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Sun City Roseville Community Association

Sun City Roseville Community Association, Inc. RE: Proposed Roseville Industrial Park Draft Environmental Impact Report

April 20, 2023

BY USPS First Class and EMAIL

Shelby Maples, Associate Planner
Development Services – Planning
311 Vernon Street
Roseville, CA 95678

RE: Proposed Roseville Industrial Park Draft Environmental Impact Report

Dear Ms. Maples:

The Sun City Roseville Community Association Board of Directors appreciates the opportunity to comment on the Draft Environmental Impact Report (DEIR) that the City of Roseville has circulated for its proposed Roseville Industrial Park Project. Sun City Roseville is a senior community of 3110 homes in West Roseville. As discussed below, Sun City residents will be directly affected by the substantial impacts that this project will have if it is developed as proposed.

The City’s process is flawed. The City proposes a project contrary to its approved General Plan. The type of use proposed for this project is listed in the City’s General Plan as “incompatible” with residential uses; yet the project is proposed to be located in a completely residential neighborhood. The proposed project would undermine the security and integrity of the residential neighborhoods that the City has previously approved in West Roseville by inserting an industrial development into their midst. The proposal should be denied.

Sensible and coherent land use planning requires that planning come before development. If the City wanted to develop an industrial facility it should haye required it to be placed in an area already planned and zoned for that use. If instead the City wanted to change the allowable uses of its Reason’s Farm property, it should have begun a planning process for a General Plan amendment. The City’s failure was to begin with the specific development that it wanted, hoping later to conform its General Plan to the project. But this is not proper planning; it is backwards. Appropriate planning would have revealed the problems with placing an industrial project in the proposed West Roseville location.

Indicative of the City’s planning failure is that the proposed project is in conflict with the Attorney General’s Guidelines for Best Practices and Mitigation Measures for Warehouse Projects. These Guidelines were developed because of the significant adverse impacts these types of projects have upon the communities in which they are placed. The Guidelines advise “proactive planning” that “allows jurisdictions to prevent land use conflicts before they materialize and direct sustainable development” into appropriate areas. For example, the Guidelines state that “establishing industrial districts near major highway and rail corridors but away from sensitive receptors can help attract investment while avoiding conflicts between warehouse facilities and residential communities”.

Here, the City proposes the exact opposite: locating huge warehouse facilities on an environmentally sensitive parcel in a residential neighborhood that is many miles away from necessary major highway and rail corridors. It is hard to imagine a worse location for this proposed development, or one that is less compatible with the City’s General Plan. Most of the impacts discussed in the DEIR, including traffic and circulation, air pollution, greenhouse gas emissions and noise are directly caused or significantly exacerbated by this initial failure to properly locate the project in the community. These include the impacts to “sensitive receptor” communities such as Sun City Roseville that are along the routes that must be traveled by the heavy trucks going to and from the proposed project location to the major highway corridors of State Route 65 and Interstate 80.

The failure of the City’s planning process is also made clear by the extremely limited alternatives identified in the DEIR. These alternatives do not support a General Plan Amendment, which should precede the project. Beginning with the location for which the amendment is being considered, the proposed amendment and its EIR should consider alternative possible uses for that location, how those possible land uses serve the needs of the community, and how those alternative uses are or could be made consistent with the other elements of the General Plan. The current DEIR, limited by its project description, avoids this problem by ignoring it. An EIR addressing the General Plan amendment cannot simply skip over the broad scope of land use alternatives required for such an amendment, including uses that might better serve the needs of the growing, entirely residential community of West Roseville. It should certainly address the obvious alternative for the City, on this land which it, not the developer owns, to implement some version of the Reason’s Farm Environmental Preserve, for which it has developed a Conceptual Master Plan, when open space and recreational uses are needed in West Roseville.

Even as a project-specific DEIR, it is fatally flawed. It is totally inconsistent with the General Plan for the location where it is proposed. Further, it completely fails to consider alternative locations that might be more suitable. The applicant, Panattoni Development, is an international leader in the field of industrial warehouse development.

A developer of such expertise and reach is unusually well-qualified to locate potential sites for new industrial development projects, including sites consistent with the Attorney General’s Guidelines. It is inconceivable that such a qualified applicant could not identify a wider range of more suitable sites in Roseville or in the greater Sacramento area for a project of the magnitude described in the DEIR (almost 2.5 million sq. ft. of warehouse footprint). The DEIR fails even to consider any other suitable site for this proposed development.

The significant impacts to the Sun City Roseville community all are caused by this attempt to force a project into an area where it does not belong. Because the proposed industrial project is not properly located, the DEIR estimates that it will generate 1140 heavy truck trips per day, most of these on Blue Oaks Blvd. past Sun City, to get those trucks to and from the major transportation corridors of State Route 65 and Interstate 80. In fact, because of the restrictions of federal and California law, all of the longest, heaviest trucks that produce the most noise, traffic hazard risk, and air pollution and greenhouse gas emissions, will be required to travel on Blue Oaks Blvd. past Sun City, first to reach their destination and then to return to the SR65/l-80 major transportation corridors. Yet the DEIR does not appear even to have identified or analyzed any project impacts east of Fiddyment Road. This failure must be corrected.

Sun City residents will be significantly impacted by the proposed project. Although the DEIR states that automobile delay from traffic congestion is no longer considered a CEQA impact, the hazards created by this increase in vehicle miles traveled are highly impactful to Sun City residents. For example: the left turn lane from westbound Blue Oaks Blvd. onto Del Webb Blvd., a main entrance to Sun City, already sometimes backs up into the left through-traffic lane of Blue Oaks Blvd. This causes vehicles to stop in the left through-traffic lane, and/or to change lanes to divert around stopped vehicles. The significant increase in projected trips, especially the heavy truck trips, will increase the risk of serious accidents at that and similar problematic intersections along Blue Oaks.

In addition, the increase in vehicular traffic, particularly heavy truck traffic, will affect Sun City residents by increasing the impacts from air pollution and noise. Again, the DEIR neither identifies, nor analyzes or proposes to mitigate these impacts. With respect to noise, consider just the heavy truck traffic. 1140 heavy trucks passing Sun City on Blue Oaks Blvd. amounts to almost one heavy truck per minute, 24 hours a day, seven days a week. This assumes that the estimates are not low, nor the traffic more concentrated. Because the trucks will tend to use air compression brakes, which are loud, to reduce speed, and then accelerate back up to speed at the signalized intersection at Del Webb Blvd., the sound impacts will be intensified in that area. Although sound walls are discussed with respect to some of the communities west of Fiddyment Road., no impacts are discussed nor is any mitigation proposed for ‘residents along Blue Oaks Blvd. east of Fiddyment Road, including Sun City residents, despite the fact that all the heavy trucks must continue on Blue Oaks to reach SR 65 and Interstate 80. These noise impacts will significantly affect Sun City residents.

Sun City, as a community of senior citizens, is a “sensitive receptor” site for air pollution impacts. Because Sun City residents are recognized as being particularly susceptible to localized air quality impacts, these impacts are of particular concern to them. Heavy truck traffic produces toxic air contaminants from diesel engine emissions, including ozone, nitrogen dioxide and respirable particulate matter, all of which are· known to cause acute health effects. Many Sun City residents have medical conditions such as chronic obstructive pulmonary disease that make them especially vulnerable to these toxic pollutants. The DEIR is fatally flawed because it does not even identify, much less analyze or propose to mitigate these harmful impacts to Sun City residents. Finally, although Sun City residents are not differentially affected by greenhouse gas emissions, we strongly believe that they should be reduced and avoided wherever possible, and note that siting the project near the major highway corridors of SR 65
and Interstate 80, a feasible alternative, would reduce them significantly.

The project discussed in the Draft EIR is not suitable for the location in which it is proposed. Nor are there any meaningful “overriding considerations” that are more important than the health, welfare and neighborhood integrity of the West Roseville residential communities that will be degraded by this misconceived proposed project. Most of the harmful impacts of the proposed project can be avoided by following the advice of the Attorney General’s Office on locating warehouse/distribution projects: namely, establish industrial districts near major highway and rail corridors, and away from sensitive receptors and residential communities.

For all of these reasons the Draft EIR should not be certified. Instead, the proposed project should be abandoned or denied at this time. If the City intends to propose uses on the Phillip Road site that are different than what is in the approved General Plan, it should initiate an open planning process for that area, engaging the residents of the surrounding neighborhoods in a community dialogue regarding the best uses of the more than 1700-acre Reason’s Farm Environmental Preserve property that the City purchased.

Sincerely,
David Lamon
Board President
Sun City Roseville Community Association

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City of Roseville, California

City Manager executed Second Amendment to Option and Purchase and Sale Agreement (PSA) with Panattoni for Phillip Road Site

City Manager executed Second Amendment to Option and Purchase and Sale Agreement (PSA) with Panattoni for Phillip Road Site

City of Roseville – Council Communication | Meeting Date: 10/19/2022

On October 19, 2022, City Manager executed Second Amendment to Option and Purchase and Sale Agreement (PSA) with Panattoni for Phillip Road Site.

BACKGROUND
On March 3, 2021, City Council approved a Memorandum of Option and Purchase and Sale Agreement (PSA) with Panattoni Development Company (Panattoni) to entitle, sell and develop a future jobs center, known as the Roseville Industrial Park. The property at 6382 Phillip Road is located within a portion of the Reason Farms property, and is an approximately 241 acre (with 176.5 developable acres) vacant greenfield parcel. The City acquired Reasons Farms in order to develop the Pleasant Grove Retention Basin Project. Since the Pleasant Grove Basin Project only required a portion of the property, it was determined the remaining portion of land would be available for other uses.

The PSA initially allowed Panattoni one year to conduct its due diligence with respect to the property and complete the entitlement process.

RESOLUTION NO. 22-395

APPROVING A SECOND AMENDMENT TO OPTION AND PURCHASE AND SALE AGREEMENT, BY AND BETWEEN THE CITY OF ROSEVILLE AND PDC SACRAMENTO LPIV, LLC, AND AUTHORIZING THE CITY MANAGER TO EXECUTE IT ON BEHALF OF THE CITY OF ROSEVILLE

WHEREAS, a Second Amendment to Option and Purchase and Sale Agreement for the unimproved property located at 63 82 Phillip Road, Roseville, CA, by and between the City of Roseville and PDC Sacramento LPIV, LLC, has been reviewed by the City Council; and

NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Roseville that said Second Amendment is hereby approved and that the City Manager is authorized to execute it on behalf of the City of Roseville.

PASSED AND ADOPTED by the Council of the City of Roseville this 19th day of October, 2022, by the following vote on roll call:

AYES COUNCILMEMBERS: Houdesheldt, Alvord, Roccucci, Bernasconi
NOES COUNCILMEMBERS: None
ABSENT COUNCILMEMBERS: Mendonsa

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City of Roseville, California

City Manager executed First Amendment to Option and Purchase and Sale Agreement (PSA) with Panattoni for Phillip Road Site

City Manager executed First Amendment to Option and Purchase and Sale Agreement (PSA) with Panattoni for Phillip Road Site

City of Roseville – Council Communication

Meeting Date: 11/17/2021

Staff recommended that the City Council adopt a resolution authorizing the City Manager to execute a First Amendment to Option and Purchase and Sale Agreement with PDC Sacramento LPIV, LLC for property located at 6382 Phillip Road.

BACKGROUND
The property at 6382 Phillip Road, referred to as the Roseville Industrial Park, is located within a portion of the Reason Farms property, and is an approximately 236.26-acre (with 191.08 developable acres) vacant greenfield parcel. While the City acquired Reasons Farms in order to develop the Pleasant Grove Retention Basin Project, it was determined that there would be available land for other uses of the property. Since 2006, following an analysis of the 6382 Phillip Road property, it has been envisioned to be an industrial park and jobs center that would yield property and sales tax to the City.

On March 3, 2020, City Council approved a Memorandum of Option and Purchase and Sale Agreement (PSA) with Panattoni Development Company to sell, entitle and develop a future jobs center, known as the Roseville Industrial Park. Under the Agreement, Panattoni will fully entitle the property including conducting the CEQA analysis and rezoning efforts, at their expense. Additionally, Panattoni will develop the Master Infrastructure Plan and bring all needed utilities and roadways to the property. The Agreement allowed Panattoni one year to conduct its due diligence with respect to the property and complete the entitlement process to allow for industrial development. While the site has been envisioned as a future major jobs center for the city, prior to Council approval in March 2021, no studies to provide utilities or other infrastructure to service the site had been conducted. Since March, staff and Panattoni have worked diligently on the entitlement process. However, the process to entitle, re-zone and produce a Master Infrastructure Plan for a greenfield site is complicated and the twelve-month timeframe identified in the agreement is not adequate to complete the necessary technical studies, CEQA analysis and to allow for the required public review process. City staff and Panattoni agree an extension of time is needed to meet the requirements outlined within the PSA and recommend City Council approve an eight-month extension to the original twelve-month Due Diligence Period. With this extension the Due Diligence Period will expire on November 1, 2022.

Except as set forth in this First Amendment, all of the terms and provisions of the Agreement shall remain unmodified and in full force and effect.

FISCAL IMPACT
Approval of this Amendment will result in future property sales that will generate revenue for the Strategic Improvement Fund during each phase of property purchase. The first phase of 35 acres is expected to result in $1,243,165 ($34,519/acre). Upon approval of entitlements, staff will recommend approval from the City Council for a budget adjustment for the first and future phase acquisitions.

ENVIRONMENTAL REVIEW
The proposed project involves the sale of surplus property not located in an area of statewide, regional or area-wide concern. This activity has been determined to be categorically exempt from CEQA as a Class 12 Exemption (State CEQA Guidelines Section 15312). An Exemption was prepared when the project was approved by City Council on March 20, 2021, and no further CEQA action is required.

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City of Roseville, California

City of Roseville signed industrial development agreement with Panattoni >> City of Roseville Resolution No. 21-080

City of Roseville signed industrial development agreement with Panattoni >> City of Roseville Resolution No. 21-080

City of Roseville – Council Communication

Meeting Date: 3/3/2021

Staff recommended that the City Council adopt a resolution authorizing the City Manager to execute an Option and Purchase and Sale Agreement and a Memorandum of Option and Purchase and Sale Agreement with PDC Sacramento LPIV, LLC, authorizing the City Clerk to record the Memorandum of Option Agreement, and finding that disposition of the property located at 6382 Phillip Road is in the City’s best interest.

The key points of the Purchase and Sale Agreement (PSA) are summarized below:

  • City agrees to sell to Buyer the 236.26-acre Property at the appraised market rate value of $34 ,519/acre.
  • City agrees that Buyer may acquire the Property in phases over a ten-year period. The increments of acreage for the phases will be at least 35 acres each and the appraised market rate value used for the purchase of the initial phase will be adjusted upward for each subsequent phase based on a specified Consumer Price Index set forth in the Purchase and Sale Agreement.
  • Within the first 90 days after the effective date, Buyer may give the City a written notice that Buyer has elected to acquire the first phase of the Property before obtaining all entitlements. If Buyer exercises the option to acquire a phase prior to obtaining the entitlements and then subsequently is unable to obtain the entitlements on economic terms acceptable to Buyer in its sole and absolute discretion, the Buyer will have the option to provide written notice to the City that Buyer is electing to reconvey the phase property back to the City on the same terms and condition upon which the Buyer purchased the phase from the City and the City will be obligated to re-purchase the phase.
  • Within five (5) business days of providing the City with the option notice as to the applicable phase, Buyer shall deposit $50,000 with the title company. The earnest money shall be credited toward the purchase price at closing.
  • The phases will occur every two years. The Buyer has the option to extend the two-year period for each phase by sending a written notice and depositing an additional deposit of $50,000 with the Title Company which additional deposit will be applicable to the purchase price for that particular phase.
  • Buyer shall have one year to conduct its due diligence with respect to the property and entitling the property for industrial development. Buyer may extend the due diligence period for two additional periods of 60 calendar days each by providing City with written notice prior to the expiration of the period then in effect and depositing into escrow $50,000, which shall be non-refundable but applicable to the purchase price for each extension period.
  • Buyer will fully entitle the property including conducting the CEQA analysis and rezoning efforts, at their expense. City reserves final discretion and approval as to entitlements and as to all related matters, including CEQA review, in connection therewith.
  • Buyer will develop the Master Infrastructure Plan and bring all needed utilities and roadways to the property.

Future development will require approval of Planning Department entitlements including a Rezone and General Plan amendment for industrial use, a major project permit, and environmental review. These entitlements will require review and approval by the Planning Commission and City Council. During the entitlements phase, the Buyer will communicate with adjacent landowners and make reasonable efforts to coordinate development.

FISCAL IMPACT
Approval of a Purchase and Sale Agreement will result in future property sales that will increase the Strategic Improvement Fund (SIF) fund balance during each phase of property purchase. The first phase of 35 acres is expected to result in $1,243,165 ($34,519/acre). Upon approval of entitlements, staff will seek approval from the City Council with a request for a budget adjustment for first and future phase acquisitions.

ENVIRONMENTAL REVIEW
The proposed project involves the sale of surplus property not located in an area of statewide, regional or area-wide concern. This activity is categorically exempt from CEQA as a Class 12 Exemption (State CEQA Guidelines Section 15312). The Exemption has been prepared and no further CEQA action is required.

RESOLUTION NO. 21-080
APPROVING AN OPTION AND PURCHASE AND SALE AGREEMENT AND A MEMORANDUM OF OPTION AND PURCHASE AND SALE AGREEMENT, BY AND BETWEEN THE CITY OF ROSEVILLE AND PDC SACRAMENTO LPN, LLC, AND AUTHORIZING THE CITY MANAGER TO EXECUTE THEM AND ANY RELATED DOCUMENTS ON BEHALF OF THE CITY OF ROSEVILLE

WHEREAS, the property at 6382 Phillip Road, APN 017-101-008-000 (“subject property”), is referred to as the Roseville Industrial Park and is an approximately 236.26-acre vacant parcel, located north of a planned six-lane arterial extension of Blue Oaks Boulevard,
west of Westbrook Boulevard; and

WHEREAS, the site is currently vacant and was declared as surplus property by the City Council on November 20, 2019; and

WHEREAS, PDC Sacramento LPIV, LLC completed a conceptual site plan for the area south of Pleasant Grove Creek; and

WHEREAS, at this time, the City wishes to move forward with the sale of a portion of the property at the appraised market rate value of $34,519/acre; and

WHEREAS, City agrees that PDC Sacramento LPIV, LLC may acquire the subject property in phases over a ten-year period; and

WHEREAS, the increments of acreage for the phases will be at least 35 acres each and the appraised market rate value used for the purchase of the initial phase will be adjusted upward for each subsequent phase based on a specified Consumer Price Index set forth in the Option and Purchase and Sale Agreement.

NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Roseville that the disposition of the surplus property located at 6382 Philip Road is in the City’s best interest.

BE IT FURTHER RESOLVED that the City Council of the City of Roseville authorizes the City Manager or designee to execute an Option and Purchase and Sale Agreement, a Memorandum of Option and Purchase and Sale Agreement, and any related documents for the subject property, on behalf of the City of Roseville.

BE IT FURTHER RESOLVED that the City Clerk is hereby directed to record the Memorandum of Option and Purchase and Sale Agreement with the Placer County Recorder’s Office.

PASSED AND ADOPTED by the Council of the City of Roseville this 3rd day of March, 2021., by the following vote on roll call:

AYES COUNCILMEMBERS: Alvord, Roccucci, Mendonsa, Bernasconi
NOES COUNCILMEMBERS: Houdesheldt
ABSENT COUNCILMEMBERS: None

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City of Roseville, California

Exclusive Right to Negotiate Agreement (ERNA) | Roseville City Council and Panattoni Development Corporation

Exclusive Right to Negotiate Agreement (ERNA) | Roseville City Council and Panattoni Development Corporation

City of Roseville – Council Communication Meeting Date: 11/18/2020

City Council adopted a resolution authorizing the City Manager to execute the Exclusive Right to Negotiate Agreement (ERNA) with Panattoni Development Corporation (aka PDC Sacramento LPIV, LLC) for purchase and development of the property at 6328 Phillip Road in Roseville, CA.

Exclusive Right to Negotiate Agreement (ERNA) | Roseville City Council and Panattoni Development Corporation

The purpose of an Exclusive Right to Negotiate Agreement (ERNA) is to provide a period of time in which the two parties can work toward developing a project that is mutually satisfactory. The ERNA prohibits both parties from entering into negotiations with another party for the same potential project during the period of time that the ERNA is in place. The key points of the agreement are summarized below:

  • City agrees to sell to Developer approximately one hundred and eighty-three (183) acres of the two hundred and thirty-seven (237) acre Property at the appraised market rate value.
  • City agrees that Developer may acquire the Property in phases. The parties will negotiate the increments of acreage for the phases and whether Developer will be required to pay an option fee for reserving acreage for future purchases.
  • City will retain the right to retain twenty-one (21) acres to the northwest of the future planned area for Placer Parkway.
  • Developer shall have one (1) year or until Draft Environmental Impact Report (EIR) for Roseville Industrial Park Project at Phillip Road Site and rezoning has been completed, whichever is sooner, for the purposes of conducting its due diligence with respect to the Property and entitling the Property for industrial development.

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