Santa Rosa Lowe’s Home Improvement Warehouse Project
Draft EIR
Project Description
SECTION 3: PROJECT DESCRIPTION
This Environmental Impact Report (EIR) analyzes the potential environmental effects of the proposed
Santa Rosa Lowe’s Home Improvement Warehouse Project in Santa Rosa, California.
3.1 - Project Location and Setting
3.1.1 - Location
The project site is located in the City of Santa Rosa, Sonoma County, California (Exhibit 3-1). The
semi-rectangular project site consists of four parcels totaling 11.77 acres, located at the northeastern
quadrant of the intersection of Santa Rosa Avenue and Yolanda Avenue (Exhibit 3-2). The project
site is bounded by Santa Rosa Avenue and an existing McDonald’s restaurant (west), a small
commercial retail center and the Carriage Court Mobile Home Park (north), Redwood Coast
Petroleum (east), and Yolanda Avenue (south). The Assessor’s Parcel Numbers (APNs) for the
project site are 044-041-001, -002, -004, and -010. The project site is located on the Santa Rosa,
California, United States Geological Survey 7.5-minute topographic quadrangle map, Township 7
North, Range 8 West, Unsectioned (Latitude 38.4137° North; Longitude 122.7131° West).
3.1.2 - Existing Conditions
The project site consists of four adjoining parcels occupied owned by two separate ownership entities
(Hulsman and Natoli). The four parcels are summarized in Table 3-1. A parcel map is provided in
Exhibit 3-3. Site photographs are provided in Exhibit 3-4a through 3-4d.
Table 3-1: Parcel Summary
Assessor’s Parcel No.
Situs Address
Acreage
Ownership
Existing Land Use
044-041-001
2612 Santa Rosa Avenue
0.79
Natoli
Automotive uses
044-041-002
325 Yolanda Avenue
5.46
Hulsman
Trucking uses
044-041-004
2620 Santa Rosa Avenue
0.52
Natoli
Automotive uses
044-041-010
2532 Santa Rosa Avenue
5.00
Hulsman
Undeveloped,
vehicle storage
Total
11.77
Source: Michael Brandman Associates, 2008.
The characteristics of the Hulsman and Natoli parcels are described below.
Hulsman Parcels
The Hulsman-owned portion of the project site totals 10.46 acres and is occupied by trucking uses
and undeveloped land.
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Draft EIR
APN 044-041-002 (325 Yolanda Avenue) is a rectangular-shaped, 5.46-acre parcel fronting Yolanda
Avenue occupied by Hulsman Transportation Co., which has continually occupied the site since the
1930s. The site has historically been used for trucking-related operations, and Hulsman
Transportation Co. leases storage facilities on the site to trucking firms and owner-operators. Seven
buildings are located on this parcel and are summarized below:
• A large, open-air, wood-frame dock terminal is located in the western portion of the parcel and
is currently used by Matheson Fast Freight. This is the largest structure onsite and dates to the
1930s.
• A small, wood-frame building is located west of the dock terminal and used as offices. This
building dates to the 1930 or 1940s.
• A metal Quonset hut is located east of the dock and is used for storage. This building dates to
1944.
• Three storage buildings (two wood-frame and one cinder-block) are located in the center of the
property. The wooden buildings date to the 1940s and the cinder block building to the 1950s.
• A mobile home used as an office is located north of the storage buildings. The mobile home
was moved onsite in the 1960s.
A large, gravel-covered vehicle storage area occupied the eastern portion of the parcel. A swale is
present along the eastern portion of the parcel, adjacent to the fence line with Redwood Coast
Petroleum. Mature ornamental landscaping is present in various portions of the parcel, including a
stand of redwood trees located along the Yolanda Avenue frontage. A groundwater well is present
near the Quonset hut that is used for non-potable purposes.
This parcel is the source of a groundwater gasoline plume that originated from leaking underground
storage tanks (USTs) on the property. The leak was discovered in 1988 when two USTs were
removed. The plume is believed to be commingled with another plume that originated on the south
side of Yolanda Avenue. Five monitoring wells are in place to observe the plume. In addition, three
monitoring wells are in place on the eastern portion of the parcel to monitor a plume associated with
Redwood Coast Petroleum.
APN 044-041-010 (2532 Santa Rosa Avenue) is a rectangular-shaped, undeveloped parcel that abuts
Santa Rosa Avenue. The western portion of this parcel contains ruderal (weedy) vegetation, and the
eastern portion is used for vehicle storage. The western portion of the site was formerly used for
mobile home sales, which ceased in 2006.
Natoli Parcels
The Natoli-owned portion of the project site totals 1.31 acres and is occupied by automotive service
businesses.
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NORTH
Source: City of Santa Rosa, 2008.
Michael Brandman Associates
NOT TO SCALE
24980004 • 04/2008 | 3-3_parcel_map.pdf
Exhibit 3-3
Parcel Map
CITY OF SANTA ROSA • SANTA ROSA LOWE’S HOME IMPROVEMENT WAREHOUSE
ENVIRONMENTAL IMPACT REPORT
Santa Rosa Lowe’s Home Improvement Warehouse Project
Draft EIR
Project Description
APN 044-041-001 (2612 Santa Rosa Avenue) contains one building occupied by Cartronics, an
automotive accessory business (e.g., security, stereo, tinting, etc.) and metal shed in the rear. An
inactive potable water well is present onsite. This parcel has historically been used for automotiverelated uses dating back to the 1960s. This parcel is entirely hardscaped.
APN 044-041-004 (2620 Santa Rosa Avenue) contains Quality Motors, a used car dealership that
sells and services vehicles. Three buildings are present onsite: a showroom near the Santa Rosa
Avenue frontage, an office in the rear, and a metal shed in the rear that is used for vehicle servicing.
The shed contains three floor surface lifts, and vehicle fluids are stored onsite. An active potable
water well is present onsite. This parcel has historically been used for automotive-related uses dating
back to the 1960s. This parcel is entirely hardscaped.
3.1.3 - Surrounding Land Uses
West
Santa Rosa Avenue and an existing McDonald’s restaurant are located adjacent to the western
boundary of the project site. Along the west side of Santa Rosa Avenue are a partial interchange with
U.S. 101 (i.e., northbound off- and on-ramps) and the Chapel of the Chimes Crematorium.
North
A small commercial retail center and the Carriage Court Mobile Home Park form the northern
boundary of the project site. The commercial retail center abuts Santa Rosa Avenue and is tenanted
by Barbeques Galore, Mattress Discounters, and Verizon. The mobile home park is located behind
the commercial center and forms the longest portion of the northern border. A dilapidated wooden
fence demarcates the property line with the mobile home park.
East
Redwood Coast Petroleum, a local gas retailer and distributor, forms the eastern boundary of the
project site. This facility includes indoor and outdoor storage facilities of petroleum vessels. A
chain-link fence topped with razor wire delineates the property line. Redwood Coast Petroleum
operates 24 hours a day.
South
Yolanda Avenue forms the southern boundary of the project site. Along the south side of Yolanda
Avenue are mix of land uses, including light industry (machining and metalwork), heavy commercial
(automotive repair and equipment rental), detached single-family residences, and commercial retail
(fireplace and recreational vehicle sales).
3.1.4 - General Plan and Zoning Designations
The General Plan and Zoning Code designations for the four parcels constituting the project site are
shown in Table 3-2.
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Table 3-2: General Plan and Zoning Designations
Assessor’s
Parcel No.
Situs Address
Acreage
Existing Land
Use
Land Use Designation
General Plan
Zoning
044-041-001
2612 Santa
Rosa Avenue
0.79
Automotive uses
Retail and Business
Services
General
Commercial
044-041-002
325 Yolanda
Avenue
5.46
Trucking uses
Light Industry
General
Commercial
044-041-004
2620 Santa
Rosa Avenue
0.52
Automotive uses
Retail and Business
Services
General
Commercial
044-041-010
2532 Santa
Rosa Avenue
5.00
Undeveloped
(2.30 acres)
Retail and Business
Services
General
Commercial
Vehicle storage
(2.70 acres)
Medium Density
Residential
General
Commercial
Source: City of Santa Rosa, 2008; Michael Brandman Associates, 2008.
3.2 - Project Characteristics
3.2.1 - Proposed Project
The proposed project consists of the development of approximately 165,000 square feet of
commercial retail uses, including a Lowe’s Home Improvement Warehouse, smaller retail uses, and
associated parking and infrastructure, on the project site. The project site plan is shown in Exhibit
3-5. Each component is described below.
3.2.2 - Lowe’s Home Improvement Warehouse
The proposed Lowe’s Home Improvement Warehouse would total 155,454 square feet, with 125,163
square feet of interior uses and 30,291 square feet of garden center uses. The store would be located
on the eastern portion of the project site and oriented to face Santa Rosa Avenue. Loading facilities
would be located in the rear of the store and would include a truckwell and staging area.
The store would operate during the following hours: Monday through Saturday, 6 a.m. to 10 p.m. and
Sunday, 7 a.m. to 10 p.m.
Design and Appearance
The Lowe’s store would employ a unique design that incorporates elements representative of the
Santa Rosa area. Design elements include a gabled main entrance, stone veneer, wood trellises, and a
stucco finish. The garden center would be enclosed with a decorative fence interspersed with stone
veneer columns and partially covered with an aluminum canopy. All rooftop-mounted equipment
would be concealed from public view by parapets. The roofline of the Lowe’s Home Improvement
Warehouse would range from 28 feet, 8 inches to 36 feet above grade, except at the store entrance,
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Project Description
where a gable would extend to 45 feet above grade. Elevations of the Lowe’s Home Improvement
Warehouse are provided in Exhibit 3-6. Rendered views of the Lowe’s Home Improvement
Warehouse are provided in Exhibit 3-7. Note that the elevations and rendered views are intended to
provide a conceptual representation of store aesthetics, and minor revisions may occur during final
design.
Truck Deliveries
The proposed project would receive 15 to 20 semi truck deliveries per day (Monday through Friday)
and 10 to 18 flatbed truck and panel van deliveries per week. Truck deliveries are anticipated to
occur between the hours of 6:30 a.m. and 6:00 p.m. The semi trucks would back up to the docks,
with all loading and unloading occurring inside the store. The driveway at this point provides a
turnaround with sufficient radius for this purpose and for the trucks to exit the site at the secondary
access. Flatbed trucks would deliver to the lumber area, with materials offloaded with forklifts and
transported inside the store. Flatbed trucks and panel vans would also deliver to the garden center.
Emergency Generator
A 350-kilowatt emergency diesel generator would be located in the rear of the Lowe’s Home
Improvement Warehouse. The generator would be used to provide electricity to the store during
power outages.
3.2.3 - Retail/Restaurant Uses
The proposed project would locate two 4,500-square-foot retail/restaurant buildings (9,000 square
feet total) adjacent to the Santa Rosa Avenue frontage. No end users have been identified; however,
the project applicant anticipates the square footage would be tenanted by several small retailers or
restaurants. These tenants are anticipated to have the same hours of operation as the Lowe’s Home
Improvement Warehouse.
Design and Appearance
The retail/restaurant structures would incorporate many of the same design elements as the Lowe’s
Home Improvement Warehouse to achieve a consistent design between the two structures. The focal
point of the structure would be a hipped-roof entrance adjacent to the driveway at Santa Rosa
Avenue. The façade of the building would employ cultured stone, wood trellises, stucco finishes, and
metal awnings and roofing. The roofline of the retail structure would range from 23 feet, 10 inches to
35 feet above grade at the peak of the hipped roof. Elevations of the retail structure are provided in
Exhibit 3-8. Rendered views of the retail/restaurant structures are provided in Exhibit 3-9. Note that
the elevations are intended to provide a conceptual representation of aesthetics and minor revisions
may occur during final design.
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3.2.4 - Site Access and Parking
Vehicular Access
Vehicular access to the proposed project would be taken at four access points:
• Two access points on Santa Rosa Avenue, serving the main parking lot for the Lowe’s and
retail/restaurant uses
• Two access points on Yolanda Avenue, with one serving the Lowe’s portion of the main
parking lot and the other providing truck access to the Lowe’s loading docks
Pedestrian Access
Sidewalks would be installed along the project frontages with Santa Rosa Avenue and Yolanda
Avenue. Pedestrian walkways would be provided within the parking area to link the Lowe’s with the
retail/restaurant structure. The walkways would also connect with the sidewalks along Santa Rosa
Avenue and Yolanda Avenue and may connect with the adjacent McDonald’s restaurant.
Parking
Table 3-3 summarizes the proposed project’s off-street parking. As shown in the table, the proposed
project would provide 510 off-street parking spaces, with 494 standard spaces and 16 disabled spaces.
Table 3-3: Parking Schedule
Stall Type
Count
Standard
494
Disabled
16
Total Parking
510
Source: AMS Associates, 2008.
3.2.5 - Landscaping
Landscaping would be provided in the parking lot and along the frontages with Santa Rosa Avenue
and Yolanda Avenue. Anticipated landscaping elements include shade trees in the parking lot, and
accent trees, shade trees, groundcover, and shrubs along project frontages with Santa Rosa Avenue,
Yolanda Avenue, and the property boundaries to the north and east. The landscape plan is provided
in Exhibit 3-10.
3.2.6 - Utility Infrastructure
The City of Santa Rosa would provide potable water and wastewater services to the proposed project.
The proposed project would provide onsite drainage infrastructure to collect and detain runoff in a
manner that would prevent it from leaving the project site at a rate no greater than the predevelopment condition of the site. Pacific Gas and Electric Company would provide electricity and
natural gas services to the project.
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3.2.7 - Frontage Improvements
The City of Santa Rosa General Plan designates Yolanda Avenue as a Regional/Arterial and
contemplates extending the roadway from its current terminus at Petaluma Hill Road to Farmers
Lane. The General Plan anticipates widening the roadway in the project vicinity to four through
travel lanes. Accordingly, the proposed project’s frontage improvements along Yolanda Avenue
would provide sufficient right-of-way dedication to the City for the planned widening of the roadway.
Frontage improvements would include curb, gutter, and sidewalk.
The proposed project would also provide frontage improvements and right-of-way dedication along
Santa Rosa Avenue. New curbs, gutters, and sidewalks would be installed.
3.2.8 - Employment
The proposed project would create an estimated 218 employment opportunities. Of this figure, 200
jobs would be associated with the Lowe’s Home Improvement Warehouse and the remaining 18
opportunities would be associated with the 9,000 square feet of smaller retail and restaurant uses.
The Lowe’s employment estimate was provided by the company, while smaller retail estimate was
derived by applying a standard rate of one job per 500 square feet of retail and restaurant space.
Approximately 75 percent of the employment opportunities would be full-time, while the remaining
25 percent would be part-time. Most of the employment opportunities would be entry-level.
3.2.9 - Project Implementation
Construction activities may begin as early as 2009 and take 12 months to complete, with the project
being operational by 2010. For the purposes of this EIR, it will be assumed that construction occurs
in 2009 and operations begin 2010.
3.3 - Project Objectives
The objectives of the proposed project are to:
• Enhance the commercial retail opportunities in Santa Rosa and surrounding unincorporated
areas of Sonoma County.
• Create new employment opportunities for local residents.
• Contribute to the long-term fiscal health of Santa Rosa by increasing the local tax base.
• Provide a retail establishment that serves local residents and businesses with essential goods
and services in a safe, secure, and convenient shopping environment.
• Develop a home improvement retail store of sufficient size to serve existing and future demand
in the Santa Rosa market area.
• Redevelop an underutilized commercial site in an existing urbanized area of Santa Rosa.
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• Enhance the visual quality of the Santa Rosa Avenue and Yolanda Avenue corridors.
• Promote economic growth and development that is consistent with the policies of the City of
Santa Rosa General Plan.
• Generate sales tax and property tax revenues to accrue to the various agencies within the
project area.
• Require new development to pay for its fair share of impacts.
• Minimize travel lengths and utilize existing infrastructure to the maximum extent possible
through infill redevelopment.
• Maximize efficient traffic circulation by locating a “big box” retail project adjacent to an
interchange with U.S. 101.
• Facilitate the General Plan’s objective of widening and upgrading Yolanda Avenue by
dedicating the necessary right-of-way and providing fee payments to the City for this project.
• Develop an architectural design that softens the scale and mass of the buildings with features
designed to blend with the surrounding area.
3.4 - Intended Uses of This Draft EIR
This Draft EIR is being prepared by the City of Santa Rosa to assess the potential environmental
impacts that may arise in connection with actions related to implementation of the proposed project.
Pursuant to CEQA Guidelines Section 15367, the City of Santa Rosa is the lead agency for the
proposed project and has discretionary authority over the proposed project and project approvals. The
Draft EIR is intended to address all public infrastructure improvements and all future development
that are within the parameters of the proposed project.
3.4.1 - Discretionary and Ministerial Actions
As identified previously, discretionary approvals and permits are required by the City of Santa Rosa
for implementation of the proposed project. The project application will require the following
discretionary approvals and actions, including:
• General Plan Amendment - City Council
• Zoning Clearance - City Staff
• Major Conditional Use Permit - Planning Commission
• Design Review - Design Review Board
The proposed project would include a General Plan Amendment to re-designate 8.16 acres of the
Hulsman parcels to “Retail and Business Services,” consistent with the existing designations for the
balance of the project site. The General Plan Amendment is only necessary for the 2.7 acres
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designated Medium Density Residential (2532 Santa Rosa Avenue); the proposed Lowe’s Home
Improvement Warehouse could be developed on the 5.46-acre parcel designated Light Industry (325
Yolanda Avenue). However, to achieve a uniform General Plan designation of Retail and Business
Services for the entire project site, the project applicant has included the 325 Yolanda Avenue parcel
in the General Plan Amendment request.
The proposed project would require a zoning clearance to verify that its uses are allowed within the
General Commercial (CG) zoning district. The proposed project would be required to obtain a major
conditional use permit, because it would contain three or more uses sharing a common vehicular and
pedestrian area and, therefore, would constitute a “shopping center” under the Santa Rosa City Code.
Shopping centers are conditional uses in the General Commercial (CG) zoning district. Design
review is required for the entire project.
Subsequent ministerial actions will be required for the implementation of the proposed project
including:
• Encroachment Permit - City of Santa Rosa
• Demolition Permit - City of Santa Rosa
• Grading Permit - City of Santa Rosa
• Building Permit - City of Santa Rosa
• Mechanical Permit - City of Santa Rosa
• Plumbing Permit - City of Santa Rosa
• Electrical Permit - City of Santa Rosa
• Fire Systems Permit - City of Santa Rosa
• Fencing Permit - City of Santa Rosa
3.4.2 - Responsible and Trustee Agencies
A number of other agencies in addition to the City of Santa Rosa will serve as Responsible and
Trustee Agencies, pursuant to CEQA Guidelines Section 15381 and Section 15386, respectively.
This Draft EIR will provide environmental information to these agencies and other public agencies,
which may be required to grant approvals or coordinate with other agencies, as part of project
implementation. These agencies may include, but are not limited to, the following:
• Bay Area Air Quality Management District (BAAQMD)
• California Department of Fish and Game (CDFG)
• North Coast Regional Water Quality Control Board (RWQCB)
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Required actions that must be taken by other agencies to implement the project are:
• Obtain coverage under the General Construction Permit. Project construction would require
coverage under the General Construction Permit issued to the State Water Quality Control
Board. A Storm Water Pollution Prevention Plan must be submitted in order to obtain
coverage.
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