existing flooding

Note: The VSFCD master plan evaluates flooding within the Plan Area and within the Newell Mobile Home Park as separate projects, but connected by the Fairgrounds Channel. Improvements within the Plan Area can only help reduce flooding in the mobile home park. To eliminate flooding within the mobile home park separate improvements would need be implemented within the park itself.

Existing Conditions: Flooding (continued)

• Primary Cause

– Runoff generated from 3,300 acres

• ffsite/upstream of Plan Area

– Inadequate conveyance systems (channels/culverts) through Plan Area

• Effect

– Stormwater overtops the channel banks and spills onto the adjacent low lying ground

Proposed Conditions: Design Requirements

• VSFCD Master Plan
• VSFCD Design Standards
• RWQCB Water Quality Permit (MMRP – Provision C.3)

Proposed Improvements: Regional Flood Control

• Enlarge channel along existing

alignment

– Existing: 40’ to 60’ wide – Proposed: 110’ to 180’ wide

• Widen culvert under Fairgrounds Drive

– Existing: 30’ wide – Proposed: 60’ wide

• Raise portions of the existing ground

surface within the Plan Area

– Existing low areas: El. 83’ to 87’ – Proposed: El. 87’ min.

Note: Proposed maximum water surface elevation in channel at Blue Rock Springs confluence is 86’ per VSFCD master plan. Preliminary engineering calculations supporting the proposed channel design were submitted to VSFCD.

Proposed Improvements: Onsite Stormwater Management

• Onsite collection/conveyance system
• Water Feature (multi-purpose)

– Detention basin (reduce peak flows) – Harvest rainwater (reuse for irrigation) – Non-potable irrigation – Plan Area amenity

• Water Quality

– Bioretention swales – Rain gardens – Other improvements allowed by the MRP

Note: Onsite stormwater is treated by filtering it through landscaping and soil prior to it entering the storm drain system.

Vision Plan to Specific Plan: Flood Control

• Vision Plan:

– Enlarge channel along existing alignment – Construct onsite water feature/detention basin – Divert high flows from Central Rindler Creek through onsite water feature

• Specific Plan:

– Enlarge channel along existing alignment – Construct onsite water feature/detention basin

• Modifications:

– Incremental increase in proposed channel width due to eliminating diversion of Central Rindler Creek – Reduced water feature footprint

• Reasons for modifications:

– Ecological/Biological permitting associated with diversion of jurisdictional water – Potential development setback constraints – Access from fair to parking lot – Construction costs – Construction phasing – Maintenance

GENERAL PLAN AND ZONING AMENDMENTS

GENERAL PLAN AMENDMENT

• Land Use Map Designation

 Existing: Community Park-Open Space  Proposed: Commercial Recreation

• General Plan Text

 Various References to Solano360

Specific Plan

ZONING AMENDMENTS

• Zoning Map

 Existing: Public and Quasi-Public

Facilities

 Proposed: MUPD

• Zoning Code Text Amendment

 Chapter 16.116

• Unit Plan Requirement

 Solano360 Implementation Committee

ENVIRONMENTAL REVIEW

ENVIRONMENTAL REVIEW

 CEQA Requirements  Lead Agency – Solano County  Responsible Agency – City of Vallejo  Specific Plan, General Plan Amendment, Zoning

Amendment

CEQA Milestones

 Notice of Preparation Released: September 9, 2011  Scoping Meeting: September 22, 2011  Draft EIR Release: November 9, 2012  Draft EIR Comment Sessions: November 15, 2012

and December 11, 2012

 End of Public Review Period: January 10, 2013  Certified by the County Board of Supervisors:

February 26, 2013

EIR Summary

 The EIR consists of:

Project Description 12 topical sections (e.g., Aesthetics, Light, and Glare; Air Quality; Hydrology and Water Quality; Noise; Public Services; Transportation/Traffic; and Utility and Service Systems) Alternatives Analysis (three alternatives were evaluated) Cumulative Effects Technical Appendices

EIR Conclusions

 EIR found that:

Project is consistent with all applicable provisions of the City of Vallejo General Plan and Municipal Code, as proposed to be amended. Project is compatible with surrounding land uses. Nearby sensitive receptors would not be exposed to unhealthful levels of air pollution from project. Adequate public services and utilities exist to serve project. Project would result in significant and unavoidable air quality and traffic related impacts; project contributes its proportional share of the cost of traffic improvements.

EIR Conclusions (Cont.)

 All impacts can be mitigated to a level of less than

significant, with the exception of the following:

Air Quality Plan Consistency Freeway Traffic and Cumulative Freeway Traffic Intersection Operations and Cumulative Intersection Operations

 Statement of overriding considerations required.

Key Mitigation Measures

 Key Mitigation Measures

Air emissions reduction measures Exceed Title 24 energy requirements by at least 15% Air pollution control measures during construction Wetland protection measures related to Rindler Creek restoration efforts Greenhouse gas emissions reduction measures Water pollution prevention measures

Key Mitigation Measures (Cont.)

 Key mitigation measures

Noise exposure reduction measures Crime prevention measures Traffic impact fees for improvements Funding contribution toward I-80 Express Lanes project Phase 1 (Option a): Proportional share funding contribution for widening of westbound leg of Redwood Street at Fairgrounds or (Option b): allocate funds equivalent to Option (a) toward ultimate improvements at Fairgrounds/Redwood Parkway interchange

Key Mitigation Measures (Cont.)

 Key mitigation measures

Traffic impact fees for improvements (cont.) Event management plan Phase 2: Contribute funds toward construction of Redwood Parkway/Fairgrounds Drive improvement project at the two interchanges proportional to project’s share of total future traffic in 2035 Phase 3: Adjust signal timing of intersection of Fairgrounds Drive/Whitney Lane

CERTIFICATION

 Final EIR prepared with responses to comments  Final EIR was made available to comment authors 10 days

prior to the Board of Supervisors hearing on the EIR

 Final EIR was certified by the Board of Supervisors on

February 26, 2013

 Findings of Fact and Statement of Overriding

Considerations Adopted

 Mitigation Monitoring and Reporting Program Adopted

PROJECT FINANCING

53

Financing Strategy

• Private development fair share of Project roads, utilities and
• ther infrastructure is proposed to be funded through a

community facilities district, payable by future tenants.

• Private development will pay impact fees to the City and other

agencies for area-wide improvements and facilities.

• Analysis indicates that the private development one-time fees

and annual CFD payments are within acceptable parameters.

• Public area share of financing for Project roads, utilities, other

infrastructure and Fair facilities will be funded through County issuance of Capital Appreciation Bonds and Certificates of Participation.

DEVELOPMENT AGREEMENT

• Agreement Between City and County
• Provides assurance to County that project may proceed in

accordance with existing policies, rules and regulations, subject to certain conditions of approval.

• Vests County’s rights to project described in the Plan; clarifies

Public Purpose Areas are exempt from City land use authority.

• Obligates the County to develop the Project during the 50 year

term of the Agreement, establishes a schedule for infrastructure improvements.

• Establishes the Solano360 Implementation Committee.
• Confirms City agreement to work with the County regarding

reversionary interest.

DEVELOPMENT AGREEMENT

• Establishes a revenue sharing agreement
• Ensures that City’s costs of providing services to the Project are

recovered and that the City contributes only a portion of certain revenues from the Project

• Requires the County to indemnify the City
• Obligates City to process development applications and charge fees in

accordance with the Plan

• Reserves the City’s right to modify and apply certain construction

standards

• Provides for an annual review of the Project

DEVELOPMENT AGREEMENT, (CONTINUED)

Summary of Revenue-Sharing Provisions in the Development Agreement

• Sufficient revenue is retained by the City to pay for the cost of new City services provided to the

project.

• City and County contribution of revenue generated from the project is necessary to redevelop

the site, due to high infrastructure costs.

• Revenue sharing will also help to recover the County’s cost of entitling the project.
• The amount of City revenue shared will be proportional to the City’s share of the overall revenue

generated by the project, which is approximately 20% of total projected revenue.

• As development occurs on the site, Property Tax, Sales Tax, Utility User Tax and Business License

Tax revenues will increase. A percentage of these four new revenues will be shared with the County.

• The amount of revenue sharing that occurs will be based upon the actual amounts of these four

revenues received by the City, and will be calculated annually.

• The percentage of the revenue shared varies over the life of the project, in order to ensure that

the City’s new costs to serve the project will be fully covered.

Year(s) Percentage of Four Revenues Shared 1-2 63% 3 63% 4-9 97% 10-30 55% 31-50 24%

• Other revenues received by the City are not shared, including Measure B Sales

Tax, Transient Occupancy Tax, Franchise Fees and Public Safety Sales Tax.

• Net revenue to the City, after covering City costs of municipal service and revenue

sharing are projected to be positive:

Year(s) Average Annual Net Revenue after City Services and Revenue Sharing Total Net Revenue after City Services and Revenue Sharing 1-2

• 3

$1,719 $1,719 4-9 $69,797 $420,503 10-30 $173,396 $3,641,310 31-50 $1,080,335 $21,606,703 Total $25,668,517

• Project cash flows, market conditions and revenue sharing percentages will be

reviewed by City and County before Phase 2 Project Financing occurs.

Summary of Revenue-Sharing Provisions in the Development Agreement ,(Cont’d.)

PROJECT APPROVALS

Solano County Board of Supervisors – February 26, 2013

1. Adopted the Specific Plan as the Master Plan for the County Public Purpose Area 2. Certified the Environmental Impact Report for the Master Plan  Adopted Findings of Fact and Statement of Overriding Considerations  Adopted the Mitigation and Monitoring Reporting Program

City Planning Commission – April 29, 2013

1. Recommended Forwarding Specific Plan, General Plan and Zoning Amendments to City Council for Adoption and Development Agreement for Approval 2. Approved Vesting Tentative Map

Staff Recommendation

CITY COUNCIL

• Adopt Resolutions:
• 1. Adopt General Plan Amendment
• 2. Adopt Specific Plan
• 3. Adopt Zoning Amendments
• 4. Approve Development

Agreement