The Pinole Planning Commission unanimously adopted, 5-0, a resolution on Sept. 22 forwarding development ideas and concepts for the APN 80 shopping center site (Resolution 25-08, exhibit A) that the commission described as an aspirational guide for future redevelopment of the property.

Why it matters: The APN 80 site includes the former Safeway-anchored shopping center in central Pinole that has been the subject of repeated redevelopment interest. Commissioners said they want a higher-quality redevelopment than a conventional strip mall and asked staff to retain provisions that encourage prepared-food uses, pedestrian-oriented development and incentives for locally beneficial tenant mixes.

Key points and commission direction: The commission confirmed several changes and clarifications to the draft document during the meeting, including:
- Clean-up edit: remove an awkward phrase describing an "affordable grocery option vacated by the Safeway" so the language reads simply that "development should consider the need for an affordable grocery option."
- Add a footnote explaining why prepared-food tenants (for example prepared-food retail that generates sales tax) were recommended, at the commission's request. The commission specifically asked staff to note that certain prepared-food uses can increase local sales tax revenues and pedestrian activity.
- Add a recommendation that staff evaluate a commercial-land vacancy fee by conducting a formal nexus study before drafting any fee. Commissioners discussed a fee that would be targeted to vacant commercial land but agreed a nexus study would be needed prior to implementation.

Public comment and neighbors: One resident spoke during the public-comment period about site maintenance and safety around the property. The resident said the rear ravine and dead trees behind the center need remediation and asked who is responsible for maintenance of the ravine area and utilities right-of-way. The resident also asked about coordinating exterior aesthetics so older tenants are not left behind if the site is redeveloped. The resident identified himself during public comment as Anthony and said, "there's a giant ravine back there, and it seems to, collect, debris ... not to mention the ... tall old, dead, pine trees that are an existing fire hazard there." (spoken verbatim in public comment.)

Commissioners' comments: Commissioner Bender said he hoped the outcome would be "something other than a strip mall," and commissioners repeatedly characterized the exhibit as an aspirational framework rather than a binding design code. Commissioners agreed to small editorial fixes and to preserve the document's role as guidance for any future applicant.

Outcome: Planning Commission Resolution 25-08 adopting development ideas and concepts for the APN 80 shopping center passed 5-0. Commissioner Martinez was recorded as having left the meeting prior to the vote and did not participate in the action.

What happens next: The guidance document is non-binding but will be provided to prospective developers and used by staff in early pre-application discussions and design-review guidance. The commission asked staff to check language in several places and to add a short explanatory footnote on prepared-food sales-tax effects and the proposed nexus-study requirement for any commercial vacancy fee.

"My only closing comment is that hopefully it becomes something other than a strip mall," Commissioner Bender said during closing remarks.