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  Shadelands Gateway Specific Plan (Proposed)
Application No. Y11-056 (Shadelands Gateway Specific Plan) and
Application No. Y12-071 ("The Orchards" development proposal)
Applicant: Deborah Karbo
Property Development Centers LLC
5918 Stoneridge Mall Rd.
Pleasanton, CA 94588
T: 925.738.1241
F: 925.738.1206
E: deb.karbo@pdcenters.com
Staff: Ethan Bindernagel, Sr. Planner
T: 925.943.5899 x2250
F: 925.256.3500
E: bindernagel@walnut-creek.org
Owner: Safeway Stores 71, Inc.
1371 Oakland Bl, Suite 200
Walnut Creek, CA 94596
Staff: Laura Simpson, Principal Planner
T: 925.943.5899 x2236
F: 925.256.3500
E: simpson@walnut-creek.org

Notice of Public Hearings

Walnut Creek Planning Commission
Public Hearing for Tentative Map
Thursday, July 24, 2014 at 7:00 p.m.

The meeting will be held in the Council Chamber at Walnut Creek City Hall (1666 N. Main Street).

The attachments to the Staff Reports and the Agendas for each meeting are available on the City's Public Hearings webpage. 


Final Environmental Impact Report (FEIR) - (SCH # 2013062040)
The FEIR was filed with the State Clearinghouse in Sacramento on Friday, May 9, 2014, and was made available to the public for review on Monday, May 12, 2014. 

The City is providing links to the FEIR below; however, the sheer size of the FEIR required separating the document electronically into four PDFs to facilitate downloading.  City staff has posted a low-resolution version of the Final EIR, which may slightly compromise print quality.  

Hard copies of the Final EIR, as well as electronic copies of the Draft EIR, Appendices, and all Attachments are available at the following locations: a) 2nd Floor of City Hall - 1666 N. Main Street; b) Walnut Creek Library - 1644 N. Broadway; c) Ygnacio Valley Library - 2661 Oak Grove Road.

•  Final EIR - pages 1 - 260
•  Final EIR - pages 261 - 402
•  Final EIR - pages 403 - 554
•  Final EIR - pages 555 - 658
•  Mitigation Monitoring and Reporting Program


Draft Environmental Impact Report (DEIR)
The DEIR was filed with the State Clearinghouse in Sacramento on Monday, January 6, 2014, and was assigned the following State Clearinghouse number: 2013062040.

In order to facilitate online access to the 604-page DEIR, City staff has posted a low-resolution version of document on this site.  The lo-res setting may slightly compromise print quality.  However, hard copies of the DEIR are available at City Hall on the 2nd Floor.

• Shadelands Gateway Specific Plan Draft Environmental Impact Report  (Appendices linked separately below)

Appendix A - Notice of Preparation and Comments
Appendix B - Air Quality and Greenhouse Gas Emissions
Appendix C - Biological Resources
Appendix D - Cultural Resources
Appendix E - Geotechnical
Appendix F - Hazards & Hazardous Materials
Appendix G - Hydrology & Water Quality
Appendix H - Noise
• Appendix I - Public Services
• Appendix J - Traffic
Appendix K - Urban Decay
Appendix L - Final Draft Specific Plan (provided below)

The 45-day comment period for the Draft EIR closed on Thursday, February 20, 2014.  If you have questions related to the environmental report, please contact:
Ethan Bindernagel, AICP
Senior Planner
Planning Division, 2nd Floor
1666 N. Main Street
Walnut Creek, CA 94596
(925) 943-5899 x2250
bindernagel@walnut-creek.org

If you decide to challenge in court the environmental document or other actions of the City pertaining to the Project, you may be limited to raising only those issues addressed at the public hearings described above or in written correspondence received by the City of Walnut Creek, Community Development Department at or prior to those hearings.  For further information please contact Ethan Bindernagel, Senior Planner at (925) 943-5899 x2250, or via email at
Bindernagel@walnut-creek.org.


Final Public Draft of the Shadelands Gateway Specific Plan
[Please note that City staff has broken the document into 7 parts -- one PDF for each chapter (1-6), and one PDF for the appendices -- to facilitate downloading and viewing online.]

Chapter 1 - Introduction and Background
Chapter 2 - Vision
Chapter 3 - Land Use, Development Policies and Design Guidlines
Chapter 4 - Transportation
Chapter 5 - Public Infrastructure and Services
Chapter 6 - Implementation
• Appendices 


Revised Concept Plans for "The Orchards at Walnut Creek"
Please note that, given the overly large size of the electronic file, a PDF of the revised site plans for "The Orchards at Walnut Creek" development proposal is not available online.  However, a copy of those plans are available for viewing on the 2nd Floor of City Hall with the Planning Division.  Similarly, a copy of "The Orchards" proposal will be available for viewing at each of the study sessions in June and July.  City staff apologizes for the inconvenience.

Economic Analysis Documents
The following documents comprise the economic analysis performed prior to the completion of an urban decay analysis, as provided in Appendix K of the Draft Environmental Report.  BAE urban economics was the City's economics consultant who produced the initial market demand analysis for the Specific Plan.  The City then commissioned a peer review with Economic & Planning Systems, Inc. (EPS) to critique the initial report.  BAE was then provided an opportunity to respond to that peer review.  The final document is a memo from the City's Economic Develompent Manager, Ron Gerber, to the Planning Commission regarding the potential impacts of development on the 25-acre Plan Area.

•  BAE Market Demand Study
•  EPS Peer Review of Market Demand Study
•  BAE Response to EPS Peer Review
•  City Memo to Planning Commission re: Potential Market Impact of Proposed Retail at Shadelands


Shadelands Gateway Specific Plan FAQs

FREQUENTLY ASKED QUESTIONS (FAQs):
FAQs about Specific Plan and FAQs about Traffic (only)
SHADELANDS GATEWAY SPECIFIC PLAN: Revised Planning Principles


Advisory Committee Members
Committee Co-Chairs Bob Simmons, Mayor Applicant Deb Karbo, Property Development Centers
Kish Rajan, Mayor Pro Tem Business Park Representative Michael Monaldo, John Muir Health
Planning Commission Bob Pickett Local Business Owner Rocco Biale, Rocco's Pizzeria
Design Review Commission David Crawford Residents Ted Angus, At-Large
Transportation Commission Kevin Wilk Eric Harrison, Northgate
Ed Wohlers, The Woodlands

Advisory Committee Public Meeting Dates

Specific Plan History:

In April 2011, the City Council discussed, among other topics, current economic conditions in the Shadelands Business Park. Council members acknowledged that there are currently several successful, valuable businesses within the Shadelands, but pondered future alternative land uses that might revitalize the business park to make it a more competitive economic development engine and a force within the commercial real estate market. Council members discussed alternatives to the permitted uses within the Business Park for the Safeway site, including but not limited to, senior housing or residential care facilities, educational institutions, medical offices, and a large grocery store complex.

In May 2011, Safeway Stores Inc., as the owner and applicant, submitted a Pre-Application request for the City Council to consider an amendment of the existing General Plan land use designation (GPA) from Business Park (BP) to General Retail (G-R). A GPA would be required to allow the site to be rezoned to one or more compliant retail zoning districts, which would permit construction of a variety of retail uses on all or a portion of the site. The applicant filed the Pre-Application request to determine if the City Council believes the time is right to consider/study possible development of non-business park related land uses on this site.

On August 2, 2011, the City Council reviewed a pre-application for a GPA filed by Property Development Centers (PDC), and endorsed the idea of processing a GPA through the creation of a specific plan. Given the site’s prominent location and the opportunity presented, one of the Council’s intended goals was to ensure the process is inclusive and participatory so that the project incorporates the public’s vision for a future use(s) at this prominent corner identified in General Plan 2025 as a gateway to the City. The City Council also expressed a goal of balancing the needs of the community with those of the applicant in order to create a viable, competitive vision for the future of the 25-acre area. The Council reiterated its commitment to an inclusive public process, one in which the interests of all parties may be expressed, considered, and vetted through an open, public dialogue.