A few weeks ago, the Rio Linda/Elverta CPAC welcomed the Brothers family to come to preview their plans for the property at Rio Linda Blvd. and M Street. I was hoping we’d get information about the old, long abandoned Archway Auto-supply eyesore but it wasn’t to be. This presentation was about the property on the southwest corner, behind the Archway Frosty (Granite’s).
The Brothers family owns three corners at the Arch; Northwest (open field with palm trees), Northeast (Archway Auto Supply), and Southwest (the open field from Rio Linda Blvd. to 2nd Street). Their intent is to build a multi-million dollar retail business center on the Southwest corner.
The project is planned for completion in 2017, but there is no timeline set in stone currently. As of now, it’s still in the planning stages, and they are working to get the entitlements (zoning) established now. An environmental impact report has not yet been completed. An EIR would take 6 months to a year to complete, but the family’s representative said the project could be shovel-ready in about one year.
Right off the bat, issues that will have to be resolved in the CEQA document (EIR) are air quality, noise, and traffic. I believe traffic would be the biggest issue here. In my opinion, obviously M Street west of the arch would have to be widened from its current 2-lane configuration. Also, the amount of traffic this project would put through the archway intersection would require a traffic signal, vs. the 4-way stop that’s in place now.
One issue that wasn’t addressed was water. The Rio Linda Elverta Community Water District currently has a development moratorium imposed by the California Department of Public health, which prevents the district from establishing any more connections until the pressure and source capacity problems within the district are resolved.
The “business park” is intended to be primarily retail, with some light industrial uses on the inner pads.
Rio Linda desperately needs to see some growth, and just as desperately we need developers to invest in our community. However, there are some issues that should be looked at a bit before this project moves forward.
First, there’s no lack of retail space in Rio Linda. Just look at the empty spaces in the Food Source center, and the MarVal Plaza, and up and down M Street. Do we really need another strip mall in Rio Linda? I think the developers are banking on the Elverta Specific Plan and its 4500 new homes to bring revenue into the area. However, the Elverta Specific Plan has been on hold since the recession began. Interestingly, they mentioned at the meeting that the EIR for the Elverta Specific Plan had just recently been completed, which is an indication that they are ready to start moving forward once again.
Also, light industrial space is certainly at no premium throughout RL, Elverta, and North Highlands. You can’t throw a stick without hitting an old chicken ranch with 10 bays. Inevitable, half of them are available for lease.
Lastly, the initial design doesn’t have anything to do with the aesthetics of the Rio Linda Visions plan. The architect said he drew inspiration for the design of the project from the design of the homes in the area. In all honesty, that makes it look like every other strip mall I’ve ever seen. It looks like all the homes with the high-pitched roofs that were built around here in the early 90’s.
The Visions plan says:
This Rio Linda Vision Plan establishes the goals and objectives of the community which have been expressed as follows:
- Maintaining and building on the rural, old town character and traditional features that make the community unique;
- Preserving the natural features and rural views of the community;
- Promoting downtown economic development that supports existing businesses and attracts new business;
- Creating a walkable pedestrian – and business-friendly environment along M Street and within the downtown commercial center;
- Supporting public gathering spaces, and civic and cultural activities;
- Promoting the identity of the community through streetscape improvements, gateway signage, and marketing; and
- Continuing to improve the bike, pedestrian, and transit facilities in the community.
The architectural design of the project does not “build on the rural, old town character”. New development in downtown Rio Linda should enhance the historic character of the community. The images below are what have been suggested for Rio Linda in the Visions plan. The new design looks cheap and dated.
Also, the design is not “walkable” or “Pedestrian Friendly”. It’s another acre of tarmac for cars.
I hope the CPAC, Planning, and the Board of Supervisors take a good long look at this project before it’s green-lighted. While Rio Linda needs a few good projects, this just isn’t one. Not yet, anyway.
