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CHAPTER 3 PROJECT DESCRIPTION This chapter provides a detailed description of the City of Citrus Heights City Hall and Medical Office Building Project (proposed project), as required by California Environmental Quality Act (CEQA) Guidelines Section 15124. This chapter defines existing conditions at the project site and the surrounding areas, summarizes land use and zoning designations for the project site, and identifies project objectives. The chapter also provides a detailed description of the proposed project, including the project’s technical and environmental characteristics, and identifies entitlements and approvals that would be required to implement the proposed project. Figures are provided to facilitate a thorough understanding of the project’s regional location, site characteristics, and project components. The description of the project included in this chapter sets forth the project characteristics upon which the evaluation of potential impacts in the Environmental Impact Report (EIR) is based. The Draft EIR is an informational document prepared to provide public disclosure of potential impacts of the project and is not intended to serve as a recommendation of either approval or denial of the project. Rather, an EIR functions as a method of fact-finding, allowing an applicant, the public, the lead agency staff and decision makers, and other public agencies an opportunity to collectively review and evaluate baseline conditions and project impacts through a process of full disclosure. Additionally, this EIR provides the primary source of environmental information for the lead agency to consider when exercising any permitting authority or approval power directly related to implementation of this project. 3.1 STUDY AREA CHARACTERISTICS 3.1.1 Project Location The proposed project consists of two components located in the City of Citrus Heights: a new City of Citrus Heights City Hall and Utility Yard located at 6360 Fountain Square Drive (Stock site) and a new Medical Office Building located at 7115 Greenback Lane (Fountain Square site). Figure 3-1, Regional Map, shows the regional location, and Figure 3-2, Project Sites and Vicinity, provides a vicinity map of the project sites. The approximately 5.4-acre Fountain Square site is bounded to the south by Greenback Lane, to the north by the Police Department Service Center, to the west by business and residential development, and to the east by Fountain Square Drive (see Figure 3-3, Fountain Square Site). The Assessor’s Parcel Number (APN) for this site is 243-0020-055-0000. The site is owned by the City of Citrus Heights. Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-1 3 – PROJECT DESCRIPTION The approximately 10.92-acre Stock site is located at the southeast corner of the roundabout at the intersection of Stock Ranch Road and Fountain Square Drive (see Figure 3-4, Stock Site). The APN for this site is 243-0010-027. This site is owned by C/S Properties. 3.1.2 Project Setting and Surrounding Land Uses The Fountain Square site is located in a mixed residential and commercial area. The project site contains six buildings that were constructed starting in 1977, as summarized in Table 3-1, Existing Buildings – Fountain Square Site. While tenant improvements were completed in City Hall (6237 Fountain Square Drive) and Kroeger Hall (7119 Fountain Square Drive) in 2008 and 2009, the existing buildings at the Fountain Square site exhibit several structural and mechanical deficiencies, including leaking roofs, dry rot, inefficient heating and cooling systems, plumbing back-ups, and insufficient access under the Americans with Disabilities Act. In 2013, the City received an estimate of costs for repairs of these mechanical and structural issues totaling $5.56 million (WMB Architects 2013). Further, the buildings were originally constructed as part of a plant nursery and associated retail services center and were not designed for office use. The layout of the buildings is not optimal and results in inefficient use of space. Table 3-1 Existing Buildings – Fountain Square Site Location 6237 Fountain Square Drive (City Hall) 6229 Fountain Square Drive 7119 Greenback Lane (Kroeger Hall) 7117 Greenback Lane (Council Chambers) 7115 Greenback Lane Kiosk Total Total Square Feet 14,629 11,140 2,880 4,770 3,072 289 36,780 Year Constructed 1980 1979 1977 1977 1978 1978 -- Source: Cardno ATC 2013. Single-family and multi-family residences lie to the south and west of the Fountain Square site; the City of Citrus Heights Police Department Services Building lies to the north; a small professional office lies to the west; and the City of Citrus Heights Community Center and retail uses, including a Sam’s Club warehouse and gas station and the San Juan Plaza Shopping Center, lie to the east. The site slopes slightly to the south. The Stock site is also located in a mixed commercial and residential area. Immediate site neighbors include single-family residences to the west fronting Cedar Ranch Drive and Aspen Ranch Court, senior apartments to the east, Van Maren Park to the north, and the U.S. Post Office to the south. Additionally, the Citrus Heights Community Center is present south of the Post Office, and the Citrus Heights Police Department Services Building is located southwest of Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-2 3 – PROJECT DESCRIPTION the Stock site, on the west side of Fountain Square Drive. The topography of the site is relatively flat, although the western portion is slightly elevated as a result of placement on the site of unengineered fill associated with prior construction activities in the vicinity. Habitat and Vegetation The Fountain Square site is located in an urban setting and currently supports six existing buildings, an asphalt paved parking lot, and other asphalt and concrete pavement. Existing vegetation consists of ruderal (meaning growing where the natural vegetation has been disturbed by humans) ornamental landscaping that is mostly composed of palms, ornamental shrubs, and immature trees. There are six Italian cypress trees (Cupressus sempervirens) located in the southwest corner of the project site that range in size from 12 to 17 inches diameter at breast height and range in height from 55 to 65 feet. In addition, there are numerous palm trees and one coastal redwood (Sequoia sempervirens) planted in the parking lot. The coastal redwood is protected under the City’s Tree Preservation and Protection Ordinance; it is labeled “The Holiday Tree” by the City (Cardno ENTRIX 2013, provided in Appendix E to this EIR). Under the proposed project, approximately half (37) of the 73 existing palm trees along the project site’s frontages on Greenback Lane and Fountain Square Drive would be preserved, while 13 would be relocated on site and 23 would be removed. Additionally, all of the cypress trees would be retained on site in their current locations, and the redwood tree would either be relocated to the Stock site or replaced by planting additional trees, in accordance with the City’s Tree Preservation ordinance. Vegetation on the Stock site consists primarily of non-native annual grassland with a variety of trees, including oak (Quercus sp.), willow (Salix sp.), London plane (Platanus × acerifolia), cottonwood (Populus sp.), and several other ornamental species (Gibson and Skordal 2006, provided in Appendix E to this Draft EIR). A wetland is located in the southeast portion of the site (Dudek 2014a, provided in Appendix E to this Draft EIR). This area is not proposed for development or disturbance from project construction or operation. Additionally, the project site has been disturbed by past grading and is routinely disked (ENGEO 2014, provided in Appendix G to this Draft EIR). Historic and Archaeological Resources The Fountain Square site includes six buildings that were constructed starting in 1977. None of these buildings are listed as historic resources or would qualify as being potentially eligible for listing. No buildings are present on the Stock site. An archaeological survey of the site found no historic or archaeological resources on site (Dudek 2014b, provided in Appendix F to this Draft EIR). Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-3 3 – PROJECT DESCRIPTION Geology and Soils Soils on the Fountain Square site include Urban Land-Xerarents-Fiddyment complex. This soil is considered stable and has a low potential for landslide, lateral spreading, subsidence, liquefaction, and/or collapse (Cardno ATC 2013). The western portion of the Stock site includes up to 6 feet of fill placed on the site during previous construction activities in the vicinity. These soils are not stable and would be removed and the native soil would be recompacted prior to development (ENGEO 2005 and 2014, provided in Appendix G to this Draft EIR). The proposed development would be located in the southwestern portion of the site, and soils in this area are anticipated to be stable and have a low potential for landslide, lateral spreading, subsidence, liquefaction, and/or collapse due to the existing topography and surrounding development. Drainage The approximately 5.4-acre Fountain Square site is currently covered with approximately 3.8 acres of paving and buildings. Redevelopment of the site requires preparation of a Stormwater Pollution Prevention Plan (SWPPP) prior to construction in compliance with the City’s National Pollutant Discharge Elimination System (NPDES) permit. Following construction, the proposed project would comply with the requirements of the City’s municipal stormwater permit. The proposed project would incorporate water-conserving building design and fixtures. The project site is not located within a 100-year floodplain (City of Citrus Heights 2011a). Development of the Stock site would result in the conversion of approximately 5.47 acres of the approximately 10.92-acre vacant, undeveloped project site to an area mostly covered with buildings and impervious surfaces. Development of this site incorporates low impact development features and water-conserving building design and fixtures to minimize effects of the project on hydrology and water quality and water demand. The project includes preparation and implementation of a SWPPP in compliance with the City’s NPDES permit and with the requirements of the City’s municipal stormwater permit. This site is also not located within the 100-year floodplain, as indicated in the City’s General Plan. 3.2 GENERAL PLAN AND ZONING DESIGNATIONS Project Site The Fountain Square site is designated General Commercial and Public in the City’s General Plan and zoned Commercial SC (shopping center). The Stock site is designated Medium Density Residential in the General Plan and zoned Residential 20 (RD-20), which allows for development of residential land uses at a maximum density of 20 units per acre. Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-4 3 – PROJECT DESCRIPTION Adjacent Parcels Properties surrounding the project sites are designated in the General Plan for residential, general commercial, and public land uses. Single-family and multifamily residential uses are located adjacent to both project sites. A Sam’s Club warehouse and gas station and the San Juan Plaza Shopping Center are adjacent to the Fountain Square site. A U.S. Post Office is located adjacent to the Stock site. 3.3 PROJECT OBJECTIVES The fundamental objective of the City Hall and Medical Office Building project is to construct a City Hall that will provide a cost-efficient administrative complex to deliver services to the public for many generations, while also taking advantage of an opportunity to develop a medical office building that will help meet the City’s long-term economic development objectives and to meet the growing demand for medical services in the community. The multiple buildings that make up the existing City Hall campus were built in the 1970s as a temporary retail center, and the City took occupancy of the complex in the late 1990s. Because the buildings were originally constructed as a retail center, rather than for civic uses, the layout of the buildings is not optimal. In addition, the buildings have experienced a variety of electrical, mechanical, plumbing, and structural failures. A substantial investment would be needed to upgrade the existing buildings to meet current California Building Code requirements and to address the buildings’ maintenance problems. Since incorporation, the City has focused efforts on economic development. The medical office building is consistent with the City’s adopted economic development goals. Goal 15 of the General Plan calls for the City to “diversify the local economy to meet the present and future employment, shopping and service needs of Citrus Heights residents and sustain long-term fiscal health” (City of Citrus Heights 2011a). The General Plan calls for the City to pursue non-retail development in order to reduce its dependence on retail sales for jobs and revenue. This General Plan policy was further reinforced with the City Council’s adoption in 2011 of an Economic Development Strategy and Action Plan. One of the main strategies in the Action Plan was to “pursue long term economic diversification” (City of Citrus Heights 2011b). The proposed medical office building will provide 170 non-retail jobs, helping the City attain its economic development goals of diversifying the local employment opportunities for its residents. The construction of the medical office building on property currently owned by the City will provide revenue that will offset a portion of the cost of building a new City Hall. In addition to the fundamental objective noted above, objectives specific to each component of the project are provided below: Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-5 3 – PROJECT DESCRIPTION City Hall Construct an energy-efficient building that will reduce the City’s ongoing energy and water demand (and costs), thereby assisting the City in meeting the objectives of the Greenhouse Gas Reduction Plan. Improve accessibility of civic buildings to those with disabilities. Address maintenance problems (electrical, mechanical, plumbing, structural) at the City Hall complex. Consolidate City services now in four separate buildings into one building, which will enhance City services and provide customers with a one-stop public counter. Medical Office Building Construct a state-of-the-art facility with adequate space to meet growing demand for high-quality medical services. Locate on a main arterial that is convenient to patients and provides adequate parking. Locate in close proximity to the San Juan Medical Center. 3.4 PROJECT DESCRIPTION 3.4.1 Medical Office Building (Fountain Square Site) The proposed Medical Office Building would consist of a three-story, approximately 68,727square-foot building. The proposed site plan is provided in Figure 3-5, Medical Office Building Site Plan, and proposed building elevations are provided in Figure 3-6, Medical Office Building Elevations. The building would be constructed to meet LEED Silver certification requirements but the project applicant does not propose to seek certification. The offices would accommodate up to 50 medical providers (such as physicians and nurse practitioners) and 120 additional medical staff. The medical offices would operate during normal business hours of 8:00 a.m. to 6:00 p.m. A few providers (approximately five) would also offer evening and weekend clinic hours. Lighting would be provided in the parking lot, along pedestrian pathways, and around the building perimeter. The project would include a surface parking lot with 320 spaces. The project would require a lot-line adjustment at the northern end of the project site and a General Plan Amendment to change the designation on the northern portion of the site from Public to General Commercial, as shown in Figure 3-7, Lot Line Adjustment and General Plan Amendment. Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-6 3 – PROJECT DESCRIPTION Circulation Access to the site would be generally the same as is currently available – one driveway on Greenback Lane and the signalized entrance at City Center Drive. The project would also create a new rightturn-only driveway on Fountain Square Drive just north of the proposed building. The nearest transit stops are located on the northeast and southeast corner of the Greenback Lane/Fountain Square Drive intersection. Existing sidewalks are present along Greenback Lane and Fountain Square Drive. Landscaping The project site plans include substantial landscaping. Approximately half (37) of the 73 existing palm trees along the project site’s frontages on Greenback Lane and Fountain Square Drive would be preserved, while 13 would be relocated on site and 23 would be removed. Landscaped areas would be provided on the east, south, and west sides of the building. These areas would primarily support shrubs and ground cover. In addition, shade trees would be planted throughout the parking lot and along the site’s western boundary. Utilities The Medical Office Building project would require no off-site connections for utilities. It would be served with connections to water, storm drain, and sewer infrastructure that serve the existing City Hall. The project would be required to manage stormwater such that there would be no increase in stormwater runoff from the site. The Citrus Heights Water District and Sacramento Area Sewer District have sufficient capacity to serve the project. Energy Conservation As recommended by the City of Citrus Heights Greenhouse Gas Reduction Plan, the proposed Medical Office Building would include the following features: Bicycle/pedestrian connections by improving the sidewalk on Greenback Lane where necessary to meet current standards Two preferential parking spaces for carpool or vanpool use Three preferential parking spaces with charging infrastructure for alternative fuel vehicles Bicycle parking racks and lockers Recycled materials used in construction and construction materials and debris recycled or re-used Energy Star appliances Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-7 3 – PROJECT DESCRIPTION No use of turf or grass areas Parking lot shade trees In addition, Dignity Health, as the building occupant, would participate in the Business Environmental Resource Center Sustainable Business Program, which provides assistance, education, outreach, and training to businesses to ensure compliance with environmental regulations. Project Construction It is anticipated that project construction would commence in spring 2015 and be complete in 2016, with demolition and construction requiring approximately 18 months to complete. Under the City of Citrus Heights Municipal Code, allowable construction hours are from 6:00 a.m. to 8:00 p.m. on weekdays and from 7:00 a.m. to 8:00 p.m. on weekends. The buildings on site would be demolished and the existing pavement on site would be removed and replaced. The existing Police Department Services Building is not located within the project site and would not be affected by project construction. Grading cuts and fills are expected to range between 1 and 3 feet, and it is expected that cuts and fills would generally balance on site. Construction would not require pile driving or other activities known to generate substantial levels of ground-borne vibration. The project developer would prepare and implement a SWPPP in compliance with the State Construction General Permit to identify best management practices (BMPs) that would be used for erosion control and spill prevention during construction and permanent post-construction stormwater management measures following construction. BMPs would include perimeter straw waddles at all disturbed grading areas, inlet protection at all new and existing inlets subject to potential sediment flow, rock construction entrances, and designated protected concrete washout areas. Low Impact Development (LID) techniques, such as minimizing impervious surfaces on site, would be implemented to address post-construction stormwater quality and runoff. As noted above, surplus construction materials would be recycled as part of implementation of the City’s Greenhouse Gas Reduction plan. 3.4.2 City Hall and Utility Yard (Stock Site) The one-story City Hall building would consist of approximately 35,000 square feet of office and community space and approximately 166 surface parking spaces. The building would be constructed to meet Leadership in Energy and Environmental Design (LEED) Gold certification requirements, but the project applicant does not propose to pursue certification. The building would be situated generally in the southwest portion of the site, north of the Post Office, with parking on three sides of the building. Access would be provided from two driveways on Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-8 3 – PROJECT DESCRIPTION Fountain Square Drive. The proposed Citrus Heights City Hall site plan is provided in Figure 3-8, and Figure 3-9 provides proposed building elevations. The Utility Yard is proposed to be located adjacent to and east of the City Hall building and parking lot. The Utility Yard would include an approximately 4,000-square-foot, one-story storage/maintenance building, approximately 5,000 square feet of screened outdoor equipment and materials storage, and four secured paved parking spaces for city vehicles. Equipment stored on site would include items such as a chipper, water tank trailer, necessary tools and accessories needed for emergency situations, street signs, and street light materials. A maximum of four unassigned workstations would be provided in the building so that field staff have the ability to complete reports as necessary. No public access to the Utility Yard would be provided. City staff access would be provided from one driveway on Fountain Square Drive with a gated connection to the City Hall parking lot. The proposed City Hall building would serve as the City Hall and the City Council Chambers and would provide space for public meeting rooms. With a full-time staff of approximately 65 people, the following City departments and services would be located at the new City Hall: City Clerk, City Manager, Community and Economic Development, Finance, General Services, Human Resources, Information Technology, and Records Storage. The public portion of the proposed City Hall is approximately 8,933 square feet while the staff area is approximately 26,067 square feet. Daily business hours at the building would be Monday through Friday 8:00 a.m. to 5:00 p.m. There would also be evening meetings including community meetings, Residents Empowerment Association of Citrus Heights meetings, and regularly scheduled meetings of the History and Arts Commission, Planning Commission and City Council. The proposed City Hall is also expected to support community events, which may occur in the public patio area proposed to be located between the building main entrance and the parking lot. Use of amplified sound would be prohibited except for the City’s Holiday Tree Lighting ceremony. At this time, no development is proposed on the remainder of the site. Approximately 5.47 acres of the Stock site would remain vacant. Civic Center Special Planning Area Zone District The project would be facilitated by the City’s proposed amendment to the City’s Zoning Code to create a Citrus Heights Civic Center Special Planning Area (SPA). This zoning overlay would be applied to the Stock site as well as the existing post office, police department services building, and community center, as shown in Figure 3-10, Civic Center SPA District Map. The text of the proposed Civic Center SPA zone overlay is provided in Appendix C to this EIR. Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-9 3 – PROJECT DESCRIPTION The goal of this SPA is to support the City in implementing General Plan Goal 21, which calls for the City to locate government services in a civic center complex. Land uses within the SPA would be limited to public uses while uses that are permitted or conditional in the Business Professional zoning district could be allowed within the Civic Center SPA subject to a conditional use permit. With these provisions, the SPA overlay zone would enable the City to develop and maintain the Civic Center and ensure that appropriate review is conducted through the use permit process prior to allowing development of non-government uses in this area. Setbacks, building heights, and other development standards would be the same as in the City’s existing Business Professional district. Design review approval would be required for all proposed development in this SPA. The proposed Civic Center SPA language (provided in Appendix C to this Draft EIR) specifies that wetlands and other natural areas shall be preserved and all development (including driveways and parking lots) shall maintain a minimum setback of 50 feet from the edge of any wetland areas, unless the U.S. Army Corps of Engineers authorizes a change to this requirement. General Plan Amendment The project site is currently designated in the General Plan for Medium Density Residential land uses. The project would require amending the General Plan designation for the site to Public, as shown on Figure 3-7. Circulation Access to the site would be provided from two driveways on Fountain Square Drive. Existing sidewalks are present along Fountain Square Drive and Stock Ranch Road. The site is approximately 0.25 mile from existing transit service on Greenback Lane. Landscaping and Lighting Site landscaping would include trees and shrubs along the site perimeter to provide shading for the parking lot. The site would be designed to utilize drought-tolerant low-water-use plants and landscape features as well as low impact development elements, such as vegetated swales, to address irrigation and stormwater runoff. Lighting would be provided in the parking lot, along pedestrian pathways, and around the building perimeter. Utilities The City Hall project would be served with water, wastewater, and storm drain services through connections to existing water and sewer lines in Fountain Square Drive and Stock Ranch Road. The Citrus Heights Water District and Sacramento Area Sewer District have sufficient capacity Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-10 3 – PROJECT DESCRIPTION to serve the project. No off-site connections would be required. The Stock site would require annexation to the Citrus Heights Water District, subject to approval by the Sacramento County Local Agency Formation Commission. The project would be required to manage stormwater such that there would be no increase in stormwater runoff from the site. Energy Conservation As recommended by the City of Citrus Heights Greenhouse Gas Reduction Plan, the proposed City Hall building would include the following energy conservation features: A 50 kW rooftop solar panel array to provide for onsite alternative energy generation Two preferential parking spaces for carpool or vanpool use Four preferential parking spaces and charging infrastructure for alternative fuel vehicles Bicycle parking racks and lockers Use of recycled materials in construction and construction materials and debris would be recycled or reused Energy Star appliances Minimal use of turf/grass areas Use of pervious surfaces along with site improvements that promote infiltration, reuse, and evapotranspiration of rainfall Parking lot shade trees Project Construction If the project is approved, construction of the City Hall and Utility Yard would require approximately 18 months beginning in the spring of 2015 and ending in 2016. Under the City of Citrus Heights Municipal Code, allowable construction hours are from 6:00 a.m. to 8:00 p.m. on weekdays and from 7:00 a.m. to 8:00 p.m. on weekends. It is expected that all construction materials storage and equipment staging would be accommodated within the project site and that construction traffic would be managed through implementation of a Construction Traffic Management Plan. It is expected that City staff would occupy an existing vacant commercial building within the City during construction until the new City Hall is complete. There are several currently vacant commercial spaces available for lease within the City located on major transportation corridors and generally proximate to the Fountain Square site, including spaces in commercial centers located on Greenback Avenue. All City Council, Planning Commission, and History and Arts Commission meetings would be held at the Community Center during construction. Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-11 3 – PROJECT DESCRIPTION The majority of the existing vegetation within the approximately 5.47-acre area proposed for development would be removed and the site would be graded to accommodate building construction and parking/storage area paving. It is expected that grading cuts and fills would generally balance onsite. As recommended by the City’s Greenhouse Gas Reduction plan, surplus construction materials would be recycled. The project developer would prepare and implement a SWPPP in compliance with the State Construction General Permit to identify BMPs that would be used for erosion control and spill prevention during construction and permanent post-construction stormwater management measures following construction. BMPs would include perimeter straw waddles at all disturbed grading areas, inlet protection at all new and existing inlets subject to potential sediment flow, rock construction entrances and designated protected concrete washout areas. LID techniques, such as minimizing impervious surfaces and turf areas on site, would be implemented to address post-construction stormwater quality and runoff. 3.5 ENTITLEMENTS AND REQUIRED APPROVALS The following discretionary approvals are required from the City of Citrus Heights. Zoning Code Amendment Adopt the Civic Center SPA overlay district and apply that designation to the Stock site, the U.S. Post Office at 6330 Fountain Square Drive, the Citrus Heights Community Center at 6300 Fountain Square Drive, and the Citrus Heights Police Department Services Building at 6315 Fountain Square Drive. Fountain Square Site – Medical Office Building General Plan Amendment to change land use designation on a portion of the site from Public to General Commercial Lot-line adjustment Design Review Permit Demolition Permit Tree Permit Building Permit Stock Site – City Hall and Utility Yard General Plan Amendment to change land use designation from Medium Density Residential to Public Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-12 3 – PROJECT DESCRIPTION Design Review Permit Tree Permit Building Permit In addition to these entitlements and permits, the City Council would consider releasing C/S Properties from a prior Redevelopment Agency Inclusionary Housing Reimbursement Agreement and entering into financial and leasing agreements with each project developer. This would include a three-party agreement regarding project financing and land lease for the Medical Office Building. This project component includes a 15.5-year ground lease of the Fountain Square site from the City to the project applicant, or one of its subsidiaries, for a fixed amount of revenue to the City, plus possibly additional revenue. Upon the project applicant’s completion of the Medical Office Building and related improvements, the project applicant would assign the ground lease to a third party. At the conclusion of the ground lease, Dignity Health Foundation would have the option of purchasing the Fountain Square site. There would also be an agreement between the City of Citrus Heights and Capital Partners Development Corporation regarding the construction process and land purchase options for the Stock site. Each of the financing agreements would relate to economic considerations of the projects. As provided in California Environmental Quality Act (CEQA) Guidelines Section 15131, CEQA does not require analysis of financial, socio-economic, or social issues. Therefore, this EIR does not evaluate the terms of the financial agreements because they have been determined to have no potential to result in physical environmental effects. Responsible agency approvals include: Central Valley Regional Water Quality Control Board NPDES General Permit and SWPPP Sacramento Local Agency Formation Commission approval of annexation of the Stock site to the Citrus Heights Water District Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-13 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-14 Loma Rica Butte County Sutter County 20 174 e Sutt usa r Co Col Yuba City Alta Sierra Beale AFB Linda nty ty Coun Yuba nty r C ou Sutte unty Cou ye untN vad a Co aC Yub Place o un ty rC oun ty Meadow Vista 70 45 ounty unty North Auburn 65 Lincoln Placer County r tte Su unty ty Co un Co lo Yo 113 Place r Count y Placerville unty o Co ounty C orad El D amento Sacr Solano Cou nty 5 Laguna Elk Vacaville airfield un ty 104 Sacramento County San Joaquin County 160 88 Lockeford Sacramento County Bethel Island 7.5 26 Stockton Discovery Bay 15 Miles Alamo 4 ty un y Co unt o as er sC lav slau i 0 Linden San Andreas an St Walnut Creek Brentwood nty Cou r o as ad Am alaver C unt y Co Ca Clayton Oakley ounty aquin C San Jo Contra Costa County Path: Z:\Projects\j862801\MAPDOC\DOCUMENT\Figure3_1_Regional_location.mxd 12 Antioch Ione Galt Lodi Concord ou nty ounty 124 99 Woodbridge ant Amador C unt y s Co nt y vera Cala quin C ou Joa San Sacramento County Solano County l Yo o oC Wilton Grove 84 El Dorado C Rancho Murieta 16 Amador Coun ty Sacramento County West Mather Sacramento Rosemont AFB Sacramento ParkwaySouth Sacramento Florin Davis Pittsburg Pollo Pine Roseville Cameron Citrus 50 Rio El Dorado Park htsOrangevale Heig Shingle Linda North Folsom Hills 49 Springs Highlands Fair Oaks Carmichael Arden- Rancho 80 Arcade Cordova 505 West Pittsburg 193 Loomis Rocklin Sutter Project Sites County Woodland Yolo County Auburn 80 Sacramento County 128 Foresthill FIGURE 3-1 Regional Map 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-16 Path: Z:\Projects\j862801\MAPDOC\DOCUMENT\Figure3_2_ProjectSites_Vicinity.mxd Project Sites 0 1,000 2,000 Feet SOURCE: ESRI 2014 FIGURE 3-2 Project Sites and Vicinity 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-18 Path: Z:\Projects\j862801\MAPDOC\DOCUMENT\Figure3_3_FountainSquare_Site.mxd 0 100 200 Feet Fountain Square Site Boundary SOURCE: Bing Maps 2014, County of Sacramento FIGURE 3-3 Fountain Square Site 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-20 Path: Z:\Projects\j862801\MAPDOC\DOCUMENT\Figure3_4_Stock_Site.mxd Poseidon Ct 0 200 400 Feet SOURCE: BING 2014 Stock Site Boundary FIGURE 3-4 Stock Site 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR DRAFT/FINAL 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-22 Path: Z:\Projects\j862801\MAPDOC\DOCUMENT\Figure3_5_MedicalOffice_SitePlan.mxd 0 50 100 Feet SOURCE: VITAE 2013 Fountain Square Site Boundary FIGURE 3-5 Medical Office Building Site Plan 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-24 Path: Z:\Projects\j862801\MAPDOC\DOCUMENT\Figure3_6_MedicalOffice_BuildingElevations.mxd SOURCE: VITAE 2013 FIGURE 3-6 Medical Office Building Elevations 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-26 Path: Z:\Projects\j862801\MAPDOC\DOCUMENT\Figure3_7_Lot_Line_Adjustment_GP_Amendment.mxd Fountain Square Site Boundary Stock Site Boundary Lot Line Adjustment General Plan Designation General Commerical to Remain Public to General Commerical 0 200 400 Feet Medium Density Residential to Public SOURCE: Bing Maps 2014, County of Sacramento FIGURE 3-7 Lot Line Adjustment and General Plan Amendment 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 Z:\Projects\j862801\MAPDOC\DOCUMENT SOURCE: Perkins, Williams & Cotterill Architects 2014 FIGURE 3-8 Citrus Heights City Hall and Utility Yard Site Plan 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-30 Z:\Projects\j862801\MAPDOC\DOCUMENT SOURCE: Perkins, Williams & Cotterill Architects 2014 FIGURE 3-9 City Hall Building Elevations 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-32 Proposed Citrus Heights City Hall United States Post Office Path: Z:\Projects\j862801\MAPDOC\DOCUMENT\Figure3_10_Civic_Center_SPA_District_Map.mxd Citrus Heights Police Department Citrus Heights Community Center 0 100 200 Feet Civic Center SPA SOURCE: BING 2014, City of Citrus Heights FIGURE 3-10 Civic Center SPA District Map 8628 CITRUS HEIGHTS CITY HALL AND MEDICAL OFFICE BUILDING DRAFT EIR DRAFT/FINAL 3 – PROJECT DESCRIPTION INTENTIONALLY LEFT BLANK Citrus Heights City Hall and Medical Office Building Draft EIR December 2014 8628 3-34