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Staff Report Item 5.A 9/9/2013 - Attachments 6 through 9
® -`: ®.` r,; / ,� ATTACHMENT 6 • BROWMAN DEVELOPMENT COMPANY, INC. Developmen.t. • Leasing • Management July 18, 2013 Via Hand Delivery Alicia Giudice City of Petaluma Planning Department 11 English Street Petaluma, CA 94952 Re: Zoning Amendment Appeal Lynch Creek Plaza NWC Lynch Creek Way and North McDowell Blvd. Petaluma, CA Dear Ali, This letter shall serve: as our request to appeal the Planning Commission's decision regarding the rezone of the Lynch Creek Plaza property. We believe that a rezone of the property from Business Park to MU1 B is appropriate and beneficial to the community and consistent with Staffs recommendation. Although the meeting minutes have not been published to date, our understanding is that the commission did not approve the rezone because there was not sufficient information regarding the lack of demand for medical office space. We will provide additional information evidencing, the vacancy rates for this type of office space.;Additionally, there seems to be a misconception about the definition of medical office space. Virtually any office can be utilized as medical office. The only difference is the type of tenant improvements (or TI's) within the space. TI's are easily modified and thus could be adapted to accommodate market demands. Further, the Deer Creek Village project is zoned MU1B which would allow for them to easily accommodate medical office should the demand exist Given the Deer Creek project is fully entitled, the inventory of land for potential medical office space has increased dramatically in this area Lastly, according to Bob Lipman, a 30 year commercial' real estate broker in Petaluma, there is a reduced demand for medical office adjacent to the hospital and within the community. Doctors are preferring a,°more desirable office location over proximity to the hospital. Co— I 1556 PARKSIDE DRIVE, WALNUT CREEK, CA 94596-3556 • (925) 588-2200 • FAX: (925) 588-2230 The Planning Commission also suggested that.Walgreens could locate on the Deer Creek Village property instead of the proposed Lynch Creek Plaza. Walgreens will. not locate on the Deer Creek property regardless of the outcome of the Lynch Creek Plaza. The only site that is approved by Walgreens Real Estate Committee is Lynch Creek Plaza. We will have a Walgreens representative from their Real ,Estate Department in attendance at the 'City Council hearing to further substantiate this item. In the coming weeks, we will provide further backup information to support the above findings and to iaddre4SP any other concerns of the Planning Commission that are listed in the meeting minutes. Thank you and please'feel'free to contact me with any questions. Sincerely, • Jim Ste ens Director of Leas and Development Browman Development Company, Inc. 925.588.2224 direct 925.588.2230 fax Istephens(a�browmandevelopment.com cc: file ATTACHMENT 7 Subject: Lynch Creek Plaza Follow Up Items From James Stephens(JStephens @BrowmanDevelopment.com) To: alicia @mplanninggroup:com; Cc: rfaith @phcd.org;rnadale@ phcd.org:heatherh @mplanninggroup:com; Date: Friday, August 16, 2013 12:49 PM Hi Ali, As a follow up to my previous letter appealing the Planning Commission's decision regarding the rezone of the Lynch Creek Plaza property, I am providing further supporting.information about the amount of vacant office space along the NorthMcDoweWBlvd corridor and about Walgreens to help answer some of your questions as you prepare the staff report.We-are also preparing a more:formal submittal to the city that you will have byy the end of next week.We believe that this information would have been beneficial to the Planning Commission hearing and that it is-likely that there would have-been.a more favorable outcome for our project in the hearing if the Planning.Commissioners had this information:at that time. One of the Planning Commission's concerns was that there may be a need for additional medical office in this area and we did net have specific statistics relating to medical office in Petaluma,at the'time of the hearing. Since then, we searched extensively for these figures and found very little information,related specifically to medical office. In speaking.with a number of local commercial brokers, they reiterated the fact that many offices in Petaluma are shared by doctors and other types of offices like'insurance, real estate, and other offices which makes it difficult to differentiate medical office from other types of office space:As an example,there are a variety of non medical office uses on Lynch Creek Way including a'CPA,AAA, Shamrock M aterials,Inc., and a realty office. Within approximately /a mile of the proposed Lynch Creek Plaza,there are at least 9 office vacancies that were former medical office spaces totaling,over.15,000 square feet. There is also a-significant amount of additional land that isssuitable for future medical office space in the immediate vicinity of-the proposed Lynch Creek Plaza. In 2009-the hospital was approved for a 40,000 sf office development on their property in front of the hospital (Lynch Creek.east,ofN. McDowell Blvd). They marketed the property and found-that there was very little interest in the space and they ultimately decided nottoproceed with the.project and the land remains undeveloped and available for future office needs. The Deer Creek Village project is also fully entitled for 12,800 sf of:medical and professional office.From a more long term perspective, most,of the buildin g s on L y nch Creek Wa y are single-story structures and could be re- developed with a higher FAR,tointensify the use of those properties should the demand exist. To help illustrate the condition Of the market for office space in this part of Petaluma, we decided to indicate the amount of vacancies on the attached aerial maps. In summary,there are over 300,000 square feet of vacant office space,along N. McDowell Blvd. between E. Washington Blvd..and just north of Old Redwood Highway, not including 35'Maria Drive, mentioned below. Looking at some citywide comparisons,Petaluma has,the highest amount ofofficespace per capita with 55.96 sf/person when compared to Rohnert Park with 42.05 sf/person and;Santa Rosa with 40.82 sf/person. In other words,,Petaluma has 37% more office space per capita than Santa Rosa and 33% more than Rohnert Park. Please see the attached spreadsheet and backup —{ • information for more detail on this item. - There has also been a recent proposal to,tear down a 16,000 square foot office building"at 35 Maria Drive to build'apartments. This is compelling'ibecause the developer is electing,to°tear-down an existing,office structure due to the adverse market conditions for office space.This site is just over '1.mile.from the hospital and is a strong indication of the lack of demand for medical office:in the area. The Planning Commission also had some,questions about what beneflts.does Walgreens bring to the community.Below is a list of key services and features that Walgreens offers. TRANSITIONAL CARE PROGRAM: The!transitional care program is designed to help on reducing preventable hospital;readmissions+as well as a'focus on increasing HCAPHs score. The program is pharmacist driven and is designed to ease patient's transition from the hospital to their home. It is focused on reduction of preventable readmissions thru medication adherence, and will ultimately impact and lower the overall costs of medical care. The,;program begins with admission,medication reconciliation, then the patient is offered bedside delivery service, and follow up care upon:discharge is done with the patient through clinical interventions from a pharmacist at a call center. BEDSIDE DELIVERY SERVICE Bedside Delivery service is a program that the discharge medications is delivered to the patient's bedside. The focus is to provide a convenientsolution to patients,thus increasing patient medication adherence. The pharmacist counsels on each prescription-that is being delivered and there is a 48 hour follow-up call to address any further questions that the patient might have. COMPETITIVE PRICING:Walgreen's has considerable discount arrangements with providers that will help customers obtain prescriptions with better'pricing. IMMUNIZATIONS: Walgreenpharmacists administer CDC-recommended immunizations from routine vaccines for influenza and whooping cough to travel vaccines for typhoid fever and yellow fever. We also offer back-to-school immunizations for adolescents, as well as a number of vaccines for senior citizens, which can help.prevent4iseases,such+as pneumonia and shingles. We'arethe largest provider of flu shots after the federal government='in-the United States. MEDICARE PART D: Walgreens participates in hundreds of Medicare prescription drug plan networks across theicountry, such as-AARP and First Health Part D. In addition,as part of a preferred pharmacy network of national Medicare Part D'plan sponsors,including Conventry, Humana Inc.,and UnitedHealthcare, we help patients-who are 65 and older understand,their Medicare drug plan benefits and find ways to save money —,with lower copays, for example —by running free drug comparison reports. 7-Z SPECIALTY PHARMACY: Specially pharmacy provides medications for patients who have complex, chronic conditions, including rheumatoid arthritis, cancer,multiple sclerosis,cystic fibrosis and more Additionally, many of our'pharmacies have been designated as specialty network locations, which provide disease-specific care for patients with HIV/AIDS, hepatitis C,infertility'and organ and bone marrow transplants. Specialty medications are also available at select retail pharmacies,Health Systems pharmacies and through our central specialty pharmacies. FRESH FOODS: We continue to offer.competitively priced consumables, whose sales have been very strong, particularly for fast, easy, midweek fill-in needs in our conveniently located retail stores. Walgreens has also introduced fresh food at hundreds of locations. In conjunction with efforts by First Lady Michelle Obama and the Partnership for Healthier America to fight the childhood obesity epidemic and provide better food options and accessible health care to under-served communities„Walgreens"has committed to convert or open at least 1,000 food oasis stores across..the country over the next-five years.Walgreens currently offers food oasis locations in Chicago,San Francisco, Oakland and Indianapolis. Walgreens Awards: Fast Company magazine "Fast 50"'issue.(published February 2013) Walgreens ranked as the 7th most innovative health care company for its leadership in redefining the role of the pharmacy. The magazine cited new mobile app features that help patients.manage their medications as well as the company's partnerships with the CDC and the Department-of Health and Human Services to expand in-store HIV testing, which:dreated a new standard for the patient-pharmacy relationship. DiversityBusiness.com Top 50 Organizations for Multicultural Business Opportunities (published January 16,2012) Walgreens ranked 38th overall among the top 50 corporate and organizational buyers of diversity products and services throughout the U.S., according to the more than one million diversity business owners participating in the survey. In addition to theabove,bringing'Walgreens,to Petaluma will keep`more-Petaluma:residents shopping at their local Walgreens•store as opposed to the Walgreens in Cotati, Santa Rosa or San Rafael: Walgreens estimates that"theyare seeing approximately 100 customers per day from Petaluma in the neighboring Walgreens stores in Cotati,Santa Rosa and.San Rafael This equates to approximately $1,000,000 in sales per year from Petaluma residents thatisioccurnng in neighboring cities Not only will this reduce sales leakage,it will also reduce the.generation of greenhouse,gases by allowing residents shop locally as Opposed to making longer range trips out of town to visit Walgreens. As I mentioned earlier, we will be providing further information and detail in our more formal submittal next week. In the meantime,if you have any additional questions,:please do not hesitate to give me a call or email me. Thanks, -1-3 OFFICE'VACANCY INVENTORY-NORTH MCDOWELL,CORR CD i - vviiioYVOroi..- '� 10;1: { _ I C -- `• m „ I p' — • 3'cr. — — I_.. —_ SF l - -1..,..b&1 LUS N Mcuowe E-r,�- oases • J 6 2 0 _ t spaces - '� .� ..u'ti. f 33,405 SF yam _ 1 - - 7 � � - •4 - ..0 11 ilck Sc.I hJ uirC ,1 ••r .,o 1o' M _ - 1. ` • 1 1 i.� G, t 91 '1 yet aY r • 5 € J+ .. I e q�' j Csp-aces outhpoint -.1 .. t .. - _ _ t - _ 1451 - - S;f' •- . ' Deer Creek Village - - .. ' t r Land. 1ie if- (_ _. ,, f C I . , _ r _ L 9 _ , _ f.l t r _ 0. .1 . AppiuAi ,42 Vacancies -1 -5 Approximateh',307:928 SF of vacant office space not including 35 Maria Drive(pending demolition) Land-52,800 SF buildable for use as office space Comparison By City Of Office Space Per Capita City Office Space (square feet) Population Office Space SF Per Capita Petaluma 3,297,096 58,962 55.92 SF/Person Rohnert Park 1,752,952 41,688 42.05 SF/Person Santa Rosa 6,969,873, 170,758 40.82 SF/Person KEEG N & COPPIV C OMi'AW];,I\C. y'ONIU1l5,INIy 111 NjAa'�t IONA' TOTAL EXISTING OFFICE VACANCY'ESTIMATES 1'I Quarter 2013 • Souotita County Total 17itect Suhleasc Total Buildings Base l'ncann' Vacancy Vacancy. Planned Si.ft.) 5q.1'c Cu.) Sq.PI.,: ('ai Sq.ft, (°-el (Sq.Ft.) Pctalmna 3,297,096 820,335 24.9% 3,172 0.1% 873,15/ 75.0% 38,904 Rol,oc:t Path 1.752952 917,522 52.3% 32,693 1.9% 950,216 54.2% 40,000 Santa Rosa 6,969,873 1,081,742 15.5% 106,785 1.5% 1,188,527 17.1% 86,800 NorrIs Corridor 2,141,938 320,119 14.9% 50,813 2A% 370,932 17.3% 128,372 (.Gspon A,ca,\\'udioc,H<,ldsbss.5) Total 14,161,859 3,139,718 22.2% 193,413 1.4% 3,333,132 23.5% 594,076 25.0% 54.2% 17.1% 17.3% 90.0% • 36.0% 32.0% 0.l%. ' 6d 24.0%- ■ e 'd 1.5% 7.4% asuOease Space L 1' 20.0%- 523H/ •prm vacancy® � ® 12.0%. ®z9y • �',� ,.��3 '• 8.0% ..r 7y�I5S90 149pb �. 4.0% I r dd St.'i.tl 5® Petaluma Rohneit Park Santa Rosa North Corridor Th.Y....Iw.nnm.Aim fv...°.a A..b..... 4m u:n:a�WL eVnW16 T..n.r.uolrrvv vJv.a. a eduj. m _ fp.a.Wi..v46wu of Ir rye...eA h.J,(em,rc..ln.n. 1-7 $UMMARYPROF/CE 2000-2010 Census,:2013 Estimates with 2018 ProJections Calculated using In/Out Places. Lat/Lo n:.88.2325/-122:6444 P4.,.etal um.. a Ca A < t •,'4 J vyr, 3s i r b �t'fir t, w _�b_� Ar-rs fn� vt "; ° a a. r Pea,lumr a ° re r., 4,41,"'^ R n � 1 y.4."A i, . • is E'�� •. - e `.a � t 2013 Estimated Population 58,962 2018 Projected Population 61,522. p 2010 Census Population 57,941 k g2000 Census Population 55,081 2 O Projected Annual Growth 2013 to 2018 0.9% e 2 0- Historical Annual Growth 2000 to 2013 0.5% 2013 Median Age 39.7' 1 "'"'•_` 2013 Estimated Households 22.122. ,2018 Projected Households 23,125 •` p,. . 2010 Census Households 21,721 0 .r+W 2000 Census Households .20,097 ^'n. :Projected Annual Growth'2013 to 2018 0.9% •1. Historical Annual Growth 2000 lo 2013 0.8% 8 2013 Estimated White 80.4% Q.} 2013 Estimated Blackor.African American. 1.4% Z _ 2013 Estimated Asian or Pacific islander 4.7% Q U U 2 2013 Estimated American Indian or Native'Alaskan 0.6% € = R yl 2013 Estimated Other Races 13.0% 2013 Estimated Hispanic 22.6% ;Wj S 2013 Estimated Average Household Income $91,114 a ^p; 2013 Estimated Median,Household Income $73,974 € Ur .4 Z 2013'Eslimated Per Capita Income $34,289 . 2013 Estimated Elementary:(Grade Level 0.to 8) 62% 8• 2013 Estimated Some High'School(Grade Level 9'to 11) 6:9%p s O'+ 2013 Estimated High,Schooll!Graduate 20.7% ;' VW 2013 Estimated Some College. 24.9% =..Q' 2013 Estimated Associates Degree Only 8.0% 2013 Estimated Bachelors Degree Only 23.0% 2013 Estimated Graduate!Degree' 10.2% 2013 Estimated Total Businesses 2,755 APF,rp�I . _ .... 2013 Estimated Total Employees 21,749 'kb 2013 Estimated Employee Population;per Business 7.9 �,m tis 2013 Estimated ResidentialPopulation.per Business 21,4 7-g ®2013.Sacs 29A:chaneler.Anzona,480-491-1112 page l of 1 Oemogropnic Source:Applied GeoryapNc Solutions 04/2013.TIGER Geography SUMMARY PROFILE 2000-2010.Census,2013 Estimates with 2018 Projections Calculated using In/Out Places LetLon:38.34371-122.7121 _. . . RSf '3" tiR t 1 n I t . 1 a 1 " ^^° Rohnett . I ` v. ,e4;: v . 4,� /6 % •• Rohner,Y APa rr k,;.:411,* u •LI. ,•41' w * a , A 4 x NB r/344-4; HjA ts 51's I _ 7‘. ar y ^e 31�4 b " r- ,° .. f,. . , c "4d i2A4.7?3C - -1 . ..,,iS.y i2u. 2013 Estimated Population 41,688 2018 Projected Population 43,481 P. O 2010 Census Population 40,971 g 2000 Census Population 40,710 - a. Projected Annual Growth 2013 to 2018 0.9% O 5 O Historical Annual Growth 2000 to 2013 0.2% 2013 Median Age 32.6 1 e 2013 Estimated Households 15,995 ? Ca , 2018 Projected Households 16,721 to 0 2010 Census Households 15,707 E .Ftul 2000-Census Households 15,204 co: 131 D'-t , .)2 .. Projected Annual Growth 2013 to 2018 0.9% Historical Annual Growth 2000 to 2013 0:4% 2013 Estimated White 76.5% 0 } 2013 Estimated Black or African.American 1.9% 8 Q U 2013 Estimated Asian or Pacific.Islander 5:5% U Z 2013 Estimated American Indian or Native Alaskan 1.0% m � ISH-- 2013 Estimated Other Races 15.1% 2013 Estimated Hispanic 22.7% y,thr�; 2013 Estimated Average Household Income 571.815 a ,Uf _ '2013 Estimated.Median Household Income $60,139 -:c °Zt• 2013 Estimated Per Capita Income. $27,598; yi i!r -2013 Estimated Elementary(Grade.Level.0 to.8) 5:1% 2013 Estimated Some High'School(Grade Level 9 to 11) 5.9% 0?T. 2013 Estimated.High School'Graduate 243% U..W -2013'Estimated.Some College 29.6% =o Q. 2013 Estimated Associates Degree Only 8.7% W 2013 Estimated Bachelors Degree Only 18.1% 2013 Estimated Graduate Degree 8:4% ttgj ;..,2013 Estimated Total Businesses 1.452 Zt;,; 2013 Estimated Employees - 12,712 v1k;. 2013 Estimated Employee.Populatiormper.8usiness 8.8 dmf. 2013 Estimated Residential Population per Business 28.7 8 2013,Sites USA,Chandler.Arizona,4130491-1112 page I oft Demographic Somw:Applied Geographic Sow:ions 0412013,TIGER 000prophy SUMMARY PROFILE 2000-2010 Census,2013 Estimales'with 2018 Projections Calculated using In/Out Places .Lat/Lo n:-38.4377/-122:7124 RSI 1 h :6?-74-f; r 6 LIy v .v Z -i. 1 r d t d Santa Rosa CA I t ° t y D 1 ;,f nl rt-7' 4 'F ' a.drt t x 14$dnta.R0594 e�M5g5.� �/..u_�G' r �� u t N b `En i � Mle L �,t av �+at F e al t . .' i ✓ . eir r�,.�'S�"ir %..o.:: • z 51 .an. k., 11 i ° 1 • .',V 11 ,;•udu r' 2013 Estimated Population 170,758 2018 Projected Population 178,101' 2 Z 3 o 2010 Census.Population 167,815 • 2000 Census Population 151,341 a Projected Annual Growth 2013 to 2018 0.9% O Historical Annual Growth 2000 to.2013 1.0% s 2013 Median Age 36.7 ? fit '•el • 2013 Estimated Households 64,906 - .r 2018 Projected Households 67,844 ''0g.! 2010 Census Households 83,729 0 , :e 2000 Census Households 57,474 O) . Projected Annual Growth 2013 to 2018 0.9% q : Historical Annual.Growth 2000 to 2013 1.0% s 2013 Estimated White 71.4% 2013 Estimated Black or African American 2.4% Q U 2013 Estimated Asian or Pacific Islander 5.5% w Z' 2013 Estimated'American Indian or Native Alaskan 1.7% - 2013 Estimated Other Races 19.0% g 2013 Estimated Hispanic 29.4% E p ur 2013 Estimated Average Household Income $75,892 g 2ts '•i0,•` 2013 Estimated Median Household Income $59;081 ??F: 2013 Estimated Per Capita Income $29,028 2013 Estimated Elementary.(Grade.Level.0 to 8) 8.0% 3 2013 Estimated-Some High.School.(Grade Level 9 to 11) 6.9% O 2013 Estimated:High'School Graduate 21.8% p. U W 2013 Estimated Some College 26.1% =O < 2013 Estimated Associates-Degree:Only 8.5°10 W 2013 Estimated Bachelors Degree Only 18.9% 2013 Estimated Graduate'Degree -9.8% y'0,,. 2013 Estimated.Total Businesses 8,890 LIJ 2013 Estimated.Total Employees 78,260 Zti_.. • N 2013 Estimated Employee Population per Business 8.8 �ml ?i,.. 2013.Estimated Residential:Population per Business 19.2 1-to 02013.Sites USA.Chandler.Ancona,480.491.1112 page t of Demographic Source:Applied Geographic Solutions 0411013.TIGER Geography 1. 0 g. 1 E 3 E. E a 3 o f E 3 E E o _ig E E 0 o c o ° z z:z" z z" zz z z" z z z I 27 gagagnagagaggs , 0 ; .! ! ! . fl.o.m ! !. ! ! ! ! ! ! 8888 9119 33 3 9 = 3c of f 3 3 3 3 3 0 03 0 3 3 ? ? ? 3.? 3 3 3 3 3 .3 3 3 3 3 3 3 3 ? ? ? ? ? 0 ? ?0 3 3 0 0 " 0° 00° 09 00 0° 009° 09° 900,9°`0° 0° 9009° 00° z z z z zz z z z z z z:2 Do ° z z z z z v ry W 8g .. a. ry . ry ry .. ry ry .. j - - ° 3 33 3 3 _ a: ? 0.? ? ? ? ? i?.? ? ? 3.0 ? 3 3 ° o 55,a 5 '' oe .2 f ? E S-E E E E E 2 2 E E E E 2 E 2 f o o " .. .. .. ...ii .. .. ...m 3 ° 313.3 ., .. 3333, F. 33 3. .. ., r r .. ry ry ry ry .. .. .. .. .. ..:F =0 `o a' U °v 0 a 0 i Y2 g`o _ 7. - o c 3 E 9. a .. - B 3 d c _ _ i 3 ° z o 9 " . v o o a E E o z - a o °r a ° F `o ° o 1'—ti James Stephens From: Frank, Todd'[todd:frank @walgreens.com] Sent: Friday, August 16;,2013 7:14 AM To: James Stephens Subject: FW: Attached image Attachments: 0187_001',pdf Hi Jim, Attached is a letter for submittal to the Cityof Petaluma. In response to your question about the number of Walgreens customers coming from Petaluma,,we estimatethat Walgreens is seeing approximately 100 customers per day from Petaluma in the neighboring Walgreens stores in Cotati,Santa Rosa and San Rafael. This equates to approximately $1,000,000 in sales per year from Petaluma residents. Todd G. Frank Senior Real Estate Manager Walgreen Co. 106 Wilmot Rd, MS#1640 Deerfield, IL 60015-5105 (847) 315-4575 (phone) (847) 315-4078(fax) ra Egiritlay th ` °p twit t )(am" t w 1. Neither Walgreen Co. nor any of its subsidiaries shall be bound by or to any lease,purchase and/or sale agreement, contract or any other instrument or modification thereof;nor to any oral statement made by any person, unless the same has been reduced to writing and signed by an officer of Walgreen_Co.:or of its appropriate subsidiary. From: fac3380@waloreens.com [mailtoifac3380@walgreens.com] Sent: Friday, August 16, 2013 8:54AM To: Frank, Todd Subject: Attached Image x -12 There's a way August 14, 2013 Planning Commission Members C/o Alicia Giudice City of Petaluma Planning Department 11 English Street Petaluma,CA 94952 RE: Proposed Walgreens VIA EMAIL Lynch Creek Plaza NWC Lynch Creek Way&N. McDowell Blvd Dear Alicia: My understanding is that,ttiere were sonic comments in the recent Lynch Creek Plaza Planning Commission hearing suggesting that Walgreens could locate on.the Deer Creek Village site I would like to reaffirm our position that Walgreen's interest is solely for the Lynch Creek Plaza site at the'NWC of Lynch Creek Way and N. McDowell Blvd in partnership with BDC, Inc. and the PHCD. The Deer Creek Village site does not meet our new store development requirements with or without the ability to obtain a pharmacy prescription pick up window. Walgreens has had continued interest in the Lynch Creek°P11CD.site for over 15 years. The ■ Lynch Creek Plaza location has been approved by Walgreens Real,Estate Committee and we have a Lease ready for execution subject to receipt of governmental entitlements for development of a Walgreens Pharmacy with a pharmaceutical pick up.window. Walgreens is,a convenience oriented retailer,and it is critical for Walgreens success in Petaluma to be located at the hard corner signalized intersection'directly across the street from the hospital. The immediate proximity to the;hospital is ideal for our store given the obvious synergy between medical services and a pharmacy. Walgreens has enjoyed,a beneficial long term relationship with BDC for nearly'25;years on over 20 Walgreens store locations throughout Northern California,,Alaska and Washington with a strong track record of sales performancein BDC developed centers. We also look,forward to partnering with the Petaluma Health Care District and the hospital to serve the community. Please let me-reiterate again; we have no interest in being a part of the Deer Creek Shopping Center and have conveyed this message to Merlone-Geyer onprevioas occasions. In summary,regardless of the outcome of the Lynch Creek Plaza Entitlement hearings, Walgreens has no interest in locating at Deer Creek Village.. Walgreen Co. •106 Wilmot Road, 4th FI, MS#1640• Deerfield d, 60015-5123 �j�I www.walgreens.com I If you-or any members of:.the City Staff, Planning Commission.,or:City Council wish to speak with ine, directly regarding Walgreens interest,;please do not hesiuite.to contachthbtdirectly.at(847)3.15-4575. We,are very excited to hopefully have the opportunity to. serve the community of Petaluma at the proposed Lynch Creek Plaza. Sincerely, Todd Frank Senior Real Estate Manager Walgreen Co. 1- I "PetatI/Olta HEAL :1'H'1`H E DISTRICT August26,2013 Dear Mayor Glass and Members'of the Petaluma City Council, The Petaluma Health Care-District is=appealing the Petaluni`a-Planning,Commission's decision regarding the rezone of the Lynch Creek Walgreens Project and will.be attending the Petaluma City Council meeting September 9,2013 to ask for youi approval. The purpose of document is to provide you with the information you need to support the Petaluma-Health Care"District's/request for approval of theproposed Walgreens project Some of the information document was not available at the time of the Planning Commission hearing-and therefore not reviewed by the Planning Commissioners prior to their decision. Had this information been available to the Planning Commissioners at the hearing and presented in this format, we believe theyrwould`have supported the project. We want to thank you in advance for taking the time to thoroughly review the information in this, document. We have done our very best So address questions;and advocate for a development opportunity that will serve an unmet need and significantly benefit the health and local economy of the Petaluma community, as well as help preserve the viability of local health services, including Petaluma Valley Hospital and the Emergency Room. Seeking approval for the Walgreens;project requues addressing two main issues (1) approval to amend the general plan and rezone the property to develop the Walgreens; and (2) approval of a phannacy pick up window. The.key`points to support the rationale for<the District's request are as follows: • There is no need for medicalofficespace in Petaluma:andthe current zoning and general plan designation as Business Park is of no benefit to the community. The,originally• intended use of the Lynch Creek Parcel would not serve the community'or she District. • Walgreens offers innovative retail pharmacy services that do not exist in Petaluma, and, as a result, Petaluma-residents_are'leaving;our city to go,to Walgreens' outside.Petaluma. For every-resident wholeaves Petaluma to go to another Walgreens location,we are losing revenue for our city. o Walgreens will partner with our local hospital and doctors''offices in assisting patients/customers with medication adherence and safe medication administration. This partnership`will decrease thecostofhealth care in general and have.a positive financial 1425 Noah McDowell Blvd.,Suite 103, Petaluma,CA._e(707)285-2 143 .Fax(707)285-2277 • 1 www.phed.org x.-15 impact on ourhospitaF'bydecreasing hospital-re-admissions and improving-the health and recovery of individuals. • The pharmacy pick up window serves an unmet need in our community: With the mitigations we are proposing and by keeping Petaluma:shoppers in Petaluma, gas ;emissions will not increase and will not have a negative impact on air quality. o .Revenue generated from this project will help position the Petaluma Health Care District to continue to provide needed financial support to our local hospital and Emergency 'Department, our physicians, and our local non profits at a time when resources are limited, reimbursement for care is decreasing, and the impact of health care reform is uncertain. Genera/Plan Amendment: The District purchased the Lynch Creekparcel from Friedinan's over 30 years ago with the intent to build a medical office•.building. In the mid 80's,local physicians purchased property along Lynch Creek Way and,built their own office space,thus'lessening demand for additional office space on our property..'The property has remained a dormant asset for the District. Over the last 15 years,.the District has,commissioned studies and looked for ways to turn this property into a productive asset, and in each case,the identified ideal use has been to develop a pharmacy on the property. Recent attempts to,develop office space at this intersection have failed: In 2009 the District was,approved fora 40,000:sq. ft medical office development"on the hospital campus. The District marketed the property and found that there was very little interest in medical office space. The District ultimatelysdecided not to proceed with the project and the hospital campus remains available for future medical office needs. There has also been a recent;proposal,to tear down 16,000 square feet of office buildings at 35 Maria Drive to build residential units. This is compelling because the developer is electing to tear down existing office structures and replace with residential units due to the adverse market conditions for office space. This site is just over 1/2 mile from the hospital and is another strong indication of the lack of demand for medical office space in thearea. Looking at some citywide comparisons, Petaluma has the highest amount of office space per capita with 55.96 sf/person when compared to Rohnert Park with 42.05 sf/person and Santa Rosa with 40.82 sf/person. In other words, Petaluma has 37% more office space per capita than Santa Rosa and 33%more than Rohnert Park(see Exhibit A). In the Planning Commission hearing,staff pointed out that Petaluma has an overabundance of office space with a vacancy rate of approximately 25%. However, the Planning Commission's concern was that there may be a need for additional medical office'space near the hospital. Unfortunately, we did not have specific statistics relating to medical office in Petaluma at the time of the hearing. Since then,we researched extensively for these figures and found very little information related specifically to medical office. In speaking withsa nuniber df local commercial brokers, they reiterated the fact that many offices in Petaluma are,shared by doctors and other types of offices like insurance, real estate, and other offices which makes it difficult to differentiate medical office from:other types of office space. As an example, there are a variety 1425 North McDowell Blvd., Suite 103, Petaluma,CA. e (707)285-2143 o Fax(707)285-2277 e 2 laww.phcd'org I W/^/ �'\. i of non-medical officeuses,on L'ynch Creek Way including a,CPA, AAA, Shamrock, Inc., and a ;realty office. Within approximately:''/ mile of the proposed Lynch:Creek Plaza; there are at least nine (9)office vacancies that were former medical office spaces totaling over 15,000 square feet There is also a significant atnount.of.additional land that is;suitable-for future medical office space in the immediate vicinity of the proposed Lynch Creek.Plaza including the hospital land (approximately 40,000 square feet of future buildable office,space owned by PHCD) mentioned above and 12,800 sf of medical and professional office that is fully entitled on the Deer Creek Village'site. As well, most of the buildings on Lynch Creek Way are;single story structures and could be re-developed with a higher FAR to intensify the use of those properties should the demand exist. To further illustrate the condition of the market for office space in this part,,of Petaluma, we have detailed the amount of vacancies on the N. McDowell Corridoron the attached aerial maps and spreadsheet (see Exhibits B"and.C). In summary, thereare-over 300,000 square feet of vacant office space along N. McDowell,Blvd. between E. Washington Blvd. and just north of Old Redwood Highway,not including 35.Maria Drive. This information was not available for the Planning Commission hearing. Given these market conditions,;from a fiduciary responsibility, it•,would make no sense for the District to develop the parcel as Was:originally intended. As you know,the General Planis+aguide for future development and intended to be a living document. Guiding,principles.of the general plan include fostering and promoting economic diversity and..opportunities in'.the.City and expanding retail opportunities to meet resident's needs and promote the City's fiscal health,while ensuring that-,,new development is'in keeping with Petaluma's character. Related General Plan Policies that address the guiding principles mentioned include (1) retain and attract`basic economic activities that bring;doilars into the local economy; (2) expand and diversify Petaluma's retail base;and(3)plan and locate retail uses appropriately for their types and sites available. Based on the General Plan guiding principles and general policies mentioned,the proposed request to amend the General•Plan-is supported by the following; o Walgreens does not exist-in Petaluma and would bring economic and retail diversity through their innovative retail pharmacy services and programs and their business strategy to partner with local hospitals, physician offices and residents to improve medication adherence and safety. While there are other;pharmacies in Petaluma, Walgreens' ability to,partner with local providers and their retail pharmacy services exceed what is currentlyoffered in Petaluma, In other words,the Walgreens project,ivill expand retail opportunities to serve community need. The following are services Walgreens offers: o Walgreens offers a pharmacy pick up window which-will address an unmet need for the seniors,the sick, those with limited mobility,-parents with sick children, and children with aging parents. Keeping people that are sick-out Of the general public reduces the potential for the spread of diseases. Those with limited mobility can have easy access rather than having to walk, stand and wait. 1425 Nonh McDowell Blvd., Suite 103. Petaluma, CA. o (707)285-2143 o Fax,(707)285-2277 e 3 www.phcd.org x-11 o Walgreens offers TransitionabCare=Program partnering with local health care providers and Petaluma Valley Hospital, designed.to ease;a patient's transition from hospital to home and help reduce preventable hospital readmissions through medication adherence and mcdicatiorl safety': The program includes pharmacist consultation and follow-up. The Transition Care Program will ultimately lower the overall costs of medical care by increasing medication safety and improving individual health and recovery. o As,part of the Transitional Care Program; Walgreens offers Bedside Delivery Service,bringing•discharge predications to the.patient's hospital bedside. The pharmacist counsels the patient on each prescription and provides a 48 hour follow-up call to address any further questions that the patient might have. o Walgreens provides comprehensive Medication Reconciliation. Both in-store and as part of the Transitional Care Program, Walgreens pharmacists thoroughly reviews all medications to ensure all orders are correct, and discrepancies and dangerous drug-combinations are identified and avoided. Medication reconciliation saves,lives. o Walgreens offers Competitive Pricing, offering considerable discount arrangements with providers that will help customers obtain prescriptions with better pricing. o Walgreens pharmacists administer Center for Disease,Control (CDC) recommended Immunizations from routine influenza and whooping cough vaccines to travel vaccines for typhoid fever and yellow fever; Walgreens offers back-to-school:ih munizations for adolescents, as Weil as a number of vaccines for 'senior citizens which can help prevent diseases such as pneumonia and shingles. o The project's location across the street from the Hospital;and next door to physician offices.fosters the partnership between Walgreens and our local hospital. Walgreens will serve as an extension Of the hospital and physician offices. • Walgreens reports a measurable•amount of Petaluma residents per day access Walgreens' outside Petaluma The Petaluma Health Center alone wrote 8,837 prescriptions to.. _ _ _ Walgreens;in 2012 (air average of 736 per month) and has written 7,558 prescriptins for the period January 1, 2013 through August 21, 2013 (an average of 945 per month). Based on this information, Walgreens' number of Petaluma Health•,Center customers is increasing rapidly, with a 28%increase from 2012 to 2013 (see Exhibit D). A Petaluma Walgreens will'improve•the city's economic health by bringingdollars,back into our local community and assisting our local hospital in decreasing'hospital readmissions. As hospitals across the country are faced with growing economic challenges and our nation is engaging in comprehensive health care reform, reducing preventable hospital readmissions'is seen as part of a solution to decrease the cost of health care. Avoidable hospital readmissions are costly and should and can be prevented. One of the principle components of the Patient Protection and Affordable Care Act (PPACA) of 2010 is to alter payment for readmissions as a means to improve or eliminate high costs that result in lower'quality. Hospitals will be fined and will not be reimbursed for care provided to Medicare patients that are readmitted within 30 days 1425 North McDowellBIvd.,;Suite 103, Petaluma.CA. • (707)285-2143 • Fax(707)285-2277 0 4 www.phcd.ora l_I V of discharge for the same diagnosis. Safe transitions from hospital to home will decrease unnecessary hospital readmissions: hi November 2012 the California Hospital Association conducted an analysis:for all hospitals to determine what the projected financial impact could be based on their Medicare readmission rates. The analysis showed at that time Petaluma Valley Hospital is projected to lose $120,000/year based on their current readmission rates. A partnership with Walgreens will`'assist our local hospital in reducing unnecessary readmissions and saving money. During the Planning Commission hearing, a local resident asked why the Petaluma Valley Hospital couldn't just partner with another phaunacy in town. The answer is this Walgreens' business strategy is to partner with local hospitals and health care providers to assist in medication adherence-and.medication safety and they are being recognized far doing so. Petaluma Valley Hospital reached out;to Walgreens because of their community partnership business strategy to improve medication access, provide education for local residents, and engage in a collaborative approach for safe transition from hospital to home. Pick Up Pharmacy Window: The District believes that focusing on air quality within our City and ensuring adherence to federal and state air quality standards and goals is critical to the health of our community. We understand that the City has'anordinance that prohibits new drive-thru food and service facilities with the exception'of vehicle servicing businesses, and limits expansion of the drive-thru components of existing facilities which increase idling vehicles. The General Plan also cites that discretionary approvals for such facilities shall include provisions which decrease or eliminate idling vehicles, to the extent feasible and practical. The Walgreens pharmacy pick,up window serves a critical and unmet need in the city—easy access to medication and pharmacy health services for seniors, the ill, those with limited mobility, and adults with sick children or sick parents. A pharmacy pick up window would significantly reduce the physical,burden and discomfort of individuals in our community who have difficulty getting out of their cars, walking, or standing for long periods of time Moreover, keeping those infected with illness away from the general public reduces the spread of infection and disease. This is a major.public health issue, particularly during the flu season. As discussed earlier,residents are"currently going outside of Petaluma to a Walgreens for their prescriptions and other needs. Customers who use Walgreens tell us it's because of the convenience, cost and service that Walgreens offers. The pharmacy pickup window is a public health benefit and convenient service that currently does not exist in our_community and it should. The District's Walgreens project is committed to reducing emissions in the following ways to offset the potential greenhouse gases (GHGs) caused by the pickup window: o Install "No Idling"signage;instructing customers to turn off their cars while they wait thereby reducing GHGs by more than 50%. 1425 North McDowell Blvd., Suite 103. Petaluma. CA. a (707)285,2143 e Fax(707)285-2277 e 5 www.phcd.org • Implement:additional-energy saving measures`to theprojectto offsetthe incremental GHGs caused by the pickup window resulting in a netzero+increase of GHGs caused by the pickup window.. • Keep customers shopping-in Petaluma instead of going to Walgreens outside of town thereby reducing greenhouse gases. For each customer leaving the center of Petaluma to drive to Walgreens' closest store, Cotati, and then return.home, this generates 15.6 pounds of GHGs/day or 2:6 metric tons of GHGs/year: In comparison, the total annual usage of the pick up window is estimated to generate approximately 3.5 metric tons of GHGs/year (with the installation of"No Idling" signage.) Therefore, if we were to keep just two Petaluma customers from driving to Cotati Walgreens each day, we would more than offset the GHGs caused by the pick up window(16`MT/yr x 2 customers = 5.2 MT/yr versus 3.5 MT/yr). The reality is that this store will keep many more customers shopping in Petaluma than is necessary to offset the GHGs from the pick up:window. The Petaluma Health Center alone writes approximately 31 prescriptions each day to Walgreens which has the potential to generate approxiniately'80 metric tons of GHGs per year (2:6MT/yr x 31 customers= 80 MT/yr)without the development of a Petaluma Walgreens store (see Exhibit E). The District asks:that the City Council use its discretion and approve the pharmacy pick up window in consideration of the unmet need it will serve while not negatively impacting GHGs. The District is committed'to=heinga;good neighbor. We have reached out personally to those that have expressed concerns and are continuing to make strides to address those concerns. Additionally, the District contacted Merlon Geier to address any coneems they might have and discuss how both projects would benefit one another. Despite;thetletter from Merlon Geier that was sent to the Planning Department, District CEO was told via email and via phone call that Merlone Geier has no issues:or,concerns with the District's project. Our understanding is that they merely want,the same consideration from the City Council if they were to propose a:similar use with a pick up window: The proposed Lynch Creek Plaza project is a joint venture between Petaluma Health Care District and Browman Development Company allowing the District to retain ownership of the property and generate revenue;from its rental stream. The District selected Browman Development Company as a partner because of their focus on long term ownership and developing quality projects for their own portfolio and their long standing track record in developing successful.Walgreens projects, among others.:In'this joint venture, the District will co-own the property with Browman Development Company and jointly make key decisions on the property that are-in line with the Districts mission and values and Browman Development's focus on quality retail developments. The Petaluma Health Cate District's mission is to improve the health of the Petaluma community and serve as a broad safety net`to:improve health and ensure local access to needed health related. services.in Southern Sonoma.County. Since 1946, the.District has ensured residents have a local community hospital-and an Emergency Room. In the-early 2000's when the viability of the Petaluma Health Center was at risk,the Petaluma Health Care District supported the Health 1425 North McDowell Blvd., Suite 103, Petaluma, CA. • (707)285-2143 • Fax-(707)285-2277 • 6 phed.ore. Center to ensure the Health Center was able to_continue to,servethe Petaluma Community. Over the,past;10 years, the District has invested more=than $12 million dollars into.the community to support access to local health services and programs, specifically Petaluma.Valley.Hospital and the Emergency Department, physician recruitment and retention, Petaluma Health Center, and service'providers and local nonprofits that strive to improve the health and quality of life of our residents (see Exhibit F). In summary, the Lynch Creek Plaza Walgreens Project will fill an unmet community need and significantly improve the health of our residents and local economy of the Petaluma community. Additionally this project will,help preserve the viability of local health services and programs, including Petaluma Valley;Hospital and the Emergency Room. Thank you for your consideration td approve the District's Walgreens Project. Sincerely, — ~■) Ramona Faith, MSN, RN CEO, Petaluma Health,Care District Attachments: Exhibit A: Square Feet of Office'Per Capita Exhibit B: Aerial Showing Office'Vacancy in N. McDowell Corridor Exhibit C: Spreadsheet Listing Office Vacancy in N. McDowell Corridor Exhibit D: Petaluma Health Center Prescription Information Exhibit E: Greenhouse Gas Study Exhibit F: District Key Community Financial Investments 1425 North McDowell Blvd., Suite 103.Petaluma. CA. o(707)285 2143 e Fax (707)285-2277 a 7 www.phcd.org —ZI r J . 1-2Q- Exhibit A Comparison By City of Office Space Per Capita City Office Space r(square°feet) Population Office Space SF Per Capita Petaluma 3,297,096 58,962 , 55.92 SF/Person Rohnert'Park. 1,752,952 41688 42.05 SF/Person Santa Rosa 6,969,873 170,758 40.82 SF/Person ( _�3 Exhibit A KEEL N& CoPPtn,C'oMPANv,INC.. naz , 4NGiifl rv�1 a a , lra i! Oti,Sa3 TOTAL EXISTING OFFICE:VACANCY ESTIMATES 1"Quarter 2013 SonnnurCounty Total DiI“I Sublca•c Total Bonding, Base l'nannei' l'mmutet' \'acancr Mimed ,iSi.111.7 S1'Fr ('1.) So Pty Ni S9.Ft. 1%1 859 l'19 Petaluma 3,297,096 820,335 24.9% 3,122. 0.1% 823,457 25.0% 38,901 1(obnlac Palk 1;752,952 917,522 52.3% 32,693 1.9% 950,216 54.2% 46000 Santa Rosa 6969,873 1,081,742 15.5% 006,785 1.5% 1.188,52 17.1% 86,800 North Corridor 2,141,930 320,119 14.9% 50,813 7.4% 370,932 17.3% 478,37P a, jA:ponA \\uW+or.Hcrleltbnte '(nwl 79;161,059 3439,718 22.2% 193,113 1.4% 3,333,832 23.5% 519,076 25.0% 59.2% 17.1% 17.3% 1.9% 40.0% 32.0% O1%. 28.0°A 24.0¢6 lIEN LS%2D.0% p ..tvacancr IG.OYo �C � 12.0% ®.. 1111MI s g_ 8.0% ;.1J=11 !1111111115rf =1149'fq® 4.0% 111 ® NIMI _ `1111 D.oro Petaluma Rohnert Park Santa Rosa North Corridor Th.,W NUxnm r44p W,vud A.,b.. ,d4orrrrvrs.Lli�uM.MM Th.x.Y .IFu.4ok,.Wi .b,.,,.,.Y.vr*. .t ba.x.r.MMrry Ja4i vM1rMUw•IAr r.qu,r r,tla.MMniMi Lr.n "'. • Exhibit A SUMMARY PROFILE 2000-2010 Census,2013 Estimates with 2018 Pro/actions Calculated using In/Out Places Let/Lon:38.23251-122,6444 _. .. .. AS1 tr 'aPetal rna CAA r is $ r i '' �. ,n Petaluma _ _ _ _ 2013'Estimated.Population 58,982 2018 Projected Population 61,522 i Z O 2010 Census Population 57,941 FT- 2000 Census_Population 55,081 OProjected Annual Growth 2013.10 2016 0.9% g a Historical Annual Growth 2000 to 2013 0.5% s. 2013 Median Age 39.7 I 2013 Estimated Households 22,122 .e fr, . 2018 Projected.Households 23,125 €' O: :o 2010 Census Households 21,721 1 x 2000 Census Households 20,097 i _V- Projected Annual Growth 2013 to 2018 0.9% E „ Historical Annual Growth 2000 to 2013 0.8% s. 2013 EslimaledWhite 8Q.4°la 1 } 2013 Estimated Black or African American 1.4% E a Q V 2013 Estimated Asian or Pacific Islander 4.7% 9,1111 2013 Estimated American Indian or Native Alaskan 0.6% 2013 Estimated Olher.Races 130% g: a 2013 Estimated Hispanic 22,6% .1 -�.:_'§ W 2013 Estimated Average:Household Income $91,114 a 0 2013 Estimated Median.Household Income $73,974 .� 'Z 2013 Estimated Per Capita Income $34,289 :i. .2013 Estimated Elementary(Grade Level 0 to 8) 6.2% f 2013 Estimated Some High School(Grade Leval 9 to 11) 6.9% •R Z Y O +^ 2013 Estimated High School Graduate 20.7% ut U'.W 2013 Estimated Some College. 24.9% ,P., w 2013 Estimated Associates Degree Only 8.0% 2013 Estimated Bachelors Degree Only 23.0% 2013 Estimated Graduate.Degree 10.2% . N, 2013 Estimated Total Businesses 2,755. Zl• 2013 Estimated Total Eat/31000S 21,749 • a1 2013 Estimated Employee Population per Business 7.9 • • 'm 2013 Estimated Residential'.Populationper Business .214 I 431012,Siam U9,1,Chandln,minim,480-401-11t2 peps 1 of 1 eomo4,apnk Sourcp:Appled 0eo0raphk Solution,04401.TIGER Geography ..1;- .2-4c! • Exhibit A SUMMARY PROFILE 2000-20W Census,2013.Estimates with 2018 Protections Calculated using INOut Places Let/Lon:38.34371422.7121 '1,101.1111t Park xCA t r•r i s ,. R r ohtr nerliPaY k • - Tr.. it 2013 Estimated.Population 41,688 2018 Projected Population 43,461 4 p 2010 Census Population 40,971 ti F g 2000 Census Population 40,710 e Projected Annual Growth 201310,2018- 0.9% e Historical Annual Growth 2000 to 2013 0.2% g 2013 Median Age 32.8 P • r � ""d 2013 Estimated Households 15,995 . pf. 2018 Projected Households 18,721 W 2010 Census Households 15.707 ij E nI 2000 Census Households 15,204 _ Projected Annual Growth 2013 to 2018. 0.9% t. ry.• Historical Annual Growth 2000 to 2013 0.4% 2013 Estimated White 76.5% .2013 Estimated Black or African American 1.9% I U2013 Estimated Asian orPacific Islander 5.5% 1 2013 Estimated American Indian or.NaliJe Alaskan 1.0% �; 2013 Estimated Other Races 15,1% 2013 Estimated Hispanic 22.7% it 2013 Estimated Average Household Income $71,815 _g 8 2013 Estimated Median Household Income $60;139 2013 Estimated Per Capita Income $27;588 2013 Estimated Elementary(Grade Level,0 to 8) 5:1% 2013 Estimated.Some High School.(Grade Level 9 to 11) 5.9% Z. ,w 2013 Estimated High School Graduate 24.3% W C 2013 Estimated Some College 29.6% o.Q 2013 Estimated Associates Degree Only 8:7% W 2013 Estimated Bachelors Degree Only 18.1% 2013 Estimated Graduate Degree 8.4% m 2013 Estimated Total Businesses 1,452 2013 Estimated Total Employees 12,712 v1 "�'§ 2013 Estimated.Employee Population per Business 8.8 .W' 2013 Estimated Residential Population per Business 28.7 02013.511°[USf,.COand r,Ani°na.9B6d861112 page l of Dengp,aplolo SooIce:AppoO 000.op14c Sokd,ons 04/2013,n0En 0ooQlD1ry 1-2k Exhibit A SUMMARYPROF.ILE 2000-2010 Census,2013 Eslimafes,with 2018.Projections Calculated using WOul Places 1at/Lan:38:4377/-122.7124 nor 1S8fnd°Rosa ,CA Ynr >" ,TM ; T r"k d r�y s i &` 1> , Santa Rosa ff '> A �¢. a ;; 772.. 2013 Estimated Population 170,758 2018 Projected Population 178,101 p 2010 Census Population 167,815 6 2000 Census Population 151,341 a: Projected Annual Growth 2013 to 2018 0.9% s` Historical Annual Growth 2000 to 2013 1.0% s 2013 Median Age 36.7 2013 Estimated Households 64,906 _ SI;03-2St 2018 Projected Households 67,844 `90 2010 Census Households 63,729 g€ 2000 Census Households 57,474 4=`� Projected Annual Growth 201310,2018. 0.9% Historical Annual Growth 2000 to 2013. 1.0% g� 2013 Estimated White 71,4% ?_- 2013 Estimated Black or African American 2.4% m U— 2013 Estimated Asian or Pacific Islander 5.5% g til ? 2013 Estimated American Indian or NativeAlaskan 1.7% 4Eo K Itu 2013 Estimated Other Races 19.0% g 2013 Estimated Hispanic .29.4% 1 s u1 2013 Estimated Average.Household.Income: $75;892 q' U2013 Estimated Median Household income $59,081 in Z 2013 Estimated Per Capita Income $29,028 1 2013 Estimated Elementary(Grade Level 0 to 8) 8.0% ' 2013 Estimated Some'High School(Grade Level9 to 11) 6.9% a Z: O. 2013 Estimated High h ;School Graduate 21.8% . < 0-1 2013 Estimated Bathe College. 26.1% Q 2013 Estimated Associates Degree Only 5:5% 2013 Estimated Bachelors Degree Only. 18.9% 2013 Estimated Graduate Degree 9.8% i%1; 2013 Estimated Total Businesses 8,890 a4Z 2013 Estimated Total Employees 78,260 5 2013 Estimated Employee Population per,Business 8.8 2013 Estimated Residential Population per Business 19,2. 0 2011 Silos 115A.CMndior.Moono.480491.1112 pap 1 oil Domogmpfuc Spwce:Applied Goopreplic Solutions De2010.TIGER Gaoprepny Exhibit B n OFFICE VACANCY INVENTORY-NORTH.MCDOWEt- CORRIDOR Gu _- •t9 .25 N M _ ! �, �. - co I spaces 1 _ i 1 1 � + _ .` - •:•::.5.820 SF _, _ so : ✓: ..tr• - 'J j.V. 1: .' i! 6'P. 4iff' I Sit-].� SIr- - `� ' '1 a 'iz-. :1125N M Dowta .f 1 '�'as ....m-�pi� ; _.. � ?y � " .•. •'. 33405 Sr = •. I•1vIia . .I fie. I _. Ir L 1� I l • I - -] '.1 r , F _ t' '•1-: - '.rte - „ A , • 12 q . � 11 1 II - F __ I � I ,r • L'.'. r' y— , ,i1 1 NIMcDoweII -wi. _� I ---__ -- . IL + . I Or k a,A6 11N _ _�_® AppRF, ,:• y ¶, s - ffi - - Approximately.Jo,9Ld or of vacant office space not including 35 Maria Drive(pending demolition) Land:52;800-SF,buildable-for use as office space I ) I a 1 . g •7g a o . is, I w g I t., t E I i e 9, f, . 2 s 2 5 .- . 11 , . ;, :Jr 3 t a ! E ; ; -,ii, - . 0 0 . flAA I ....? a g ai. t `6Th g 2 3111 P OH 2 2, “I' ff. ' § 1 ut ., . ... , .. .. .. .. ...,- ... _ _ _ _ _ _ • = J =4 =1 = = = = = = = == = t= nwl= = =1 = = i gliblIn litql1111111111111111141114/4411.1 il .. . ! I 22 % 22 11 5,1 ggcg 4 g..,ungaggrnta .,. 8.. A2, --- - 09 ° 00 ° ° 00 02.0 9! o'° eocae9„ seeeee 9,:9,:..9i2 9 9„ ee. 9,. . . 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LaT:2 .6 .1 26 1-2-9 • Exhibit D From Tim Moran [mailto.TimM @phealthcenter.org] Sent: Monday, August 26,2013 10:14 AM To: Richard Nadale Subject: Walgreens prescriptions Rick: Our data shows that Petaluma+Health Center wrote 8;837 scripts on Walgreens in 2012 and has written 7,558 for the period January 1, 2013 through August 21, 2013. Let me know if I can provide anything else. Thanks.. Tim Tim Moran Chief Financial Officer Petaluma Health Center I 179 N. McDowell Blvd, Petaluma,CA.94954. (707)559-7574 Voice (707)359-7570 Fax i-3o '' i° D ® Exhibit E (lil Acoustics • Air Quality Mill 1 Willowbrook Court,-Suite 120 Petaluma, California:94954 Tel: .707-794-0400 Fax: 707-794-0405 www.illingworthrodkin.com illro@illingworthrodkin.com August 27,2013 Jim Stephens Director of Leasing Browman Development.Company, Inc. 1556 Parkside Drive Walnut Creek,CA 94596 VIA email jstephens(browmandevelopment.com SUBJECT: Lynch Creek>Plaza-Retail Project in Petaluma, CA'-Supplementary Mobile GHG Emissions Computation Dear Jim: The purpose of this letter is to report greenhouse gas (GHG) emissions associated with one daily 20-mile customer roundtrip travelling from Petaluma to the nearest Walgreens in Cotati, located at 7800 Old Redwood Highway. This computation was completed in relation to-the proposed retail development project at the northwest corner of Lynch Creek Way and North:McDowell Boulevard in Petaluma. A G1-IG assessment addressing !compliance with CEQA was previously prepared for the project by Illingworth & Rodkin, Inc. in-September of 2012. The results of this computation are presented here for informational purposes only. Methodology Mobile GHG emissions were computed using the California Air Resources Board's EMFAC201 I emission factor model. Carbondioxide,(CU2) emissions factors for Sonoma.County autos and light-duty trucks were averaged'across all model years, speeds and fuel types and then''adjusted for pounds per day of CO, and also metric tons per year based on the above scenario. It was assumed that one customer would travel an average of about 20 miles roundtrip from Petaluma to the Cotati Walgreens and back. One daily customer trip was run as a scenario at the project applicant's request. CO2 is the primary GHG emitted from vehicle travel. Mobile Emissions The results of modeling this..scenario;indicate that one customer travelling:roundtrip.from Petaluma to the Cotati Walgreens would emit approximately 15:6 pounds of CO2 per day, or 2.6 metric tons of CO2 per year-at 365 trips per year. This concludes our GHG mobile emissions computation. If you have any questions or comments,please feel free to contact me at(707)794-0400,x. 35. We appreciate the opportunity to assist you. Sincerely, Joshua D. Carman Illingwor h& Rodkin I;; — ✓ I • i. t. _ r _54 . .. . it t .) 4..) et4 - , . - - Ia. 1,4 ,C.) 1 .-. c) .: frs' tl i'a IgiuNi Cr:) ,,„,z mii.di C "'II 1/4.1 , 4,. ` 4. 41 ram ra..1 L4 4) iw") ; 1 • t 41 Ci (11 CI) %/Citt 'la 1- I r‘s-. - (1) 1) h.0 Ca) C) I Cr 44 r I C [ IN Ci N'' . t I% M.Ile, •.4) .4'.4 a) °J $4 ; ...., / ‘ . 1 i 2 . 1 2 1 ) ,c...) ,c i 1 b3/44 i,e P.M *. -' t ■ e ,.....4 tti . .. -i.' •- r- ,,,i (,) ci, _____ _., c t, „.., , w L ,,,, , , ... .i 9., Ili th4-4 c , 6 ,, 1 1 i , - - I I r 1--T-- 'Pa H -,' 4) ^I I I CI) Ca . *%. l'a iti ki , „,) ,., 1 cu 41 Co PC1 it, ' ,,'''' V Ci) ' 4) cla 1 0 1 F a 1.4 . C 1.••3/44 C .4C-4 N.; r ■ 4.1 "N ;NJ I r ., I 4 •citil s • ' --+' h°11 (,)4 q tkt ji:( tic '1 -Lri.. cLi4 'Z r4 4.4c1) 1 / 1 -27r '') IC *El) 111) tm I , ..2't al. .:* • Cr) C'Z k., C) (3 1 -- ,. .‘,L)ii . . ct ‘47'/ I; .c.c5 Pe0 •7.4 1-0 W ciJ Z, ca -q "tts , ' . -- .• '., Qui Z.sui c C 44 i lib 1 t "ia-q r; 't k4 I I i ATTACHMENT 8 The attached comments were received after the Planning Commission Meeting ofJuly 9, 2013. The following is a list of the commenters and date submitted: 1. Michael Koffler August 15, 2013 2. Tim Vander Vennet August 23, 2013 3. Anthy O'Brien August 26, 2013 PROPOSED WALGREENS.ON LYNCH CREEK Michael Koff ler [mfkoffler @yahoo.com] Sent:Thursday,.August 15, 2013 12:33,PM To: Giudice,Alicia Greetings, My name is Michael Koffler, I am a practicing dental specialist(Periodontist) at 131 Lynch Creek Way. It has been brought to my attention that up for your consideration is a permit for a Walgreen's retail center with an entrance on Lynch Creek. I have practiced here for over 25 years and been proud of the professionalism of the Lynch Creek medical/dental complex.. There are no large advertising signs and I believe patients feel they are well treated by my medical and dental colleagues. My understanding when I purchased my suite at 131A was that I was in an area designated "Business Park/Medical use". I feel it is inappropriate to allow a large retail store(selling everything from ice cream to beer as well as medications) to be on the comer of Lynch Creek Way. Large trucks will certainly be necessarily for deliveries with additional traffic and noise. It will change the character of the neighborhood. Our small zone of medical and dental offices around the hospital is quite appropriate and reflects well on the city. A new Walgreens is fine but let's locate it in the adjacent new shopping center which is being built. Sincerely, Michael Koffler, DMD 5-z August 23, 2013 Petaluma City Council C/o Alicia Giudice 11 English Street Petaluma, CA 94952 RE: In Support of Proposed Walgreens Project— Lynch Creek Plaza Dear Members of the City Council: I support the proposed Lynch Creek Plaza project with Walgreens. As a parent of a young child (22 month old), I.can attest first hand that it is venpdifficult to first drive your sick child to the doctor, get a prescription and then bring them into the pharmacy to get their prescription. Not only is this difficult for the parent, it is also very uncomfortable for the child, who,invariably has a fever, chills, aches, etc. Afterdoing this a couple times, I made the decision to just drive up,to Walgreens in Cotati, because they have a convenient drive up window and my daughter can hopefully sleep in the car instead of going into the store with me. When I heard that there was a new Walgreens-with drive up window coming to town I was thrilled that we wouldn't have to go to Cotati anymore. Then I:heard the Planning Commission.turned them down because it isn't the correct zoning. This-was-very disappointing. It makes a lot of sense to have a pharmacy across from the hospital and in cases like this, shouldn't we be making exceptions, or changes to the general plan and zoning. The Petaluma Health Care District does a lot of good work in the community, including ensuring that we have a hospital with an emergency room in our town, shouldn't we be supporting'them? Please support this project. It is the right thing for our town. Thank you, Tim Vander Vennet 752 Paula Lane Petaluma; CA 94952 6 -3 Giud ce, Alicia From: Hines; Heather Sent: Monday, August 26, 2013 8:28 AM ' To: Giudice; Alicia Subject: Fwd: Petaluma Health Care District Lynch Creek Project Attachments: Letterofsupporttemplate.docx; ATT00001.htm Sent from my iPhone Begin forwarded message: From: "Crump, Katie" <KCRUMP(a,ci_petaluma.ca.us> Date: August 26, 2013, 8:27:05:AM PDT To: "Hines, Heather" <HHINES @ci.petaluma.ca.us> Subject: FW: Petaluma Health Care District Lynch Creek Project FYI From: Cooper, Claire Sent: Monday, August 26 2013 8:27 AM To: Crump, Katie Cc: Mattioli, Allison Subject: FW: Petaluma Health Care District Lynch Creek Project • From Anthy O'Brien jmailto:anthv©topspeeddata.coml Sent: Monday, August 26, 2013 8:23 AM To: - City Clerk Cc: mike4pet©aol.com Subject: FW: Petaluma Health Care District Lynch Creek Project • Dear Mayor Glass and Members of the City Council: RE: Proposed Walgreens Lynch Creek Plaza NWC Lynch Creek Way & N. McDowell Blvd I would like to express my support for the proposed Petaluma Health Care District Lynch Creek Plaza Walgreens project at Lynch Creek Way and N. McDowell Blvd. Key health benefits to our community: 1 6 -1 • Walgreens offers a 'pharmacy pick up window which will address an unmet need .for the seniors, the sick, those with limited mobility, parents with sick'.children, and children with aging parents. Keeping people that are sick out of the general public reduces'the potential for the spread of diseases. Those with limited mobility can have easy access rather than having to walk, stand and wait. • Walgreens offers a Transitional Care Program partnering with local health care providers and Petaluma Valley Hospital, designed to ease a patient's transition from hospital to home and help reduce preventable hospital :readmissions through medication adherence and medication safety. The program includes pharmacist consultation and follow-up. The'Transition Care Program will ultimately lower the overall costs of medical care by increasing medication safety, and improving individual:health and recovery. • As part of the Transitional Care Program, Walgreens offers Bedside Delivery Service, bringing discharge medications to the patient's hospital bedside. The pharmacist counsels the patient on each prescription and provides a 48 hour follow-up call to address any further questions that the patient might have. • Walgreens provides comprehensive Medication Reconciliation. Both in-store and as part of the Transitional Care Program, Walgreens pharmacists thoroughly reviews all medications to ensure all orders are correct, and discrepancies and dangerous drug combinations are identified and avoided. Medication reconciliation saves lives. • Walgreens offers Competitive Pricing, offering considerable discount arrangements with 'providers that will help customers obtain prescriptions with better pricing. • Walgreens pharmacists administer Center for Disease Control (CDC) recommended Immunizations from routine influenza and whooping cough vaccines to travel vaccines for typhoid fever and yellow fever. Walgreens offers back-to-school immunizations for adolescents, as well as a number of vaccines for senior citizens which can help prevent diseases such as pneumonia and shingles. • Walgreens participates in hundreds of Medicare prescription drug plan networks, such as.AARP and First Health Part D. As part of a preferred pharmacy network of national Medicare Part D Plan sponsors, Walgreens helps patients who are 65 and older understand 2 © -Cj 0 their Medicare drug plan benefits and finds ways'to save money by running free drug'tomparison reports which results in lower co-pays. Key economic benefits to our community: • Approximately 1.00. Petaluma residents per day use Walgreens in Cotati and San Rafael for service, convenience of a pick up window, and lower costs. Keeping business in Petaluma should be our goal. This is lost revenue for our city. • Petaluma Health Care District's partnership with,Walgreens will enable the District:to turn a non-revenue generating parcel of land into a revenue earning parcel used to reinvest back into our community's health and medical needs. The Petaluma Health Care District has invested over 12 million dollars over the past 10 years to improve the health of our community and ensure local access to quality health care services and community health programs — specifically hospital, physician recruitment and retention, health center and non profits who provide key services to improve the quality of life of our residents. The community benefits from the District's ability to continue to invest in the health of our community. • Walgreens will create local jobs and generate sales tax revenue for our city. Thank you in advance.for your support. Anthy O'Brien 707.325.9797 (ce/!) 3 8-C) • Planning Comrnission ATTACHMENT 9 City of Petaluma, CA 4p' " .3�. City Council Chambers ,. 4.s7 , `ji City Hall,11 English,Street �6„ . , Petaluma, CA 94952 ,,rasts Telephone 707/778-4301 /Fax 707/778-4498 E-Mail cdd@ci.petaluma.ca.us Web Page http://www.ci.petaluma.ca:us Planning Commission Minutes Tuesday, July 9, 2013 - 1.A.ROLL CALL: (07:00 PM) Present: Kathy Miller,Richard Marzo,Jocelyn Yeh Lin, J.T. Wick,Jennifer Pierre Absent: Bill Wolpert B. SWEARING IN OF NEW COMMISSIONERS.(07:00 PM) Claire Cooper,City Clerk Commissioner Lin Commissioner Marzo Chair Pierre Commissioner Wick 2. APPROVAL OF MINUTES: Approval of the May 28,2012 joint meeting of the Planning Commission and the Historic and Cultural Preservation Committee Minutes. (07:06 PM) Chair Pierre Eric Danly, City Attorney Chair Pierre 3.PUBLIC:COMMENT: The Commission will hear public comments only on matters over which it has jurisdiction. There will be no Commission discussion or action. The Chair will allot no more than three minutes to any individual. If more than three persons wish to speak,their time will be allotted so that the total amount of time allocated to this agenda item will be 15 minutes.(07:07 PM) Public Comment Opened Public Comment Closed 4. PLANNING MANAGER'S REPORT: Receive Planning Manager's Report.,(07:07 PM) Heather Hines,Planning Manager 5. COMMISSIONER AND;LIASION REPORTS: Receive reports from Commissioners and standing Commission Liaisons. (07:09 PM) Council Member Miller Chair Pierre q —1 httn://netaluma:eranicus.com/MinutesViewer:php?clip id 1491&doc id=b73ce8a7-4f59-1... 8/5/2013 Planning Commission Page 2 of 9 Heather Hines,Planning Manager Chair Pierre Ms. Hines 6.PUBLIC HEARING OLD BUSINESS-PLANNING COMMISSION: (Item Continued from May 28, 2013 meeting).Application for a General Plan Amendment, Zoning Map Amendment, and Site Plan and Architectural Review, and associated environmental review for an approximately 22,000-square foot commercial development on 2.15 acre parcel. TITLE:Lynch CreekPlaza ADDRESS: North McDowell Boulevard and Lynch Creek Way FILE NUMBER: 12-GPA-0236 STAFF: Alicia Giudice(07:12 PM) Staff Report Attachment A-Resolution IS-MND Attachment B-Initial Study Attachment C-Mitigation Monitoring and Reporting Program Attachment D-Resolution General Plan Amendment Attachment E--Resolution.Zoning Amendment Attachment F-Draft SPAR Findings&Conditions Attachment G-Resolution for Vacation of Easement Attahment H-Project Description Attachment J- Sign Criteria Attachment K-PBAC Memo Attachment L-Bowman Response 5-24-13 Attachment L—Merlone Geier.Letter 6-24-13 Attachement L-Walgreens Letter 6-5.13 Alicia Giudice, Senior Planner Chair Pierre Council Member Miller Ms. Giudice Commissioner.Lin Ms.Giudice Commissioner Marzo Chair Pierre Ms.Giudice Chair Pierre Ms Giudice GI-2- hrt;r'J/ne'ta111ma:uranicus.com/MinutesViewer.nhn?clip id=1491&doc id=1573c_e8a7-4f59-1... 8/5/2013 Planning Commission Page 3 of 9 Heather Hines, Planning Manager Chair Pierre Romona Faith,Petaluma;:Heath-Care District Council Member Miller Ms.Faith Michael Frederiko,Pharmacy Supervisor for Walgreen Chair Pierre Council Member Miller Mr. Frederiko Commissioner Lin Commissioner Marzo Mr. Fredriko Chair Pierre Mr. Fredriko Chair Pierre Mr. Fredriko Chair Pierre Mr. Fredriko Chair Pierre Mr.Fredriko Jim Stephens,Browman Development Chair Pierre Public Comment Opened Bob Koenitzer,Neighboring Dentist Office Bob Lipman,Realtor Elece Hempel,.resident Erin Hawkins,Petaluma Health Care District Alice Kilgore,Petaluma'Health Care District Jane Read, Petaluma Valley Hospital Dr. Robert Allen,-Neighboring Dentist Office Public Comment Closed Chair Pierre n _3 hkM llnaral„ma aranicn,c;rnm/MinntesViewer.nhn?clip id=1491&doc id=Ii73ce8a7-4f59-1... 8/5/2013 Planning Commission Page 4 of 9 Council Member Miller Commissioner Marzo Commissioner Lin Commissioner Wick Chair Pierre Eric Dan ly, City Attorney Commissioner Marzo Mr.Danly Heather Hines,Planning Manager Chair Pierre Ms. Hines Mr. Dan ly Chair Pierre Council Member Miller Ms.Hines Commissioner Wick Chair Pierre Mr. Dan ly Commissioner Wick Mr. Danly Chair Pierre Mr. Danly Council Member Miller Ms.Hines Mr. Dan ly Council Member-Miller Chair Pierre Mr. Dan ly Ms.Hines Chair Pierre Commissioner Marzo Ms. Hines q -- I I lit+n1I/natali1ma a,9t1,rnc rnm/1VlinntegVie.weinhn7clin id=1491.&doc -:id=b73oe8a7-4f59-1... 8/5/2013 Planning Commission Page 5 of 9 Mr.Dan ly Ms.Hines Motion:recommend to City Council denial of the General Plan Amendment for the Lynch Creek Plaza due to the following findings: 1.Record does not provide adequate evidence that office vacancy rates necessitate designation change. 2:Planning Commission does not find compelling reason to modify General Plan designation from Business Park. 3.No evidence that modification to Mixed Use would better serve public necessity,convenience,and general welfare. Moved by J.T. Wick, seconded by Richard Marzo. Vote: Motion carried5-2. Yes: Richard Marzo;J.T.Wick;.Jennifer Pierre; No: Kathy Miller;Jocelyn Yeh Lin Absent: Bill Wolpert Ms. Hines Mr. Danly Ms.Hines Commissioner Wick Mr.Danly Mr.Danly Ms.Hines Chair Pierre Mr.Danly • Ms. Giudice Frank Penry,Traffic Engineer Chair Pierre Mr. Penry Chair Pierre Motion: to deny Map Amendment to rezone property from Business Park toMIUIB based on-the':following findings: 1.Inconsistent with current General•Plan designation of Business Park,2.Planning Commission recommended'denial of the requested General Plan Amendment to change designation to Mixed Use. 3.No evidence presented that modification to;mixed use on this property would serve public convenience or general welfare. Moved by J.T. Wick, seconded by Richard Marzo. Vote:Motion carried.3.2. Yes: Richard Marzo;J.T. Wick; Jennifer Pierre No: Kathy Miller; Jocelyn Yeh Lin Absent: Bill Wolpert Chair Pierre Mr.Danly Chair Pierre 9-s h+r„•//nata I nrani •nc rnm/MiriirtPCViet er'nhn?clip id-1491&doc id=b73ce8a7-4f59-1.... 8/5/201.3 Planning Commission Page 6 of 9 Commissioner Marzo Commissioner Wick Chair Pierre 7. PUBLIGHEARING:NEW BUSINESS-Application for a Tentative Subdivision Map and associated environmental review to create 144 lots and four parcels that would allow the development of a mixed-use neighborhood of commercial,residential and open space land uses served by a network of predominately public streets on 35.7 acres(39.4 acres including the riverfront park). TITLE: Riverfront ADDRESS: 500 Hopper Street FILE NUMBER: 11-TSM-0130 STAFF: Geoff Bradley Due to a 20-day extension of the public don-talent period for the Initial Study-and'Mitigated Negative Declaration, staff recommends that the Planning Commission receive the.staff-report,open the public hearing, and review the proposed project.But ultimately continue this item to the August 13,2013 meeting. (09:21 PM) Staff Report-Attachments A-C Attachment D-Parking Analysis Attachment E- Architectural Intent Images Attachment F-Correspondence Received Attachment G-Mitigation Monitoring- Reporting Program Attachment H-Tentative Riverfront Map Attachment I-MND&Initial Study Attachment I-Notice of Intent to Adopt MND Attachment I -Figures Attachment I.1 -Cultural Resources Evaluation 2013 Attachment 12-Biological Assessment-Offsite Trail 2013 Attachment 1.3 -California Air Resources Board-Climate Change Proposed Scoping Plan Attachment I.4.a-EVA Assessment 2011 Attachment 1.4.b-EVA Assessment Update 2013 Attachment I.5.a-Air-GHG Emissions Assessment 2012 Attachment I.5.b-Noise&.Vibration Assessment 2013 Attachment 1.6-Phase I Environmental,Assessment Attachment I.7.a-Phase 1 Envir Site Assessment 2001 Attachment I.7.b-Phase 2 Soil Groundwater Assessment 2001 Attachment I 8.a-Stormwater'Treatment Plan 2011 Attachment I.8.b-Water Distribution Calcluations Oct 2012 Attachment I.8.b-Water Distribution Report Sept 2011 Attachment 1.8.c- Sewer Capacity Calculations 2012 / —�/ i:.+, /in.+fi,. , n.- „ rf,n/NAin„tacYiclxTernhn7r.lin id=1491Rrdna ici=h73ce8a7-4f59-1... 8/5/2013 Planning Commission Page 7 of 9 Attachment I.9.a-Geotechnical Report'2006 Attachment 1.9.b-Geotechical Discussion-Miller Pacific Engineering Group Attachment I.9.b-GeotechriicaPReport,2011 Attachment I.9.c-Letter to Basin Street Properties regarding foundation Attachment I.10.a-Traffic Study 2012 Attachment I.12-Biological Assessment 2012 Attachment I.13_a-Marin-Sonoma Narrows Widening Project DEIR Attachment I.13.b-Marin-Sonoma-Narrows Widening Project FEIR Attachment J-List of Sources Documents Referenced for IS_MIND Geoff Bradley,Principal Planner Chair Pierre Mr.Bradley Chair Pierre Mr.Bradley Chair Pierre Mr. Bradley Chair Pierre Commissioner Wick Mr. Bradley Council Member Miller Mr.Bradley Council Member Miller Mr. Bradley Council Member Miller Mr.Bradley Chair Pierre Mr.Bradley Chair Pierre Mr. Bradley Chair Pierre Mr. Bradley Chair Pierre httn,//natal„ma aranienc rnm/Miifirte iewer.nhn?clip id=1491&doc id=b73ce8a7-4f59-l... 8/5/2013 Planning Commission Page 8 of 9 Mr.Bradley Chair Pierre Mr. Bradley Curt Bates,City Engineer Chair Pierre Mr.Bates Chair Pierre Mr.Bates Chair Pierre Mr.Bradley Mr. Bates Commissioner Marzo Mr.Bates Commissioner Wick Mr.Bates Chair Pierre Vin Smith,Basin Street Properties Chair Pierre Mr. Smith Council Member Miller Commissioner Marzo Mr. Smith Commissioner Marzo Mr. Smith Council Member Miller Chair Pierre Public Comment Opened Susan Starbird,Petaluma Waterways Public Comment Closed Eric Danly, City Attorney Chair Pierre Council Member Miller — V lnin.finetaliima.nranicus.com/MinutesViewbr.phOclip id=1491&doe id=b ,3ce8a7-4f59-1... 8/5/2013 v Planning Commission Page 9 of 9 Commissioner Marzo Commissioner Lin Commissioner Wick Chair Pierre Mr. Smtih Chair Pierre Mr. Smith Chair Pierre Heather Hines,Planning Manager. Motion: to continue the Riverfrontitem to the August 13, 2013 Planning Commission meeting. Moved by Jennifer Pierre,no second required. Vote: Motion carried 5-0 Yes: Kathy Miller;Richard Marzo;Jocelyn Yeh Lin; J.T. Wick;Jennifer Pierre; 8.ADJOURN: Adjourn to the next regularly scheduled Commission meeting. APPEAL STATEMENT: Within fourteen(14)days following the date of a decision of the Planning Commission,;the decision may be appealed to the City Council by the applicant or by any other interested party. If no appeal is made within-that time,the decision shall be final. An appealshall be addressed to the Council in writing and shall be filed with the City Clerk. Said appeal shall be accompanied by the appeal fee as specified by.Resolution 2010-206-N.C.S. as adopted by the City Council.The;appeal shall state specifically the grounds for-the appeal and the relief sought by the appellant. (Zoning Ordinance §24.070)(10:52 PM) • • • ` — • nr„„;niic ,,cm/M.ihiitesViewer.nhn?cliu id=1491&doc iii=b73ce8a7-4f59-1... 8/5/2013