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  1. TopTop #1
    1104GT's Avatar
    1104GT
     

    CVS/Chase development proposal

    For all that are concerned with the character of downtown, I urge you to review the building that CVS Pharmacy wants to put downtown. It is essentially a suburban stucco building with no windows or doors facing the street. Sitting at one of the most important corners of our town, they need to do better ... much better. Street facing storefronts are an essential part of our downtown. Without them, entire blocks die.

    Please review the plans at https://ci.sebastopol.ca.us/page/special-projects
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  3. TopTop #2
    1104GT's Avatar
    1104GT
     

    Re: CVS Proposes Windowless Building Downtown

    Here's a follow-up to my original posting. I attended a design review meeting Wednesday and confirmed that what is being proposed is a suburban strip center with a big CVS box with a drive thru pharmacy and a separate bank building all surrounded by parking. The whole development is focused on the parking lot and turns its back on Downtown and the street. My biggest concern is that, since it meets code, it will quietly pass through the City's process and get built. We can't let that happen.

    This is one of the most visible, important and valuable pieces of property in town. Something very special and good needs to happen there. If you think the loss of redwoods on 116 is bad, that's nothing compared with how bad this will be. I am often supportive of development in town, but this project needs to be either dramatically improved or stopped. I'm not sure what the next steps will be, but I urge you all to get in touch with the City and get involved.
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  5. TopTop #3
    Paul Fritz's Avatar
    Paul Fritz
     

    Re: CVS Proposes Windowless Building Downtown

    I agree with this and would like to add this is a completely auto-centric proposal and underutilization of an important gateway site. The developers have made some revisions to the original plan in an attempt to respond to some of the comments of the design review board. But it still falls far short of what should be on this site. This is a great example of the suburban sprawl development patterns of the past 60 years that have resulted in our car-dominated landscape. It has nothing to do with good urban design. I also urge people to get involved. Is this really the type of development that represent our values as a community? Let your voice be heard at the planning commission hearing on May 24th.
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  7. TopTop #4
    scamperwillow's Avatar
    scamperwillow
     

    CVS/Chase development proposal

    If you are interested in the development process on the former Chevrolet property in the center of downtown, I urge you to read the attached letter that was submitted to the DRB and to the planning commission from a small citizen committee. AND to attend the planning commission meeting next Tuesday.

    Our political process must be informed by a collective vision of how our downtown will change with time. Some believe it should never change which, I believe, resulted in part with the rejection of the NE planning process. Many of us believe that change and development is needed, but it must be well planned and consistent with our vision of our community.

    Please consider attending the planning commission meeting at 7:00 p.m. next Tue night at the youth annex.

    If you'd like your name added to this letter, please go to this petition site that has been set up: https://www.ipetitions.com/petition/sebastopolcvs/
    Or use this letter to help form your own talking points.

    Feel free to forward this information widely to other Sebastopudlians who might be interested.



    May 18, 2011

    Sebastopol Planning Commission
    714 Johnson Street
    Sebastopol, CA 95472

    Dear Planning Commission,

    We would like to express our concern regarding the proposed CVS/Chase Bank development in
    downtown Sebastopol. The proposed location of this development rests at a prominent intersection,
    which is considered a significant gateway to our town. As a community, we must carefully consider
    the impact on the character of Sebastopol that development of this site could have. What we allow to
    be built at this important location will visibly reflect our community values and set a precedent for
    future downtown development.

    Sebastopol has recently been accepted into the CittaSlow movement. One of the core tenets of
    CittaSlow is “celebrating and promoting diversity and avoiding the ‘sameness’ that afflicts too many
    towns in the modern world.” Sebastopol also adopted a new slogan several years ago, 'Local Flavor,
    Global Vision'. The CVS/Chase Bank development is in stark contrast to the CittaSlow principles and
    the community values expressed in our city slogan. We are asking the Planning Commission to
    consider these questions: Isn’t it in our greater interest to encourage and support the development of
    local businesses over the expansion of chain stores? Does the CVS/Chase Bank development live up
    to our “Local Flavor, Global Vision,” slogan and promote a unique, sustainable downtown?

    Our concern for the development as proposed is based on several core ideas.

     Underutilized Site - The zoning code allows a developed floor area ratio of 2.0 on this site.

    The CVS/Chase proposal has a FAR of 0.18. While we do not believe the site needs to be
    built out to achieve the maximum allowed FAR, the proposed FAR is unacceptably low for a
    key downtown site. This level of density is more typical of a suburban strip shopping center,
    and not appropriate for an urban infill site. Such a low FAR wastes land in our urban core
    where we should be developing most intensely. The zoning also allows for a 3-story building
    while the proposed buildings are only single story.

     Missed Development Opportunity - If the current developer were against increasing the size

    of the proposed project to match the FAR, the project should be designed so that future
    development could boost the site utilization. For example, a portion of the site could be set
    aside and lot lines adjusted, with the intention of allowing a future project to fully utilize the
    available entitlements. The proposed site is a gateway to downtown. We should maximize the
    development potential, not minimize it. If not in the immediate time frame, then we should
    reserve the capacity for future expanded use. Ideally the project would include additional retail
    and/or another use such as office or housing (youth hostel?) on upper floors.

     Excessive Parking - The proposed development is extremely overparked, providing

    approximately 50% more parking spaces than required. If the excessive parking were a
    means to landbank a portion of the site for future development, that might address concerns
    about future site utilization. We should study other existing developments downtown (Rite Aid,
    Safeway, Whole Foods) to see the impact of parking lots on the urban landscape. For
    instances, North Main Street lacks the urban feel of the blocks between Burnett and McKinley
    Streets because of the large surface parking lots and chain store retail. The welcoming,
    pedestrian friendly Main Street between Burnett and McKinley creates a unique downtown
    atmosphere and attracts visitors; this is what we should be encouraging throughout downtown.

    While we appreciate the parking provided for Frizelle Enos along Abbot Avenue, we request
    adherence to the zoning code minimum for the site. In fact, we recommend considering less
    parking than required. In support of a pedestrian friendly downtown, we should move away
    from projects that are auto-centric. If parking is a concern, then the city could work with the
    developer to create a parking garage on this, or another downtown site. A parking garage with
    retail frontage is a very appropriate building type for an urban infill location, compared to a
    surface parking lot with a large percentage of unoccupied spaces.

     Non-Sustainable Development – A related concern has to do with the sustainability impacts

    of the CVS/Chase Bank development. According to the proposal, this development is
    projected to produce greenhouse gas emissions above the BAAQMD significance threshold.
    (These are mitigated with a purchase of CO 2 emission offsets.) The proposed model of single-
    use buildings in a sea of parking is one of the primary development models that have gotten us
    where we are in terms of sprawl development and the associated greenhouse gas emissions.

    According to the city's website, the city has development ordinances promoting mixed-use
    development and reduced parking requirements downtown. This is great and exactly what we
    should be promoting. Unfortunately, this project has neither a mix of uses nor a reduction in
    parking and is therefore expressly against stated city policies.

    It is important to recognize that CVS is currently located at Redwood Marketplace. Due to the
    proximity of this location to several residential neighborhoods, residents of the north side of
    Sebastopol can now walk or bike to a full-service pharmacy. If CVS moves downtown,
    residents will be forced to drive to the drug store, further contributing to the greenhouse gas
    emissions.

     Evidence of Need - Downtown Sebastopol is already served by a full-service pharmacy
    located in the Rite Aid, along with a second pharmacy inside the Safeway. We see no
    evidence of need for an additional pharmacy on the proposed site.

    Sebastopol is a unique community dedicated to a vibrant downtown that reflects our expressed
    values. From the page in our city’s website devoted to sustainability programs, to our honored place
    in the CittaSlow movement, we take pride in our long-term commitment to a healthy, vital downtown.
    We ask the Planning Commission to carefully consider the information we have provided, and
    thoughtfully study the significant impact that the CVS/Chase Bank development would have on our
    downtown.
    .
    Sincerely,

    SESAW Committee

    Paul Fritz
    Lars Langberg
    Cary Bush
    Holly Hansen

    SESAW is an ad hoc committee born out of the 2009 Sebastopol Economic Summit. We are a group of volunteers interested in enhancing the economic vitality of downtown and the role future development could play in maintaining a quality of life that reflects our shared community values.

    David Ferrera
    Corey Hitchcock
    Alia VanHoorn
    Tina Grob
    Eric Spillman
    Michael Jacob
    Dan Arendt
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  9. TopTop #5
    Praksys's Avatar
    Praksys
     

    Re: CVS Proposes Windowless Building Downtown WHAT WOULD BE BETTER?

    TO: PD
    Sebastopol City Council
    Planning Dept.

    OPINION that did not get published:

    From: Daniel Osmer
    Sebastopol
    April 19, 2011

    Dear Citizens of Sonoma County,
    The big four banks and the big three rating agencies make the news again. They are in bed with each other and should be called the lucky seven. Sonoma County local banks and credit unions now take a back seat to the County’s biggest four banks. Frank Pierce Doyle would churn in his urn on this one. His magnificent gesture in 1948 ensured that Exchange Bank would remain locally owned and a benefit to the local community YOUTH through the Doyle Trust. And now the biggest of all hypocrisies has Standard & Poor's rating firm 'lowering the outlook' for long term US debt. Where was the caution as they rated all the toxic waste subprime securities Triple A? These same gargantuan banks that got us into this financial mess are also making great gains from it with the assistance of the three rating agencies that get federal dollars to help the very same banks clean up. Pun intended!

    For example, if you talk to local realtors about Chase and how they deal with their mortgage holders you'll get an ear full. Does Chase secretly begin foreclosure proceedings while pretending to work on a mortgage modification? Now they want to partner with CVS to take over the old Chevy dealership in Sebastopol. The move will not be much of a tax gain for the city and it will likely uglify the prominent property at the entrance to downtown. The giant out of state CVS is also known for adding food to their mix after they have been established. I hope the other grocers in town take note and object. I find it ironic that a free wi-fi offer for Sebastopol is easily stopped in its tracks, yet I imagine that the city council will see fit to approve CVS and Chase in short order, even though I can see very little benefit to our community. Money talks and nobody walks. The drive thru pharmacy will attract vehicles and make it so that they don't even need to get out of their cars and walk around. Instead they can just idle and pollute as they conveniently pick up their prescription with no effect on traffic. Really?

    I have other ideas for the former Chevrolet dealership that could benefit the community. Where do we get the capital to create a hands-on Exploratorium North Bay and a place for our youth to learn from doing? With Make Magazine, the Blue Sky Center, Science Buzz Cafe and all the talent in this area you would think we could do better than featuring an ugly building and sending local dollars out of state.

    Daniel Osmer
    CPS Realtor
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  11. TopTop #6
    scamperwillow's Avatar
    scamperwillow
     

    Re: CVS Proposes Windowless Building Downtown WHAT WOULD BE BETTER?

    And if this bothers you, please go sign the online petition requesting close evaluation of this project: https://www.ipetitions.com/petition/sebastopolcvs/

    And attend the Planning Commission meeting on Tuesday, May 24 at 7:00 p.m.
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  13. TopTop #7
    Bryan's Avatar
    Bryan
     

    Re: CVS/Chase development proposal

    Didn't Safeway in Santa Rosa have to build a mixed-use development in order to expand over on Mendo ave?

    If CVS and Citibank are expanding in Sebastopol, seems that the city of Sebastopol can require similar changes to the site's zoning plan to require same.

    Unfortunately, I think with corporate players, the city politicians need to decide if they want to ASK for what
    they want, or if they want to TELL the corporations what is required.


    https://www.pressdemocrat.com/article/20090321/articles/903219959


    https://ci.santa-rosa.ca.us/doclib/agendas_packets_minutes/city_council/Resolutions/20000516_CC_Resolution24410.html
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  15. TopTop #8
    dominus's Avatar
    dominus
     

    Re: CVS/Chase development proposal

    Thank you for your post. I can't help but wonder what will become of the strip center where CVS currently is if they move? Everytime I go there, I can see that Lucky's won't survive for long if CVS were to relocate. It doesn't look like there would be enough traffic. Who would take CVS's location? I presume the pharmacy in Safeway would manage okay because Safeway gets enough shoppers but what would happen to Rite Aid?
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  17. TopTop #9
    danejasper's Avatar
    danejasper
     

    Re: CVS Proposes Windowless Building Downtown

    Quote Posted in reply to the post by 1104GT: View Post
    For all that are concerned with the character of downtown, I urge you to review the building that CVS Pharmacy wants to put downtown. It is essentially a suburban stucco building with no windows or doors facing the street. Sitting at one of the most important corners of our town, they need to do better ... much better. Street facing storefronts are an essential part of our downtown. Without them, entire blocks die.

    Please review the plans at https://ci.sebastopol.ca.us/page/special-projects
    I'm no fan of CVS; I miss Longs in Santa Rosa, CVS is a poor substitute.

    That said, the new site plan and accompanying letter on the website link you provided seem designed to address these concerns, and while the site plan doesn't show the elevations, the letter says that they're adding windows to the streets.

    -Dane
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  19. TopTop #10
    scamperwillow's Avatar
    scamperwillow
     

    Re: CVS/Chase development proposal

    There are only a couple more days to sign the petition before the Planning Commission meets on Tuesday - let's make it a long list!!! https://www.ipetitions.com/petition/sebastopolcvs/
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  21. TopTop #11
    Barry's Avatar
    Barry
    Founder & Moderator

    Re: CVS Proposes Windowless Building Downtown

    This project is going to be discussed at a Sebastopol Planning Commission meeting tomorrow (Tuesday 5/24) at the Sebastopol Youth Annex (Teen Center) 425 Morris Street. Meeting starts at 7pm and this is early on the agenda.


    The topic at hand is reviewing the abandonment of Barnes Ave. Here's the item from the agenda:

    Public Hearing – Alcohol Use Permit; Advisory Review of Barnes Avenue Abandonment; Certification of Mitigated Negative Declaration – (Project #2010-08) – To consider a request, submitted by William McDermott, for an Alcohol Use Permit for off-site alcohol sales at a proposed CVS Pharmacy; and in addition, to review and make a recommendation to the City Council concerning the proposed abandonment of Barnes Avenue as part of the proposed CVS-Chase project, located at 6877 Sebastopol Avenue; and certification of the Initial Study/Mitigated Negative Declaration prepared under the California Environmental Quality Act.


    Here's Barnes Ave:



    Note that the project has been revised following the DRB meeting of April 20th:





    Revised site plan is here.
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  23. TopTop #12
    Barry's Avatar
    Barry
    Founder & Moderator

    CVS proposal knocked down



    CVS proposal knocked down

    https://sonomawest.com/articles/2011...a614238649.txt
    Planning Commission votes 4-2 against project, elects new chair

    by David Abbott
    Sonoma West Editor

    Published: Wednesday, June 15, 2011 3:53 PM PDT

    SEBASTOPOL — Anyone who wants to purchase goods from CVS in Sebastopol will still have to trudge up the hill to Redwood Marketplace, at least for the foreseeable future.

    The Planning Commission voted 4-2 Tuesday night to reject the Mitigated Negative Declaration/Initial Study which would see the site of the former Pellini Chevrolet razed and rebuilt to accommodate a pharmacy with a drive-up window and a branch of Chase Bank.

    Tuesday night’s hearing went on for about three hours — after an equally long and contentious meeting on May 24 — and included the resignation of Simon Turkalj, whose term would not expire until the end of 2012 and the appointment of a new chair and vice-chair of the commission.

    According to Sebastopol Planning Director Kenyon Webster, 18 speakers mostly voiced concerns —a few were there in support of the project — ranging from negative traffic impacts to inadequate CEQA analysis.

    “There were a wide range of concerns expressed such as the project not being consistent with the downtown pedestrian portion of the General Plan,” Webster said. “Others were concerned with the survival of local businesses competing with a national chain.”

    Planning Commission chair Bob Green, whose term expires at the end of this month, has left the commission as well.

    Green, however, didn’t leave before amending the minutes from the last meeting — at which a citizen called him “an arrogant prick” — to read “arrogant prick” rather than simply “prick.”

    “It’s unfortunate really,” said Green in a subsequent interview. “People volunteer to do something and serve the community and then they have to experience that stuff.”

    Pyrotechnics aside, by the end of the evening, Commissioner Colin Doyle was elected as chair of the PC and Matt Stevens was elected vice-chair. Both commissioners’ terms expire at the end of this year.

    The decision will also set an appeals process in motion that will take months, at the least, which will indefinitely delay the appearance of the issue before city council for final approval.

    “I believe they’re going to try to appeal,” Webster said.

    The Mitigated Negative Declaration included an alcohol use permit and the City’s abandonment of Barnes Avenue, the alleyway that connects Sebastopol Avenue with Abbott Avenue, which is part of the parking lot for the Frizzelle Enos Feed Store.

    The original application for the project was submitted by Armstrong Development Properties Inc. (ADPI) on March 3, 2010 to build a 22,076 square foot project on the 2.58-acre site of the former Pellini Chevrolet.

    The proposal included a 14,576 square foot CVS pharmacy/retail store and a 7,500 square foot commercially zoned building facing Frizelle Enos.

    The project was amended to create a smaller footprint, 18,903 square feet, and the Chase Bank element with a drive-up ATM was included. The amendments also placed the drive-up elements away from the street side of the property, in response to citizens’ concerns for the appearance of the development.

    The project would also increase the setback and add landscaping to one of Sebastopol’s main intersections. The landscaping will cover about 20 percent of the property, adding a significant amount of permeable surface area to a site that is mostly buildings and pavement.

    When the car dealership closed its doors in 2008, more than a dozen employees were laid off, and an era ended in Sebastopol.

    The property is currently owned by Pete Pellini, and has been in his family since around 1910.

    The original building was built in 1920 to be a car dealership, and the property at one time housed a gas station.

    The Pellinis started the car dealership in 1932, and to the East between the property and the Laguna, was Sebastopol’s China-town, which burned to the ground in the 1930s.

    Since its closure, the Pellinis have donated to space to fundraising events, such as a recent rummage sale by the Analy High School cheer leaders.

    City Council is expected to address vacancies on the Commission at its Tuesday, June 21 meeting, which will take place at the Sebastopol Community Cultural Center’s Youth Annex building at 390 Morris Street, Sebastopol. The meeting will begin at 6 p.m.

    Go to ci.sebastopol.ca.us for more information. The final agenda for the meeting will be posted Friday, June 17.

    David Abbott can be reached at [email protected].
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  25. TopTop #13
    Keith of all trades's Avatar
    Keith of all trades
     

    Re: CVS proposal knocked down

    When I first saw the public notice sign at the Pellini site, I just sighed.

    So, do we or don't we go down the road of the chain store/strip mall? Granted, lots of chains established themselves in Sebastopol before I moved here with my family 4 years ago (e.g. Starbucks, Subway, Burger King, Taco Bell, McDonalds, RiteAid, CVS (used to be Longs), Whole Foods, Safeway, Lucky, Baskin-Robbin, GNC.. what am I missing...)

    I know that some of these establishments are locally owned franchises, so I don't wish any harm towards the local owners. (I eat at Taco Bell once in a while!--the horrors!) But, with new retail developments opening with only chains elsewhere in the county, state, country and world. I'd hope that someone with a vision could do something better with that prime piece of Sebastopol real estate than put up a drive thru pharmacy and ATM. As the self-employed proprietor of a local handyman service, I hope that someone other than CVS and Chase bank can come up with something interesting to do with the old Chevy dealership. But money talks, even in Sebastopol.

    Keith
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  27. TopTop #14
    Imagery's Avatar
    Imagery
     

    Re: CVS proposal knocked down

    So is CVS trying to build a new, more central location, so they can move their business, or are they trying to occupy a second location in Sebastopol? Same question applies to Chase.
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  28. TopTop #15
    Barry's Avatar
    Barry
    Founder & Moderator

    Re: CVS proposal knocked down

    Quote Posted in reply to the post by Imagery: View Post
    So is CVS trying to build a new, more central location, so they can move their business, or are they trying to occupy a second location in Sebastopol? Same question applies to Chase.
    I'm sure CVS is moving and I imagine Chase if moving too.

    Anybody know for what reasons the Planning Commission denied the Negative Declaration?
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  29. TopTop #16
    Barry's Avatar
    Barry
    Founder & Moderator

    Re: CVS/Chase development proposal

    Heads up, folks! The recent denial of the proposed CVS project is being appealed and will come before the council on July 5th.
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  31. TopTop #17
    dominus's Avatar
    dominus
     

    Re: CVS/Chase development proposal

    I'm not surprised that CVS is appealing as they have a real incentive in moving to the Pellini location given it's proximity to Palm Drive Hospital and the Medical offices. However, the Redwood Shopping Center currently offers a dedicated lane, traffic light and two entrances into the center for CVS shoppers. That will not be the case at the Pellini location. At the last meeting, Mr. Green stressed that it was just a matter of transporting "buying trips" across town. In theory, that might be the case. In reality, that will not be the case. If CVS were to relocate, the traffic situation will become a certifiable nightmare. Why should an entire community have to pay the price for what CVS wants???
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  33. TopTop #18
    caverly's Avatar
    caverly
     

    Re: CVS/Chase development proposal

    i wish this site could be developed/dedicated to the well-being of the commonunity { rather than some
    corporation seeking their own interests in making MORE profits }. Ideal would be an Alternative Health center
    or Arts Center { although we allready have this }. Any ideas ??!!!
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  34. TopTop #19
    scamperwillow's Avatar
    scamperwillow
     

    Re: CVS/Chase development proposal

    Quote Posted in reply to the post by caverly: View Post
    i wish this site could be developed/dedicated to the well-being of the commonunity { rather than some
    corporation seeking their own interests in making MORE profits }. Ideal would be an Alternative Health center
    or Arts Center { although we allready have this }. Any ideas ??!!!
    We have to remember that whoever develops this property must first BUY it from the Pellini family and then have the money to build something, so it has to be something that is financially feasible. This is not going to be easy in this financial climate so we should all be looking for developers and projects that can financially afford to do something that will also benefit the community. Moving CVS across town is not going to add more jobs, more tax money or anything, it is just a transfer and will cause traffic problems and competition for existing downtown locally owned businesses.
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  36. TopTop #20
    1104GT's Avatar
    1104GT
     

    Re: CVS/Chase development proposal

    As most of you know, the developer representing CVS has appealed the Planning Commission's denial of the Negative Declaration to the City Council. This issue comes to the Council next Tuesday, July 5. We need to keep pressure on our representatives to make good decisions for our community. With that in mind, I want to share some thoughts on how I think we can best engage this process:

    1. A developer is proposing a real project, so we need to specifically comment on the project being proposed. This is not the time to talk about things that we would like to see on this property. We have to deal with CVS and a bank. Nothing else is on the table.

    2. It may be better to make something good out of this proposal than to hope for something better down the road. We may stop this development, but with our current codes, an even worse development may come next.

    3. The only authority the City has comes from the Zoning Ordinance and, to a lesser degree, from the General Plan (see note 4 below). We need to frame our comments in the rights granted and limited by these two documents. If you have not read the sections on Downtown and the Downtown Core zone, I urge you to do so. The zoning section is very short. The General Plan section is longer, but easy reading. The General Plan and Zoning Ordinance can be downloaded here: https://ci.sebastopol.ca.us/page/zoning-ordinance . A marked up and highlighted copy of the General Plan can be found here: https://dl.dropbox.com/u/14352522/GeneralPlan-Noted.pdf

    4. For those not familiar with the working of cities, here's a quick primer. All property owners in the city have rights described in the City's Municipal Code which boils down to the Zoning Ordinance and the General Plan. The Zoning Ordinance is the most enforceable thing the City has. It is very specific in terms of the type of business that can operate on a property, but vague when it comes to directing the design or character of a project. The General Plan provides broad goals and objectives, speaks to character and has vague development guidelines. It is less enforceable than Zoning.

    5. We need to focus on the specific things the developer is asking the City Council to do. They are:
    A. Approve a conditional use permit to sell alcohol.
    B. Abandon or move our Barnes Street right-of-way
    C. Approve the Negative Declaration that basically states that the project conforms with Zoning and the General Plan and has not significant environmental impacts.

    I'll offer my opinion of each of these three issues.

    A. Alcohol Permit - CVS already has a permit to sell alcohol in our City and has done so without significant local issues that I am aware of. In order to argue that they are not good stewards of this responsibility one would need to present very specific information to that effect. Although there may be an argument related to the number of stores selling alcohol in the area, the City does not have a code limiting them. My feeling is that the City will be very reluctant to deny this application and doing so would likely result in a lawsuit.

    B. Barnes Avenue - The downtown of our town must be served by a grid of City owned streets, so I strongly oppose abandoning Barnes or allowing it to be built as part of a parking lot. I do support moving it to the East side of the property. Barnes needs to be a downtown City street complete with curbs, sidewalks and public street parking. I know many people do not favor development, but with large parcels up for sale and our existing zoning codes, like it or not, this area of town is going to be developed. Making sure it is done well is up to us and our City officials and having a grid of streets serving it is essential.

    C. Negative Declaration - I think the Planning Commission was correct in denying approval of the Negative Declaration, but could not cite the specifics as to why. My feeling is that the project does not comply with the parts of our General Plan specifically related to the type of development that is appropriate in a downtown, the importance of pedestrian activity at the sidewalks and how the parking is configured. I question wether some of our commissioners have read or fully understand the General Plan. I have bookmarked and highlighted a copy of General Plan that can be downloaded at this link. https://dl.dropbox.com/u/14352522/GeneralPlan-Noted.pdf

    The last point I will make is to ask that we all please keep our comments civil and polite. Remember that our commission and council members are volunteers and are trying to do what they think is best for our community within the powers granted to them by our municipal code. I know the process can be confusing and frustrating, but I'm sure we can display our passion for our town in a positive way.

    The City Council Meeting is July 5, 2011.
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  37. Gratitude expressed by 4 members:

  38. TopTop #21
    John Eder's Avatar
    John Eder
    Former Seb City Council Member

    Re: CVS/Chase development proposal

    I encourage all citizens who are interested in the proposed CVS project at the former Pellini Chevrolet site to attend the Sebastopol City Council meeting at the Youth Annex on Morris Street at 6 P.M. on Tuesday, July 5. It is important that a wide cross section of Sebastopol residents be seen and heard by the City Council regarding this matter. Here is a link to the agenda package and its supporting documentation:

    https://ci.sebastopol.ca.us/sites/default/files/events-and-meetings/cc_meeting_july_5_2011.pdf

    The first item on the agenda is a hearing of an appeal by the project developer of the Planning Commission's denial of the CEQA (
    California Environmental Quality Act) Initial Study Mitigated Negative Declaration (IS/MND) for this project. City staff is contending that the Planning Commission denied the IS/MND without a solid basis or findings, and that their decision was arbitrary. This may or may not be true, but the fact remains that the IS/MND still is a flawed document and should not be approved by the City Council. I have addressed three points that need to receive further consideration prior to its approval. I have outlined these in a letter that was sent to all members of the City Council on July 1, 2011. A copy of that letter is attached. It also contained several examples of the type of development that Sebastopol might find acceptable at that site.

    The main point is that the City of Sebastopol has profoundly weak/nonexistent design guidelines to apply to this site and this project to guide its development. Therefore, the developer is in a very strong position to advocate the design and usage which best suits them. To date, all of their proposals have been thoroughly inappropriate for our town and that location. It is critical that the aspect of aesthetics be incorporated into the Initial Study, which is allowed under CEQA, so that concretely mandated building and site design requirements can be established and applied to this proposed project.


    Finally, I believe that some points should be entered into the record regarding the alcoholic beverage license application by CVS. They are as follows:

    1.) The proposed CVS will be located directly across the street from Hopmonk Tavern. Ready nearby access to lower-cost alcoholic beverages may encourage some patrons of Hopmonk Tavern to walk directly across the street to purchase and possibly consume these beverages either on-site at the CVS store or in the immediate vicinity prior to returning to Hopmonk Tavern, as one beer at Hopmonk will cost as much as or more than a six-pack across the street at CVS.

    2.) The sale of alcoholic beverages at this location should be permanently restricted to no later than 10 P.M. CVS has left open the option of going to 24 hour operation, thereby opening up the possibility of later (until 2 P.M.) sales.

    3.) CVS should be permanently restricted at this location from the sale of single-serving alcoholic beverages- 40 oz. beers, malt liquor, single bottles of beer, fruit-flavored vodka drinks, etc. - the type of alcoholic beverages that may encourage more-immediate consumption patterns.

    4.) CVS should be required to provide an on-site security officer to enforce the ban on the on-site and immediate area consumption of alcoholic beverages and loitering during evening hours until store closing. This would assist the Sebastopol Police Department in monitoring and controlling this potential situation.

    If you, or anyone that you know, would be willing to present the above four points, it would be of great assistance, as my speaking time before the City Council will deal with other matters related to this proposed project.

    Hopefully, the City Council will be willing to listen to the voices of their constituents- you and I. See you Tuesday at 6 P.M.!






    Attached Files
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  40. TopTop #22
    Barry's Avatar
    Barry
    Founder & Moderator

    Re: CVS/Chase development proposal


    Sebastopol council removes roadblock to CVS Pharmacy


    The Pellini Chevrolet building on Highway 12 in Sebastopol.
    PD FILE, 2010
    By BOB NORBERG
    THE PRESS DEMOCRAT
    Published: Tuesday, July 5, 2011 at 3:00 a.m.
    Last Modified: Tuesday, July 5, 2011 at 10:57 p.m.

    The developer proposing a pharmacy and bank on a 2.4-acre site in one of Sebastopol's most prominent locations will not have to prepare a full environmental impact report, the City Council ruled late Tuesday.

    However, the council continued to debate late into the evening whether to require extra measures to deal with traffic and emissions impacts.

    The action granted the appeal by the developers, Armstrong Development Properties Inc. of Sacramento, from a June 14 decision by the Sebastopol Planning Commission to reject the so called negative declaration, which was a determination that the project had no significant impacts.

    “We ought to reverse that decision, there were no findings made,” to support it, said Vice Mayor Mike Kyse.

    Armstrong Development is proposing to build a 14,576-square-foot CVS Pharmacy building and a 4,327 square-foot Chase Bank branch where the vacant Pellini Chevrolet dealership sits on the eastern edge of downtown.

    Planning Director Kenyon Webster said the proposal fits the city's general plan, follows zoning guidelines and meets the requirements for a negative declaration for its impact report.

    Webster recommended the appeal be granted, saying the Planning Commission erred by not making any findings relating to why it had made its decision.

    The cost of the project is estimated at $10 million, of which $5.3 million would be for the buildings, curbs and sidewalks and putting the existing overhead utilities underground.

    During a three-hour public hearing, the proposal was praised as helping to revitalize downtown and create construction jobs in the short-term.

    “I am excited about a company that will give us a stimulus package,” said resident Linda Johnson.

    Opponents complained it was short-sighted, didn't fit in with Sebastopol's small town character and could leave a gaping hole in the Redwood Market, where CVS now has a store.

    “We are at the crossroads of character, we are at the crossroads of traffic, and this CVS doesn't fit,” said resident Doug Emery.
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  41. TopTop #23
    Barry's Avatar
    Barry
    Founder & Moderator

    Re: CVS/Chase development proposal



    Council overturns decision on CVS

    Clears way for development on Pellini property
    https://www.sonomawest.com/articles/...a839106166.txt

    by David Abbott
    Sonoma West Editor

    Published: Wednesday, July 6, 2011 1:01 PM PDT


    A marathon 4-hour-plus hearing took place in the Council chambers Tuesday night and in the end, a nearly unanimous vote cleared the way for the development of the Pellini property on the east side of town.

    The decision put a quick but favorable end to an appeal by Armstrong Development Properties Inc. of a decision to halt the project made by the Planning Commission on June 14.

    The project includes a 14,576 square foot CVS pharmacy/retail store with a drive-up window and a 4,327 square foot branch of Chase on the 2.45-acre site at the intersection of Highways 12 and 116 (Sebastopol and Petaluma avenues).

    The Planning Commission rejected the negative declaration after two contentious meetings, but did not address two other important issues, the application for an alcohol use permit and the City’s’ abandonment of Barnes Avenue as part of the project.

    The appeal was filed about one week after the negative declaration denial, putting the issue square on the shoulders of City Council.

    Planning Director Kenyon Webster said that city staff recommended a reversal of the decision because the Planning Commission “didn’t make any required findings.”

    “The Planning Commission’s rationale was not quite clear,” he said.

    Councilmember Sarah Gurney echoed Webster’s concerns and advocated for sending the matter back to the Planning Commission.

    “How did the Planning Commission come to this conclusion and not have findings?” she asked. “(It appears) they just took a vote and didn’t give us what we need.”

    But Gurney was overruled by the other councilmembers, who wanted to move forward with the decision one way or the other.

    More than 75 citizens packed into the Youth Annex and more than 20 made public comments, mostly in favor of the project.

    Jeffery Schmidt, who lives near the current CVS location at the Redwood Marketplace on the northwest side of town said it was “inconvenient to have CVS move away,” but he felt it would have a “positive economic impact” on the city.

    “Look at what we have there now: old abandoned buildings. It looks shabby,” he said. “It’s huge to have this project there … It goes further than I could have wished.”

    Marty Webb also spoke in favor of the project, and against a commissioner who “ranted against corporate America.”

    “You would have though CVS-Chase were building a napalm plant,” he said. “The Planning Commission should make decisions based on the merits of the project.”

    But there was also opposition voiced at the meeting.

    Magick Altman questioned CVS’s motives for moving.

    “Most corporate entitites do predatory practices,” she said, adding that the move would likely lead to “two blighted areas.”

    She also questioned the legitimacy of the traffic study done by the CVS corporate office.

    “Let’s see a real traffic study instead of a computer generated one,” she said.

    Maureen Shea said that she has a “front porch view” of the traffic at the intersection aa well as personal knowledge of the amount of soot dropped by idling vehicles.

    “We don’t need to be adding cars to one of our most busy intersections,” she said.

    The project was also seen as a “gift” to the community that will purportedly bring about $5 million in construction — with commensurate temporary jobs — with improvements to the abandoned property that will include Streetscape Sebastopol improvements the City won’t have to fund and improvements to street crossings.

    Responding to criticism of the project, Councilmember Patrick Slayter — who was elected last November — said that his first experience in Sebastopol politics involved the Northeast Area Plan, which was “too big,” and now it seems as if the CVS project is “too small.”

    “We seem to have a Goldilocks Conundrum,” he said. “I think this project is threading that needle.”

    In the end, the appeal was upheld 4-1, with Gurney casting the lone, dissenting vote. The negative declaration was amended to allow for an eventual extension of Abbott Avenue, and to ensure that parking on the site will be open to the public.

    The Barnes Avenue and alcohol use permit both passed unanimously.

    Barnes Avenue, the alley that connects Sebastopol Avenue to Abbott Avenue, will be moved to the east and widened to 25’ along with other improvements. The City will also retain the right to take the street back.

    CVS representatives hope to begin demolition of the existing buildings by September of this year, with a targeted “in service” date of May 2012.

    Property owner Pete Pellini declined to comment.

    David Abbott can be reached at [email protected].
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  42. TopTop #24
    scamperwillow's Avatar
    scamperwillow
     

    Re: CVS/Chase development proposal

    Where was everyone??? With all the opposition on this discussion and more than 500 signers on the petition against it, why was almost NOONE at the council meeting?? I was really amazed and disappointed to see very few opponents at the Council. All these people who care so passionately about our community, don't care quite enough to show up for an important meeting I guess. Sarah was looking desperately for ways to prevent or improve this project, but almost all the speakers were glowing with how wonderful it is.
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  44. TopTop #25
    Helen Shane's Avatar
    Helen Shane
     

    Re: CVS/Chase development proposal

    For the most part, the people who were there to oppose the appeal were the regular council watchers, and most spoke. Those who supported the appeal outnumbered the opponents, probably because they were urged to do so by one or more of the electeds. They were, for the most part, people who rarely show up but do at the occasional "crisis" point and speak they did.

    I agree with Marty; while signing a petition is good, better is to show up, speak up and physically demonstrate your support for the council members who spend their time and energy doing the city's business. Show them that the issue is important enough to bring you out to encourage them.
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  46. TopTop #26
    Seedling
    Guest

    In Our Backyard: CVS and Chase Bank Moving to Downtown Sebastopol

    I'd love to hear people's ideas on the fact that 2 national companies (one a "too big to fail" bank mired in controversy and one a corporate drug dispensary) have convinced the Sebastopol city council that it's a good idea for them to set up shop in the middle of town?

    It makes me so angry that greed and short-sighted thinking is driving city planning here.

    Does anyone know if Go Local Sonoma or Transition Town Sebastopol is fighting this?

    My info comes from this article:
    https://sebastopol.towns.pressdemocr...-cvs-pharmacy/
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  47. TopTop #27
    Barry's Avatar
    Barry
    Founder & Moderator

    Re: In Our Backyard: CVS and Chase Bank Moving to Downtown Sebastopol

    Seedling, I've merge your post below onto this thread. You might want to check out the other comments on this thread on the website.
    Anybody have anything new to add?
    Quote Posted in reply to the post by Seedling: View Post
    I'd love to hear people's ideas on the fact that 2 national companies (one a "too big to fail" bank mired in controversy and one a corporate drug dispensary) have convinced the Sebastopol city council that it's a good idea for them to set up shop in the middle of town?

    It makes me so angry that greed and short-sighted thinking is driving city planning here.

    Does anyone know if Go Local Sonoma or Transition Town Sebastopol is fighting this?

    My info comes from this article:
    https://sebastopol.towns.pressdemocr...-cvs-pharmacy/
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  49. TopTop #28
    tommy's Avatar
    tommy
     

    Re: In Our Backyard: CVS and Chase Bank Moving to Downtown Sebastopol

    I don't understand how any of our so called "leaders" could love this place, if they allow two "Big Boxes Commercial Facilities" to dominate the sacred heart of West County. These belong in Rohnert Park, or Sacramento, where the developer is from, not this place that is so special. How could they despoil the central core of this area?

    In my opinion, a better use would be a place for small consumer oriented businesses, for community facilities, non profits, open space. Why would they want to make this thorough fare, of Hwy 12 & 116, even more crowded, with more traffic?

    Follow the money. Who owns this property? How much will they get? How much will the developer get? What about those of us who live here, who will be stuck with two greedy commercial "Too Big To Fail" dinosaurs in the middle of our belly?

    Tomas

    Quote Posted in reply to the post by Seedling: View Post
    I'd love to hear people's ideas on the fact that 2 national companies (one a "too big to fail" bank mired in controversy and one a corporate drug dispensary) have convinced the Sebastopol city council that it's a good idea for them to set up shop in the middle of town?

    It makes me so angry that greed and short-sighted thinking is driving city planning here.

    Does anyone know if Go Local Sonoma or Transition Town Sebastopol is fighting this?

    My info comes from this article:
    https://sebastopol.towns.pressdemocr...-cvs-pharmacy/
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  50. Gratitude expressed by 3 members:

  51. TopTop #29
    Barrie's Avatar
    Barrie
    Supporting member

    Re: In Our Backyard: CVS and Chase Bank Moving to Downtown Sebastopol

    I live on the western edge of Santa Rosa and had shopped at the Long's on Stony Point for years, always happy with the service, etc. After CVS bought out Long's it didn't take very long for me to become unhappy with what they offer. Their store brand merchandise is very poor quality, the dental floss labeled "Waxed Mint" was neither waxed nor mint, their brand of chapstick is poorly put together, the waxy stuff comes out of the tube and gets stuck in the lid. I could go on for a long paragraph. I help a schizophrenic friend stay on his meds, when he went in to pick up his pills the pharmacist informed him that his flu shot was also ready. You don't tell a paranoid schizophrenic that their shot is ready. So I have transferred his prescriptions to RiteAid & I don't buy anything at CVS. They have all sorts of trippy little coupons and sales, etc., that are more work than they are worth to keep track of. If you want a discount for bringing in your own bag, you have to buy a token to fasten to the bag, then you have to remember to check every sales slip to see when you have earned your discount. It's easier to shop somewhere else. I recommend that Sebastopol say NO to CVS.




    Quote Posted in reply to the post by Seedling: View Post
    I'd love to hear people's ideas on the fact that 2 national companies (one a "too big to fail" bank mired in controversy and one a corporate drug dispensary) have convinced the Sebastopol city council that it's a good idea for them to set up shop in the middle of town?

    It makes me so angry that greed and short-sighted thinking is driving city planning here.

    Does anyone know if Go Local Sonoma or Transition Town Sebastopol is fighting this?

    My info comes from this article:
    https://sebastopol.towns.pressdemocr...-cvs-pharmacy/
    | Login or Register (free) to reply publicly or privately   Email

  52. TopTop #30
    John Eder's Avatar
    John Eder
    Former Seb City Council Member

    Re: CVS/Chase development proposal

    A "study session" will be conducted between the applicant for the CVS/Chase Bank project and the Sebastopol Design Review Board this coming Wednesday, July 20, at 4 pm in the conference room at City Hall.

    This meeting is voluntary for the applicant, as formal design review has not started yet. The purpose of this meeting is to discuss the site layout, the design of the buildings, the street furnishings (bike racks, benches, etc.) and the landscaping.

    This is not a forum for expressing your views about how evil these companies are, how they should just go away, how crappy their behavior or products are, how bad traffic will be, etc. That ship has sailed, and, short of a lawsuit, which is still possible, this project will very likely be built. Our City Council has, for the most part, already rolled out the red carpet for this project, and, in doing so, effectively silenced a large number of voices and views. Expressions of this type will only serve to dilute the efforts of the people who are trying to salvage as much of this situation as possible and will be a distraction. A constructive way to participate at this point is to lobby for the best possible project, using a realistic definition of "best possible". They aren't going to build a park, a community garden, or an art center. We can, however, try to influence the applicant, through the Design Review Board, to create a project that fits into our town and the surrounding area in the best manner possible, and has the smallest visual and cultural impact.

    I encourage you to attend, and to speak creatively from both your heart and your mind. Attacks and tirades will only play into the hand of the project applicant, and possibly strengthen their resolve to do things their way to the maximum extent possible.
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