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HomeMy WebLinkAboutProject Description 20210722 Superceded 21 W. Fourth Street Eureka, CA 95501 707 443-5054 776 S. State Street, Suite 103 Ukiah, CA 95482 707 462-0222 3490 Regional Parkway, Suite A Santa Rosa, CA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 1209 Esplanade #4 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 -111 LACO Project Number 9799.02 July 22, 2021 Project Overview Tuscan Ridge Associates, LLC (Applicant) is proposing a Planned Development on the approximately 163-acre (Note: Butte 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 -111 (Site), to facilitate the construction of 165 residential units, commercial development, recreation areas, open space, and golf-related facilities (Project). The Site, which was previously occupied by the Tuscan Ridge Golf Club, 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. Skyway runs the entire length of the northwest Site boundary and 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, Major Subdivision, and Minor Use Permit for development within the Scenic Highway (SH) overlay zone. Minor Use Permits and/or Conditional Use Permits may subsequently be required for specific commercial uses. Planned Development and Major Subdivision 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. As shown on the Development Plan dated May 20, 2021, the Project proposes a Major Subdivision that includes the following uses:  165 single family residential lots, comprised of: o 19, 40,000+ square-foot lots; o 65, 9,000 – 10,000 square-foot lots; o 36, 7,000 – 8,000 square-foot lots; and o 45, 4,000 – 6,000 square-foot lots.  Commercial development spanning approximately 31.0 acres. While specific commercial development is unknown at this time, potential uses would align with the permitted and conditionally permitted uses allowed within the General Commercial (GC) and Neighborhood 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 July 22, 2021; Page 2 Commercial (NC) zoning districts, pursuant to Table 24-22-1 Permitted Land Uses in the Commercial and Mixed Use Zones of the Code. As noted above, and as required by Table 24- 22-1 of the Code, Minor Use Permits and/or Conditional Use Permits may subsequently be required for specific commercial uses. A sanitary waste disposal station is also proposed within the northeastern commercial area. Additionally, the existing club house would be utilized as a community space and for back-of-house operations. Approximately 3.1 acres of the Site would be landscaped open space and 65.6 acres would be reserved for golf-related amenities that may include, but are not limited to, uses such as a driving range and a golf course practice area, and recreational and open space areas to include bicycle and pedestrian trails. Access and Circulation The Site would be accessed from Skyway via one existing access point and two (2) proposed entrances, as shown on the Development Plan dated July 12, 2021. The northern entrances, as currently configured, would contain full intersections 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 (2) 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 Development Plan and request an additional access point at the northeast end of the Site to allow for separate access to the proposed neighborhood commercial area and provide a convenient intersection for accessing the Paradise Rod and Gun Club. Additionally, as currently proposed, access roads serving the proposed residential development would be private, with gated entrances proposed beyond the commercial areas. An emergency vehicle access road would additionally be proposed from the residential area to the northeastern commercial area, to allow for secondary access in the event of an emergency. Infrastructure The Applicant proposes to provide on-site utilities, including water, wastewater collection and treatment, and electricity, as described below. 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 PG&E and ECC Constructors during their occupation of the Site. The water system is currently permitted through the State Water Resources Control Board (SWRCB) Division of Drinking Water; however, modification of the permit will be needed to allow use of the system as a public water system to serve 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. 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 July 22, 2021; Page 3 Wastewater Wastewater will be managed via a new sanitary sewer collection system, including a new sanitary waste disposal station that will connect to the existing on-site wastewater treatment system. The existing system is currently built for up to 100,000 gallons per day (gpd), with the capability to expand up to 150,000 gpd. The wastewater treatment system is currently permitted through the Central Valley Regional Water Quality Control Board (Regional Water Board), though modifications will be needed to serve the Project. Treated wastewater would be disposed of in the existing disposal ponds and/or potential future subsurface treatment, as approved by the Regional Water Board. 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 PG&E will provide electricity to the Site via an existing on-site connection. 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 pursuant to Section 24-42 C Scenic highway overlay zone of the Code. As shown on the Development Plan, development within the SH Overlay Zone would include Site entrances, portions of the access roads, sound walls, walking trails, residential backyards, and limited portions of the commercial development. 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. 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. An existing wastewater treatment system and disposal ponds are located in the southeast portion of the Site. The Site is currently highly disturbed due to damage sustained immediately before, during and after the 2018 Camp Fire. In mid-2018, prior to the Camp Fire, the Site was used as a Pacific Gas & Electric (PG&E) vegetation management camp. The Site was subsequently burnt during the wildfire, then leveled and graveled for use as a base camp and staging area by PG&E and ECC Constructors during the wildfire response. Portions of the Site were continued to be used by PG&E as a basecamp for debris removal until March 2020. Special Studies The following special studies have been prepared for the proposed project and have been submitted to the County: 1. Archaeological Inventory Survey, prepared by Genesis Society, dated June 4, 2017; 2. Phase I Environmental Site Assessment, prepared by Wallace Kuhl & Associates, dated April 21, 2020; and 3. Geotechnical Engineering Report, prepared by Wallace Kuhl & Associates, dated May 6, 2021.