Loading...
HomeMy WebLinkAboutProject Description 20210311 (SUPERCEDED) 21 W. Fourth Street Eureka, CA 95501 707 443-5054 776 S. State Street, Suite 103 Ukiah, CA 95482 707 462-0222 3490 Regional Parkway, Suite A Santa Rosa, CA 95403 707 525-1222 932 B W. Eighth Avenue Chico, CA 95926 530 801-6170 Toll Free 800 515-5054 lacoassociates.com PROJECT DESCRIPTION Tuscan Ridge Planned Development Tuscan Ridge Associates, LLC Assessor’s Parcel Numbers (APN): 040-520-104 through -107 & -111 and portions of 040-520- 108 & -110 LACO Project Number 9799.02 March 11, 2021 Project Overview Tuscan Ridge Associates, LLC (Applicant) is proposing an approximately 98-acre Planned Development on the approximately 163-acre (Note: County records indicate 172 acres; however, a recent boundary survey yielded 163 acres) property located on the southeast side of Skyway Road between Chico and Paradise, California and identified by Assessor’s Parcel Numbers (APNs) 040-520-104 through -107 and - 11 and portions of 040-520-108 and -110 (Site), to facilitate the construction of 165 residential units, commercial development, recreation areas, open space, and golf-related facilities (Project). It should be noted that the 163-acre property additionally includes the parcel identified by APN 040-520-109; however, no development is currently proposed on that parcel at this time. The Site is located approximately 3 miles west of the Town of Paradise, ½ mile east of the Bluffs subdivision, and 4 miles east of the City of Chico. The Site is surrounded primarily by large undeveloped parcels to the east, south, and west, with Skyway running the entire length of the northwest Site boundary. Paradise Rod & Gun Club is located northeast of the Site. Proposed Entitlements The following entitlements are proposed to facilitate approval of the development as currently proposed: Planned Development Rezone, Lot Line Adjustment, Major Subdivision, Minor Use Permit, and Unusual Circumstances Review. Conditional Use Permits may subsequently be required for specific commercial uses. Planned Development The Site currently has a County of Butte (County) land use designation of Planned Unit Development (PUD) and a zoning designation of Planned Development (PD). The land use and zoning designations of the Site were approved by the Board of Supervisors as part of the development of the 2010 Butte County General Plan 2030 and the 2012 Zoning Map update, respectively, at the request of the property owner. The PD zone allows for specific uses as specified in an approved PD Development Plan. The proposed Planned Development requires a PD rezoning, subject to Section 24-32 Planned development zone requirements of the Butte County Code (Code), and a Zoning Ordinance Map Amendment subject to Article VI. Division 4. Zoning Ordinance Amendments of the Code, to allow for the specific land uses and Development Plan proposed under the Project. Lot Line Adjustment The Project includes a proposal for a Lot Line Adjustment to achieve the proposed layout of the Site. A site plan depicting the proposed Lot Line Adjustment will be submitted at a later date. Major Subdivision The proposed Major Subdivision would include 165 residential lots comprised of 145 single-family units of various sizes spanning approximately 19.8 acres, 20 duplex units spanning approximately 2.8 acres, and commercial development spanning approximately 8.0 acres. Approximately 11.6 acres of the Site Tuscan Ridge Planned Development – Project Description Assessor’s Parcel Numbers 040-520-104 through 040-520-111 Tuscan Ridge Associates, LLC; LACO Project No. 9799.02 March 11, 2021 Page 2 would be developed open space, to include a golf course practice area, while approximately 39.4 acres would be designated as natural open space, to include bicycle/pedestrian trails. Two entrances to the Site would be established from Skyway and internal access roads would be constructed to serve the proposed development. Minor Use Permit The Project includes a proposal for a Minor Use Permit for development within the 350-foot Scenic Highway (SH) Overlay Zone from Skyway, as needed, pursuant to Section 24-42 C Scenic highway overlay zone of the Code. Unusual Circumstances Review Pursuant to the Agricultural Buffer Ordinance, Division 7. – Agricultural Buffers of the Zoning Code (adopted 2013, amended 2016), proposed residential structures are required to be set back 300 feet from any property line that abuts Agriculture zones. As shown on the Conceptual Site Layout, dated March 8, 2021, single family housing is proposed within the 300-foot Agricultural Buffer Setback from adjacent parcels zoned Agriculture. As such, this application includes a request for an Unusual Circumstances Review to remove the required setback, due to absence of arable soil, topography, lack of agricultural operations, and additional site constraints. Refer to the Unusual Circumstances Narrative, dated March 9, 2021, for expanded discussion. Existing Conditions The terrain of the Site is varied from gentle and flat to sloped, with elevations ranging from approximately 650 feet above mean sea level (amsl) in the west to approximately 925 feet amsl in the east. The Site is currently highly disturbed due to damage sustained during and after the 2018 Camp Fire. The Tuscan Ridge Golf Course, which was the primary use of the Site prior to the Camp Fire, was burnt during the wildfire, then subsequently leveled and graveled for use as a base camp and staging area by ECC Constructors and Pacific Gas & Electric (PG&E) during the wildfire response. There are currently three (3) existing structures on-site: a 2,440 square-foot (SF) grill building, a 1,830 SF clubhouse, and a Quonset hut; however, the Quonset hut is outside the area of the proposed development. Additionally, existing wastewater treatment ponds are located in the southeast portion of the Site. Access and Circulation The Site would be accessed from Skyway Road via two proposed entrances located on the northern and southwestern ends of the Project. The northern entrance, as currently configured, would contain a full intersection that would allow for left turns whereas the southwestern entrance would be designated as right-turn only (in and out). It should be noted that the Site currently has two allowed access points, Santa Rosa Road and Vista View, as shown on 191 Maps 58-63 of the Butte County Official Records. The Applicant proposes to revise the Vista View access point to align with the southern access point shown on the Conceptual Site Layout. Additionally, as currently proposed, access roads serving the proposed residential development would be private. Infrastructure The Applicant proposes to provide on-site utilities, including water, wastewater collection and treatment, and electricity, as described below. Tuscan Ridge Planned Development – Project Description Assessor’s Parcel Numbers 040-520-104 through 040-520-111 Tuscan Ridge Associates, LLC; LACO Project No. 9799.02 March 11, 2021 Page 3 Water Domestic water will be provided to the Project via an existing water system that includes an on-site well at a depth of 735 feet. Water produced from the well is sent to two (2) 10,000-gallon above-ground storage tanks using a 75 horse power (hp) turbine pump, and subsequently pulled from the tanks using two (2) 10 hp pumps and pressurized into a distribution system through four (4) pressure tanks. The existing well was initially installed in 1999 for the purposes of irrigating the Tuscan Ridge Golf Course and providing services to the associated bistro. The well was subsequently utilized for potable water purposes by ECC Constructors and PG&E during and following the 2018 Camp Fire. The water system is currently permitted through the State Water Resources Control Board (SWRCB) Division of Drinking Water, though modification of the permit will be needed to allow use of the system as a public water system for use by the Project. There is currently no water service provider serving the Site. The Applicant will explore options for water infrastructure management through the expansion of the service boundaries of an existing Community Services District (CSD) or through the formation of a new CSD or other entity acceptable to the County. Subsequent Butte Local Agency Formation Commission (LAFCo) action may be needed. Wastewater Wastewater will be managed via a new sanitary sewer collection system that will connect to the existing on-site wastewater treatment system. The existing system is currently built for 100,000 gallons, with expansion capabilities to 150,000 gallons. The wastewater treatment system is currently permitted through the Central Valley Regional Water Quality Control Board, though modifications will be needed for use by the Project to discharge surface water to Crouch Ravine and Nance Canyon, tributaries to Butte Creek. There is currently no wastewater treatment service provider serving the Site. The Applicant will explore options for wastewater infrastructure management through the expansion of the service boundaries of an existing CSD or through the formation of a new CSD or other entity acceptable to the County. Subsequent LAFCo action may be needed. Electricity Pacific Gas & Electric Company (PG&E) will provide electricity to the Site via an existing on-site connection. Special Studies The following special studies have been prepared for the proposed project and are included in this submittal: 1. Archaeological Inventory Survey, prepared by Genesis Society, dated June 4, 2017; and 2. Phase I Environmental Site Assessment, prepared by Wallace Kuhl & Associates, dated April 21, 2020.