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DORSEY MARKETPLACEA Community Center

December 9, 2015

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Developer: R Jeter Family Trust

Civil Engineer: Sean O’Neill Genesis Engineering

Planning, Engineering & Surveying: Dale Creighton SCO

Environmental Engineer: Holdrege & Kull Jason Muir

Landscape Architect: Jeff Ambrosia Yamasaki Landscape Architect

Architect: Dan Richards Williams + Paddon

Project Manager: Gallelli Real Estate Gary Gallelli Project Representative: Compass Commercial Group Katy Schardt

PROJECT TEAM:

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A. PROJECT DESCRIPTION 5

B. ZONING AND ALLOWABLE LAND USES 7

C. SITE HISTORY AND MINING LEGACY 17

D. ENVIRONMENTAL REVIEW/CEQA 19

E. ECONOMICS 22

F. PROJECT INFORMATION 27 Location Site Plan Circulation and Access Site Vegetation and Grading Vegetation and Biological Resources Residential at the Marketplace

G. PROJECT JUSTIFICATION 36 Land Use Goals & Objectives Circulation Goals & Objectives Conservation/Open Space Goals & Objectives Housing Goals and Policies Smart Growth

H. SPACES, PLACES, ART & HISTORY 48

I. ARCHITECTURE AND DESIGN 52 Building Types Articulation and Massing Building Lighting Materials and Finishes Colors J. LANDSCAPE DESIGN 61 Landscape Features Landscape Design Planting Zones Plant Selection Irrigation and Soils Site Lighting

TABLE OF CONTENTS

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REFERENCES AND ATTACHMENTS

1. Grass Valley Market Overview Buxton Report

2. RDA Expansion Feasibility Study prepared by Fraser & Associates, July 27, 2009

3. RDA Expansion Ordinance & Resolution, May 11, 2011

4. Grass Valley Retail Focus Group Report

5. Grass Valley Resolution Adopting Economic Development Strategy for City of Grass Valley and Redevelopment Agency

6. Grass Valley Economic Development Strategy

7. Draft Final PEA for Former Spring Hill Mine property

8. Draft Final RAW for Spring Hill property

9. PEA Approval from DTSC

10. Final RAW Approval Letter and Public Notice

11. Final Spring Hill CEQA NOE

12. Glenbrook Basin Redevelopment Infill Study, Nov. 2010

13. Grass Valley “Reorganization of City Operations”, Resolution Feb. 10, 2015

14. Implementation of the Economic Development Strategy, Jan. 24, 2012

15. Preliminary Title Report, prepared by Placer Title, Nov. 23, 2015

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A. PROJECT DESCRIPTION

The R. Jeter Family Trust is proposing to develop an integrated mixed use, infill retail commercial and residential project on 26.9 acres on the south side of Dorsey Drive just east of the northbound off-ramp of State Highway 49 within the City of Grass Valley. The proposed center, known as Dorsey Marketplace, proposes approximately 181,900 square feet of retail, service and community uses and a 90-unit apartment complex.

The Dorsey Marketplace will capture and grow desperately needed sales and property tax revenues and create new local jobs. It will help plug the growing leakage of over $200 million in local sales opportunity that go “down the hill” each year, primarily to Placer County, as identified

in the City of Grass Valley commissioned “Buxton Retail Trade Market Analysis”.

Dorsey Marketplace commercial square footage is represented by the following categories:

Major Anchor spaces: ±130,000 SF Shop spaces: ±37,400 SF Individual Tenant/Pad spaces: ±14,500 SF

The apartments at Dorsey Marketplace will feature one-, two- and three-bedroom units and amenities including a pool and fitness center in a beautiful setting adjacent to needed retail services and employment opportunities.

Primary access to the marketplace is from Dorsey Drive. A secondary access and connection to Spring Hill Drive is included in the project design.

(See Appendix for copy of report)

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Dorsey Marketplace is a centrally located “infill” redevelopment that reduces sprawl. It is located in the center of the Grass Valley General Plan designated “Core Area” for priority development.

The Marketplace borders high density, affordable and senior housing, making it extremely walkable to a large segment of the City. Sidewalks, dedicated bike lanes and a bus stop are located on Dorsey Drive directly in front of the property.

Industrial development adjacent to residential development generally results in land use conflicts. Commercial land uses can capture existing high traffic volume in the area, supply the retail and service needs of the general public, and provide a logical transition between conflicting land uses which are both economically, environmentally and socially beneficial to the City and surrounding residents. The Dorsey Marketplace is consistent with the framework of the City’s General Plan Land Use Goals and Objectives, is in the public’s interest, is revenue positive, addresses a public need and does not adversely impact Grass Valley’s Downtown.

The project is requesting the following:

General Plan Amendment from “Business Park” to the “Commercial” and “Urban High Density” land use designations. The Dorsey Marketplace features beautifully landscaped pedestrian walkways, open air plazas, and numerous opportunities to showcase Grass Valley’s local architecture, art and history.

Rezoning from Commercial Business Park to the C-2 Central Business District and R-3 Multifamily Residential zoning classification.

Commercial Development Permit for the proposed mixed use project.

Use Permit for the proposed quick service restaurants with drive-through component.

Lot Line Adjustment

The property borders State Highway 49 to the west, Spring Hill Industrial Park to the south, and high density residential uses to the east and north. The location and surrounding land uses are dominating factors that support the current and proposed commercial zoning for Dorsey Marketplace, providing a buffer between the industrial land at the south and the high density residential at the north.

The property is the former Spring Hill Mine, closed in the 1940’s. For over 65 years the property has been vacant and neglected as the City has grown around it. The property is an identified “Brownfield” site. The proposed redevelopment and reuse of the site includes clean- up of the legacy mining impacts.

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B. GENERAL PLAN DESIGNATION, ZONING AND ALLOWABLE USES The project is an integrated design which includes commercial, residential and community uses. The project site consists of two parcels under the same ownership. These parcels are currently designated Business Park (BP) in the General Plan and are zoned Corporate Business Park (CBP).

A lot line adjustment between the two existing parcels is requested as part of this application. This will adjust the existing parcel sizes to accommodate the integrated project design uses.

COMMERCIAL COMPONENT:

Current General Plan designation: Mixed Use category, Business Park, (BP). Proposed General Plan designation: Commercial (C).

Current zoning designation: Corporate Business Park (CBP). Proposed zoning designation: Central Business District (C-2).

The application includes a request to amend the current General Plan designation of the project’s commercial uses area to Commercial (C) and the Central Business District (C-2) zoning designation. This area is approximately 21.2 acres.

A number of commercial and retail uses are allowed under the project’s current “CBP” zoning as “Permitted” uses, meaning no use permit approval is required. These “Permitted” commercial uses include retail uses, warehouse membership retail (ie: Costco/Sam’s Club), restaurants, cafés, coffee shops, banks, financial and medical services and a range of office and government office uses.

While a number of commercial and retail uses are allowable under the site’s current General Plan and zoning designations, the requested change is necessary to provide a better mix of desired uses.

These proposed uses are desired in and supported by the Grass Valley RDA Expansion Study and Plan, adopted Grass Valley Economic Development Strategy, Buxton Retail Trade Market Analysis and the Grass Valley Retail Focus Group Report. (See Appendix for copy of reports).

COMMERCIAL (C) GENERAL PLAN DESIGNATION:

The Commercial General Plan designation is a broad category intended to encompass all types of retail commercial and commercial service establishments in any one of a variety of locations. Locations include the Downtown Central Business District, shopping centers, local or neighborhood locations, highway-oriented locations, or concentrations along major streets.

CENTRAL BUSINESS DISTRICT (C-2) ZONING DESIGNATION:

The C-2 zoning designation is intended to implement and is consistent with the Commercial (C) land use designation of the General Plan.

All commercial retail centers in Grass Valley except the downtown Neal Street Safeway center are zoned “C-2”:

Existing Retail Centers

General Plan Designation

Zoning Designation

Pine Creek Center C C-2K-Mart Center C C-2Fowler Center C C-2Staples Center C C-2Plaza Center C C-2Brunswick/Safeway Center

C C-2

Approved but not built Plaza II Center

C C-2

Downtown Safeway

C TC

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BUSINESS PARK

LEGEND:Business Park

MANUFACTURING INDUSTRIAL

URBANMEDIUM DENSITY

URBANMEDIUMDENSITY

URBAN MEDIUM DENSITY

URBAN HIGH DENSITY

MANUFACTURING / INDUSTRIAL

COMMERCIAL

LEGEND:Commercial

26.9 Acres

21.2 Acres

5.7 Acres

URBAN HIGH DENSITY

Urban HighDensity

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CBP, CORPORATE BUSINESS PARK

LEGEND:

CBP(Corporate Business Park)

M-1, LIGHT INDUSTRIAL

R-2A, MEDIUM DENSITYRESIDENTIAL

R-2A, MEDIUMDENSITY

RESIDENTIAL

C-2, CENTRAL BUSINESS DISTRICT

LEGEND:

R-2A, MEDIUM DENSITY RESDENTIAL

R-3, MULTI FAMILY RESIDENTIAL

M-1, LIGHT INDUSTRIAL

C-2(Central Business District)

26.9 Acres

21.2 Acres

R-3(Multi-FamilyResidential)

5.7 Acres

R-3, MULTI-FAMILY RESIDENTIAL

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Allowed Commercial Land Uses and Permit Requirements

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Allowed Commercial Land Uses and Permit Requirements

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Allowed Commercial Land Uses and Permit Requirements

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RESIDENTIAL AND COMMUNITY USES:

Current General Plan designation: Mixed Use category, Business Park, (BP). Proposed General Plan designation: Urban High Density (UHD).

Current zoning designation: Business Park (CBP). Proposed zoning designation: Multiple Dwelling Residential (R-3) .

The project is an integrated design which includes commercial, residential and community uses.

The application includes a request to amend the current General Plan designation of the residential and community uses area to Urban High Density (UHD) and the Multi-Family Residential (R-3) zoning designation. This area is approximately 5.7 acres.

This change will provide the opportunity to include a much needed, high quality, multifamily residential component as part of the project. In addition this area of the project will include a clubhouse, fitness room, outdoor pool and a community Dog Park facility.

Urban High Density (UHD) General Plan designation: UHD is intended to accommodate town house or row house styles, higher density apartments and condominiums (multiple family structural types). UHD relates directly to the Multiple Family (R-3) zoning district designation.

Multiple Dwelling Residential (R-3) zoning designation: The R-3 zone is applied to areas of the City that are appropriate for a variety of higher density housing types, located in proximity to parks, schools, and public services. The R-3 zone is consistent with and implements the Urban High Density (UHD) designation of the General Plan.

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Allowed Residential Land Uses and Permit Requirements

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Allowed Residential Land Uses and Permit Requirements

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Allowed Residential Land Uses and Permit Requirements

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C. SITE HISTORY AND LEGACY MINING ISSUES The project property is the former “Spring Hill Mine”, closed in the late 1940’s. For over 65 years the property has sat vacant and neglected as the City grew up around it. The site has remained undeveloped while the adjoining properties were developed with multifamily residential and commercial uses. The property directly adjoins Highway 49/20 along the west property line.

The property has been bypassed for redevelopment due to its mining legacy

contamination. The property is an identified “Brownfield” site and designated “an area of concern with regard to hazardous waste contamination” by the City of Grass Valley.

The property is within the previously adopted City of Grass Valley Redevelopment Expansion Area (RDA). The project property is identified in the July 27, 2009 RDA Expansion Feasibility Study prepared by Fraser & Associates as “Economically & Physically Blighted” due to contamination from previous mining operations. Page 10 of the RDA Expansion Feasibility Study specifically discusses the project site and Exhibit B “Blight Map” on Page 16 specifically identifies the site, stating:

“Environmental studies and assessments in the area have revealed the presence of arsenic and lead contamination that would physically and financially complicate the expansion, redevelopment, or reuse of properties in the proposed Added Area”.

“The former Spring Hill Mine site encompasses 26 acres and is located south of Dorsey Drive and to the southeast of State Highway 49/20. The site has been identified by the City as an area of concern with regard to hazardous waste contamination. The site has also undergone a Preliminary Endangerment Assessment which revealed that the Spring Hill Mine site contained arsenic, lead, and mercury as a result of the previous mining operations. The potential inclusion of the proposed Added Area to the Project Area would allow the use of redevelopment dollars to assist with the required environmental assessments and remediation efforts in order to redevelop the Spring Hill Mine site”.

The City of Grass Valley RDA Expansion Feasibility Study also states:

“Environmental contamination of properties poses serious financial barriers to the redevelopment or reuse of property. “Brownfield site” means

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real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant”. Inclusion in the expanded RDA Area “would allow the use of redevelopment dollars to assist with the required environmental assessments and remediation efforts in order to redevelop the Spring Hill Mine site”.

Since purchasing the property the current owner has funded and undertaken a California State Department of Toxic Substances Control (DTSC) Preliminary Endangerment Assessment (PEA), which was prepared by Holdrege & Kull.

Based on the PEA testing a Remedial Action Work plan (RAW) was prepared by Holdrege & Kull. The RAW plan was submitted to, reviewed and approved by DTSC. The RAW plan was subject to and undertook the CEQA review process. The approved DTSC RAW clean up plan will be undertaken as part of the redevelopment of the site.

An estimated 44,000 cubic yards of mine waste rock and 20,000 cubic yards of processed mine tailings are identified on the site. Of this, an estimated 1,700 cubic yards of mine waste and affected soil having elevated metals concentrations are identified adjacent to a former mill area.

The approved DTSC RAW clean up plan calls for the excavation and removal of approx. 1,700 cubic yards of mine waste and soils to be taken off site to a permitted disposal facility. The remaining 62,300 cubic yards of mine waste rock and processed tailings are suitable and approved for onsite placement. These materials will be placed under 10’ of clean fill and capped beneath commercial buildings or parking lot.

No additional fill material will be required to be brought on site for the clean up or project development. Site cleanup and project grading will utilize and balance on site material.

The proposed redevelopment of this designated “blighted” Brownfield site will cleanup and re-mediate the hazardous legacy mining impacts. After over 65 years the site will be cleaned up and put back in use to the benefit of the community, the adjoining neighborhoods and the environment.

The potential environmental and human health impacts from the Spring Hill Mine legacy contamination will be eliminated. The proposed redevelopment project fulfills the City’s adopted goals and objectives for the cleanup and redevelopment of the project site.

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D. ENVIRONMENTAL REVIEW/ CEQA

The project parcels have undergone or been included in at least three previous CEQA environmental review processes. The following prior CEQA review efforts specifically address issues of short term and long term impacts related to existing conditions, cleanup and redevelopment of the project parcels.

The parcels were specifically identified, designated, reviewed, discussed and included in the Grass Valley RDA Expansion Feasibility Study prepared by Fraser & Associates and the adopted RDA Expansion Final Environmental Impact Report (FEIR). The adopted RDA expansion FEIR is a “Program Level Environmental Document” providing CEQA coverage for a range of anticipated redevelopment activities and new development within the RDA Expansion Area, which specifically identifies and includes the project parcels.

The potential impacts of current allowable uses, especially those uses designated as “Permitted” uses should be reviewed and evaluated against the potential impacts of proposed uses during the Environmental Initial Study (EIS) review process. This analysis can determine if there are any additional or increased potential impacts resulting from the proposed uses vs. the “Permitted” uses currently allowed.

The 26-acre Dorsey Marketplace property has already gone through several environmental review processes as described below.

1. State DTSC CEQA review:

Since purchasing the property the current

owner has undertaken a State Department of Toxic Substances Control (DTSC) Environmental Site Assessment (ESA), prepared by Holdrege & Kull. Based on testing, a Remedial Action Work plan (RAW) was prepared by H&K, reviewed and approved by DTSC. The RAW was subject to and undertook the CEQA review process. The approved DTSC RAW clean up will be undertaken as part of the redevelopment of the site.

2. Grass Valley application #13PLN-18:

In July 2013, the Grass Valley Planning Commission held a public hearing for Development Review Application no. 13PLN-18. The project included vegetation and tree removal, grading, placement and compaction of 25,000 cubic yards of soil fill material on the project property.

The City prepared a Staff Report, Environmental Initial Study and Mitigated Negative Declaration. The IS and MND reviewed a range of potential short term and long term impacts resulting from the grading/fill project.

The Planning Commission reviewed the project, conducted a public hearing, adopted the Initial Study and Mitigated Negative Declaration and approved Development Review Application no. 13PLN-18. The project grading/fill authorized under this approval has not been undertaken.

3. Grass Valley RDA expansion CEQA/EIR coverage:

The project parcels are within the previously proposed and approved Grass Valley Redevelopment Expansion Area. The project parcels are specifically identified and discussed in the RDA Expansion Feasibility Study, RDA Plan and adopted Environmental Impact Report (FEIR). The adopted RDA expansion FEIR is a “Program Level Environmental Document.”

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After the adoption of the RDA Expansion Plan and FEIR/MMRP, the State of California dissolved all Redevelopment Agencies. The adopted RDA Expansion Plan and adopted Environmental Impact Report/MMRP remain valuable and the City Council adopted FEIR remains valid. The RDA Expansion Plan provides specific goals, objectives and actions to implement the plan in the designated Expansion Area. One of the stated goals and basis for Plan approval is to implement the Grass Valley General Plan.

The Dorsey Drive Interchange is included in the RDA Expansion Plan and its adopted Infrastructure and Public Improvements Program.

The Spring Hill Drive extension road to Dorsey Drive is included in the RDA Expansion Plan and adopted Infrastructure and Public Improvements Program.

The parcels are identified in the 2009 RDA Expansion Study as “Economically & Physically Blighted” due to contamination from previous mining operations. Page 10 of the Study specifically discusses the project parcels and Exhibit B “Blight Map” on Page 16 of the Study specifically maps and identifies the project parcels.

The RDA FEIR adopted CEQA mitigation findings, findings regarding alternatives, Mitigation Measures, a Statement of Overriding Considerations and a Mitigation Monitoring Reporting Program (MMRP) for a range of redevelopment activities and new development within the RDA Expansion Area.

The RDA FEIR/MMRP includes a range of “short term impacts from temporary construction” to long term “unavoidable significant impacts” to Air Quality, Transportation and Circulation for “redevelopment activities or new development

facilitated by the RDA” and within the RDA Expansion Area.

The RDA FEIR/MMRP includes “grading and construction activities associated with redevelopment activities or new development facilitated by the RDA” within the RDA Expansion Area.

The RDA FEIR/MMRP includes “the development of 472 additional residential units and 585,830 additional square feet of non-residential development” within the RDA Expansion Area, over and above the levels included in and covered by the Grass Valley General Plan/FEIR.

The RDA FEIR/MMRP adopted “Statement of Overriding Considerations” includes:

“The project will enable the City to work with the private sector and other public agencies to remediate properties containing hazardous material or assist in the cost of remediation and thereby attract private investment in the redevelopment area”.

“The project will enable the City to implement General Plan Goals and policies relating to infill development, compact development, mixed use development and other sustainable planning concepts”.

“Improve pedestrian and vehicular circulation in the Project Area through assembly of land into parcels suitable for modern, integrated development”.

Current zoning vs. proposed zoning:

The project includes a request to revise the properties’ current Business Park (BP) General Plan designation and current Corporate Business Park (CBP) zoning designations to a General Plan

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designation of Commercial (C) and zoning designation of Central Business District (C-2).

The application also includes a request to amend the current General Plan designation of the residential and community uses area to Urban High Density (UHD) and the Multi-Family Residential (R-3) zoning designation. This area is approximately 5.7 acres.

The requested changes are necessary to provide a better mix of uses as desired in and supported by the Grass Valley RDA Expansion Study and Plan, adopted Economic Development Strategy, Buxton Retail Trade Market Analysis and Grass Valley Retail Focus Group Report.

The potential impacts of current allowable uses, especially those uses designated as “Permitted” uses should be reviewed and evaluated against the potential impacts of the project’s proposed uses during the Environmental Initial Study (EIS) review process. This analysis can determine if there are any decreased or increased potential impacts resulting from the proposed uses vs. the “Permitted” uses currently allowed and covered under the Grass Valley General Plan and adopted/certified General Plan EIR.

A range of “Permitted” uses are allowed under the current CBP zoning including retail , manufacturing, neighborhood market, restaurant, cafe, coffee shop, and warehouse retail uses. Additional allowable uses in the CBP zone require “Use Permit” review and approval.

The General Plan is a “Program Level Environmental Document” intended to provide CEQA review and coverage for designated “Permitted” uses. The City’s review of proposed “Permitted” uses is limited to Development Review Committee or Planning Commission review and approval of the site plan and building design.

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E. ECONOMICS

Dorsey Marketplace will help capture and grow desperately needed sales tax, property tax and create new local jobs. It will help plug the growing leakage of over $200 million in local sales going “down the hill” each year, primarily to Placer County, as identified in the City of Grass Valley commissioned “Buxton Retail Trade Market Analysis”.

The growing loss of local sales and tax revenue is a key reason cited by the City Council for budget deficit troubles facing Grass Valley. The February 10, 2015 City Council staff report and adopted Resolution regarding Grass Valley’s financial condition and economic future states:

“the City’s revenues are increasing at an only moderate rate and are not anticipated to keep pace with cost increases”

“an uncertain economic environment resulting in uncertainly in the city’s top 2 revenue sources (sales tax and property tax)”

“strong retail presence being developed in north Placer County that could impact local sales tax revenue”

“a substantial amount of new retail space will be opening in the coming years within the market area but outside City limits, drawing residents to markets outside of the City and having potential negative impacts on existing retail sales”

Local sales, local jobs loss

The existing retail threats are growing in north Auburn. A number of new retail centers and Big Box retail projects have been built and

others are approved. Additional retail and Big Box development is in the planning and approval review process. The yearly loss of $200+ million in local sales leakage will increase as these new businesses open. It is estimated that $75 to $100 million in annual taxable sales will be generated locally at the Marketplace.

Jobs are also lost “down the hill”. The number of local residents commuting to work in Placer County will continue to increase as new businesses open and expand. It’s estimated that 400 to 450 new local jobs will be generated at the Dorsey Marketplace.

Spending and working locally has many economic, environmental and community benefits. Commuting to work and shop is hard on the environment. The $200+ million in sales opportunity and jobs leaving Grass Valley each year results in increased vehicle trips, increased environmental impacts and loss of time. The sales taxes, property taxes and employment opportunities need to stay local with the citizens of the Grass Valley community.

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Project Economic Study

As identified in the Grass Valley General Plan, the City’s project review process will include an independent economic, retail sales impact study.

The scope of the economic study will be developed and the independent study undertaken as part of the public review process. The study can look at issues like expected sales leakage capture, sales and property tax revenues, potential impacts and benefits to existing business, new local job creation, payroll generation and the multiplier effect of increased local spending.

It’s currently estimated that $75 to $100 million in annual taxable sales and 400 to 450 new jobs will be generated at the proposed Dorsey Marketplace.

No County tax share required

The annexed Glenbrook Basin areas and lands outside the current Grass Valley City limits identified for future annexation are subject to a mandatory County/City tax sharing agreement. In these areas the sales taxes collected by the City are required to be shared with the County.

The proposed Dorsey Marketplace site is not subject to a County/City tax sharing agreement. It is a real economic advantage that the Marketplace site is within the existing City limits and outside of Glenbrook Basin. The City will not be required to share the Marketplace sales taxes with the County.

Grass Valley’s adopted “Economic Development Strategy”

The City has undertaken a wide range of efforts to address the growing economic and budget issues with which Grass Valley is faced. The City

reached out to the community, prepared and the City Council adopted the comprehensive City of Grass Valley “Economic Development Strategy”.

This adopted plan includes a wide range of specific Goals, Objectives and Strategies related to economic development, tourism, the arts, job growth, recruitment of new retail and new businesses.

The proposed Dorsey Marketplace specifically fulfills the Mission, Goals and Objectives of the City Council adopted “Economic Development Strategy”:

The “Economic Development Strategy” Vision Statement is:

“The City of Grass Valley will promote the economic vitality of the region by serving as the Economic Hub of Western Nevada County.”

“Economic development increases the number of jobs, the tax base, purchasing power, diversity, and the availability of goods and services. Actions that support local sustainability will enhance economic vitality. These factors make community improvement and investment possible by both the private and public sectors. A vibrant economy benefits the whole community by providing the means to meet public service obligations and expectations.”

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“Economic Development Strategy” Goal 4: Pursue New Opportunities for Retail and Commercial Businesses.

Objective: Grow and reshape the retail and commercial business sector to capture a greater share of business activity as the economic hub of western Nevada County.

Strategies 4.1: Confirm retail/commercial businesses which can locate or expand based on existing/future market, demographics, income levels and buyer preferences.

Action Plan: Conduct a directed retail market analysis and profile for community. Evaluate local market conditions and identify priority businesses. Examine option for conducting a community survey to determine retail or commercial preferences of local residents. Retail market analysis would be completed by November 2011. Upon completion of analysis, conduct meeting with key property owners to review options for locating preferred business. May develop and use a community survey for gaining additional information on desired businesses.

Strategies 4.2: Recruit targeted retail/commercial businesses to targeted locations (in City).

Based on results of Strategy 4 1, identify and ready key parcels for locating priority retail or commercial businesses. If inventory of properties would support certain retail or commercial uses, work with 2-5 national/regional level retailers to locate in Grass Valley.

Provided the market analysis demonstrates the need for larger retail users in the area and the land inventory can support such uses, contact broker/developers to confirm interest, timing, available land, land use or zoning needs/changes for larger format retail by December, 2011.

“Economic Development Strategy” Goal 5: Lessen Regulatory Challenges or Requirements.

Objective: Work to identify and where feasible, lessen or streamline regulatory burdens which potentially constrain the expansion or location of businesses in our community.

Strategy 5.2: Review City regulatory requirements/permitting costs to better enable key development proposals.

Key Performance Measures for Goal 5: Lessen Regulatory Requirements. Economic Impact of Implementing Strategies 5.1 to 5.2 can be measured through increases in building evaluation, building permits, property taxes and commercial lease rates and occupancy fluctuations. Selected specific performance measures for 2011 include:

• Adoption of alternative payment procedures for City Development Impact Fees

• Consideration of revising certain City Development Impact Fees

• Consideration of updating/revising City Transportation Policies

• Updating City Cost of Service Study for purpose of revising City service fees”

“Retail Trade Market Analysis”

As directed by the City Council adopted “Economic Development Strategy”, the City commissioned the “Buxton Retail Trade Market Analysis”. The “Buxton Report” researched and analyzed market and retail trade, customer spending and demand and local sales leakage. The Buxton Report was developed to help “expand, solicit and attract businesses, to encourage retail growth, to fill unmet demand, and to capture spending leakages”.

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The Buxton report identified over $200 million in local sales leakage going “down the hill” each year, primarily to Placer County. The Buxton Report included Findings and Recommendations including:

“Increased retail activity not only provides a higher quality of life for residents, but also keeps their money here to support the local sales tax base. Retail businesses within Grass Valley generate money to help fund general services. Adding more retailers to Grass Valley will only strengthen our capacity to serve the community and job creation”.

“Encourage and build new shopping centers that attract and support concepts like mid/big box and co-location tenants”.

Community Retail Shopping Survey

After completion of the Buxton Report the City then undertook a community retail and shopping survey. The City conducted citizen focus group sessions to identify uses and businesses desired by the community. The “Grass Valley Retail Focus Group Report” was completed and presented in June 2013.

The goal of the community retail survey and focus group study was to:

“understand the community’s perceptions to assist the City in developing strategies to enhance its retail environment, by recruiting new retail, and seeking

opportunities to expand existing businesses”.

The community retail survey and focus group study concluded that:

“most survey respondents and focus group participants are willing to consider other larger retailers, notably Target, as an option.”

The proposed Dorsey Marketplace is being guided by these identified community desires. The proposed project is intended to provide the types of retail and services the community has asked for and supports.

Real Estate Market Conditions

The claim by some that there’s a large amount of vacant and suitable commercial/retail space available in Grass Valley is not factual or supported by market data. Lock Richards of Sperry Van Ness Real Estate specializes in Nevada County commercial real estate and writes for The Union newspaper on this topic. Richards’ “Commercial Property Review” report data shows the Grass Valley and Nevada City commercial/retail market has a very low, economic constraining, 4.7% vacancy rate. The report shows the demand for commercial space for new and expanding businesses is extremely high and in “huge demand”.

Market demand combined with the lack of available retail space and build-ready opportunities results in high lease rates. It also suppresses existing businesses from expanding and new businesses from opening in Grass Valley. At the same time, the local vacancy rate for office uses is high, over 11%.

In addition, the vacancy rate in Downtown Grass Valley is also very low with space in high demand. The Downtown business district has evolved over time to become the vibrant entertainment, arts,

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Former Downtown Association Executive Director Julia Jordan stated in a Union newspaper story on this topic, “When people say there are a lot of vacancies, they’re not looking at the fact... downtown Grass Valley has a 2.5% vacancy rate on the ground floor... which is fantastic”. The demand for downtown space is very strong.

The Dorsey Marketplace project is intended to meet the demand for expanding and new retail businesses and services. The applicant has been working with local businesses looking to remain, expand and grow in Grass Valley. The Dorsey Marketplace project is designed to provide a wide mix of smaller sized businesses vs. the big box membership retail store which is a “Permitted”, allowable use under the current zoning designation for the property. A Walmart store is not proposed for the Dorsey Marketplace.

Increased Property Tax Income

Sales taxes and property taxes are the top two revenue sources for the City of Grass Valley. These taxes provide the majority of the funding for public services, parks, police and fire. Local property taxes also help fund local libraries, parks and schools.

Dorsey Marketplace includes commercial and residential uses. The project will generate new, long term property taxes based on the new commercial and residential property values. The scope of economic study will include project property values and projected property tax income generation.

The project site is the former “Spring Hill Mine”, closed in the late 1940’s. The property has been bypassed for redevelopment due to its mining legacy contamination. The redevelopment of this Brownfield site will cleanup and re-mediate the hazardous legacy mining impacts. After over 65 years the site will be cleaned up and put back in use to the economic benefit of the community, the adjoining neighborhoods and the environment.

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F. PROJECT INFORMATION Location

Dorsey Marketplace is an integrated mixed-use, infill retail commercial, residential and community center on 26.9 acres on the south side of Dorsey Drive, just east of the northbound off-ramp of State Highway 49 within the city of Grass Valley. The project is a centrally located “infill” redevelopment that reduces sprawl. Dorsey Marketplace is located in the center of the Grass Valley General Plan, designated as “Core Area” for priority development.

The marketplace borders high density, affordable and senior housing, making it extremely walkable to a large segment of the City. Sidewalks, dedicated bike lanes and a bus stop will be located on Dorsey Drive directly in front of the property.

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D O R S E Y M A R K E T P L A C EGRASS VALLEY, CA.

OCTOBER 09, 2015

(IN FEET) 1 inch = 60 ft.

30' 60'0 120'

The proposed center, Dorsey Marketplace, contains approximately 181,900 square feet of retail and service uses and a 90 unit high quality apartment complex and community dog park.

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Circulation and Access

Dorsey Marketplace will be accessed by Dorsey Drive to the north and by the extension of Spring Hill Drive to the south. The site is immediately accessible via the southbound and northbound off-ramps from Highway 49/20.

Pedestrian connectivity is an integral component of the Dorsey Marketplace. The connectivity map on this page highlights the pedestrian connection within the project and to the adjacent apartments.

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Site Vegetation and Grading

The project site is 26.9 acres, consisting of two parcels, under the same ownership.

The property is an undeveloped infill site. It includes remnants of past mining activity, including concrete foundations and slabs of former mine structures . The project property is the former “Spring Hill Mine” and is a designated “Brownfield” redevelopment site.

The property has gentle to moderate slopes with elevations ranging from approximately 2,560 feet above mean sea level (MSL) on the southern property boundary, to approximately 2,690 MSL at the northern property boundary.

Vegetation and Biological Resources

The entire site was cleared and heavily impacted during the development and 0peration of the former Spring Hill Mine.

Currently the majority of the site is dominated by Manzanita, brush and other small shrubs and grasses. The sites center area is dominated by an isolated group of pine trees that grew after the mine was closed and abandoned in the mid 1940’s.

The quality and health of this isolated group

of pine trees is very poor. An extensive, rapidly spreading bark beetle infestation has attacked and killed a number of the pine trees. Many of the pines are browning and dying. A number of trees are completely browned and dead.

Record drought conditions have exacerbated the bark beetle infestation. In 2015 Governor Brown declared a state of emergency for the removal of dead and dying trees saying “California is facing the worst epidemic of tree mortality in its modern history.”

The regrowth trees and existing vegetation must be cleared in order to access, excavate, remove and re-meditate the contaminated mine waste material. These trees grew after the mine was closed. The trees are intermixed and grew within the identified mine waste and tailings.

The City of Grass Valley’s General Plan designates this property for commercial uses. The project is an infill site, bordered on all sides by existing urban development and roadways.

According to the California Farmland Mapping and Monitoring Program, the property is classified as “Urban and Built-Up Land”. The property is not under a Williamson Act contract. There are no agricultural or timber operations on or near the project site.

The Grass Valley area contains habitat for several potential threatened or endangered species. Based on information contained in the California Department of Fish and Wildlife’s Natural Diversity Data Base and other studies completed in the immediate area, the project site is not habitat for those species.

The site does not contain any water courses or wetlands. The property does not have any migratory corridors. The project will not conflict with, nor is

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it located within an area subject to an adopted habitat or community conservation plan.

Prior activities and reviews

Spring Hill Mine

The site is the former “Spring Hill Mine”, closed in the 1940’s. The property is an identified “Brownfield” redevelopment site by the City of Grass Valley.

A California State Department of Toxic Substances Control (DTSC) Preliminary Endangerment Assessment (PEA) has been completed and approved. A DTSC Removal Action Work plan (RAW) was prepared by Holdrege & Kull then reviewed and approved by DTSC. The RAW plan was subject to and undertook the CEQA review process. The approved DTSC RAW clean up plan will be undertaken as part of the redevelopment of the site.

An estimated 44,000 cubic yards of mine waste rock and 20,000 cubic yards of processed mine tailings are identified on the site. Of this, an estimated 1,700 cubic yards of mine waste and affected soil having elevated metals concentrations are identified adjacent to a former mill area.

The approved DTSC RAW clean up plan calls for the excavation and removal of approx. 1,700 cubic yards of mine waste and soils to be taken off site to a permitted disposal facility. The remaining 62,300 cubic yards of mine waste rock and processed tailings are suitable for onside placement. These materials will be placed under 10’ of clean fill and capped beneath commercial buildings or parking lot.

No additional fill material will be required to be brought on site for the clean up or project

development. Site cleanup and project grading will utilize and balance on site material.

The regrowth trees and existing vegetation must be cleared in order to access, excavate, remove and re-meditate the contaminated mine waste material. These trees grew after the mine was closed. They are intermixed and grew within the identified mine waste and tailings.

Dorsey Drive Interchange

After 30+ years of planning the Dorsey Drive Interchange project broke ground April 29, 2013. The project completion ribbon cutting took place Oct. 23, 2014.

A portion of the Dorsey Marketplace project site adjoining Highway 49/20 was separated and utilized for the interchange construction. This area was cleared for highway drainage, widening and off-ramp construction. A large area of the project site adjoining Dorsey Drive was also cleared, graded and utilized as the construction yard for the interchange project.

Application no. 13PLN-18

In July 2013 the Grass Valley Planning Commission held a public hearing for the property owners Development Review Application no. 13PLN-18. This application included review and approval for vegetation and tree removal, grading, placement and compaction of 25,000 cubic yards of soil fill material from the Dorsey interchange construction project.

The City prepared a Staff Report, Environmental Initial Study (IS) and Mitigated Negative Declaration (MND). The IS and MND reviewed a range of potential short term and long term impacts resulting from tree and vegetation removal, grading and fill placement.

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The Planning Commission reviewed the project, conducted a public hearing, adopted the environmental Initial Study and Mitigated Negative Declaration and approved Development Review Application no. 13PLN-18. The vegetation and tree removal, grading and fill authorized under this approval has not been undertaken.

The environmental Initial Study and Mitigated Negative Declaration for DRA 13PLN-18 included the following statements:

“Since this is an infill parcel, development and significant grading can be expected to take place in the future”.

“The property is not designated as a scenic vista and will not substantially degrade the visual character of the area. The property is an infill lot, surrounded by development and anticipated to be developed to an urban level in the future. Additionally, the property is not within a scenic highway corridor”.

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Residential at the Marketplace

The Dorsey Marketplace is an integrated uses project which includes commercial, residential and community uses. The residential component of the Marketplace will provide 90 much needed high quality apartments, including large 3-bedroom family units.

The Marketplace residential includes:

• 90 single floor plan rental units in a combination of 2 and 3 story buildings, 20 one-bedroom, 50 two-bedroom and 20 three-bedroom units. There are 180 dedicated residential parking spaces which includes carport and garage options.

• 3,200sf Clubhouse with health & fitness center, community meeting room, outdoor swimming pool, outdoor patio area and an on-site management office.

Location

The Marketplace is a centrally located infill, redevelopment site within Grass Valley’s General Plan designated “Core” priority development area. The site adjoins existing high density residential, senior housing and senior care facilities.

Sierra Nevada Memorial Hospital, medical offices, labs and other medical support services are

within safe, easy and convenient walking and biking distances. Sierra College and Nevada Union High School are also within walking and biking distances. The Marketplace has public transit stops and walkable, bikeable access.

High demand, low supply, need

Quality rental housing in Grass Valley is in high demand and short supply, especially for families, seniors and professionals.

The Marketplace residential includes large 3 bedroom units for families and for single seniors looking for shared living opportunities. The Marketplace residential includes 20 three-bedroom units.

High Tech workers looking to be part of Grass Valley’s growing high tech sector can’t find suitable rental housing. The lack of suitable rental housing is impacting the ability of local high tech companies to recruit and retain skilled tech workers. High Tech workers tend to be mobile; they prefer renting to buying. They want high quality, well maintained rentals with amenities that are located near work, shopping and services.

Doctors, nurses and healthcare workers are also struggling to find suitable rental housing in Grass Valley. The lack of suitable rental housing is impacting the ability of the hospital and medical service providers to recruit and retain skilled workers to Grass Valley.

The Marketplace residential also provides live/work housing opportunities for those employed at the Marketplace businesses. The Marketplace residential includes 20 one-bedroom and 50 two-bedroom units.

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“Nevada County’s rental market remains tight”

The Union newspaper recently ran a story “Nevada County’s rental market remains tight” highlighting the high demand and low supply of rental housing in the area:

“Rental units in the county are in high demand, with a high number of renters competing for a limited number of available properties. The biggest problem is that there’s simply not enough of them. There has been little inventory, most everything we have gets rented within a short time” said Dick Law, the owner and a broker at Paul Law Property Management in Grass Valley. “Nevada County is still a desirable destination for retirees and families”.

Grass Valley’s “quality of life attracted Brenda Gillarde to Nevada County. The Sonora resident decided she wanted to relocate to the area after retiring from her job in the energy efficiency field. I knew it would take several months (to find a place), but not like this level of effort for this extended period of time.”

“At Olympia Garden Apartments on Sutton Way in Grass Valley, owner Alan Kilborn said his 44 two-bedroom, two-bathroom units have been “100 percent full” all year. “I’ve had people move out, but usually there’s someone right behind them ready to take their place.”

Local social media sites, especially the “Nevada County Peeps” Facebook page are inundated with “rental wanted” posts and discussions about the lack of quality rentals in Grass Valley.

The Dorsey Marketplace is an integrated uses project which includes commercial, residential and community uses. The residential component fulfills Grass Valley’s “Smart Growth” land use planning Goals and Objectives to reduce vehicle trips by its residents.

The Marketplace residential provides live/work housing and shopping opportunities for residents. The Marketplace location also provides the opportunity for existing, nearby residents to walk or bike to the Marketplace to work or shop in lieu of driving.

The 2020 General Plan includes “Land Use Goals, Objectives and Policies” promoting mixed use, residential, infill development:

2-LUG Promote infill as an alternative to peripheral expansion where feasible.

4-LUO Reduction in environmental impacts associated with peripheral growth.

3-LUG In areas of new development, plan for a diversity of land uses and housing types, including mixed use developments.

6-LUO Reduction in congestion and travel time to acquire needed goods and services.

8-LUO Provision of a full range of housing opportunities and types.

6-LUG Promote a jobs/housing balance within the Grass Valley region in order to facilitate pleasant, convenient and enjoyable working conditions for residents, including opportunities for short home to work journeys.

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15-LUO Reduction in the number of vehicle miles driven.

8-LUP Encourage and facilitate mixed-use developments on infill sites.

9-LUP Provide for higher residential densities on infill sites and in the Downtown area.

23-LUP Encourage mixed use developments incorporating a variety of densities on infill sites and in areas proposed for annexation.

Grass Valley Housing Element

Grass Valley’s General Plan Housing Element also includes a range of Goals, Objectives and Policies to promote new residential, mixed use, infill development including:

“Grass Valley’s housing strategy, while including additional annexations and development of land within the City’s Sphere of Influence also relies on infill development, reuse of underutilized properties, and mixed-use development to meet future housing needs”.

“Designate sufficient land at appropriate densities and establish development standards and permit procedures to accommodate the City’s share of Nevada County’s Housing needs for all income groups”.

“The City shall continue to support flexible land use regulations, through a planned development process, allowances for mixed-use and other zoning techniques to encourage a range of housing types and densities within a single development”.

“The City shall continue to promote infill residential development”.

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G. PROJECT JUSTIFICATION

The Grass Valley 2020 General Plan was drafted to guide the City through a 20 year planning horizon of growth and development, public health and safety, infrastructure improvements, conservation and circulation.

The Plan sets the framework through goals, policies, and implementation measures that are intended to “facilitate a climate of preserving, protecting, maintaining, and enhancing the quality of life that is valued in Grass Valley”. The General Plan is a living document and from time to time adjustments are needed to implement its desired goals. In fact, state statutes allow up to four general plan amendments per year. Amendments are generally considered when specific circumstances develop that may curtail the goals and visions sought by the Plan. When that occurs the adjustments must be evaluated in the context of implementing the vision, goals and policies of the Plan. This is the case surrounding the requested General Plan Amendment and Rezone to accommodate the Dorsey Marketplace. The following is a summation of the various changes in circumstances that have impeded many of the implementation strategies anticipated in the General Plan and how the proposed Dorsey Marketplace meets the goals, policies and implementation measures outlined in the General Plan and the City Council adopted “Economic Development Strategy”.

The Grass Valley General Plan Vision calls for “the role of Grass Valley in the Regional Context”. While the City’s population is approximately 12,000 residents, the General Plan states “Planning for Grass Valley means planning to accommodate the needs of the people who use the City but are not necessarily a City resident.”

To accomplish this, the City has devoted substantial lands to commercial, industrial and other land uses. In addition, the City anticipated the “Commercial Developments” would occur in some of the following areas:

Intensified commercial activity, resulting from turnover, upgrading and redevelopment in the Glenbrook area, Pine Creek Shopping Center vicinity, and along E. Main St. from Highway 20/49 to Glenbrook.

Commercial redevelopment resulting in increased commercial activity in the following Areas: E. Main St.; Colfax Highway East of downtown; and S. Auburn St. South of Highway 20/40.

Limited new commercial clusters that will occur within the annexation areas (as committed by annexation agreements) and in the Highway 49/La Barr Meadows Road (Bear River Mill Site) vicinity. New clusters may help to fill “niches” not otherwise filled (large floor area establishments, specialized tourism functions, neighborhood services).

Commercial uses within business parks as allowed by City regulations.

Fringe commercial intensification, primarily in the immediate edges of Glenbrook area and the Downtown.

To further supplement the assumptions above, the City anticipated that new development would occur in areas shown on the General Plan Land Use Map as Special Development Areas (SDA). These areas included: Loma Rica Ranch, North Star Property, Kenny Ranch, and the Bear River Mill Site. All these areas are large area landholdings and the General Plan land use designations allow for a wide range of intensified commercial and industrial development

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and housing densities. Prior to any of these lands being developed they are subject to the preparation and adoption of a Specific Plan for each property that specifies the full extent of permissible development along with the required infrastructure improvements, utility extensions, design parameters, phasing plans and ongoing City service financial funding provisions. During the time periods around 2004 to 2006, all four of the SDA’s had Specific Plans prepared and were processing development applications through the City of Grass Valley.

That process revealed that the existing infrastructure needed to serve these new development areas was entirely inadequate. The upgrades needed to improve the existing infrastructure and the new infrastructure required to serve the new development was financially prohibitive. The amount of new development needed to fund the required infrastructure was substantially more than the development intensities permitted by the General Plan and in addition, there was insufficient market demand to fill the development necessary to generate necessary revenues to fund the infrastructure requirements.

A large number of parcels originally identified in the City’s General Plan intended to accommodate commercial growth are not available or are burdened with so many costly infrastructure requirements that those developments are currently economically infeasible. An additional problem aside from commercial land not being available or infeasible for commercial development was identified in the Buxton Retail Study. The Buxton Study discussed the lack of upgrading and redevelopment in the Glenbrook area, Pine Creek Shopping Center, McKnight Way corridor and along E. Main Street from Highway 20/49 to Glenbrook. Upgrading and

redevelopment is not occurring and will not happen without market competition. These areas can continue to charge high rents with little incentive to reinvest and upgrade.

The Dorsey Drive property is an infill site that can help fulfill the growth expectations anticipated for the SDA lands and can provide the incentives needed to encourage “upgrading and redevelopment of the Glenbrook area, Pine Creek Shopping Center, McKnight Way corridor, and along E. Main St. from Highway 20/49 to Glenbrook” as stated in the Vision Statement and Land Use Element of the Grass Valley General Plan.

The Dorsey Drive property is suited for the “Commercial” land-use zoning designation. As stated in the Land Use Element of the General Plan:

“Commercial is a broad category intended to encompass all types of Retail Commercial and Commercial Service establishments in any one of a variety of locations. Locations include the Downtown Central Business District, shopping centers, local or neighborhood locations, highway-oriented locations or concentrations along major streets.”

The Dorsey Marketplace is located in a high density area that is highway oriented, fronts two major roadways (Dorsey Drive and Highway 49) and provides an alternative access route from Idaho

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Maryland Road to Dorsey Drive by constructing the Spring Hill Drive connection. These physical features alone make the site an ideal candidate for the requested Commercial zoning. Limited land available capable of accommodating a retail center further justifies an amendment to the existing General Plan and Zoning designations and is in keeping with the goals, objectives and policies of the General Plan. Additionally, given that the property is centrally located and would provide opportunities for retail adjacent to public services and in close proximity to where people live and work further makes this property one of the few, if not only, sites capable of accommodating the proposed commercial uses and a retail center.

While under its current CBP zoning the project site allows a number of commercial and retail uses, the rezoning request is intended to offer more appropriate and desired commercial uses as identified in the adopted “Economic Development Strategy”, the Buxton Retail Report and the “Community Retail Shopping Survey”. The project’s location and existing infrastructure alone support the requested revision to Commercial Zoning.

Land-Use Goals and Objectives

LUG – 1: Promote balanced community growth and development in a planned and orderly way.

The project is located on an undeveloped site surrounded by high density residential and industrial land uses. The property is centrally located and has direct access to Dorsey Drive and nearby access to the new State Highway 49 Interchange. All needed infrastructure is built and in place. The project is responding to market demand for retail goods and services that many citizens in the City and County are traveling out of the area to purchase. Capturing this traveling

spending power commonly known as “leakage” has many direct and indirect positive effects to the City’s financial condition. This identified 200+ million in sales leakage and the effects on City finance has been documented in various City sponsored economic reports. A centrally located retail center with minimal impacts to surrounding properties capable of capturing a large portion of this leakage is a unique opportunity. This project can accommodate the community growth needs and be developed in a planned and orderly way.

LUO – 1: Availability of sufficient building sites properly zoned to accommodate projected growth.

As outlined in the General Plan justification, land anticipated for commercial development is either not available or economically not feasible to accommodate a retail center.

LUG – 2: Promote infill as an alternative to peripheral expansion where feasible.

The City’s zoning land use map shows the project site as an undeveloped parcel surrounded by high density residential uses and industrial development. The site is an identified Brownfield site which will be re-mediated and redeveloped. Development at this location is consistent with the General Plan’s goal of promoting infill development.

LUO – 6: Reduction in congestion and travel time to acquire needed goods and services.

Providing retail opportunities at a centrally located site with direct access to a major arterial and State Highway 49, in order to reduce citizen travel outside the area to purchase goods and services, will reduce congestion and travel time for residents to acquire their needed goods and services.

LUO – 9: Preservation of existing neighborhoods.

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The Project is located between Hwy. 49, a high density apartment complex and Industrial development. The project does not infringe, encroach upon, or alter any existing neighborhoods.

LUG – 6: Promote a jobs/housing balance within the Grass Valley region in order to facilitate pleasant, convenient and enjoyable working conditions for residents, including opportunities for short home-to-work journeys.

Providing retail service opportunities and new jobs adjacent to high density and employment centers promotes the City’s goal of providing services where people live and work. As shown on the surrounding area map the project is within walking distance of the adjacent residential developments. The project is also within walking distance of the adjacent Industrial/Business Park and Hospital/medical complex, allowing workers to purchase goods and services in close proximity to their work place.

LUG – 7: Create a healthy economy base for the community, including increasing employment opportunities through attraction of new and compatible industry and commerce, and through retention, promotion and expansion of existing businesses.

Dorsey Marketplace will provide retail and commercial service jobs and will promote the retention and expansion of existing businesses. The building footprints shown on the development plan are designed to accommodate retail sales opportunities that are currently not available. The project’s central location and access to State Highway 49, combined with the larger building footprints than are currently offered in Grass Valley, generate a unique opportunity for expanded retail employment and commerce trade.

LUO – 20: An expanding local tax base.

Tax generated from retail sales, property taxes and development fees combine to provide significant revenues to local tax base.

LUO – 21: Creation of an economy conducive to quality growth and development.

Concerns from local tech employers and health industry officials have been the lack of diversified retail services and opportunities for spouse employment. Providing areas for diversified retail and commercial business services can provide a more diversified economic environment to enhance employee recruitment efforts. It can also help to curtail residents leaving the area to purchase goods and service elsewhere and will thereby have a significant positive effect in the creation of an economy that is conducive to quality growth. The project’s central location and proximity to the Loma Rica Ranch Special Development Area will further enhance the ability of Loma Rica project to move forward by increasing the service opportunities available to that area.

LUG – 8: Create a sound physical environment for municipal government through land-use planning and decision-making that ensures a positive return to the local community.

Recognizing the lack of available commercial lands that can support innovative retail services and taking action to address that deficiency by creating new commercial opportunities in infill areas can capture retail leakage. The project also takes advantage of new State Highway improvements. Dorsey Marketplace provides decision-makers the opportunity to fulfill the land use goal of creating a sound physical environment with a positive return to the local community.

LUO – 24: Ability to respond to new service demands and the needs of a changing population.

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Rezoning the Dorsey Marketplace and creating a better commercial, retail and residential mix allows the City to respond to the identified desires and demands of the existing population and potential new population that is anticipated to occur in the Loma Rica Ranch area and the City.

LUP – 8: Encourage and facilitate mixed use developments on infill sites.

The Dorsey Marketplace is a mixed-use commercial and residential development. It is intended to provide a mix of retail sales, business services, a variety of restaurant and food services, and a 90-unit multi-family residential component.

LUP – 23: Encourage Mixed-Use Developments incorporating a variety of densities on infill sites and in areas proposed for annexation.

The project is a “Brownfield” infill site and proposes a wide range of density variations from small business service companies to larger floor plate retail spaces. The project also provides variations in food service ranging from quick service drive-through and fast casual restaurants to sit-down dining. Dorsey Marketplace also provides a variety of apartments with one-, two- and three-bedroom options.

LUP – 42: Cooperate with Nevada County to

prepare a hillside/slope ordinance to regulate uniformly and appropriately development density and intensity.

The City has adopted a “Hillside/Slope Ordinance” that encourages tree and native vegetation retention to be incorporated within new development. This project has incorporated site development design and landscape treatments that include rockery walls, extensive landscaping and stepped terraced grading techniques.

Circulation Goals and Objectives

CG – 2: Ensure that street and roadway improvements compliment and support land-use goals, objectives, policies and plans.

Roadway improvements required for the project are designed in conformance with the City’s street standards which have been developed by the City in conformance with the City’s General Plans land-use goals, objectives and policies. The project includes the construction of the Spring Hill Drive connector road to Dorsey Drive.

CG – 3: Provide for the safe and efficient movement of people and goods in a manner that respects existing neighborhoods and the natural environment.

The roadway network that serves the project is primarily the new Dorsey Drive interchange, Dorsey Drive, East Main Street and Sutton Drive. These are all major roadways that are not routed through existing neighborhoods and are built with sufficient width and vehicular carry capacity that provide for the safe and efficient movement of people and goods. In addition, the project provides a new connection from Idaho Maryland Road, through the site, to Dorsey Drive by extending the existing road in the Spring Hill Industrial Park. This connection adds additional access options to the site and expands the City’s roadway network without impacts to existing residential neighborhoods.

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CO – 8: Route through-traffic around neighborhoods to collector streets.

As explained above, the project does not route traffic through existing neighborhoods. Dorsey Marketplace connects roads and expands the existing roadway network.

CG – 4: Maintain, improve and expand the existing circulation and transportation system to provide reasonable ingress, egress and internal movement.

The project improves the existing circulation system by providing access to retail services in a central location with direct access to Dorsey Drive and the new Dorsey Drive/Highway 49 interchange. This access reduces traffic at existing intersections around town by providing additional retail service opportunities that do not have to rely on the Brunswick Basin, the East Main Street roundabout and the McKnight intersections as sole focal points for access to retail providers. In addition, the new Spring Hill Drive connection linking Idaho Maryland Road to Dorsey Drive will further reduce traffic volumes on Sutton Way and Brunswick roadways and improve circulation in the area. The Spring Hill Drive connector will provide improved circulation for autos, bikes and pedestrians.

CP – 11: Design selected streets and intersections employing modern roundabouts and other traffic calming techniques.

The project access road from Dorsey Drive is not designated on the City’s Transportation Plan to utilize a roundabout. However, the traffic report to be conducted for the project may recommend a roundabout at that location. In any case, an intersection design or roundabout will be part of the project. This intersection/roundabout will be designed in accordance with the City’s street standards which are consistent with the goals,

objectives and policies of the City’s General Plan.

CP – 17: Redesign and construct freeway access and connector streets, to include a new interchange at Dorsey drive and Highway 20/49.

The Dorsey Drive Interchange has recently been completed and is fully operational and used by the community. Dorsey Marketplace directly adjoins Highway 49 and the Dorsey interchange. Project Impact Fees will be paid towards the cost of the new Dorsey interchange and other City services.

Conservation/Open Space Goals and Objectives

COSO – 4: Protect and enhance town entryways, visual corridors and important view sheds including ridgelines.

The City’s General Plan anticipated development of this property. The project incorporates a high level of architectural treatment and landscaping. Combined, these treatments will enhance the visual corridor along Highway 49 and view sheds. Given the type of development on the surrounding and adjacent properties i.e. storage units to the south, Brunswick Basin commercial development to the north and Hospital to west, the design treatments proposed by this project will exceed the condition of surrounding existing development.

COSP – 5: Carefully regulate development on steep slopes.

The project incorporates a variety of design techniques and landscaping treatment that includes rockery walls, extensive landscaping and stepped terraced grading techniques. These techniques are consistent with provisions set forth in the City’s Hillside Grading Ordinance.

COSP – 6: Prevent excessive alteration of the natural topography.

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The required road connection from Dorsey Drive to Spring Hill Drive basically sets the required finish grade contour elevation for the project. As a result, a majority of the site will be altered to accommodate this project. The site alteration proposed is in keeping with the site and the type of development that has occurred on the adjacent properties. Alterations that have occurred with development of the industrial and storage facility to south and the hospital to the west are typical of what is normally expected to occur if the City strives to achieve its goal of maximizing development on infill properties.

COSP – 20: Establish, in cooperation with Nevada County, an urban limit line beyond which urban land uses, densities, facilities and services will not extend.

The project is an infill development within the City limits. There is no need for annexation to the City and the project does not require the extension of urban land uses or services outside the existing City limits.

COSI – 7: Prepare and adopt an ordinance regulating development on steep slopes and on ridgelines for the purpose of natural resource aesthetic protection.

The City has a Hillside Development Ordinance intended to protect and regulate development on sites with steep slopes. The grading techniques utilized by the project are consistent with the standards of that Ordinance.

COSI – 8: Establish and assign responsibility for a continuing program to rehabilitate, restore, and reclaim abused areas. Abused areas include, but are not limited to streams and stream corridors, de-forested areas, and un-reclaimed mines.

The property is the former “Spring Hill Mine”, closed in the 1940’s. For over 65 years the property has been vacant and neglected as the City grew up around it. The property is an identified “Brownfield” site. The proposed redevelopment and reuse of the site includes clean -up of the legacy mining impacts. Since purchasing the property, a State Department of Toxic Substances Control (DTSC) Environmental Site Assessment (ESA) was performed by Holdrege& Kull. Based on the testing a Remedial Action Work plan (RAW) was prepared, reviewed and approved by DTSC. The clean-up plan is approved and in place. This will eliminate any future chance of the old mine wastes being exposed to storm water run-off or interaction with humans and wildlife.

COSI – 15: Prepare and adopt an ordinance for the identification protection of groves and clusters of trees deemed of special natural and/or aesthetic value.

The City has adopted a Tree Preservation and Protection Ordinance (MC Sec. 12.36.040 B) which requires that development projects “mitigate for the removal of each tree pursuant to Section 12.36.085 of this Chapter”. As set forth in a previous section, the required road connection from Dorsey Drive to Spring Hill Drive basically sets the required finish grade contour elevation for the project. That requirement, along with the City’s policy to maximize development on infill sites, results in minimal opportunity to retain trees and vegetation. To reduce this impact the project design incorporates extensive landscaping throughout the project area.

Housing Goals and Policies

Goal A: To designate sufficient land at appropriate densities and establish development standards and permit procedures to accommodate the City’s share of Nevada County’s Housing needs for all income groups.

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The apartments at Dorsey Marketplace contain 90-units of one-bedroom, two-bedroom and three-bedroom units which will be offered for rent at market rates.

Policy 3 – The City shall continue to support flexible land use regulations, through a planned development process, allowances for mixed-use and other zoning techniques to encourage a range of housing types and densities within a single development.

Dorsey Marketplace is a proposed integrated uses development with commercial retail and service uses immediately adjacent to a 90-unit apartment community. The apartments at Dorsey Marketplace will offer a variety of products including one, two and three bedroom units that will be suitable for individuals living alone or with roommates and also suitable for families desiring a mixed-use environment with easy access to services.

Policy 4 – The City shall continue to promote infill residential development by maintaining a current vacant land inventory and posting it on the City’s website.

The Apartments at Dorsey Marketplace are located in an integrated uses infill development that will be surrounded by existing residential

properties and new retail development. Located to the west of Dorsey Marketplace is a variety of medical offices, labs and other uses that are synergistic and part of the Sierra Nevada Memorial Hospital complex.

Goal F – To promote residential energy conservation

Policy 1 – The City shall ensure that new residential construction meets minimum state standards for energy efficiency.

The apartments at Dorsey Marketplace will comply with all state and local standards for energy efficiency.

Policy 2 – The City shall promote energy conservation through its land use planning and development standards.

The inclusion of apartments at the Dorsey Marketplace represents land use planning the City seeks in reducing vehicle trips by its residents. By locating residential units in close proximity to needed services provides the opportunity for nearby residents to walk or bike to the marketplace in lieu of driving.

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Smart Growth

What is Smart Growth?

The U.S. Environmental Protection Agency defines “Smart Growth” as:

“Development that serves the economy, the community, and the environment. It changes the terms of the development debate away from the traditional growth/no growth question to how and where should new development be accommodated”.

Smart Growth prioritizes infill and redevelopment that concentrates growth in walkable urban centers to avoid sprawl and the extension of new infrastructure at the edges of town.

Smart Growth advocates transit-oriented, walkable, bicycle-friendly projects and mixed-use developments. Smart Growth development reduces driving to live, work and shop. It reduces urban sprawl, miles driven, improves air quality and reduces Greenhouse Gas emissions.

Smart Growth principles are directed at developing sustainable communities that provide a greater range of transportation and housing choices, local employment and local shopping opportunities. Smart Growth helps keep jobs, sales and property

taxes local vs. sending them “down the hill”.

Grass Valley 2020 General Plan on Smart Growth

Smart Growth development is the principal focus and direction of the Grass Valley 2020 General Plan. The General Plan Goals, Objectives and Policies call for the Smart Growth principles of infill, redevelopment, mixed use development, walk-ability, local economic opportunity and fiscal stability.

The General Plan Goals call for creating a healthy economic base for the community, including increasing employment opportunities through the attraction of new commerce and the expansion of existing businesses. The General Plan also calls for expanding local employment opportunities for present and future residents and expanding the local tax base.

2020 General Plan “Land Use Goals, Objectives and Policies” promoting Smart Growth:

2-LUG Promote infill as an alternative to peripheral expansion where feasible.

3-LUO Reduction in the amount of land necessary to accommodate future growth.

4-LUO Reduction in environmental impacts associated with peripheral growth.

5-LUO Continued revitalization of central Grass Valley.

3-LUG In areas of new development, plan for a diversity of land uses and housing types, including mixed use developments.

6-LUO Reduction in congestion and travel time to acquire needed goods and services.

8-LUO Provision of a full range of housing opportunities and types.

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6-LUG Promote a jobs/housing balance within the Grass Valley region in order to facilitate pleasant, convenient and enjoyable working conditions for residents, including opportunities for short home to work journeys.

15-LUO Reduction in the number of vehicle miles driven.

16-LUO An improved quality of life for those working in the Grass Valley Planning Area.

17-LUO Future employment opportunities as adults for today’s youth in well paying local jobs.

7-LUG Create a healthy economic base for the community, including increasing employment opportunities through attraction of new and compatible industry and commerce, and through retention, promotion and expansion of existing businesses.

18-LUO Creation and retention of wealth in Grass Valley.

19-LUO Employment opportunities for present and future residents.

20-LUO An expanding local tax base.

21-LUO Creation of an economy conducive to quality growth and development.

4-LUP Identify areas appropriate for infill development and show them on the Land Use Diagram.

5-LUP Actively market infill and available parcels during contacts with developers and community members.

6-LUP Develop a more specific development strategy for identified infill parcels following General Plan adoption.

7-LUP Utilize California Redevelopment Law to provide incentives to infill development.

8-LUP Encourage and facilitate mixed-use developments on infill sites.

9-LUP Provide for higher residential densities on infill sites and in the Downtown area.

23-LUP Encourage mixed use developments incorporating a variety of densities on infill sites and in areas proposed for annexation.

Dorsey Marketplace is Smart Growth

The Dorsey Marketplace is a Smart Growth, integrated uses project which includes commercial, residential and community uses. The Marketplace is a centrally located infill, redevelopment site within Grass Valley’s General Plan designated “Core” priority development area (GVGP Figure 3-3).

The site adjoins high density residential, affordable and senior housing within safe, easy and convenient walking distances. The Marketplace has public transit and walkable, bikeable access. The project provides the long desired “Spring Hill Drive” auto and pedestrian connection between Dorsey Drive and Idaho Maryland Road.

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The Marketplace features a well landscaped pedestrian design for people to safely stroll, sit, relax and spend time together. The design includes a number of outdoor plazas, seating and eating areas. The project is designed to accommodate the youngest to seniors, families and even canine family members at the Dorsey Dog Park.

• The commercial uses will provide new retail, restaurant, dining and services.

• The residential uses provide 90 much needed high quality apartments, including large 3 bedroom family units. The residential portion also includes a health center and swimming pool.

• The community uses include a public Dog Park, local art and history exhibits and local history murals.

The project site is the former “Spring Hill Mine”, closed in the late 1940’s. Since then the property has sat vacant and neglected as the City grew up around it. The site has remained undeveloped while the adjoining properties were developed with multifamily residential and commercial uses. The site directly adjoins Highway 49/20 along the west property line.

Dorsey Marketplace is an identified infill, redevelopment opportunity that benefits the local economy, the community and the environment. The property has been bypassed for redevelopment due to its mining legacy contamination.

The property is also a designated “Brownfield” redevelopment site by the City of Grass Valley. The redevelopment of this Brownfield site will cleanup and re-mediate the hazardous legacy mining impacts. After over 65 years the site will be cleaned up and put back in use to the benefit of the community, the adjoining neighborhoods and the environment.

The 2020 General Plan on “Infill, Redevelopment and Revitalization” states:

“Infill and reuse opportunities will become increasingly important as Grass Valley’s new phase of compact development begins. This compact development maximizes the efficient use of land and infrastructure and avoids the intrusion of urban uses on the natural landscape. Infill and reuse strategies must be major components of economic development and redevelopment planning”.

The 2020 General Plan on “Connectivity, Access, Transportation” states:

“As part of the infill process, mixed-use development will become more common. This will allow neighborhoods easier access to civic facilities, parks, schools, shopping and services. Neighborhoods will not be isolated residential islands, but will be connected to commercial areas by a network of streets, lanes, trails, sidewalks and paths”.

“New developments should provide physical connections through streets, lanes and/or trails wherever possible so that pedestrians, bicycles, automobiles and transit can move safely and easily between local destinations, and between home and work”. This type of development calls for the “Improvement of automobile circulation and/or circulation for pedestrians and bicycles”.

“Active street environments promote positive behavior and safety. Residents and visitors alike should be able to walk, ride a bicycle or drive a car in safety and comfort. Streets should be designed to ensure appropriate behavior by drivers and to accommodate other modes of transportation. Sidewalks, trails and paths should be frequent and well shaded and provide accommodations for the young and old alike”.

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Dorsey Marketplace is located right in the heart of the city’s “Core Area” for infill development.

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H. SPACES, PLACES, ART AND HISTORY

Dorsey Marketplace is an integrated project which includes commercial, residential and community uses.

The Marketplace is centrally located and adjoins high density residential uses, affordable and senior housing. The Marketplace has easy access and features a pedestrian design for people to stroll, sit, relax and spend time together. The design includes a number of outdoor plazas, seating and eating areas.

• The commercial uses will provide new retail, restaurant, dining and services.

• The residential uses provide 90 much needed high quality apartments, including large 3 bedroom units. The residential portion also includes a health center and swimming pool.

• The community uses include a public Dog Park, local art and history exhibits and local murals.

Art and History

Grass Valley is rich in history and is home to a vibrant arts and entertainment community. Grass Valley’s history and robust arts and performance community enhances the local quality of life, attracts visitors and is a viable economic engine for the community. The Marketplace will include and showcase local history and the arts which enhance the cultural, social and economic life of the community.

Community Involved Design

The Marketplace is intended to be a community center, with community input on project

amenities. Through the project review process, the Applicant will outreach and work with the community and Grass Valley’s historical and art organizations to assist in the design of the Marketplace’s interpretive and local art displays, exhibits and locally commissioned art installations.

Showcasing Local Art

Public art enhances the quality of life of the community, entices interest in the arts and supports economic growth. For some it’s their first contact with the arts and may encourage them to be more interested in it.

The Marketplace will include a rotating arts exhibit area and information display to showcase and promote local art, performances and events. The Applicant will work with local arts groups to undertake a “call for art” public design submission and competition for the Marketplace’s public art elements.

The community will be asked to help design and create the Marketplace’s murals, Art Bike Racks, local art exhibit and events promotion display. The Marketplace will also include a focal point, centerpiece art installation that will be selected by a design competition and will be commissioned locally.

Showcasing Local History

Grass Valley’s rich history will be exhibited and promoted at the Marketplace for locals and visitors alike. The Applicant will outreach and work with the community’s Nisenan, Native American Tribe, and local historical organizations to design the Marketplace’s local history displays and interpretative exhibits.

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The indigenous Nisenan

The indigenous Nisenan have made their home in the foothills of Nevada County for thousands of years, long before the Gold Rush, the statehood of California and the creation of Nevada County. The Nisenan people were devastated and decimated by the Gold Rush. The Nisenan people have survived and are working to preserve and protect their culture, their heritage and their future.

Dorsey Marketplace will outreach and work with the community’s Nisenan to showcase their rich history and their current efforts as part of the Marketplace’s local history interpretative exhibits.

Mining and its Legacy

Locals and visitors alike visit each year the area’s historic mining sites, parks and museums. These include Grass Valley’s Empire Mine State Park, Northstar Mine Powerhouse and Pelton Wheel Museum which draw visitors from around the world. The area’s rich mining history, museums and parks will be presented and promoted as a part of the Marketplace’s local history interpretative exhibits.

The Marketplace project site is the former “Spring Hill Mine”, closed and abandoned in the late 1940’s. The Spring Hill Mine is a part of Grass Valley’s legendary mining history. For over 65 years the property has been vacant and neglected as the City has grown up around it due to its past mining contamination.

The contaminated Spring Hill Mine site was included in The Sierra Fund’s collaborative “Reclaiming the Sierra Initiative”, undertaken in partnership with the City of Grass Valley. This Sierra Fund effort works with communities to bring solutions to California’s oldest environmental problem: the legacy of pollution from historic mining.

The clean up and remediation of the Spring Hill Mine legacy mining contamination and reuse of this infill development site is a “Smart Growth” environmental success story. The Marketplace will include a legacy mining educational exhibit to help raise awareness about the important efforts to identify and clean up legacy mines.

High Tech Innovation

Grass Valley has a long history of “High Tech” pioneers and innovation, which has continued to today. It started with Charley Litton, founder of Litton Industries when he relocated his San Francisco vacuum tube manufacturing and engineering lab to Grass Valley in 1953.

In 1959 Charley Litton enticed his friend and high tech pioneer Dr. Donald Hare to the area. Donald Hare founded the “Grass Valley Group” and developed an innovative solid state amplifier for the motion picture industry. Grass Valley Group became a world leader in technology and services for the video and broadcast industry.

These two local high tech pioneers were the catalyst of the area’s growing high tech industry. Since 1953, additional high tech companies have been launched

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in Grass Valley and many have moved to the area to be part of Grass Valley’s high tech community.

Grass Valley is home to a growing number of high tech, video and related technology companies. The area’s high tech innovation and industry will be presented as a part of the Marketplace’s local history interpretative exhibits.

Murals

The Marketplace includes a number of opportunities for murals within the project. Throughout the review process, the community will assist in the selection of the mural subject matter and design.

The Marketplace will feature the return of the Del Oro Theater “Grass Valley Heart” mural. The “Grass Valley Heart” mural will be reproduced on the architectural tower of the southern building along Highway 49. The “Grass Valley Heart” mural will be visible from the highway, framed by landscaping and architecturally illuminated for night time viewing.

Locally designed and made Art Bike Racks

Another opportunity to bring local community culture, public art and interests into the Marketplace is through the use of Art Bike Racks. The Art Bike Racks will promote, celebrate and display community identity and incorporate community character in the Marketplace for residents and visitors to enjoy.

The Marketplace will undertake an Art Bike Rack design competition and selection process. The community will be asked to submit Art Bike Rack designs for the Marketplace. The selected Art Bike racks will be made locally and showcased in the Marketplace.

Community “Dorsey Dog Park”

The Marketplace features a public off leash Dog Park

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where shoppers, residents and area neighbors can enjoy a safe, well-maintained and friendly place where Dogs can bring their humans to socialize, exercise and relax.

Through the project review process, the Applicant will outreach and work with Grass Valley’s Dog Park group and the community to obtain input and ideas on the final design and operation of the Dorsey Dog Park. The Dog Park design will include secure entry, benches, water and trash receptacles.

Plazas, seating and eating areas

The Marketplace features a well landscaped pedestrian oriented design for people to stroll, sit, relax and spend time together. The design includes a number of outdoor plazas, seating and eating areas. These outdoor areas are an amenity that serves employees, customers, residents and visitors alike.

These spaces function as pedestrian arrival points, the location of the Marketplace’s public art installations, history exhibits, relaxation and dining areas. These areas are multi-function spaces designed for people and create an active and interesting streetscape within the Marketplace.

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I. ARCHITECTURE AND DESIGN

The scale of the project is such that architectural treatment is most effectively addressed by building types and general size. Large floor plate buildings warrant a different scale and treatment than smaller shop buildings. By the same reasoning, clusters of in-line shops will be treated different than a single stand-alone tenant.

Distinct Building Types include:

• Major Anchors• Shop Buildings• Pad Buildings• Drive-Thru Restaurants

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BUILDING TYPESMajor AnchorDorsey Marketplace is designed to be anchored by retail tenants that provide goods and services beyond the local neighborhood. By their nature, the scale of these buildings presents the challenge of creating a human scale environment. Careful attention to form, proportion and details at the pedestrian level is important. Sides and backs of buildings are articulated and finished with similar treatment as the primary facade. Loading and delivery areas are screened with appropriate techniques and compatible materials.

Shop Buildings/PadsClusters of shops and stand- alone pad buildings form a unique space within the project area. These are intended to each have their own individual character as defined by the treatment of architecture, use of materials, as well as comprehensive landscape and paving. Special attention is paid to architectural treatment on all sides of the buildings and the relationship to human scale. Strong pedestrian connection within the overall site and access from surrounding roadways are provided in the design. The creation of outdoor use spaces and plazas between and adjacent to buildings, where appropriate, provide a link to the natural environment while complimenting tenant and user needs and shopping experience.

* Note: Images are intended to support the broad design strategy described in the narratives. Images displayed do not necessarily reflect the material qualities or architectural style of Dorsey Marketplace.

Varied use of colors and materials

Scale breakdown and articulation of massing

Attention to detail on all elevations

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Drive-Thru RestaurantsThe proposed drive-through restaurant designs relate to the architecture of the overall center even while maintaining their own individual character. Special attention is given to the treatment of materials, colors, landscaping and paving that conform to the Grass Valley Design Guidelines for continuity of design and relationship to the overall center. Location of drive-through aisles will not visually dominate the building.

The following elements are addressed for each building type:

Base

Walls

Windows and Glazing

Cornices and Parapets

Canopies/Trellis

Lighting

Building massing and height conforms to the Grass Valley Zoning Ordinance, and the Design Guidelines for Commercial Projects and Development Code.

Character of individual tenants defined by forms, materials and colors.

* Note: Images are intended to support the broad design strategy described in the narratives. Images displayed do not necessarily reflect the material qualities or architectural style of Dorsey Marketplace.

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ARTICULATION AND MASSING

Base TreatmentThe base treatment of the buildings includes the use of durable, high quality materials that will endure impact and exposure to shopping carts and other abuse. The scale and texture of materials is appropriate to it’s location at the pedestrian level. Durable materials, such as brick or board- formed concrete, are utilized. Transitions from wall to pavement are improved through the use of landscape elements such as potted plants adjacent to pedestrian traffic zones. Colored pavement with patterns relate to the proportions of architectural base elements.

WallsThe primary body of the building utilizes materials including brick, brick block and cement plaster. For variation and texture, metal panels are used on taller features above the window or column lines.

Windows and GlazingStorefront window mullions and glazing are a significant component of the wall/skin system. The depth and layout of window mullions reinforces a steady rhythm. The height of window systems is proportional to the overall height of the building facades they are located within, with solid wall or roof forms above.

Cornices and ParapetsCornices act to visually terminate a wall or parapet. The wall becomes the backdrop for tenant identity and the supporting framework for signage, windows and canopies. Careful attention is paid to the texture and color as related to tenant signage and color scheme. These features accentuate the top of walls or parapets with distinct proportions to add shadow lines, but not to appear ‘heavy’ nor ‘insignificant in size’. Ease of repair is an incorporated design consideration.

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Canopies and TrellisesArchitectural elements such as canopies and trellises are integrated into the design and consist of durable, high quality materials. These elements add visual interest, break up the massing of building facades and afford protection from the weather.

* Note: Images are intended to support the broad design strategy described in the narratives. Images displayed do not necessarily reflect the material qualities or architectural style of Dorsey Marketplace.

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BUILDING LIGHTING

Lighting on buildings has a dramatic effect on the mood, quality and character of a commercial center. The architecture of Dorsey Marketplace borrows specific design features from the surrounding historical context of Grass Valley but with a modern interpretation, thus the selection of lighting style should follow this effort. Lighting fixtures have visual style that incorporates old world charm but with modern performance characteristics. All lighting will conform to Grass Valley Design Guidelines and Development Code requirements for height, internal foot candles and at peripheral edges of the site, and light ‘trespass’ to adjacent parcels.

• Building mounted lighting fixtures are placed to enhance the elements and proportions of the architecture.

• The color and intensity of lighting used on buildings closely matches that of the landscape and pedestrian walkways.

• Project lighting is focused downward whenever possible to avoid light pollution of the night sky.

• Light fixtures are of the highest quality, most energy efficient available and complement the architecture of the building.

• No exposed LED bands, fluorescent tubes, or light strips are permitted.

* Note: Images are intended to support the broad design strategy described in the narratives. Images displayed do not necessarily reflect the material qualities or architectural style of Dorsey Marketplace.

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MATERIALS AND FINISHES

Buildings are faced on all sides with durable, attractive, high quality materials. Elevations utilize appropriate materials which are representative of the mining heritage of Grass Valley. Materials selected include board-formed concrete as a base material; brick, steel and cement plaster for the body of the building; corrugated metal siding and standing seam metal roofs.

• Brick - Brick is to be used as a wainscot on buildings, for building walls, for free standing landscape/screen walls, and as columns. An accentuating course of brick such as ‘soldier’ shall be used at the top of some walls and columns. The scale of the coursing is appropriate to the mass and scale of the facade. The style and color of brick used will be consistent throughout the project.

• Board Formed Concrete - Board-formed concrete is used as a wainscot on buildings or as a column base. Where used as an exposed finish, concrete will be finished to the highest standard of workmanship in either smooth or sand-blasted treatment.

• Standing Seam Metal Roofing - Metal roofing shall be used in all visible roofing applications. Style and color of metal used will be consistent throughout the project Metal roofs will meet the EPA designation standards for a “Cool Roof”.

• Glass / Glazing - All glass will be dual-glazed, clear glass with a “Low e” coating for maximum energy efficiency and transparency into tenant spaces.

• Aluminum Storefront System - For durability, flexibility, and maintenance purposes, the use of an aluminum storefront system is to be used throughout the retail portion of the project. The finish for aluminum window systems is to be anodized.

Board Formed Concrete

Brick

Metal Roofing

Clear Glazing

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Exposed Metal

Wrought Iron

• Exposed Metal and Metal Trellis - Exposed metal is proposed in lieu of wood for durability and maintenance reasons for items such as exposed structure, trellis features or canopies. All exposed metal is to be painted for protection from the elements.

• Wrought Iron - Where wrought iron is used primarily as an ornamental feature on buildings, or screening and barrier features, it shall be painted for protection from the elements.

• Cement Plaster - Plaster finishes will be applied over concrete block or stud framing using either an integral color or painted finish. Final coat will be either smooth or light sand finish. Heavy textures are utilized.

• Metal Siding - Metal siding is used on architectural massing features as an accent material and tower elements above the column line. Metal finish is not included below column lines to avoid potential damage. Metal finish shall be low glare. Style and color of metal used will be consistent throughout the project.

Cement Plaster

Metal Siding

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COLORS

The use of colors affects every element of a building’s design. Dorsey Marketplace proposes a variety of colors utilizing earth and natural tones. Contrasting or accent colors within an approved range are used to emphasize forms or unique features such as canopies, trellises or trim. No more than four different colors are recommended on a single building:

• Building Base Color • Accent Color• Trim

Example of an appropriate use of colors, materials and accent features such as trellis and canopies.

* Note: Images are intended to support the broad design strategy described in the narratives. Images displayed do not necessarily reflect the material qualities or architectural style of Dorsey Marketplace.

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J. LANDSCAPE DESIGN

LANDSCAPE FEATURES

Major Site Walls

Major Site Walls for the purpose of earth retainage convey a design that reinforces the natural setting and surroundings while utilizing natural resources from the site. The major site walls will be made of stacked rockery. Heights will conform to Grass Valley Design Guidelines and Development Code.

Minor Site WallsThe need to provide small changes in grade between buildings, adjacent to walk paths, and surrounding site equipment is necessary. These Minor Site Walls also function to provide appropriate screening for purposes such as, but not limited to, blocking negative views, blocking equipment, security, privacy, etc. These walls typically are 5’-0” or less in height. The use of rockery or masonry will utilize ‘like’ materials for the cap on top of the walls. Walls built to screen trash enclosures utilize construction materials that complement the architecture of the building. Softening of Minor Site Walls with landscaping is provided in the design.

Screen Walls

Screen walls are necessary to block negative views, block equipment or other site amenities and to provide privacy. ‘Green Screen’ type of designs composed of steel and wire mesh are used as Screen Walls. To soften the screens, vegetation will be used.

Major Rock Wall

Minor Rock Wall

Screen Wall

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LANDSCAPE DESIGN

A number of facets in the design phase must be considered to achieve a lush, layered and healthy landscape.

Unification of the Dorsey Marketplace environment will be achieved through common landscape forms, colors and materials. Simple, timeless and enduring styles of furnishings, paving and landscape treatments will be used in a highly uniform manner, and the repetition at which they occur will serve to strengthen the sense of site unity and order.

The landscape design sets a high standard for quality landscape construction and maintenance

in this retail marketplace. Consistent aesthetic quality enhances the retail user experience. The planting will meet the following major criteria:

Plant patterning will be consistent throughout the Dorsey Marketplace in order to unify the site while allowing special accent zones where appropriate.

Street trees are selected for creating a uniform street scape appearance within the plan.

Water conservation principles in accordance with the State of California Model Water Efficient Landscape Ordinance will be utilized.

Properly maintained landscaped areas will present a healthy and thriving appearance. Undeveloped area shall be neat and presentable at all times.

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Service zones, trash areas and mechanical equipment are screened with solid walls, fences or shrubs.

The backs of the center buildings will be screened from public view and adjacent residential development.

Vehicular traffic in parking areas requires a number of design considerations:

Incorporate a majority of deciduous shade trees to decrease temperatures in the summer while allowing parking areas to dry faster after winter storms and allow sunlight to warm the cars.

The parking stall and related back up space shall be shaded to comply with the City of Grass Valley Shade Tree requirements.

Community Retail Center

DogPark

Apartments atDorsey Marketplace

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PLANTING ZONES

The objective for landscape design is to create a pleasant and distinctive environment that reinforces the site plan, enhances building frontages, softens parking areas, buffers service areas and maintains street continuity.

It is important to delineate the areas of site that have the highest impact on user experience, such as entry ways, key corridors, use areas, focal points and buffer zones. Planting plans should appropriately emphasize these areas through the specific use of mature plant material and spacing plants to achieve an immediate landscape impact.

There are five proposed Planting Zones related to the project site. They are described as follows:

ZONE A – FRONTAGES

ZONE B – SOUTH BOUNDARY

ZONE C – ENTRIES

ZONE D – PARKING FIELDS

ZONE E – PEDESTRIAN ZONES

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A – FRONTAGESDorsey Drive and the area adjacent to Hwy 49 are designed to meet the following goals:

Screening of parking areas, service zones, trash enclosures and / or mechanical equipment;

Accenting monument signage and walkways;

Framing views of building entrances;

Reducing erosion potential and responding to storm water measures.

The design includes a variety of deciduous ornamental, deciduous shade and coniferous tress for the site perimeter with clean appearance,

a healthy canopy, and a long life span. Landscaping color combinations enhance the appearance of one tree when placed next to another. The design includes a variety of large shrub sizes to help achieve a strong buffer and uses evergreen shrubs and large deciduous accent shrubs to further develop a layered effect and provide year-round color and screening. Selected shrubs blend together well to form a solid form when used in mass plantings. Selected landscape materials will typically be viewed from afar and are larger in scale. Plant materials that work well in mass plantings with lower maintenance needs are utilized in the site perimeter.

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B – SOUTH BOUNDARY

The area on the south end of the Dorsey Marketplace shall be densely planted to provide a tall, colorful and dense barrier screening the view of the Major Anchor Buildings and service areas. Evergreen conifers are proposed for tall screening along the service area. In addition, the planting area will include loose groves of native Oaks. Colorful fountain and deer grass will be woven into areas of evergreen ground cover to create a billowing tapestry. This area will be a low water-using zone.The design has the purposeful intent of tightly planted evergreen trees for the rear site perimeter when within public view. Trees that hold their leaves through the winter such as Interior Live Oak and conifers which can help winter screening needs are utilized. Trees that have a clean appearance, a healthy canopy, and a long life span and pay attention to color combinations that can enhance the appearance of one tree when placed next to another are provided. The design avoids the use of perennials other than grasses in boundary areas due to maintenance concerns.

C – ENTRIES

Entry drives will be highlighted with upright trees and incorporate low, colorful shrubs and ground covers to enhance the entries and clearly delineate the primary circulation pattern.

The design utilizes small ornamental trees to accent the upright trees. Selected ornamental trees with unique characteristics such as profuse spring flowers and brilliant fall color help highlight the entry. Large shade trees with good form and fall color are used to line the entry drive. The design utilizes a variety of small to medium shrub sizes to help create a layered effect and uses both deciduous and evergreen shrubs to further develop the layered effect and provide year-round color. The design shrub beds flank the entry and create a welcoming experience. Attention to scale and materials typically viewed from vehicles need to be of an adequate scale for visibility. The design uses perennials that work well in mass plantings and provide interesting color combinations. Perennials with a matched and varied bloom times add aesthetic value to the site entry.

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D – PARKING FIELDS Large canopy shade trees will be planted in the parking areas to provide 50% shade in 15 years in accordance with the Grass Valley Zoning Ordinance. Flexible shrubs and perennials will survive the pedestrian and vehicular traffic while providing much-needed relief by softening the geometries of the parking lot. Secondary walkways and driveways are highlighted with upright or evergreen accent trees. These areas are low or medium water use zones. The parking lot plantings enhance the arrival experience, provide shade, aid storm water infiltration and reduce storm water runoff.

The design incorporates over-story shade trees for parking lot islands. (Their larger scale is desirable for the parking field and with time tree canopy can be pruned higher to allow good ground level

visibility.) Canopy shading benefits of larger trees helps reduce the urban heat island effect. Selected hardy trees with fall color in parking lots that can survive the harsh conditions associated with commercial parking lots are utilized. Shrubs shall be selected from a variety of medium sized shrubs and planted in masses for parking lot.

In order to minimize storm water runoff, the project uses collection and infiltration techniques including the use of fescue grass, deciduous shrubs and trees that are tolerant of wet and dry soils. The design also incorporates trees that hold their leaves through the winter such as oaks which can help winter screening needs. Shrubs and grasses have also been selected that are tolerant of both wet and dry soils. The design utilizes a variety of ornamental grasses which commonly have deep root systems that aid with infiltration.

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E – PEDESTRIAN ZONESPedestrian access and safety are paramount to the design of the Dorsey Marketplace. Ample plazas connect major storefronts and are designed to accommodate substantial pedestrian traffic. Rest areas along the route include benches, art and interesting plantings.

PLANT SELECTION

Plant selection is a very important part of the landscape design. Choosing the right plant for the right place and purpose adds greatly to the success and sustainability of a landscape. One key to having a landscape that thrives with minimal resources, such as fertilizers, pesticides and frequent watering, is to choose plants that are best suited to the Dorsey Marketplace project site conditions.

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FACTORS AFFECTING PLANT GROWTH AND MAINTENANCE:

Amount of sun or shade

Soil conditions including texture, acidity, fertility, drainage, and moisture holding capacity

Exposure to wind, salt, and traffic

Designed land features such as slopes, and water quality swales.

Plants prefer or tolerate a certain set of conditions over others. When plants are forced to grow in

areas that are not suitable, they become stressed, fail to thrive and are more susceptible to disease and pests. Grass Valley and the foothills have a particular plant palette that differs from plants found in other areas. Care has been given to choose regionally appropriate plant material.

Sustainable landscaping should include an attractive environment that is in balance with the local climate and requires minimal resources, such as fertilizer, pesticides and water. Sustainable landscaping begins with an appropriate design that includes functional, cost efficient, visually pleasing, environmentally friendly and maintainable areas.

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LOW WATER USE PLANT MATERIAL

Drought tolerant and introduced native species have lower water demands, require less fertilization and are less susceptible to pests. Designing with drought tolerant species can result in a healthy and attractive landscape with minimal irrigation needs.

Cool season turf generally requires more frequent watering and produces more runoff than most landscape plants. This project does not include the use of cool season turf unless it is a drought tolerant variety such as Bolero Plus from Delta Bluegrass. It will become well adapted to the local

climate and minimizes mowing and watering costs. Mow free Fescue blends are also appropriate for this project especially when used in water quality swales. Native blends are available and should be considered as well.

HYDROZONES

The design for Dorsey Marketplace groups plants and turf that have similar water needs in order to create different hydrozones within the landscape. Other micro-climate conditions that guide hydrozoning include soil, sun/shade exposure and wind susceptibility.

Hydrozones are designed into the landscape design plan and support the design intent and plant material guidelines for each Planting Zone.

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Along with choosing the appropriate plant material, a high-efficiency irrigation system is included that maximizes water conservation. Irrigation systems provide supplemental water when rainfall is not sufficient to maintain the turf and landscape for its intended purpose. A quality irrigation system and its proper management will distribute supplemental water to foster healthy plants while conserving and protecting water resources and the environment.

SYSTEM AND CONTROLS

Automated irrigation systems greatly decrease the amount of water used in the landscape. They provide a high level of control across multiple

areas with varying needs. Water flow sensors and weather instruments, in conjunction with a “smart” irrigation controller, will allow the maintenance staff to easily monitor the irrigation system with the understanding that responsive technology adjusts irrigation according to current site needs as they fluctuate with weather conditions, thus maximizing the benefits of precipitation.

Drip irrigation is utilized to the greatest extent possible as it applies water in the most efficient manner while eliminating water loss due to evaporation. High precision spray nozzles and rotating nozzles also apply water efficiently and can be utilized where appropriate.

IRRIGATION AND SOILS

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TYPICAL WATER-CONSERVING DEVICES

The irrigation and landscape design includes check valves to minimize low-head drainage and runoff. The design utilizes pressure regulators, pressure compensating screens, stems or nozzles to control high pressure. Rain and/or wind sensors will suspend irrigation during weather conditions that are unfavorable for irrigation

SOILS

Different soils have varying irrigation requirements. The Dorsey Marketplace site is a clay soil type which will have a higher runoff rate requiring lower-volume, higher frequency watering, and (cycle soak controller).

Conditioning the soil with an organic based soil conditioner is included in the plan to increase water holding capacity resulting in reduced runoff, watering requirements and frequency of watering.

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SITE LIGHTING

The design and considerations for site lighting are geared to the specific use of the area. Careful consideration is given to the use area within the project as well as the convenience of the site users. In the lighting design for Dorsey Marketplace, an effort has been made to emphasize the human scale design in the public areas. The overall lighting concepts for Dorsey Marketplace are as follows:

Light standards and fixtures (electroliers) should complement architecturally the buildings, pedestrian areas and other hardscape elements. Fixtures will meet modern performance standards while being consistent with the historical context of Grass Valley.

Electroliers shall be uniform in color and design throughout the project.

Automatic timers or photo electric eyes for lighting control maximize personal safety during night use while also saving energy.

All site lighting internal to Dorsey Marketplace shall be of similar design, placed at regular intervals and mounted atop a concrete or metal pedestal. Lighting fixtures adjacent to neighboring property will use cut-off luminaries to mitigate light trespassing. Wall mounted lights will complement in style and color the site lighting. Height of site lighting shall conform to Grass Valley Design Guidelines and Development Code. Streetlights shall be installed per City of Grass Valley specifications.

Pole Mounted Fixture. Wall Mounted Similar

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REFERENCES AND ATTACHMENTS